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Mayor Carolyn G.

Goodman (At-Large)
Mayor Pro-Tem Lois Tarkanian (Ward 1) Commissioner Sam Cherry, Chair
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 Gus Flangas
Councilwoman Michele Fiore (Ward 6)

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.

May 28, 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 April 23, 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-76248 - TENTATIVE MAP - PIONEER AND HICKAM - PUBLIC HEARING - APPLICANT: PINNACLE HOMES
- OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL - For possible action on a request for a Tentative
Map FOR A 20-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 4.30 acres at the northwest corner of
Hickam Avenue and Pioneer Way (APN 138-03-305-006), R-1 (Single Family Residential) Zone, Ward 4 (Anthony)
[PRJ-76229]. Staff recommends APPROVAL.
8. ZON-76227 - REZONING - PUBLIC HEARING - APPLICANT: ADVANCED DENTAL LABS - OWNER: WAYNE
MURRAY - For possible action on a request for a Rezoning FROM: R-4 (HIGH DENSITY RESIDENTIAL) TO: C-1
(LIMITED COMMERCIAL) on 0.16 acres at 321 South Maryland Parkway (APN 139-34-811-045), Ward 3 (Coffin)
[PRJ-76199]. Staff recommends APPROVAL.
9. SDR-76228 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-76227 - PUBLIC HEARING -
APPLICANT: ADVANCED DENTAL LABS - OWNER: WAYNE MURRAY - For possible action on a request for a
Site Development Plan Review FOR A PROPOSED TWO-STORY, 5,732 SQUARE-FOOT DENTAL
LABORATORY WITH WAIVERS TO ALLOW FIVE PARKING SPACES WHERE 32 SPACES ARE REQUIRED;
LOT WIDTH OF 50 FEET WHERE 100 FEET IS REQUIRED; LOT COVERAGE OF 66 PERCENT WHERE 50
PERCENT IS ALLOWED; A ZERO-FOOT SIDE YARD SETBACK ON THE NORTH AND A FIVE-FOOT SIDE
YARD SETBACK ON THE SOUTH WHERE 10 FEET IS REQUIRED; A FIVE-FOOT WIDE LANDSCAPE
BUFFER ALONG THE WEST PERIMETER WHERE 10 FEET IS REQUIRED AND A ZERO-FOOT WIDE
LANDSCAPE BUFFER ALONG THE SOUTH PERIMETER WHERE EIGHT FEET IS REQUIRED on 0.16 acres
at 321 South Maryland Parkway (APN 139-34-811-045), R-4 (High Density Residential) Zone [PROPOSED: C-1
(Limited Commercial)], Ward 3 (Coffin) [PRJ-76199]. Staff recommends APPROVAL.
10. VAR-76200 - VARIANCE - 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 8.00 acres at 1100 East St. Louis Avenue (APN 162-03-801-005), C-V (Civic)
Zone, Ward 3 (Coffin) [PRJ-75927]. Staff recommends APPROVAL.
11. SDR-76201 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-76200 - PUBLIC HEARING -
APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a request for a Site Development
Plan Review FOR A PROPOSED 98,107 SQUARE-FOOT PUBLIC SCHOOL, PRIMARY on 8.00 acres at 1100

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East St. Louis Avenue (APN 162-03-801-005), C-V (Civic) Zone, Ward 3 (Coffin) [PRJ-75927]. Staff recommends
APPROVAL.
12. VAR-76266 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: EDWARD GALEN STOCKTON - For
possible action on a request for a Variance TO ALLOW TWO ACCESSORY STRUCTURES (CLASS II) [PUMP
HOUSE AND BARN] TO BE LOCATED IN FRONT OF THE PRIMARY RESIDENCE WHERE SUCH IS NOT
ALLOWED on 9.25 acres at 7151 Wittig Avenue (APN 125-22-601-028), U (Undeveloped) Zone [DR (Desert Rural
Density Residential) General Plan Designation], Ward 6 (Fiore) [PRJ-76175]. Staff recommends APPROVAL.
13. SUP-76217 - SPECIAL USE PERMIT RELATED TO VAR-76266 - PUBLIC HEARING - APPLICANT/OWNER:
EDWARD GALEN STOCKTON - For possible action on a request for a Special Use Permit FOR A PROPOSED
ACCESSORY STRUCTURE (CLASS I) USE at 7151 Wittig Avenue (APN 125-22-601-028), U (Undeveloped) Zone
[DR (Desert Rural Density Residential) General Plan Designation], Ward 6 (Fiore) [PRJ-76175]. Staff recommends
APPROVAL.
14. VAR-76222 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: RRA HOLDINGS, LLC - For possible action
on a request for a Variance TO ALLOW TWO PROPOSED NINE SQUARE-FOOT WALL SIGNS WHERE ONE,
TWO SQUARE-FOOT WALL SIGN IS ALLOWED on 2.03 acres at 1876 South Buffalo Drive (APN 163-03-301-012),
R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-76168]. Staff recommends APPROVAL.
15. SUP-76219 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: T-UPR II, LLC - For possible
action on a request for a Special Use Permit FOR A PROPOSED HORSE CORRAL OR STABLE (COMMERCIAL)
USE at 222, 310, 324 and 432 South Main Street (APNs 139-34-201-003, 007 and 016; 139-34-101-009), C-M
(Commercial/Industrial) and M (Industrial) Zones, Ward 5 (Crear) [PRJ-76138]. Staff recommends APPROVAL.
16. SDR-76220 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-76219 - PUBLIC HEARING -
APPLICANT/OWNER: T-UPR II, LLC - For possible action on a request for a Site Development Plan Review FOR
A PROPOSED COMMERCIAL RECREATION/AMUSEMENT (OUTDOOR) [EVENT CENTER] WITH WAIVERS
OF THE INTERIM DOWNTOWN LAS VEGAS DEVELOPMENT STANDARDS on 5.99 aces at 222, 310, 324 and
432 South Main Street (APNs 139-34-201-003, 007 and 016; 139-34-101-009), C-M (Commercial/Industrial) and
M (Industrial) Zones, Ward 5 (Crear) [PRJ-76138]. Staff recommends APPROVAL.
17. SUP-76152 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ELKHORN HUALAPAI, LLC
- For possible action on a request for a Special Use Permit FOR A PROPOSED 2,085 SQUARE-FOOT LIQUOR
SALES [FOR OFF PREMISE CONSUMPTION] USE at 7161 North Hualapai Way (APN 126-24-517-004), PD
(Planned Development) Zone [VC (Village Commercial) Cliff's Edge Special Land Use Designation], Ward 6 (Fiore)
[PRJ-76151]. Staff recommends APPROVAL.
18. SUP-76223 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: S & S GROOMING NV, LLC - OWNER:
G&I VIII VILLAGE SQUARE, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
2,750 SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE WITH A WAIVER TO ALLOW
A ZERO-FOOT DISTANCE SEPARATION FROM A CHURCH/HOUSE OF WORSHIP WHERE 400 FEET IS
REQUIRED at 9340 West Sahara Avenue, Suite #100 (APN 163-06-816-034), C-1 (Limited Commercial) Zone,
Ward 2 (Vacant) [PRJ-76182]. Staff recommends APPROVAL.
19. SUP-76224 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TASTE OF AFRICA - OWNER: FAEC
HOLDINGS WIRRULLA, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
12,741 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT USE WITH A 1,245 SQUARE-FOOT OUTDOOR
PATIO at 450 Fremont Street, Suite #295 (APN 139-34-513-002), C-2 (General Commercial) Zone, Ward 5
(Crear) [PRJ-75602]. Staff recommends APPROVAL.
20. SUP-76233 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: JUAN PULIDO - For possible
action on a request for a Special Use Permit FOR AN EXISTING ACCESSORY STRUCTURE (CLASS I) [CASITA]
USE at 804 Lacy Lane (APN 139-32-401-002), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-76215].
Staff recommends APPROVAL.
21. SNC-76185 - STREET NAME CHANGE - PUBLIC HEARING - APPLICANT/OWNER: RICHMOND AMERICAN
HOMES OF NEVADA, INC. - For possible action on a request for a Street Name Change FROM: ALBATROSS
LINKS AVENUE TO: SKY BLUFF COURT, generally located west of Crossbridge Drive, south of Suncreek Drive,
Ward 2 (Vacant) [PRJ-76136]. Staff recommends APPROVAL.
22. VAC-76149 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: AMD UNITED HOLDINGS, LLC - For
possible action on a request for a Petition to Vacate U.S. Government Patent Easements generally located on the

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north side of Charleston Boulevard, east of Brush Street (APNs 138-36-804-002 and 003), Ward 1 (Tarkanian)
[PRJ-76126]. Staff recommends APPROVAL.
PUBLIC HEARING ITEMS
23. ABEYANCE - GPA-75931 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: JOHN
J SARAPUCHIELLO TRUST - For possible action on a request for a General Plan Amendment FROM: PCD
(PLANNED COMMUNITY DEVELOPMENT) TO: R (RURAL DENSITY RESIDENTIAL) on 1.25 acres on the west
side of El Capitan Way, approximately 340 feet north of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore)
[PRJ-75902]. Staff recommends DENIAL.
24. ABEYANCE - ZON-75932 - REZONING - RELATED TO GPA-75931 - PUBLIC HEARING - APPLICANT/OWNER:
JOHN J SARAPUCHIELLO TRUST - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED)
ZONE [PCD (PLANNED COMMUNITY DEVELOPMENT) GENERAL PLAN DESIGNATION] TO: R-D (SINGLE
FAMILY RESIDENTIAL-RESTRICTED) on 1.25 acres on the west side of El Capitan Way, approximately 340 feet
north of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-75902]. Staff recommends DENIAL.
25. ABEYANCE - GPA-75954 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: GOLD
LT RE, LLC - For possible action on a request for a General Plan Amendment FROM: DR (DESERT RURAL
DENSITY RESIDENTIAL) TO: SC (SERVICE COMMERCIAL) on 1.06 acres at 5445 North Rainbow Boulevard
(APN 125-35-101-007), Ward 4 (Anthony) [PRJ-75934]. Staff recommends APPROVAL.
26. ABEYANCE - ZON-75955 - REZONING RELATED TO GPA-75954 - PUBLIC HEARING - APPLICANT/OWNER:
GOLD LT RE, LLC - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO:
C-1 (LIMITED COMMERCIAL) on 1.06 acres at 5445 North Rainbow Boulevard (APN 125-35-101-007), Ward 4
(Anthony) [PRJ-75934]. Staff recommends APPROVAL.
27. ABEYANCE - GPA-75969 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON
- OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a General Plan Amendment
FROM: R (RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 2.11 acres on the north
side of Alexander Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony)
[PRJ-75904]. Staff recommends DENIAL.
28. ABEYANCE - ZON-75972 - REZONING RELATED TO GPA-75969 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a Rezoning FROM: R-E
(RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 2.11 acres on the north side of Alexander
Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff
recommends DENIAL.
29. ABEYANCE - VAR-75973 - VARIANCE RELATED TO GPA-75969 AND ZON-75972 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for
a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED; PRIVATE
STREETS WITHOUT A GATE TO NOT BE CONSTRUCTED TO PUBLIC STREET STANDARDS; AND A NON-
GATED MODIFIED STREET TERMINUS WHERE A CUL-DE-SAC IS REQUIRED on 2.11 acres on the north side
of Alexander Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), R-E (Residence Estates)
Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
30. ABEYANCE - VAC-75974 - VACATION RELATED TO GPA-75969, ZON-75972 AND VAR-75973 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a
request for a Petition to Vacate U.S. Government Patent Easements and portions of a public sewer easement
generally located on the north side of Alexander Road, west of Durango Drive (APN 138-05-801-027), Ward 4
(Anthony) [PRJ-75904]. Staff recommends APPROVAL.
31. ABEYANCE - TMP-75975 - TENTATIVE MAP RELATED TO GPA-75969, ZON-75972, VAR-75973 AND
VAC-75974 - ALEXANDER JULIANO EAST - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: SCOTT
FAMILY TRUST, ET AL - For possible action on a request for a Tentative Map FOR A PROPOSED EIGHT-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION on 2.11 acres on the north side of Alexander Road, approximately
960 feet west of Durango Drive (APN 138-05-801-027), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single
Family Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
32. ABEYANCE - GPA-75971 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: JOHNSON TRUST - For possible action on a request for a General Plan Amendment FROM: R (RURAL

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DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 2.09 acres on the north side of Alexander
Road, approximately 1,640 feet west of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903].
Staff recommends DENIAL.
33. ABEYANCE - ZON-75976 - REZONING RELATED TO GPA-75971 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Rezoning FROM: R-E
(RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 2.09 acres on the north side of Alexander
Road, approximately 1,640 feet west of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903].
Staff recommends DENIAL.
34. ABEYANCE - VAR-75977 - VARIANCE RELATED TO GPA-75971 AND ZON-75976 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Variance TO
ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED; PRIVATE STREETS NOT
CONSTRUCTED TO PUBLIC STREET STANDARDS AND WITHOUT AN ACCESS GATE WHERE SUCH IS
REQUIRED; AND A MODIFIED STREET TERMINUS WHERE A CUL-DE-SAC OR HAMMERHEAD IS REQUIRED
on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN
138-05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony)
[PRJ-75903]. Staff recommends DENIAL.
35. ABEYANCE - VAC-75978 - VACATION RELATED TO GPA-75971, ZON-75976, AND VAR-75977 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a
Petition to Vacate U.S. Government Patent Easements generally located on the north side of Alexander Road, west
of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends APPROVAL.
36. ABEYANCE - TMP-75979 - TENTATIVE MAP RELATED TO GPA-75971, ZON-75976, VAR-75977 AND
VAC-75978 - ALEXANDER JULIANO WEST - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
JOHNSON TRUST - For possible action on a request for a Tentative Map FOR A PROPOSED EIGHT-LOT SINGLE
FAMILY RESIDENTIAL SUBDIVISION on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet
west of Durango Drive (APN 138-05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family
Residential)], Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.
37. ZON-76236 - REZONING- PUBLIC HEARING - APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER:
STEPHANIE EVANS, ET AL - For possible action on a request for a Rezoning FROM: P-R (PROFESSIONAL
OFFICE AND PARKING) TO: C-1 (LIMITED COMMERCIAL) on 1.04 acres at 1333 Arville Street (APN
162-06-510-016), Ward 1 (Tarkanian) [PRJ-75670]. Staff recommends APPROVAL.
38. VAR-76237 - VARIANCE RELATED TO ZON-76236 - PUBLIC HEARING - APPLICANT: WHEELER ARVILLE MINI
STORAGE - OWNER: STEPHANIE EVANS, ET AL - For possible action on a request for a Variance TO ALLOW
A FOUR-FOOT SIDE YARD SETBACK ADJACENT TO THE NORTH AND SOUTH PROPERTY LINES WHERE
10 FEET IS REQUIRED on 1.04 acres at 1333 Arville Street (APN 162-06-510-016), P-R (Professional Office and
Parking) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 1 (Tarkanian) [PRJ-75670]. Staff recommends
DENIAL.
39. SUP-76310 - SPECIAL USE PERMIT RELATED TO ZON-76236 AND VAR-76237 - PUBLIC HEARING -
APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS, ET AL - For possible action
on a request for a Special Use Permit FOR A PROPOSED MINI-STORAGE FACILITY USE at 1333 Arville Street
(APN 162-06-510-016), Ward 1 (Tarkanian) [PRJ-75670]. Staff recommends DENIAL.
40. SDR-76250 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-76236, VAR-76237 AND SUP-76310 -
PUBLIC HEARING - APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS, ET
AL - For possible action on a request for a Site Development Plan Review FOR A PROPOSED THREE-STORY,
292-UNIT MINI-STORAGE FACILITY CONSISTING OF TWO BUILDINGS FOR A TOTAL OF 57,900 SQUARE
FEET WITH WAIVERS TO ALLOW A ZERO-FOOT LANDSCAPE BUFFER ADJACENT TO THE NORTH AND
SOUTH PROPERTY LINE, AND A ZERO-FOOT LANDSCAPE BUFFER ADJACENT TO PORTIONS OF THE
EAST PROPERTY LINE WHERE EIGHT FEET IS REQUIRED on 1.04 acres at 1333 Arville Street (APN
162-06-510-016), P-R (Professional Office and Parking) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 1
(Tarkanian) [PRJ-75670]. Staff recommends DENIAL.
41. VAR-76187 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BROC AND STEPHANIE GODDARD - For
possible action on a request for a Variance TO ALLOW EXISTING EIGHT-FOOT TALL WALLS IN THE FRONT
YARD WHERE FIVE FEET IS ALLOWED; AND TO ALLOW A 44-FOOT FRONT YARD SETBACK WHERE 50

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FEET IS REQUIRED AND A SIX-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED FOR TWO
PROPOSED PATIO COVER ADDITIONS TO AN EXISTING SINGLE FAMILY DWELLING on 0.83 acres at 5050
Elkhorn Road (APN 125-13-803-004), R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-76137]. Staff
recommends DENIAL.
42. VAR-76198 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: STEPHANIE PANG - For possible action
on a request for a Variance TO ALLOW A FOUR-FOOT SEPARATION FROM THE MAIN BUILDING WHERE SIX
FEET IS REQUIRED FOR AN EXISTING ACCESSORY STRUCTURE (CLASS II) [SHED] on 0.19 acres at 2109
Linda Vista Street (APN 162-06-810-031), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-76197].
Staff recommends DENIAL.
43. SUP-76234 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: LADY KYLE, LLC - For possible
action on a request for a Special Use Permit FOR A PROPOSED 6,000 SQUARE-FOOT LIQUOR
ESTABLISHMENT (TAVERN) USE on the east side of Oso Blanca Road, approximately 660 feet north of Kyle
Canyon Road (APN 126-01-601-016), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-76179]. Staff
recommends APPROVAL.
44. SDR-76235 - SITE DEVELOPMENT PLAN REVIEW RELATED SUP-76234 - PUBLIC HEARING -
APPLICANT/OWNER: LADY KYLE, LLC - For possible action on a request for a Site Development Plan Review
FOR A PROPOSED COMMERCIAL CENTER CONSISTING OF A 6,000 SQUARE-FOOT TAVERN, A 5,100
SQUARE-FOOT RETAIL BUILDING AND AN 80-FOOT TALL FREESTANDING SIGN [WIRELESS
COMMUNICATION FACILITY, STEALTH DESIGN] WITH WAIVERS TO ALLOW A FIVE-FOOT WIDE
LANDSCAPE BUFFER ADJACENT TO A PORTION OF SOUTH PROPERTY LINE WHERE EIGHT FEET IS
REQUIRED AND A 10-FOOT WIDE LANDSCAPE BUFFER ADJACENT TO THE EAST PROPERTY LINE WHERE
15 FEET IS REQUIRED on 1.66 acres on the east side of Oso Blanca Road, approximately 660 feet north of
Kyle Canyon Road (APN 126-01-601-016), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-76179]. Staff
recommends APPROVAL.
45. SUP-76163 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CANNASTARZ - OWNER: PINE
MOUNTAIN HOLDINGS, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 5,000
SQUARE-FOOT MARIJUANA DISPENSARY USE at 631 South Las Vegas Boulevard (APN 139-34-410-181), C-2
(General Commercial) Zone, Ward 3 (Coffin) [PRJ-76044]. Staff recommends APPROVAL.
46. SUP-76230 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MAIN STREET INVESTMENTS
III, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 3,720 SQUARE-FOOT
MARIJUANA DISPENSARY USE at 1319 South Main Street (APN 162-03-110-131), C-M (Commercial/Industrial)
Zone, Ward 3 (Coffin) [PRJ-76081]. Staff recommends APPROVAL.
Citizens Participation:
47. 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 6 of 800
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 1
Meeting of: May 28, 2019

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

SUBJECT:
CALL TO ORDER
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 2
Meeting of: May 28, 2019

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 3
Meeting of: May 28, 2019

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

SUBJECT:
ROLL CALL
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 4
Meeting of: May 28, 2019

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

SUBJECT:
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO
MATTERS ON THE AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE
PODIUM AND GIVE YOUR NAME FOR THE RECORD. THE AMOUNT OF DISCUSSION, AS
WELL AS THE AMOUNT OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 5
Meeting of: May 28, 2019

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF APRIL 23, 2019.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 6
Meeting of: May 28, 2019

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
FOR POSSIBLE ACTION - Any items from the Planning Commission, staff and/or the applicant
wish to be stricken or held in abeyance to a future meeting may be brought forward and acted
upon at this time.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 7
Meeting of: May 28, 2019

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
TMP-76248 - TENTATIVE MAP - PIONEER AND HICKAM - PUBLIC HEARING - APPLICANT:
PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL EXPLORATION TRUST, ET AL - For
possible action on a request for a Tentative Map FOR A 20-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 4.30 acres at the northwest corner of Hickam Avenue and Pioneer Way (APN
138-03-305-006), R-1 (Single Family Residential) Zone, Ward 4 (Anthony) [PRJ-76229]. Staff
recommends APPROVAL.

May go to City Council on: 07/03/2019


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
6. Comments from City of Las Vegas Public Works Traffic Engineering Division
7. School Development Tracking Form from Clark County School District
TMP-76248 [PRJ-76229]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD
& OIL EXPLORATION TRUST, ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL

TMP-76248 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 23

NOTICES MAILED N/A

PROTESTS 0

APPROVALS 0

SS
TMP-76248 [PRJ-76229]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

TMP-76248 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. At the time of application for a building permit, provide a technical landscape plan
to the Department of Planning indicating type, size and number of plant materials
and groundcover within proposed perimeter landscape planters.

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

4. 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.

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.

SS
TMP-76248 [PRJ-76229]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

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


Subdivision Statutes.

Public Works

7. Dedicate a 15-foot radius at both the northeast corner of Hickam Avenue and
Tioga Way and the northwest corner of Hickam Avenue and Pioneer Way on the
Final Map for this site. Additionally, grant a Public Pedestrian Access Easement to
connect the interior public street with Tioga Way.

8. Construct complete half street improvements on Tioga Way, Hickam Avenue and
Pioneer Way concurrent with the 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.

9. Common Lot “D” shall be a Public Sewer Easement with no trees or landscaping
over three-feet tall. The sewer extension to Tioga Way as shown on the approved
Tentative Map is acceptable.

10. All landscaping 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.

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

12. 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.

SS
TMP-76248 [PRJ-76229]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting review of a Tentative Map for a 20-lot single family
residential subdivision at the northwest corner of Hickam Avenue and Pioneer Way.

ISSUES

 In accordance with Title 19.02.140, the City Engineer has approved an external
intersection offset distance of 190 feet where 220 feet is normally required.
 Pursuant to Title 19.04.100, The Department of Public Works has determined that
attached sidewalks are appropriate for the adjacent public streets, following the
pattern of existing development in the area.
 Perimeter landscaping is not required for this subdivision; however, landscape
buffers of various sizes have been provided. A condition of approval has been
added for the applicant to provide a technical landscape plan to the Department of
Planning indicating type, size and number of plant materials and groundcover within
proposed perimeter landscape planters.

ANALYSIS

The site consists of 4.30 acres that abut three minor collector streets (Pioneer Way,
Hickam Avenue and Tioga Way). Half street improvements will be required in each of
these rights-of-way. Lots are zoned R-1 (Single Family Residential), which allows for a
minimum lot size of 6,500 square feet and minimum lot width of 60 feet. The tentative
map conforms to these standards. Lots range in size from 6,626 square feet to 7,666
square feet.

A single, 47-foot wide public street with access to Pioneer Way is proposed. The street
terminates in a cul-de-sac, but provides pedestrian access to Tioga Way. Five-foot
sidewalks are provided on both sides of the street. Streetlights will be provided on the
interior of the subdivision and along the abutting public streets.

A 20-foot pedestrian access easement is provided to Tioga Way, which allows the
subdivision to meet the required Connectivity Ratio. Pursuant to Title 19.04.100, the
Director of Public Works has determined that the pattern of attached sidewalks in this
area should be maintained for this development, instead of conforming to Complete
Streets standards, which require five-foot detached sidewalks and five-foot amenity

SS
TMP-76248 [PRJ-76229]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

zones with street trees every 40 feet. In addition, in accordance with Title 19.02.140,
the City Engineer has approved an external intersection offset distance of 190 feet
where 220 feet is normally required. In its opinion, traffic circulation can safely be
accommodated. Based on peak hour use, the proposed subdivision would add into the
area roughly 20 additional cars, or about one every three minutes. Hickam Avenue,
Pioneer Way or Tioga Way are believed to be under capacity in this vicinity.

Perimeter landscape buffers are not required for this subdivision, as the abutting streets
do not meet the 80-foot wide threshold for provision of landscaping in residential zoning
districts. However, a six-foot buffer is being provided along Hickam Avenue, a five-foot
buffer along Pioneer Way and four-foot buffer along Tioga Way. As these buffers are
not required, they exceed standards and are acceptable. All landscaping must be
located within common areas and maintained by a homeowners association.

The submitted north/south and east/west cross sections depict a maximum grade less
than 2% across this site. Per the Tables in Subdivision Code 19.06.050 a development
with natural slope less than 2% is allowed a maximum four-foot retaining wall. The only
retaining shown is a two-foot (maximum) retaining wall along the northern border.
Currently, there are no walls on the perimeter of the site; several fences line the north
property line.

The Clark County School District (CCSD) has commented on the impact future
development might have on the three levels of schools in the area. CCSD projects that
approximately nine additional primary and secondary school students will be generated
by the proposed development on this site. According to CCSD, Ruth Deskin
Elementary School, Justice Myron Leavitt Middle School and Centennial High School
are all over capacity for the 2018-19 school year. Ruth Deskin is 112 percent of
capacity, Leavitt is 101 percent of capacity and Centennial is 115% of program capacity.

The site is adjacent to parcels in unincorporated Clark County. The proposed project
does not meet any threshold to qualify as a Project of Regional Significance or Project
of Significant Impact per Title 19.16 or 19.18; therefore, a DINA was not required.

FINDINGS (TMP-76248)

The submitted Tentative Map is in conformance with Nevada Revised Statutes and Title
19 standards, where applicable. Public Works has approved a reduction in the
intersection offset distance and exempted the subdivision from Complete Streets
requirements. Therefore, staff recommends approval, subject to conditions.

SS
TMP-76248 [PRJ-76229]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The City Council approved a Petition to Annex (A-0023-95)
approximately 5.20 acres of land at the northeast corner of Tioga Way
03/06/96
and Hickam Avenue into the City of Las Vegas. The effective date was
03/15/96.
The City Council approved a Rezoning (Z-0024-02) from U
(Undeveloped) [DR (Desert Rural Density Residential) General Plan
designation] to R-PD2 (Residential Planned Development – 2 Units per
Acre) on 5.00 acres at the northwest corner of Pioneer Way and
06/05/02 Hickam Avenue. The Resolution of Intent expired 06/05/06.
The City Council approved a Site Development Plan Review [Z-0024-
02(1)] for a proposed 10-lot single family residential development on
5.00 acres at the northwest corner of Pioneer Way and Hickam
Avenue. The approval expired 06/05/06.
The Planning Commission approved a Tentative Map (TM-0057-02) for
a 10-lot single-family residential subdivision on 5.00 acres at the
10/10/02
northwest corner of Pioneer Way and Hickam Avenue. The approval
expired 10/10/04.
A Final Map (FMP-2462) for a 10-lot single family residential
subdivision on 5.00 acres at the northwest corner of Hickam Avenue
05/27/03 and Pioneer Way and was submitted to the City for technical review.
The map was not recorded within mandated time limits and is no longer
valid.
Code Enforcement processed a Case (129873) regarding trash
06/11/13 dumping at the northwest corner of Hickam Avenue and Pioneer Way.
The case was resolved 07/09/13.
The City Council denied a request for a General Plan Amendment
(GPA-49530) from DR (Desert Rural Density Residential) to ML
(Medium Low Density Residential) on 4.30 acres at the northwest
corner of Pioneer Way and Hickam Avenue. The Planning Commission
and staff recommended denial.
02/19/14
The City Council denied a request for a Rezoning (ZON-49531) from U
(Undeveloped) [DR (Desert Rural Density Residential) General Plan
Designation] to R-CL (Single Family Compact-Lot) on 4.30 acres at the
northwest corner of Pioneer Way and Hickam Avenue. The Planning
Commission and staff recommended denial.

SS
TMP-76248 [PRJ-76229]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

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


The City Council Withdrew without Prejudice a request for a General
Plan Amendment (GPA-62126) from DR (Desert Rural Density
Residential) to L (Low Density Residential) on 4.30 acres at the
northwest corner of Hickam Avenue and Pioneer Way. The Planning
Commission recommended denial; staff recommended approval.
11/02/16
The City Council Withdrew without Prejudice a request for a Rezoning
(ZON-62127) from U (Undeveloped) [DR (Desert Rural Density
Residential) to R-1 (Single Family Residential) on 4.30 acres at the
northwest corner of Hickam Avenue and Pioneer Way. The Planning
Commission recommended denial; staff recommended approval.
The City Council approved a request for a General Plan Amendment
(GPA-72719) from DR (Desert Rural Density Residential) to L (Low
Density Residential) on 4.30 acres at the northwest corner of Hickam
Avenue and Pioneer Way. The Planning Commission and staff
recommended approval.
05/16/18
The City Council approved a request for a Rezoning (ZON-72722) from
U (Undeveloped) [DR (Desert Rural Density Residential) General Plan
Designation] to R-1 (Single Family Residential) on 4.30 acres at the
northwest corner of Hickam Avenue and Pioneer Way. The Planning
Commission and staff recommended approval.

Related Building Permits/Business Licenses


There are no relevant business licenses or building permits related to this site.

Most Recent Change of Ownership


05/26/15 A deed was recorded for a change in ownership.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a Tentative Map application. The applicant
03/05/19
was informed that a Variance application would be necessary if the
design was not changed to meet connectivity standards.

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

SS
TMP-76248 [PRJ-76229]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Field Check
The site is undeveloped, enclosed by temporary chain link fencing.
Mounds of dirt are stockpiled in various locations. Hickam Avenue,
Pioneer Way and Tioga Way are partially unimproved, and above
04/15/19
ground utility lines are situated in the right-of-way adjacent to the site.
The site abuts the rear and side yards of two single family homes and
accessory storage along the north property line.

Details of Application Request


Site Area
Net Acres 4.30

Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Subject L (Low Density R-1 (Single Family
Undeveloped
Property Residential) Residential)
RN (Rural R-E (Rural Estates
Single Family,
North Neighborhood) – Residential) – Clark
Detached
Clark County County
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
R-PD8 (Residential
Single Family, L (Low Density
East Planned Development
Detached Residential)
– 8 Units per Acre)
RN (Rural R-E (Rural Estates
Single Family,
West Neighborhood) – Residential) – Clark
Detached
Clark County County

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District (200 Feet) Y

SS
TMP-76248 [PRJ-76229]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


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

DEVELOPMENT STANDARDS

Pursuant to 19.06.070, the following standards apply:


Standard Required/Allowed Provided Compliance
Max. Density 5.49 du/ac 4.65 du/ac Y
Min. Lot Size 6,500 SF 6,601 SF Y
Min. Lot Width 60 Feet 60 Feet Y
Min. Setbacks
 Front 20 Feet 20 Feet By permit
 Side 5 Feet 5 Feet By permit
 Corner 15 Feet 15 Feet By permit
 Rear 15 Feet 15 Feet By permit
Max. Lot Coverage 50 % Not indicated By permit

Perimeter Landscaping Standards

Landscaping and Open Space Standards


Standards Required Provided Compliance

LANDSCAPE BUFFER WIDTHS


Min. Zone Width
 North N/A 0 Feet N/A
 South N/A 6 Feet N/A
 East N/A 5 Feet N/A
 West N/A 4 Feet N/A
Pursuant to Title 19.06.040(F), perimeter landscaping for this subdivision is not required, as
the adjacent public rights-of-way are not classified as Major Collectors or higher
classification.

SS
TMP-76248 [PRJ-76229]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Pioneer Way Minor Collector Title 13 60 Y
Hickam Avenue Minor Collector Title 13 30 N
Tioga Way Minor Collector Title 13 51 N

19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Intersection – Internal 0
Cul-de-sac Terminus 1
Intersection – External Street or Stub Terminus 0
Intersection – Stub Terminus w/ Temporary Turn Around
0
Easements
Non-Vehicular Path - Unrestricted 0.5
Total 1.5 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.50

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Single
2 spaces
Family, 20 units 40
per unit
Detached
TOTAL SPACES REQUIRED 40 40 Y
Regular and Handicap Spaces Required 40 0 40 0 Y

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TMP-76248 [PRJ-76229] - TENATIVE MAP - APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL
EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
04/15/19
TMP-76248 [PRJ-76229] - TENATIVE MAP - APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL
EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
04/15/19
TMP-76248 [PRJ-76229] - TENATIVE MAP - APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL
EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
04/15/19
TMP-76248 [PRJ-76229] - TENATIVE MAP - APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL
EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
04/15/19
TMP-76248 [PRJ-76229] - TENATIVE MAP - APPLICANT: PINNACLE HOMES - OWNER: MEXICAN GOLD & OIL
EXPLORATION TRUST, ET AL
NORTHWEST CORNER OF HICKAM AVENUE AND PIONEER WAY
04/15/19
May 1, 2019

City of Las Vegas

Planning Department

333 N. Rancho Drive

Las Vegas, NV 89016

Re: NWC Pioneer & Hickam

(APN(s): 138-03-305-006)

To Whom it May Concern,

Per4mance Engineering, llc., on behalf of our client, Pinnacle Homes LLC., respectfully submits this

justification letter in support of the application for a Tentative Map (TM) on the above mentioned parcel.

The proposed site is located at the northwest corner of Pioneer Way and Hickam Avenue within the City

of Las Vegas jurisdiction. The site is currently zoned R-1. The proposed development is being submitted

as 20 lot single family residential development for consideration.

Tentative Map (TM) –

The enclosed Tentative Map is being submitted as a 20 lot single family residential community meeting

all requirements of the City of Las Vegas Development Code – Title 19. Based on conversation with City

staff and review of the MOU for fire sprinklers we believe this project will require no variances and/or

waivers for development of the site. The tentative map will consist of 20 single family lots and 4

common lots with a minimum 60-ft width and minimum lot size above 6,500 sq.ft. The interior street is

proposed as 47-ft wide Public Street with 24-inch “L” curb on each side with 5-ft sidewalk on both sides

of the street and street lights. Please refer to the enclosed tentative map for lot layout and street

configuration.

The following is a list of streets associated with this development and their characteristics.

Table 1 – Street Section Summary

Complete Street Street Section Proposed Street Lights

Street Name

Standards
w/ Development (Yes/No)

30-ft ½ street

Yes

60-ft Minor 25-ft to back of curb,5-ft

Pioneer Way
Existing East

collector
sidewalk, 6-ft landscape

side of street

buffer
30-ft ½ Street 25-ft to back
Yes

60-ft Minor

Hickam Avenue
of curb,5-ft sidewalk, 6-ft Existing South

collector

landscape buffer side of street


30-ft ½ street

Yes

60-ft Minor 25-ft to back of curb,5-ft

Tioga Way
Existing West

collector
sidewalk, 6-ft landscape

side of street

buffer
47-ft Public Street w/24-inch

Interior A 47-ft Residential Street “L” curb, 5’ sidewalk (both Yes

sides), st. lights.

PRJ-76229
05/01/19

4525 W. Hacienda Ave., Ste 1 – Las Vegas, NV 89118

PHONE (702) 569-9770 email: rayf@per4mancelv.com

Page 2 of 2

The developer, respectfully requests your approval of the enclosed application for a residential

subdivision tentative map.

If you have any questions, please contact our office at (702) 569-9770.

Thank You,

Ray Fredericksen, P.E.

President

PRJ-76229
05/01/19
4525 W. Hacienda Ave. Ste 1 – Las Vegas, NV 89118

PHONE (702) 569-9770 email: rayf@per4mancelv.com

TMP 76248
Pinnacle Homes

NWC Hickam Avenue and Pioneer Way


Proposed 20 unit single family residential development.

Traffic produced by proposed development:

RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 9.44 189


AM Peak Hour SINGLE FAMILY DETACHED [DU] 20 0.74 15
PM Peak Hour 0.99 20
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Craig Road
Average Daily Traffic (ADT) 22,385
PM Peak Hour 1791
(heaviest 60 minutes)

Tenaya Way
Average Daily Traffic (ADT) 11,883
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:

Adjacent street ADT


Capacity
Craig Road 35,490
Tenaya Way 24,700

This project will add approximately 189 trips per day on Hickam Ave., Pioneer Wy., Tioga Wy, Craig Rd. and Tenaya Wy.
Currently, Craig is at about 63 percent of capacity and Tenaya is at about 48 percent of capacity. With this project, Craig is
expected to be at about 64 percent of capacity and Tenaya to be at about 49 percent of capacity. Counts are not available
for Hickam, Pioneer or Tioga in this vicinity, but they are believed to be under capacity.

Based on Peak Hour use, this development will add into the area roughly 20 additional cars, or about one every three
minutes.

Note that this report assumes all traffic from this development uses all named streets.
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

Student Yield Elementary School Middle School High School


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*


Name Address Grade Capacity Enrollment Site Date

* CCSD Comments

Approved Disapproved
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 8
Meeting of: May 28, 2019

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ZON-76227 - REZONING - PUBLIC HEARING - APPLICANT: ADVANCED DENTAL LABS -
OWNER: WAYNE MURRAY - For possible action on a request for a Rezoning FROM: R-4 (HIGH
DENSITY RESIDENTIAL) TO: C-1 (LIMITED COMMERCIAL) on 0.16 acres at 321 South
Maryland Parkway (APN 139-34-811-045), Ward 3 (Coffin) [PRJ-76199]. Staff recommends
APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-76227 and SDR-76228 [PRJ-76199]
2. Conditions and Staff Report - ZON-76227 and SDR-76228 [PRJ-76199]
3. Supporting Documentation - ZON-76227 and SDR-76228 [PRJ-76199]
4. Photo(s) - ZON-76227 and SDR-76228 [PRJ-76199]
5. Justification Letter -ZON-76227 and SDR-76228 [PRJ-76199]
ZON-76227 and SDR-76228 [PRJ-76199]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: ADVANCED DENTAL LABS – OWNER: WAYNE
MURRAY

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
ZON-76227 Staff recommends APPROVAL.
SDR-76228 Staff recommends APPROVAL, subject to conditions: ZON-76227

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 36

NOTICES MAILED 255 - ZON-76227


255 - SDR-76228

PROTESTS 0 - ZON-76227
0 - SDR-76228

APPROVALS 0 - ZON-76227
0 - SDR-76228

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SDR-76228 CONDITIONS

Planning

1. Approval of Rezoning (ZON-76227) shall be required, if approved.

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

3. All development shall be in conformance with the site plan and landscape plan
date stamped 05/02/19 and building elevations date stamped 04/08/19, except as
amended by conditions herein.

4. Pursuant to Title 19 Downtown Las Vegas Overlay District Development


Standards, a Waiver from Title 19.12.060 is hereby approved to allow five parking
spaces where 32 spaces are required.

5. Pursuant to Title 19 Downtown Las Vegas Overlay District Development


Standards, a Waiver from Title 19.08.070 is hereby approved to allow a zero-foot
side yard setback on the north and a five-foot side yard setback on the south
where 10 feet is required.

6. Pursuant to Title 19 Downtown Las Vegas Overlay District Development


Standards, a Waiver from Title 19.08.070 is hereby approved, to allow a 50-foot
wide lot where 100 feet is required and 66 percent lot coverage where 50 percent
is allowed.

7. A Waiver of Title 19.08.070 is requested to allow a five-foot wide landscape buffer


along a portion of the west perimeter where 10 feet is required and a zero-foot
wide landscape buffer along the south perimeter where eight feet is required.

8. An Exception from Title 19.08.040 is requested to allow inadequate tree spacing


within the landscape buffer area along Maryland Parkway where trees are to be
spaced 20 feet on center within the buffer.

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

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

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

11. 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.

12. All utility or mechanical equipment shall comply with the provisions of Title 19
Downtown Las Vegas Overlay District Development Standards, unless approved
by a separate Waiver.

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


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

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

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

Public Works

16. Correct all Americans with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Maryland Parkway adjacent to this site in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer concurrent
with development of this site.

17. Contact the City Engineer’s Office at 702-229-6272 to coordinate the development
of this project with the “Flamingo – Boulder Highway Charleston Storm Drain and
Maryland Storm Drain” improvement project and any other public improvement
projects adjacent to this site. Comply with the recommendations of the City
Engineer.

18. 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.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to demolish an existing single-story, 1,300 square-foot dental


laboratory and construct a two-story, 5,732 square-foot dental laboratory on the site.

ISSUES

 The subject site currently contains a dental laboratory. The use was approved by
Special Use Permit in the 1950s but is now a legal, nonconforming use in the R-4
(High Density Residential) District.
 A Rezoning is requested from R-4 (High Density Residential) to C-1 (Limited
Commercial), which allows for a Laboratory, Medical or Dental use.
 Pursuant to Title 19 Appendix F, a Waiver of Title 19.12.060 is requested to allow
five parking spaces where 32 spaces are required. Staff supports the Waiver
request.
 Pursuant to Title 19 Appendix F, a Waiver of Title 19.08.070 is requested to allow a
zero-foot side yard setback on the north and a five-foot side yard setback on the
south where 10 feet is required. Staff supports the Waiver request.
 Pursuant to Title 19 Appendix F, a Waiver of Title 19.08.070 is requested to allow a
50-foot wide lot where 100 feet is required and 66 percent lot coverage where 50
percent is allowed. Staff supports the Waiver request.
 A Waiver of Title 19.08.070 is requested to allow a five-foot wide landscape buffer
along a portion of the west perimeter where 10 feet is required and a zero-foot wide
landscape buffer along the south perimeter where eight feet is required. Staff
supports the Waiver request. A Waiver for a zero-foot wide landscape buffer along a
portion of the north perimeter is not required if the accompanying setback waiver is
approved.
 An Exception of Title 19.08.040 is requested to allow no tree spacing within the
landscape buffer area along Maryland Parkway. Staff approves the Exception.

ANALYSIS

The existing dental laboratory has been operating as a legal, nonconforming use under
an approved Special Use Permit (U-0014-55). With the proposed demolition of the
existing building, nonconforming status would be lost, as a Laboratory, Medical or
Dental use is currently not permitted in any residential zoning district, and any new
building must conform to current Title 19 requirements. The applicant is therefore
requesting to rezone the property from R-4 (High Density Residential) to C-1 (Limited
Commercial).
SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The subject site is located adjacent to a church and school to the north and east that is
zoned R-4 (High Density Residential) and an office that is zoned C-1 (Limited
Commercial). Per Title 19, the C-1 zoning district is intended to provide most retail
shopping and personal services, and may be appropriate for mixed use developments.
This district should be located on the periphery of residential neighborhoods and should
be confined to the intersections of primary and secondary thoroughfares along major
retail corridors. All of these conditions are supported by the location of the property.
The adjacent church and school are nonresidential uses, and streets in this area are
designed for higher capacities than in residential areas. In addition, the C-1 zoning
district is compatible with the existing MXU (Mixed Use) General Plan designation in this
area, which allows for both residential and commercial zoning districts. For these
reasons, staff recommends approval of the proposed Rezoning.

The subject parcel is included in the Vision 2045 Downtown Las Vegas Master Plan
within the Founders District. The Founders District is an area that contains primarily
historic residential dwellings, many of which have converted to professional office
space. This transition is expected to continue, as traditional suburban-type residential
uses become less suited for an area containing collector streets on each block and an
expanding market evolves toward development of higher density mixed-use projects
near major transit corridors. One objective of the Founders District is the addition of
creative office space along with civic/institutional uses such as a community center.
The proposed dental laboratory development supports this objective. The project is
located along a planned transit corridor (Maryland Parkway) within the radius of a
conceptual transit hub in the Fremont East District and within walking distance of a
second transit hub at Charleston Boulevard and Maryland Parkway.

The 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.
The building is not subject to residential adjacency standards. The adjacent buildings
are nonresidential and two stories in height.

The proposed building is two stories in height with approximately half of the ground floor
occupied by an enclosed parking area. Access to and from the property would be from
a 20-foot wide alley to the east of the site. Building elevations feature stucco exteriors
with reveals for visual interest and shaded balconies. The building is largely
windowless, but faux windows are added for aesthetic purposes. No detail would be
added on the north elevation, as it will nearly abut the adjacent school building. The
elevations are appropriate and compatible with this area and help create an orderly
environment.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

Site development is subject to Title 19 requirements for the C-1 zoning district, as well
as parking standards. The site is 7,000 square feet in area and 50 feet wide, an artifact
of 100-year old subdivision practices in the Downtown area. The size and width of the
site limits the placement of the building such that it abuts the north property line,
requiring Waivers to allow a zero-foot side yard setback on the north and a five-foot side
yard setback on the south. The enclosed parking area, which occupies approximately
half of the lot coverage, can accommodate five, 90 degree parking spaces where the
office uses require 32 spaces. A Waiver is requested to allow an 84 percent deviation
from the Title 19 standard. Traffic Engineering has no objection to the location of the
proposed accessible space at the end of the drive aisle, as there would be no
customers coming to the building and thus very little onsite traffic. For this reason, staff
can also support the reduced number of spaces. The reduced setbacks and landscape
buffers allow sufficient room for parking and for practical building placement on a lot
with limited size and width, and therefore staff supports these waivers.

Waivers are also requested to allow deviations from C-1 minimum lot width and lot
coverage requirements. The C-1 zoning district standards require a minimum lot width
of 100 feet and maximum lot coverage of 50 percent. When this area was subdivided in
1905, lots were typically 25 feet in width and conveyed in appropriate numbers to
accommodate the intended use of the property. The current site is nonconforming to R-
4 standards, but must conform to C-1 standards as a result of the proposed Rezoning
request. The two lots that make up the property will be required to be combined
through a future mapping action to create one 50-foot wide lot; however, a Waiver is still
necessary to provide relief from the 100-foot lot width standard. The subject site will not
be enlarged as a result of the proposed office project. For these reasons, staff
recommends approval of the lot width waiver. The increase in lot coverage is due
primarily to the provision of parking at the ground level in an enclosed structure. As all
structures will be removed in favor of a new building, a Waiver of lot coverage is
required. Due to the small size of the parcel and the proposal’s adherence to the
objectives of the Vision 2045 Downtown Las Vegas Master Plan, the Waiver request is
warranted and staff recommends approval.

According to projections from the Traffic Engineering Section of Public Works based on
the use, this project would add approximately 21 trips per day on Maryland Parkway
and Bridger Avenue. Very little if any customer traffic is expected for the dental
laboratory use. Currently, Maryland Parkway is at about 21 percent of capacity and
Bridger Avenue is at about 15 percent of capacity. With this project, these capacities
are expected to be unchanged. Based on Peak Hour use for the proposed use, this
development would add into the area roughly three additional cars, or about one every
20 minutes. The Department of Public Works also notes that this site is adjacent to a
route that is being planned by the Regional Transportation for mass transit.
Construction coordination is not anticipated for this project, but the applicant should be
aware that the planned route exists.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Onsite perimeter landscaping provided includes three Mexican Fan Palm trees and an
array of five-gallon Bottle Brush and Bush Lantana shrubs, along with one-gallon Desert
Spoon shrubs for groundcover. All landscaping would be provided along Maryland
Parkway, where landscaping would be most visible and practical. As a sidewalk leading
to the front entrance must be provided and there is not sufficient planting space for 24-
inch box trees to adequately grow within the remaining five feet of buffer area, an
Exception must be approved to allow clustering of the palm trees such that they will not
be evenly spaced as required. As landscape materials are being provided in the
available space onsite, staff approves the Exception. Along the south side of the
building, a gated pedestrian area is provided leading to a side building entrance, making
landscaping there impractical.

Residential adjacency standards do not apply to this site. All adjacent parcels are either
zoned for commercial uses or contain nonresidential uses, and there are no single-
family residential parcels directly across a public right-of-way from the subject site.

The Las Vegas Valley Water District (LVVWD) submitted the following comments
regarding the site: “This parcel is currently served by LVVWD, but the service does not
have backflow prevention required for the proposed use per NAC 445A.67195. Civil
and plumbing plans will need to be submitted to LVVWD for domestic meter sizing, fire
flow availability and backflow retrofit prior to permit issuance.” Adequate space has
been provided for the necessary appurtenances at the rear of the property.

The Rezoning of the subject site to C-1 is appropriate within this area of the Founders
District, and the proposed office adheres to the objectives of the Vision 2045 Downtown
Las Vegas Master Plan. Staff therefore recommends approval of the requested Site
Development Plan Review, subject to conditions. If denied, a separate Site
Development Plan Review and commercial Rezoning would be required for any
proposed commercial development of the site.

FINDINGS (ZON-76227)

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 C-1 (Limited Commercial) zoning classification conforms to the


MXU (Mixed Use) General Plan designation, which allows for a variety of
residential densities as well as office and general commercial uses.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

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 C-1 (Limited Commercial) zoning classification allows for light to medium
intensity commercial and office uses, which are compatible with the adjacent
office and commercial uses. The adjacent R-4 (High Density Residential) zoning
district contains a nonresidential use (school).

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The subject site is located along a Major Collector street (Maryland Parkway) that
is appropriate for limited commercial uses. If approved, the Rezoning would allow
for the legal reestablishment of the existing use on the property.

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


adequate in size to meet the requirements of the proposed zoning district.

Maryland Parkway is designated as an 80-foot wide Major Collector on the Master


Plan of Streets and Highways Map, providing possible access. Access to the site
is also provided from a 20-foot wide alley at the rear of the property. Both are
sufficient to meet the requirements of the proposed C-1 (Limited Commercial)
zoning district.

FINDINGS (SDR-76228)

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

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed dental laboratory building is compatible in height and scale to


buildings on adjacent parcels. Multi-family residential dwellings in this area are
permitted by right to exceed the proposed height.

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

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

The proposed office development is consistent with the objectives of the Vision
2045 Downtown Master Plan, which emphasize walkable developments near
transit-oriented hubs and creative office design. Waivers of C-1 (Limited
Commercial) development standards are requested to allow for reduced onsite
parking and placement of the building on a narrow lot.

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


neighborhood traffic;

Ingress and egress is from a public alley accessed from either Lewis Avenue or
Bridger Avenue. The proposed development is expected to have minimal impact
on neighborhood traffic.

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

The proposed building materials are typical for office buildings and are similar to
other commercial buildings in the area. Landscape materials are drought-tolerant
and appropriate for aesthetic purposes.

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 elevations indicate a two-story structure that is at a compatible


scale with the buildings on adjacent properties. Details on the proposed building
faces create a pleasing environment that is harmonious with other offices and
residential dwellings in this area.

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

Site development is subject to building permit review and inspection, thereby


safeguarding the public health, safety and general welfare.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Conditions Page Seven
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The Board of City Commissioners approved a request for a Rezoning
(Z-0007-53) from R-1 (Single Family Residence), R-2 (Two Family
Residence) and R-3 (Limited Multiple) to R-4 (Apartment Residence)
03/04/53
on property generally located between 9th and 14th Streets, extending
south from Fremont Avenue to Bonneville Avenue. The Planning
Commission recommended approval.
The Board of City Commissioners approved a request for a Use Permit
(U-0014-55) to construct a one-story dental office in an R-4 (Apartment
03/30/55
Residence) Zone at 321 South Maryland Parkway. The Board of
Zoning Adjustment recommended approval by resolution.
The Board of City Commissioners denied an appeal of the
Commission’s approval of a Use Permit (U-0014-55) to construct a
06/15/55
one-story dental office at 321 South Maryland Parkway, thereby
confirming approval of the Use Permit.
Business License Enforcement opened a Case (BLE113924)
05/08/12 regarding an expired business license for an existing dental laboratory
at 321 South Maryland Parkway. The case was resolved 05/24/12.

Most Recent Change of Ownership


07/29/97 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A business license (C55-00290) was issued for a dental laboratory at
321 South Maryland Parkway. The license expired 03/01/19. The use
Pre-1991
can be reestablished at this location if a license is issued within one
year of expiration.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
04/03/19 submittal requirements relating to a proposed redevelopment of a
dental laboratory.

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

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Field Check
The site contains a narrow, single-story building, located between a
two-story office building and a two-story private school building. Most
04/15/19 of the existing landscaping appears to have been removed from the
concreted area in front of the building. Access to the site is from the
rear alley only and is controlled by a rolling gate.

Details of Application Request


Site Area
Net Acres 0.16

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Laboratory, R-4 (High Density
MXU (Mixed Use)
Property Medical or Dental Residential)
Public or Private R-4 (High Density
North MXU (Mixed Use)
School, Primary Residential)
Office, Other Than C-1 (Limited
South MXU (Mixed Use)
Listed Commercial)
Public or Private R-4 (High Density
East MXU (Mixed Use)
School, Primary Residential)
Office, Other Than P-R (Professional
Listed Office and Parking)
West MXU (Mixed Use)
Multi-Family C-1 (Limited
Residential Commercial)

Master and Neighborhood Plan Areas Compliance


Vision 2045 Downtown Las Vegas Master Plan (Founders District) Y
Special Area and Overlay Districts Compliance
DTLV-O (Downtown Las Vegas Overlay) District (Area 2) N
LW-O (Live/Work Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area (Area 1) Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification
N/A
Assessment)
Project of Regional Significance N/A

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.08 and Title 19 Appendix F, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 7,000 SF N/A
Min. Lot Width 100 Feet 50 Feet N
Min. Setbacks
 Front 10 Feet 10 Feet Y
 Side (north) 10 Feet 0 Feet N*
 Side (south) 10 Feet 5 Feet N*
 Rear 20 Feet 25 Feet Y
Max. Lot Coverage 50 % 66 % N*
Max. Building Height N/A 2 stories/29 Feet Y
Screened, Gated, w/ a Screened, Gated, w/
Trash Enclosure Y
Roof or Trellis a Roof or Trellis
Mech. Equipment Screened Parapet screened Y
*A Waiver of Title 19.08 is requested to allow deviation from these standards.

Existing Zoning Permitted Density Units Allowed


R-4 (High Density
Unlimited Unlimited
Residential)
Proposed Zoning Permitted Density Units Allowed
C-1 (Limited Commercial) N/A N/A
Existing General Plan Permitted Density Units Allowed
MXU (Mixed Use) Unlimited N/A

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 30 Linear Feet 3 Trees 0 Trees N
 South 1 Tree / 30 Linear Feet 3 Trees 0 Trees N
 East N/A N/A 0 Trees N/A
 West 1 Tree / 20 Linear Feet 2 Trees 3 Trees Y
TOTAL PERIMETER TREES 8 Trees 3 Trees N
1 Tree / 6 Uncovered
0 Trees
Parking Area Spaces, plus 1 tree at the
(parking is 0 Trees Y
Trees end of each row of
covered)
spaces

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 8 Feet 0 Feet N
 South 8 Feet 0 Feet N*
 East 0 Feet (driveway) 0 Feet Y
 West 10 Feet 5 Feet N
8’ CMU wall
Wall Height 6 to 8 Feet Adjacent to Residential along south N/A
PL
*A Waiver of Title 19.08 is requested to allow deviation from these standards.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Maryland Pkwy Major Collector Streets and 80 Y
Highways Map

Parking Requirement – Downtown*


Gross Floor Base Parking Requirement Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
1 space
per 200
SF up to
Laboratory, 2,000 SF,
Medical or 5,732 SF plus 1 32
Dental space
per 175
SF
thereafter
TOTAL SPACES REQUIRED 32 5 N*
Regular and Handicap Spaces Required 31 2 4 1 N*
Percent Deviation 84%
*Title 19.12 parking standards may be waived for projects in Area 2 of the Downtown Las
Vegas Overlay District. A Waiver is requested to allow deviation from these standards.

SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Eleven
May 28, 2019 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
One parking space per 200
SF up to 2,000 of GFA, plus
To allow 5 parking spaces
one space per 175 SF of Approval
where 32 spaces are required
remaining GFA for Medical or
Dental Laboratory use
To allow a zero-foot side yard
10-foot side yard building setback on the north and a 5-
Approval
setback foot side yard setback on the
south
50% lot coverage To allow 66% lot coverage Approval
100-foot minimum lot width To allow a 50-foot lot width Approval
10-foot landscape buffer
along public rights-of-way To allow a 5-foot wide buffer
Approval
(where building setback along the west perimeter
standards prevail)
8-foot landscape buffer along To allow a zero-foot wide buffer
Approval
interior lot lines along the south perimeter

Exceptions
Requirement Request Staff Recommendation
Trees spaced no more than
To allow 3 trees to be clustered
20 feet apart on center within Approval
within one area of the buffer
landscape buffers

SS
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ZON-76227 [PRJ-76199] - REZONING RELATED TO SDR-76228 - APPLICANT: ADVANCED DENTAL LABS -
OWNER: WAYNE MURRAY
321 SOUTH MARYLAND PARKWAY
04/15/19
ZON-76227 [PRJ-76199] - REZONING RELATED TO SDR-76228 - APPLICANT: ADVANCED DENTAL LABS -
OWNER: WAYNE MURRAY
321 SOUTH MARYLAND PARKWAY
04/15/19
City of Las Vegas

Planning Department

333 North Rancho Drive, 3rd Floor

Las Vegas, Nevada 89106

Date: 04-08-2019

Re: Rezone and Site Development Review for 321 South Maryland Parkway

To whom it may concern:

We are requesting a rezone and site development review for a new office building located at 321 South

Maryland Parkway. This property is currently zoned R-4 (high density residential) and abuts a private

school to the north and apartments to the south. The area has many commercial uses on both sides of

the street and is surrounded by an architectural studio, law offices, a dental office, the Center on

Maryland Parkway, and several professional offices. Our operations have existed for more than 20 years

at this location under a special use permit and can continue to operate as a legally non-conforming use,

however since we are reconstructing the facility we are requesting the zone change to C1 so the zoning

will be in conformance with Title 19.

Prior to submitting our application and designing the project we met with city staff to ensure we were

meeting the intent of the code. We designed all utilities to face the alley, trash enclosures were

designed to face the alley, we kept the building height uniform with the neighboring properties, and

pulled the building towards the street to meet the intent of the new downtown master plan. Currently

the required setback is 20 feet from the right of way and the city planners suggested we pull the

building closer towards Maryland Parkway. Moving the building closer to the street encourages

interactivity between pedestrians and buildings however requires a waiver of existing setbacks.

The existing building was constructed in 1955 and has hit the end of its useful life. Advanced Dental Lab

creates dentures and dental implants for dentists across the valley and does not see any patients at their

current facility. The new facility will employee the same quantity of staff but allow for more state-of-
the-art equipment in a space that is not so confined. The new building will have an employee

breakroom, large balconies, and several office spaces for its current employees. We are asking for a

waiver of the parking standards, which is fairly typical downtown, due to limited space. Most of the

businesses along this part of Maryland Parkway are under parked however there is plenty of parking

along both sides of Maryland Parkway.

If you have any questions please do not hesitate to contact me at the information below.

Thanks,

Wayne Murray

702-449-6525

PRJ-76199
04/08/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 9
Meeting of: May 28, 2019

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SDR-76228 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-76227 - PUBLIC
HEARING - APPLICANT: ADVANCED DENTAL LABS - OWNER: WAYNE MURRAY - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED TWO-
STORY, 5,732 SQUARE-FOOT DENTAL LABORATORY WITH WAIVERS TO ALLOW FIVE
PARKING SPACES WHERE 32 SPACES ARE REQUIRED; LOT WIDTH OF 50 FEET WHERE
100 FEET IS REQUIRED; LOT COVERAGE OF 66 PERCENT WHERE 50 PERCENT IS
ALLOWED; A ZERO-FOOT SIDE YARD SETBACK ON THE NORTH AND A FIVE-FOOT SIDE
YARD SETBACK ON THE SOUTH WHERE 10 FEET IS REQUIRED; A FIVE-FOOT WIDE
LANDSCAPE BUFFER ALONG THE WEST PERIMETER WHERE 10 FEET IS REQUIRED AND
A ZERO-FOOT WIDE LANDSCAPE BUFFER ALONG THE SOUTH PERIMETER WHERE
EIGHT FEET IS REQUIRED on 0.16 acres at 321 South Maryland Parkway (APN 139-34-811-
045), R-4 (High Density Residential) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 3
(Coffin) [PRJ-76199]. Staff recommends APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Comments from City of Las Vegas Public Works Traffic Engineering Division
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.
PRJ-76199
04/08/19
SDR 76228
Advanced Dental Labs

321 S Maryland Parkway


Proposed 5.524 thousand square foot replacement of an existing 1.3 thousand square foot dental laboratory.

Traffic produced by proposed development:

RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 4.96 27


AM Peak Hour GENERAL LIGHT INDUSTRIAL [1000 SF] 5.524 0.70 4
PM Peak Hour 0.63 3
(heaviest 60 minutes)

RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 4.96 6


AM Peak Hour GENERAL LIGHT INDUSTRIAL [1000 SF] 1.3 0.70 1
PM Peak Hour 0.63 1
(heaviest 60 minutes)

RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 4.96 21


AM Peak Hour GENERAL LIGHT INDUSTRIAL [1000 SF] 4.224 0.70 3
PM Peak Hour 0.63 2
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Maryland Parkway
Average Daily Traffic (ADT) 6,392
PM Peak Hour 511
(heaviest 60 minutes)

Bridger Avenue
Average Daily Traffic (ADT) 1,824
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:


Adjacent street ADT
Capacity
Maryland Parkway 30,540
Bridger Avenue 12,480

This project will add approximately 21 trips per day on Maryland Pkwy. and Bridger Ave. Currently, Maryland is at about 21
percent of capacity and Bridger is at about 15 percent of capacity. With this project, these capacities are expected to be
unchanged.

Based on Peak Hour use, this development will add into the area roughly 3 additional cars, or about one every twenty
minutes.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 10

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76200 - VARIANCE - 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 8.00 acres at 1100 East St.
Louis Avenue (APN 162-03-801-005), C-V (Civic) Zone, Ward 3 (Coffin) [PRJ-75927]. Staff
recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-76200 and SDR-76201 [PRJ-75927]
2. Conditions and Staff Report - VAR-76200 and SDR-76201 [PRJ-75927]
3. Supporting Documentation - VAR-76200 and SDR-76201 [PRJ-75927]
4. Photo(s) - VAR-76200 and SDR-76201 [PRJ-75927]
5. Justification Letter - VAR-76200 and SDR-76201 [PRJ-75927]
VAR-76200 and SDR-76201 [PRJ-75927]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-76200 Staff recommends APPROVAL, subject to conditions:
SDR-76201 Staff recommends APPROVAL, subject to conditions: VAR-76200

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 21

NOTICES MAILED 414 - VAR-76200 and SDR-76201

PROTESTS 0 - VAR-76200 and SDR-76201

APPROVALS 0 - VAR-76200 and SDR-76201

JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76200 CONDITIONS
Planning

1. Approval of and conformance to the Conditions of Approval for Site Development


Plan Review (SDR-76201) shall be required, if approved.

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

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

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

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

SDR-76201 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Variance (VAR-


76200) shall be required, if approved.

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

3. All development shall be in conformance with the site plan stamped 05/13/19,
building elevations stamped 03/27/19, and landscape plan stamped 05/14/19,
except as amended by conditions herein.

JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

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.

8. 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.

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

Public Works

10. Correct all Americans with Disabilities Act (ADA) deficiencies, if any, on the sidewalk
along St. Louis Avenue 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.

11. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.

JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Conditions Page Three
May 28, 2019 - Planning Commission Meeting

12. Submit a License Agreement for landscaping and private improvements in the St.
Louis Avenue 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).

13. The bus pick up and drop off at the eastern most driveway shall be limited to right
in, right out, and left out access only. West bound left turn movements from Saint
Louis Avenue into the eastern most driveway are not permitted.

14. 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.

15. 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.

JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request to construct 54 new classroom at John C. Fremont Middle School


comprised of five buildings and 98,107 square feet located at 1100 East St. Louis Avenue.

ISSUES

 A Variance (VAR-76200) is requested to allow the new buildings not to be set at the
front setback line where such is required, and to allow no interior lot line landscape
buffers where such is required adjacent to R-1 (Single Family Residential) District.
Staff supports the request.

ANALYSIS

This is a request to redevelop the existing John C. Fremont Middle School with five new
buildings consisting of 98,107 square feet, 54 classrooms, and various outdoor play areas
and sporting fields. According to the applicant’s justification letter, the new school will host
842 students, from Kindergarten through 8th grade, with modern facilities, flex classrooms,
and smart teaching equipment. This request is another in the ongoing program by the
school district to update the education facilities in the City.

The site plan stamped 05/13/19 shows two separate two-story classroom buildings, and
a single story multipurpose building, administration building and mechanical building. The
buildings will be in close proximity to each other and centered on the 8.00 acre lot. There
will be adequate parking along the north and a dedicated bus lane on the east. The parcel
has commercial property on the south and east, a city park on the west and residential
homes to the north. The elevations reflect aesthetically pleasing architecture, with
adequate massing, articulation, color and cohesion between the buildings, and is
appropriate for a large, public school within a residential neighborhood.

The Beverly Green/Southridge Neighborhood Plan was passed and adopted on 08/06/03.
The neighborhood plan states that “the Clark County School District has approved plans
to tear down and rebuild the Fremont Middle School within the next three years.” The plan
further states that a new Fremont Middle School “will greatly enhance the community.”
This Variance (VAR-76200) and Site Development Plan Review (SDR-76201) would be
the fruition of long anticipated education improvements in the Beverly Green/Southridge
area.

JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

A traffic analysis for the project shows a 25 percent increase in vehicle trips to the school.
This project will add approximately 493 trips per day on adjacent roads. Currently, St.
Louis Avenue is at 48 percent of capacity; Maryland Parkway is at 85 percent of capacity.
With this project, St. Louis Avenue is expected to be at 52 percent capacity and Maryland
Parkway to be at 86 percent capacity. The applicant provided a traffic circulation analysis
stamped 04/30/19 that shows buses are not allowed to turn left from St. Louis Avenue
into the bus drop lane. During student drop-off and pick-up, all buses must travel east on
St. Louis Avenue. At the end of day, buses must turn right to exit the school. This ensures
better traffic flow and less vehicle stacking on St. Louis Avenue and/or Maryland Parkway.

The applicant is requesting a Variance (VAR-76200) to allow deviations from Title


19.10.020 C-V (Civic) development standards. If approved, the Variance would allow
buildings not to be set at the front setback line where such is required, to allow no interior
lot line landscape buffers where such is required adjacent to an R-1 (Single Family
Residential) District, and to allow a 10-foot landscape buffer along the right-of-way where
15 feet is required.

Title 19.10 requires perimeter landscape buffers when a C-V (Civic) parcel is adjacent to
residentially zoned property. The applicant proposes no landscape buffers along interior
lot lines (south, east and west), and only a 10-foot landscape buffer along St. Louis
Avenue. The proposed sidewalk would widen the existing sidewalk to 10 feet. The
applicant states that a 10 foot sidewalk would add a measure of safety for kids, as they
usually congregate along streets after school.

Large public schools are unique development projects because buildings must be
oriented to provide child safety by creating long sight visibility views and appropriate
locations for pick-up/drop-off at peak hours. Some developments can achieve this level
of safety while still meeting setback and landscaping requirements, but the subject site
was developed over 70 years ago on a single, adjacent street. At this site, in order to
achieve the best child safety and traffic flow, the proposed school structures are located
in the center of the parcel. The interior lot lines are adjacent to commercial uses, so there
is reduced requirement for landscape buffering. It’s reasonable to replace five feet of
landscaping along St. Louis Avenue with five feet of sidewalk in order to enhance child
safety. Ten feet of landscaping is still being provided. Considering the unique nature of
the subject site, staff supports this Variance request.

FINDINGS (VAR-76200)

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:

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VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

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.”

Staff finds sufficient evidence of a unique or extraordinary circumstance, in that the


orientation of the school away from the street frontage allows for traditional vehicle drop-
off and pick-up on an existing parking lot, 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.

FINDINGS (SDR-76201)

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

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed 54-classroom middle school is compatible with existing, adjacent


residential land uses 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 will be consistent with the majority of all applicable city
plans. Staff supports the requested Variance for building orientation and landscape
buffering.

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


neighborhood traffic;

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VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Site access is provided by St. Louis Avenue, an 80-foot Major Collector, which is
sufficient in size to continue serving the subject school.

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

The proposed building and landscape materials are compatible with the
surrounding area and will enhance the neighborhood.

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 submitted building elevation design characteristics are not unsightly,


undesirable or obnoxious in appearance. The proposed buildings are compatible
with 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.

BACKGROUND INFORMATION

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


No related relevant city actions by Planning, Fire, Bldg, etc.

Most Recent Change of Ownership


09/04/97 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


No related building permits/business licenses.

Pre-Application Meeting
A pre-application meeting was conducted with the applicant to discuss
03/11/19 submittal requirements for a Variance and Site Development Plan Review
applications.

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VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Neighborhood Meeting
A neighborhood meeting was not required or held.

Field Check
Staff conducted a routine field check of the subject site and found no trash,
04/15/19
debris, or graffiti.

Details of Application Request


Site Area
Net Acres 8.00

Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Subject Public School,
PF (Public Facilities) C-V (Civic)
Property Primary
Single Family L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
Church/House of
Worship
C-1 (Limited
South Treatment Facility C (Commercial)
Commercial)
Massage
Establishment
PR-OS
Public Park or
West (Parks/Rec/Open C-V (Civic)
Playground
Space)
Church/House of
C-V (Civic)
Workship
SC (Service
East Vacant
Commercial C-1 (Limited
Church/House of
Commercial)
Worship

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District – 200 Feet Y

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VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails – Multi-Use Non-Equestrian Y
Beverly Green/Southridge Neighborhood Plan Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Pursuant to 19.10, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front 15 Feet 140 Feet Y
 Side (east) 15 Feet 23 Feet Y
 Side (west) 15 Feet 76 Feet Y
 Rear 15 Feet 160 Feet Y
Max. Building Height 35 Feet 32 Feet Y
Screened, Gated, w/ a Screened, gated,
Trash Enclosure Y
Roof or Trellis covered
Mech. Equipment Screened Mech. Building Y

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 20 Linear Feet 23 Trees 23 Trees Y
 South N/A 14 Trees Y
 East N/A
 West N/A
TOTAL PERIMETER TREES 23 Trees 37 Trees Y
1 Tree / 6 Uncovered
Parking Area
Spaces, plus 1 tree at end 22 Trees 22 Trees Y
Trees
of each row of spaces

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VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 15 Feet 10 Feet N*
 South N/A
 East N/A
 West N/A
*Applicant is requesting a Variance (VAR-76200) for a 10 foot setback.

Functional Actual Compliance


Street Governing
Classification of Street Width with Street
Name Document
Street(s) (Feet) Section
St Louis Planned Streets and
Major Collector 80 Y
Avenue Highways

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
Public or
Private 54 1 per 3
162
School, classrooms classrooms
Primary
TOTAL SPACES REQUIRED 162 164 Y
Regular and Handicap Spaces Required 156 6 158 6 Y

JAB
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ОAŐìฌ
ԱⓈ●ՁC●ЌḚƆ7 ì●ЌCDzŐḚAŐ╗DzЌฌ
ОՁAù7AŐDzA7ӧ╗ⓈŐỏ7 bՁAƆƆŐḶḶҜ7ӧԱՁCḚ7bỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ̶ՙⓒㅡ‫ں‬x7Ɔ7 ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

bՁAƆƆŐḶḶҜ7ӧԱՁCḚ7Cỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ̶ՙⓒ″ㄦ″7Ɔฌ
Ḷ㈠㈠Ḷ㈠●㈠ฌ CҜ7ҜAЌAḚDzŐฌ
ՁAḚОḶՁDzฌ
ì●ЌCDzŐḚAŐ╗DzЌฌ
‫ں‬ธƥֱxफฌ ОՁAù7DzỢⓈ●ОҜDzЌ╗ⓒฌ ҜDzbĠAЌ●bAՁ7ӧԱՁCḚ7Dzỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠ ‫ں‬ⓒ̶xx7Ɔฌ
bĠAЌ●Ձ●Ќìฌ bAЌḶО●DzƆ7ִ7AՁՁฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
DzЌbDzฌ ƆⓈŐAbDzฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ
╗Ḷ╗AՁ7ḚŐḶƆƆ7ƆỢⓈAŐDz7ḶḶ╗AḚDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ɱฎⓒ‫ں‬xՙ7Ɔฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7Ա7 bҜ7ҜAЌAḚDzŐฌ
ЌDz╗7ⓈƆAԱՁDz7ƆỢⓈAŐDz7ḶḶ╗AḚDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ɱธⓒxธㅡ7Ɔฌ
‫ں‬″ƥֱxफฌ ‫ں‬7Ɔ╗ḶŐù77ֱ77‫ں‬″ⓒ″ฎx7Ɔฌ
bĠAЌ●Ձ●Ќìฌ ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
ƆDzŐЋ●bDz7ùAŐCฌ
DzЌbDz7Û゜ฌ

ԱⓈ●ՁC●ЌḚ7Aฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

ԱⓈƆ7CŐḶОḶฌ
Û●ЌCƆbŐDzDzЌฌ ԱⓈ●ՁC●ЌḚ7ƆDz╗ԱAbìƆฌ

‫ں‬7Ɔ╗ḶŐù77ֱ77ㅡⓒɱ″x7Ɔฌ

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ
ⓈՁՁ7ĠDz●ḚĠ╗ฌ bḶCDz7bḶҜОՁ●AЌbDzฌ

ҜDzbĠAЌ●bAՁฌ bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7bฌ
AĠDzŐA7ŐDzЋ●DzÛฌ
 ●ŐDz7ՁAЌDz ฌ

ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒㅡ‫ں‬x7Ɔฌ ЌḶŐ╗Ġ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠‫ں‬ㅡㅡƥ7ֱ7ՙफ7
ԱⓈ●ՁC●ЌḚ7Dzฌ
ƆŐ゜ƆŐŐฌ
‫ں‬7Ɔ╗ḶŐù7ֱ7‫ں‬ⓒ̶xx7Ɔฌ ƆḶⓈ╗Ġ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠ ‫ں‬ㄦฎƥ7ֱ7ɱफฌ

̶xƥゥ‫ں‬ㄦƥฌ AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
●ŐŐ●ḚA╗●ḶЌฌ DzAƆ╗7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ㅡՙƥ7ֱ7‫ں‬xफฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
DzЌbՁḶƆⓈŐDzฌ
ÛDzƆ╗7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7xƥ7ֱ7xफ İḶԱ7●C゜ҜО●Cฌ
●ŐDzฌ DzṲ╗DzŐ●ḶŐ7ÛAՁìÛAùฌ ՁAЌCƆbAОDzฌ

7Ձ●ЌDzฌ
ӧҜDzbĠAЌ●bAՁ
ՁAЌDzฌ A╗7ƆDzbḶЌC7ՁḶḶŐฌ AŐDzA7 ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
ԱⓈ●ՁC●ЌḚ7Dzỏฌ
DzṲ●Ɔ╗●ЌḚฌ ՁDzЋDzՁฌ
ԱAìDzŐ7ОAŐì7 bҜⓈ7ÛAՁՁ7 ՁAЌCƆbAОDzฌ DzՁDzЋA╗ḶŐฌ
AŐDzAฌ
İŐฌ

ОŐḶОDzŐ╗ùฌ
Ћ●b●Ќ●╗ù7ҜAОฌ
ƆbƆฌ
ƆbƆֱ‫ں‬ฎxธฌ

xㄦ゜xɱ゜ธx‫ں‬ɱฌ

b ĠAŐՁDzƆ╗ḶЌ ЌḶ╗7ḶŐฌ
DzṲ●Ɔ╗●ЌḚฌ DzЌbՁḶƆDzC7ÛAՁìÛAù7A╗ฌ ԱՁЋCฌ
ḚA╗Dzฌ ƆDzbḶЌC7ՁḶḶŐ7ՁDzЋDzՁฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ
bՁЋ7DzЌ╗●╗ՁDzҜDzЌ╗ฌ

ՁAЌCƆbAОDzฌ
AŐDzA ฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

bḶҜҜDzŐbDz7Ɔ╗㈠ฌ

bֱЋ7ΎḶЌDz7 bֱ‫ں‬7ΎḶЌDzฌ
Ḷ AìDzùฌ
bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7Cฌ

ӧธỏ7ธㅡṲ″xฌ
ԱՁЋC㈠ฌ
╗Dz╗ĠDzŐԱAՁՁฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒ″ㄦ″7Ɔฌ

ӧㅡỏ7bՁAƆƆŐḶḶҜƆฌ
╗ùО●bAՁ7Ḷ7ӧฎỏฌ

Ⓢ╗ⓈŐDz7ОḶŐ╗AԱՁDzƆฌ

Ɔ ╗㈠7ՁḶⓈ●Ɔ
DzṲ●Ɔ╗●ЌḚฌ AЋDz㈠ฌ
bҜⓈ7ÛAՁՁฌ
Dz

Ɔ7Ћ
ЋC ḚAƆ

ՁA
″╗Ġ7Ɔ╗㈠ฌ

Ɔ AĠAŐA
ԱՁ

AЋDz㈠ฌ
″ƥ7ֱ7xफ7Ġ●ḚĠฌ ƆbĠḶḶՁฌ
bĠA●ЌՁ●Ќìฌ ḚAŐCDzЌ7 Ա●ìDz7ŐAbìฌ ОŐḶİDzb╗7Ɔ●╗Dzฌ
Ḷ㈠㈠Ḷ㈠●㈠7ОŐ●ҜAŐù7AЌCฌ Ќฌ
DzЌbDzฌ ●Ќ╗DzŐҜDzC●A╗Dz7bḶҜԱ●ЌDzCฌ DzЌbՁḶƆⓈŐDzฌ
फฌ

●ŐDz7ՁAЌDzฌ

╗ùО㈠ฌ
ОՁAù7Ɔ╗ŐⓈb╗ⓈŐDzⓒ7bAЌḶО●DzƆฌ

ธㅡƥ7ֱ7xफฌ
ֱ7x
ธƥ7
ҜAŐùՁAЌC
ОìÛù㈠ฌ

ִ7AՁՁ7Ɔ╗ŐⓈb╗ⓈŐDzฌ
Оฌ

Ő7ㄦ

ЌḶ╗7╗Ḷ7ƆbAՁDzฌ
╗ù

DzṲ●Ɔ╗●ЌḚฌ
ḚA╗Dzฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

Ḷ㈠㈠Ḷ㈠●㈠7ƆĠACDzฌ
̶ธƥ7ḚA╗Dzฌ
ùО ฌ

Ɔ╗ŐⓈb╗ⓈŐDzⓒฌ

Ő7ธฎƥ7ֱ7xफฌ

‫ں‬xՙƥ7ֱ7″फ7 ㄦƥ7ֱ7xफฌ ╗ùО●bAՁฌ

ㄦƥ7ֱ7xफ7 ㄦƥ7ֱ7xफ7 ㄦƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफ7 ●ŐDz7ՁAЌDzฌ

ㄦƥ7ֱ7xफฌ
ḶЋDzŐĠDzACฌ
ОḶÛDzŐ7Ձ●ЌDzƆֱ
ЋḶՁՁDzùԱAՁՁฌ ЋḶՁՁDzùԱAՁՁฌ ЋḶՁՁDzùԱAՁՁฌ ╗ùО㈠ฌ
bḶⓈŐ╗ฌ bḶⓈŐ╗ฌ bḶⓈŐ╗ฌ
″ƥ7ֱ7xफ7Ġ●ḚĠฌ
ԱAƆìDz╗ԱAՁՁ7bḶⓈŐ╗7ӧㅡỏฌ bĠA●ЌՁ●Ќì7DzЌbDzฌ

DzṲ●Ɔ╗●ЌḚฌ
DzCḚDz7Ḷฌ
╗DzЌЌ●Ɔฌ
bḶⓈŐ╗ฌ
7ƆbĠḶḶՁฌ

‫ں‬ՙƥ7ֱ7‫ں‬फฌ

╗DzЌЌ●Ɔ7bḶⓈŐ╗7ӧธỏ7 ″ƥ7ֱ7xफ7Ġ●ḚĠ7bĠA●ЌՁ●Ќì7DzЌbDzฌ
ฎƥ7ֱ7xफฌ

ՁAЌCƆbAОDz7AŐDzA ฌ
7ìֱฎฌ

ОŐḶОDzŐ╗ù 7Ձ●ЌDzฌ

‫ں‬ฌ
AƆՙ㈠x‫ں‬ฌ
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7ผ֭こਙ่‫ש‬7ìฎ7ֱ7Ɔħ‫﹝֭ש‬㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
bֱ‫ں‬7ΎḶЌDzฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

bḶЌ╗ŐḶՁ7AŐbĠ●╗Dzb╗ⓈŐAՁ7Ɔ●╗Dz7ОՁAЌฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

Ќฌ ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗

bḶЌ╗ŐḶՁ7AŐbĠ●╗Dzb╗ⓈŐAՁ7Ɔ●╗Dz7ОՁAЌ7 xㄦ゜‫ں゜̶ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ

‫ں‬7 ƆbAՁDz̬77‫ں‬फ7ए7̶xƥֱxफ7
ㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

‫ں‬ㄦƥ7ֱ7xफ7 ″xƥ7ֱ7xफฌ ‫ں‬ธxƥ7ֱ7xफฌ


こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

x7 ̶xƥ7ֱ7xफ7
DzŴ⎯‫ שש‬ÛŴผこ7Ɔऑผħ่‫ف‬
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

AƆ‫ں‬㈠xxฌ
A
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

ㄦ゜ɱ゜ธx‫ں‬ɱ7̶̶̬ธ̬‫ں‬ɱ7ОҜฌ
ОŐḶİDzb╗7●ЌḶŐҜA╗●ḶЌ7 ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

İⓈŐ●ƆC●b╗●ḶЌ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆฌ

‫ں‬ฌ AОЌ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7‫ں‬″ธֱx̶ֱฎx‫ֱں‬xxㄦฌ
AƆՙ㈠x‫ں‬ฌ ‫ں‬″ธֱx̶ֱฎx‫ֱں‬xx″ฌ

ACCŐDzƆƆ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7‫ںں‬xx7Dz㈠7Ɔ╗㈠7ՁḶⓈ●Ɔ7AЋDz㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں‬xㅡฌ

Ɔ●╗Dz7AbŐDzAḚDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ฎ㈠̶ՙ7AbŐDzƆฌ

Őֱ‫ں‬7ΎḶЌDzฌ
ԱⓈ●ՁC●ЌḚ7ⓈƆDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7ОⓈԱՁ●b7ḶŐ7ОŐ●ЋA╗Dz
ƆbĠḶḶՁⓒ7ОŐ●ҜAŐùฌ

bⓈŐŐDzЌ╗7ΎḶЌ●ЌḚ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 bЋฌ

ҜAṲ7ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7̶ฎƥ7ֱ7xफฌ
ӧbՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚƆ7bⓒ7Cⓒ7ỏฌ

DzṲ●Ɔ╗7Ɔ●CDzÛAՁìฌ DzṲ●Ɔ╗●ЌḚ7CŐ●ЋDzฌ
Dz㈠7Ɔ╗㈠7ՁḶⓈ●Ɔ7AЋDzЌⓈDzฌ
ḶОDzЌ●ЌḚฌ
ACC●╗●ḶЌAՁ7ㄦƥ7ֱ7xफ7Ɔ●CDzÛÛAՁìฌ ОAŐì●ЌḚ7bḶⓈЌ╗Ɔฌ

‫ں‬xƥ7ֱ7xफฌ
ОŐḶОDzŐ╗ù 7Ձ●ЌDzฌ
ՁAЌCƆbAОDz7AŐDzA7 ОAŐì●ЌḚ7ƆОAbDzƆ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7‫ں‬ㅡx7ƆОAbDzƆฌ

CŐḶОֱḶ7ƆОAbDzƆ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ‫ں‬ฎ7ƆОAbDzƆฌ

‫ں‬ฎƥ7ֱ7xफฌ
″ ″ ″ ″ ″ ″7 ‫ں‬xฌ Ġ゜b7ƆОAbDzƆ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠ฌ ″7ƆОAbDzƆฌ
●ƆՁAЌC7ՁAùḶⓈ╗7╗Ḷ7ԱDzฌ
bḶḶŐC●ЌA╗DzC7Û●╗Ġฌ
ОAŐì7bḶЌƆ╗ŐⓈb╗●ḶЌฌ ╗Ḷ╗AՁ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7‫ں‬″ㅡ7ƆОAbDzƆฌ
″ฌ

ธㄦƥ7ֱ7xफฌ
ОŐḶİDzb╗7╗DzAҜฌ ՁAЌCƆbAОDz7C●AҜḶЌCฌ AƆОĠAՁ╗7ОAŐì●ЌḚ7AŐDzAฌ
ɱƥ7ֱ7xफฌ


●ŐDz7ՁAЌDzฌ
ӧ╗ùО●bAՁỏฌ
╗ùО㈠ฌ
″ ″ ″ ″ ″ ″ ㄦฌ ″7 ╗Ḷ╗AՁ7ԱⓈƆ7CŐḶОֱḶ7ƆОAbDzƆ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ՙ7ƆОAbDzƆฌ


●ŐDz7ՁAЌDzฌ
‫ں‬ฎƥ7ֱ7xफฌ
ḶЋDzŐĠDzACฌ ОAŐì●ЌḚ7ŐDzỢⓈ●ŐDzCฌ
″ฌ ОḶÛDzŐ7Ձ●ЌDzƆֱ
̶7

‫ں‬ฎƥ7ֱ7xफฌ
″ ″ ″ ″ ″ ″ฌ ╗ùО㈠ฌ

ㄦㅡ7bՁAƆƆŐḶḶҜƆ77ゥ77̶7777ए7777‫ں‬″ธ7ƆОAbDzƆฌ

●ŐDz7ՁAЌDz7
●ŐDz7ՁAЌDzฌ
DzṲ●Ɔ╗●ЌḚ7ƆbĠḶḶՁ7ĠAƆ7ㄦฎ7ƆОAbDzƆฌ

̶ㅡƥ7ֱ7xफฌ
О●bì7ⓈО7゜7CŐḶО7Ḷ

7ӧ‫ں‬ฎỏฌ
ԱⓈ●ՁC●ЌḚ7AŐDzAƆฌ
╗ŐAƆĠฌ
DzЌbՁḶƆⓈŐDzฌ
ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ7ӧԱՁCḚ7Aỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ㅡⓒɱ″x7Ɔฌ
ŐA●ƆDzC7ОՁAЌ╗DzŐฌ
ҜⓈՁ╗●ОⓈŐОḶƆDz7ӧԱՁCḚ7Աỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠‫ں‬″ⓒ″ฎx7Ɔฌ

ՁAḚОḶՁDzฌ

bՁAƆƆŐḶḶҜ7ӧԱՁCḚ7bỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ̶ՙⓒㅡ‫ں‬x7Ɔ7 ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ


ì●ЌCDzŐḚAŐ╗DzЌฌ CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

DzṲ●Ɔ╗●ЌḚฌ Ḷ㈠
㈠Ḷ㈠●7ƆĠACDzฌ ОՁAù7AŐDzA7ӧ╗ⓈŐ
ỏฌ bՁAƆƆŐḶḶҜ7ӧԱՁCḚ7Cỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ̶ՙⓒ″ㄦ″7Ɔฌ
ОAŐìฌ Ҝฌ Ɔ╗ŐⓈb╗ⓈŐDzฌ CҜ7ҜAЌAḚDzŐฌ
ԱⓈ●ՁC●ЌḚƆฌ ธฌ
ธxƥ7ḚA╗Dz7 ì●ЌCDzŐḚAŐ╗DzЌฌ ҜDzbĠAЌ●bAՁ7ӧԱՁCḚ7Dzỏ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠ ‫ں‬ⓒ̶xx7Ɔฌ
ОՁAù7DzỢⓈ●ОҜDzЌ╗ฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ
╗Ḷ╗AՁ7ḚŐḶƆƆ7ƆỢⓈAŐDz7ḶḶ╗AḚDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ɱฎⓒ‫ں‬xՙ7Ɔฌ
ธ ธฌ bҜ7ҜAЌAḚDzŐฌ
ЌDz╗7ⓈƆAԱՁDz7ƆỢⓈAŐDz7ḶḶ╗AḚDz7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ɱธⓒxธㅡ7Ɔฌ
ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7Աฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
ธㅡƥ7ֱ7xफฌ
‫ں‬7Ɔ╗ḶŐù77ֱ77‫ں‬″ⓒ″ฎx7Ɔ7 Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ
╗ùО㈠ฌ ԱⓈ●ՁC●ЌḚ7ƆDz╗ԱAbìƆฌ
ƆDzŐЋ●bDz7ùAŐCฌ

ԱⓈ●ՁC●ЌḚ7Aฌ
bḶCDz7bḶҜОՁ●AЌbDzฌ
ԱⓈƆ7CŐḶОḶ

‫ں‬7Ɔ╗ḶŐù77ֱ77ㅡⓒɱ″x7Ɔฌ

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ
AĠDzŐA7ŐDzЋ●DzÛฌ
ЌḶŐ╗Ġ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠‫ں‬ㅡㅡƥ7ֱ7ՙफ7
ҜDzbĠAЌ●bAՁฌ bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7bฌ
ƆŐ゜ƆŐŐฌ

●ŐDz7ՁAЌDzฌ

ԱⓈ●ՁC●ЌḚ7Dzฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒㅡ‫ں‬x7Ɔฌ ƆḶⓈ╗Ġ7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠ ‫ں‬ㄦฎƥ7ֱ7ɱफฌ
‫ں‬7Ɔ╗ḶŐù7ֱ7‫ں‬ⓒ̶xx7Ɔฌ AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ

●ŐDzฌ
DzAƆ╗7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7 ㅡՙƥ7ֱ7‫ں‬xफฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
ՁAЌDzฌ
̶xƥゥ‫ں‬ㄦƥฌ
●ŐŐ●ḚA╗●ḶЌฌ ÛDzƆ╗7㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠㈠7xƥ7ֱ7xफ İḶԱ7●C゜ҜО●Cฌ
DzЌbՁḶƆⓈŐDzฌ ӧҜDzbĠAЌ●bAՁ
ԱⓈ●ՁC●ЌḚ7Dzỏฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
ՁAЌCƆbAОDzฌ

7Ձ●ЌDzฌ
DzṲ●Ɔ╗●ЌḚฌ DzՁDzЋA╗ḶŐฌ AŐDzAฌ
bҜⓈ7ÛAՁՁฌ
İŐฌ

ԱAìDzŐ7ОAŐì7 ″7Ṳ7″7╗ŐDzDzฌ
Ћ●b●Ќ●╗ù7ҜAОฌ
ƆbƆฌ

ÛDzՁՁƆฌ

ОŐḶОDzŐ╗ùฌ
ƆbƆֱ‫ں‬ฎxธฌ

xㄦ゜xɱ゜ธx‫ں‬ɱฌ

DzṲ╗DzŐ●ḶŐฌ b ĠAŐՁDzƆ╗ḶЌ ЌḶ╗7ḶŐฌ


DzṲ●Ɔ╗●ЌḚฌ ÛAՁìÛAù7A╗ฌ DzЌbՁḶƆDzCฌ
ḚA╗Dz7 ƆDzbḶЌC7
ՁḶḶŐฌ ՁAЌCƆbAОDzฌ ÛAՁìÛAù7A╗ฌ ԱՁЋCฌ
ՁDzЋDzՁฌ AŐDzAฌ ƆDzbḶЌC7
ՁḶḶŐฌ
bḶЌƆ╗ŐⓈb╗●ḶЌฌ
bՁЋ7DzЌ╗●╗ՁDzҜDzЌ╗ฌ

ՁDzЋDzՁฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

bḶҜҜDzŐbDz7Ɔ╗㈠ฌ

bֱЋ7ΎḶЌDz7 bֱ‫ں‬7ΎḶЌDzฌ Ḷ AìDzùฌ

ӧธỏ7ธㅡṲ″xฌ
ԱՁЋC㈠ฌ

ӧㅡỏ7bՁAƆƆŐḶḶҜƆฌ
bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7Cฌ


Ⓢ╗ⓈŐDz7ОḶŐ╗AԱՁDzƆฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒ″ㄦ″7Ɔฌ

Ɔ ╗㈠7ՁḶⓈ●Ɔ
AЋDz㈠ฌ
DzṲ●Ɔ╗●ЌḚฌ
Dz

bҜⓈ7ÛAՁՁฌ
Ɔ7Ћ
ЋC ḚAƆ

ՁA
″╗Ġ7Ɔ╗㈠ฌ

Ɔ AĠAŐA
ԱՁ

AЋDz㈠ฌ

″ƥ7ֱ7xफ7Ġ●ḚĠฌ ƆbĠḶḶՁ7ḚAŐCDzЌ7 ОŐḶİDzb╗7Ɔ●╗Dzฌ


bĠA●ЌՁ●Ќìฌ Ќฌ

DzЌbDzฌ Ա●ìDz7ŐAbìฌ
ОŐ●ҜAŐù7ִฌ ╗Dz╗ĠDzŐԱAՁՁฌ
ҜAŐùՁAЌC
ОìÛù㈠ฌ

Ḷ㈠
㈠Ḷ㈠●㈠7ƆĠACDzฌ DzЌbՁḶƆⓈŐDzฌ
●Ќ╗DzŐҜDzC●A╗Dzฌ ╗ùО●bAՁ7Ḷ
7ӧฎỏฌ
●ŐDz7ՁAЌDzฌ

╗ùО㈠ฌ
Ɔ╗ŐⓈb╗ⓈŐDzฌ ЌḶ╗7╗Ḷ7ƆbAՁDzฌ

ธㅡƥ7ֱ7xफฌ
bḶҜԱ●ЌDzC7ОՁAùฌ
Оฌ

╗ùО●bAՁฌ
Ɔ╗ŐⓈb╗ⓈŐDzฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

╗ù

DzṲ●Ɔ╗●ЌḚฌ
xफ7
ƥ7ֱ7

Оฌ

ḚA╗Dzฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

7ㄦธ
Ő

ƥ7ֱ7xफ7╗ù

‫ں‬xՙƥ7ֱ7″7‫゜ں‬ㅡफ7 ㅡƥ7ֱ7‫ںں‬7̶゜ㅡफฌ Dz ฌ
A╗
Ő7ธฎ

ƥ7Ḛ
ㄦƥ7ֱ7xफ7 ㄦƥ7ֱ7xफ7 ㄦƥ7ֱ7xफ7 ̶ธ
●ŐDz7ՁAЌDzฌ
‫ں‬xƥ7ֱ7xफ7

ḶЋDzŐĠDzACฌ
ОḶÛDzŐ7Ձ●ЌDzƆֱ
╗ùО㈠ฌ
ЋḶՁՁDzùԱAՁՁฌ ЋḶՁՁDzùԱAՁՁฌ
bḶⓈŐ╗7 bḶⓈŐ╗ฌ ″ƥ7ֱ7xफ7Ġ●ḚĠฌ
ԱAƆìDz╗ԱAՁՁ7bḶⓈŐ╗7ӧㅡỏฌ bĠA●ЌՁ●Ќì7
DzЌbDzฌ

DzṲ●Ɔ╗●ЌḚฌ
DzCḚDz7Ḷ

╗DzЌЌ●Ɔฌ
bḶⓈŐ╗ฌ
7ƆbĠḶḶՁฌ

╗DzЌЌ●Ɔ7bḶⓈŐ╗7ӧธỏ7 ″ƥ7ֱ7xफ7Ġ●ḚĠ7bĠA●ЌՁ●Ќì7
DzЌbDzฌ
7ìֱฎฌ

ՁAЌCƆbAОDz7AŐDzAฌ
ฎƥ7ֱ7xफฌ

ОŐḶОDzŐ╗ù 7Ձ●ЌDzฌ
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

‫ں‬ฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7ผ֭こਙ่‫ש‬7ìฎ7ֱ7Ɔħ‫﹝֭ש‬㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
AƆՙ㈠x‫ں‬ฌ
bֱ‫ں‬7ΎḶЌDzฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

Ɔ●╗Dz7ОՁAЌฌ

ŐDzҜḶЌ╗ฌ

Ќฌ
̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

Ɔ●╗Dz7ОՁAЌ7
ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗

‫ں‬7 ƆbAՁDz̬77‫ں‬फ7ए7̶xƥֱxफ7 ‫ں‬ㄦƥ7ֱ7xफ7 ″xƥ7ֱ7xफฌ ‫ں‬ธxƥ7ֱ7xफฌ xㄦ゜‫ں゜̶ں‬ɱ


Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ
ㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

xฌ ̶xƥ7ֱ7xफฌ
DzŴ⎯‫ שש‬ÛŴผこ7Ɔऑผħ่‫ف‬
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

AƆ‫ں‬㈠x‫ں‬ฌ
A
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

ㄦ゜ɱ゜ธx‫ں‬ɱ7̶̬ธฎ̬xฎ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

ธxƥֱxफฌ ธxƥֱxफฌ
╗ùО㈠7 ╗ùО㈠ฌ
Ɔ╗㈠7ՁḶⓈ●Ɔ7AЋDzЌⓈDzฌ ОՁAЌ╗7ƆbĠDzCⓈՁDzฌ

‫ں‬ธƥֱ″फฌ
Ձ●Ҝ●╗7Ḷ&7ÛḶŐì7 ╗ŐDzDzƆ7 ԱḶ╗AЌ●bAՁ7゜7bḶҜҜḶЌ7ЌAҜDz7 bḶЌ╗7 bAՁ7 Ợ╗ù ฌ
ОAŐì●ЌƆḶЌ●A7Ṳ74CDzƆDzŐ╗7ҜⓈƆDzⓈҜ47 ธㅡफ7ԱḶṲ7 ‫ں‬㈠ธㄦफ7 ‫̶ں‬ฌ
CDzƆDzŐ╗7ҜⓈƆDzⓈҜ7ОAՁḶ7ЋDzŐCDzฌ
ҜⓈՁ╗●ֱ╗ŐⓈЌìฌ
CŐ7 CŐ7 CŐฌ
О●Ɔ╗Ab●A7bĠ●ЌDzЌƆ●Ɔ7 ธㅡफ7ԱḶṲ7 ‫ں‬㈠ธㄦफ7 ธธฌ
bĠ●ЌDzƆDz7О●Ɔ╗AbĠDzฌ
Ɔ╗AЌCAŐC7╗ŐⓈЌìฌ

ỢⓈDzŐbⓈƆ7&ⓈƆ●&ḶŐҜ●Ɔ7ƥİḶAЌ7Ձ●ḶЌDz╗╗●ƥ7 ธㅡफ7ԱḶṲ7 ‫ں‬㈠ธㄦफ7 ‫ں‬ㅡฌ


AŐDzAЌḚ7ОAŐì●ฌ İḶAЌ7Ձ●ḶЌDz╗╗●7Ձ●ЋDz7ḶAìฌ
Ɔ╗AЌCAŐC7╗ŐⓈЌìฌ

ỢⓈDzŐbⓈƆ7●ՁDzṲ7 ̶″फ7ԱḶṲ7 ธ㈠xxफ7 ㅡฌ


ĠḶՁՁù7ḶAìฌ
Ɔ╗AЌCAŐC7╗ŐⓈЌìฌ

ⓈՁҜⓈƆ7ОAŐЋ●&ḶՁ●A7 ธㅡफ7ԱḶṲ7 ‫ں‬㈠ธㄦफ7 ɱฌ


bĠ●ЌDzƆDz7DzՁҜฌ
Ɔ╗AЌCAŐC7╗ŐⓈЌìฌ

Ћ●╗DzṲ7AḚЌⓈƆֱbAƆ╗ⓈƆ7 ธㅡफ7ԱḶṲ7 x㈠ՙㄦफ7 ‫̶ں‬ฌ


AЌDz
ՁŐDz7● ฌ
bĠAƆ╗Dz7╗ŐDzDzฌ
ҜⓈՁ╗●ֱ╗ŐⓈЌìฌ

ḶC ŐḶО7゜ⓈО7bì7О●ฌ ƆĠŐⓈԱƆ7 ԱḶ╗AЌ●bAՁ7゜7bḶҜҜḶЌ7ЌAҜDz7 bḶЌ╗7 Ợ╗ù ฌ


bADzƆAՁО●Ќ●A7ОⓈՁbĠDzŐŐ●ҜA 7 ㄦ7ḚAՁ7 ㄦฌ
ŐDzC7Ա●ŐC7Ḷ&7ОAŐAC●ƆDzฌ
╗ŐAƆĠฌ
DzЌbՁḶƆⓈŐDz7 CŐฌ CAՁDzA7bAО●╗A╗A74Ɔ●DzŐŐA7ḚḶՁC47╗Ҝ7 ㄦ7ḚAՁ7 ธxฌ
CŐฌ Ɔ●DzŐŐA7ḚḶՁC7CAՁDzA ฌ

CAƆùՁ●Ő●ḶЌ7ÛĠDzDzՁDzŐ●7 ㄦ7ḚAՁ7 ‫ں‬ՙฌ


ḚŐDzù7CDzƆDzŐ╗7ƆОḶḶЌฌ
DzṲ●Ɔ╗●ЌḚฌ
ОAŐìฌ ƆḶC ฌ C●Dz╗DzƆ7Ա●bḶՁḶŐ7 ㄦ7ḚAՁ7 ธㄦฌ
ԱⓈ●ՁC●ЌḚฌ &ḶŐ╗Ќ●ḚĠ╗7Ձ●Ձù ฌ

ЌCDzŐḚì●AŐDzЌ╗ ฌ
ĠDzƆОDzŐAՁḶDz7ОAŐЋ●&ՁḶŐA74ŐDzC47 ㄦ7ḚAՁ7 ɱฎฌ
AƆОĠ╗AՁฌ ŐDzC7ùⓈbbA ฌ
AŐDzAAùОՁฌ

ՁAЌ╗AЌA7Ṳ7ƥЌDzÛ7ḚḶՁCƥ7 ㄦ7ḚAՁ7 ‫ں‬ㅡ̶ฌ


ЌDzÛ7ḚḶՁC7ՁAЌ╗AЌA ฌ
ҜⓈՁ╗●ֱОⓈŐОḶƆDzฌ
ՁDzⓈbḶОĠùՁՁⓈҜ7bAЌC●CⓈҜ74╗ĠⓈЌCDzŐ7bՁḶⓈC47╗Ҝ7 ㄦ7ḚAՁ7 ㅡ″ฌ
ԱⓈ●ՁC●ЌḚ7Աฌ
Ћ●ḶՁDz╗7Ɔ●ՁЋDzŐՁDzA&7ŐAЌḚDzŐฌ

ùAŐCbDz7ƆDzŐЋ●ฌ
ՁDzⓈbḶОĠùՁՁⓈҜ7ՁAЌḚҜAЌ●ADz74Ő●Ḷ7ԱŐAЋḶ47╗Ҝ7 ㄦ7ḚAՁ7 ‫ںں‬ฌ ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ

ԱⓈ●ՁC●ЌḚ7Aฌ
Ő●Ḷ7ԱŐAЋḶ7╗DzṲAƆ7ŐAЌḚDzŐฌ CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌฌ
bՁAƆƆŐḶḶҜฌ ╗DzⓈbŐ●ⓈҜ7bĠAҜADzCŐùƆ7 ㄦ7ḚAՁ7 ՙ″ฌ CҜ7ҜAЌAḚDzŐฌ
ḚDzŐҜAЌCDzŐฌ

ḶC ŐḶԱⓈО7Ɔฌ
ҜDzbĠAЌ●bAՁฌ ԱⓈ●ՁC●ЌḚ7bฌ

AЌՁDzŐDz7 ●ฌ

Ձ●Ҝ●╗7Ḷ&7ÛḶŐìฌ
ԱⓈ●ՁC●ЌḚฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ṲùՁḶƆҜA7bḶЌḚDzƆ╗ⓈҜ74bḶҜОAb╗A47 ㄦ7ḚAՁ7 ธ̶ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ
bḶҜОAb╗7ṲùՁḶƆҜA ฌ
Ձ●Ҝ●╗7Ḷ&7ÛḶŐìฌ bҜ7ҜAЌAḚDzŐฌ
CŐ7 ՁAЌCƆbAОDz7DzՁDzҜDzЌ╗Ɔ7
ƆùҜԱḶՁ7 CDzƆbŐ●О╗●ḶЌฌ Ợ╗ù㈠7 ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

●ŐŐ●ḚA╗●ḶЌฌ CDzbḶŐA╗●ЋDz7ŐḶbì㈠ฌ
CŐฌ ธธⓒxㅡՙ7Ɔ&7 bḶCDz7bḶҜОՁ●AЌbDzฌ
DzЌbՁḶƆⓈŐDzฌ Ɔ●ΎDz̬7̶゜ฎफ7Ҝ●ЌⓈƆ㈠7bḶՁḶŐ̬77ОAՁḶҜ●ЌḶ7bḶŐAՁ7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
AՁՁ7ОՁAЌ╗DzŐ7AŐDzAƆ7╗Ḷ7ŐDzbDz●ЋDz7̶फ7Ҝ●Ќ●ҜⓈҜ7CDzО╗Ġ7ՁAùDzŐ㈠ฌ
AĠDzŐA7ŐDzЋ●DzÛฌ
ԱAìDzŐ7ОAŐì7 ƆḶCCDzC7╗ⓈŐ&㈠ฌ
″ⓒธฎ″7Ɔ&ฌ
ԱḶ╗AЌ●bAՁ7ЌAҜDz̬7bùbЌḶCḶЌ7CAb╗ùՁḶЌ㈠ฌ ƆŐ゜ƆŐŐฌ
bḶҜҜḶЌ7ЌAҜDz̬7ԱDzŐҜⓈCA7ḚŐAƆƆⓒ7╗●&ÛAù7●●7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
ЌDz●ՁŐОḶОDzฌŐù7╗

ŐA●ƆDzC7ԱḶ╗AЌ●bAՁ7ḚAŐCDzЌ㈠7 ㅡ″ฎ7Ɔ&ฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ

AЌՁDzŐDz7● ฌ
İḶԱ7●C゜ҜО●Cฌ
bḶҜОAb╗DzC7CDzbḶŐA╗●ЋDz7ŐḶbì7ACİAbDzЌ╗7╗Ḷ7ŐA●ƆDzC7ḚAŐCDzЌ7ОՁAЌ╗DzŐƆ㈠ฌ ‫ں‬ⓒㅡՙ‫ں‬7Ɔ&ฌ

AbƆŐՁḶḶҜƆ ฌ
ŐḶbì7Ɔ●ΎDz̬7̶゜ฎफ7Ҝ●ЌⓈƆ⊿7bḶՁḶŐ̬7╗AЌ7╗Ḷ7ԱŐḶÛЌ⊿7ธफ7Ҝ●Ќ●ҜⓈҜ7CDzО╗Ġ㈠ฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ

Ա╗ՁŐDz
ОḶDzŐⓈA
ՁAЌCƆbAОDz7ḚŐAЌ●╗Dz7ԱḶⓈՁCDzŐƆ7●Ќ7ЋAŐ●ḶⓈƆ7Ɔ●ΎDzƆ㈠7ƆDzDz7bĠAŐ╗7ԱDzՁḶÛ㈠ฌ ‫ںں‬ㅡ7╗Ḷ╗AՁฌ
bḶՁḶŐ7╗Ḷ7ҜA╗bĠ7CDzbḶŐA╗●ЋDz7ŐḶbì㈠ฌ
bCฌ

A
AƆОĠ╗AՁ ฌ bՁAƆƆŐḶḶҜฌ ԱḶⓈՁCDzŐ7ƆbĠDzCⓈՁDzฌ
Աฌ

ЌDz●ОՁŐḶОฌDzŐù7╗
AŐDzAAù7ОՁ ฌ ƆùҜԱḶՁ7 Ɔ●ΎDzฌ ỢⓈAЌ╗●╗ùฌ
ԱⓈ●ՁC●ЌḚ7Cฌ
İÛЋ゜İCҜฌ

bฌ
ЌDz●ՁŐḶООฌDzŐù7╗
xㄦ゜‫゜̶ں‬ธx‫ں‬ɱฌ
ƆՁA7‫ں‬ฎֱxɱธฌ

Aฌ ̶ƥṲㅡƥṲ̶ƥฌ ‫̶ں‬ฌ ЌḶ╗7ḶŐฌ


bՁЋ7DzЌ╗●╗ՁDzฌ

Աฌ ̶ƥṲ̶ƥṲ̶ƥฌ ̶ɱฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ


b7 ธƥṲธƥṲธƥฌ ″ธฌ
ŐA●ƆDzC7ḚAŐCDzЌฌ
ОՁAЌ╗DzŐƆ㈠ฌ
ƆDzAՁฌ
AООŐḶЋDzC7Աù ฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ

CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ

ӧ╗ùО●bAՁ7Ḷ&7‫ں‬ฎ㈠ỏ7
ОՁAЌ╗●ЌḚ7ЌḶ╗DzƆ
ìDzԱ●ฌ
DzЌḶbՁƆⓈŐDz ฌ ‫ں‬㈠7 CDzbḶŐA╗●ЋDz7ŐḶbì㈠7●ЌƆ╗AՁՁ7╗ĠDz7Ҝ●Ќ●ҜⓈҜ77ՁAùDzŐ7Ḷ&77CDzbḶŐA╗●ЋDz7ŐḶbì7●Ќ7AՁՁ77ՁAЌCƆbAОDz7AŐDzAƆ7Û●╗Ġ●Ќ7ՁAЌCƆbAОDzฌ
AЌՁDzŐDz7● ฌ Ձ●Ҝ●╗7Ḷ&7ÛḶŐì7DzṲbDzО╗7ÛĠDzŐDz7Ḷ╗ĠDzŐÛ●ƆDz7ЌḶ╗DzC㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐḶЋ●CDz7ƆAҜОՁDzƆ7Ḷ&7CDzbḶŐA╗●ЋDz7ŐḶbì7&ḶŐฌ
AООŐḶЋAՁ7ОŐ●ḶŐ7╗Ḷ7●ЌƆ╗AՁՁA╗●ḶЌ㈠7bḶҜОAb╗7ƆⓈԱֱḚŐACDz7╗Ḷ7ฎㄦ੧7AЌC77AООՁù7A7ОŐDzֱDzҜDzŐḚDzЌ╗7ĠDzŐԱ●b●CDz7╗Ḷ7ƆḶ●Ձ㈠ฌ
A&╗DzŐ7ОՁAb●ЌḚ7ŐḶbì̬77ŐAìDz7ƆҜḶḶ╗Ġⓒ7ÛDz╗7╗Ḷ7DzЌ╗●ŐDz7CDzО╗Ġⓒ7AՁՁḶÛ7╗Ḷ7CŐùⓒ7╗ĠDzЌ7Ձ●ḚĠ╗Ձù7ƆbAŐ●&ù7ƆⓈŐ&AbDz7Û●╗Ġ7Aฌ
ՁDzA&7ŐAìDz㈠77AООՁù7A7ƆDzbḶЌCAŐù7AООՁ●bA╗●ḶЌ7Ḷ&77ОŐDzֱDzҜDzŐḚDzЌ╗7ĠDzŐԱ●b●CDz7╗Ḷ7╗ḶО7Ḷ&7ŐḶbì㈠77CḶ7ЌḶ╗7AՁՁḶÛ7ŐḶbìฌ
╗Ḷ7╗ḶⓈbĠ7╗ĠDz7╗ŐⓈЌì7Ḷ&7AЌù7╗ŐDzDz㈠77╗Ḷ7ԱDz7●ЌƆ╗AՁՁDzC7A&╗DzŐ7●ЌƆ╗AՁՁA╗●ḶЌ7Ḷ&7ОՁAЌ╗7ҜA╗DzŐ●AՁ㈠ฌ
ʉʉʉ㈠⎯ਙ—‫ש‬γʉħ㌱3кŴ㈠㌱ਙこฌ

bḶⓈŐƆ╗7DzЌ╗●ฌ ธ㈠7 AՁՁ7ҜⓈՁ╗●ֱ╗ŐⓈЌì7╗ŐDzDzƆ7AŐDz7╗Ḷ7ĠAЋDz7̶7╗Ḷ7ㅡ7╗ŐⓈЌìƆ㈠ฌ

̶㈠7 AЌù7╗ŐDzDz7ОՁAЌ╗DzC7Û●╗Ġ●Ќ7ㄦ7&DzDz╗7Ḷ&7A7Ɔ●CDzÛAՁì7ḶŐ7ÛAՁՁ7ƆĠAՁՁ7ԱDz7ОՁAЌ╗DzC7Û●╗Ġ7A7ŐḶḶ╗7ḚⓈAŐC7CDzƆ●ḚЌDzC7╗Ḷฌ
bḶⓈŐƆ╗7ԱՁAƆìDz╗ ฌ C●ŐDzb╗7ŐḶḶ╗7ḚŐḶÛ╗Ġ7CḶÛЌÛAŐC㈠ฌ
bḶⓈŐƆ╗7ՁDzùЋԱḶAՁฌ
ㅡ㈠7 bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐDzƆDzŐЋDz7AЌC7ОŐḶ╗Dzb╗7ՁAЌCƆbAОDz7ḶⓈ╗Ɔ●CDz7Ձ●Ҝ●╗7Ḷ&7ՁAЌCƆbAОDz7ÛḶŐì㈠ฌ

ㄦ㈠7 bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐḶ╗Dzb╗7●Ќ7ОՁAbDz7DzṲ●Ɔ╗●ЌḚ7Ⓢ╗●Ձ●╗●DzƆ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ЋDzŐ●&ù7AՁՁ7Ⓢ╗●Ձ●╗ù7ՁḶbA╗●ḶЌƆ7ОŐ●ḶŐ7╗Ḷฌ
bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ⓈƆDz7bAⓈ╗●ḶЌ㈠7bAՁՁ7ԱDz&ḶŐDz7ùḶⓈ7C●Ḛ7AЌC7bAՁՁ7ԱDz&ḶŐDz7ùḶⓈ7ḶЋDzŐ7ĠDzAC㈠ฌ
Ġ่֭₡֭ผ⎯ਙ่7ЌЋ7ฎɱx‫ں‬ธฌ
‫ں‬ՙxx7Û7Ġਙผħ▷ਙ่7Őħ₡‫֭ف‬7О3ʉੂⓒ7Ɔ—ħ‫֭ש‬7ธx̶ฌ ՙxธ㈠ㄦɱՙ㈠̶‫ں‬xฎฌ

bḶЌƆⓈՁ╗AЌ╗7

Ɔ●╗Dz7AЌAՁùƆ●Ɔ̬ฌ
╗Ḷ╗AՁ7ՁAЌCƆbAОDz7AŐDzA̬7 ธɱⓒㄦɱՙ7Ɔ&ฌ
╗Ḷ╗AՁ7ḶОDzЌ7ƆОAbDz7AŐDzA̬7 ธ″ㅡⓒㅡ″x7Ɔ&ฌ
╗Ḷ╗AՁ7AŐDzA̬7 ̶̶‫ں‬ⓒㅡ̶ㅡ7Ɔ&ฌ

CŐ7 CŐฌ
CŐ7 CŐ7 CŐฌ
ЌDz●ՁОŐḶОDzŐù7╗7ฌ
Ձ●Ҝ●╗7Ḷ&7ÛḶŐìฌ

″ƥֱxफฌ
ฎƥֱxफฌ

x7 ̶xƥ7 ″xƥ7 ɱxƥฌ


ḶЋDzŐAՁՁ7ОՁAЌ╗●ЌḚ7ОՁAЌ7
ƆbAՁDz̬7‫ں‬फ7ए7̶xƥฌ
ОՁAЌЌ●ЌḚ7AЌC7CDzƆ●ḚЌ7CDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎx7Ҝ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

ОՁAЌ╗●ЌḚ7ОՁAЌฌ
ŐDzҜḶЌ╗7ìֱฎ7ƆbĠḶḶՁฌ

ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗ Ќ
ОŐİֱՙㄦɱธՙ
xㄦ゜‫ں‬ㅡ゜‫ں‬ɱ
ʉʉʉ㈠⎯ħこ こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱㌱ਙこ
ʉʉʉ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

ՁŴ⎯ Ћ֭‫فف‬Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ ฎɱɱ‫ںں‬ɱ


ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ‫ںں‬ɱฌ
О̬ ՙxธֱㅡㅡ ̶ㄦֱ‫ںں‬ㄦx ̬ ՙxxธֱㅡ̶ㄦֱՙ″ɱɱ
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

‫ں‬ㄦ‫ ں‬DzŴ⎯⎯‫ ש‬ÛŴผこ Ɔऑผħ่‫ ⎯ فف‬ŐਙŴ₡


‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこ7Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡ฌ

Ձ‫ں‬㈠xxฌ
Ձ
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗
ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

ЌḶ7ԱⓈƆ7ՁDz╗7╗ⓈŐЌฌ

DzṲ●Ɔ╗●ЌḚ7CŐ●ЋDzฌ
Dz㈠7Ɔ╗㈠7ՁḶⓈ●Ɔ7AЋDzЌⓈDzฌ
ḶОDzЌ●ЌḚฌ
Ő●ḚĠ╗7╗ⓈŐЌ7ḶЌՁù7 Ő●ḚĠ╗7╗ⓈŐЌ7ḶЌՁùฌ

ОŐḶОDzŐ╗ù 7Ձ●ЌDzฌ
ՁAЌCƆbAОDz7AŐDzAฌ

●ƆՁAЌC7ՁAùḶⓈ╗7╗Ḷ7ԱDzฌ
bḶḶŐC●ЌA╗DzC7Û●╗Ġฌ
ОAŐì7bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ОŐḶİDzb╗7╗DzAҜ7 ՁAЌCƆbAОDz7C●AҜḶЌCฌ AƆОĠAՁ╗7ОAŐì●ЌḚ7AŐDzAฌ

●ŐDz7ՁAЌDzฌ
ӧ╗ùО●bAՁỏฌ

●ŐDz7ՁAЌDzฌ
ḶЋDzŐĠDzACฌ
ОḶÛDzŐ7Ձ●ЌDzƆֱ
╗ùО㈠ฌ

●ŐDz7ՁAЌDz7 ●ŐDz7ՁAЌDzฌ
ŐA●ƆDzC7ОՁAЌ╗DzŐฌ

О●bì7ⓈО7゜7CŐḶО7Ḷ7ӧ‫ں‬ฎỏฌ

Ա●ìDz7ŐAbìฌ
DzЌbՁḶƆⓈŐDzฌ

╗ŐAƆĠฌ
DzЌbՁḶƆⓈŐDz7 ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ
ì●ЌCDzŐḚAŐ╗DzЌฌ
Ḷ㈠㈠Ḷ㈠●7ƆĠACDzฌ
DzṲ●Ɔ╗●ЌḚฌ ОՁAù7AŐDzA7ӧ╗ⓈŐỏฌ
Ɔ╗ŐⓈb╗ⓈŐDzฌ CҜ7ҜAЌAḚDzŐฌ
ОAŐìฌ
ԱⓈ●ՁC●ЌḚƆฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
ՁAḚОḶՁDz7 ОՁAù7DzỢⓈ●ОҜDzЌ╗ฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

bҜ7ҜAЌAḚDzŐฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7Ա7 ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ
‫ں‬7Ɔ╗ḶŐù77ֱ77‫ں‬″ⓒ″ฎx7Ɔ7
ƆDzŐЋ●bDz7ùAŐC7 bḶCDz7bḶҜОՁ●AЌbDzฌ

ԱⓈ●ՁC●ЌḚ7Aฌ
ԱⓈƆ7CŐḶОḶฌ

‫ں‬7Ɔ╗ḶŐù77ֱ77ㅡⓒɱ″x7Ɔฌ

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ
AĠDzŐA7ŐDzЋ●DzÛฌ

ҜDzbĠAЌ●bAՁฌ bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7bฌ ƆŐ゜ƆŐŐฌ


 ●ŐDz7ՁAЌDz ฌ

ԱⓈ●ՁC●ЌḚ7Dzฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒㅡ‫ں‬x7Ɔฌ
AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
‫ں‬7Ɔ╗ḶŐù7ֱ7‫ں‬ⓒ̶xx7Ɔฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
̶xƥゥ‫ں‬ㄦƥฌ
●ŐŐ●ḚA╗●ḶЌฌ İḶԱ7●C゜ҜО●Cฌ
DzЌbՁḶƆⓈŐDzฌ
ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
●ŐDzฌ DzṲ╗DzŐ●ḶŐ7ÛAՁìÛAùฌ ՁAЌCƆbAОDzฌ

7Ձ●ЌDzฌ
ՁAЌDzฌ A╗7ƆDzbḶЌC7ՁḶḶŐฌ AŐDzAฌ
DzṲ●Ɔ╗●ЌḚฌ ՁDzЋDzՁฌ
̶x੧ฌ

ԱAìDzŐ7ОAŐì7 bҜⓈ7ÛAՁՁ7 ՁAЌCƆbAОDzฌ DzՁDzЋA╗ḶŐฌ


A—‫ש‬γਙผฌ

AŐDzAฌ
xㅡ゜ธ″゜‫ں‬ɱฌ
bγ֭㌱:֭ผฌ

ОŐḶОDzŐ╗ùฌ
ƆbƆֱ‫ں‬ฎxธฌ

ЌḶ╗7ḶŐฌ
bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆbĠḶḶՁฌ
DzṲ●Ɔ╗●ЌḚฌ ḚAŐCDzЌ7 DzЌbՁḶƆDzC7ÛAՁìÛAù7A╗ฌ
ḚA╗Dzฌ ƆDzbḶЌC7ՁḶḶŐ7ՁDzЋDzՁฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

ՁAЌCƆbAОDzฌ
AŐDzAฌ

bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7Cฌ

ӧธỏ7ธㅡṲ″xฌ
╗Dz╗ĠDzŐԱAՁՁฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒ″ㄦ″7Ɔฌ

ӧㅡỏ7bՁAƆƆŐḶḶҜƆฌ
╗ùО●bAՁ7Ḷ7ӧฎỏฌ

Ⓢ╗ⓈŐDz7ОḶŐ╗AԱՁDzƆฌ
DzṲ●Ɔ╗●ЌḚฌ
bҜⓈ7ÛAՁՁฌ

″ƥ7ֱ7xफ7Ġ●ḚĠฌ ОŐ●ҜAŐù7ִ7●Ќ╗DzŐҜDzC●A╗Dzฌ
bĠA●ЌՁ●Ќìฌ bḶҜԱ●ЌDzC7ОՁAù7Ɔ╗ŐⓈb╗ⓈŐDzฌ
DzЌbDzฌ ●ŐDz7ՁAЌDzฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

DzṲ●Ɔ╗●ЌḚฌ
ḚA╗Dzฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

Ḷ㈠㈠Ḷ㈠●㈠7ƆĠACDzฌ ̶ธƥ7ḚA╗Dzฌ
Ɔ╗ŐⓈb╗ⓈŐDzฌ
╗ùО●bAՁฌ

●ŐDz7ՁAЌDzฌ

ḶЋDzŐĠDzACฌ
ОḶÛDzŐ7Ձ●ЌDzƆֱ
ЋḶՁՁDzùԱAՁՁฌ ЋḶՁՁDzùԱAՁՁฌ ╗ùО㈠ฌ
bḶⓈŐ╗ฌ bḶⓈŐ╗ฌ
″ƥ7ֱ7xफ7Ġ●ḚĠฌ
ԱAƆìDz╗ԱAՁՁ7bḶⓈŐ╗7ӧㅡỏฌ bĠA●ЌՁ●Ќì7DzЌbDzฌ

DzṲ●Ɔ╗●ЌḚฌ
DzCḚDz7Ḷฌ
╗DzЌЌ●Ɔฌ
bḶⓈŐ╗ฌ
7ƆbĠḶḶՁฌ
7ìֱฎฌ

╗DzЌЌ●Ɔ7bḶⓈŐ╗7ӧธỏ7 ″ƥ7ֱ7xफ7Ġ●ḚĠ7bĠA●ЌՁ●Ќì7DzЌbDzฌ

ՁAЌCƆbAОDz7AŐDzAฌ
ОŐḶОDzŐ╗ù 7Ձ●ЌDzฌ
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7ผ֭こਙ่‫ש‬7ìฎ7ֱ7Ɔħ‫֭ש‬7ֱ7ธx‫ں‬ɱxㅡธ̶﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

ԱⓈƆ7b●ŐbⓈՁA╗●ḶЌ7Ɔ●╗Dz7ОՁAЌฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

Ќฌ ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗

ԱⓈƆ7b●ŐbⓈՁA╗●ḶЌ7Ɔ●╗Dz7ОՁAЌ7
‫ں‬7 ƆbAՁDz̬77‫ں‬फ7ए7̶xƥֱxफฌ xㅡ゜̶x゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ
ㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

‫ں‬ㄦƥ7ֱ7xफ7 ″xƥ7ֱ7xफฌ ‫ں‬ธxƥ7ֱ7xफฌ


こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

x7 ̶xƥ7ֱ7xफ7
DzŴ⎯‫ שש‬ÛŴผこ7Ɔऑผħ่‫ف‬
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

AƆ‫ں‬㈠xธฌ
A
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

ㅡ゜ธɱ゜ธx‫ں‬ɱ7ㅡ̬xฎ̬ㅡㅡ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

CҜ7ҜAЌAḚDzŐฌ

bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

bҜ7ҜAЌAḚDzŐฌ

ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

A㈠Ա7 A㈠Aฌ
bḶCDz7bḶҜОՁ●AЌbDzฌ

ОA●Ќ╗DzC7 bḶŐŐⓈḚA╗DzC
bḶЌbŐDz╗Dz7 ҜDz╗AՁ7ОAЌDzՁฌ AĠDzŐA7ŐDzЋ●DzÛฌ

╗●Ձ╗ֱⓈОฌ
A㈠ธ7 A㈠‫ں‬7 ƆŐ゜ƆŐŐฌ

╗㈠Ḷ㈠7DzЌ╗Őù7bAЌḶОùฌ
AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
AՁⓈҜ●ЌⓈҜ ОA●Ќ╗DzC ‫̶ں‬ธƥ7ֱ7xफฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
ՁDz╗╗DzŐƆ bḶЌbŐDz╗Dz7╗●Ձ╗ֱⓈО7
ӧ╗ùО●bAՁỏฌ İḶԱ7●C゜ҜО●Cฌ

╗㈠Ḷ㈠7ÛAՁՁฌ ╗㈠Ḷ㈠7ÛAՁՁฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ


‫ں‬ธㅡƥ7ֱ7xफฌ ‫ں‬ธㅡƥ7ֱ7xफฌ
A—‫ש‬γਙผฌ

x‫ں゜ں̶゜ں‬ɱฌ
bγ֭㌱*֭ผฌ
ƆbƆֱ‫ں‬ฎxธฌ

ЌḶ╗7 ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ ‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ ‫ں‬xxƥ7ֱ7xफฌ

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ7ԱⓈ●ՁC●ЌḚ7ֱ7ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌ7 ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ7ԱⓈ●ՁC●ЌḚ7ֱ7DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
‫ں‬7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7 ธ7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ

A㈠A7 A㈠Աฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

bḶŐŐⓈḚA╗DzC ОA●Ќ╗DzC
ҜDz╗AՁ7ОAЌDzՁฌ bḶЌbŐDz╗Dz7╗●Ձ╗ֱⓈОฌ

A㈠‫ں‬7 A㈠ธฌ ╗㈠Ḷ㈠7DzЌ╗Őù7bAЌḶОùฌ


ОA●Ќ╗DzC ‫̶ں‬ธƥ7ֱ7xफฌ
7 ‫ں‬″ธ̶ฌ

bḶЌbŐDz╗Dz7╗●Ձ╗ֱⓈОฌ

╗㈠Ḷ㈠7ÛAՁՁฌ ╗㈠Ḷ㈠7ÛAՁՁฌ
7ҜО●Cฌ

‫ں‬ธㅡƥ7ֱ7xफฌ ‫ں‬ธㅡƥ7ֱ7xफฌ
7ƆbĠḶḶՁฌ
7ìֱฎฌ

ՁA

‫ں‬Ɔ╗7ՁḶḶŐฌ ‫ں‬Ɔ╗7ՁḶḶŐฌ
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
‫ں‬xxƥ7ֱ7xफฌ ‫ں‬xxƥ7ֱ7xफฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠ
ĠDzDz╗

‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

Ŵผこ7Ɔऑผħ่‫ف‬

ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ7ԱⓈ●ՁC●ЌḚ7ֱ7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌ7 ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌ7ԱⓈ●ՁC●ЌḚ7ֱ7ÛDzƆ╗7DzՁDzЋA╗●ḶЌ7 xㅡ゜xㅡ゜‫ں‬ɱ


̶7 ㅡ7
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ

ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
ㅡ̶ㄦֱ‫ں‬
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

DzŴ⎯‫ שש‬ÛŴ
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

A″㈠x‫ں‬ฌ
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7̶̶̬ㄦ̶̬ɱ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
A㈠‫ں‬7 Ա㈠ㅡ7 Ա㈠̶7 Ա㈠ธ7 Ա㈠‫ں‬ฌ
ОDzŐḶŐA╗DzC bḶŐŐⓈḚA╗DzC7 AՁⓈҜ●ЌⓈҜ7 AՁⓈҜ●ЌⓈҜ ОA●Ќ╗DzC ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ
ҜDz╗AՁ7ОAЌDzՁฌ ҜDz╗AՁ7ОAЌDzՁ7 ՁDz╗╗DzŐƆ7 Ɔ╗ḶŐDzŐḶЌ╗ bḶЌbŐDz╗Dz
ӧ╗ùО●bAՁỏ7 AƆƆDzҜԱՁù ╗●Ձ╗ֱⓈОฌ
ӧ╗ùО●bAՁỏฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
╗㈠Ḷ㈠7DzЌ╗Őù7bAЌḶОùฌ ‫̶ں‬ㅡƥ7ֱ7xफฌ
‫̶ں‬ธƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ ╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธㅡƥ7ֱ7xफฌ ‫ں‬ธㅡƥ7ֱ7xफฌ

●ŐƆ╗7ՁḶḶŐฌ ●ŐƆ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ ‫ں‬xxƥ7ֱ7xफฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7ֱ7ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
‫ں‬7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ

Ա㈠Dz7 Ա㈠C7 Ա㈠b7 Ա㈠Ա7 Ա㈠Aฌ


bḶŐŐⓈḚA╗DzC
ҜDz╗AՁ7ОAЌDzՁฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
╗㈠Ḷ㈠7DzЌ╗Őù7bAЌḶОùฌ ‫̶ں‬ㅡƥ7ֱ7xफฌ
‫̶ں‬ธƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธㅡƥ7ֱ7xफฌ

ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

CҜ7ҜAЌAḚDzŐฌ

bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
●ŐƆ╗7ՁḶḶŐฌ ‫ں‬Ɔ╗7ՁḶḶŐฌ ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

‫ں‬xxƥ7ֱ7xफฌ ‫ں‬xxƥ7ֱ7xफฌ
bҜ7ҜAЌAḚDzŐฌ

ОA●Ќ╗DzC7bḶЌbŐDz╗Dz7╗●Ձ╗ֱⓈОฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7ֱ7DzAƆ╗7DzՁDzЋA╗●ḶЌ7
ธ7 bḶCDz7bḶҜОՁ●AЌbDzฌ
ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
AĠDzŐA7ŐDzЋ●DzÛฌ

ƆŐ゜ƆŐŐฌ
Ա㈠‫ں‬ฌ Ա㈠ธ7 Ա㈠̶7 Ա㈠ㅡ7 A㈠‫ں‬7

ОA●Ќ╗DzC bḶŐŐⓈḚA╗DzC AՁⓈҜ●ЌⓈҜ bḶŐŐⓈḚA╗DzC AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ

bḶЌbŐDz╗Dz ҜDz╗AՁ7ОAЌDzՁฌ Ɔ╗ḶŐDzŐḶЌ╗ ҜDz╗AՁ7ОAЌDzՁฌ ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ


╗●Ձ╗ֱⓈОฌ AƆƆDzҜԱՁùฌ
İḶԱ7●C゜ҜО●Cฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफ7 ╗㈠Ḷ㈠7DzЌ╗Őù7bAЌḶОùฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
‫̶ں‬ธƥ7ֱ7xफฌ
A—‫ש‬γਙผฌ
bγ֭㌱*֭ผฌ

ṲṲ゜ṲṲ゜ṲṲฌ
ƆbƆֱ‫ں‬ฎxธฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธㅡƥ7ֱ7xफ7
ЌḶ╗7ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7ֱ7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
̶7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
A㈠A7 A㈠Աฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

Ա㈠A7 Ա㈠Աฌ Ա㈠b7 Ա㈠C7 Ա㈠Dzฌ

bḶŐŐⓈḚA╗DzC ОA●Ќ╗DzC bḶŐŐⓈḚA╗DzC


ҜDz╗AՁ7ОAЌDzՁฌ bḶЌbŐDz╗Dz ҜDz╗AՁ7ОAЌDzՁฌ
7 ‫ں‬″ธ̶ฌ

╗●Ձ╗7ⓈОฌ
7ҜО●Cฌ
7ƆbĠḶḶՁฌ
7ìֱฎฌ

ՁA
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁ ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
Ab●Ձ●╗ùฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠ
ĠDzDz╗

‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

Ŵผこ7Ɔऑผħ่‫ف‬

xㅡ゜xㅡ゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ
ㅡ̶ㄦֱ‫ں‬
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

DzŴ⎯‫ שש‬ÛŴ
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

ҜⓈՁ╗●ОⓈŐОḶƆDz7ԱⓈ●ՁC●ЌḚ7ֱ7ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ A″㈠xธฌ
ㅡ7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7̶̶̬″̶̬ㅡ7ОҜฌ
b㈠A7 b㈠Ա7 b㈠b7 b㈠C7 b㈠Dz7 b㈠
7 b㈠Ḛ7 b㈠Ġ7 b㈠●7 b㈠İ7 b㈠ì7 ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

AՁⓈҜ●ЌⓈҜ bḶŐŐⓈḚA╗DzC ОA●Ќ╗DzC


Ɔ╗ḶŐDzŐḶЌ╗ ҜDz╗AՁ7ОAЌDzՁ bḶЌbŐDz╗Dz
AƆƆDzҜԱՁù7ӧ╗ùО●bAՁỏฌ ҜDzbĠAЌ●bAՁ ╗●Ձ╗ֱⓈОฌ ╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌƆฌ ƆbŐDzDzЌฌ
‫̶ں‬ฎƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
‫ں‬ธธƥ7ֱ7‫ں‬xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธxƥ7ֱ7xफฌ

ธЌC7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7b7ֱ7ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
‫ں‬7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ

b㈠″7 b㈠ㄦ7 b㈠ㅡ7 b㈠̶7 b㈠ธ7 b㈠‫ں‬ฌ

ОA●Ќ╗DzC bḶŐŐⓈḚA╗DzC AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐDzŐḶЌ╗


bḶЌbŐDz╗Dz ҜDz╗AՁ7ОAЌDzՁ AƆƆDzҜԱՁù7ӧ╗ùО●bAՁỏฌ
╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ ╗●Ձ╗ֱⓈОฌ ҜDzbĠAЌ●bAՁ
ƆbŐDzDzЌฌ ƆbŐDzDzЌƆฌ
‫̶ں‬ฎƥ7ֱ7xफฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
‫ں‬ธธƥ7ֱ7‫ں‬xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธxƥ7ֱ7xफฌ

ธЌC7ՁḶḶŐฌ
ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
‫ں‬xxƥ7ֱ7xफฌ CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

CҜ7ҜAЌAḚDzŐฌ

bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

bҜ7ҜAЌAḚDzŐฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफ7 ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ
bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7b7ֱ7DzAƆ╗7DzՁDzЋA╗●ḶЌ7
ธ7 bḶCDz7bḶҜОՁ●AЌbDzฌ
ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
AĠDzŐA7ŐDzЋ●DzÛฌ

b㈠ì7 b㈠İ7 b㈠●7 b㈠Ġ7 b㈠Ḛ7 b㈠


7 b㈠Dz7 b㈠C7 b㈠b7 b㈠Ա7 b㈠Aฌ
ƆŐ゜ƆŐŐฌ

AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐDzŐḶЌ╗ bḶŐŐⓈḚA╗DzC ОA●Ќ╗DzC


AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
AƆƆDzҜԱՁù7ӧ╗ùО●bAՁỏฌ ҜDz╗AՁ7ОAЌDzՁ bḶЌbŐDz╗Dz
ҜDzbĠAЌ●bAՁ ╗●Ձ╗ֱⓈОฌ ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌƆฌ
╗㈠Ḷ㈠7ÛAՁՁฌ ƆbŐDzDzЌฌ İḶԱ7●C゜ҜО●Cฌ

‫̶ں‬ฎƥ7ֱ7xफฌ ‫̶ں‬ฎƥ7ֱ7xफฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ


╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ
A—‫ש‬γਙผฌ

x‫ں゜ں̶゜ں‬ɱฌ
bγ֭㌱*֭ผฌ
ƆbƆֱ‫ں‬ฎxธฌ

ЌḶ╗7
ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆbŐDzDzЌฌ
‫ں‬ธธƥ7ֱ7‫ں‬xफฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธxƥ7ֱ7xफฌ
╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
‫ں‬ธธƥ7ֱ7‫ں‬xफฌ

●ŐƆ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7b7ֱ7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
̶7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

b㈠‫ں‬ฌ b㈠ธ7 b㈠̶7 b㈠ㅡ7 b㈠″ฌ


A㈠Aฌ b㈠ㄦA㈠Աฌ

ОA●Ќ╗DzC bḶŐŐⓈḚA╗DzC
7 ‫ں‬″ธ̶ฌ

bḶЌbŐDz╗Dz ҜDz╗AՁ7ОAЌDzՁ
╗●Ձ╗ֱⓈОฌ ҜDzbĠAЌ●bAՁ ╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌƆฌ ƆbŐDzDzЌฌ
‫̶ں‬ฎƥ7ֱ7xफฌ
7ҜО●Cฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ

╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
7ƆbĠḶḶՁฌ

‫ں‬ธธƥ7ֱ7‫ں‬xफฌ

╗㈠Ḷ㈠7ÛAՁՁฌ
‫ں‬ธxƥ7ֱ7xफฌ
7ìֱฎฌ

ธЌC7ՁḶḶŐฌ
ՁA ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

‫ں‬xxƥ7ֱ7xफฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
Ab●Ձ●╗ùฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠ
ĠDzDz╗

‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

Ŵผこ7Ɔऑผħ่‫ف‬

‫ں‬Ɔ╗7ՁḶḶŐฌ
xㅡ゜xㅡ゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ
ㅡ̶ㄦֱ‫ں‬
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

‫ں‬xxƥ7ֱ7xफฌ
DzŴ⎯‫ שש‬ÛŴ
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7b7ֱ7ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ A″㈠x̶ฌ
ㅡ7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7̶̶̬ฎ̬ㅡธ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
C㈠A7 C㈠Ա7 C㈠b7 C㈠C7 C㈠Dz7 C㈠ 7 C㈠Ḛ7 C㈠Ġ7 C㈠İ7 C㈠ì7 C㈠Ҝ7 C㈠Ќ7 C㈠●7
ОA●Ќ╗DzC AՁⓈҜ●ЌⓈҜ bḶŐŐⓈḚA╗DzC7ҜDz╗AՁ7ОAЌDzՁ ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ
bḶЌbŐDz╗Dz Ɔ╗ḶŐDzŐḶЌ╗ ҜDzbĠAЌ●bAՁ7ƆbŐDzDzЌƆฌ
╗●Ձ╗ֱⓈОฌ AƆƆDzҜԱՁù7ӧ╗ùО●bAՁỏฌ ╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
‫̶ں‬ฎƥ7ֱ7xफฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ

ธЌC7ՁḶḶŐฌ
‫ںں‬ㅡƥ7ֱ7xफฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7C7ֱ7ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
‫ں‬7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ

C㈠ㅡ7 C㈠̶7 C㈠ธ7 C㈠‫ں‬ฌ

bḶŐŐⓈḚA╗DzC7ҜDz╗AՁ ОA●Ќ╗DzC7Dz●Ɔ7A╗
ОAЌDzՁ7ҜDzbĠAЌ●bAՁ DzЌbՁḶƆDzC7ƆDzbḶЌC
ƆbŐDzDzЌƆฌ ՁḶḶŐ7ÛAՁìÛAùฌ

╗㈠Ḷ㈠7DzЌbՁḶƆDzC7ÛAՁìÛAùฌ
‫ں‬ธɱƥ7ֱ7ㅡफฌ

ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

CҜ7ҜAЌAḚDzŐฌ

bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

‫ں‬7Ɔ╗7ՁḶḶŐฌ bҜ7ҜAЌAḚDzŐฌ

‫ں‬xxƥ7ֱ7xफฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7C7ֱ7DzAƆ╗7DzՁDzЋA╗●ḶЌฌ Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

ธฌ ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7 bḶCDz7bḶҜОՁ●AЌbDzฌ

AĠDzŐA7ŐDzЋ●DzÛฌ

ƆŐ゜ƆŐŐฌ
C㈠●7 C㈠Ќ7 C㈠Ҝ7 C㈠ì7 C㈠İ7 C㈠Ġ7 C㈠Ḛ7 C㈠ 7 C㈠Dz7 C㈠C7 C㈠b7 C㈠Ա7 C㈠A7
bḶŐŐⓈḚA╗DzC7ҜDz╗AՁ7ОAЌDzՁ ОA●Ќ╗DzC7bḶЌbŐDz╗Dz AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐDzŐḶЌ╗ AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
ҜDzbĠAЌ●bAՁ7ƆbŐDzDzЌƆฌ ╗●Ձ╗ֱОAЌDzՁฌ AƆƆDzҜԱՁù7ӧ╗ùО●bAՁỏฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ İḶԱ7●C゜ҜО●Cฌ
‫̶ں‬ฎƥ7ֱ7xफฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
‫̶ں‬ㅡƥ7ֱ7xफฌ
A—‫ש‬γਙผฌ

x‫ں゜ں̶゜ں‬ɱฌ
bγ֭㌱*֭ผฌ
ƆbƆֱ‫ں‬ฎxธฌ

ЌḶ╗7 ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

ธЌC7ՁḶḶŐฌ
‫ںں‬ㅡƥ7ֱ7xफฌ

‫ں‬Ɔ╗7ՁḶḶŐฌ
‫ں‬xxƥ7ֱ7xफฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7C7ֱ7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
̶7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

C㈠‫ں‬7 C㈠ธ7 C㈠̶7 C㈠ㅡฌ

ОA●Ќ╗DzC7Dz●Ɔ7A╗ bḶŐŐⓈḚA╗DzC
DzЌbՁḶƆDzC7ƆDzbḶЌC ҜDz╗AՁ7ОAЌDzՁ
7 ‫ں‬″ธ̶ฌ

ՁḶḶŐ7ÛAՁìÛAùฌ ҜDzbĠAЌ●bAՁ
ƆbŐDzDzЌƆฌ
7ҜО●Cฌ

╗㈠Ḷ㈠7DzЌbՁḶƆDzC7ÛAՁìÛAùฌ
‫ں‬ธɱƥ7ֱ7ㅡफฌ
7ƆbĠḶḶՁฌ
7ìֱฎฌ

ՁA
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁ ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
Ab●Ձ●╗ùฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠ
ĠDzDz╗

‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ

Ŵผこ7Ɔऑผħ่‫ف‬

‫ں‬7Ɔ╗7ՁḶḶŐฌ xㅡ゜xㅡ゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ

‫ں‬xxƥ7ֱ7xफฌ
ㅡ̶ㄦֱ‫ں‬
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

DzŴ⎯‫ שש‬ÛŴ
Ћ֭‫ف‬Ŵ
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7C7ֱ7ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ A″㈠xㅡฌ
ㅡ7 ƆbAՁDz̬77‫゜ں‬ฎफ7ए7‫ں‬ƥֱxफ7
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7̶̬ㅡx̶̬″7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

b㈠b7 b㈠Ա7 b㈠Aฌ

Ա㈠‫ں‬7 Ա㈠ธ7 ‫ں‬ฌ


A″㈠xธ7 Ա㈠̶7 Ա㈠ㅡฌ
ҜⓈՁ╗●ֱОⓈŐОḶƆDzฌ b㈠‫ں‬ฌ
ŐDzƆ╗ŐḶḶҜฌ bḶḶՁDzŐฌ b㈠‫ں‬ฌ
Ա‫ں‬ธɱฌ Ա‫̶ں‬x7 Ɔ╗ḶŐAḚDz7 ҜDzbĠ㈠゜Ő●ƆDzŐฌ ‫ں‬ฌ
Ա‫̶ں‬ธ7 A″㈠x‫ں‬ฌ
Ա‫̶ں‬ㅡฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
Ա㈠Aฌ A㈠‫ں‬7 A㈠ธฌ
bḶЌDzŐDzЌbDzฌ ì●ЌCDzŐ㈠ฌ bՁAƆƆŐḶḶҜฌ
ŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜฌ b‫̶ں‬ฎฌ
‫ ں‬ɱƥ7ֱ7xफฌ A‫ں‬xธฌ b‫̶ں‬ฎA ฌ
ЋḶՁⓈЌ╗DzDzŐฌ
ŐDzbDz●Ћ●ЌḚฌ ì●╗bĠDzЌฌ bDzЌ╗DzŐฌ A㈠Aฌ
Ա‫ں‬ธฎฌ Ա‫ں̶ں‬ฌ Ա‫̶̶ں‬ฌ ì●ЌCDzŐ㈠ฌ
ŐDzƆ╗ŐḶḶҜฌ
ĠDzAՁ╗Ġฌ bḶҜОAЌ●ḶЌฌ b‫̶ں‬ՙA ฌ
ì●╗bĠDzЌฌ
ЋDzƆ╗●ԱⓈՁDzฌ bDzЌ╗DzŐฌ ŐDzƆ╗ŐḶḶҜฌ
Ա㈠Ա7 Ɔ╗ḶŐ㈠ฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
Ա‫ں‬xxฌ A‫ں‬x̶ฌ A‫ں‬xㅡฌ
Ա‫ں‬ธ″ฌ bՁAƆƆŐḶḶҜฌ
DzЌ╗Őùฌ
A‫ں‬xx7 ŐDzƆ╗ŐḶḶҜฌ b‫̶ں‬ՙฌ
C●ƆĠÛAƆĠฌ bḶŐŐ●CḶŐฌ
ЋDzƆ╗●ԱⓈՁDzฌ bḶŐŐ●CḶŐฌ A‫ں‬xㄦฌ
Ա‫ں‬ธՙฌ b‫ں‬ㅡ‫ں‬ฌ
Ա‫ں‬ธㄦฌ Ա‫ں‬ธㅡฌ ḚDzЌDzŐAՁฌ b㈠ìฌ ‫ں‬ฌ
ƆⓈООՁù7゜ฌ b㈠İ7 b㈠●7
ƆADzֱìDzùฌ ŐDzbDzО╗●ḶЌฌ Ḷ●bDzฌ b㈠Ġ7 A″㈠x̶ฌ
●ՁDzฌ b㈠Ḛฌ b㈠7 ì●ЌCDzŐḚAŐ╗DzЌฌ
Ɔ╗ḶŐฌ Ḷ●bDzฌ A‫ں‬x‫ں‬ฌ A‫ں‬x″ฌ b㈠Dz7 b㈠Cฌ
Ա‫ں‬ธ‫ں‬ฌ A‫ں‬xɱฌ bՁAƆƆŐḶḶҜฌ
Ա‫ں‬ธ̶ฌ b‫̶ں‬″7 ì●ЌCDzŐ㈠ฌ
DzՁDzb㈠ฌ
Ɔ╗ḶŐAḚDz7゜ฌ ՁDzṲฌ ՁDzṲฌ ŐDzƆ╗ŐḶḶҜฌ
ŐḶḶҜฌ bⓈƆ╗ḶC●AЌฌ ธฌ ÛḶŐìŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ b‫̶ں‬″A ฌ
Ա‫̶ں‬ㄦฌ Ɔ╗ḶŐAḚDz7゜ฌ ҜⓈՁ╗●ֱОⓈŐОḶƆDzฌ ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
ธฌ A″㈠x‫ں‬ฌ b‫ں‬xㅡฌ b‫ں‬xɱฌ b‫ںںں‬ฌ
Ḷ●bDzฌ ŐḶḶҜฌ ì●ЌCDzŐ㈠ฌ CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ
A″㈠xธ7
Ա‫ں‬ธธฌ Ա‫ں‬x‫ں‬ฌ ŐDzƆ╗ŐḶḶҜฌ CҜ7ҜAЌAḚDzŐฌ
bḶЌ●CDzЌ╗●AՁฌ b‫̶ں‬ㄦA ฌ
Ɔ╗ḶŐAḚDzฌ Ɔ╗ḶŐAḚDzฌ
ОՁA╗ḶŐҜฌ bḶⓈЌƆ㈠ฌ ì●ЌCDzŐḚAŐ╗DzЌฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
Ա‫ں‬ธx7 AƆƆ●Ɔ╗㈠ฌ A‫ں‬xฎฌ
ì●ЌCDzŐḚAŐ╗DzЌฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
ì●ЌCDzŐḚAŐ╗DzЌฌ b㈠ธฌ
Ա‫ںں‬ɱฌ ㅡฌ Ḷ●bDzฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜ7 ОŐḶİDzb╗7ҜAЌAḚDzŐฌ
A″㈠x‫ں‬ฌ ОŐ●Ќb●ОAՁฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ ì●ЌCDzŐḚAŐ╗DzЌฌ b‫̶ں‬ㄦฌ
A‫ں‬ธxฌ A‫ںں‬xฌ b‫ںں‬ธฌ b‫ںں‬ㅡฌ bՁAƆƆŐḶḶҜฌ
b‫ںں‬″ฌ bҜ7ҜAЌAḚDzŐฌ

ㅡฌ ㅡฌ ОⓈԱՁ●ƆĠ7゜ฌ b‫ںں‬ฎฌ
╗㈠Ő㈠ฌ Ɔ╗ḶŐAḚDzฌ Ɔ╗ḶŐAḚDzฌ ì●ЌCDzŐ㈠ฌ
A″㈠xธฌ ҜⓈƆ●bฌ DzՁDzb㈠ฌ A″㈠x̶ฌ ҜDzC●Aฌ ì●ЌCDzŐ㈠ฌ ì●ЌCDzŐ㈠ฌ
Ɔ╗A●Őฌ AҜ●Ձù ฌ A‫ںں‬ɱฌ b‫ں‬xɱA ฌ b‫ںںں‬A ฌ ŐDzƆ╗ŐḶḶҜฌ ì●ЌCDzŐ㈠ฌ ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ╗ḶŐ㈠ฌ ŐḶḶҜฌ ОŐ●Ќb●ОAՁฌ b‫ں‬x̶ฌ ŐDzƆ╗ŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
Ա‫ںں‬ՙฌ ŐDzƆ╗ŐḶḶҜฌ b‫ںں‬ธAฌ ŐDzƆ╗ŐḶḶҜฌ Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ
Ա‫ںں‬″ฌ A‫ںں‬ฎฌ A‫ںںں‬ฌ b‫ںں‬ㅡA ฌ b‫ںں‬″Aฌ
Ա㈠b7 Ա‫ں‬x″ฌ b‫ںں‬ฎAฌ bՁAƆƆŐḶḶҜฌ
b‫̶ں‬ㅡฌ ì●ЌCDzŐ㈠ฌ bḶCDz7bḶҜОՁ●AЌbDzฌ
ЋDzЌC●ЌḚฌ Ձ●ԱŐAŐù ฌ ŐDzƆ╗ŐḶḶҜฌ
A‫ںں‬ธฌ AĠDzŐA7ŐDzЋ●DzÛฌ
bⓈƆ╗ḶC●AՁฌ b‫ں‬x‫ں‬7 b‫̶ں‬ㅡAฌ
Ɔ╗ḶŐAḚDzฌ İAЌ㈠ฌ Ɔ╗Aฌ bḶŐŐ●CḶŐฌ ƆŐ゜ƆŐŐฌ
Ա‫ں‬xㄦฌ bՁḶƆDz╗ฌ Ɔ╗Aฌ ì●ЌCDzŐ㈠ฌ
ҜⓈƆ●bฌ ҜDzЌƥƆฌ ÛḶҜDzЌƥƆฌ b‫̶ں‬ɱฌ
ԱḶùƥƆฌ A‫ںں‬ՙฌ Ձ●ԱŐAŐù ฌ ŐDzƆ╗ŐḶḶҜฌ
bՁAƆƆŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜฌ AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
ŐDzƆ╗ŐḶḶҜฌ Ḷ●bDzฌ b‫̶̶ں‬A ฌ
Ա‫ںں‬ㄦฌ ŐDzƆ╗ŐḶḶҜฌ A‫ںں‬ㅡฌ Ḷ●bDzฌ
bḶŐŐ●CḶŐฌ A‫̶ںں‬ฌ ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
Ա‫ں‬xฎฌ b‫ں‬xธฌ ì●ՁЌฌ b‫ںں‬ɱ7 ì●ЌCDzŐḚAŐ╗DzЌฌ
Ա‫ں‬xՙฌ b‫ں‬xฎAฌ
b‫ں‬ธ″ฌ

ŐDzƆ╗ŐḶḶҜฌ О㈠Dz㈠ฌ bՁAƆƆŐḶḶҜฌ İḶԱ7●C゜ҜО●Cฌ


Ḛ●ŐՁƥƆฌ b‫ں‬xㄦฌ bՁAƆƆŐḶḶҜฌ b‫̶̶ں‬ฌ
Ա㈠C7 Ɔ╗Aฌ Ɔ╗ḶŐAḚDzฌ ธฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
ŐDzƆ╗ŐḶḶҜฌ Ɔ╗Aฌ b‫ںں‬xฌ Dz㈠Ő㈠ฌ A″㈠x̶ฌ
Ա‫ں‬xɱฌ ÛḶŐìŐḶḶҜฌ b‫ںں‬xAฌ AŐ╗ฌ
ՁḶⓈЌḚDzฌ A‫ںں‬ㄦฌ bՁAƆƆŐḶḶҜฌ b‫ں‬ธxฌ
b‫ں‬ธՙฌ

A‫ںں‬″ฌ b‫ں‬xฎฌ
Ա㈠Dzฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
A㈠Աฌ
A—‫ש‬γਙผฌ

bՁAƆƆŐḶḶҜฌ
bγ֭㌱*֭ผฌ

ṲṲ゜ṲṲ゜ṲṲฌ
ƆbƆֱ‫ں‬ฎxธฌ

b‫̶ں‬ธฌ ì●ЌCDzŐ㈠ฌ
Ձ●╗㈠ฌ О㈠Dz㈠ฌ ŐDzƆ╗ŐḶḶҜฌ ЌḶ╗7ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

Ɔ╗ⓈCDzЌ╗ฌ Ɔ╗A●Ő7Cฌ
ƆОDzb●AՁ●Ɔ╗ฌ Ɔ╗ḶŐAḚDzฌ Ɔ╗ḶŐAḚDzฌ
b‫ں‬ธฎฌ

̶ฌ Ɔ╗ḶŐDzฌ Ɔ╗ḶŐ㈠ฌ b‫̶ں‬ธA ฌ b㈠ㄦฌ


bธธ″ฌ b‫ں‬ธ‫ں‬ฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ
Ɔ╗ḶŐAḚDzฌ Ḷ●bDzฌ Ḷ●bDzฌ

A″㈠xธ7 Ḷ●bDzฌ Ɔ╗Aฌ b‫ں‬ธธฌ


Ա‫ںںں‬ฌ Ա‫ںں‬xฌ
̶ฌ b‫ں‬x″ฌ ŐDzƆ╗ŐḶḶҜฌ ì●ЌCDzŐ㈠ฌ
A″㈠x‫ں‬ฌ b‫ں‬ธㅡฌ ŐDzƆ╗ŐḶḶҜฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

b‫̶ں‬xA ฌ
Ɔ╗Aฌ

DzՁDzЋA╗ḶŐฌ
̶ฌ ì●ЌCDzŐḚAŐ╗DzЌฌ
ŐDzƆ╗ŐḶḶҜฌ
A″㈠x̶ฌ b‫ں‬ธɱฌ bՁAƆƆŐḶḶҜฌ
b‫ں̶ں‬ฌ
b㈠″ฌ

ҜDzbĠAЌ●bAՁ゜Ő●ƆDzŐ DzՁDzb╗Ő●bAՁฌ
ŐḶḶҜฌ ŐḶḶҜฌ
b‫ں‬ㅡ̶ฌ b‫ں‬ㅡธฌ
bḶՁՁAԱḶŐA╗●ḶЌฌ
‫ں‬ฌ
C‫ں‬ธ″ฌ
Ɔ╗ḶŐAḚDzฌ Ɔ╗ḶŐAḚDzฌ A″㈠xㅡฌ
C‫ں‬x″ฌ C‫ںں‬xฌ
C㈠‫ں‬ฌ
ԱḶùƆฌ
ì●ՁЌฌ ÛAƆĠŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜฌ
ҜⓈƆ●bฌ C‫ںں‬ฎ7 C‫ں‬ธxฌ C‫ں‬ธธฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

bՁAƆƆŐḶḶҜฌ bḶҜОⓈ╗DzŐฌ AŐ╗ฌ ЋDzƆ╗●ԱⓈՁDzฌ


C‫ں‬xธฌ Ḷ●bDzฌ Ɔb●DzЌbDzฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Ɔ╗ḶŐ㈠ฌ AҜ●Ձù ฌ Ḛ●ŐՁƆฌ C‫ں‬ธՙฌ
ㅡฌ
A″㈠xㅡ7
C‫ں‬xㅡฌ bՁAƆƆŐḶḶҜฌ C‫ںں‬ธฌ ‫ںں‬ㅡฌ C‫ںں‬″ฌ ŐDzƆ╗ŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜฌ
C‫ں‬xฎฌ Ɔ╗ḶŐAḚDzฌ C‫ں‬ธ̶ฌ C‫ں‬ธ‫ں‬ฌ
C‫ںں‬ㅡฌ
7 ‫ں‬″ธ̶ฌ

ЋDzƆ╗●ԱⓈՁDzฌ ╗㈠Ő㈠ฌ
C‫̶ں‬x7 C‫ںں‬ɱฌ
C㈠ธฌ
bḶŐŐ●CḶŐฌ bḶŐŐ●CḶŐฌ
C‫ں‬ธฎฌ C‫ں‬ธɱฌ
7ҜО●Cฌ

C㈠̶ฌ

bⓈƆ╗ḶC●AՁ Ɔ╗ḶŐAḚDzฌ
Ɔ╗ḶŐAḚDz7 C‫ں‬ธㄦฌ
C‫ں‬ธㅡ7 bՁAƆƆŐḶḶҜฌ ธฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ A″㈠xㅡฌ
C‫ںں‬ՙฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ C‫ں‬xɱ7 C‫ںںں‬ฌ C‫̶ںں‬ฌ
bՁAƆƆŐḶḶҜฌ C‫ں‬x̶ฌ C‫ں‬xㄦฌ
C‫ں‬x‫ں‬7 C‫ں‬xՙฌ
bՁAƆƆŐḶḶҜฌ
7ƆbĠḶḶՁฌ

C‫ںں‬ㄦฌ
C㈠ㅡฌ
7ìֱฎฌ

C㈠7 C㈠Dz7 C㈠C7 C㈠b7 C㈠Ա7 C㈠Aฌ


C㈠İฌ C㈠Ġ7 C㈠Ḛ7
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

C㈠Ќ7 C㈠Ҝ7 C㈠ìฌ


C㈠●7 ̶ฌ
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
A″㈠xㅡฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

●ŐƆ╗7ՁḶḶŐ7bḶЌ╗ŐḶՁ7ОՁAЌฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

Ќ7
ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗

bḶЌ╗ŐḶՁ7●ŐƆ╗7ՁḶḶŐ7ОՁAЌฌ xㅡ゜xㅡ゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ

‫ں‬7 ƆbAՁDz̬77‫ں゜ں‬″फ7ए7‫ں‬ƥֱxफ7
ㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

ฎƥ7ֱ7xफ7 ̶ธƥ7ֱ7xफฌ ″ㅡƥ7ֱ7xफฌ


DzŴ⎯‫ שש‬ÛŴผこ7Ɔऑผħ่‫ف‬
Ћ֭‫ف‬Ŵ

xफ7 ‫ں‬″ƥ7ֱ7xफ7
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

A‫ں‬㈠x‫ں‬ฌ
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7ㅡ̶̬ՙ̬xՙ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ

ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

b㈠ì7 b㈠İ7 b㈠●7 b㈠Ġ7 b㈠Ḛ7 b㈠7 b㈠Dz7 b㈠C7 b㈠b7 ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
b㈠ธ7 CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

ҜⓈՁ╗●ОⓈŐОḶƆDzฌ
CҜ7ҜAЌAḚDzŐฌ
ԱⓈ●ՁC●ЌḚ7Աฌ
ACҜ●Ќ●Ɔ╗ŐA╗●ḶЌฌ b㈠ธฌ
ЌḶ7ƆDzbḶЌC7ՁḶḶŐฌ
ԱⓈ●ՁC●ЌḚ7Aฌ bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ
ЌḶ7ƆDzbḶЌC7ՁḶḶŐฌ bՁAƆƆŐḶḶҜฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Ձ●╗DzŐAbùฌ
bธxㅡฌ bҜ7ҜAЌAḚDzŐฌ
bธx″ฌ bธxฎ7 bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ
bธ‫ں‬xฌ bธ‫ں‬ธฌ bธ‫ں‬ㅡฌ bธ‫ں‬″ฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
ŐḶḶฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

b㈠̶ฌ AbbDzƆƆฌ
bธ‫ں‬ฎฌ bḶCDz7bḶҜОՁ●AЌbDzฌ

bḶŐŐ●CḶŐฌ b㈠̶7 AĠDzŐA7ŐDzЋ●DzÛฌ

b㈠ㅡฌ bธxธฌ
ƆŐ゜ƆŐŐฌ

╗㈠Ő㈠ฌ b㈠ㅡฌ AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ


Ḷ●bDzฌ
bธ‫ں‬ㄦฌ bธ‫ں‬ՙฌ ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ
bธx̶ฌ bՁAƆƆŐḶḶҜฌ
bธxㄦฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ İḶԱ7●C゜ҜО●Cฌ
bธxՙ7
bธxɱฌ bธ‫ںں‬ฌ Ɔ╗ḶŐAḚDzฌ ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
bธธธฌ

b㈠ㄦฌ
Ɔ╗ḶŐAḚDzฌ
A—‫ש‬γਙผฌ

xธ゜‫ں゜ںں‬ɱฌ
bγ֭㌱*֭ผฌ

ŐḶḶҜฌ
ƆbƆֱ‫ں‬ฎxธฌ

b㈠ㄦฌ
bธธ‫ں‬ฌ ЌḶ╗7ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

bḶŐŐ●CḶŐฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ
Ɔ╗Aฌ
bธธ̶ฌ
bธธxฌ
AҜ●Ձùฌ

DzՁDzЋA╗ḶŐฌ
ƆDzAՁฌ

bธ‫ں‬ɱฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

Ḛ㈠A㈠╗㈠Dz㈠ฌ
bՁAƆƆŐḶḶҜฌ
bธธㅡฌ
b㈠″ฌ

Ɔ╗ḶŐAḚDzฌ
Cธ‫ں‬ธAฌ
C㈠‫ں‬ฌ
ԱḶùƆฌ
ŐDzƆ╗ŐḶḶҜฌ
Cธธ̶ฌ
Ɔ㈠╗㈠Dz㈠Ҝ㈠ฌ ÛAƆĠŐḶḶҜฌ
bḶЌƆⓈՁ╗AЌ╗ฌ

bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Cธธ‫ں‬ฌ Ḛ●ŐՁƆฌ ŐDzƆḶⓈŐbDzฌ


bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Cธธxฌ
Cธx″ฌ Cธxฎฌ Cธ‫ں‬xฌ Cธ‫ں‬ธฌ ŐDzƆ╗ŐḶḶҜฌ
Cธxㅡฌ
Cธธธฌ
╗㈠Ő㈠ฌ
Cธ‫ں‬ㅡฌ
7 ‫ں‬″ธ̶ฌ

C㈠ธฌ
bⓈƆ╗ḶC●AՁฌ ЋDzƆ╗●ԱⓈՁDzฌ
bḶŐŐ●CḶŐฌ Cธ‫ں‬ฎ7 Cธธㄦฌ
ธธ″7 C㈠̶ฌ
7ҜО●Cฌ

DzՁDzb╗Ő●bAՁฌ
ŐḶḶҜฌ
Cธ‫ں‬″ฌ
bՁAƆƆŐḶḶҜฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Cธ‫ں‬ՙฌ
bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ bՁAƆƆŐḶḶҜฌ Cธ‫̶ں‬7 bՁAƆƆŐḶḶҜฌ
bՁAƆƆŐḶḶҜฌ Cธ‫ںں‬ฌ
Cธxㄦฌ Cธxՙฌ Cธxɱฌ Cธ‫ں‬ㄦฌ
Cธx̶ฌ
7ƆbĠḶḶՁฌ

C㈠ㅡฌ
7ìֱฎฌ

C㈠7 C㈠Dz7 C㈠Cฌ C㈠b7 C㈠Ա7 C㈠Aฌ


C㈠İฌ C㈠Ġ7 C㈠Ḛ7
C㈠Ќ7 C㈠Ҝ7 C㈠ì7
ОՁAЌЌ●ЌḚ7AЌCฌCDzƆ●ḚЌฌCDzОAŐ╗ҜDzЌ╗ⓒ7‫ںں‬ฎxฌҜ●Ձ●╗AŐù7╗Ő●ԱⓈ╗Dz7ОՁAbDzⓒ7ĠDzЌCDzŐƆḶЌ7ЌЋ7ฎɱxՙㅡ77ОĠḶЌDz̬7ՙxธֱՙɱɱֱ″ㅡㄦxฌ

C㈠●7
bՁAŐì7bḶⓈЌ╗ù7ƆbĠḶḶՁ7C●Ɔ╗Ő●b╗ฌ
bՁA

b̬⇓Ⓢ⎯֭ผ⎯⇓㌱Ŵк₡Ŵ่⇓Cਙ㌱—こ่֭‫ں⇓⎯ש‬ฎxธ7İ㈠b㈠!ผ֭こਙ่‫ש‬7ìֱฎ﹝㌱Ŵк₡Ŵ่㌀⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこ㈠ผ‫שﭨ‬ฌ
xธֱㅡ̶ㄦֱՙ″ɱɱ
ɱ‫ںں‬ɱ
‫ ⎯ف‬ŐਙŴ₡
㌱ਙこ

ฎɱ‫ںں‬ɱฌ
ОŐḶİDzb╗ฌ
CŐAÛ●ЌḚ7╗●╗ՁDzฌ
Ab●Ձ●╗ùฌ

ƆDzbḶЌC7ՁḶḶŐ7bḶЌ╗ŐḶՁ7ОՁAЌฌ

ŐDzҜḶЌ╗ฌ

̬ ՙx

Ɔऑผħ่‫⎯ف‬7ŐਙŴ₡

Ќ7
ОŐİֱՙㄦɱธՙ ƆĠDzDz╗7ЌḶ㈠ฌ
ƆĠDzDz╗

bḶЌ╗ŐḶՁ7ƆDzbḶЌC7ՁḶḶŐ7ОՁAЌฌ xㅡ゜xㅡ゜‫ں‬ɱ
Ŵ⎯ⓒ Ќ֭‫ﭨ‬Ŵ₡Ŵ7ฎɱ

‫ں‬7 ƆbAՁDz̬77‫ں゜ں‬″फ7ए7‫ں‬ƥֱxफ7
ㅡ̶ㄦֱ‫ںں‬ㄦx77̬7ՙxธֱㅡ̶ㄦֱՙ″ɱɱฌ
こऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱

ฎƥ7ֱ7xफ7 ̶ธƥ7ֱ7xफฌ ″ㅡƥ7ֱ7xफฌ


DzŴ⎯‫ שש‬ÛŴผこ7Ɔऑผħ่‫ف‬
Ћ֭‫ف‬Ŵ

xफ7 ‫ں‬″ƥ7ֱ7xफ7
ՙxธֱㅡ

‫ں‬ㄦ‫ں‬7DzŴ⎯‫ש‬7ÛŴผこฌ
‫ں‬ㄦ‫ں‬
ՁŴ⎯
ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯ⓒ7Ќ֭‫ﭨ‬Ŵ₡Ŵฌ
О̬
О̬7ՙxธֱㅡ̶ㄦֱ‫ںں‬ㄦxฌ
ʉʉʉ㈠⎯ħこ
ʉʉʉฌ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к‫֭ש‬ผ㈠㌱ਙこฌ

A‫ں‬㈠xธฌ
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗

̶゜‫ں‬ฎ゜ธx‫ں‬ɱ7ㅡ̶̬ՙ̬ธɱ7ОҜฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ŐDzЋ7 CDzƆbŐ●О╗●ḶЌ7 CA╗Dz7 Աùฌ

‫ں‬7 ‫ں‬ฌ
̶7 ̶ฌ

bḶҜҜDzŐb●AՁ7ΎḶЌDz7 ОŐḶОDzŐ╗ù7Ձ●ЌDz7 bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7C7 bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7bฌ ОŐḶОDzŐ╗ù7Ձ●ЌDz7 ŐDzƆ●CDzЌ╗●AՁฌ


ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

Ɔ●╗Dz7ƆDzb╗●ḶЌฌ
‫ں‬ฌƆbAՁDz̬77‫ں‬फ7ए7̶xƥֱxफฌ
ОՁAЌЌ●ЌḚ7ִ7CDzƆ●ḚЌ7 CA╗Dzฌ
CDzƆ●ḚЌ7ҜAЌAḚDzŐฌ

CҜ7ҜAЌAḚDzŐฌ

bḶЌƆ╗ŐⓈb╗●ḶЌ7ҜAЌAḚDzҜDzЌ╗ฌ
ОŐḶİDzb╗7ҜAЌAḚDzŐฌ

bҜ7ҜAЌAḚDzŐฌ

ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ɔ●╗Dz7ACҜ●Ќ●Ɔ╗ŐA╗ḶŐฌ

bḶCDz7bḶҜОՁ●AЌbDzฌ

ㅡxƥ7ֱ7xफฌ AĠDzŐA7ŐDzЋ●DzÛฌ

ธxƥ7ֱ7xफฌ
ƆŐ゜ƆŐŐฌ

AƆԱDzƆ╗ḶƆ7ÛḶŐì7●Ɔ̬ฌ
ŐDzỢⓈ●ŐDzC7 ЌḶ╗7ŐDzỢⓈ●ŐDzCฌ

İḶԱ7●C゜ҜО●Cฌ
̶xƥ7ֱ7xफ7
ҜО●C7ЌḶ㈠7xxx‫ں‬″ธ̶ฌ
‫ں‬ՙƥ7ֱ7ㅡ7‫゜ں‬ธफฌ
bAฌ
bγ֭㌱֭ผฌ

xธ゜‫ں‬ธ゜‫ں‬ɱฌ

Ɔ╗ŐⓈb╗ⓈŐAՁ7bḶՁⓈҜЌⓒฌ
ƆbƆֱ‫ں‬ฎxธฌ

bḶՁḶŐ7╗Ḷ7ҜA╗bĠฌ ЌḶ╗7ḶŐฌ
bՁЋ7DzЌ╗●╗ՁDzฌ

AԱŐ●b7bḶՁḶŐฌ
ㄦฌ bḶЌƆ╗ŐⓈb╗●ḶЌฌ
AƆՙ㈠x‫ں‬ฌ
‫ں‬ㄦƥ7ֱ7xफฌ

ㅡㄦƥ7ֱ7xफฌ
‫ں‬xƥ7ֱ7̶फฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ

Ɔ╗ŐⓈb╗ⓈŐAՁ7ԱDzAҜⓒฌ Ɔ╗ŐⓈb╗ⓈŐAՁฌ
bḶՁḶŐ7╗Ḷ7ҜA╗bĠ7AԱŐ●bฌ ԱDzAҜⓒ7bḶՁḶŐฌ
bḶՁḶŐฌ ̶ฌ
̶xƥ7ֱ7xफฌ

╗Ḷ7ҜA╗bĠฌ
AԱŐ●bฌ AƆՙ㈠x‫ں‬ฌ
bḶՁḶŐฌ

Ġ●ḚĠ7CDzЌƆ●╗ù7ОḶՁùDz╗ĠùՁDzЌDzฌ
‫ں‬ㄦƥ7ֱ7xफฌ

‫ں‬ՙƥ7ֱ7ㅡ7‫゜ں‬ธफฌ

AԱŐ●bⓒ7ŐDzDzŐDzЌbDz7╗7●Ќฌ
●Ќ●ƆĠ7ҜA╗DzŐ●AՁƆ7Ձ●Ɔ╗7ḶŐฌ
bḶՁḶŐฌ

Ġ●ḚĠ7CDzЌƆ●╗ùฌ Ɔ╗ŐⓈb╗ⓈŐAՁ7bḶՁⓈҜЌⓒ7bḶՁḶŐฌ
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VAR-76200 [PRJ-75927] - VARIANCE RELATED TO SDR-76201 - APPLICANT/OWNER: SCHOOL BOARD OF
TRUSTEES
1100 EAST ST. LOUIS AVENUE
04/15/19
VAR-76200 [PRJ-75927] - VARIANCE RELATED TO SDR-76201 - APPLICANT/OWNER: SCHOOL BOARD OF
TRUSTEES
1100 EAST ST. LOUIS AVENUE
04/15/19
VAR-76200 [PRJ-75927] - VARIANCE RELATED TO SDR-76201 - APPLICANT/OWNER: SCHOOL BOARD OF
TRUSTEES
1100 EAST ST. LOUIS AVENUE
04/15/19
VAR-76200 [PRJ-75927] - VARIANCE RELATED TO SDR-76201 - APPLICANT/OWNER: SCHOOL BOARD OF
TRUSTEES
1100 EAST ST. LOUIS AVENUE
04/15/19
VAR-76200 [PRJ-75927] - VARIANCE RELATED TO SDR-76201 - APPLICANT/OWNER: SCHOOL BOARD OF
TRUSTEES
1100 EAST ST. LOUIS AVENUE
04/15/19
PRJ-75927
04/04/19
PRJ-75927
04/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 11

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SDR-76201 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-76200 - PUBLIC
HEARING - APPLICANT/OWNER: SCHOOL BOARD OF TRUSTEES - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED 98,107 SQUARE-FOOT
PUBLIC SCHOOL, PRIMARY on 8.00 acres at 1100 East St. Louis Avenue (APN 162-03-801-
005), C-V (Civic) Zone, Ward 3 (Coffin) [PRJ-75927]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Comments from City of Las Vegas Public Works Traffic Engineering Division
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.
PRJ-75927
04/04/19
SDR 76201
School Board of Trustees

1100 E St. Louis Avenue


Proposed 98.107 thousand square foot replacement of an existing 73.651 thousand square foot public middle school.

Traffic produced by proposed development:

RATE/#
New Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 20.17 1,979


AM Peak Hour MIDDLE SCHOOL/JUNIOR HIGH [1000SF] 98.107 6.73 660
PM Peak Hour 1.19 117
(heaviest 60 minutes)

RATE/#
Previoous Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 20.17 1,486


AM Peak Hour MIDDLE SCHOOL/JUNIOR HIGH [1000SF] 73.651 6.73 496
PM Peak Hour 1.19 88
(heaviest 60 minutes)

RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 20.17 493


AM Peak Hour MIDDLE SCHOOL/JUNIOR HIGH [1000SF] 24.456 6.73 164
PM Peak Hour 1.19 29
Existing traffic on all nearby streets:

St. Louis Avenue


Average Daily Traffic (ADT) 7,943
PM Peak Hour 635
(heaviest 60 minutes)

Maryland Parkway
Average Daily Traffic (ADT) 43,487
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:

Adjacent street ADT


Capacity
St. Louis Avenue 16,380
Maryland Parkway 50,900

This project will add approximately 493 trips per day on St. Louis Ave. and Maryland Pkwy. Currently, St. Louis is at about 48
percent of capacity and Maryland is at about 85 percent of capacity. With this project, St. Louis is expected to be at about 52
percent of capacity and Maryland to be at about 86 percent of capacity.

Based on Peak Hour use, this development will add about 164 additional peak hour trips into the area, or about three every
minute.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 12

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76266 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: EDWARD GALEN
STOCKTON - For possible action on a request for a Variance TO ALLOW TWO ACCESSORY
STRUCTURES (CLASS II) [PUMP HOUSE AND BARN] TO BE LOCATED IN FRONT OF THE
PRIMARY RESIDENCE WHERE SUCH IS NOT ALLOWED on 9.25 acres at 7151 Wittig Avenue
(APN 125-22-601-028), U (Undeveloped) Zone [DR (Desert Rural Density Residential) General
Plan Designation], Ward 6 (Fiore) [PRJ-76175]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-76266 and SUP-76217 [PRJ-76175]
2. Conditions and Staff Report - VAR-76266 and SUP-76217 [PRJ-76175]
3. Supporting Documentation - VAR-76266 and SUP-76217 [PRJ-76175]
4. Photo(s) - VAR-76266 and SUP-76217 [PRJ-76175]
5. Justification Letter - VAR-76266 and SUP-76217 [PRJ-76175]
VAR-76266 and SUP-76217 [PRJ-76175]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: EDWARD GALEN STOCKTON

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-76266 Staff recommends APPROVAL, subject to conditions
SUP-76217 Staff recommends APPROVAL, subject to conditions: VAR-76266

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 32 - VAR-76266


22 - SUP-76217

NOTICES MAILED 229 - VAR-76266 and SUP-76217

PROTESTS 0 - VAR-76266 and SUP-76217

APPROVALS 0 - VAR-76266 and SUP-76217

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76266 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-76217) if approved.

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

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

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

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

SUP-76217 CONDITIONS

Planning

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


Accessory Structure (Class I) use.

2. Approval of and conformance to the Conditions of Approval for Variance (VAR-


76266) shall be required, if approved.

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

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

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

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

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

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to convert an existing detached, single-family structure to an


accessory structure in order to complete construction of a larger structure that would be
utilized as the primary structure at 7151 Wittig Avenue.

ISSUES

 The subject site has three street frontages. Previously the frontage was
determined to be Tenaya Way. The applicant does not utilize Tenaya Way for
access and is requesting the frontage to be Wittig Avenue, a private street.
 With Wittig being the street frontage, a Variance is requested to allow an accessory
structure to be in front of the primary structure. Staff supports this request.
 The applicant is requesting a Special Use Permit to allow an existing single-family
residence to maintain the full kitchen facilities [Accessory Structure (Class I)] in
order to construct a larger, primary residence on the same lot. Staff supports this
request.
 A Variance is requested to allow an accessory structure to be located in the front
of a primary residence. Staff supports this request.

ANALYSIS

The subject site is a 9.25 acre parcel located within the U (Undeveloped) zoning district
with a land use designation of DR (Desert Rural Residential Density). The neighboring
parcels include a 9.84 acre home site to the east; two, 2.85 acre home sites to the south;
an R-PD2 (Residential Planned Development – 2 Units Per Acre) to the west; and a
residential subdivision currently under construction to the north that is zoned R-D (Single
Family Residential - Restricted). There is no home site within the immediate area smaller
than 10,000 square feet.

The subject parcel currently has street frontage on three sides, Wittig Avenue to the north,
Tenaya Way to the west, and Haley Avenue to the south. Both Wittig Avenue and Haley
Avenue are private streets utilized only by the residents who reside in the area. During a
previous application, the front of the subject site was determined to be Tenaya Way. The
applicant does not utilize Tenaya Way for access to their property as Tenaya Way is an
80-foot Collector Street and not appropriate for a residential driveway. Currently the

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

applicant utilizes Wittig Avenue as their primary access and has constructed a driveway
perpendicular to Wittig Avenue for access to the property. Staff supports this request, and
is utilizing Wittig Avenue as the street frontage when determining the front, side, and rear
setback areas.

The site currently contains a detached single-family residence and a barn. The existing
single-family residence contains a full kitchen facility, which would require a Special Use
Permit prior to the issuance of a building permit for another residential structure with full
kitchen facilities, on the same site, that is larger than the existing residential Structure.
The applicant is proposing to convert the existing single-family residence into a Class I
Accessory Structure in order to construct a larger residence to be utilized as their primary
residence in the future.

Regardless of Tenaya Way or Wittig Avenue being the “front” of the property, the applicant
requires a Variance to allow an accessory structure in the front yard. The proposed
configuration of the site demonstrates a 4,832 square foot Accessory Structure, Class II
[Barn] in front of the primary residence and a portion of an existing pump house, but not
within the front setback area. Haley Avenue was also explored as possible “frontage,” but
that would also result in an accessory structure in the front setback area.

Per Title 19.06, in addition to the standards listed for accessory structures in the tables
provided for each district (Title 19.06), accessory structures on any lot subject to the
standards provided in this Chapter shall conform to the following:

1. No accessory structure shall be erected or moved onto any lot prior to construction
of the main building unless a building permit has been issued for the construction
of the main building.

The applicant has submitted a building permit application (R19-01048) for a


custom residence. A Special Use Permit is required for the existing single-family
residence on site to be classified as an accessory structure prior to the issuance
of the building permit for the new custom residence.

2. No accessory structure is permitted in front of the primary structure unless the


structure is a side-loaded garage that is used strictly as an ancillary use and does
not encroach into the front setback area.

The proposed accessory structure is not within the front setback area, but would
be located in front of the primary structure. The applicant is requesting a Variance
to allow the existing barn and a portion of the pump house to be located in front of
the primary residence.

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

3. No setback is required for a detached accessory structure from a property line


which abuts an alley.

The subject site does not abut an alley and this standard is not applicable.

4. Accessory structures must be aesthetically compatible with the principal dwelling


unit.

The proposed accessory structure is constructed of materials similar to those of


the primary structure to be constructed on site and is aesthetically compatible.

5. Accessory structures may contain any type of room use but may not contain any
kitchen except as otherwise specifically provided in this Title with respect to a
Class I accessory structure.

The applicant is requesting a Special Use Permit in order to keep the existing
kitchen within the proposed Class I Accessory Structure.

6. The roof of an accessory structure may be attached to the main dwelling, if there
is a minimum six foot separation between the walls of the accessory structure and
the main building and provided that at least two sides of the breezeway are open.
A gate or fence which is at least 50 percent open construction may be attached to
one end of the breezeway.

The roof of the accessory structure would not be attached to the primary structure
and this standard is not applicable.

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

The Minimum Special Use Permit Requirements for this use include:

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

The proposed use meets this requirement as the subject site is 402,930 square
feet.

2. Requirement 2: Unless the principal dwelling is owner-occupied, a Class I


accessory structure may not be offered or occupied as a rental unit.

The proposed use meets this requirement as the applicant is not renting the
subject accessory structure.

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Staff finds the subject site to be physically suitable for the land use proposed as it is over
nine acres in size. The proposed conversion of an existing single-family residence to a
Class I Accessory Structure in order to allow the construction of a larger, primary
residence is a land use that can be conducted in a manner that is harmonious and
compatible with the existing surrounding residential land uses and staff is recommending
approval of the requested Special Use Permit with conditions. If denied, the applicant
would either have to remove the existing kitchen prior to construction of the second
residential structure, or not construct a second residential unit on the site.

FINDINGS (VAR-76266)

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.”

Evidence of a unique circumstance has been presented, in that the subject site is over
nine acres in size. Title 19.06 sets development guidelines for residential development
that is typically on lots that are less than 20,000 square feet in size. In this instance, the
residential lot is approximately 402,930 square feet in size, much larger than the typical
residential lot and an extraordinary circumstance. The existing accessory structures are
not within the required setback areas and have otherwise met all requirements set forth
by Title 19.06 for residential development. In view of the extraordinary circumstance
presented by the site’s physical size, 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.

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

FINDINGS (SUP-76217)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The subject accessory structure can be conducted in a manner that is harmonious


and compatible with the existing surrounding residential uses.

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

The subject site is over 9 acres in size and is physically suitable for the type and
intensity of the proposed land use.

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


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

The subject site is accessed by Wittig Avenue, a private street utilized by only the
area residents and is adequate in size to meet the requirements of the proposed
accessory structure.

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

Approval of the conversion of a primary residence to an accessory structure will not


be inconsistent with the General Plan, or compromise the public health, safety or
welfare.

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

The proposed use meets all condition set forth by Title 19.12.

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The City Council approved a request for a Variance (VAR-59349) to allow no
amenity zone and sidewalk where such is required on 9.26 acres at the
southeast corner of Tenaya Way and Wittig Avenue. The Planning
Commission and staff recommended approval.
The City Council approved a request for a Variance (VAR-59609) to allow an
existing six-foot tall wall in the front yard where five feet is the maximum
height allowed on 9.26 acres at the northeast corner of Haley Avenue and
Tenaya Way. The Planning Commission and staff recommended approval.
08/09/15
The City Council approved a request for a Waiver (WVR-59348) to allow no
streetlights where such are required on 9.26 acres at the northeast corner of
Haley Avenue and Tenaya Way. The Planning Commission recommended
approval, staff recommended denial.
The City Council approved a Petition to Vacate (VAC-59670) a public multi-
use trail easement generally located adjacent to the northeast corner of
Tenaya Way and Haley Avenue. The Planning Commission and staff
recommended approval.
A Parcel Map (PMP-59398) recorded for the reversion of two lots to acreage
09/08/15
on 9.26 acres at the northeast corner of Haley Avenue and Tenaya Way.

Most Recent Change of Ownership


Month/date/year A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A covenant (#63447) running with the land was recorded for street lights and
07/19/16
sidewalk at Tenaya Way and Haley Avenue.
Civil Improvement Plans (#61951) were approved for a single family
residence at Tenaya Way and Haley Avenue.
08/17/16
A building permit (L-61951) was issued for a residence (civil) at Tenaya Way
and Haley Avenue. The permit did not receive its final inspection.
A building permit (PRR-66711) was issued for a single family residence,
06/14/17 detached barn, and pump house at 7151 Wittig Avenue. The permit did not
receive its final inspection.
A building permit (R-325897) was issued for a single family residence at
7151 Wittig Avenue. The permit did not receive its final inspection.
06/15/17
A building permit (R-325898) was issued for a a detached barn with covered
patios at 7151 Wittig Avenue. The permit did not receive its final inspection.

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Related Building Permits/Business Licenses


A building permit (R-325899) was issued for a detached well/pump house at
7151 Wittig Avenue. The permit did not receive its final inspection.
A building permit (F17-00881) was issued for a fire sprinkler system for a
01/08/18 detached barn at 7151 Wittig Avenue. The permit did not receive its final
inspection.
A building permit (F18-00247) was issued for a fire sprinkler system for a
03/14/18 detached caretaker residence/shop at 7151 Wittig Avenue. The received its
final inspection on 03/01/19.
A building permit application (R19-01048) was submitted for a single family
01/24/19 custom dwelling at 7151 Wittig Avenue. The permit application remains in
review status.

Pre-Application Meeting
A pre-application meeting was held to discuss the submittal
04/02/19
requirements for a Special Use Permit.

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

Field Check
Staff observed the subject site during a routine field check. Nothing of
04/15/19
concern was noted by staff.

Details of Application Request


Site Area
Gross Acres 9.25

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject Single Family, DR (Desert Rural
U (Undeveloped)
Property Detached Density Residential)
Single Family, R (Rural Density R-D (Single Family
North
Detached Residential) Residential-Restricted)

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
RNP (Rural
Single Family, R-E (Rural Estates
South Neighborhood
Detached Residential District)
Preservation)
Single Family, DR (Desert Rural
East U (Undeveloped)
Detached Density Residential)
R-PD2 (Residential
Single Family, DR (Desert Rural
West Planned Development – 2
Detached Density Residential)
Units Per Acre)

Master and Neighborhood Plan Areas Compliance


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

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply for Accessory Structures:
Standard Required/Allowed Provided Compliance
Min. Lot Size 20,000 SF 402,930 SF Y
Min. Lot Width 100 Feet 612 Feet Y
Min. Setbacks
 Front 30 Feet 125 Feet Y
 Side 10 Feet 62 Feet Y
 Rear 35 Feet 346 Feet Y
Min. Distance Between Buildings 6 Feet 178 Feet Y
Max. Building Height 24 Feet 24 Feet Y

NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Tenaya Way Collector Streets and 80 Y
Highways
Wittig Avenue Private Street Title 19.04 23 Y
Haley Avenue Private Street Title 19.04 25 Y

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
One additional
parking space
must be
One
Accessory provided
Accessory
Structure beyond the 1
Structure
(Class I) number of
(Class I)
spaces
normally
required.
TOTAL SPACES REQUIRED 1 1 Y

NE
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‫ ں‬ฎฎƥֱՙ7ㄦ‫゜ ں‬″ㅡफฌ
 ‫ں‬xՙֱЋ̶ՙㅡՙ7
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‫ں‬ฎƥ7ֱ7xफฌ

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Ɔ֭㌱ਙ่₡ 78кਙਙผฌ
ɱƥ7ֱ7″फฌ

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8ħผ⎯‫ש‬78кਙਙผฌ
xफฌ

DzAƆ╗ฌ
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ḚִḚ7ŐAЌbĠ7ֱ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ

ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ

╗ਙऑ7ਙ⑾7b—ऑਙкŴฌ
̶‫ں‬ƥ7ֱ7‫ں‬xफฌ

╗ਙऑ7ਙ⑾7Őħ₡ ‫֭ف‬ฌ
ธ″ƥ7ֱ7‫ںں‬फฌ

‫ں‬ธฌ
ㄦฌ

ԱŐḶÛЌ7bՁAù7╗●ՁDzฌ
ŐḶḶ8●ЌḚฌ

╗ਙऑ7ਙ⑾7Ɔħ₡ ֭ʉŴккฌ
Dzк֭‫ﭨ‬Ŵ‫ש‬ħਙ่⎯7

‫ں‬ฎƥ7ֱ7xफฌ

ԱḶAŐC7ִ7ԱA╗╗7Ɔ●C●ЌḚ7Ɔ╗A●ЌDzCฌ
फḚḶՁCDzЌ7ÛĠDzA╗फ7bḶՁḶŐฌ

CผŴʉ่7Աੂฌ
Ɔ֭㌱ਙ่₡ 78кਙਙผฌ
ɱƥ7ֱ7″फฌ ŐİĠฌ
̶゜̶゜ธx‫ں‬ㄦฌ
ธṲ‫ں‬x7bDzCAŐ78AƆb●A7Û゜7‫ں‬Ṳ̶ฌ
bDzCAŐ7ƆĠACḶÛ7ԱḶAŐC7ОA●Ќ╗DzCฌ
CAŐì7ԱŐḶЌΎDzฌ

CผŴʉħ่‫ف‬7●่₡ ֭ゥฌ

Ћ●ЌùՁ7Û●ЌCḶÛƆ ฌ
Ќਙ㈠7 CŴ‫֭ש‬7 C֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ

╗●Ձ╗ֱⓈО7Ɔ╗AҜОDzC7bḶЌbŐDz╗Dzฌ
ÛAՁՁƆ7Ɔ╗A●ЌDzC7फḚḶՁCDzЌ7ÛĠDzA╗फฌ
bḶՁḶŐฌ

8ħผ⎯‫ש‬78кਙਙผฌ
xफฌ

ЌḶŐ╗Ġฌ
ธฌ7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱxफฌ
ОŐİֱՙ″‫ں‬ՙㄦ
xㅡ゜xฎ゜‫ں‬ɱ

Aֱธx‫ں‬ฌ

ㄦ゜‫ں‬ɱ゜ธx‫ں‬ㄦ7ㅡ̬‫ں‬″̬‫ں‬ㅡ7ОҜฌ
╗ਙऑ7ਙ⑾7b—ऑਙкŴฌ
̶‫ں‬ƥ7ֱ7‫ں‬xफฌ

╗ਙऑ7ਙ⑾7Őħ₡ ‫֭ف‬ฌ
ธ″ƥ7ֱ7‫ںں‬फฌ

ԱŐḶÛЌ7bՁAù7╗●ՁDzฌ
ŐḶḶ8●ЌḚฌ
Ḛ ʉ่֭7╗—㌱'֭ผ7ִ7ḚŴк่֭7Ɔ‫ש‬ਙ㌱'‫ש‬ਙ่ฌ

̶ㄦ″ㅡㄦ7Ɔ㈠Dz㈠7C—่่7ŐਙŴ₡ฌ
╗ਙऑ7ਙ⑾7Ɔħ₡ ֭ʉŴккฌ
‫ں‬ฎƥ7ֱ7xफฌ

ธṲ‫ں‬x7bDzCAŐ78AƆb●A7Û゜7‫ں‬Ṳ̶ฌ
bDzCAŐ7ƆĠACḶÛ7ԱḶAŐC7ОA●Ќ╗DzCฌ
CAŐì7ԱŐḶЌΎDzฌ

Աਙผħ่‫ف‬ⓒ7ḶŐ7ɱՙxxɱฌ

Ɔ֭㌱ਙ่₡ 78кਙਙผฌ
ɱƥ7ֱ7″फฌ

╗●Ձ╗ֱⓈО7Ɔ╗AҜОDzC7bḶЌbŐDz╗Dzฌ
ÛAՁՁƆ7Ɔ╗A●ЌDzC7फḚḶՁCDzЌ7ÛĠDzA╗फฌ
bḶՁḶŐฌ

8ħผ⎯‫ש‬78кਙਙผฌ
xफฌ

ÛDzƆ╗ฌ
ธฌ7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱxफฌ
ḚִḚ7ŐAЌbĠ7ֱ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ

ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ

╗ਙऑ7ਙ⑾7b—ऑਙкŴฌ
̶‫ں‬ƥ7ֱ7‫ں‬xफฌ

╗ਙऑ7ਙ⑾7Őħ₡ ‫֭ف‬ฌ
ธ″ƥ7ֱ7‫ںں‬फฌ

╗ਙऑ7ਙ⑾7Ɔħ₡ ֭ʉŴккฌ
Dzк֭‫ﭨ‬Ŵ‫ש‬ħਙ่⎯7

‫ں‬ฎƥ7ֱ7xफฌ

ธṲ‫ں‬x7bDzCAŐ78AƆb●A7Û゜7‫ں‬Ṳ̶ฌ
bDzCAŐ7ƆĠACḶÛ7ԱḶAŐC7ОA●Ќ╗DzCฌ
CAŐì7ԱŐḶЌΎDzฌ

ԱŐḶÛЌ7bՁAù7╗●ՁDzฌ
ŐḶḶ8●ЌḚฌ

CผŴʉ่7Աੂฌ
ŐİĠฌ
̶゜̶゜ธx‫ں‬ㄦฌ

CผŴʉħ่‫ف‬7●่₡ ֭ゥฌ
╗●Ձ╗ֱⓈО7Ɔ╗AҜОDzC7bḶЌbŐDz╗Dzฌ
ÛAՁՁƆ7Ɔ╗A●ЌDzC7फḚḶՁCDzЌ7ÛĠDzA╗फฌ Ќਙ㈠7 CŴ‫֭ש‬7 C֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ
bḶՁḶŐฌ

8ħผ⎯‫ש‬78кਙਙผฌ
xफฌ

ƆḶⓈ╗Ġฌ
‫ں‬ฌ 7‫゜ں‬ㅡफ7ए7‫ں‬ƥֱxफฌ
ОŐİֱՙ″‫ں‬ՙㄦ
xㅡ゜xฎ゜‫ں‬ɱ

Aֱธxธฌ

ㄦ゜‫ں‬ɱ゜ธx‫ں‬ㄦ7ㅡ̬‫ں‬″̬ธㅡ7ОҜฌ
Ḛ ʉ่֭7╗—㌱'֭ผ7ִ7ḚŴк่֭7Ɔ‫ש‬ਙ㌱'‫ש‬ਙ่ฌ

̶ㄦ″ㅡㄦ7Ɔ㈠Dz㈠7C—่่7ŐਙŴ₡ฌ

Աਙผħ่‫ف‬ⓒ7ḶŐ7ɱՙxxɱฌ
ḚִḚ7ŐAЌbĠ7ֱ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ

ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ
̶C7Ћħ֭ʉ⎯7

CผŴʉ่7Աੂฌ
ŐİĠฌ
̶゜̶゜ธx‫ں‬ㄦฌ

CผŴʉħ่‫ف‬7●่₡ ֭ゥฌ

Ќਙ㈠7 CŴ‫֭ש‬7 C֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ


‫ں‬7 CC7ҜҜҜ7 ОDzŐҜ●╗7ƆDz╗ฌ
‫ں‬ㅡฌ

ОŐİֱՙ″‫ں‬ՙㄦ
xㅡ゜xฎ゜‫ں‬ɱ

Aֱ‫ں‬xxฌ

ㄦ゜‫ں‬ɱ゜ธx‫ں‬ㄦ7ㅡ̬ธ″̶̬‫ں‬7ОҜฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜ7ҜDz╗AՁ7ŐḶḶ ฌ

ҜAṲ7DzՁDzЋ㈠ए7ો゜ֱธ̶ƥֱՙफ7A㈠ ㈠ ㈠ฌ

̶7bḶA╗7Ɔ╗ⓈbbḶฌ
ƆAЌC7ḶŐ7ƆҜḶḶ╗Ġฌ
●Ќ●ƆĠⓒ7ОA●Ќ╗DzCฌ
ㄦ7 ㄦ7 ㄦ7 ㄦ7 ㄦ7 ㄦฌ

‫ں‬ฎฌ
‫ں‬ฌ
̶゜″゜ธx‫ ں‬ɱ7ֱ7bՁЋ7bḶҜҜDzЌ╗ฌ
╗㈠Ḷ㈠7ОՁA╗Dz7DzՁDzЋ㈠ए7‫ ں‬xƥֱ‫ ں‬फ7A㈠ ㈠ ฌ ՁDz╗╗DzŐ7 ‫ ں‬7CA╗DzC7ธ゜‫ ں‬ɱ゜ธx‫ ں‬ɱฌ

″7 ″7 ″ฌ
╗㈠Ḷ㈠7CḶḶŐ゜Û●Ќ㈠ए7ฎƥֱxफ7A㈠ ㈠ ฌ

̶7 ̶ฌ
ㄦ7 ՙ7 ‫ں‬7 ‫ں‬7 ㅡ7 ㄦ7 ㄦ7 ㅡ7 ㄦ7 ㄦฌ ธฌ
ฎฌ
ธฌ ‫ ں‬ธ゜ธ゜ธx‫̶ ں‬7ֱ7bbԱC7AŐbĠฌ
bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ธฌ
ACĠDzŐDzCฌ CA╗DzC7‫ ں‬ธ゜ธ゜ธx‫̶ ں‬ฌ
Ɔ╗ḶЌDzฌ
ЋDzЌDzDzŐฌ

̶ฌ
㈠ ㈠7DzՁDzЋ㈠ए7xƥֱxफฌ
ㅡ゜ㅡ゜ธx‫ ں ں‬7ֱ7bbԱC7AŐbĠฌ
bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ธฌ
̶7 ธฌ CA╗DzC7̶゜ธɱ゜ธx‫ں ں‬ฌ
DzṲ●Ɔ╗㈠7ОAC7DzՁDzЋए7ֱxƥֱฎफฌ AC‫ں‬7 AC‫ں‬ฌ

ㅡฌ
ㅡ゜‫゜ ں ں‬ธx‫ ں ں‬7ֱ7bbԱC7AŐbĠฌ
ŐḶЌ╗7DzՁDzЋA╗●ḶЌฌ bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ̶ฌ
ƆbAՁDz̬7̶゜‫ں‬″फ7ए7777‫ں‬ƥֱxफฌ CA╗DzC7ㅡ゜‫゜ ں ں‬ธx‫ں ں‬ฌ
‫ں‬ฌ x7 ㅡƥ7 ฎƥ7 ‫ں‬ธƥฌ

ㄦฌ
‫ ں‬ธ゜ㄦ゜ธx‫ ں ں‬7ֱ7 ●DzՁC7bĠAЌḚDz7ОDzŐฌ
ḶÛЌDzŐฌ

̶7bḶA╗7Ɔ╗ⓈbbḶฌ
ƆAЌC7ḶŐ7ƆҜḶḶ╗Ġฌ
●Ќ●ƆĠⓒ7ОA●Ќ╗DzCฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜ7ҜDz╗AՁ7ŐḶḶ ฌ
ㄦ7 ㄦ7 ㄦ7 ㄦ7 ㄦ7 ㄦฌ

╗㈠Ḷ㈠7ОՁA╗Dz7DzՁDzЋ㈠ए7‫ ں‬xƥֱ‫ ں‬फ7A㈠ ㈠ ฌ

╗㈠Ḷ㈠7CḶḶŐ゜Û●Ќ㈠ए7ฎƥֱxफ7A㈠ ㈠ ฌ

ACĠDzŐDzCฌ ‫ں‬ㄦ7 ‫ں‬ՙฌ


ㅡ7 ㄦ7 Ɔ╗ḶЌDzฌ ㄦฌ
ЋDzЌDzDzŐฌ
‫ں‬x7 ‫ں‬ธ7 ‫̶ں‬7 ‫̶ں‬ฌ

㈠ ㈠7DzՁDzЋ㈠ए7xƥֱxफฌ

ㅡฌ ‫ں‬ฌ
DzṲ●Ɔ╗㈠7ОAC7DzՁDzЋए7ֱxƥֱฎफฌ
AC‫ں‬ฌ AC‫ں‬ฌ

ŐDzAŐ7DzՁDzЋA╗●ḶЌฌ
ธฌ ƆbAՁDz̬7̶゜‫ں‬″फ7ए7777‫ں‬ƥֱxफ7 x7 ㅡƥ7 ฎƥ7 ‫ں‬ธƥฌ

ҜAṲ7DzՁDzЋ㈠ए7ો゜ֱธ̶ƥֱՙफ7A㈠ ㈠ ㈠ฌ

̶7bḶA╗7Ɔ╗ⓈbbḶฌ
ƆAЌC7ḶŐ7ƆҜḶḶ╗Ġฌ
●Ќ●ƆĠⓒ7ОA●Ќ╗DzCฌ
Ɔ╗AЌC●ЌḚ7ƆDzAҜ7ҜDz╗AՁ7ŐḶḶ ฌ

ㄦฌ
ㄦ ㄦ7 ㄦฌ

╗㈠Ḷ㈠7ОՁA╗Dz7DzՁDzЋ㈠ए7‫ ں‬xƥֱ‫ ں‬फ7A㈠ ㈠ ฌ

╗㈠Ḷ㈠7CḶḶŐ゜Û●Ќ㈠ए7ฎƥֱxफ7A㈠ ㈠ ฌ

‫ں‬ㄦ7 ‫ں‬ՙฌ
ㄦ7 ㄦ7 ㄦ ACĠDzŐDzCฌ
Ɔ╗ḶЌDzฌ
‫ں‬ธ7 ‫̶ں‬7 ‫̶ں‬7 ‫ں‬″ฌ ЋDzЌDzDzŐฌ

‫ں‬ㅡฌ

㈠ ㈠7DzՁDzЋ㈠ए7xƥֱxफฌ

DzṲ●Ɔ╗㈠7ОAC7DzՁDzЋए7ֱxƥֱฎफฌ

ՁDz╗7DzՁDzЋA╗●ḶЌฌ
̶ฌ ƆbAՁDz̬7̶゜‫ں‬″फ7ए7777‫ں‬ƥֱxफ7 x7 ㅡƥ7 ฎƥ7 ‫ں‬ธƥฌ

ҜAṲ7DzՁDzЋ㈠ए7ો゜ֱธ̶ƥֱՙफ7A㈠ ㈠ ㈠ฌ

Ɔ╗AЌC●ЌḚ7ƆDzAҜ7ҜDz╗AՁ7ŐḶḶ ฌ ̶7bḶA╗7Ɔ╗ⓈbbḶฌ
ƆAЌC7ḶŐ7ƆҜḶḶ╗Ġฌ
●Ќ●ƆĠⓒ7ОA●Ќ╗DzCฌ

ㄦ7 ㄦฌ
Ɔ╗Ḷbì╗ḶЌ7ŐDzƆ●CDzЌbDzฌ
ՙ‫ ں‬ㄦ‫ ں‬7Û●╗╗●Ḛ7AЋDz㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ ں‬ฌ
AОЌ̬7‫ ں‬ธㄦֱธธֱ″x‫ֱ ں‬xธฎฌ

╗㈠Ḷ㈠7ОՁA╗Dz7DzՁDzЋ㈠ए7‫ ں‬xƥֱ‫ ں‬फ7A㈠ ㈠ ฌ

″7 ″7 ″ฌ
╗㈠Ḷ㈠7CḶḶŐ゜Û●Ќ㈠ए7ฎƥֱxफ7A㈠ ㈠ ฌ
ACĠDzŐDzCฌ
ù7Ḷ 7╗ĠDz7CDzƆ●ḚЌ7ОŐḶ DzƆƆ●ḶЌAՁ㈠7bḶО●DzƆ7Ḷ 7╗ĠDz7CŐAÛ●ЌḚƆ7AЌC7ƆОDzb● ●bA╗●ḶЌƆ7ŐDz╗A●ЌDzC7Աù7╗ĠDz7bՁ●DzЌ╗7ҜAù7ԱDz7Ⓢ╗●Ձ●ΎDzC7ḶЌՁù7 ḶŐ7Ġ●Ɔ7ⓈƆDz7AЌC7 ḶŐ7ḶbbⓈОù●ЌḚ7╗ĠDz7ОŐḶİDzb╗7 ḶŐ7ÛĠ●bĠ7╗ĠDzù7ÛDzŐDz7ОŐDzОAŐDzCⓒ7AЌC7ЌḶ╗7 ḶŐ7╗ĠDz7bḶЌƆ╗ŐⓈb╗●ḶЌ7Ḷ 7AЌù7Ḷ╗ĠDzŐ7ОŐḶİDzb╗㈠ฌ

Ɔ╗ḶЌDzฌ
ЋDzЌDzDzŐ7 ‫ ں‬ธ゜‫ ں‬x゜ธx‫ ں‬ฎฌ
ฎ7 ㅡ7 ㄦ7 ㅡฌ
ՙ7 ՙ7 ‫ں‬xฌ
ɱฌ
‫ ں‬″x″x‫ں‬ฌ
ĠDz ОŐḶ

㈠ ㈠7DzՁDzЋ㈠ए7xƥֱxफ7 DzՁDzЋA╗●ḶЌƆฌ
ḶЌƆ ŐDzҜA●Ќ ╗ĠDz7ОŐḶОDzŐ╗
╗●Ḷ

DzṲ●Ɔ╗㈠7ОAC7DzՁDzЋए7ֱxƥֱฎफฌ
A╗●ḶЌƆ7ŐDzҜA●Ќ7╗

ОŐİֱՙ″‫ں‬ՙㄦ
xㅡ゜xฎ゜‫ں‬ɱ
C ƆОDzb● ●bA
ЌC

Ő●ḚĠ╗7DzՁDzЋA╗●ḶЌฌ Aֱธx‫ں‬ฌ
AЌC7ƆОDzb●

ㅡฌ ƆbAՁDz̬7̶゜‫ں‬″फ7ए7777‫ں‬ƥֱxफฌ x7 ㅡƥ7 ฎƥ7 ‫ں‬ธƥฌ


Û●ЌḚƆ7A
CŐAÛ●ЌḚƆ
‫ں‬7 ธ7 ̶ฌ
″ㅡƥ7ֱ7xफฌ

ㅡxƥ7ֱ7xफ7 ธㅡƥ7ֱ7xफฌ

‫ں‬ธƥ7ֱ7xफ7 ‫ں‬″ƥ7ֱ7xफฌ

ธฌ ธฌ ‫ں‬ฌ
Aֱธx‫ں‬ฌ A̶ֱxธฌ A̶ֱxธฌ

‫ں‬x̶ฌ

A7 Aฌ
‫ں‬xㅡฌ

″ƥ7ֱ7xफฌ
Ḛ ʉ่֭7╗—㌱/֭ผ7ִ7ḚŴк่֭7Ɔ‫ש‬ਙ㌱/‫ש‬ਙ่ฌ

‫ں‬xㅡ7 ‫ں‬xㄦ7 ‫ں‬x″ฌ

Ա7 Աฌ

‫ں‬ธƥ7ֱ7xफฌ
̶ㄦ″ㅡㄦ7Ɔ㈠Dz㈠7C—่่7ŐਙŴ₡ฌ

″ƥ7ֱ7‫ں‬xफฌ
‫ں‬xՙฌ

Աਙผħ่‫ف‬ⓒ7ḶŐ7ɱՙxxɱฌ

̶ธƥ7ֱ7xफฌ
Ɔ╗ḶŐAḚDzฌ
ŐḶḶҜ7 ÛḶŐìƆĠḶОฌ
ɱ7 ‫ں‬xฌ

‫ںں‬ƥ7ֱ7‫ں‬xफฌ
‫ں‬xธฌ

‫ں‬″ƥ7ֱ7xफฌ
̶ฌ ̶ฌ
A̶ֱx‫ں‬ฌ A̶ֱx‫ں‬ฌ

‫ں‬xㄦฌ

b7 ‫ں‬x″7 bฌ

″ƥ7ֱ7xफฌ
‫ں‬ฎƥ7ֱ7xफฌ
ธฌ ธฌ
A̶ֱx‫ں‬ฌ A̶ֱx‫ں‬ฌ

ՙɱƥ7ֱ7ㅡफฌ
ḚִḚ7ŐAЌbĠ7ֱ7

ธฌ ḚAŐAḚDz7 ธ7 ‫ں‬ฌ
‫ں‬xՙฌ
Aֱธxธฌ Aֱธx‫ں‬ฌ

ธ‫ں‬ƥ7ֱ7ㅡफฌ
ฎฌ

ฎㄦƥ7ֱ7ㅡफฌ
ธxƥ7ֱ7xफฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ

ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ

‫ں‬ՙƥ7ֱ7xफฌ
C7 Cฌ
ŐDz7 ĠAՁՁฌ
A‫ں‬7 ‫̶ںں‬ฌ
ㅡฌ

̶ƥ7ֱ7″फฌ
ì●╗bĠDzЌ7 ‫ںں‬ㅡฌ
A‫ں‬ฌ

CÛฌ
̶ฌ

A‫ں‬7 Û7 C7 ‫ں‬xฎฌ

ÛĠฌ

ㄦฌ
‫ں‬ฌ ‫ں‬x̶ฌ ‫ں‬ฌ
A̶ֱx‫ں‬ฌ bՁฌ A̶ֱx‫ں‬ฌ
̶ƥ7ֱ7xफฌ
A‫ں‬7 Ա‫ں‬7 ‫ں‬ɱฌ

ԱA╗ĠŐḶḶҜฌ
‫ںں‬ㄦ7 ㄦฌ
A‫ں‬ฌ
ḚAŐAḚDzฌ
‫ںں‬″7 A̶ֱxธ7

‫ں‬ธƥ7ֱ7xफฌ
ՙฌ
A‫ں‬ฌ
A‫ں‬ฌ
C●Ќ●ЌḚฌ A‫ں‬ฌ

ธฌ

̶ธƥ7ֱ7xफฌ
ħผ⎯‫ש‬7кਙਙผ7

‫ں‬xɱฌ
ԱDzCŐḶḶҜ7 A‫ں‬7
‫ںں‬ՙ7 ″ฌ

A‫ں‬ฌ
ՙƥ7ֱ7ฎफฌ

‫ں‬xธฌ
ⓈОฌ
Ձ●Ћ●ЌḚ7ŐḶḶҜ7 ‫ںں‬xฌ
Dz7 ‫ں‬7 A‫ں‬7
Dzฌ
CผŴʉ่7Աੂฌ
DzЌ╗Őùฌ
‫ںںں‬ฌ ŐİĠฌ
‫ں‬ฎฌ
″ƥ7ֱ7xफฌ

̶゜̶゜ธx‫ں‬ㄦฌ

‫ں‬x‫ں‬7
7 ฌ
‫ں‬x‫ں‬7 ‫ں‬xฎ7 CผŴʉħ่‫ف‬7●่₡ ֭ゥฌ

‫ں‬xƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफ7 ‫ں‬xƥ7ֱ7xफฌ Ќਙ㈠7 CŴ‫֭ש‬7 C֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ

ธฌ ‫ں‬ฌ
A̶ֱxธฌ A̶ֱxธ7
‫ں‬7 ธ7 ̶ฌ

‫ں‬ฌ
Aֱธxธฌ ОŐİֱՙ″‫ں‬ՙㄦ
Ќฌ

xㅡ゜xฎ゜‫ں‬ɱ
!ħผ⎯‫ש‬7!кਙਙผฌ
‫ں‬ฌ 7̶゜‫ں‬″फ7ए7‫ں‬ƥֱxफ7
Aֱ‫ں‬x‫ں‬ฌ

ㄦ゜ธ‫゜ں‬ธx‫ں‬ㄦ7ㅡ̶̬ㅡ̶̬ㄦ7ОҜฌ
‫ں‬7 ธ7 ̶ฌ

ธฌ ‫ں‬ฌ

ธฌ A̶ֱxธฌ A̶ֱxธฌ
Aֱธx‫ں‬ฌ

A7 Aฌ
Ḛ ʉ่֭7╗—㌱/֭ผ7ִ7ḚŴк่֭7Ɔ‫ש‬ਙ㌱/‫ש‬ਙ่ฌ

Ա7 Աฌ
̶ㄦ″ㅡㄦ7Ɔ㈠Dz㈠7C—่่7ŐਙŴ₡ฌ

Աਙผħ่‫ف‬ⓒ7ḶŐ7ɱՙxxɱฌ

̶ฌ ̶ฌ
A̶ֱx‫ں‬ฌ A̶ֱx‫ں‬ฌ

b7 bฌ

ธฌ ธฌ
A̶ֱx‫ں‬ฌ A̶ֱx‫ں‬ฌ
ḚִḚ7ŐAЌbĠ7ֱ7

ธฌ
Aֱธxธฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ں‬ฌ

ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ

C7 Cฌ

CÛฌ
‫̶ں‬ฌ
‫ں‬ฌ ธxㅡฌ ‫ں‬ฌ
A̶ֱx‫ں‬ฌ Ձ●Ћ●ЌḚ7ŐḶḶҜ7 ธxㄦฌ A̶ֱx‫ں‬ฌ

C●Ќ●ЌḚ7ŐḶḶҜ7 ‫ںں‬ฌ

ì●╗bĠDzЌDz╗╗Dzฌ
A‫ں‬7 ‫ں‬ธฌ
A‫ں‬7 ㄦฌ
ธxㅡฌ
A̶ֱxธฌ
A‫ں‬ฌ
A‫ں‬7 C7 Ûฌ
ธx‫ں‬7 CЌฌ
ธxՙฌ

̶ธƥ7ֱ7xफฌ
A‫ں‬ฌ
ธx″ฌ
̶ƥ7ֱ7xफฌ ҜAƆ╗DzŐฌ
A‫ں‬ฌ
Ɔ֭㌱ਙ่₡7кਙਙผ7

ԱA╗ĠŐḶḶҜฌ ԱDzCŐḶḶҜฌ
‫ں‬ՙฌ
ԱDzCŐḶḶҜ7 ‫ں‬ㄦ7 A‫ں‬ฌ
A‫ں‬ฌ
‫ں‬ㅡ7 A‫ں‬ฌ

ธx̶7 A‫ں‬7 A‫ں‬ฌ

Dz7 A‫ں‬7
Dzฌ
ธxㄦ7 Ҝ7ԱA╗Ġฌ CผŴʉ่7Աੂฌ
A‫ں‬7 ธx̶ฌ
‫ں‬″ฌ
A‫ں‬ฌ A‫ں‬ฌ ŐİĠฌ
A╗╗●b ฌ
ธxธฌ
AbbDzƆƆ7 ̶゜̶゜ธx‫ں‬ㄦฌ
A‫ں‬ฌ

7 ฌ
ธxธ7 ธx‫ں‬7 CผŴʉħ่‫ف‬7●่₡ ֭ゥฌ

Ќਙ㈠7 CŴ‫֭ש‬7 C֭⎯㌱ผħऑ‫ש‬ħਙ่ฌ

‫ں‬ฌ
A̶ֱxธฌ

ㅡxƥ7ֱ7xफฌ

ธฌ
A̶ֱxธฌ
‫ں‬ฌ
Aֱธxธฌ ОŐİֱՙ″‫ں‬ՙㄦ
Ќฌ

‫ں‬ฌ ธ7 ̶ฌ xㅡ゜xฎ゜‫ں‬ɱ
Ɔ֭㌱ਙ่₡ 7!кਙਙผฌ
‫ں‬ฌ 7̶゜‫ں‬″फ7ए7‫ں‬ƥֱxफฌ Aֱ‫ں‬xธฌ

ㄦ゜ธ‫゜ں‬ธx‫ں‬ㄦ7ㅡ̶̬ㅡ̶̬″7ОҜฌ
CḶḶŐ7ƆbĠDzCⓈՁDzฌ Û●ЌCḶÛ7ƆbĠDzCⓈՁDzฌ
Ɔ●ΎDzฌ ●ŐDzฌ
ҜAŐì7 Ợ╗ùฌ CḶḶŐ7╗ùОDz7 ḚՁAΎ●ЌḚฌ ЌḶ╗DzƆฌ Ɔ●ΎDzฌ
Û7 Ġ╗7 ╗Ġìฌ ŐA╗●ЌḚฌ ҜAŐì7 Ợ╗ùฌ Û●ЌCḶÛ7╗ùОDz7 ╗DzҜОDzŐDzC7 ЌḶ╗DzƆฌ
Û7 Ġ╗ฌ
DzṲ╗DzŐ●ḶŐ7CḶḶŐƆฌ x‫ں‬7 ‫ں‬7 ƆÛ●ЌḚ7ӧОA●Őỏ 7 ″ƥֱxफ7 ‫ ں‬xƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफ7 ùDzƆฌ
‫ ں‬Ɔ╗7ՁḶḶŐฌ ‫ں‬7 ธฌ ●ṲDzCฌ ՙƥֱxफ7 ՙƥֱxफฌ
xธ7 ̶ฌ ƆՁ●CDzŐ7 ″ƥֱxफ7 ฎƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ
ธ7 ‫ں‬ฌ ƆՁ●C●ЌḚฌ ㄦƥֱxफ7 ㄦƥֱxफฌ
x̶7 ‫ں‬ฌ ƆÛ●ЌḚ7 ธƥֱ″फ7 ฎƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ ‫ں‬ฌ
̶ฌ ธฌ bAƆDzҜDzЌ╗ฌ ㄦƥֱxफฌ ″ƥֱxफฌ AŐbĠDzC7╗ḶОฌ
xㅡ7 ‫ں‬7 ƆՁ●CDzŐ7 ‫ ں‬ธƥֱxफ7 ฎƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ
ㅡฌ ㅡฌ AÛЌ●ЌḚฌ ธƥֱxफ7 ̶ƥֱxफฌ 7ӧƆDzDz7ЌḶ╗Dzỏฌ ḶЌՁù7Û●ЌCḶÛƆ7●Ќ7ԱA╗ĠŐḶḶҜƆ7ԱDz╗ÛDzDzЌ7ԱDzC7ธ7ִ7̶7╗Ḷ7ԱDz7╗DzҜОDzŐDzCฌ
xㄦ7 ‫ں‬7 ƆՁ●CDzŐ7 ธxƥֱxफ7 ‫ ں‬xƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफ7 ùDzƆฌ ÛAՁՁ7ОḶbìDz╗7ḚՁAƆƆ7ОAЌDzՁƆฌ
ㄦฌ ธՙฌ ●ṲDzCฌ ธƥֱxफ7 ̶ƥֱxफฌ 7ӧƆDzDz7ЌḶ╗Dzỏฌ ḶЌՁù7Û●ЌCḶÛƆ7●Ќ7ԱA╗ĠŐḶḶҜƆ7ԱDz╗ÛDzDzЌ7ԱDzC7ธ7ִ7̶7╗Ḷ7ԱDz7╗DzҜОDzŐDzCฌ
x″7 ‫ں‬7 ḚAŐAḚDz7 ฎƥֱxफ7 ฎƥֱxफ7 ‫ ں‬7‫゜ ں‬ธफฌ
″7 ̶ฌ ●ṲDzCฌ ‫ ں‬ƥֱ″फฌ ‫ ں‬ƥֱ″फฌ
xՙฌ ‫ں‬ฌ ƆÛ●ЌḚ7 ̶ƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ
ՙ7 ㅡ7 ●ṲDzCฌ ̶ƥֱxफฌ ㄦƥֱxफฌ
xฎฌ ㅡฌ ḚAŐAḚDz7 ɱƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ
ฎฌ ‫ں‬7 ●ṲDzCฌ ㄦƥֱxफ7 ㅡƥֱxफฌ ùDzƆฌ
̶ฌ
A̶ֱxธฌ ɱฌ ㅡ7 ●ṲDzCฌ ㅡƥֱxफ7 ″ƥֱxफฌ ‫ں‬ฌ
‫ ں‬xฌ ‫ں‬7 ●ṲDzCฌ ‫ ں‬xƥֱxफ7 ㄦƥֱxफฌ ̶゜″゜ธx‫ ں‬ɱ7ֱ7bՁЋ7bḶҜҜDzЌ╗ฌ
●Ќ╗DzŐ●ḶŐ7CḶḶŐƆ7 A7 ՙ7 ƆÛ●ЌḚ7 ̶ƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ ՁDz╗╗DzŐ7 ‫ ں‬7CA╗DzC7ธ゜‫ ں‬ɱ゜ธx‫ ں‬ɱฌ
‫ں ں‬ฌ ธ7 ●ṲDzCฌ ธƥֱxफ7 ธƥֱxफฌ
ㅡฌ Ա7 ‫ں ں‬7 ƆÛ●ЌḚ7 ธƥֱ″फ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ
‫ ں‬ธฌ ‫ں‬7 ●ṲDzCฌ ㄦƥֱ″फ7 ㄦƥֱxफฌ
b7 ‫ں‬7 ƆÛ●ЌḚ7ӧОA●Őỏ 7 ㄦƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ ƆDzDz7ìDzùЌḶ╗Dz7 ฎฌ


‫̶ ں‬ฌ ธ7 bAƆDzҜDzЌ╗ฌ ธƥֱ″फฌ ㄦƥֱxफฌ

‫ں‬ธ
C7 ธ7 ƆÛ●ЌḚ7 ̶ƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ ƆDzDz7ìDzùЌḶ╗Dz7 ฎฌ ธฌ
‫ ں‬ㅡฌ ‫ں‬7 ●ṲDzCฌ ㅡƥֱxफ7 ㄦƥֱxफฌ ‫ ں‬ธ゜ธ゜ธx‫̶ ں‬7ֱ7bbԱC7AŐbĠฌ
‫ں‬ฌ Dz7 ‫ں‬ฌ ƆՁ●CDzŐฌ ㄦƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ
‫ ں‬ㄦฌ ‫ں‬7 ●ṲDzCฌ ″ƥֱxफ7 ธƥֱxफฌ ùDzƆฌ bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ธฌ
7 ‫ں‬ฌ ƆÛ●ЌḚ7ӧОA●Őỏ ฌ ㄦƥֱxफ7 ฎƥֱxफฌ ‫ ں‬7‫゜ ں‬ธफฌ ùDzƆฌ CA╗DzC7‫ ں‬ธ゜ธ゜ธx‫̶ ں‬ฌ
‫ ں‬″7 ‫ں‬7 ●ṲDzCฌ ㄦƥֱxफ7 ㄦƥֱxफฌ ùDzƆฌ


Ɔ●╗╗●ЌḚฌ

‫̶ں‬
‫ ں‬ՙฌ ‫ں‬7 ●ṲDzCฌ ″ƥֱxफ7 ธƥֱxफฌ
̶ฌ
‫ ں‬ฎฌ ‫ں‬7 ●ṲDzCฌ ″ƥֱxफ7 ̶ƥֱxफฌ AŐbĠDzC7╗ḶО7ֱ7ƆDzDz7‫゜ ں‬Aֱธx‫ ں‬7ḶŐ7ՁḶbA╗●ḶЌฌ
ㅡ゜ㅡ゜ธx‫ ں ں‬7ֱ7bbԱC7AŐbĠฌ
ƆⓈООՁ●DzŐ7Ḷ7Û●ЌCḶÛƆ7ƆĠAՁՁ7ЋDzŐ●ù7AՁՁ7Û●ЌCḶÛƆ7ḶŐ7DzḚŐDzƆƆ7AЌC7╗DzҜОDzŐ●ЌḚ7ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ7ḶŐ7bḶCDz7bḶҜОՁ●AЌbDz㈠ฌ bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ธฌ
xธฌ CA╗DzC7̶゜ธɱ゜ธx‫ں ں‬ฌ
‫ں‬ฌ ƆⓈООՁ●DzŐ7Ḷ7Û●ЌCḶÛƆ7ƆĠAՁՁ7ЋDzŐ●ù7AՁՁ7Û●ЌCḶÛ7ỢⓈAЌ╗●╗●DzƆ7ОŐ●ḶŐ7╗Ḷ7AԱŐ●bA╗●ḶЌ㈠ฌ
A̶ֱxธฌ ̶ฌ ㄦฌ
A̶ֱx‫ں‬ฌ A̶ֱxธฌ
ՁḶḶŐ7ОՁAЌ7ìDzùЌḶ╗DzƆฌ ㅡฌ
ㅡ゜‫゜ ں ں‬ธx‫ ں ں‬7ֱ7bbԱC7AŐbĠฌ
‫ ں‬㈠ֱ7 ″xx7AҜО7ҜA●Ќ7ОAЌDzՁ7ӧЋDzŐ●ù7ʉ゜7DzՁDzb╗Ő●bAՁ7ОՁAЌỏฌ bḶҜҜDzЌ╗7ՁDz╗╗DzŐ7 ̶ฌ
ธ㈠ֱ7 ӧㄦ゜ฎफ7ḚùОƆⓈҜ7ԱḶAŐC7╗ùОDzफṲफỏ7A╗7AՁՁ7ḚAŐAḚDz7bDz●Ձ●ЌḚƆฌ CA╗DzC7ㅡ゜‫゜ ں ں‬ธx‫ں ں‬ฌ
ҜAƆ╗DzŐ7 AЌC7ÛAՁՁƆ7AЌC7AՁՁ7ÛA╗DzŐ7ĠDzA╗DzC7ҜDzbĠAЌ●bAՁⓒ7Ɔ╗ḶŐAḚDzฌ
‫ں‬ฌ

‫̶ں‬
ŐḶḶҜƆ7Û●╗Ġ●Ќ7ḚAŐAḚDz7AŐDzAⓒ7AЌC7AՁՁ7AŐDzAƆ7ⓈЌCDzŐ7Ɔ╗A●ŐƆ㈠ฌ
ㄦฌ ̶㈠ֱ ●ƆḶìDzŐЌ7●ŐDzОՁAbDz7Û゜7ҜḶЌDzƆƆDzЌ7ЌA╗ⓈŐAՁ7ԱՁAΎDz7ЋDzЌ╗ՁDzƆƆ7ḚAƆฌ
AC‫ں‬ฌ ՁḶḚ7●ЌƆDzŐ╗7AЌƆ●7Ύธ‫ ں‬㈠″xⓒ7ОŐḶЋ●CDz7ḚAƆ7Ɔ╗ⓈԱฌ ㄦฌ
ㅡ㈠ֱ ĠDzA╗7Ќ7ḚՁḶ7●̶ㄦ7●ŐDz7ОՁAbDzֱ7AЌƆ●7Ύธ‫ ں‬㈠ฎฎֱธx‫ ں‬ㅡⓒ7ОŐḶЋ●CDz7ḚAƆ7Ɔ╗ⓈԱฌ ‫ ں‬ธ゜ㄦ゜ธx‫ ں ں‬7ֱ7●DzՁC7bĠAЌḚDz7ОDzŐฌ
ธฌ ㄦ㈠ֱ7 ธธफゥ̶xफ7A╗╗●b7AbbDzƆƆ7ӧ‫ ں‬7ĠŐ㈠7ŐA╗DzC7ҜDz╗AՁ㈠ỏฌ ḶÛЌDzŐฌ
A̶ֱxธฌ ″㈠ֱ ОŐḶЋ●CDz7CŐA╗Ɔ╗ḶОО●ЌḚ㈠7ӧОDzŐ7ธx‫ ں‬ธ7●Őbⓒ7ƆDzb╗●ḶЌ7̶xธ㈠‫ ں‬ธỏฌ
ՙ㈠ֱ bⓈƆ╗ḶҜ7Û●ЌDz7bDzՁՁAŐ7ӧОDzŐ7ḶÛЌDzŐỏฌ
ฎ㈠ֱ ‫゜̶ֱ ں‬ฎफ7ƆḶՁ●C7bḶŐDz7ḶŐ7ธx7Ҝ●ЌⓈ╗Dz7ŐA╗DzC7CḶḶŐ7Û●╗Ġ7A7ƆDzՁฌ
bՁḶƆDzŐ7ӧОDzŐ7●Őb7ธx‫ ں‬ธ7ƆDzb╗●ḶЌ7Ő̶xธ㈠ㄦ㈠‫ ں‬ỏฌ


ɱ㈠ֱ7 bⓈƆ╗ḶҜ7●ƆĠ7╗AЌì7ӧОDzŐ7ḶÛЌDzŐỏฌ

‫ں‬ㅡ
ㅡฌ ‫ ں‬x㈠ֱ7 AŐbĠ●╗Dzb╗ⓈŐAՁ7●Ќ╗DzŐ●ḶŐ7ƆḶ●╗゜AŐbĠฌ
AC‫ں‬ฌ ‫ ں ں‬㈠ֱ7 AŐbĠ●╗Dzb╗ⓈŐAՁ7DzṲ╗DzŐ●ḶŐ7ƆḶ●╗゜AŐbĠฌ
ㄦ‫ں‬ฌ ‫ ں‬ธ㈠ֱ7 ƆՁḶОDz7ƆՁAԱ7‫゜ ں‬ㅡफ゜╗㈠7AÛAù7ŐḶҜ7ĠḶⓈƆDz7ӧ╗Ḷ7CAùՁ●ḚĠ╗ỏฌ
̶″ฌ ‫̶ ں‬㈠ֱ7 DzCḚDz7Ḷ7bḶЌbŐDz╗Dz7ƆՁAԱ7ӧƆDzDz7ḶⓈЌCA╗●ḶЌ7ִ7Ɔ●╗Dz7ОՁAЌƆỏฌ
‫ ں‬ㅡ㈠ֱ7 Ɔ╗DzAҜ7ⓈЌ●╗7AbbDzƆƆ7ОAЌDzՁฌ
‫ں‬x ‫ ں‬ㄦ㈠ֱ7 ḶОDzЌ7ƆĠDzՁЋDzƆ7ОDzŐ7ḶÛЌDzŐฌ
Ɔ╗DzAҜ7ƆĠḶÛDzŐฌ
ฌ ‫ ں‬ธฌ
‫ ں‬″㈠ֱ7 ԱAƆDz7bAԱ●ЌDz╗Ɔ㈠ฌ

‫ں‬ㄦ
‫ںں‬ ㅡㅡ ธՙฌ xธฌ ‫ ں‬ՙ㈠ֱ7 bḶⓈЌ╗DzŐ7╗ḶО7㌀7̶″फ7A㈠㈠㈠7ӧƆⓈŐAbDz7ОDzŐ7ḶÛЌDzŐ㈠ỏ ฌ

ㅡՙฌ ‫ ں‬ฎ㈠ֱ7 ÛAՁՁ7ҜḶⓈЌ╗DzC7ⓈООDzŐ7bAԱ●ЌDz╗Ɔ㈠ฌ
‫ ں‬ɱ㈠ֱ7 C●ƆĠÛAƆĠDzŐ7ⓈЌCDzŐ7bḶⓈЌ╗DzŐ㈠ฌ
ㅡฌ ธx㈠ֱ7 ŐDzŐ●ḚDzŐA╗ḶŐ7゜7ŐDzDzΎDzŐ7ӧҜAìDz7ִ7ҜḶCDzՁ7ОDzŐ7ḶÛЌDzŐỏฌ
ธ″ฌ
ธ‫ ں‬㈠ֱ7 bḶDzDz7ҜAìDzŐⓒ7Ҝ●bŐḶÛAЋDzⓒ7ִ7ÛAŐҜ●ЌḚ7CŐAÛDzŐ7ӧОDzŐ7ḶÛЌDzŐỏ ฌ
̶xฌ ‫ںں‬ฌ ЌḶḶìฌ ธธ㈠ֱ7 ㅡฎफ7ŐDzDzƆ╗AЌC●ЌḚ7ŐAЌḚDz7ʉ゜7ḶЋDzЌƆ7ӧҜAìDz7ִ7ҜḶCDzՁ7ОDzŐ7ḶÛЌDzŐỏฌ
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VAR-76266 [PRJ-76175] - VARIANCE RELATED TO SUP-76217 - APPLICANT/OWNER: EDWARD GALEN STOCKTON
7151 WITTIG AVENUE
04/15/19
VAR-76266 [PRJ-76175] - VARIANCE RELATED TO SUP-76217 - APPLICANT/OWNER: EDWARD GALEN STOCKTON
7151 WITTIG AVENUE
04/15/19
PRJ-76175
04/22/19
PRJ-76175
04/22/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 13

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76217 - SPECIAL USE PERMIT RELATED TO VAR-76266 - PUBLIC HEARING -
APPLICANT/OWNER: EDWARD GALEN STOCKTON - For possible action on a request for a
Special Use Permit FOR A PROPOSED ACCESSORY STRUCTURE (CLASS I) USE at 7151
Wittig Avenue (APN 125-22-601-028), U (Undeveloped) Zone [DR (Desert Rural Density
Residential) General Plan Designation], Ward 6 (Fiore) [PRJ-76175]. Staff recommends
APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
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.
PRJ-76175
04/08/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 14

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76222 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: RRA HOLDINGS, LLC -
For possible action on a request for a Variance TO ALLOW TWO PROPOSED NINE SQUARE-
FOOT WALL SIGNS WHERE ONE, TWO SQUARE-FOOT WALL SIGN IS ALLOWED on 2.03
acres at 1876 South Buffalo Drive (APN 163-03-301-012), R-E (Residence Estates) Zone, Ward
1 (Tarkanian) [PRJ-76168]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-76222 [PRJ-76168]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: RRA HOLDINGS, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-76222 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 28

NOTICES MAILED 184

PROTESTS 0

APPROVALS 0

SS
VAR-76222 [PRJ-76168]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76222 CONDITIONS

Planning

1. Conformance to the approved conditions for Site Development Plan Review (SDR-
65451).

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

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

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

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

SS
VAR-76222 [PRJ-76168]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting to place two circular internally illuminated wall signs at the
entrance of a Private Country Club at 1876 South Buffalo Drive. The signs exceed the
number and size allowed for development within the R-E (Residence Estates) zoning
district.

ISSUES

 A Variance is requested to allow two proposed nine square-foot wall signs where
one, two square-foot wall sign is allowed in the R-E (Residence Estates) zoning
district.
 The signs are illuminated and visible from adjacent rights-of-way.

ANALYSIS

Sign regulations within the R-E (Residence Estates) zoning district are more restrictive
than for comparable commercial zones and only allow for one wall sign per property that
is no larger than two square feet in size. Each sign consists of an internally illuminated
cabinet that is 7.07 square feet by Title 19 measurement standards. Computing by
rectangle yields 9.00 square feet, but contains empty space that is not part of the
cabinet. The proposed cabinets would be internally illuminated and visible from the
existing public rights-of-way and therefore are not exempt from regulation by Title 19.
Both proposed signs would be located at eye level at the building entrance on the
northwest facing elevation, toward a public park and away from existing single-family
residential development. The signs conform to residential protection standards in Title
19.06.140.

This is a new development that was recently completed. Although the building entrance
is visible from Buffalo Drive and Oakey Boulevard, the signs are approximately 80 feet
from the west property line and 70 feet from the north property line and will be screened
by 15-foot wide landscape buffers. Mesquite trees within the buffers will provide
additional screening as they mature.

SS
VAR-76222 [PRJ-76168]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

FINDINGS (VAR-76222)

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.”

The applicant’s request for a variance is warranted in this instance. The signs are
relatively small in size and are set back 70 to 80 feet from the adjacent public rights-of-
way and will be partially screened from view by maturing trees within the approved
landscape buffers along the roadways. The signs would be oriented away from existing
single-family residential development. As no substantial detriment to the public good is
foreseen by proposing these signs, staff recommends approval of the variance request,
subject to conditions.

SS
VAR-76222 [PRJ-76168]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The City Council approved a Petition to Annex (A-0009-85)
approximately 1,400 acres generally located south of Charleston
03/19/86
Boulevard between Torrey Pines Drive and Fort Apache Road,
including the subject site. The Annexation became effective 03/28/86.
The City Council approved a request to amend a portion of the
Southwest Sector Plan of the General Plan (GPA-0027-98) from R
(Rural Density Residential) to DR (Desert Rural Density Residential)
11/23/98
on properties bounded by the Holmby Avenue Drainage Alignment,
Via Olivero Avenue, Rainbow Boulevard and Durango Drive. The
Planning Commission and staff recommended approval.
The City Council approved a request for a Special Use Permit (SUP-
65450) for a Country Club, Private use at the southeast corner of
10/19/16
Oakey Boulevard and Buffalo Drive. The Planning Commission and
staff recommended approval.
The City Council approved a request for a Site Development Plan
Review (SDR-65451) for a proposed 4,200 square-foot club house and
10/19/16 eight sport courts associated with a private Country Club at the
southeast corner of Oakey Boulevard and Buffalo Drive. The Planning
Commission and staff recommended approval.
Code Enforcement processed a Case (179078) to investigate a
complaint regarding excess vegetation and litter creating a visibility
05/24/17
hazard to traffic at the southeast corner of Oakey Boulevard and
Buffalo Drive. The case was resolved 07/21/17.
Code Enforcement processed a Case (184071) to investigate a
complaint regarding temporary signage on a vacant lot at the
11/12/17
southeast corner of Oakey Boulevard and Buffalo Drive. The case
was resolved 01/21/18.
Code Enforcement processed a Case (195770) to investigate a
complaint regarding bright and intrusive lights at a paddle tennis facility
01/10/19
at 1876 South Buffalo Drive. Code Enforcement found illegal signage
at the site. The case was resolved 03/21/19.

Most Recent Change of Ownership


12/14/16 A deed was recorded for a change in ownership.

SS
VAR-76222 [PRJ-76168]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Related Building Permits/Business Licenses


A building permit (344320) was issued for a club house building at
1876 South Buffalo Drive. A final inspection has not been approved;
however, a temporary Certificate of Occupancy was granted 02/21/19.
02/12/18
A building permit (344318) was issued for onsite improvements for a
country club at 1878 South Buffalo Drive. A final inspection has not
been approved.
A building permit (C18-01137) was issued for a block wall at 1876
03/22/18
South Buffalo Drive. A final inspection was approved 04/12/18.
A business license (G66-06804) was issued for operation of padel
10/09/18
tennis courts at 1876 South Buffalo Drive. The license remains active.
Application was made for a building permit (C18-04829) for two wall
signs and one freestanding sign at 1876 South Buffalo Drive.
11/07/18
Department of Planning staff denied review of the permit application
for nonconformance with Title 19.06 sign regulations.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a Variance application. Staff informed the
04/01/19
applicant that building permits for the padel tennis facility have not
been finaled, although it appears to be completed.

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

Field Check
The site is located on a corner lot directly adjacent to residential
development on the east and across the street from two other
residential developments. The building and sport courts appear to be
completed, although there did not appear to be any public activity.
04/15/19
Two temporary freestanding signs advertising the country club were
located within the perimeter landscape buffer adjacent to the traffic
signal at the intersection. There is also a small logo on the entrance
door.

SS
VAR-76222 [PRJ-76168]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Details of Application Request


Site Area
Net Acres 2.03

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Country Club, DR (Desert Rural R-E (Residence
Property Private Density Residential) Estates)
DR (Desert Rural R-E (Residence
North Undeveloped
Density Residential) Estates)
Church/House of DR (Desert Rural R-E (Residence
South
Worship Density Residential) Estates)
Single Family, DR (Desert Rural R-E (Residence
East
Detached Density Residential) Estates)
Single Family, DR (Desert Rural R-E (Residence
West
Detached Density Residential) Estates)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
RP-O (Rural Preservation Overlay) District (330’ Buffer Zone) Y
Other Plans or Special Requirements Compliance
Trails (Pedestrian Path – Oakey Blvd.) Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Wall Signs: [Northwest elevation]


Standards Allowed Provided Compliance
Maximum Number 1 total 2 total N
Maximum Area 2 SF 9 SF N
12” above top of wall,
Maximum Height Below roofline Y
parapet or marquee
Maximum Projection 2 Feet Less than 24” Y
Illumination Internal/External Internal LED Y

SS
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VAR-76222 [PRJ-76168] - VARIANCE - APPLICANT/OWNER: RRA HOLDINGS, LLC
1876 SOUTH BUFFALO DRIVE
04/15/19
VAR-76222 [PRJ-76168] - VARIANCE - APPLICANT/OWNER: RRA HOLDINGS, LLC
1876 SOUTH BUFFALO DRIVE
04/15/19
VAR-76222 [PRJ-76168] - VARIANCE - APPLICANT/OWNER: RRA HOLDINGS, LLC
1876 SOUTH BUFFALO DRIVE
04/15/19
PRJ-76168
04/08/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 15

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76219 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: T-UPR II, LLC
- For possible action on a request for a Special Use Permit FOR A PROPOSED HORSE CORRAL
OR STABLE (COMMERCIAL) USE at 222, 310, 324 and 432 South Main Street (APNs 139-34-
201-003, 007 and 016; 139-34-101-009), C-M (Commercial/Industrial) and M (Industrial) Zones,
Ward 5 (Crear) [PRJ-76138]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-76219 and SDR-76220 [PRJ-76138]
2. Conditions and Staff Report - SUP-76219 and SDR-76220 [PRJ-76138]
3. Supporting Documentation - SUP-76219 and SDR-76220 [PRJ-76138]
4. Photo(s) - SUP-76219 and SDR-76220 [PRJ-76138]
5. Justification Letter - SUP-76219 and SDR-76220 [PRJ-76138]
SUP-76219 and SDR-76220 [PRJ-76138]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: T-UPR II, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76219 Staff recommends APPROVAL, subject to conditions:
SDR-76220 Staff recommends APPROVAL, subject to conditions: SUP-76219

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 33

NOTICES MAILED 157 - SUP-76219 and SDR-76220

PROTESTS 0 - SUP-76219 and SDR-76220

APPROVALS 0 - SUP-76219 and SDR-76220

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76219 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Horse
Corral or Stable (Commercial) use.

2. Approval of and conformance to the Conditions of Approval for Site Development


Plan Review (SDR-76220) shall be required.

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

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

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

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

SDR-76220 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-76219) shall be required, if approved.

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

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 04/08/19, except as amended by conditions
herein.

4. All waste and debris resulting from events shall be removed on a daily basis.

5. Unpaved parking lots shall be subject to applicable requirements of the Clark


County Department of Air Quality or its successor.

6. A Waiver from Title 19, Appendix F is hereby approved, to allow a chain link fence
with no landscaping where an ornamental screen fence and landscaping shall be
incorporated for a parking lot that faces a public street.

7. A Waiver from Title 19, Appendix F is hereby approved, to allow an unpaved parking
lot where off-street parking lots shall be paved.

8. A Waiver from Title 19, Appendix F is hereby approved, to allow no bumpers or tire
stops where such are required for parking stalls heading into a sidewalk, landscaped
area, street, or alley.

9. A Waiver from Title 19, Appendix F is hereby approved, to allow no interior or


perimeter landscaping where surface parking lots shall provide a minimum of one,
15-gallon sized shade tree for every six parking spaces with four, 1-gallon sized
shrubs per tree in landscaped islands and/or on the perimeter of the lot; a minimum
of ten square feet of landscaped surface area must be provided for each parking
space in addition to interior and perimeter landscaping as required by staff for an
event center.

10. 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 for each event.

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

12. Approval from the City of Las Vegas Fire Department Special Event Staff shall be
required prior to each event.

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

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing an outdoor event center on ten acres adjacent to the south
end of The Plaza Hotel and Casino at 222, 310, 324 and 432 South Main Street.

ISSUES

 Correction: the overall site encompasses 10.03 acres.


 A Special Use Permit for a Horse Corral or Stable (Commercial) is requested. Staff
supports this request.
 A Waiver is requested to allow a chain link fence with no landscaping where an
ornamental screen fence and landscaping shall be incorporated for a parking lot
that faces a public street. Staff supports this request.
 A Waiver is requested to allow an unpaved parking lot where off-street parking
shall be paved. Staff supports this request.
 A Waiver is requested to allow no bumpers or tire stops where required for parking
stalls heading into a sidewalk, landscaped area, street or alley is required to
provide bumpers or tire stops. Staff supports this request.
 A Waiver is requested to allow no interior or perimeter landscaping where surface
parking lots shall provide a minimum of one, 15-gallon sized shade tree for every
six parking spaces with four, 1-gallon sized shrubs per tree in landscaped islands
and/or on the perimeter of the lot; a minimum of ten square feet of landscaped
surface area must be provided for each parking space in addition to interior and
perimeter landscaping as required by staff for an event center. Staff supports this
request.

ANALYSIS

The ten acre undeveloped site to the south of The Plaza Hotel and Casino has been
utilized over the past few years as overflow parking and an outdoor event center that has
accommodated a variety of events including rodeos and demolition derbies. In order to
expedite the set-up for future events, the applicant is requesting a Site Development Plan
Review and Special Use Permit that will allow the applicant to coordinate and set-up
events as needed with the City of Las Vegas Building & Safety Department and Fire
Department and forego the Temporary Commercial Permit process with Planning for each
event. If approved, this will allow the applicant to operate special events and obtain

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

building permits on an as needed basis for electrical components of these events, and to
coordinate with the City of Las Vegas Fire Department Special Event Staff in order to
customize a life safety plan for each event. Since Temporary Commercial Permits limit a
site to six events per year, these applications, if approved, will allow The Plaza Hotel and
Casino to conduct more than six events a year and add to the vitality and diversity of the
Downtown area.

Site Development Plan Review


The subject site straddles two districts within Area 1 of the of the 2045 Downtown Master
Plan Area, the Civic & Business District and the Resort and Casino District.

South of the intersection of Bridger Avenue and Main Street, the subject site is located
on the periphery of the Civic and Business District. This district is one of the primary
employment centers of the region. The courthouses, legal and other professional services
that cluster in the core create a significant critical mass of daytime activities. One
particular goal of the Civic and Business District is to transform vacant lots into space
“that can be made more flexible and programmable as a community-gathering place.”
The approval of these applications achieve this goal and allow the currently vacant lot
that is occasionally used for overflow parking to be converted into a vital gathering space
that will host a variety of outdoor events.

Identified as the City’s original gaming district and home to a number of classic Las Vegas
hotel-casinos, the Resort and Casino District serves as the activity and entertainment
anchor for downtown. Though this district acts as the most mature and intensely
developed area, some new opportunities to reinforce the district’s identity may be
implemented, including the conversion of the subject site to a flexible event center able
to accommodate a variety of outdoor events fulfilling the goal of “placemaking” specified
by the Resort and Casino District.

The Downtown Las Vegas Overlay (DTLV-O) is composed of three (3) distinct areas.
Each Area has a particular variety of land uses, density, and urban characteristics
demonstrated by the existing building fabric it contains and the redevelopment
opportunities it presents. The continuity of general design standards and streetscape
design will weave the unique neighborhoods together into a continuous downtown urban
experience. Goals have been identified for each district to reestablish Downtown Las
Vegas with a balance of cultural, residential, office, civic, retail and light industrial areas,
consistent with the Vision 2045 Downtown Las Vegas Masterplan.

The subject site is part of Area 1, which was previously established as part of Downtown
Las Vegas by the previous document Downtown Centennial Plan and the DCP-O
(Downtown Centennial Plan Overlay).

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

The proposed outdoor event center is categorized by Title 19.12 as a Commercial


Recreation/Amusement (Outdoor) land use. Title 19.12 defines this land use as, “an
outdoor facility or area for sport, entertainment, games of skill, or recreation that is open
to use by the general public for a fee. This use includes without limitation game courts,
water slides, golf courses, outdoor miniature golf courses, drive-in theaters, batting cages,
practice/instructional fields, amusement parks, amphitheaters, and sports events.” The
applicant is proposing outdoor events such as rodeos and demolition derbies, which are
sporting events.

As part of the proposed outdoor event center, event parking and overflow parking may
occur on the subject site. Appendix F, Interim Downtown Development Standards
requires parking lots that face a public street to provide an ornamental screen and
landscaping. To allow for flexibility of the site, the applicant is requesting Waivers of the
parking lot standards which include wheel stops, landscaping and an ornamental screen
fence. The applicant is proposing to maintain the existing chain link fencing and provide
no additional landscaping or wheel stops at this time. Staff supports this request as the
variety of outdoor events require flexibility in the site in order to accommodate each event
appropriately and is recommending approval of the Site Development Plan Review with
conditions.

Special Use Permit


Several of the events held at the subject site include horses. In order to accommodate
those uses and the livestock, the applicant is requesting a Special Use Permit for a Horse
Corral or Stable (Commercial). Title 19.12 defines a Horse Corral or Stable (Commercial)
as “a structure for the keeping of horses, mules or ponies which are boarded for
compensation or for use in providing instructional or recreational activities for persons
other than occupants of the premises.” The use is a conditional use in the C-2 zoning
district, with a single condition that states, “stables or corrals shall be placed more than
50 feet from any dwelling on an adjacent residential lot and at least 100 feet from the front
property line.” Due to the flexible nature of each events site plan and design, staff
recommended the Special Use Permit to allow corrals or stables to be closer than 100
feet from the front property line. Staff is recommending approval of the Special Use Permit
to allow the arenas, staging areas, corrals and stables to be positioned as needed during
each individual event that involves livestock.

FINDINGS (SUP-76219)

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.

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

The proposed outdoor event space can be conducted in a manner that is


harmonious and compatible with the existing surrounding land uses, and provide
supportive event space such as stables and corrals for competitors in events such
as National Finals Rodeo (NFR) and Las Vegas Days Rodeo.

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

The subject site is an undeveloped six acre site that is physically suited for the
flexibility in design needed for a variety of uses and events proposed for the site.

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


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

Main Street is a 90-foot wide Primary Arterial adequate in size to meet the
requirements of a variety of events proposed for the subject site.

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.

Prior to each event, the applicant is required to obtain a building permit for any
electrical components, and coordinate with the City of Las Vegas Fire Department
Special Event Staff prior to each event to ensure the public health, safety and
welfare are not compromised.

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

There are no minimum Special Use Permit requirements for the proposed use.

FINDINGS (SDR-76220)

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

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is compatible with adjacent development in the area as


it will provide a flexible outdoor space capable of hosting a variety of events that will
add activity and vitality to the Downtown Master Plan Area.

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

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

Due to the nature of the proposed event center, a certain level of flexibility is
required with the outdoor space in order to accommodate a variety of land use such
as rodeos and demolition derbies; therefore, the applicant is requesting Waivers of
the Appendix F Interim Downtown Las Vegas Development Standards for
permanent installations such as landscaping and wheel stops which staff supports.

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


neighborhood traffic;

The primary access for vehicular and pedestrian traffic is through The Plaza Hotel
and Casino. On occasion, overflow vehicular traffic will be parked on the subject
site which is accessed by Main Street, a 90-foot wide Primary Arterial that includes
a 10-foot wide pedestrian pathway (sidewalk) to accommodate both vehicular and
pedestrian traffic. Site access and circulation will be individualized for each event in
order to prevent negative impacts to the adjacent roadways.

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

The applicant is not proposing a permanent structure, or the installation of


landscape materials at this time.

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;

Although the applicant is not proposing a building structure at this time, the
utilization of a vacant lot for special events creates an orderly environment that
brings activity and vitality to the area which is compatible with the Hotels, Casinos
and the pedestrian mall (Fremont Street) located within the area.

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

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

Although the approval of these applications will allow the applicant to conduct more
than six special events a year without review by the Planning Department, each
event is still subject to review by the Building & Safety Department, and the Fire
Department in order to ensure any electricity utilized during an event is installed in
accordance with the building code for temporary power sources, and each event
has a life safety plan designed to the satisfaction of the Fire Department. These
measures secure and protect the public health, safety and general welfare of the
public.

BACKGROUND INFORMATION

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


The Department of Planning approved a request for a Special Event Permit
(#345833) to provide horse stalls and corrals for hotel guest during the
11/28/17
National Finals Rodeo at 324 South Main Street. The event concluded on
12/19/17.
The Department of Planning approved a request for a Special Event Permit
(#348960) to provide horse stalls and corrals for hotel guest during the
10/16/18
National Finals Rodeo at 324 South Main Street. The event concluded on
12/18/18.

Most Recent Change of Ownership


A deed was recorded for a change in ownership for 139-34-201-003.
A deed was recorded for a change in ownership for 139-34-201-007.
02/13/15
A deed was recorded for a change in ownership for 139-34-201-016.
A deed was recorded for a change in ownership for 139-34-101-009.

Related Building Permits/Business Licenses


There are no related building permits or business licenses associated with the subject
site.

Pre-Application Meeting
A pre-application meeting was held to discuss the licensing options for
03/27/19 alcohol, and the submittal requirements for a Site development Plan
Review.

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

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

Field Check
Staff performed a routine field check of the subject site. Staff observed
04/15/19 the site being prepared for the next event and did not note anything of
concern.

Details of Application Request


Site Area
Net Acres 10.03

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
C-M
Subject
Parking Lot C (Commercial) (Commercial/Industrial)
Property
M (Industrial)
C-M
North Parking Lot C (Commercial) (Commercial/Industrial)
M (Industrial)
South Parking Garage C (Commercial) C-2 (General Commercial)
Government
Facility
C-2 (General Commercial)
Convenience Store
C (Commercial)
East with Fuel Pumps
Hotel, Motel, or C-M
Hotel Suites (Commercial/Industrial)
Utility Installation PF (Public Facilities) C-V (Civic)
West Railroad Right-of-Way Right-of-Way

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


Vision 2045 Downtown Master Plan (Area 1) Y
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District – 200 Feet Y
LW-O (Live/Work Overlay) District Y
Other Plans or Special Requirements Compliance
Appendix F, Interim Downtown Las Vegas Development Standards – Y
Civic & Business District
Trails N/A
Las Vegas Redevelopment Plan Area 1 Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Main Street Primary Arterial Streets and 90 Y
Highways

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

Parking Requirement - Downtown


Gross Floor Base Parking Requirement Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Commercial
1:200
Recreation/
Gross
Amusement
Floor Area
(Outdoor)
One
space for
each 5
horses
260,924 SF 1,305
that can
Horse Corral
be
or Stable
boarded
(Commercial)
at the
maximum
capacity
on the
property.
TOTAL SPACES REQUIRED 1,305 608 Y
Projects located within the Downtown Las Vegas Overlay - Area 1 are not subject to the
automatic application of parking requirements. However, the above table should be used to
illustrate the requirements of an analogous project in another location in the City.

Waivers
Requirement Request Staff Recommendation
An ornamental screen fence
To allow a chain link
and landscaping shall be
fence with no Approval
incorporated for a parking lot
landscaping.
that faces a public street.
Off-street parking lots shall To allow no
Approval
be paved. pavement.
Bumpers or tire stops shall
be provided for all parking
To allow no bumpers
stalls heading into a Approval
or tire stops.
sidewalk, landscaped area,
street, or alley.

NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
Surface parking lots shall
provide a minimum of one,
15-gallon sized shade tree
for every six parking spaces
with four, 1-gallon sized
shrubs per tree in To allow no
Approval
landscaped islands and/or on landscaping.
the perimeter of the lot. A
minimum of ten square feet
of landscaped surface area
must be provided for each
parking space.

NE
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ОŐİֱՙ″‫̶ں‬ฎ
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SUP-76219 [PRJ-76138] - SPECIAL USE PERMIT RELATED TO SDR-76220 - APPLICANT/OWNER: T-UPR II, LLC
222, 310, 324 AND 432 SOUTH MAIN STREET
04/15/19
SUP-76219 [PRJ-76138] - SPECIAL USE PERMIT RELATED TO SDR-76220 - APPLICANT/OWNER: T-UPR II, LLC
222, 310, 324 AND 432 SOUTH MAIN STREET
04/15/19
SUP-76219 [PRJ-76138] - SPECIAL USE PERMIT RELATED TO SDR-76220 - APPLICANT/OWNER: T-UPR II, LLC
222, 310, 324 AND 432 SOUTH MAIN STREET
04/15/19
SUP-76219 [PRJ-76138] - SPECIAL USE PERMIT RELATED TO SDR-76220 - APPLICANT/OWNER: T-UPR II, LLC
222, 310, 324 AND 432 SOUTH MAIN STREET
04/15/19
SUP-76219 [PRJ-76138] - SPECIAL USE PERMIT RELATED TO SDR-76220 - APPLICANT/OWNER: T-UPR II, LLC
222, 310, 324 AND 432 SOUTH MAIN STREET
04/15/19
PRJ-76138
04/08/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 16

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SDR-76220 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-76219 - PUBLIC
HEARING - APPLICANT/OWNER: T-UPR II, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED COMMERCIAL RECREATION/AMUSEMENT
(OUTDOOR) [EVENT CENTER] WITH WAIVERS OF THE INTERIM DOWNTOWN LAS VEGAS
DEVELOPMENT STANDARDS on 5.99 aces at 222, 310, 324 and 432 South Main Street (APNs
139-34-201-003, 007 and 016; 139-34-101-009), C-M (Commercial/Industrial) and M (Industrial)
Zones, Ward 5 (Crear) [PRJ-76138]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
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.
ОŐİֱՙ″‫̶ں‬ฎ
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ОŐİֱՙ″‫̶ں‬ฎ
xㅡ゜xฎ゜‫ں‬ɱ
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 17

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76152 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ELKHORN
HUALAPAI, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
2,085 SQUARE-FOOT LIQUOR SALES [FOR OFF PREMISE CONSUMPTION] USE at 7161
North Hualapai Way (APN 126-24-517-004), PD (Planned Development) Zone [VC (Village
Commercial) Cliff's Edge Special Land Use Designation], Ward 6 (Fiore) [PRJ-76151]. Staff
recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Special Map
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
SUP-76152 [PRJ-76151]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: ELKHORN HUALAPAI, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76152 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 41

NOTICES MAILED 510

PROTESTS 0

APPROVALS 0

NE
SUP-76152 [PRJ-76151]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76152 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.04 The Las Vegas
Zoning Code, for a Package Liquor Off-Sale Establishment use.

2. Conformance to the approved conditions for Site Development Plan Review (SDR-
18031) and Site Development Plan Review (SDR-42176).

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

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

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

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

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

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

NE
SUP-76152 [PRJ-76151]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to operate a 2,085 square-foot Liquor Sales (for off premise
consumption) use at 7161 North Hualapai Way.

ISSUES

 Per the Cliff’s Edge Master Development Plan and Design Guidelines, a Special
Use Permit is requested for Liquor Sales (for on or off premise consumption). Staff
supports this request.
 Per the Development Agreement between the City of Las Vegas and Cliff’s Edge,
LLC, “no standard, policy or regulation regarding subdivision, land use, zoning,
growth management, timing and phasing of construction, or construction methods
shall be imposed by the City upon the Planned Community, except those in effect
on the effective date.” Due to this applicable rule of the development agreement,
the City must refer to the Las Vegas Zoning Code in effect at the time of adoption
of the last amendment of the Cliff’s Edge Master Development Plan and Design
Guidelines for the minimum requirements of the proposed use.
 At the time of adoption, Title 19.04’s equivalent to the proposed Liquor Sales (for
on or off premise consumption) use was the Package Liquor Off-Sale
Establishment use. The minimum requirements listed for the Package Liquor Off-
Sale Establishment are utilized in this staff report.

ANALYSIS

The subject site is located within the Village Commercial district of the Cliff’s Edge Master
Plan Area. The Village Commercial land use category allows medium intensity retail,
office or other commercial uses that serve not only local area patrons, but also patrons
from neighborhoods surrounding Cliff’s Edge. Village Commercial is typically located on
the periphery of residential neighborhoods and should be confined to the intersections of
major arterials and major freeways. The subject site is located on the southwest corner
of Elkhorn Road and Hualapai Way, both of which are 100-foot wide Primary Arterials.

The land use table in the Cliff’s Edge Master Development Plan and Design Guidelines
categorizes the proposed use as “Liquor Sales (for on or off premise consumption).” In
this instance, the applicant is proposing Liquor Sales for off premise consumption.

NE
SUP-76152 [PRJ-76151]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The equivalent in Title 19.04 to the proposed Cliff’s Edge land use is the Package Liquor
Off-Sale Establishment use. This land use category is utilized for the establishment of the
Minimum Special Use Permit requirements per the Cliff’s Edge Master Development Plan
and Design Guidelines which states,

“The Cliff’s Edge Master Development Plan and Design Standards is the primary
document for use by all entities undertaking any improvements, such as participating
builders, individual business owners and homeowners, including their respective
subassociations. Other documents related to the physical development of the property
include the following:
• Centennial Hills Sector Plan: On May 24, 1999, an amendment to the General
Plan entitled Centennial Hills Sector Plan, was approved by the City Council for
this area. The Centennial Hills Sector Plan addresses conceptual master
planning issues, establishing the locations, extent, and nature of proposed land
uses, the provision of public facilities and services and basic infrastructure needs
for the Cliff’s Edge Master Development Plan area;
• All development plans shall comply with the adopted Cliff’s Edge Master
Development Plan as well as all other applicable regulations in the city, county,
state, and federal jurisdictions; and
• Title 19, City of Las Vegas Zoning Code.”

The Package Liquor Off-Sale Establishment use is defined by Title 19.04 as “an
establishment, other than a retail establishment with package liquor off-sale, whose
license to sell alcoholic beverages authorizes their sale to consumers only and not for
resale, in original sealed or corked containers, for consumption off the premises where
the same are sold. This use includes an establishment that provides on-premises wine,
cordial and liqueur tasting if the licensee also holds a wine, cordial and liqueur tasting
license for that location.”

The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: Except as otherwise provided, no package liquor off-sale


establishment (hereinafter “establishment”) shall be located within 400 feet of any
church, synagogue, school, child care facility licensed for more than 12 children,
or City park.

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

NE
SUP-76152 [PRJ-76151]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

2. Requirement 2: Except as otherwise provided in Requirement 3 below, the


distances referred to in Requirement 1 shall be determined with reference to the
shortest distance between two property lines, one being the property line of the
proposed establishment which is closest to the existing use to which the
measurement pertains, and the other being the property line of that existing use
which is closest to the proposed establishment. The distance shall be measured
in a straight line without regard to intervening obstacles. For purposes of
measurement, the term “property line” refers to property lines of fee interest
parcels and does not include the property line of:
a. Any leasehold parcel; or
b. Any parcel which lacks access to a public street or has no area for on-site
parking and which has been created so as to avoid the distance limitation
described in Requirement 1.

The proposed use meets this requirement as this is the measurement method
utilized to determine the distance separation from protected uses.

3. Requirement 3: In the case of an establishment proposed to be located on a parcel


of at least 80 acres in size, the minimum distances referred to in Requirement 1
shall be measured in a straight line:
a. From the nearest property line of the existing use to the nearest portion of
the structure in which the establishment will be located, without regard to
intervening obstacles; or
b. In the case of a proposed establishment which will be located within a
shopping center or other multiple-tenant structure, from the nearest
property line of the existing use to the nearest property line of a leasehold
or occupancy parcel in which the establishment will be located, without
regard to intervening obstacles.

This requirement is not applicable.

4. Requirement 4: 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.

NE
SUP-76152 [PRJ-76151]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

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

The proposed use meets this requirement as the proposed use will be subject to
regular inspections to ensure compliance if approved.

Staff finds the proposed Liquor Sales for off premise consumption meets the intent of the
Village Commercial district of Cliff’s Edge, and is able to be operated in a manner that is
harmonious and compatible with surrounding area as it has met the minimum distance
separation requirements set forth by Title 19.04 for protected uses in the area. Therefore,
staff recommends approval with conditions.

FINDINGS (SUP-76152)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The proposed use is not within 400 feet of a protected use, and therefore is able to
operate 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.

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

The subject site is an existing shopping center designed to accommodate a variety


of services located on the southwest corner of two, 100-foot wide primary arterials,
and is physically suitable for the type and intensity of land use proposed.

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


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

The subject site is on the southwest corner of Elkhorn Road and Hualapai Way,
both of which are Primary Arterials as defined by the Master Plan of Streets and
Highways and are adequate in size to meet the requirements of the proposed use.

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

NE
SUP-76152 [PRJ-76151]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

The proposed use if approved is subject to regular inspections by multiple


governmental agencies to ensure compliance with the Las Vegas Municipal Code,
thus ensuring the public health, safety and welfare are not compromised.

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

The proposed use meets all applicable minimum Special Use Permit requirements
set forth by Title 19.04 for the Package Liquor Off- Sale Establishment use.

BACKGROUND INFORMATION

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


The City Council approved a request for a Rezoning (ZON-1520) from:
U (Undeveloped) [PCD (Planned Community Development) General
Plan Designation] to: PD (Planned Development) Zone and to establish
04/16/03 a Master Plan for the Cliff’s Edge Development on 297.50 acres
adjacent to the south side of Grand Teton Drive, between Hualapai Way
and Puli Road. The Planning Commission and staff recommended
approval.
The City Council approved a request for a Site development Plan
Review (SDR-18031) for a Cliff’s Edge mixed-use development
consisting of 218 proposed condominium units and a three building,
05/16/07
32,400 square-foot retail development on 15.69 acres at the southwest
corner of Elkhorn Road and Hualapai Way. The Planning Commission
recommended approval and staff recommended denial.
The Planning Commission approved a request for a Tentative Map
(TMP-21653) for a mixed-use subdivision consisting of 218
06/14/07 condominium units and one commercial lot on 11.85 acres at the
southwest corner of Elkhorn Road and Hualapai Way. Staff
recommended approval.
The Planning Commission approved a request for a Special Use Permit
(SUP-44852) for Liquor Sales (For Off-Premise Consumption) within a
proposed 5,730 Square-foot Convenience Store at 7161 North Hualapai
Way. Staff recommended denial.
05/08/12
The Planning Commission approved a request for a Special Use Permit
(SUP-44851) for Gaming (Incidental Gaming Machines Only) within a
proposed 5,730 Square-foot Convenience Store at 7161 North Hualapai
Way. Staff recommended denial.

NE
SUP-76152 [PRJ-76151]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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


The Planning Commission approved a request for a Site Development
Plan Review (SDR-44850) for a Major Amendment to a previously
approved Site Development Plan Review (SDR-18031) for a proposed
5,730 square-foot convenience store with gasoline sales, drive-through
restaurant and a 2,360 square-foot car wash with a Waiver to allow a
three-foot landscape buffer along a portion of the east perimeter where
five feet was previously approved on 3.40 acres at 7161 North Hualapai
Way. Staff recommended denial.
The Planning Commission approved a request for a Review of Condition
(ROC-71729) of an approved Special Use Permit (SUP-44852) to
modify condition number ten (10) which states, “The sale of single
11/14/17
beers, malt beverages, or wine coolers of any size with alcohol by
volume greater than six percent shall be prohibited” on 1.12 acres at
7161 North Hualapai Way. Staff recommended denial.

Most Recent Change of Ownership


03/28/16 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A business license (G64-01631) was issued for a convenience store at
7161 North Hualapai Way, Suite #150. The license is active as of
04/11/19.
A business license (G64-01634) was issued for a car wash at 7161
03/29/16
North Hualapai Way, Suite #150. The license is active as of 04/11/19.
A business license (L64-00063) was issued for beer and wine sales at
7161 North Hualapai Way, Suite #150. The license is active as of
04/11/19.
A business license (G65-00072) was issued for a smog check at 7161
01/21/17
North Hualapai Way. The license is active as of 04/11/19.

Pre-Application Meeting
Staff conducted a pre-application meeting via the telephone and email
03/27/19
to discuss the submittal requirements for a Special Use Permit.

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

NE
SUP-76152 [PRJ-76151]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Field Check
Staff observed the subject site during a routine field check. The subject
04/15/19
site was clean and free of debris and graffiti.

Details of Application Request


Site Area
Net Acres 3.42

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
PCD (Planned
Subject PD (Planned
Shopping Center Community
Property Development)
Development)
PCD (Planned
Single Family, PD (Planned
North Community
Detached Development)
Development)
PCD (Planned
PD (Planned
South Multi-Family Community
Development)
Development)
R (Rural Density
East Undeveloped U (Undeveloped)
Residential)
PCD (Planned
PD (Planned
West Multi-Family Community
Development)
Development)

Master and Neighborhood Plan Areas Compliance


Cliff’s Edge (Providence) Y
Special Area and Overlay Districts Compliance
PD (Planned Development) District Y
Other Plans or Special Requirements Compliance
Northwest Open Space Plan Y
Trails – Multi-Use Non-Equestrian Trail Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

NE
SUP-76152 [PRJ-76151]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


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

Pursuant to Cliff’s Edge Master Development Plan and Design Standards and Title 19.04,
the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
30,490 SF 1:250 SF 122
Center
TOTAL SPACES REQUIRED 122 154 Y*
Regular and Handicap Spaces Required 117 5 148 6 Y*
*As approved by Site Development Plan Review (SDR-44850) on 05/08/12.

NE
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SUP-76152 [PRJ-76151] - SPECIAL USE PERMIT - APPLICANT/OWNER: ELKHORN HUALAPAI, LLC
7161 NORTH HUALAPAI WAY
04/15/19
SUP-76152 [PRJ-76151] - SPECIAL USE PERMIT - APPLICANT/OWNER: ELKHORN HUALAPAI, LLC
7161 NORTH HUALAPAI WAY
04/15/19
March 27, 2019

City of Las Vegas Planning Department

333 N. Rancho Drive

Las Vegas, NV 89106

Re: 7161 N. Hualapai Way, Suite 101

To Whom It May Concern:

We are respectfully requesting a special-use permit to allow for

a liquor store to be located at 7161 Hualapai Way, Suite 101,

Las Vegas, NV 89166. This is an ideal location for this use;

it’ s located in an existing commercial center in the Providence

Community. There are existing commercial uses in the center;

including but not limited to a convenience store, gas station,

car wash, smoke shop, fitness center, and several food

establishments. In addition, there is multi-family

( condominiums) adj acent to this site. There are no other liquor

stores located in the area—so there is no concerns related to

saturation of this requested use.

Thank you in advance for your time and attention to this matter.

Should you have any questions or concerns, please contact me on

my mobile phone at: 702-994-3844

Respectfully,

NathanielTaylor

Nathaniel Taylor

President

PRJ-76151
03/27/19
8414 W. Farm Rd., #180, Las Vegas, Nevada 89131 (702) 483-7045

AGENDA SUMMARY PAGE


Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 18

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76223 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: S & S GROOMING NV,
LLC - OWNER: G&I VIII VILLAGE SQUARE, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 2,750 SQUARE-FOOT BEER/WINE/COOLER ON-SALE
ESTABLISHMENT USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION
FROM A CHURCH/HOUSE OF WORSHIP WHERE 400 FEET IS REQUIRED at 9340 West
Sahara Avenue, Suite #100 (APN 163-06-816-034), C-1 (Limited Commercial) Zone, Ward 2
(Vacant) [PRJ-76182]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Special Map
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
SUP-76223 [PRJ-76182]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: S & S GROOMING NV, LLC - OWNER: G&I VIII
VILLAGE SQUARE, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76223 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 17

NOTICES MAILED 1562

PROTESTS 0

APPROVALS 0

NE
SUP-76223 [PRJ-76182]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76223 CONDITIONS

Planning

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


Beer/Wine/Cooler On-Sale use.

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

3. A Waiver from Title 19.12 is hereby approved, to allow a zero-foot distance


separation from a Church/House of Worship where 400 feet is required.

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

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

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

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

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

NE
SUP-76223 [PRJ-76182]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting a Special Use Permit for a Beer/Wine/Cooler On-Sale


Establishment at 9340 West Sahara Avenue, Suite #100.

ISSUES

 A Waiver is requested to allow a zero-foot distance separation from a protected


use (Church/House of Worship), also located within the shopping center.

ANALYSIS

The applicant is requesting a Special Use Permit in order to offer beer and wine for
consumption within the “The Gents Place,” a barber, manicure and general grooming
establishment marketed towards men.

The subject suite is 2,750 square feet, located within a 36.73 acre commercial subdivision
(shopping center) commonly known as “Village Square,” located at the northwest corner
of Sahara Avenue and Fort Apache Road. The proposed floor plan demonstrates areas
typically found in a cosmetology establishment such as shampoo bowls, barber chairs,
manicure and pedicure chairs, and a waiting room adjacent to a sales counter where the
alcohol will be contained and served from.

The subject site offers a variety of uses such as restaurants, offices, general retail, and a
movie theater. Within the shopping center is an existing church/house of worship located
at 9580 West Sahara Avenue. The existence of this church/house of worship within the
shopping center requires the applicant to request a Waiver for the required 400-foot
distance separation from a protected use set forth by Title 19.12. Staff finds the existing
shopping center was designed to contain a variety of uses, including both a church/house
of worship and a barbershop, and finds these uses can exist in a harmonious and
compatible manner within the existing shopping center and supports the applicant’s
Waiver request.

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


whose license to sell alcoholic beverages is limited to the sale of beer, wine and coolers
only for consumption on the premises where the same is sold. “

NE
SUP-76223 [PRJ-76182]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The Minimum Special Use Permit Requirements for this use include:

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


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

The proposed use does not meet this requirement, as there is a Church/House of
Worship located within the same shopping center. The applicant is requesting a
Waiver of this requirement which staff supports.

2. Requirement 2: Except as otherwise provided in Regulation 3 below, the distances


referred to in Regulation 1 shall be determined with reference to the shortest
distance between two property lines, one being the property line of the proposed
establishment which is closest to the existing use to which the measurement
pertains, and the other being the property line of that existing use which is closest
to the proposed establishment. The distance shall be measured in a straight line
without regard to intervening obstacles. For purposes of measurement, the term
“property line” refers to property lines of fee interest parcels and does not include
the property line of:
a. Any leasehold parcel; or
b. Any parcel which lacks access to a public street or has no area for
on-site parking and which has been created so as to avoid the
distance limitation described in Regulation 1.

The proposed use meets this requirement as this was the method of measurement
utilized to determine the distance separation.

3. Requirement 3: In the case of an establishment proposed to be located on a parcel


of at least 80 acres in size, the minimum distances referred to in Regulation 1 shall
be measured in a straight line:
a. From the nearest property line of the existing use to the nearest
portion of the structure in which the establishment will be located,
without regard to intervening obstacles; or
b. In the case of a proposed establishment which will be located within
a shopping center or other multiple tenant structure, from the nearest
property line of the existing use to the nearest property line of a
leasehold or occupancy parcel in which the establishment will be
located, without regard to intervening obstacles.

This requirement is not applicable.

NE
SUP-76223 [PRJ-76182]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

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


to:
a. An establishment which has a nonrestricted gaming license in
connection with a hotel having 200 or more guest rooms on or before
July 1, 1992 or in connection with a resort hotel having in excess of
200 guest rooms after July 1, 1992; or
b. A proposed establishment having more than 50,000 square feet of
retail floor space.

This requirement is not applicable.

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

The proposed use meets this requirement, as the subject site once licensed, will
be subject to regular inspections to ensure compliance.

Staff finds the proposed Beer/Wine/Cooler On-Sale Establishment can be conducted in


a manner that is harmonious and compatible with the existing uses within the shopping
center as well as the existing surrounding residential uses and is recommending approval
of this request with conditions.

FINDINGS (SUP-76223)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The subject site is part of a commercial subdivision that is zoned C-1 (Limited
Commercial). The C-1 (Limited Commercial) zoning district is intended to provide
most retail shopping and personal services, such as barbershops, for area
residents. Although the proposed use requires a distance separation waiver, staff
finds the proposed use can be conducted in a manner that is harmonious and
compatible with the existing surrounding land uses.

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

NE
SUP-76223 [PRJ-76182]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

The subject site is a 36.73 acre shopping center that was designed to accommodate
a variety of uses, including the proposed beer/wine/cooler on-sale establishment
use.

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


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

The subject site is accessed by Sahara Avenue, a Primary Arterial as defined by


the Master Plan of Streets and Highways with a right-of-way width of 152 feet in this
particular section of Sahara Avenue.

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 addition of a beer/wine/cooler on-sale establishment within a barbershop will


not compromise the public health, safety, or welfare as facilities such as this are
subject to regular inspections by multiple governmental agencies, including the
State Board of Cosmetology.

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

The use meets four of the five requirements set forth by Title 19.12. The applicant
has requested a Waiver of the distance separation requirement set forth by
requirement number one of Title 19.12 for Beer/Wine/Cooler On-Sale
Establishments. Staff supports this waiver request as the subject site is a large
shopping center designed to provide a variety of services to the area residents.

NE
SUP-76223 [PRJ-76182]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The City Council approved a request for Annexation (A-0018-80) of a
parcel of land generally bounded by Sahara Avenue on the south,
12/22/80 Hualapai Way on the west, Ducharme Avenue on the north and Durango
Drive on the east, containing approximately 2,246 acres of land.
Planning Commission and staff recommended approval.
The City Council approved a Rezoning (Z-0139-88) application for the
reclassification of property from N-U (Non Urban) under Resolution of
Intent to R-PD4 (Residential Planned Development - 4 Units Per Acre),
P-R (Professional Office and Parking), C-1 (Limited Commercial), and
02/15/89 C-V (Civic), to R-PD7 (Residential Planned Development- 7 Units Per
Acre), R-3 (Medium Density Residence), and C-1 (Limited Commercial)
for property generally located on the west side of Fort Apache Road,
between Sahara Avenue and Charleston Boulevard. The Planning
Commission and staff recommended approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(19)] for a proposed 8,400 square-foot one-story
10/27/97
retail building at the north side of Sahara Avenue, west of Fort Apache
Road. The Planning Commission recommended approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(21)] for a proposed 16,708 square-foot one-story
11/24/97 building with drive-through at the northwest corner of Sahara Avenue
and Fort Apache Road. The Planning Commission recommended
approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(23)] for a proposed 4,716 square-foot restaurant at
03/23/98
the northwest corner of Sahara Avenue and Fort Apache Road. The
Planning Commission recommended approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(24)] for a proposed 27,418 square-foot two-story
06/08/98 retail and office building and a 33,207 square-foot two-story retail and
office building at the north side of Sahara Avenue, west of Fort Apache
Road. The Planning Commission recommended approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(27)] for a proposed 4,212 square-foot commercial
09/28/98
retail building at the northwest corner of Sahara Avenue and Fort
Apache Road. The Planning Commission recommended approval.

NE
SUP-76223 [PRJ-76182]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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


The City Council approved a request for a Site Development Plan
Review [Z-0139-88(29)] for a proposed 3,190 square-foot restaurant at
10/12/98
the northwest corner of Sahara Avenue and Fort Apache Road. The
Planning Commission recommended approval.
The City Council approved a request for a Site Development Plan
Review [Z-0139-88(32)] for a proposed 2637 square-foot restaurant with
06/14/99 drive through on the west side of Fort Apache Road, approximately 800
feet north of Sahara Avenue. The Planning Commission recommended
approval.
The Planning Commission approved a request for a Site Development
Plan Review (SDR-19658) for an 8,500 square-foot retail building and
03/22/07
an 18,000 square-foot retail building in an existing shopping center on
36.5 acres at 9400 West Sahara Avenue. Staff recommended approval.
The Planning Department administratively approved a request for a
Minor Site Development Plan Review (SDR-45538) for site
07/17/12 modifications and building exterior, parking lot and landscaping
improvements to an existing shopping center on 19.62 acres at 9326,
9330, 9340, 9350, 9400, 9410, 9420 and 9440 West Sahara Avenue.

Most Recent Change of Ownership


10/02/15 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit application (C19-00882) was submitted for a tenant
02/28/19 improvement at 9340 West Sahara Avenue, Suite #100 for “The Gents
Place.” The building permit application is under review.
A business license application (P67-00082) was received for a
beer/wine room at 9340 West Sahara Avenue, Suite #100. The
application is currently under review.
A business license application (P67-00083) was received for a cigar
lounge at 9340 West Sahara Avenue, Suite #100. The application is
currently under review.
04/01/19
A business license application (G67-02463) was received for a
barbershop at 9340 West Sahara Avenue, Suite #100. The application
is currently under review.
A business license application (G67-02464) was received for tobacco
sales at 9340 West Sahara Avenue, Suite #100. The application is
currently under review.

NE
SUP-76223 [PRJ-76182]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Pre-Application Meeting
Staff conducted a pre-application meeting via the telephone and email
04/03/19
to discuss the submittal requirements for a Special Use Permit.

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

Field Check
Staff performed a routine field check of the subject site and noted the
specific suite the proposed use would be located within the subject
shopping center in relation to the protected use (Church/House of
04/15/19
Worship). Staff noted the physical distance was further than 400 feet
and did not note any concerns with the subject site as it was free of
trash, debris and graffiti.

Details of Application Request


Site Area
Net Acres 6.37 (part of a 36.73 acre commercial subdivision)

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject SC (Service C-1 (Limited
Shopping Center
Property Commercial) Commercial)
M (Medium Density R-3 (Medium Density
North Multi-Family
Residential) Residential)
R-PD20 (Residential
M (Medium Density
South Multi-Family Planned Development –
Residential)
20 Units per Acre)
SC (Service C-1 (Limited
East Shopping Center
Commercial) Commercial)
Government
West PF (Public Facility) C-V (Civic)
Facility (Library)

NE
SUP-76223 [PRJ-76182]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


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

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 152 Y
Highways
Master Plan of
Fort Apache
Primary Arterial Streets and 100 Y
Road
Highways

NE
SUP-76223 [PRJ-76182]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
No additional
parking
required
Beer/ Wine/
beyond that
Cooler
2,750 SF which is Zero
On-Sale
required for
Establishment
the principal
use(s) on the
site.
Shopping
425,720 SF 1:250 1,703
Center
TOTAL SPACES REQUIRED 1,703 2,112 Y
Regular and Handicap Spaces Required 1,675 28 2,034 78 Y

Waivers
Requirement Request Staff Recommendation
The use may not be located
within 400 feet of any
church/house of worship, To allow a zero-foot
school, City park, individual distance separation
Approval
care center licensed for more from a Church/House
than 12 children, or any of Worship.
parcel zoned for residential
use.

NE
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Оผਙ㈾֭㌱‫ש‬7A₡₡ผ֭⎯⎯7ӧ㈠㈠ਙ㌱‫ש‬ħਙਙ‫ש‬7ɱ̶ㅡx7Û֭⎯‫ש‬7ƆŴγŴผŴ7Ɔ—ħ‫֭ש‬7‫ں‬xx﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ
О ผਙ ㈾֭ ㌱‫ש‬7Ќ Ŵこ ֭7 ॥77ִ7॥77ỢbỢỢОкħ่‫ֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱف‬7О ผਙ ऑ ਙ ⎯֭₡ 7Ⓢ ⎯֭7 ֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱ

A ⎯⎯֭⎯⎯ਙ ผƥ⎯7О Ŵผ㌱֭к7 ӧ⎯ỏ7 ‫ ں‬″ ̶ ֱx ″ ֱ ฎ ‫ ں‬″ ֱx ̶ ㅡ ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ Û Ŵผ₡ 7  7 ㅡ 7A ่ ‫ש‬γ ਙ่ ੂฌ

Ḛ ่֭ ֭ผŴк7О кŴ่̬7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 bֱ‫﹝﹝﹝﹝﹝﹝ں‬ऑผਙऑਙ⎯֭₡7 ֱֱֱֱֱֱֱֱֱֱ7Ύ ਙ่ħ่‫̬ف‬7 ֭ゥħ⎯‫ש‬ħ่‫ف‬7 ֱŐएDzֱֱֱֱֱֱֱֱֱ7ऑผਙऑਙ⎯֭₡7 Ợ㈠ฌ

b ਙ こ こ ֭ผ㌱ ħŴк7Ɔ ‫ — ׀‬Ŵผ֭7 ਙ ਙ ‫ש‬Ŵ‫֭ف‬7 ่゜Ŵ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ кਙਙ ผ7A ผ֭Ŵ7Ő Ŵ ‫ש‬ħਙ ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ

Ḛ ผਙ⎯⎯7A ㌱ ผ ֭ ⎯ ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝Ձ ਙ ‫゜⎯ש‬Ⓢ ่ ħ‫⎯ש‬7 ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝C ֭ ่ ⎯ ħ‫﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ ੂש‬ฌ


A ₡ ₡ ħ‫ש‬ħਙ ่ Ŵк7●่ ⑾ਙ ผこ Ŵ‫ש‬ħਙ ่ 7 ㌱ ਙ こ ऑ Ŵ่ ħਙ ่ 7‫ש‬ਙ7ऑ ֭ ผ ⎯ਙ ่ Ŵ к7⎯ ֭ ผ ‫ ﭨ‬ħ㌱ ֭ ⎯ 7ӧ⇡ Ŵผ⇡ ֭ผỏ㈠7 Û ħ‫ש‬γħ่7ㅡ x x 7⑾֭ ֭ ‫ש‬7ӧऑ ผਙऑ ֭ผ‫ੂש‬7кħ่֭

‫ש‬ਙ7ऑ ผਙऑ ֭ผ‫ੂש‬7кħ่֭ỏ7ਙ ⑾7ผ֭ кħ‫ف‬ħਙ — ⎯7ħ่⎯‫ש‬ħ‫ש—ש‬ħਙ่ฌ


Ձħ⎯Ŵ7Ҝħкк֭ผฌ
О Ő Ḷ О Dz Ő ╗ ù 7Ḷ Û7Ќ Dz Ő 7 Ḛ7ִ7 ●7Ћ●●●7Ћ ħккŴ‫֭ف‬7Ɔ ‫ — ׀‬Ŵผ֭﹝﹝﹝﹝﹝﹝7 é7b ਙ่ ‫ש‬Ŵ㌱‫ש‬7
ɱㅡɱֱㄦㅡธֱㅡㅡxx7 ɱㅡɱֱㄦฎธֱ‫̶̶ں‬ɱฌ
A ₡ ₡ ผ֭⎯⎯7 ‫ں‬ฎ̶x‫ں‬7Ћਙ่7ìŴผこŴ่7A‫֭ﭨ‬㈠ⓒ7Ɔ—ħ‫֭ש‬7ㄦ‫ں‬xฌ Оγਙ่̬֭7 Ŵゥ̬7
●ผ‫ﭨ‬ħ่֭ฌ bA7 ɱธ″‫ں‬ธฌ
b ħ‫ﭨש‬7 Ɔ ‫ש‬Ŵ‫֭ש‬7 Ύħऑ7

Dz ֱこ Ŵħк7A ₡ ₡ ผ֭⎯⎯7 кこħкк֭ผ㌀⎯่֭‫ש‬ħ่֭кผ֭‫ف‬㈠㌱ਙこฌ

A О О Ձ ●b A Ќ ╗ 7 Ɔ 7ִ7Ɔ 7Ḛ ผਙਙこ ħ่ ‫ف‬7 ЌЋⓒ7 ՁՁb7 b ਙ ่ ‫ש‬Ŵ㌱‫ש‬7 İ ֭ ⑾⑾ผ֭ੂ 7ìкħ่֭ฌ

A ₡ ₡ ผ֭⎯⎯7 ‫ ں‬ɱ ̶ x 7Ћ ħккŴ‫֭ف‬7b ֭ ่ ‫ ֭ש‬ผ7b ħผ㌱к֭7  ̶ ֱ ՙ ‫ ں‬ฎ7 О γਙ่̬֭7 ӧՙ x ธ ỏ 7ㄦ ธ ธ ֱ ฎ ɱ x x7 Ŵゥ̬7 ӧՙ x ธ ỏ7ɱ ՙ ̶ ֱㅡ ɱ ″ ฎฌ

b ħ‫ ﭨש‬7 Ձ Ŵ⎯7Ћ ֭ Ŵ Ŵ ⎯7 Ɔ ‫ש‬Ŵ‫֭ש‬7 ЌЋ7 Ύħऑ 7 ฎ ɱ ‫ ̶ ں‬ㅡฌ

Dz ֱこ Ŵħк7A ₡₡ ผ֭⎯⎯7 ⎯ Ŵ ккħਙ ่ ⑾ਙ ਙ ₡ ⎯ ㌀ ‫ ف‬こ Ŵ ħк㈠㌱ ਙ こฌ

Ő Dz О Ő Dz Ɔ Dz Ќ ╗ A ╗ ●Ћ Dz 7 Ա ผਙʉ ่ⓒ7 Ա ผਙʉ ่7ִ7О ผ֭こ ⎯ผħผ— ‫ש‬7 b ਙ่ ‫ש‬Ŵ㌱‫ש‬7 ՁਙผŴ7C ผ֭ħŴฌ

A ₡ ₡ ผ֭⎯⎯7 ㄦ ธ x 7Ɔ ਙ — ‫ש‬γ 7 ਙ—ผ‫ש‬γ7 Ɔ ‫ש‬ผ֭ ֭ ‫ש‬7 О γਙ่̬֭7 b x ธ ỏ 7̶ ฎ ㅡ ֱㄦ ㄦ ″ ̶ฌ Ŵゥƥ7 ӧՙ x ธ ỏ ̶ ฎ ㄦ ֱ ‫ ں‬x ธ ̶ฌ

b ħ‫ ﭨש‬7 Ձ Ŵ⎯7Ћ ֭ Ŵ Ŵ ⎯7 Ɔ ‫ש‬Ŵ‫֭ש‬7 ЌЋ7 Ύħऑ 7 ฎ ɱ ‫ ں‬x ‫ں‬ฌ

Dz ֱこ Ŵħк7A ₡ ₡ ผ֭⎯⎯7 Ձ ਙ ผŴ㌀ ⇡ ผਙ ʉ ่ кŴʉ к‫ ﭨ‬㈠㌱ਙこฌ

●7㌱֭ผ‫ש‬ħ⑾ੂ7‫ש‬γŴ‫ש‬7●7Ŵこ7‫ש‬γ֭7Ŵऑऑкħ㌱Ŵ่‫ש‬7Ŵ่₡7‫ש‬γŴ‫ש‬7‫ש‬γ֭7ħ่⑾ਙผこŴ‫ש‬ħਙ่7⎯—⇡こħ‫֭שש‬₡7ʉħ‫ש‬γ7‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ħ⎯7‫ש‬ผ—֭7Ŵ่₡7Ŵ㌱㌱—ผŴ‫֭ש‬7‫ש‬ਙ7‫ש‬γ֭7⇡֭⎯‫ש‬7ਙ⑾7こੂ7่ਙʉк֭₡‫֭ف‬7Ŵ่₡7⇡֭кħ֭⑾㈠7●7—่₡֭ผ⎯‫ש‬Ŵ่₡7‫ש‬γŴ‫ש‬7‫ש‬γ֭7bħ‫ੂש‬7ħ⎯7่ਙ‫ש‬7ผ֭⎯ऑਙ่⎯ħ⇡к֭7⑾ਙผฌ

ħ่Ŵ㌱㌱—ผŴ㌱ħ֭⎯7ħ่7ħ่⑾ਙผこŴ‫ש‬ħਙ่7ऑผ֭⎯่֭‫֭ש‬₡ⓒ7Ŵ่₡7‫ש‬γŴ‫ש‬7ħ่Ŵ㌱㌱—ผŴ㌱ħ֭⎯ⓒ7⑾Ŵк⎯֭7ħ่⑾ਙผこŴ‫ש‬ħਙ่7ਙ‫่ੂש‬㌱ਙこऑк֭‫֭ש‬7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7こŴੂ7㌱Ŵ—⎯֭7‫ש‬γ֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7‫ש‬ਙ7⇡֭7ผ֭㈾֭㌱‫֭ש‬₡㈠7●7⑾—ผ‫ש‬γ֭ผ7㌱֭ผ‫ש‬ħ⑾ੂ7‫ש‬γŴ‫ש‬7●7Ŵこ7‫ש‬γ֭7ਙʉ่֭ผ7ਙผ7ऑ—ผ㌱γŴ⎯֭ผฌ

ӧਙผ7ਙऑ‫ש‬ħਙ่7γਙк₡֭ผỏ7ਙ ⑾7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7ħ่7‫ש‬γħ⎯7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่ⓒ7ਙผ7‫ש‬γ֭7к֭⎯⎯֭֭7ਙผ7Ŵ‫ש่֭ف‬7⑾—ккੂゥ⑾—‫่ש‬ਙผħ▷֭₡7⇡ੂ7‫ש‬γ֭7ਙʉ่֭ผ7‫ש‬ਙ7こŴ֭7‫ש‬γħ⎯7⎯—⇡こħ⎯⎯ħਙ่ⓒ7Ŵ⎯7ħ่₡ħ㌱Ŵ‫֭ש‬₡7⇡ੂ7‫ש‬γ֭7ਙʉ่֭ผƥ⎯7⎯ħ‫่ف‬Ŵ‫—ש‬ผ֭7⇡֭кਙʉ㈠ฌ

О ผਙ ऑ ֭ผ‫ ੂש‬7Ḷ ʉ ่ ֭ผ7Ɔ ħ‫ ่ف‬Ŵ‫ —ש‬ผ֭ฌ ḶŐ7CDzОAŐ╗ҜDzЌ╗7ⓈƆDz7ḶЌՁùฌ


A่7Ŵ—‫ש‬γਙผħ▷֭₡7Ŵ‫ש่֭ف‬7こŴੂ7⎯ħ‫ֱ่ف‬ħ่7кħ֭—7ਙ ⑾7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ਙʉ่֭ผ7⑾ਙผ7%ħ่Ŵк7ҜŴऑ⎯ⓒ7╗่֭‫ש‬Ŵ‫ש‬ħ‫֭ﭨ‬7ҜŴऑ⎯ⓒ7Ŵ่₡7ОŴผ㌱֭к7ҜŴऑ⎯㈠ฌ b Ŵ⎯֭7 ฌ
О ผħ่ ‫ש‬7Ќ Ŵこ ֭ฌ A⑾ħ₡к〈⊕Û7О⎯‫﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝▷⑾ש‬ฌ
Ћħ֭⎯7Оผ֭⎯ħ₡֭⎯7ħ‫ש‬ฌ Ҝ ֭ ֭‫ש‬ħ่ ‫ف‬7C Ŵ‫̬֭ש‬ฌ
Ɔ—⇡⎯㌱ผħ⇡֭₡7Ŵ่₡7⎯ʉਙผ่7⇡֭⑾ਙผ֭7こ֭ฌ
╗ ਙ ‫ש‬Ŵк7 ̬֭֭ฌ
╗γħ⎯7 ₡ Ŵ ੂ7 ⑾‫ש‬ผ⑾⑾к7 к7 ⓒ ธ x7 ӧ‫ں‬ฌ C Ŵ‫֭ש‬7Ő ֭㌱֭ħ‫֭ ﭨ‬₡ 7╗ฌ

Ő ֭ ㌱֭ħ‫֭ ﭨ‬₡ 7Ա ੂ̬ฌ


ƆAЌCŐA7ОADzΎฌ
〈╗ γ֭7Ŵऑऑкħ㌱Ŵ‫ש‬ħਙ่7ʉħкк7่ਙ‫ש‬7⇡֭7₡֭֭こ֭₡7㌱ਙこऑк֭‫֭ש‬7—่‫ש‬ħк7‫ש‬γ֭ฌ
Ќਙ‫ש‬Ŵผੂ7О—⇡кħ㌱7ħ่7Ŵ่₡7⑾ਙผ7⎯Ŵħ⑾кฌ ОⓈԱՁ●bⓒ7Ɔ╗A╗Dz7Ḷ7ЌDzÛ7ùḶŐìฌ ⎯—⇡こħ‫֭שש‬₡7 こŴ‫֭ש‬ผħŴк⎯7 γŴ‫֭ﭨ‬7 ⇡่֭֭7 ผ֭‫ﭨ‬ħ֭ʉ֭₡7 ⇡ੂ7 ‫ש‬γ֭ฌ
ОŐİֱՙ″‫ں‬ฎธ
Ő֭‫ف‬ħ⎯‫ש‬ผŴ‫ש‬ħਙ่7Ќ ਙ㈠7x‫ں‬ОA″̶‫ں‬ㅡธՙㄦ C֭ऑŴผ‫ש‬こ่֭‫ש‬7ਙ ⑾7ОкŴ่่ħ่‫ف‬7⑾ਙผ7㌱ਙ่⎯ħ⎯‫่֭ש‬㌱ੂ7ʉħ‫ש‬γ7 Ŵऑऑкħ㌱Ŵ⇡к֭ฌ
xㅡ゜xɱ゜‫ں‬ɱ
⎯֭㌱‫ש‬ħਙ่⎯7ਙ ⑾7‫ש‬γ֭7Ύਙ่ħ่‫ف‬7Ḷผ₡ħ่Ŵ่㌱֭㈠ฌ
Ợ—Ŵкħ⑾ħ֭₡7ħ่7Ќ֭ʉ7ùਙผK7bਙ—่‫ੂש‬
Ő֭‫ﭨ‬ħ⎯֭₡7‫ں‬x゜ธՙ゜xฎฌ ⑾̬⇓₡֭ऑਙ‫⇓ש‬Aऑऑкħ㌱Ŵ‫ש‬ħਙ่7ОŴ㌱֭‫⇓ש‬Aऑऑкħ㌱Ŵ‫ש‬ħਙ่7%ਙผこ㈠ऑ₡⑾ฌ
bਙここħ⎯⎯ħਙ่7Dzゥऑħผ֭⎯7Ќਙ‫֭ﭨ‬こ⇡֭ผ7x̶ⓒ7ธxธธฌ
Ɔ╗A╗DzҜDzЌ╗7Ḷ7●ЌAЌb●AՁ7●Ќ╗DzŐDzƆ╗ฌ

bŴ⎯֭7Ќ—こ⇡ ֭ผ̬﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝77 AОЌ̬7‫ں‬″̶ֱx″ֱฎ‫ں‬″ֱx̶ㅡֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱֱ

ЌŴこ֭7ਙ⑾7Оผਙऑ֭ผ‫ੂש‬7Ḷʉ่֭ผ̬7Ḛ7ִ7●7Ћ●●●7ЋħккŴ‫֭ف‬7Ɔ‫—׀‬Ŵผ֭7ՁՁb﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ

ЌŴこ֭7ਙ⑾7Aऑऑкħ㌱Ŵ่‫̬ש‬7Ɔ7ִ7Ɔ7Ḛผਙਙこħ่‫ف‬7ЌЋⓒ7ՁՁb﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ

ЌŴこ֭7ਙ⑾7Ő֭ऑผ֭⎯่֭‫ש‬Ŵ‫ש‬ħ‫̬֭ﭨ‬7Աผਙʉ่ⓒ7Աผਙʉ่7Ŵ่₡7Оผ֭こ⎯ผħผ—‫﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ש‬ฌ

╗ਙ7‫ש‬γ֭7⇡֭⎯‫ש‬7ਙ⑾7ੂਙ—ผ7&่ਙʉк֭₡‫֭ف‬ⓒ7₡ਙ֭⎯7‫ש‬γ֭7ҜŴੂਙผ7ਙผ7Ŵ่ੂ7こ֭こ⇡֭ผ7ਙ⑾7‫ש‬γ֭7bħ‫ੂש‬7bਙ—่㌱ħк7ਙผฌ
ОкŴ่่ħ่‫ف‬7bਙここħ⎯⎯ħਙ่7γŴ‫֭ﭨ‬7Ŵ่ੂ7⑾ħ่Ŵ่㌱ħŴк7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ่7‫ש‬γħ⎯7 ਙผ7Ŵ่ੂ7ਙ‫ש‬γ֭ผ7ऑผਙऑ֭ผ‫ੂש‬7ʉħ‫ש‬γ7‫ש‬γ֭ฌ
ऑผਙऑ֭ผ‫ੂש‬7ਙʉ่֭ผⓒ7Ŵऑऑкħ㌱Ŵ่‫ש‬ⓒ7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ਙʉ่֭ผ7ਙผ7Ŵऑऑкħ㌱Ŵ่‫ש‬ɸ⎯7‫่֭֭ف‬ผŴк7ਙผ7кħこħ‫֭ש‬₡7ऑŴผ‫่֭ש‬ผ⎯ⓒ7ਙผฌ
Ŵ่7ਙ⑾⑾ħ㌱֭ผ7ਙ⑾7‫ש‬γ֭ħผ7㌱ਙผऑਙผŴ‫ש‬ħਙ่7ਙผ7кħこħ‫֭ש‬₡7кħŴ⇡ħкħ‫ੂש‬7㌱ਙこऑŴ่ੂ﹒ฌ

G 7ù ֭ ⎯7 x Ќ ਙฌ

●⑾7ੂ֭⎯ⓒ7ऑк֭Ŵ⎯֭7ħ่₡ħ㌱Ŵ‫֭ש‬7‫ש‬γ֭7こ֭こ⇡֭ผ7ਙ⑾7‫ש‬γ֭7bħ‫ੂש‬7bਙ—่㌱ħк7ਙผ7ОкŴ่่ħ่‫ف‬7bਙここħ⎯⎯ħਙ่7ʉγਙ7ħ⎯ฌ
ħ่‫ﭨ‬ਙк‫֭ﭨ‬₡7Ŵ่₡7кħ⎯‫ש‬7‫ש‬γ֭7่Ŵこ֭ӧ⎯ỏ7ਙ⑾7‫ש‬γ֭7ऑ֭ผ⎯ਙ่7ਙผ7ऑ֭ผ⎯ਙ่⎯7ʉħ‫ש‬γ7ʉγਙこ7‫ש‬γ֭7bħ‫ੂש‬7Ḷ⑾⑾ħ㌱ħŴк7γਙк₡⎯ฌ
Ŵ่7ħ่‫֭ש‬ผ֭⎯‫ש‬㈠7 Aк⎯ਙ7кħ⎯‫ש‬7‫ש‬γ֭7A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ7ħ⑾7‫ש‬γ֭7ऑผਙऑ֭ผ‫ੂש‬7ħ่7ʉγħ㌱γ7‫ש‬γ֭7ħ่‫֭ש‬ผ֭⎯‫ש‬7ħ⎯ฌ
γ֭к₡7ħ⎯7₡ħ⑾⑾֭ผ่֭‫ש‬7⑾ผਙこ7‫ש‬γ֭7㌱Ŵ⎯֭7ऑŴผ㌱֭к㈠ฌ

bħ‫ੂש‬7Ḷ⑾⑾ħ㌱ħŴк̬﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ

ОŴผ‫่֭ש‬ผӧ⎯ỏ̬﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝7 ﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝﹝ฌ

╗ γ ħ⎯㈠7 ₡Ŵੂ7ਙ⑾7 ⑾ผ⑾7ƥ⑾7゜7к77 ﹒่7 ゜⑾ฌ


İx7ỢबA⇓㈾⑾Ŵㅡ゜ฌ
Ќਙ‫ש‬Ŵผੂ7О—⇡кħ㌱7ħ่7Ŵ่₡7⑾ਙผ7⎯Ŵħ₡7bਙ—่‫ੂש‬7Ŵ่₡7Ɔ‫ש‬Ŵ‫֭ש‬7 ƆAЌCŐA7ОADzΎฌ
ЌḶ╗AŐù7ОⓈԱՁ●bⓒ7Ɔ╗A╗Dz7Ḷ7ЌDzÛ7ùḶŐì
Ő֭‫ف‬ħ⎯‫ש‬ผŴ‫ש‬ħਙ่7Ќ ਙ㈠7x‫ں‬ОA″̶‫ں‬ㅡธՙㄦ
ОŐİֱՙ″‫ں‬ฎธ
Ợ—Ŵкħ⑾ħ֭₡7ħ่7Ќ֭ʉ7ùਙผ+7bਙ—่‫ੂש‬
Ő֭‫ﭨ‬ħ⎯֭₡7x̶゜ธฎ゜‫ں‬″ฌ xㅡ゜xɱ゜‫ں‬ɱ
bਙここħ⎯⎯ħਙ่7Dzゥऑħผ֭⎯7Ќਙ‫֭ﭨ‬こ⇡֭ผ7x̶ⓒ7ธxธธฌ
ОŐİֱՙ″‫ں‬ฎธ
xㅡ゜xɱ゜‫ں‬ɱ
ОŐİֱՙ″‫ں‬ฎธ
xㅡ゜xɱ゜‫ں‬ɱ
ОŐİֱՙ″‫ں‬ฎธ
xㅡ゜xɱ゜‫ں‬ɱ
ОŐİֱՙ″‫ں‬ฎธ
xㅡ゜xɱ゜‫ں‬ɱ
ОŐİֱՙ″‫ں‬ฎธ
xㅡ゜xɱ゜‫ں‬ɱ
‫ں‬7 ธ7 ̶7 ㅡ7 ㄦ7 ″7 ՙ7 ฎ7 ɱ7 ‫ ں‬x7 ‫ں ں‬7 ‫ ں‬ธ7 ‫̶ ں‬7 ‫ ں‬ㅡ7 ‫ ں‬ㄦ7 ‫ ں‬″7 ‫ ں‬ՙ7 ‫ ں‬ฎ7 ‫ ں‬ɱฌ
bḶЌ╗ŐAb╗ḶŐฌ

Оฌ

DzṲƥḚฌ
bਙ่㌱֭ħ‫֭ﭨ‬㈠77bਙ่⎯‫ש‬ผ—㌱‫ש‬㈠77bਙ่่֭㌱‫ש‬㈠ฌ

ԱAŐԱDzŐƆĠḶОฌ ฎ̶‫ ں‬7İAҜDzƆ7Ɔ╗ŐDzDz╗ⓒฌ


╗Ḷ●ՁDz╗ฌ ƆùŐAbⓈƆDzⓒ7ЌDzÛ7ùḶŐì7‫̶ ں‬ธx̶ฌ
‫ ں ں‬ธฌ DzṲ●Ɔ╗●ЌḚฌ
″x7Ɔ7 DzՁDzb╗Ő●bAՁ7ОAЌDzՁฌ ԱAŐԱDzŐƆĠḶОฌ ОĠḶЌDz̬7̶‫ ں‬ㄦ㈠ธ̶̶㈠‫̶ ں‬xxฌ

″ƥ7ֱ7̶फฌ
╗Ḷ●ՁDz╗ฌ
Ḷ7 ‫ ں ں‬ธฌ AṲ̬7̶‫ ں‬ㄦ㈠ธ̶̶㈠‫ ں̶ ں‬ㅡฌ
″x7Ɔฌ
C⇡Ŵ7ӧA่bਙผⓒ7●่㌱㈠7ਙ⑾7Ќ֭‫ﭨ‬Ŵ₡Ŵỏฌ
DzṲƥḚฌ Ձħ㌱㈠7 xxㅡㄦ″ธx7֭ゥऑ㈠7x̶゜̶‫゜ ں‬ธxฌ

‫ ں‬ƥ7ֱ7ՙफฌ
bкŴ⎯⎯7Աธⓒ7Ձħこħ‫ש‬7ए7॥″ⓒՙxx㈠xxxฌ

ÛĠฌ
ԱAŐԱDzŐƆĠḶОฌ
ԱŐDzAìŐḶḶҜ7 Ɔ̶ֱAAฌ
‫ں ں ں‬ฌ ԱAŐԱDzŐƆĠḶОฌ x777ֱ777bฌ ԱAŐԱDzŐƆĠḶОฌ

ㄦƥ7ֱ7‫ ں‬xफฌ
Ќ7 ธธธ7Ɔ7 ԱŐDzAìŐḶḶҜ7 Ⓢ╗●Ձ●╗ùฌ
‫ں ں ں‬ฌ bDzŐ╗●●bA╗●ḶЌฌ
‫̶ ں ں‬ฌ
ธธธ7Ɔฌ
DzṲ●Ɔ╗●ЌḚ7DzṲ●╗7Ɔ╗A●ŐÛAùฌ ″‫ں‬7Ɔฌ
DzṲ●Ɔ╗●ЌḚ7DzՁDzb╗Ő●bฌ
‫̶ ں ں‬ฌ
̶
ŐḶḶҜ7

‫ ں ں‬ƥ7ֱ7‫ں‬xफฌ
‫ ں‬ƥ7ֱ7‫ ں‬xफฌ
‫ ں‬xƥ7ֱ7‫ ں‬xफ7 ㄦƥ7ֱ7ㅡफฌ

ԱAŐԱDzŐƆĠḶОฌ
Ⓢ╗●Ձ●╗ùฌ

″ƥ7ֱ7xफฌ
‫̶ ں ں‬ฌ
″‫ں‬7Ɔ7 ŐDz㈠7 Û゜C7 Û゜Cฌ
Ҝฌ
‫ ں ں‬xฌ

Ɔ̶ֱAAฌ DzЌḚ●ЌDzDzŐฌ
Ɔ̶ֱAAฌ x777ֱ777bฌ
x777ֱ777Ḛฌ

ㅡƥ7ֱ7″फฌ
C7 DzṲ●Ɔ╗●ЌḚฌ Cฌ
″ƥ7ֱ7̶फฌ
DzՁDzb╗Ő●bAՁ7ОAЌDzՁฌ
‫ ں‬ƥ7ֱ7ՙफฌ ԱAŐԱDzŐƆĠḶОฌ ԱAŐԱDzŐƆĠḶОฌ
ԱAŐԱDzŐƆĠḶОฌ ĠAЌC7AЌC7ḶḶ╗ฌ ╗Ḷ●ՁDz╗ฌ Ɔ̶ֱAฌ
ԱAŐԱDzŐƆĠḶОฌ
╗Ḷ●ՁDz╗ฌ ╗ŐDzA╗ҜDzЌ╗ฌ ‫ ں‬xɱฌ x777A777ฌ
DzֱAฌ ƆĠAҜОḶḶฌ
‫ ں‬xɱฌ ‫ ں‬xㄦฌ x777ֱ777Ḛ7 ″x7Ɔฌ ‫ ں‬xɱฌ
‫ ں‬xฎ7 ‫ ں‬xฎฌ

ㅡƥ7ֱ7xफฌ
Ձฌ ″x7Ɔฌ ฎㄦ7Ɔฌ
‫ ں‬ㄦ″7Ɔฌ

‫̶ ں‬ƥ7ֱ7ՙफฌ
ԱAŐԱDzŐƆĠḶОฌ
ԱAŐԱDzŐƆĠḶОฌ ƆĠAҜОḶḶฌ
‫ ں‬xฎฌ DzṲ●Ɔ╗㈠7Ɔ╗ḶŐDzŐḶЌ╗7CḶḶŐÛAùฌ
ĠAЌC7AЌC7ḶḶ╗ฌ ‫ ں‬ㄦ″7Ɔฌ ╗Ḷ7ԱDz7ŐDzОՁAbDzC7Û●╗Ġ7●ṲDzCฌ

ฎƥ7ֱ7xफฌ
╗ŐDzA╗ҜDzЌ╗ฌ ԱAŐԱDzŐƆĠḶОฌ ḚՁAƆƆ7╗Ḷ7ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
‫ ں‬xㄦฌ Ɔ̶ֱAAฌ Ɔ̶ֱAAฌ ԱAŐԱDzŐƆĠḶОฌ
ĠAՁՁฌ Ɔ╗ḶŐDzŐḶЌ╗㈠ฌ Ɔ̶ֱAAฌ x777ֱ777Ḛฌ
ฎㄦ7Ɔฌ x777ֱ777Ḛฌ ĠAՁՁฌ
‫ ں ں‬xฌ x777ֱ777●ฌ
‫ ں ں‬xฌ

ㅡƥ7ֱ7‫ ں‬xफฌ
‫ ں‬ՙㄦ7Ɔฌ
‫ ں‬ՙㄦ7Ɔฌ

ธƥ7ֱ7ՙफฌ ㄦƥ7ֱ7‫ ں‬फฌ


Ɔ̶ֱAฌ ‫ ں‬xㄦฌ
ì7 x777A777Ḛฌ
ՙƥ7ֱ7ฎफ7 ̶ƥ7ֱ7xफฌ ㅡƥ7ֱ7ɱफ7 ″ƥ7ֱ7̶फ7 ㅡƥ7ֱ7″फ7 ‫ ں‬ธƥ7ֱ7̶फฌ
ԱAŐԱDzŐƆĠḶОฌ
Ɔ̶ֱAAฌ Ɔ̶ֱAAฌ
ՙफฌ ҜAƆ╗DzŐฌ
x777ֱ777Ḛฌ x777ֱ777Ḛฌ
ḚŐḶḶҜDzŐฌ

ㄦƥ7ֱ7ฎफฌ
ԱAŐԱDzŐƆĠḶОฌ ‫ ں‬xՙฌ
ҜAƆ╗DzŐฌ ɱㄦ7Ɔฌ
ḚŐḶḶҜDzŐฌ ‫ ں‬xՙฌ

̶ƥ7ֱ7xफฌ
ฎƥ7ֱ7ㄦफฌ
‫ ں‬xՙฌ ƆDzAՁฌ
ɱㄦ7Ɔฌ

‫ ں‬xफ7
ԱAŐԱDzŐƆĠḶОฌ
ธƥ7ֱ7̶फ7 ḚŐḶḶҜ●ЌḚฌ Ɔ̶ֱAAฌ
ธƥ7ֱ7xफ7 ธƥ7ֱ7ɱफ7 ՙƥ7ֱ7″फ7 ‫ ں‬xㅡฌ
Ɔ‫ֱں‬bฌ x777ֱ777Ḛฌ
‫ ں‬xफ7 ㄦธՙ7Ɔฌ

ธƥ7ֱ7‫ ں‬xफฌ
x777ֱ777Ḛ7 ‫ ں‬xㅡฌ
İฌ
ԱAŐԱDzŐƆĠḶОฌ

‫ ں‬ɱƥ7ֱ7̶फฌ
ҜAƆ╗DzŐฌ Ɔ̶ֱAAฌ

ธƥ7ֱ7ՙफฌ
ԱAŐԱDzŐƆĠḶОฌ Ɔ̶ֱAฌ
ḚŐḶḶҜDzŐฌ x777ֱ777Ḛฌ
x777A777Ḛ7 ‫ ں‬x″ฌ
ҜAƆ╗DzŐฌ
ɱㄦ7Ɔฌ
ԱAŐԱDzŐƆĠḶОฌ ḚŐḶḶҜDzŐฌ
ḚŐḶḶҜ●ЌḚ7 ‫ ں‬x″ฌ ‫ ں‬x″ฌ

̶ƥ7ֱ7xफฌ
ฎƥ7ֱ ㄦफฌ
‫ ں‬xㅡฌ ɱㄦ7Ɔฌ
ㄦธՙ7Ɔ7 bḶОùŐ●ḚĠ╗DzC7ธx‫ ں‬ฎ7⇡ੂ7A่bਙผⓒ7●่㌱㈠77Aкк7ผħ‫ف‬γ‫⎯ש‬7ผ֭⎯֭ผ‫֭ﭨ‬₡㈠ฌ
╗γ֭⎯֭7₡ผŴʉħ่‫⎯ف‬ⓒ7Ŵ่₡7Ŵкк7ħ่⑾ਙผこŴ‫ש‬ħਙ่7γ֭ผ֭ਙ่ⓒ7ħ⎯7‫ש‬γ֭7֭ゥ㌱к—⎯ħ‫֭ﭨ‬ฌ
Ɔ̶ֱAAฌ ऑผਙऑ֭ผ‫ੂש‬7ਙ⑾7A่bਙผⓒ7●่㌱㈠77╗γ֭⎯֭7₡ਙ㌱—こ่֭‫⎯ש‬7こŴੂ7่ਙ‫ש‬7⇡֭7—⎯֭₡ฌ
x777ֱ777Ḛ7 ਙผ7こਙ₡ħ⑾ħ֭₡7ʉħ‫ש‬γਙ—‫ש‬7‫ש‬γ֭7֭ゥऑผ֭⎯⎯7ʉผħ‫่֭שש‬7㌱ਙ่⎯่֭‫ש‬7ਙ⑾7A่bਙผⓒฌ
●่㌱㈠77╗γ֭⎯֭7₡ਙ㌱—こ่֭‫⎯ש‬7こŴੂ7ਙ่кੂ7⇡֭7—⎯֭₡7ħ่7㌱ਙ่่֭㌱‫ש‬ħਙ่7ʉħ‫ש‬γฌ

‫ ں‬ฎƥ7ֱ7ธफ7
‫ש‬γ֭7㌱ਙ่⎯‫ש‬ผ—㌱‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭7ऑผਙ㈾֭㌱‫ש‬7ħ₡่֭‫ש‬ħ⑾ħ֭₡7γ֭ผ֭ਙ่㈠77╗γ֭7⑾ħкħ่‫ف‬ฌ

ธƥ7ֱ7‫ ں‬xफฌ
Ġฌ
ਙ⑾7‫ש‬γ֭⎯֭7₡ਙ㌱—こ่֭‫⎯ש‬7ʉħ‫ש‬γ7ऑ—⇡кħ㌱7ਙ⑾⑾ħ㌱ħŴк⎯7ਙผ7ਙ‫ש‬γ֭ผ⎯7⎯ਙ7Ŵ⎯7‫ש‬ਙฌ
⎯֭㌱—ผ֭7ऑ֭ผこħ‫⎯ש‬7Ŵ่₡7ऑ֭ผこħ⎯⎯ħਙ่⎯7⑾ਙผ7‫ש‬γ֭7㌱ਙ่⎯‫ש‬ผ—㌱‫ש‬ħਙ่7ਙ⑾7‫ש‬γ֭ฌ
ՙƥ7ֱ7ธफฌ ऑผਙ㈾֭㌱‫ש‬7ħ₡่֭‫ש‬ħ⑾ħ֭₡7γ֭ผ֭ਙ่7⎯γŴкк7่ਙ‫ש‬7㌱ਙ่⎯‫ש‬ħ‫֭ש—ש‬7Ŵ7ऑ—⇡кħ㌱Ŵ‫ש‬ħਙ่7ਙ⑾ฌ
‫ש‬γ֭⎯֭7₡ਙ㌱—こ่֭‫⎯ש‬㈠ฌ

Ɔ̶ֱAAฌ
ОŐḶİDzb╗7ЌAҜDzฌ
x777ֱ777Ḛฌ

ƆĠDzDz╗7ŐDzDzŐDzЌbDz7ЌḶ╗DzƆฌ

ՙƥ7ֱ7ㄦफฌ
Ɔ̶ֱAA
Ɔ̶ֱAAฌ ԱAŐԱDzŐƆĠḶОฌ
x777ֱ777Ḛ
x777ֱ777Ḛฌ ÛA●╗●ЌḚฌ

ㄦƥ7ֱ7″फฌ
‫ ں‬xธฌ
ㄦƥ7ֱ7ՙफ7 ԱAŐԱDzŐƆĠḶОฌ ธ″x7Ɔฌ
Ḛ7 び7 ƆDzDz7ƆĠDzDz╗7Ḛxx‫ں‬7ḶŐ7ḚDzЌDzŐAՁ7ОŐḶİDzb╗7ЌḶ╗DzƆ㈠ฌ ÛA●╗●ЌḚฌ
び7 ƆDzDz7ƆĠDzDz╗7bbֱƆDzŐ●DzƆ7ḶŐ7bḶCDz7bḶҜОՁ●AЌbDz7●ЌḶŐҜA╗●ḶЌ㈠ฌ ‫ ں‬xธฌ
び7 ƆDzDz7ƆĠDzDz╗7Axx‫ ں‬7ḶŐ7AՁՁ7ÛAՁՁ7ОAŐ╗●╗●ḶЌ7╗ùОDzƆ㈠ฌ ธ″x7Ɔฌ
び7 ƆDzDz7ƆĠDzDz╗7Aㅡxx7ḶŐ7CḶḶŐⓒ7ŐAҜDzⓒ7AЌC7ĠAŐCÛAŐDz7ƆbĠDzCⓈՁDz㈠ฌ

‫ ں‬″ƥ7ֱ7ㅡफฌ

ธƥ7ֱ7xफฌ
び7 ƆDzDz7ƆĠDzDz╗7A‫ ں‬ธx7ḶŐ7●Ќ●ƆĠ7●ЌḶŐҜA╗●ḶЌ㈠ฌ

̶ƥ7ֱ7‫ ں‬फฌ
び7 ƆDzDz7ƆĠDzDz╗7A‫ ں‬ㅡx7ḶŐ7bAƆDzÛḶŐì7Ŵ่₡7Ҝ●ՁՁÛḶŐì7●ЌḶŐҜA╗●ḶЌ㈠ฌ A‫ ں‬xฌ
Cฌ Cฌ
び7 ƆDzDz7ƆĠDzDz╗7A‫ ں‬ㄦx7ḶŐ7ŐDzՁDzb╗DzC7bDz●Ձ●ЌḚ7ОՁAЌ㈠ฌ Aㄦxxฌ
び7 ƆDzDz7ƆĠDzDz╗7A″xx7ḶŐ7●Ќ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆ㈠ฌ Aк㌱ਙγਙкฌ
ԱAŐԱDzŐƆĠḶОฌ ԱAŐԱDzŐƆĠḶОฌ
ƆAՁDzƆ7bḶⓈЌ╗DzŐ7 ƆḶ●╗7AԱḶЋDz㈠7ƆDzDz7A‫ ں‬ㄦxฌ ‫ ں‬x̶ฌ

ธƥ7ֱ7ㅡफฌ
ƆAՁDzƆ7bḶⓈЌ╗DzŐฌ

ㅡƥ7ֱ7ՙफฌ
‫ ں‬x̶ฌ ḶŐ7ҜḶŐDz7●ЌḶŐҜA╗●ḶЌ㈠ฌ

ɱƥ7ֱ7ㄦफฌ
‫ ں‬x̶ฌ
ƆⓈ●╗Dz7‫ں‬ฌ

‫ ں‬ㅡՙ7Ɔฌ ‫ ں‬ㅡՙ7Ɔฌ
Ɔ̶ֱAAฌ
Ɔ̶ֱAAฌ Ɔ̶ֱAฌ
x777ֱ777Ḛฌ
ฌ x777ֱ777Ḛ7 x777A777ฌ

‫ ں‬ธƥ7ֱ7ɱफฌ
‫ ں‬″ƥ7ֱ7ㅡफฌ
Cħ⎯ऑкŴੂ7

̶ƥ7ֱ7″फฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ ں ں‬ՙฌ

Ɔ̶ֱAฌ
╗ĠDz7ḚDzЌ╗Ɔ7ОՁAbDzฌ

x777A777Ḛฌ
ɱ̶ㅡx7ÛDzƆ╗7ƆAĠAŐA7AЋDzЌⓈDz7ֱ

″फ7ฎफ7 ‫ ں‬ƥ7ֱ7ฎफฌ
Ћ●ՁՁAḚDz7ƆỢⓈAŐDz7A╗7ОDzbbḶՁDzฌ

‫ ں‬xธฌ Ɔ̶ֱCฌ
x777ֱ777Ḛฌ
ㄦƥ7ֱ7″फ7 ̶ƥ7ֱ7ɱफ7 ‫ ں‬ธƥ7ֱ7‫ں‬xफ7 ̶ƥ7ֱ7xफ7 ‫ ں‬ธƥ7ֱ7ՙफฌ
̶ƥ7ֱ7ธफฌ
Aผ֭Ŵฌ
ḚDzЌDzŐAՁ7ЌḶ╗DzƆ7 ‫ ں‬फ7 ‫ ں‬ƥ7ֱ7ธफฌ

Dz7 A㈠7 AՁՁ7CḶḶŐƆ7ƆĠAՁՁ7ḶОDzŐA╗Dz7Û●╗Ġ7A7Ɔ●ЌḚՁDz7DzḶŐ╗7Աù7ՁDzЋDzŐ7╗ùОDzฌ A‫ ں‬ㄦฌ


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SUP-76223 [PRJ-76182] - SPECIAL USE PERMIT - APPLICANT: S & S GROOMING NV, LLC - OWNER: G&I VIII
VILLAGE SQUARE, LLC
9340 WEST SAHARA AVENUE, SUITE #100
04/15/19
PRJ-76182
04/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 19

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76224 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TASTE OF AFRICA -
OWNER: FAEC HOLDINGS WIRRULLA, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED 12,741 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT USE
WITH A 1,245 SQUARE-FOOT OUTDOOR PATIO at 450 Fremont Street, Suite #295 (APN 139-
34-513-002), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-75602]. Staff recommends
APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Special Map
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
SUP-76224 [PRJ-75602]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: TASTE OF AFRICA - OWNER: FAEC
HOLDINGS WIRRULLA, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76224 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 32

NOTICES MAILED 877

PROTESTS 0

APPROVALS 0

JAB
SUP-76224 [PRJ-75602]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76224 CONDITIONS
Planning

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

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

3. Modifications to the exterior façade facing Freemont Street will require approval of
the Fremont Street Experience Board of Managers.

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

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

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

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

JAB
SUP-76224 [PRJ-75602]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Special Use Permit for a proposed Tavern-Limited Establishment
in the Resort and Casino District of the Downtown Master Plan at 450 Fremont Street.

ISSUES

 The Tavern-Limited use is permitted in the C-2 (General Commercial) zoning district
with the approval of a Special Use Permit.

ANALYSIS

A Tavern-Limited Establishment is described in Title 19.12 as: “An establishment that is


licensed with a tavern-limited license in accordance with LVMC Chapter 6.50.” There are
no Minimum Special Use Permit Requirements for this use. The use is permitted in the
C-2 (General Commercial) zoning district with an approved Special Use Permit.

This project is in the Downtown Las Vegas Overlay—Resort and Casino District in an
existing 12,741 square-foot tenant space with 1,254 of outdoor balcony seating. The
second floor is a restaurant and bar; the third floor is a banquet and event space. Both
have outdoor balcony seating. The intent of the Resort and Casino District is to serve as
the activity and entertainment anchor for downtown. In a justification letter stamped
04/10/19, the applicant states that:

“The intended use of the Tenant/Suite is for a themed African Restaurant and
Bar with an authentic feel for the culture, artifacts and food of Africa, there also
will be an area for performers to play or sing. The upper level will be utilized for
special events, such as receptions, banquets, corporate meetings/gatherings
and the like.”

Additionally, Objective 1.3 and policy 1.3.2 of the Las Vegas Master Plan 2020 state that
“development should be weighted towards restaurants, retail shops, and service
businesses intended to serve local residents as well as the tourist market.” The
representative stated that there are no proposed changes to the exterior façade at this
time. Any changes to the elevations along Fremont Street must be approved by the
Fremont Street Experience. Staff has added conditions that address these issues.

JAB
SUP-76224 [PRJ-75602]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The site is located along the Scenic Byway, which was designated in 2004 to protect and
enhance the nighttime scenic qualities of Las Vegas Boulevard between Sahara Avenue
and Washington Avenue. As a result, all proposed signage is required to comply with the
Las Vegas Boulevard Scenic Byway Overlay District, Title 19.10.160, and be approved
by the Downtown Design Review Committee (DDRC). The current proposal does not
include signage.

The proposed use meets the goals of the Downtown Las Vegas Master Plan and the Las
Vegas Master Plan 2020 by providing new opportunities for entertainment and
commercial ventures; therefore, staff recommends approval of the proposed Special Use
Permit.

FINDINGS (SUP-76224)

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 Tavern-Limited Establishment will be located within the Downtown


Las Vegas Overlay – Resort and Casino District. The proposed use can be
conducted in a harmonious and compatible manner with the existing and future
development within the surrounding area.

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

The subject site can physically accommodate the proposed Tavern-Limited


Establishment use and is in close proximity of other commercial uses in the area.

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


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

The proposed Tavern-Limited Establishment use is located on Fremont Street, an


80-foot Collector, and Las Vegas Boulevard, an 80-foot Primary Arterial, and is
adequate in size to meet the requirements of the proposed use.

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

JAB
SUP-76224 [PRJ-75602]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

The proposed Tavern-Limited Establishment would not compromise the public


health, safety, or welfare as the use would be subject to regular inspections to
ensure compliance with all applicable code requirements. The proposed Special
Use Permit request is not inconsistent with objectives of the General Plan.

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

There are no applicable conditions for a Tavern-Limited Establishment per Title


19.12.

BACKGROUND INFORMATION

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


The City Council approved a Site Development Plan Review (SDR-0003-98)
03/23/98 for a proposed 264,210 square-foot Retail/Entertainment Complex at 450
Fremont Street. The Planning Commission and staff recommended approval.
The City Council approved a Master Sign Plan (MSP-0014-01) for a
01/16/02 Retail/Entertainment Complex at 450 Fremont Street. The Planning
Commission and staff recommended approval.
The City Council approved a request for a Special Use Permit (SUP-46297)
for a proposed Liquor Establishment (Tavern) and Night Club with Waivers to
allow a zero-foot distance separation from a similar use, a 1,240-foot
10/17/12
separation from a church and a 1,340-foot separation from a school where
1,500 feet is required. The Planning Commission and staff recommended
approval. The approval expired 03/04/14.
The Planning Commission approved a Special Use Permit (SUP-71105) for a
proposed 54,750 square-foot Night Club with Waivers to allow a 1,220-foot
10/10/17 distance separation from a Church/House of Worship and a 1,340-foot
distance separation from a School where 1,500 feet is required at 450 Fremont
Street, Suite #370. Staff recommended approval.
The Planning Commission approved a Special Use Permit (SUP-74075) for a
09/11/18 proposed 10,407 square-foot Tavern-Limited Establishment use at 450
Fremont Street, Suite #201. Staff recommended approval.
The Planning Commission approved a Special Use Permit (SUP-74078) for a
proposed 6,463 square-foot Nightclub use with Waivers to allow a 1,220-foot
09/11/18 distance separation from a Church/House of Worship and a 1,340-foot
distance separation from a School where 1,500 feet is required at 450 Fremont
Street, Suite #225. Staff recommended approval.

JAB
SUP-76224 [PRJ-75602]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Most Recent Change of Ownership


04/01/13 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (G63-05878) was issued for commercial leasing and
09/02/15
management at 450 Fremont, Suite 285. The license is active as of 04/12/19.
A building permit (C17-01476) was issued for electrical work at 450 Fremont
09/18/17
Street, Suite 310. The permit was finalized on 12/05/17.
A business license (P65-00339) was issued for a wedding chapel at 450
12/20/17
Freemont Street. The permit is still active as of 04/12/19.
A building permit (C19-00119)) was issued for a tenant improvement at 450
02/25/19 Fremont Street, Suite 201. The permit is in the inspection phase as of
04/11/19.

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss submittal
01/14/19
requirements for a Special Use Permit.

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

Field Check
The site is developed with a three-level shopping center. The area of the
04/15/19
proposed use is located on the second floor in a suite that is currently vacant.

Details of Application Request


Site Area
Net Acres 2.75

JAB
SUP-76224 [PRJ-75602]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject
Shopping Center C (Commercial) C-2 (General Commercial)
Property
North Hotel & Casino C (Commercial) C-2 (General Commercial)
Parking,
Commercial
Liquor
Establishment
South C (Commercial) C-2 (General Commercial)
(Tavern)
General Retail
Store
Restaurant
Multi-Family
Residential
East Restaurant C (Commercial) C-2 (General Commercial)
Tavern-Limited
Establishment
General Retail
Store
West Pawn Shop C (Commercial) C-2 (General Commercial)
Parking,
Commercial

Master and Neighborhood Plan Areas Compliance


Downtown Master Plan – Resort & Casino District Y
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District – 200 Feet Y
DC-O (Downtown Casino Overlay) District Y*
DTLV-O (Downtown Las Vegas Overlay) District – Resort & Casino
District Y
LW-O (Live/Work Overlay) District Y
SB-O (Las Vegas Boulevard Scenic Byway Overlay) District Y*

JAB
SUP-76224 [PRJ-75602]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails Y
Las Vegas Redevelopment Plan Area 1 Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*Future signage must comply with Title 19.10.100 and 19.10.160 sign standards and
receive approval from Fremont Street Experience Board of Managers.

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Planned Streets and
Fremont Street Collector 80 Y
Highways
Las Vegas Planned Streets and
Primary Arterial 80 Y
Boulevard Highways
Planned Streets and
Ogden Avenue Collector 80 Y
Highways

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement - Downtown
Base Parking Requirement Provided Compliance
Gross Floor
Parking Parking
Use Area or # of
Units Parking Ratio Handi- Handi-
Regular Regular
capped capped
Shopping 1 space per
264,210 sf 1,057
Center 250 SF GFA
TOTAL SPACES REQUIRED 1,057 680 Y*
*Projects located within the Downtown Las Vegas Overlay - Area 1 are not subject to the
automatic application of parking requirements. However, the above table should be used to
illustrate the requirements of an analogous project in another location in the City.

JAB
PRJ-75602
04/10/19
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SUP-76224 [PRJ-75602] - SPECIAL USE PERMIT - APPLICANT: TASTE OF AFRICA - OWNER: FAEC HOLDINGS
WIRRULLA, LLC
450 FREMONT STREET, SUITE #295
04/15/19
SUP-76224 [PRJ-75602] - SPECIAL USE PERMIT - APPLICANT: TASTE OF AFRICA - OWNER: FAEC HOLDINGS
WIRRULLA, LLC
450 FREMONT STREET, SUITE #295
04/15/19
PRJ-75602
04/10/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 20

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76233 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: JUAN
PULIDO - For possible action on a request for a Special Use Permit FOR AN EXISTING
ACCESSORY STRUCTURE (CLASS I) [CASITA] USE at 804 Lacy Lane (APN 139-32-401-002),
R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-76215]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
SUP-76233 [PRJ-76215]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: JUAN PULIDO

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76233 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 21

NOTICES MAILED 98

PROTESTS 0

APPROVALS 0

JAB
SUP-76233 [PRJ-76215]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76233 CONDITIONS

Planning

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


Accessory Structure, Class I use.

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

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

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

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

JAB
SUP-76233 [PRJ-76215]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting a Special Use Permit for an existing Accessary Structure
(Class I) [Casita] at 804 Lacy Lane.

ISSUES

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


provides living quarters including full kitchen facilities within the R-1 (Single Family
Residential) zoning district. Staff supports this request.

ANALYSIS

Per Title 19.12, a Special Use Permit is required for an Accessory Structure (Class I) in
the R-1 (Single Family Residential) zoning district. The Accessory Structure (Class I) use
is defined as “an accessory structure which is located on the same residential parcel as
a principal dwelling and which, as an ancillary use, provides living quarters, including full
kitchen facilities, for the occupants of the principal dwelling or their tenants, domestic
employees or temporary guests.”

In 1975 the single family dwelling and accessory structure (garage) was allowed through
a building permit (#533) with a note that a kitchen was not allowed in the garage. The
applicant purchased the property on 11/26/14. On 11/16/17, a building permit (R-330049)
was finalized that connected a gas line from the meter to the garage. On 02/20/19, code
enforcement case (#196713) was processed for a garage with full kitchen that doesn’t
have a Special Use Permit. As a result, the applicant is requesting a Special Use Permit
(SUP-76233) for an existing kitchen in the detached garage at 804 Lacy Lane.

According to the justification letter stamped 04/09/19, the applicant says his realtor and
property inspector did not mention that the existing full kitchen in the detached garage
needed a Special Use Permit. The applicant submitted pictures from the property
inspection that shows an existing kitchen with an electric stove at the time of purchase in
2014. He further states that in 2016 the City was replacing all gas lines on Lacy Lane. At
that time, the applicant pulled a permit to connect the new gas lines to the accessory
structure in the rear. He states that since the full kitchen in the garage existed when he
bought the house, and since he pulled a permit to convert the stove from electric to gas,
he simply did not know the Accessory Structure (Class I) needed a Special Use Permit.

JAB
SUP-76233 [PRJ-76215]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The Minimum Special Use Permit Requirements for this use include:

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

The proposed use meets this requirement as the subject site is 0.53 acres, or
23,086 square feet.

2. Requirement 2: Unless the principal dwelling is owner-occupied, a Class I


accessory structure may not be offered or occupied as a rental unit.

The proposed use meets this requirement as the principal dwelling is owner-
occupied and applicant states only friends will stay in the casita.

The accessory structure was permitted at the same time as the single family dwelling.
The full kitchen appears to have existed at the time of purchase. The applicant pulled a
permit to convert the existing kitchen to natural gas. The applicant is willing to pull permits
for work on the subject site, and immediately applied for a Special Use Permit when
notified by Code Enforcement. Staff finds that the Accessory Structure (Class I) use can
be conducted in a manner that is harmonious and compatible with the surrounding
neighborhood and recommends approval of this request.

FINDINGS (SUP-76233)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The proposed Accessory Structure (Class I) use is compatible with the surrounding
land uses and can be conducted in a manner that is harmonious with surrounding
land uses.

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

The site is 0.53 acres which is approximately 23,086 square feet in area and is
physically suitable for the intensity of the proposed land use.

JAB
SUP-76233 [PRJ-76215]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

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


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

Access to the site will not change. Vehicles may enter the property from Lacy Lane
a 60-foot Local Street as classified by the Master Plan of Streets and Highways.

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

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

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

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

BACKGROUND INFORMATION

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


Code Enforcement case (#171833) was processed for gas and water line
10/31/16
repair without a permit at 804 Lacy Lane. Case was resolved on 12/28/16.
Code Enforcement case (#196713) was processed for an accessory
02/20/19
structure without permits at 804 Lacy Lane. Case is still active as of 03/27/19.

Most Recent Change of Ownership


11/26/14 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit was issued (#533) for a single family dwelling and a
02/18/75
detached garage with no kitchen at 804 Lacy Lane.
05/17/77 A building permit was issued (#2790) for a swimming pool at 804 Lacy Lane.
A building permit was issued (R-45305) for a patio pool spa at 804 Lacy Lane.
06/23/05
The permit was finalized on 08/20/05.
A building permit was issued (R-330049) for gas lines from meter to casita at
11/16/17
804 Lacy Lane. The permit was finalized on 01/04/17.

JAB
SUP-76233 [PRJ-76215]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Pre-Application Meeting
Staff conducted a routine pre-application meeting to discuss the submittal
04/08/19
requirements for a Special Use Permit.

Neighborhood Meeting
A neighborhood meeting was not required or held.

Field Check
During a routine field check, staff noticed active construction on the casita
04/15/19
with a generator and power tools. No trash or debris.

Details of Application Request


Site Area
Net Acres 0.53

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject Single Family
DR (Desert Rural) R-E (Residence Estates)
Property Detached
Single Family
North DR (Desert Rural) R-E (Residence Estates)
Detached
Single Family
South DR (Desert Rural) R-E (Residence Estates)
Detached
Single Family
East DR (Desert Rural) R-E (Residence Estates)
Detached
West Water Utility PR (Public Facilities) C-V (Civic)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District - 175 Feet Y
RP-O (Rural Preservation Overlay) District Y or N

JAB
SUP-76233 [PRJ-76215]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


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

DEVELOPMENT STANDARDS

Pursuant to 19.06, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front N/A Y
 Side (north) 5 Feet 9 Feet Y
 Rear 5 Feet 9 Feet Y
Min. Distance Between Buildings 6 Feet 78 Feet Y
Max. Building Height 35 Feet 22 Feet Y

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Lacy Lane Local Street Title 13 60 Y

JAB
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ⓈО7 ՙƥֱธफฌ

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‫ں‬ՙƥฌ
̶ƥֱՙफฌ
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″ƥֱธफฌ
″ƥ7

‫ں‬ㅡƥֱฎफ7 ɱƥֱ″फฌ ‫ں‬xƥฌ


‫ں‬xƥ
ƆbAՁDz7‫ں‬फ7ֱ7‫ں‬xƥฌ
ƆbAՁDz ‫ ں‬फ ֱ ‫ ں‬x ƥ
‫ں‬ธƥֱ″फฌ

‫ں‬ธƥֱ″फฌ

Ҝ●Ɔb7ŐḶḶҜ7‫ں‬7 Ҝ●Ɔb7ŐḶḶҜ7ธ

ОŐİֱՙ″ธ‫ں‬ㄦ
bḶ゜Ɔ Cฌ
bḶ゜Ɔ Cฌ

ธxƥฌ
xㅡ゜xɱ゜‫ں‬ɱ
‫ں‬ธƥฌ

ŐḶḶҜ7̶ฌ
bḶ゜Ɔ Cฌ
Ќฌ

Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔ‫ש‬ผ—㌱‫—ש‬ผ֭7ħ่‫ש‬ਙ7bкŴ⎯⎯7‫ں‬7bŴ⎯ħ‫ש‬Ŵ゜Ḛ—֭⎯‫ש‬7Ġਙ—⎯֭ฌ
ㅡƥฌ
‫ں‬ƥ7ֱ7‫゜ں‬ㅡफ7Ɔ㌱Ŵк֭ฌ

ḶОDzЌ7Ձ●Ћ●ЌḚ7ŐḶḶҜฌ
bḶ゜ƆC7
Ҝ●Ɔb7ŐḶḶҜฌ

Ḛb●ฌ
bḶ゜ƆCฌ

ฎxㅡ7ՁŴ㌱ੂ7Ձ่7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ЌЋ7ฎɱ‫ں‬xՙฌ
ì●╗bĠDzЌฌ

‫ں‬ɱƥֱㄦफฌ

ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ
bḶ゜ƆCฌ

̶xƥฌ
ŐḶḶҜ7ㅡฌ

‫̶ں‬ƥฌ
ŐḶḶҜ7̶7 bḶ゜ƆCฌ

bḶ゜ƆCฌ

‫ں‬ฎƥֱㅡ7‫゜ں‬ธफฌ
‫̶ں‬ƥֱ″फฌ
Őㅡฌ
Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7̶″7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่‫ف‬7̶″7ゥ7ธㅡฌ
‫ںں‬ƥֱ‫ں‬x7‫゜ں‬ธफฌ
‫ں‬ㄦƥฌ

ŐḶḶҜ7ธ7 ‫ں‬xƥֱ″फฌ
bḶ゜ƆC7
ㄦƥฌ
Őㅡฌ

ฎƥฌ

ACCŐDzƆƆ̬ฌ
ОŐḶİDzb╗̬ฌ
Ḛb●7
‫ں‬″ƥ7 ԱA╗ĠŐḶḶҜ7̶ฌ
‫ں‬xƥֱ″फฌ

ㄦƥฌ

ㄦƥฌ
ɱƥֱՙफ7 Ḛb●ฌ
ԱA╗ĠŐḶḶҜ7ㅡฌ
Őㅡ ฌ

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ԱA╗ĠŐḶḶҜ7ธ7 Ḷऑ่֭ħ่‫ف‬7ธㅡ7ゥ7ㅡฎฌ Ḷऑ่֭ħ่‫ف‬7ธㅡ7ゥ7ㅡฎฌ Ḷऑ่֭ħ่‫ف‬7̶″7ゥ7ธㅡ7
Ḛb●ฌ

ㄦxƥฌ

ƆDzbḶЌC7;ՁḶḶŐฌ
;ՁḶḶŐ7AŐDzA7‫ں‬ㄦxxƆ;ฌ

Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔ‫ש‬ผ—㌱‫—ש‬ผ֭7ħ่‫ש‬ਙ7bкŴ⎯⎯7‫ں‬7bŴ⎯ħ‫ש‬Ŵ゜Ḛ—֭⎯‫ש‬7Ġਙ—⎯֭ฌ
ฎxㅡ7ՁŴ㌱ੂ7Ձ่7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ЌЋ7ฎɱ‫ں‬xՙฌ

ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ
ACCŐDzƆƆ̬ฌ
ОŐḶİDzb╗̬ฌ
″ƥֱㅡफฌ

‫̶ں‬ƥֱฎफ7 ธxƥֱㅡफฌ

ㅡƥֱɱफฌ
‫ں‬″ƥֱɱफฌ

‫ں‬ɱƥ̶ֱ7‫゜ں‬ธफฌ
ㄦƥฌ

ŐḶḶҜ7‫ں‬ฌ
ՙƥֱฎफฌ

bḶ゜ƆCฌ
ㅡƥֱ‫ں‬xफ7

″ƥֱㄦ7‫ں‬ㄦ゜‫ں‬″फฌ

ㄦƥฌ
″ƥֱㅡफฌ

̶ƥฌ

‫ں‬ㄦƥฌ
‫ں‬ƥֱฎफฌ

‫ں‬xƥฌ
ƆbAՁDz7‫ں‬फ7ֱ7‫ں‬xƥฌ
‫ں‬″ƥֱㄦफฌ

ŐḶḶҜ7ธฌ
bḶ゜ƆCฌ

ธ่₡7;ՁḶḶŐฌ
ОŐİֱՙ″ธ‫ں‬ㄦ
xㅡ゜xɱ゜‫ں‬ɱ
ÛDzƆ╗7ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

Ќฌ

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‫ں‬xxƥฌ
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Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7ㅡฎ7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่‫ف‬7ธㅡ7ゥ7ㅡฎ7 bਙ่่֭㌱‫ש‬ħਙ่7‫ש‬ਙฌ
╗Ŵ่@к֭⎯⎯7ÛŴ‫֭ש‬ผ7Ġ֭Ŵ‫֭ש‬ผ7 ‫ں‬ㄦxⓒxxx7Ա╗Ⓢฌ
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Ḛผħ₡7●่㌱ਙここħ่‫ف‬7Оਙʉ֭ผฌ
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Ɔ㌱Ŵк֭ฌ ӧÛਙผ@7О֭ผこħ‫֭ש‬₡7ਙ่7‫ں‬ɱՙㄦỏฌ

ÛОฌ

Őㅡฌ

ŐḶḶҜ7‫ں‬ฌ
bḶ゜ƆCฌ

‫ں‬ฎƥֱ‫ںں‬फฌ
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Őㅡฌ
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ⓈО7 ḚAŐAḚDzฌ
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ㅡ7ОAŐì●ЌḚ7ƆОAbDzƆฌ
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Őㅡฌ

ㅡxƥֱ″फฌ
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Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔ‫ש‬ผ—㌱‫—ש‬ผ֭7ħ่‫ש‬ਙ7bкŴ⎯⎯7‫ں‬7bŴ⎯ħ‫ש‬Ŵ゜Ḛ—֭⎯‫ש‬7Ġਙ—⎯֭ฌ

╗Ḷ7ƆḶⓈ╗Ġฌ Őㅡ7 Őㅡ7 Őㅡฌ

ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ

ɱƥֱ″फฌ
ɱƥֱ″
Ḛb●7 ″ƥֱ″फฌ

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Őㅡฌ
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ОŐḶİDzb╗̬ฌ
ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ

ԱA╗ĠŐḶḶҜ7‫ں‬ฌ

ÛОฌ

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╗Ḷ7ҜA●Ќ7ԱⓈ●ՁC●ЌḚฌ
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ธ‫ں‬ՙƥฌ

ОŐḶОDzŐ╗ù7Ɔ●ΎDz7x㈠ㄦ7AbŐDz7ㄤ7ธ‫ں‬ՙxx7ƆỢ3ฌ

ՙฎƥֱ‫ں‬7‫ں゜ںں‬″फฌ
Ќฌ

ㅡƥฌ
‫ں‬ƥ7ֱ7‫゜ں‬ㅡफ7Ɔ㌱Ŵк֭ฌ

ḶОDzЌ7Ձ●Ћ●ЌḚ7ŐḶḶҜฌ
bḶ゜ƆC7
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Ḛb●ฌ
bḶ゜ƆCฌ

ì●╗bĠDzЌฌ
bḶ゜ƆCฌ

‫ں‬ɱƥֱㄦफฌ
̶xƥฌ

ŐḶḶҜ7ㅡฌ
ŐḶḶҜ7̶7 bḶ゜ƆCฌ
‫̶ں‬ƥฌ

bḶ゜ƆCฌ

Őㅡฌ
Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7̶″7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่‫ف‬7̶″7ゥ7ธㅡฌ
‫ںں‬ƥֱ‫ں‬x7‫゜ں‬ธफฌ

‫̶ں‬ƥֱ″फฌ
‫ں‬ฎƥֱㅡ7‫゜ں‬ธफฌ
‫ں‬ㄦƥฌ
ฎxㅡ7ՁŴ㌱ੂ7Ձ่7ՁŴ⎯7Ћ֭‫ف‬Ŵ⎯7ЌЋ7ฎɱ‫ں‬xՙฌ
Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔ‫ש‬ผ—㌱‫—ש‬ผ֭7ħ่‫ש‬ਙ7bкŴ⎯⎯7‫ں‬7bŴ⎯ħ‫ש‬Ŵ゜Ḛ—֭⎯‫ש‬7Ġਙ—⎯֭ฌ

ŐḶḶҜ7ธ7 ‫ں‬xƥֱ″फฌ
bḶ゜ƆC7
ㄦƥฌ
Őㅡฌ

Ḛb●7
ฎƥฌ

‫ں‬″ƥ7 ԱA╗ĠŐḶḶҜ7̶ฌ
‫ں‬xƥֱ″फฌ
Ḛb●ฌ
ɱƥֱՙफ7

ㄦƥฌ
ḶҜ ㅡ
ԱA╗ĠŐḶḶҜ7ㅡฌ
ㄦƥฌ
ㄦƥ

Őㅡฌ
Őㅡ

Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7ㅡฎ7ゥ7ㅡฎฌ Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7ㅡฎ7ゥ7ㅡฎฌ Dz‫ف‬ผ֭⎯⎯7Ûħ่₡ਙʉ7̶″7ゥ7ㅡฎฌ


ACCŐDzƆƆ̬ฌ
ACCŐDzƆƆ
ОŐḶİDzb╗̬ฌ
ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ

Ḛb●ฌ
Ḛb●
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ㄦxƥฌ
ОŐİֱՙ″ธ‫ں‬ㄦ
ƆDzbḶЌC79ՁḶḶŐฌ
xㅡ゜xɱ゜‫ں‬ɱ
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xㅡ゜xɱ゜‫ں‬ɱ
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xㅡ゜xɱ゜‫ں‬ɱ
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777

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Ա֭⑾ਙผ֭7゜7A⑾‫֭ש‬ผฌ

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Ա֭⑾ਙผ֭7゜7A⑾‫֭ש‬ผฌ

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ОŐİֱՙ″ธ‫ں‬ㄦ
xㅡ゜xɱ゜‫ں‬ɱ
SUP-76233 [PRJ-76215] - SPECIAL USE PERMIT - APPLICANT/OWNER: JUAN PULIDO
804 LACY LANE
04/15/19
SUP-76233 [PRJ-76215] - SPECIAL USE PERMIT - APPLICANT/OWNER: JUAN PULIDO
804 LACY LANE
04/15/19
Las Vegas, Nevada April 8, 2019

Justification Letter

To All Relevant Parties,

My name is Juan Manuel Pulido, the purpose of this document is to provide a full justification for the request to re-classify

the Accessory Structure Located at 804 Lacy Ln Las Vegas NV into a Class 1 Casita / Guest House.

The initial information will be provided in a chronological order based on the purchasing of the property.

1 In the fall of 2014 I started to search for a property to purchase, I found a listing provided by the Real Estate brokerage

company Elite Realty, in the listing the property is described a Custom Home with Detached Guest House, complete with

electrical, plumbing, sewage, air conditioning, kitchen, rooms and bathrooms. A copy of the listing information is attached

together with the relevant pictures. (Attachments A1 Listing Information Relevant Pictures) based on the listing details,

this information and pictures were dated May 2, 2013

2 I proceeded to make an offer with a state licensed real state agent, J. Lubitz, and the respective broker, neither the

agent nor the purchasing broker warn me of any issues with the property

3 During the contract period, before proceeding with the purchase, I requested a property inspection by a state licensed

inspector, the inspection also shows the guest house and makes no mention of unpermitted use (Attachments A2 Home

Inspection Relevant Pictures)

4 The lending company requested a state licensed appraisal of the property, in the appraisal report the house is shown

an SFD with detached garage & guest quarters, the report shows the guest house complete with kitchen, bedrooms and

bathrooms, no mention of unpermitted use (Attachment A3 Appraisal Photograph Addendum)

5 Before closing the purchasing agreement the Title Insurance Company stated in their documentation that the property

had no Encumbrances, Liens or Illegal construction in the property.

At that point I was able to buy the property on November 26, 2014.

6 - Two years later, around October of 2016, the city of Las Vegas was performing some underground improvements in

our street, Lacy Lane, the work was on-going for a few weeks and they were going door to door breaking the asphalt,

concrete sidewalks and excavating front yards, at some point one representative came to the house and explained to me

that there was going to be some amount of property damage, mostly excavating the landscape and breaking the pavers

around the house to be able to replace the gas lines and gas meters, I did not object, I mentioned to their supervisor that

there is a guest house/casita in the back that uses electricity for the heating, stove, dryer and water heater and that since

the electricity is so expensive in las Vegas that I would like to be able to connect those systems to gas instead, I asked that

since they were going to do all this damage and they had all the proper equipment if they could add an additional

connection next to the gas meter underground and next to my property wall/fence so I could have a gas line going to the

guest house, he agreed to help and I was able to connect the guest house to gas. At that time the adjacent neighbor

complained that she did not believe I could have a gas line in the dividing fence between our two properties, the city got

involved and another representative came over to inspect the work, pictures were taken and sent to supervisors, at the

end it was decided to have the work permitted and inspected. The work was permitted and inspected on 12/28/16, and

everything has been good ever since, pictures of the work are attached (Attachments 4 New Gas Line to Guest House)

7 I have since done many improvements on the casita, including new paint, new sinks, new high efficiency toilets, new

carpet, new kitchen countertops, window replacements with hi-efficiency windows (no structural alterations or changes),

PRJ-76215
new floor tile in kitchen, bathroom floors and walls. (Attachment 5 Casita Remodel Examples)

04/09/19
Few weeks ago, I had an inspection of my property I was told that the casita in the back was originally built 44 years ago

(1975) as a accessory structure class 2 (garage) and that it was never properly permitted as a Class 1 Casita/Guest House

and that if I wanted to continue using it as one it needed to be permitted and inspected.

I went to the City of Las Vegas office to talk to planning about the situation and there were very helpful and informative

We were able to find some of the original permitting showing an accessory structure of 2 floors with 1500 sf per floor and

permitted for occupancy groups 1 and 2 with additional permits for AC, Electrical, Plumbing and Sewer tie-in. The

paperwork is old and there are no blue-prints of the original configuration for the building

Next to research was be the zoning situation, it was determined that the property is located in a zone called R-E

(Residential Estates District) intended for low density residential units located on large lots, like the one of the property

(0.5 acres) I was told it was not uncommon and allowed for properties of this zoning to have an accessory structure class

1 casita/guest house as long as the structure is in compliance with the limits set forth as far as separation from main

building, minimum rear yard setback, side yard setback, size and coverage. We were able to look at the structure

information to confirm that is compliant with those requirements.

I was instructed at that time to provide all the information necessary for a special use permit to be able to re-classify the

accessory structure into a class 1 casita / guest house.

I was told that it would be beneficial to mention important factors like the property was built simultaneously with the

main house, explaining that the structure show harmony with the overall property and the character of the neighborhood,

relevant pictures are attached (Attachments A6 Casita Harmony and Congruence with Main House)

In conclusion, I have a casita/guest house that was built 44 years ago, a structure that over time and multiple owners,

including myself, has been gradually improved without anyone, including listing and buying real estate companies, home

inspectors, appraisers, title insurance companies and even the city of las Vegas, becoming aware that the building was

never properly re-classified as a class 1 casita/guest house.

It is now that I polite request assistance in the process to re-classify this structure into a safe, permitted and inspected

casita.

As part of my request I am summiting site plans and floor plans, on 13 x 19 format, with property lines, dimensions, street

names, parking spaces, ingress/egress, north arrow, sample parking, building size, property size and scale.

Thank you in advance for your cooperation and assistance on this matter.

Cordially,

Juan Manuel Pulido

Home Owner
PRJ-76215
04/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 21

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SNC-76185 - STREET NAME CHANGE - PUBLIC HEARING - APPLICANT/OWNER:
RICHMOND AMERICAN HOMES OF NEVADA, INC. - For possible action on a request for a
Street Name Change FROM: ALBATROSS LINKS AVENUE TO: SKY BLUFF COURT, generally
located west of Crossbridge Drive, south of Suncreek Drive, Ward 2 (Vacant) [PRJ-76136]. Staff
recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Street Name Validation Subdivision Listing
SNC-76185 [PRJ-76136]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: RICHMOND AMERICAN HOMES OF
NEVADA, INC.

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SNC-76185 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 8

NOTICES MAILED 8

PROTESTS 0

APPROVALS 0

SS
SNC-76185 [PRJ-76136]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SNC-76185 CONDITIONS

Public Works

1. The applicant shall be responsible for all costs related to this Street Name Change,
including signage and installation.

SS
SNC-76185 [PRJ-76136]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has requested to rename a private residential street from Albatross Links
Avenue to Sky Bluff Court. The subject street is currently unbuilt and is located within
Summerlin Village 24 southwest of the intersection of Suncreek Drive and Crossbridge
Drive.

ISSUES

 The Department of Fire & Rescue has determined that the primary street name “Sky
Bluff” is valid for use in the city of Las Vegas and has not been used since the
current subdivision was recorded.
 The current suffix (Avenue) does not comply with City of Las Vegas street naming
regulations. If approved, the Street Name Change would bring the suffix of the
subject street (from Avenue to Court) into conformance with street naming
regulations.

ANALYSIS

Albatross Links Avenue is a private cul-de-sac with no cross streets within an approved
gated subdivision (Scots Pine Phase 1). The Street Name Change would affect seven
platted lots, none of which have been improved. All of these lots are under single
ownership. According to the applicant, several buyers purchasing homes on that street
have requested the change. If approved, the name change would correct the suffix of
the street from Avenue to Court, which is appropriate for a cul-de-sac with no side
streets according to the City of Las Vegas Street Naming and Addressing Assignment
Regulations, 2009 Edition, Section IV.C.

The name Sky Bluff is included in the list of names approved by the Department of Fire
& Rescue for use within this subdivision. The proposed name conforms to requirements
of the City of Las Vegas Street Naming and Addressing Assignment Regulations, 2009
Edition, which requires a primary name to be used only once and limits names to a
maximum of 20 characters, including the suffix and any spaces.

Three building permits have already been issued for single family dwellings on
Albatross Links Avenue. None have been finalized.

SS
SNC-76185 [PRJ-76136]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

FINDINGS (SNC-76185)

The proposed street name change is in conformance with the City of Las Vegas Street
Naming and Addressing Assignment Regulations, 2009 Edition. The street is
approximately 255 feet long and is a local, private residential street that would affect
seven addresses. Staff therefore recommends approval, subject to conditions. Permits
do not need to be reissued for any of the affected single family dwellings prior to final
inspection unless specifically requested by the inspector.

BACKGROUND INFORMATION

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


The Planning Commission approved a Tentative Map (TMP-57325)
for a 22-parcel Master Plan Village (Summerlin Village 24 -
02/10/15
Stonebridge) on 459.50 acres at the southwest corner of Alta Drive
and Sky Vista Drive. Staff recommended approval.
The Planning Commission approved a Tentative Map (TMP-72384)
for a 103-lot single-family residential subdivision (Scots Pine) on
02/13/18
42.53 acres on the west side of Crossbridge Drive, approximately 530
feet south of Suncreek Drive. Staff recommended approval.
A Final Map (FMP-74271) for a 60-lot single family residential
subdivision (Scots Pine Phase 1) on 25.69 acres on the west side of
11/16/18
Crossbridge Drive, approximately 530 feet south of Suncreek Drive
was recorded.

Most Recent Change of Ownership


03/01/18 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (C18-04371) was issued for grading, clear and grub
10/04/18 and stockpiling for a subdivision (Scots Pine Phase 1) at 761
Crossbridge Drive. A final inspection has not been approved.
A building permit (P19-00436) was issued for a single family
04/04/19 residential dwelling at 12440 Albatross Links Avenue. A final
inspection has not been approved.
A building permit (P19-00455) was issued for a single family
04/08/19 residential dwelling at 12439 Albatross Links Avenue. A final
inspection has not been approved.

SS
SNC-76185 [PRJ-76136]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

Related Building Permits/Business Licenses


A building permit (P19-00456) was issued for a single family
04/08/19 residential dwelling at 12447 Albatross Links Avenue. A final
inspection has not been approved.

Pre-Application Meeting
A pre-application meeting to discuss submittal requirements for a Street Name Change
application was waived by Department of Planning staff.

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

Field Check
The site is in the grading process. Some retaining and property line
04/15/19 walls have been constructed. The subject street has not been
improved.

Details of Application Request


Street Segment all of Albatross Links Avenue
Parcels Directly
APNs 137-33-715-022 through 028
Affected
Addresses
12432, 12439, 12440, 12447, 12448, 12445 and 12456 Albatross
Directly
Links Avenue
Affected
Legal
Description of Lots 54-60 of Scots Pine Phase 1, Book 157 Page 55 of Plats
Affected Lots

Master and Neighborhood Plan Areas Compliance


Summerlin West Development Agreement Y
Special Area and Overlay Districts Compliance
P-C (Planned Community) District Y
T-D (Traditional Development) District Y

SS
SNC-76185 [PRJ-76136]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


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

DEVELOPMENT STANDARDS

Pursuant to the Street Naming and Address Assignment Regulations, 2009 Edition,
Section IV.B., a primary street name shall be used only once and shall not be used in
any other alignment. The name shall be restricted to 20 characters, including affix,
primary name, suffix and any spaces. Sky Bluff Court is a unique name and contains
less than 20 characters.

Cul-de-sac streets with no side street intersections shall contain the suffix Court. The
proposed Street Name Change would bring the suffix of the subject street into
conformance with the Street Naming and Address Assignment Regulations.

SS
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SNC-76185 [PRJ-76136] - STREET NAME CHANGE - APPLICANT/OWNER: RICHMOND AMERICAN HOMES OF
NEVADA, INC.
WEST OF CROSSBRIDGE DRIVE, SOUTH OF SUNCREEK DRIVE
04/15/19
RAH1732

April 2 nd , 2019

City of Las Vegas

333 S. Rancho Drive

Las Vegas, NV 89101

RE: Scots Pine Phase 1 – Street Name Change Justification Letter

Slater Hanifan Group, on behalf of our client, Richmond American Homes of Nevada, Inc.,

respectfully submits this justification letter for a Street Name Change on the subject project. This

project is approximately 25.69 gross acres and is located southwest of the Crossbridge Dr and

Suncreek Dr intersection.

Within the subdivision there is an interior private street with an approved name of Albatross Link

Avenue. Several buyers purchasing homes on that street have requested that the street name be

changed to Sky Bluff Court. This street name has been reviewed and approved by the CLV Fire

department.

Please contact me at (702) 284-5300 if you have any questions regarding this request.

Sincerely,

Slater Hanifan Group

Kevin Bross, P.E.


Project Manager I

PRJ-76136
04/03/19
City of Las Vegas

COMBINED FIRE COMMUNICATIONS CENTER

SERVING THE CITY OF LAS VEGAS, CLARK COUNTY, AND NORTH LAS VEGAS

FIRE SERVICES / STREET NAME VALIDATION

SUBDIVISION LISTING
2/26/2019 1:40:59 PM

FIRM: Slater Hanifan Group

ENTITY: City Of Las Vegas Planning


SUBDIVISION: Scots Pine - Phase 1

PLANNING No.: FMP-74271

DESCRIPTION: 60 lots --- APN 137-33-710-001

REF NO: 14614

Street Name Street Type Disposition

Sky Bluff Approved

Campsie Fells Previously recorded

Lagavulin Approved

Bulldog Bluffs Approved

Bruce Moorland Approved

Claymore Highland Approved

Thistle Fairway Approved

Edinburgh Cask Approved

Connery Glen Approved

Glenlivet Lowland Approved

Sky Knolls Approved

Lennox Pine Approved

Sky View Previously recorded

Macallan Bluff Approved

Sky Bridge Previously recorded

Kirkhill Street name duplicate

Skycrest Previously recorded

Macallan Ridge Approved

Dalton Pine Approved

Dalton Ridge Previously recorded

PRJ-76136
04/03/19 Page # 1

AGENDA SUMMARY PAGE


Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 22

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAC-76149 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: AMD UNITED
HOLDINGS, LLC - For possible action on a request for a Petition to Vacate U.S. Government
Patent Easements generally located on the north side of Charleston Boulevard, east of Brush
Street (APNs 138-36-804-002 and 003), Ward 1 (Tarkanian) [PRJ-76126]. Staff recommends
APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAC-76149 [PRJ-76126]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: AMD UNITED HOLDINGS, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAC-76149 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 21

NOTICES MAILED 2

PROTESTS 0

APPROVALS 0

NE
VAC-76149 [PRJ-76126]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAC-76149 CONDITIONS

1. The limits of this Petition of Vacation shall be the 33-foot wide U.S. Government
Patent Easement located on the west side of Assessor Parcel Number 138-36-804
-002 and the remaining 3-foot U.S. Government Patent Easement located along the
north side of Assessor Parcel Numbers 138-36-804-002 and 138-36-804-003.

2. 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.

3. The 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.

4. All development shall be in conformance with code requirements and design


standards of all City Departments.

5. If the Order of Vacation (or Order of Relinquishment of Interest if a Patent


Reservation) 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.

NE
VAC-76149 [PRJ-76126]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a petition to vacate the U.S. Government Patent Easement generally located on
the north side of Charleston Boulevard, east of Brush Street.

ANALYSIS

The applicant requests that the City of Las Vegas relinquish its interest in the U.S.
Government Patent Easement generally located adjacent to the western property line of
APN 138-36-804-002, and adjacent to the northern property line of both APN 138-36-
804-002 and 003. The applicant requests this vacation in order to proceed with an
expansion previously approved in January. The easements are no longer necessary as
the site is established with access from both Charleston Boulevard and Alpine Place.

The Vacation request should be sent to all the utilities however, as no right-of-way is
proposed to be vacated, and thus no franchise rights are involved, it is not necessary to
wait for responses from any of the public utilities or other parties interested in preserving
a right in this patent easement. Since only City interests are involved, any utility
company's interests will need to be addressed with each respective utility company and
will not be affected by the City relinquishing its interest.

Staff has no objection to the vacation of the U.S. Government Patent Easements, as
these portions of the subject are either developed, or proposed to be developed in the
future; therefore, staff recommends approval with conditions.

NE
VAC-76149 [PRJ-76126]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


The City Council approved a request for a Variance (VAR-75056) to
allow a zero-foot side yard setback where 10 feet is required and a zero-
foot rear yard setback where 20 feet is required on 1.17 acres at 5000
West Charleston Boulevard. The Planning Commission recommended
approval, staff recommended denial.
The City Council approved a request for a Variance (VAR-74817) to
allow zero additional parking spaces where 31 additional parking spaces
are required for an existing parking impaired development on 1.17 acres
at 5000 West Charleston Boulevard. The Planning Commission
recommended approval, staff recommended denial.
01/16/19
The City Council approved a request for a Special Use Permit (SUP-
74818) for a proposed 3,939 square-foot auto repair garage, minor use
at 5000 West Charleston Boulevard. The Planning Commission
recommended approval, staff recommended denial.
The City Council approved a request for a Site Development Plan
Review (SDR-74819) for a proposed 3,939 square-foot building addition
and parking lot reconfiguration to an existing retail development with a
Waiver to allow service bay doors to face the right-of-way on 1.17 acres
at 5000 West Charleston Boulevard. The Planning Commission
recommended approval, staff recommended denial.

Most Recent Change of Ownership


10/24/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


1971 Construction year for 138-36-804-002.
1965 Construction year for 138-36-804-003.

Pre-Application Meeting
A pre-application meeting was held via email to discuss the submittal
03/25/19 requirements for a Petition to Vacate U.S. Government Patent
Easements.

NE
VAC-76149 [PRJ-76126]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

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

Field Check
During a routine field check, staff observed the subject site currently
04/15/19 undergoing façade improvements. Nothing of concern was noted by
staff.

Details of Application Request


Site Area
Net Acres 1.17

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Commercial C-1 (Limited
MXU (Mixed Use)
Property Center Commercial)
M (Medium Density R-3 (Medium Density
North Multi-Family
Residential) Residential)
Restaurant with C-1 (Limited
South MXU (Mixed Use)
Drive Through Commercial)
General Personal C-1 (Limited
East MXU (Mixed Use)
Service Commercial)
Mini-Storage C-1 (Limited
West MXU (Mixed Use)
Facility Commercial)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
A-O (Airport Overlay) District – 175 Feet Y

NE
VAC-76149 [PRJ-76126]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


Trails N/A
Las Vegas Redevelopment Plan Area 2 Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

Functional Actual Compliance


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

NE
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VAC-76149 [PRJ-76126] - VACATION - APPLICANT/OWNER: AMD UNITED HOLDINGS, LLC
NORTH SIDE OF CHARLESTON BOULEVARD, EAST OF BRUSH STREET
04/15/19
VAC-76149 [PRJ-76126] - VACATION - APPLICANT/OWNER: AMD UNITED HOLDINGS, LLC
NORTH SIDE OF CHARLESTON BOULEVARD, EAST OF BRUSH STREET
04/15/19
VAC-76149 [PRJ-76126] - VACATION - APPLICANT/OWNER: AMD UNITED HOLDINGS, LLC
NORTH SIDE OF CHARLESTON BOULEVARD, EAST OF BRUSH STREET
04/15/19
PRJ-76126
03/27/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 23

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - GPA-75931 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: JOHN J SARAPUCHIELLO TRUST - For possible action on a request for
a General Plan Amendment FROM: PCD (PLANNED COMMUNITY DEVELOPMENT) TO: R
(RURAL DENSITY RESIDENTIAL) on 1.25 acres on the west side of El Capitan Way,
approximately 340 feet north of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-
75902]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 2 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Staff Report - GPA-75931 and ZON-75932 [PRJ-75902]
4. Supporting Documentation - GPA-75931 and ZON-75932 [PRJ-75902]
5. Photo(s) - GPA-75931 and ZON-75932 [PRJ-75902]
6. Justification Letter - GPA-75931 and ZON-75932 [PRJ-75902]
7. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
GPA-75931 and ZON-75932 [PRJ-75902]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: JOHN J SARAPUCHIELLO TRUST

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-75931 Staff recommends DENIAL.
ZON-75932 Staff recommends DENIAL. GPA-75931

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 17

NOTICES MAILED 182 - GPA-75931 and ZON-75936

PROTESTS 2 - GPA-75931 and ZON-75936

APPROVALS 0 - GPA-75931 and ZON-75936

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a General Plan Amendment and Rezone of 1.25 acres of the
Centennial Hills Plan on the west side of El Capitan Way, approximately 340 feet north of
O’Hare Road.

ISSUES

 A General Plan Amendment is requested to change the future land use designation
on this site from PCD (Planned Community Development) to L (Low Density
Residential). Staff recommends denial.
 A Rezoning is requested on this site from U (Undeveloped) to R-D (Single Family
Residential-Restricted). Staff recommends denial.
 A Site Development Plan Review for a specific development on this site has not been
submitted.

ANALYSIS

The site is a 1.25 acre vacant parcel on the west side of El Capitan Way, north of O’Hare
Road. The parcel is midblock at the perimeter of a 137-lot residential neighborhood that
was developed as part of a large, single project approved in 2002. The subject site only
has access to El Capitan Way and cannot access the residential neighborhood that
surrounds it on the north, south and west. Likewise, the 137-lot subdivision was
developed with a requirement that there be no direct access to El Capitan Way. The
existing neighborhood built eight-foot walls around the subject site. As a result, the subject
site is uniquely isolated from the 137-lot neighborhood on three sides. Across the street,
on the east side of El Capitan Way, is a residential neighborhood in Clark County. None
of the Clark County residential parcels have direct access to El Capitan Way. The
adjacent Clark County residential parcels have one home per two acres. The adjacent
Las Vegas 137-lot neighborhood has three homes per acre.

The subject site has a land use designation of PCD (Planned Community Development).
Every parcel, 0.5 miles to the west and 1.5 miles to the south, has a similar land use
designation. The applicant is proposing to amend the land use designation for the subject
site from PCD (Planned Community Development) to L (Low Density Residential). The
applicant has not yet proposed a specific residential development on the vacant site, but
states that there is more potential for the site if it had a different land use designation. In
2016, the same applicant applied for a similar change in land use designation, but
withdrew before payment.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The applicant is also proposing to change the current zoning from U (Undeveloped) to R-
D (Single Family Residential-Restricted). The U (Undeveloped) zone allows a maximum
of 2.18 dwelling units per acre while the R-D (Single Family Residential-Restricted) allows
4.35 dwelling units per acre. The applicant is essentially requesting a doubling of
residential density at the subject site. The entire area, again from 0.5 miles west and 1.5
miles south, is currently zoned R-PD3 (Residential Planned Development-3 Units per
Acre) which allows a maximum of three units per acre. If the applicant’s zoning change
request is approved, then the subject site will have a higher residential density than every
neighborhood near it.

When the 137-lot residential subdivision was approved [Z-0104-01(1)], City Council
added a condition that required all lots abutting El Capitan Way be larger than the rest of
the lots within the development. They also required homes on these lots be single story
only. These size and story requirements are a buffer along El Capitan Way and were in
response to discussions with a variety of stakeholders at the time. The applicant’s request
to double the density of the subject site is not compatible with the neighborhood.
Considering the uniformity of land use designation and zoning in the area, and the extent
to which the City Council and stakeholders ensured a particular lot size and density, staff
does not support the request for a General Plan Amendment (GPA-75931) and Rezoning
(ZON-75932).

FINDINGS (GPA-75931)

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 General Plan Amendment from PCD (Planned Community


Development) to L (Low Density Residential) is not compatible with any of the existing
adjacent residential 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 L (Low Density Residential) General
Plan Amendment include the proposed R-D (Single Family Residential-Restricted)
zoning district, which is not compatible with existing adjacent land uses or zoning
districts because it would double the existing density of dwelling units.

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

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 utility facilities to accommodate residential uses
permitted by the L (Low Density Residential) General Plan Designation.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

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

FINDINGS (ZON-75932)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the proposed Rezoning from U (Undeveloped) to R-D (Single Family


Residential-Restricted) zone is in conformance with the proposed L (Low Density
Residential) General Plan designation.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning districts.

The R-D (Single Family Residential-Restricted) zoning district allows for single family
homes, but the proposed density would not be compatible with the surrounding land
uses and zoning districts.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The neighborhood is exclusively three dwelling units per acre or less. The R-D (Single
Family Residential-Restricted) would be inappropriate at this location.

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.

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Access to the property will be provided by North El Capitan Way, an 80-foot Primary
Collector in this area after street improvements, which will be adequate in size to
accommodate the densities allowed by the R-D zoning district.

BACKGROUND INFORMATION

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


The City Council approved an Annexation (A-0046-01) for 29.45 acres
03/01/02 generally located on the southwest corner of Log Cabin Way and El Capitan
Way.
The City Council approved a Rezoning (Z-0104-01) from U (Undeveloped) to
R-PD3 (Residential Planned Development-3 Units per Acre on approximately
37 acres located adjacent to the southwest corner of El Capitan Way and Log
Cabin Way.
03/06/02
The City Council approved a Site Development Plan Review [Z-0104-01(1)]
for a proposed 137-lot single family residential development on approximately
37 acres located adjacent to the southwest corner of El Capitan Way and Log
Cabin Way.
The Planning Commission unanimously voted to hold the following requests
in abeyance to the May 28, 2019 Planning Commission meeting.
 General Plan Amendment (GPA-75931) FROM: PCD (PLANNED
COMMUNITY DEVELOPMENT) TO: R (RURAL DENSITY
RESIDENTIAL)
04/23/19  Rezoning (ZON-75932) FROM: U (UNDEVELOPED) ZONE [PCD
(PLANNED COMMUNITY DEVELOPMENT) GENERAL PLAN
DESIGNATION] TO: R-D (SINGLE FAMILY RESIDENTIAL-
RESTRICTED) on 1.25 acres on the west side of El Capitan Way,
approximately 340 feet north of O'Hare Road (APN 125-05-302-012),
Ward 6 (Fiore) [PRJ-75902].

Most Recent Change of Ownership


07/14/11 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


No related building permits/business licenses.

Pre-Application Meeting
A pre-application meeting was conducted over the telephone with the
02/26/19 applicant to discuss submittal requirements for a General Plan Amendment
and Rezoning applications.

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Neighborhood Meeting
Centennial Hills Library Meeting Room
6711 N. Buffalo Drive
6:10 – 6:50 pm
1 neighborhood resident, 1 consultant

Presentation
 Explained process of General Plan Amendment and Rezoning and why
these are necessary for development
 Explained that site had previously attempted a GPA and ZON
 Described possible floor plans of houses proposed for site
 Assured resident that equestrian trail would remain
 Assured resident that street improvement would be made
 Discussed neighborhood

04/04/19 Public Questions, Concerns and Discussion


 Why such a complicated process for three homes
 Ensure that home is only single story
 Could this land be turned into commercial
 Neighborhood desires continuity of the equestrian trail
 How many street lights
 If sold before development, could new developer increase density
 Will there be follow-up meetings
 Where/when is Planning Commission meeting
Take Away
 Neighbors had no objections to the proposed residential development if only
single story
 The home will be aesthetically compatible with rest of neighborhood

Field Check
Staff conducted a routine field check and found an undeveloped parcel within
03/13/19
an existing single family residential neighborhood. No trash or debris.

Details of Application Request


Site Area
Gross Acres 1.25

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding
Use Per Title Land Use Existing Zoning District
Property
19.12 Designation
PCD (Planned
Subject
Undeveloped Community U (Undeveloped)
Property
Development)
Single Family PCD (Planned R-PD3 (Residential
North Dwelling, Community Planned Development – 3
Detached Development) Units per Acre)
Single Family PCD (Planned R-PD3 (Residential
South Dwelling, Community Planned Development – 3
Detached Development) Units per Acre)
R-A (Residential
East Clark County Lone Mountain
Agriculture)
Single Family PCD (Planned R-PD3 (Residential
West Dwelling, Community Planned Development – 3
Detached Development) Units per Acre)

Master and Neighborhood Plan Areas Compliance


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

DEVELOPMENT STANDARDS

Existing Zoning Permitted Density Units Allowed


U (Undeveloped) 2.18 du/ac 2
Proposed Zoning Permitted Density Units Allowed
R-D (Single Family
4.35 du/ac 5
Residential-Restricted)

JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

General Plan Permitted Density Units Allowed


PCD (Planned Community
8.00 du/ac 10
Development)
Proposed General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 du/ac 6

Functional Actual
Street Governing Compliance with
Classification of Street Width
Name Document Street Section
Street(s) (Feet)
El Capitan Planned Streets
Major Collector 40 N*
Way and Highways
*Street improvements that comply with code will be part of the Conditions required of any
future mapping action.

Las Vegas Valley Water District (LVVWD):


The parcel is not served by LVVWD. The closest distribution line is located adjacent to the
parcel. Civil plans will need to be submitted to LVVWD for domestic meter sizing and fire
flow availability.

JAB
ОŐİֱՙㄦɱxธ
xธ゜ธฎ゜‫ں‬ɱ
ОŐİֱՙㄦɱxธ
xธ゜ธฎ゜‫ں‬ɱ
GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
JO H N V O R N S A N D , A |C P

P lanning & Zoning E ntitlem ents

62 S W A N C IR C LE

H E N D E R S O N , N E V A D A 89074

P hone (7oz) 896-2932

E m ail: landuseplanning@ em barqm ail.com

February 15,2019

R E : Justification Letter - A P N 125-05-302-012

The applicant is requesting a zone change from U (P C D ) to R -D to subdivide into 3, 14,000

square foot m inim um lots on the W est side of E lC apitan W ay approxim ately 335 feet N orth of

O 'H are R oad forthe future construction of single fam ilyresidential hom es on 1.25 acres. The

applicant is also requesting a G P A from the existing P C D designation to R esidential Low to

accom m odate the rezoning. The adjacent property to the N orth, S outh and W est is an existing

R P D -3 zoned residential developm ent. To the E ast across E lC apitan W ay are single fam ily

residential properties zoned R -A (R esidential A gricultural) and located w ithin rm incorporated

C lark C ounty. A s a P U D is not feasible since the property is too sm all for an appropriate P U D

developm ent and, in additioo, a 5 acre m inim um is required by N R S , a G P A am endm entto

R esidential Low and am ne change to R -D is appropriate.

@
S IN C E R E LY

John V om sanT.:P gC P

PRJ-75902
02/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 24

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - ZON-75932 - REZONING - RELATED TO GPA-75931 - PUBLIC HEARING -
APPLICANT/OWNER: JOHN J SARAPUCHIELLO TRUST - For possible action on a request for
a Rezoning FROM: U (UNDEVELOPED) ZONE [PCD (PLANNED COMMUNITY
DEVELOPMENT) GENERAL PLAN DESIGNATION] TO: R-D (SINGLE FAMILY RESIDENTIAL-
RESTRICTED) on 1.25 acres on the west side of El Capitan Way, approximately 340 feet north
of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-75902]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 2 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Map
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75902
02/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 25

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - GPA-75954 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: GOLD LT RE, LLC - For possible action on a request for a General Plan
Amendment FROM: DR (DESERT RURAL DENSITY RESIDENTIAL) TO: SC (SERVICE
COMMERCIAL) on 1.06 acres at 5445 North Rainbow Boulevard (APN 125-35-101-007), Ward 4
(Anthony) [PRJ-75934]. Staff recommends APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 6 Planning Commission Mtg. 1

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Staff Report - GPA-75954 and ZON-75955 [PRJ-75934]
4. Supporting Documentation - GPA-75954 and ZON-75955 [PRJ-75934]
5. Photo(s) - GPA-75954 and ZON-75955 [PRJ-75934]
6. Justification Letter - GPA-75954 and ZON-75955 [PRJ-75934]
7. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
GPA-75954 and ZON-75955 [PRJ-75934]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: GOLD LT RE, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-75954 Staff recommends APPROVAL.
ZON-75955 Staff recommends APPROVAL. GPA-75954

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 30

NOTICES MAILED 334 - GPA-75954 and ZON-75955

PROTESTS 6 - GPA-75954 and ZON-75955

APPROVALS 1 - GPA-75954 and ZON-75955

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is requesting to change the future land use designation and rezone 1.06
undeveloped acres at 5445 North Rainbow Boulevard.

ISSUES

 A General Plan Amendment is requested to change the land use designation from DR
(Desert Rural) to SC (Service Commercial). Staff recommends approval.
 A Rezoning is requested from R-E (Residence Estates) to C-1 (Limited Commercial).
Staff recommends approval.
 The applicant is not proposing development for the subject site at this time.

ANALYSIS

The site is a 1.06 acre undeveloped parcel on the east side of Rainbow Boulevard and
south of Ann Road. The parcel is currently zoned residential, and has never been
developed. The site is adjacent to three different residential zones and a commercial zone
to the north. The applicant proposes to amend the land use designation from DR (Desert
Rural) to SC (Service Commercial) in order to change from a residential to a commercial
designation. The applicant has not proposed a specific commercial development, but
states that the property has more potential as a commercial lot than a residential lot, since
it’s remained undeveloped since annexation in 1964.

The subject site is in the Rainbow Boulevard North Corridor Plan, in a section titled Ann-
Rainbow. The intersection of Rainbow Boulevard and Ann Road is the single anchor to
this entire section. This section of the Corridor Plan is the primary focus of future
development because of unique vehicular patterns and large numbers of vacant parcels.
The Ann-Rainbow section of the Corridor Plan recommends commercial development
near the intersections and on vacant parcels most accessible to the surrounding
residential subdivisions. Considering the high volume of traffic on Rainbow Boulevard, a
100-foot Primary Arterial, and no other access to the subject site except Rainbow
Boulevard, staff supports the request to change the land use designation from DR (Desert
Rural) to SC (Service Commercial).

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The applicant proposes to change the zoning from R-E (Residence Estates) to C-1
(Limited Commercial). The C-1 zone is appropriate for the proposed SC (Service
Commercial) land use designation. The C-1 zone is intended to provide most retail
shopping and personal services for residential neighborhoods and fulfills the intent of the
Rainbow Boulevard North Corridor Plan. The parcel is adjacent to a commercial
development to the north and is an appropriate zone for Rainbow Boulevard, a 100-foot
Primary Arterial. Development factors in the area indeicate the appropriateness for the
subject site to be zoned commercial; therefore, staff supports the request to change the
zoning from R-E (Residence Estates) to C-1 (Limited Commercial).

FINDINGS (GPA-75954)

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 General Plan Amendment from DR (Desert Rural) to SC (Service


Commercial) satisfies the intent of the Rainbow Boulevard North Corridor Plan and
is compatible with other commercial land use designations in the area.

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-1 (Limited Commercial), which is
compatible with existing adjacent zoning districts.

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 utility facilities to accommodate commercial


uses permitted by the SC (Service Commercial) General Plan designation.

4. The proposed amendment conforms to other applicable adopted plans and


policies.

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

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

FINDINGS (ZON-75955)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the proposed C-1 (Limited Commercial) zoning district would conform
to the proposed SC (Service Commercial) General Plan designation.

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The C-1 (Limited Commercial) zoning district allows for retail shopping and
personal services for area residents and is compatible with surrounding land uses
and zoning districts.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

The Rainbow Boulevard North Corridor Plan was created to manage and guide
development in this particular area in response to the need for community services.
Development factors in the area indicate the appropriateness for the subject site to
be rezoned from a residential district to a commercial district.

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 adjacent to Rainbow Boulevard, a 100-foot primary arterial, and is


adequate in size and capacity to serve the proposed C-1 (Limited Commercial)
zoning district.

BACKGROUND INFORMATION

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


The Board of Commissions approved an Annexation (A-0003-64) of the
05/12/64
subject site.
The Planning Commission voted (4-0) to hold GPA-75954 and ZON-75955
04/23/19
[PRJ-75934] in abeyance to the May 28, 2019 Planning Commission meeting.

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Most Recent Change of Ownership


12/14/12 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


No related building permits/business licenses.

Pre-Application Meeting
A pre-application meeting was conducted over the telephone with the
03/04/19 applicant to discuss submittal requirements for a General Plan Amendment
and Rezoning applications.

Neighborhood Meeting
Centennial Hills Library
5:30 – 6:15pm

1 Consultant
1 Planning Staff Member
1 Member of the Public

Presentation
 No specific development yet, just General Plan Amendment and Rezoning
 When developer has specific plan, neighborhood will receive notification
 Will work with neighbors on future development

04/15/19 Public Questions, Concerns and Discussion


 Representative of neighborhood is very active in adjacent development
projects
 Has no specific comments on GPA and Rezone
 Would like opportunity to speak with developer about any Site Development
Plan Reviews
 Wants to ensure developer balances commercial intent with reasonable
amount of intensity on such a small lot
Take Away
 No issues with Rezone of single lot from residential to commercial
 As in past projects, will motivate neighborhood to participate in commenting
about a future, specific development

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Field Check
Staff conducted a routine field check and found an undeveloped area within
03/13/19 surrounded by residential and commercial developments. No trash or debris
at the subject site.

Details of Application Request


Site Area
Gross Acres 1.06

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject
Undeveloped DR (Desert Rural) R-E (Residence Estates)
Property
Building
SC (Service
North Maintenance C-1 (Limited Commercial)
Commercial)
Service
Community R (Rural Density
South R-E (Residence Estates)
Residence Residential)
R-PD4 (Residential
Single Family L (Low Density
East Planned Development – 4
Dwelling, Detached Residential)
Units per Acre)
Single Family ML (Medium Low R-1 (Single Family
West
Dwelling, Detached Density Residential) Residential)

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
RP-O (Rural Preservation Overlay) District Y
Other Plans or Special Requirements Compliance
Trails Y
Centennial Hills Sector Plan Y
Rainbow Blvd North Corridor Plan Y
Northwest Sector Plan Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Functional Actual Compliance


Governing
Street Name Classification of Street Width with Street
Document
Street(s) (Feet) Section
Planned Streets
Rainbow Blvd Primary Arterial 100 Y
and Highways

JAB
PRJ-75934
03/04/19
PRJ-75934
03/04/19
PRJ-75934
03/04/19
GPA-75954 [PRJ-75934] - GENERAL PLAN AMENDMENT RELATED TO ZON-75955 - APPLICANT/OWNER: GOLD
LT RE, LLC
5445 NORTH RAINBOW BOULEVARD
03/13/19
PRJ-75934
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 26

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - ZON-75955 - REZONING RELATED TO GPA-75954 - PUBLIC HEARING -
APPLICANT/OWNER: GOLD LT RE, LLC - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: C-1 (LIMITED COMMERCIAL) on 1.06 acres at 5445
North Rainbow Boulevard (APN 125-35-101-007), Ward 4 (Anthony) [PRJ-75934]. Staff
recommends APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 6 Planning Commission Mtg. 1

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75934
03/04/19
PRJ-75934
03/04/19
PRJ-75934
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 27

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - GPA-75969 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a
General Plan Amendment FROM: R (RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY
RESIDENTIAL) on 2.11 acres on the north side of Alexander Road, approximately 960 feet west
of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends
DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 6 Planning Commission Mtg. 3

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-
75975 [PRJ-75904]
4. Supporting Documentation - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-
75975 [PRJ-75904]
5. Photo(s) - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
6. Justification Letter - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-
75904]
7. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: DR HORTON - OWNER: SCOTT FAMILY
TRUST, ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-75969 Staff recommends DENIAL.
ZON-75972 Staff recommends DENIAL. GPA-75969
VAR-75973 Staff recommends DENIAL, if approved subject to GPA-75969
conditions: ZON-75972
VAC-75974 Staff recommends APPROVAL, subject to conditions: GPA-75969
ZON-75972
VAR-75973
TMP-75975 Staff recommends DENIAL, if approved subject to GPA-75969
conditions: ZON-75972
VAR-75973
VAC-75974

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 18

NOTICES MAILED 296 - GPA-75969 and ZON-75972


296 - VAR-75973
5 - VAC-75974
296 - TMP-75975

PROTESTS 6 - GPA-75969 and ZON-75972


5 - VAR-75973
1 - VAC-75974
6 - TMP-75975

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Notification Page Two
May 28, 2019 - Planning Commission Meeting

APPROVALS 3 - GPA-75969 and ZON-75972


4 - VAR-75973
0 - VAC-75974
3 - TMP-75975

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-75973 CONDITIONS

Planning

1. Approval of General Plan Amendment (GPA-75969) and Rezoning (ZON-75972);


approval of and conformance to the Conditions of Approval for Petition to Vacate
(VAC-75974) and Tentative Map (TMP-75975) shall be required, if approved.

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

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

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

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

VAC- CONDITIONS

1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on the north, east, and west sides of Assessor Parcel Number
138-05-801-027 and the existing Public Sewer Easement generally located on the
north and east portions of this site.

2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

3. 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.

4. The 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.

5. All development shall be in conformance with code requirements and design


standards of all City Departments.

6. If the Order of Vacation (or Order of Relinquishment of Interest if a Patent


Reservation) 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.

TMP-75975 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. Approval of General Plan Amendment (GPA-75969) and Rezoning (ZON-75972);


approval of and conformance to the Conditions of Approval for Petition to Vacate
(VAC-75974) and Variance (VAR-75973) shall be required, if approved.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Three
May 28, 2019 - Planning Commission Meeting

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

4. Written approval must be submitted prior to the issuance of a building permit from
Republic Services for the modified hammerhead configuration.

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

6. 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 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 24-inch box shade tree with four, five-gallon shrubs for each required tree
shall be planted within the landscape buffer areas adjacent to Alexander Road.

7. 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.

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


Subdivision Statutes.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Four
May 28, 2019 - Planning Commission Meeting

Public Works

9. A Petition of Vacation, such as VAC-75974, shall record immediately prior to


(concurrent with) the recordation of a Final Map for this site to eliminate the U.S.
Government Patents Easements adjacent to this site.

10. Grant a Multi-Use Non-Equestrian Trail Easement for the required trail that is outside
of the Public right-of-way. Street “A” 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 Alexander Road including the
required Multi-Use Non-Equestrian Trail meeting current City Standards adjacent to
this site 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. Construct a minimum 12-foot wide paved access on Common Element “C” in
between lots 4 and 5 to provide drivable access to the sanitary sewer manhole from
street “A”.

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
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.

14. Submit a License Agreement for landscaping and private improvements in the
Alexander Road public right-of-way 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).

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Five
May 28, 2019 - Planning Commission Meeting

15. 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.

16. 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, 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
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to construct an eight-lot single-family residential subdivision


on 2.21 acres on the north side of Alexander Road approximately 960 feet west of
Durango Drive.

ISSUES

 The applicant is proposing to amend the General Plan designation from Rural
Density Residential to Low Density Residential. Staff does not support this request.
 A request to Rezone the subject site from R-E to R-1 accompanies the General
Plan Amendment. Staff does not support this request.
 The applicant is requesting a Variance to allow a 1.00 Connectivity Ratio where
1.30 is required. Staff does not support this request.
 A Variance to allow a private street without a gate and for it to not be constructed
to public standards is requested. Staff does not support this request.
 The final portion of the Variance request is for a modified hammerhead. Staff does
not support this request.

ANALYSIS

General Plan Amendment


The subject site is currently designated R (Rural Density Residential). The Rural Density
Residential category is a rural or semi-rural environment with a lifestyle much like that of
the Desert Rural (single-family homes on large lots, including equestrian facilities), but
with a smaller allowable lot size. This category allows up to 3.59 dwelling units per acre.

The applicant is proposing to amend the General Plan designation to L (Low Density
Residential). The Low Density category generally permits single-family detached homes
and manufactured homes on individual lots. This category allows up to 5.49 dwelling units
per acre.

The area north of Alexander Road where the subject site is located, is currently
designated R (Rural Density Residential) or RNP (Rural Neighborhood Preservation).
These designations have a density range of 2.00 to 3.59 dwelling units per acre
respectively. Amending the General Plan designation to allow a density of 5.49 dwelling
units per acre is not compatible with the existing adjacent land use designations and staff
is recommending denial of the request.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

Rezoning
The subject site is currently zoned R-E (Residence Estates). The purpose of the R-E
District is to provide for low density residential units located on large lots and conveying
a rural environment.

The applicant is proposing to Rezone the subject site to R-1 (Single Family Residential).
The purpose of the R-1 District is to provide for the development of single-family detached
dwellings in a suburban setting.

The subject site is located within an area with residential lot sizes that range from 17,500
square feet up to 32,800 square feet that conveys a rural environment. Rezoning the
subject site will introduce a suburban development pattern into an area that is rural. A
suburban zoning district is not compatible with the surrounding land uses and zoning
districts; therefore, staff is recommending denial of the Rezoning application.

Variance
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 by taking 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. The proposed
residential development has one link (street) and one node (cul-de-sac) for a connectivity
ratio of 1.0.

The Variance request also includes proposing to construct a private street without a gate
and not to public standards, which would include a sidewalk on both sides of the proposed
private street. Sidewalk is proposed for the west side of the private street, terminating at
Lot 5 leaving the future residents on the east side of the private street without a pedestrian
pathway (sidewalk).

The final portion of the Variance request is to allow a modified hammerhead as a terminus
where a standard hammerhead or cul-de-sac is required. The proposed modified
hammerhead does not provide adequate space for vehicular traffic to turn around; this
includes emergency vehicles such as ambulances and trash disposal trucks dispatched
by Republic Services. Staff has added a recommended Condition of Approval requiring
the applicant to submit written approval for the modified hammerhead from Republic
Services prior to the issuance of a building permit.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

The inability to meet the minimum ratio requirement for connectivity, the proposal of a
private street not constructed to public standards and without a gate, and the request for
a modified hammerhead terminus are self-imposed hardships not based on a unique or
extraordinary circumstance. These variance requests are evidence of a site that is being
overdeveloped. Staff finds the proposed density and overall neighborhood design to be
too intense for the surrounding area and staff is recommending denial of the Variance
request in addition to the Rezoning and General Plan Amendment requests.

Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations and Public Sewer Easements generally located
on the north side of Alexander Road, west of Durango Drive. The Vacation request should
be sent to all the utilities however, as no right of way is proposed to be vacated, and thus
no franchise rights are involved, it is not necessary to wait for responses from any of the
public utilities or other parties interested in preserving a right in this patent easement.
Since only City interests are involved, any utility company's interests will need to be
addressed with each respective utility company and will not be affected by the City
relinquishing its interest.

Tentative Map
The applicant is proposing to develop eight home sites with lot sizes that range in size
from 8,684 square feet to 12,511 square feet within “Accepted Area B” of the Interlocal
Agreement. The proposed lot sizes do not satisfy the requirements of the Interlocal
Agreement, which requires a minimum lot size of 10,000 square feet. Only one of the
proposed eight-lots provide the required minimum lot size set forth in the Interlocal
Agreement, the remaining seven lots range in size from 8,684 square feet to 9,545 square
feet, below the required 10,000 square feet and well below the neighboring lot sizes that
range in size from 17,500 square feet up to 32,800 square feet. The submitted tentative
map is preferential in nature and not compatible with the Interlocal Agreement or the
surrounding area; therefore, staff is recommending denial of the Tentative Map.

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 a
development with natural slope less than two percent is allowed a maximum four-foot
retaining wall. A four-foot retaining wall is shown along the north and east borders.

FINDINGS (GPA-75969)

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:

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The surrounding area consist of Rural Density Residential and Rural Neighborhood
Preservation designations that allow a maximum of 3.59 dwelling units per acre.
The proposed Low Density Residential allows a density up to 5.49 dwelling units
per acre which is too intense for the area and not compatible with the existing
adjacent land uses.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The proposed Low Density Residential allows the proposed R-1 (Single Family
Residential) zoning district, the R-SL (Residential Small Lot) and the R-MH
(Mobile/Manufactured Home Residential) zoning districts, which are too intense and
not compatible with the existing adjacent land uses or zoning districts.

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 (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The proposed amendment does not conform to the Interlocal Agreement which
requires the subject site to remain residential and maintain a minimum buildable lot
size of 10,000 square feet.

FINDINGS (ZON-75972)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

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 Low Density Residential designation allows 6,500 square-foot residential lot
sizes, which are not compatible with the surrounding R-D (10,000 square feet), and
R-E (18,500 square feet) zoning districts.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Development factors in the area do not indicate the need for 6,500 square-foot size
home sites as the smallest adjacent lot size is 17,546 square feet.

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


adequate in size to meet the requirements of the proposed zoning district.

Alexander Road is adequate in size to meet the requirements of the proposed


zoning district.

FINDINGS (VAR-75973)

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.”

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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


applicant has created a self-imposed hardship by proposing to construct private streets
without an access gate and not to public street standards, including a modified
hammerhead; and a residential neighborhood design that does not meet the minimum
connectivity ratio required. An alternative neighborhood design including sidewalk on
both sides of the street and a standard cul-de-sac or hammerhead are examples of some
of the design elements required to meet the minimum requirements set forth by Title 19.
In view of the absence of any hardships imposed by the site’s physical characteristics, it
is concluded that the applicant’s hardships are preferential in nature, and it is thereby
outside the realm of NRS Chapter 278 for granting of Variances.

BACKGROUND INFORMATION

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


The City Council approved a request for a Petition to Annex (ANX-74572)
02/06/19 2.21 acres on the north side of Alexander Road, approximately 115 feet east
of Gold Chip Street.
The Planning Commission voted (4-0) to hold GPA-75969, ZON-75972,
04/23/19 VAR-75973, VAC-75974 and TMP-75975 [ORJ-75904] in abeyance to the
May 28, 2019 Planning Commission meeting.

Most Recent Change of Ownership


04/14/16 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are building permits or business licenses related to the subject site.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19 requirements for the proposed single family residential subdivision were
discussed.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Neighborhood Meeting
Date: 04/08/19
Start Time: 6:30 p.m.
End Time: 6:50 p.m.
Application: GPA-75969 (PRJ-75904)

Attendees:
One representative for the applicant.
One representative from the Planning Department.
Two members of the public (neighbors).

Meeting Notes:
 The applicant’s representative gave an introduction to the
proposed residential development and explained to the
04/08/19 residents in attendance that the homes would be single-story
ranging in size from 2,400 square feet to 2,500 square feet.
They anticipate the price of the homes to start in the low
$500,000 range without upgrades.
 The residents in attendance had questions about the perimeter
wall and whether or not it would abut theirs, or have a dead
space; and that they prefer to have sidewalks and streetlights.
 The residents also expressed the preference would be for the
lot sizes to be closer to theirs (north of 17,000 square feet). The
smaller lot size in addition to a lower price point then their
existing homes (to the east) give them concern as to whether or
not this development will affect their property value since a
contributing factor to determining property values is what homes
sell for in the area.

Field Check
Staff observed the undeveloped lot during a routine field check. Staff did
03/13/19
not note anything of concern.

Details of Application Request


Site Area
Gross Acres 2.21

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject R (Rural Density R-E
Undeveloped
Property Residential) (Residence Estates)
RNP (Rural
North Undeveloped Neighborhood U (Undeveloped)
Preservation)
Undeveloped L (Low Density
South C-V (Civic)
Utility Installation Residential)
RNP (Rural
Neighborhood
Single Family, R-D (Single Family
East Preservation)
Detached Residential-Restricted)
R (Rural Density
Residential)
R-E
RL (Residential Low) (Rural Estates
West Undeveloped
Clark County Residential District)
Clark County

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Northwest Open Space Plan Y
Trails – Multi-Use Non-Equestrian Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement – Accepted Area B N*
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*Accepted Area B requires a minimum lot size of 10,000 square feet.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply for the proposed R-1 Zoning
District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
 Front 20 Feet
 Side 5 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet

2.21 Acres or 96,268 Square Feet:


Existing Zoning Permitted Density Units Allowed
R-E (Residence Estates) 20,000 SF Lots 4.81
Proposed Zoning Permitted Density Units Allowed
R-1 (Single Family Residential) 6,500 SF Lots 14.81
Existing General Plan Permitted Density Units Allowed
R (Rural Density Residential) 3.59 7.93
Proposed General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 12.13

Pursuant to Title 19.06, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 South 1 Tree / 30 Linear Feet 10 Trees 10 Trees Y
TOTAL PERIMETER TREES 10 Trees 10 Trees Y*
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 5 Feet 5 Feet** Y
*The site plan submitted with this application does not indicate plant materials or quantities. Staff
has added a Condition of Approval to ensure the proper amount of shade trees are installed
within the landscape buffer areas if approved.
**The subject site is adjacent to a Multi-Use Non-Equestrian Trail that includes a five-foot
landscape buffer with a ten-foot sidewalk.

NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Alexander Road Primary Arterial Streets and 70 N*
Highways
*Off-site improvements are required as part of the proposed residential development.

19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Modified Hammerhead Terminus 1
Total 1 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00

Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
8 2 Per Lot 16
Detached
TOTAL SPACES REQUIRED 16

Las Vegas Valley Water District (LVVWD):


This parcel is currently not served by LVVWD. Civil and plumbing plans will need to be
submitted to LVVWD for domestic meter sizing and fire flow availability. There is an existing
six-inch stub approximately 168 LF from the west property line. To comply with District
Service Rules the development will be required submit a hydraulic analysis for approval.

NE
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GPA-75969 [PRJ-75904] - GENERAL PLAN AMENDMENT RELATED TO ZON-75972, VAR-75973, VAC-75974 AND
TMP-75975 - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
GPA-75969 [PRJ-75904] - GENERAL PLAN AMENDMENT RELATED TO ZON-75972, VAR-75973, VAC-75974 AND
TMP-75975 - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 28

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - ZON-75972 - REZONING RELATED TO GPA-75969 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on
a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY
RESIDENTIAL) on 2.11 acres on the north side of Alexander Road, approximately 960 feet west
of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends
DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 6 Planning Commission Mtg. 3

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75972, VAR-75973 and TMP-75975 [PRJ-75904]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75904
03/05/19
702-804-2109 702-804-2299

breid@gcwengineering.com

PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 29

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - VAR-75973 - VARIANCE RELATED TO GPA-75969 AND ZON-75972 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible
action on a request for a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS
THE MINIMUM REQUIRED; PRIVATE STREETS WITHOUT A GATE TO NOT BE
CONSTRUCTED TO PUBLIC STREET STANDARDS; AND A NON-GATED MODIFIED STREET
TERMINUS WHERE A CUL-DE-SAC IS REQUIRED on 2.11 acres on the north side of Alexander
Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), R-E (Residence
Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-
75904]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 5 Planning Commission Mtg. 4

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
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.
PRJ-75904
03/05/19
702-804-2109 702-804-2299

breid@gcwengineering.com

PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 30

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - VAC-75974 - VACATION RELATED TO GPA-75969, ZON-75972 AND VAR-75973
- PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL -
For possible action on a request for a Petition to Vacate U.S. Government Patent Easements and
portions of a public sewer easement generally located on the north side of Alexander Road, west
of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends
APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 1 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
4. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
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.
PRJ-75904
03/05/19
702-804-2109 702-804-2299

breid@gcwengineering.com

PRJ-75904
03/05/19
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PRJ-75904
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PRJ-75904
03/05/19
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PRJ-75904
03/05/19
PRJ-75904
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PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 31

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - TMP-75975 - TENTATIVE MAP RELATED TO GPA-75969, ZON-75972, VAR-
75973 AND VAC-75974 - ALEXANDER JULIANO EAST - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a
Tentative Map FOR A PROPOSED EIGHT-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION
on 2.11 acres on the north side of Alexander Road, approximately 960 feet west of Durango Drive
(APN 138-05-801-027), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family
Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 6 Planning Commission Mtg. 3

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
5. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
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.
PRJ-75904
03/05/19
702-804-2109 702-804-2299

breid@gcwengineering.com

PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
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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

Student Yield Elementary School Middle School High School


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*


Name Address Grade Capacity Enrollment Site Date

* CCSD Comments

Approved Disapproved
TMP 75975
DR Horton

N side of Alexander Road, W of Durango Drive


Proposed 8 unit single family residential development.

Traffic produced by proposed development:

RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 9.44 76


AM Peak Hour SINGLE FAMILY DETACHED [DU] 8 0.74 6
PM Peak Hour 0.99 8
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Alexander Road
Average Daily Traffic (ADT) 8,237
PM Peak Hour 659
(heaviest 60 minutes)

Durango Drive
Average Daily Traffic (ADT) 21,726
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:

Adjacent street ADT


Capacity
Alexander Road 35,490
Durango Drive 35,490

This project will add approximately 76 trips per day on Alexander Rd., Juliano Rd. and Durango Dr. Currently, Alexander is at
about 23 percent of capacity and Durango is at about 61 percent of capacity. With this project, these capacities are expected
to remain unchanged. Counts are not available for Juliano, but it is believed to be under capacity.

Based on Peak Hour use, this development will add into the area roughly 8 additional cars, or about two every fifteen
minutes.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 32

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - GPA-75971 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT:
DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a General Plan
Amendment FROM: R (RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL)
on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet west of Durango
Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 7 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-
75979 [PRJ-75903]
4. Supporting Documentation - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-
75979 [PRJ-75903]
5. Photo(s) - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
6. Justification Letter - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-
75903]
7. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: DR HORTON - OWNER: JOHNSON TRUST

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
GPA-75971 Staff recommends DENIAL.
ZON-75976 Staff recommends DENIAL. GPA-75971
VAR-75977 Staff recommends DENIAL, if approved subject to GPA-75971
conditions: ZON-75976
VAC-75978 Staff recommends APPROVAL, subject to conditions: GPA-75971
ZON-75976
VAR-75977
TMP-75979 Staff recommends DENIAL, if approved subject to GPA-75971
conditions: ZON-75976
VAR-75977
VAC-75978

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 18

NOTICES MAILED 259 - GPA-75971 and ZON-75976


259 - VAR-75977
1 - VAC-75978
259 - TMP-75979

PROTESTS 7 - GPA-75971 and ZON-75976


8 - VAR-75977
0 - VAC-75978
8 - TMP-75979

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Notification Page Two
May 28, 2019 - Planning Commission Meeting

APPROVALS 0 - GPA-75971 and ZON-75976


1 - VAR-75977
0 - VAC-75978
0 - TMP-75979

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-75977 CONDITIONS

Planning

1. Approval of General Plan Amendment (GPA-759671) and Rezoning (ZON-75976);


approval of and conformance to the Conditions of Approval for Petition to Vacate
(VAC-75978) and Tentative Map (TMP-75979) shall be required, if approved.

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

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

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

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

VAC- 75978 CONDITIONS


1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on the west, north and east sides of Assessor Parcel Number
138-05-801-025.

2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.

3. 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.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

4. The 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.

5. All development shall be in conformance with code requirements and design


standards of all City Departments.

6. If the Order of Vacation (or Order of Relinquishment of Interest if a Patent


Reservation) 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.

TMP-75975 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. Approval of General Plan Amendment (GPA-75971) and Rezoning (ZON-75976);


approval of and conformance to the Conditions of Approval for Petition to Vacate
(VAC-75978) and Variance (VAR-75977) shall be required, if approved.

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

4. Written approval must be submitted prior to the issuance of a building permit from
Republic Services for the modified hammerhead configuration.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Three
May 28, 2019 - Planning Commission Meeting

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

6. 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 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 24-inch box shade tree with four, five-gallon shrubs for each required tree
shall be planted within the landscape buffer areas adjacent to Alexander Road.

7. 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.

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


Subdivision Statutes.

Public Works

9. A Petition of Vacation, such as VAC-75978, shall record immediately prior to


(concurrent with) the recordation of a Final Map for this site to eliminate the U.S.
Government Patents Easements adjacent to this site.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Four
May 28, 2019 - Planning Commission Meeting

10. Dedicate 30 feet of right-of-way on Juliano Road where such does not existing on
the Final Map for this site. Additionally, Grant a Multi-Use Non-Equestrian Trail
Easement for the required trail that is outside of the Public right-of-way. Street “A”
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 Alexander Road and Juliano Road
including the required Multi-Use Non-Equestrian Trail meeting current City
Standards adjacent to this site 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, remove the existing sanitary sewer manhole from the
proposed backyard of lot 5.

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
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.

14. Submit a License Agreement for landscaping and private improvements in the
Alexander Road and Juliano Road public rights-of-way, if any, adjacent to this site
prior to this issuance of permits for these improvements. The applicant must carry
an insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property encroaching in the public right-of-way at
the applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the adjacent property owner(s) and shall be transferred
with the sale of the property for the entire term of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (702-229-4836).

15. 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.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Five
May 28, 2019 - Planning Commission Meeting

16. 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, 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
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to construct an eight-lot single-family residential subdivision


on 2.18 acres on the north side of Alexander Road approximately 645 feet east of El
Capitan Way.

ISSUES

 The applicant is proposing to amend the General Plan designation from Rural
Density Residential to Low Density Residential. Staff does not support this request.
 A request to Rezone the subject site from R-E to R-1 accompanies the General
Plan Amendment. Staff does not support this request.
 The applicant is requesting a Variance to allow a 1.00 Connectivity Ratio where
1.30 is required. Staff does not support this request.
 A Variance to allow a private street without a gate and for it to not be constructed
to public standards is requested. Staff does not support this request.
 The final portion of the Variance request is for a modified hammerhead. Staff does
not support this request.

ANALYSIS

General Plan Amendment


The subject site is currently designated R (Rural Density Residential). The Rural Density
Residential category is a rural or semi-rural environment with a lifestyle much like that of
the Desert Rural (single-family homes on large lots, including equestrian facilities), but
with a smaller allowable lot size. This category allows up to 3.59 dwelling units per acre.

The applicant is proposing to amend the General Plan designation to L (Low Density
Residential). The Low Density category generally permits single-family detached homes
and manufactured homes on individual lots. This category allows up to 5.49 dwelling units
per acre.

The area north of Alexander Road where the subject site is located, is currently
designated R (Rural Density Residential) or RNP (Rural Neighborhood Preservation).
These designations have a density range of 2.00 to 3.59 dwelling units per acre
respectively. Amending the General Plan designation to allow a density of 5.49 dwelling
units per acre is not compatible with the existing adjacent land use designations and staff
is recommending denial of the request.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

Rezoning
The subject site is currently zoned R-E (Residence Estates). The purpose of the R-E
District is to provide for low density residential units located on large lots and conveying
a rural environment.

The applicant is proposing to Rezone the subject site to R-1 (Single Family Residential).
The purpose of the R-1 District is to provide for the development of single-family detached
dwellings in a suburban setting.

The subject site is located within an area with residential lot sizes that range from 20,000
square feet up to 25,250 square feet that conveys a rural environment. Rezoning the
subject site will introduce a suburban development pattern into an area that is rural. A
suburban zoning district is not compatible with the surrounding land uses and zoning
districts; therefore, staff is recommending denial of the Rezoning application.

Variance
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 by taking 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. The proposed
residential development has one link (street) and one node (cul-de-sac) for a connectivity
ratio of 1.0.

The Variance request also includes proposing to construct a private street without a gate
and not to public standards, which would include a sidewalk on both sides of the proposed
private street. Sidewalk is proposed for the west side of the private street, terminating at
Lot 5 leaving the future residents on the east side of the private street without a pedestrian
pathway (sidewalk).

The final portion of the Variance request is to allow a modified hammerhead as a terminus
where a standard hammerhead or cul-de-sac is required. The proposed modified
hammerhead does not provide adequate space for vehicular traffic to turn around; this
includes emergency vehicles such as ambulances and trash disposal trucks dispatched
by Republic Services. Staff has added a recommended Condition of Approval requiring
the applicant to submit written approval for the modified hammerhead from Republic
Services prior to the issuance of a building permit.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

The inability to meet the minimum ratio requirement for connectivity, the proposal of a
private street not constructed to public standards and without a gate, and the request for
a modified hammerhead terminus are self-imposed hardships not based on a unique or
extraordinary circumstance. These variance requests are evidence of a site that is being
overdeveloped. Staff finds the proposed density and overall neighborhood design to be
too intense for the surrounding area and staff is recommending denial of the Variance
request in addition to the Rezoning and General Plan Amendment requests.

Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations generally located at the northeast corner of
Alexander Road and Juliano Road. The Vacation request should be sent to all the utilities
however, as no right of way is proposed to be vacated, and thus no franchise rights are
involved, it is not necessary to wait for responses from any of the public utilities or other
parties interested in preserving a right in this patent easement. Since only City interests
are involved, any utility company's interests will need to be addressed with each
respective utility company and will not be affected by the City relinquishing its interest.

Tentative Map
The applicant is proposing to develop eight home sites with lot sizes that range in size
from 7,465 square feet to 12,650 square feet within “Accepted Area B” of the Interlocal
Agreement. The proposed lot sizes do not satisfy the requirements of the Interlocal
Agreement, which requires a minimum lot size of 10,000 square feet. Only two of the
proposed eight-lots provide the required minimum lot size set forth in the Interlocal
Agreement, the remaining seven lots range in size from 7,465 square feet to 8,063 square
feet, below the required 10,000 square feet and well below the neighboring lot sizes that
range in size from 20,000 square feet up to 25,250 square feet. The submitted tentative
map is preferential in nature and not compatible with the Interlocal Agreement or the
surrounding area; therefore, staff is recommending denial of the Tentative Map.

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 a
development with natural slope less than two percent is allowed a maximum four-foot
retaining wall. A four-foot retaining wall is shown along the north and east borders.

FINDINGS (GPA-75971)

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:

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

1. The density and intensity of the proposed General Plan Amendment is


compatible with the existing adjacent land use designations,

The surrounding area consist of Rural Density Residential and Rural Neighborhood
Preservation designations that allow a maximum of 3.59 dwelling units per acre.
The proposed Low Density Residential allows a density up to 5.49 dwelling units
per acre which is too intense for the area and not compatible with the existing
adjacent land uses.

2. The zoning designations allowed by the proposed amendment will be


compatible with the existing adjacent land uses or zoning districts,

The proposed Low Density Residential allows the proposed R-1 (Single Family
Residential) zoning district, the R-SL (Residential Small Lot) and the R-MH
(Mobile/Manufactured Home Residential) zoning districts, which are too intense and
not compatible with the existing adjacent land uses or zoning districts.

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 (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment

4. The proposed amendment conforms to other applicable adopted plans and


policies.

The proposed amendment does not conform to the Interlocal Agreement which
requires the subject site to remain residential and maintain a minimum buildable lot
size of 10,000 square feet.

FINDINGS (ZON-75976)

In order to approve a Rezoning application, pursuant to Title 19.16.090(L), the Planning


Commission or City Council must affirm the following:

1. The proposal conforms to the General Plan.

If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

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 Low Density Residential designation allows 6,500 square-foot residential lot
sizes, which are not compatible with the surrounding R-D (10,000 square feet), and
R-E (18,500 square feet) zoning districts.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Development factors in the area do not indicate the need for 6,500 square-foot size
home sites as the smallest adjacent lot size is 20,000 square feet.

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


adequate in size to meet the requirements of the proposed zoning district.

Alexander Road is adequate in size to meet the requirements of the proposed


zoning district.

FINDINGS (VAR-75977)

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.”

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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


applicant has created a self-imposed hardship by proposing to construct private streets
without an access gate and not to public street standards, including a modified
hammerhead; and a residential neighborhood design that does not meet the minimum
connectivity ratio required. An alternative neighborhood design including sidewalk on
both sides of the street and a standard cul-de-sac or hammerhead are examples of some
of the design elements required to meet the minimum requirements set forth by Title 19.
In view of the absence of any hardships imposed by the site’s physical characteristics, it
is concluded that the applicant’s hardships are preferential in nature, and it is thereby
outside the realm of NRS Chapter 278 for granting of Variances.

BACKGROUND INFORMATION

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


The City Council approved a request for a Petition to Annex (ANX-74570)
02/06/19 2.59 acres on the north side of Alexander Road, approximately 270 feet east
of Gold Glimmer Street.
The Planning Commission voted (4-0) to hold GPA-75971, ZON-75976,
04/23/19 VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903] in abeyance to the
May 28, 2019 Planning Commission meeting.

Most Recent Change of Ownership


12/11/03 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are building permits or business licenses related to the subject site.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19 requirements for the proposed single family residential subdivision were
discussed.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Neighborhood Meeting
Date: 04/08/19
Start Time: 5:30 p.m.
End Time: 5:45 p.m.
Application: GPA-75971 (PRJ-75903)

Attendees:
One representative for the applicant.
One representative from the Planning Department.
Two property owners.
Four members of the public (neighbors).

Meeting Notes:
 The applicant’s representative gave an introduction to the
proposed residential development and explained to the residents
in attendance that the homes would be single-story ranging in
04/08/19 size from 2,400 square feet to 2,500 square feet. They anticipate
the price of the homes to start in the low $500,000 range without
upgrades.
 The residents in attendance had questions about the perimeter
wall and whether or not it would abut theirs, or have a dead
space; and that they prefer to have sidewalks and streetlights.
 The residents also expressed the preference would be for the lot
sizes to be closer to theirs (north of 17,000 square feet). The
smaller lot size in addition to a lower price point then their existing
homes (to the east) give them concern as to whether or not this
development will affect their property value since a contributing
factor to determining property values is what homes sell for in the
area.
 The neighbors with a home just northwest of the subject had
similar concerns and would prefer to see half-acre home sites
similar to theirs.

Field Check
Staff observed the undeveloped lot during a routine field check. Staff did
03/13/19
not note anything of concern.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Details of Application Request


Site Area
Gross Acres 2.18

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject R (Rural Density
Undeveloped R-E (Residence Estates)
Property Residential)
R-E (Rural Estates
Single Family, RL (Residential
North Residential District) Clark
Detached Low) Clark County
County
R-PD5 (Residential
Single Family, L (Low Density
South Planned Development – 5
Detached Residential)
Units Per Acre)
R-E (Rural Estates
RL (Residential
East Undeveloped Residential District) Clark
Low) Clark County
County
R-E (Rural Estates
RL (Residential
West Undeveloped Residential District) Clark
Low) Clark County
County

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A
Other Plans or Special Requirements Compliance
Northwest Open Space Plan Y
Trails – Multi-Use Non-Equestrian Y
Las Vegas Redevelopment Plan Area N/A
Interlocal Agreement – Accepted Area B N*
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A
*Accepted Area B requires a minimum lot size of 10,000 square feet.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply for the proposed R-1 Zoning
District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
 Front 20 Feet
 Side 5 Feet
 Corner 15 Feet
 Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet

2.18 Acres or 94,961 Square Feet:


Existing Zoning Permitted Density Units Allowed
R-E (Residence Estates) 20,000 SF Lots 4.75
Proposed Zoning Permitted Density Units Allowed
R-1 (Single Family Residential) 6,500 SF Lots 14.61
Existing General Plan Permitted Density Units Allowed
R (Rural Density Residential) 3.59 7.83
Proposed General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 11.97

Pursuant to Title 19.06, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 South 1 Tree / 30 Linear Feet 8 Trees 8 Trees Y
TOTAL PERIMETER TREES 8 Trees 8 Trees Y*
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 5 Feet 5 Feet** Y
*The site plan submitted with this application does not indicate plant materials or quantities. Staff
has added a Condition of Approval to ensure the proper amount of shade trees are installed
within the landscape buffer areas if approved.
**The subject site is adjacent to a Multi-Use Non-Equestrian Trail that includes a five-foot
landscape buffer with a ten-foot sidewalk.

NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Alexander Road Primary Arterial Streets and 70 N*
Highways
*Off-site improvements are required as part of the proposed residential development.

19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Modified Hammerhead Terminus 1
Total 1 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00

Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
8 2 Per Lot 16
Detached
TOTAL SPACES REQUIRED 16

Las Vegas Valley Water District (LVVWD):


This parcel is currently not served by LVVWD. Civil and plumbing plans will need to be
submitted to LVVWD for domestic meter sizing and fire flow availability. There is an existing
6-inch stub approximately 158 LF from the east property line. To comply with District Service
Rules the development will be required submit a hydraulic analysis for approval.

NE
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GPA-75971 [PRJ-75903] - GENERAL PLAN AMENDMENT RELATED TO ZON-75976, VAR-75977, VAC-75978 AND
TMP-75979 - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
GPA-75971 [PRJ-75903] - GENERAL PLAN AMENDMENT RELATED TO ZON-75976, VAR-75977, VAC-75978 AND
TMP-75979 - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 33

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - ZON-75976 - REZONING RELATED TO GPA-75971 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for
a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on
2.09 acres on the north side of Alexander Road, approximately 1,640 feet west of Durango Drive
(APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 7 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75976, VAR-75977 and TMP-75979 [PRJ-75903]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 34

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - VAR-75977 - VARIANCE RELATED TO GPA-75971 AND ZON-75976 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a
request for a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE
MINIMUM REQUIRED; PRIVATE STREETS NOT CONSTRUCTED TO PUBLIC STREET
STANDARDS AND WITHOUT AN ACCESS GATE WHERE SUCH IS REQUIRED; AND A
MODIFIED STREET TERMINUS WHERE A CUL-DE-SAC OR HAMMERHEAD IS REQUIRED
on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet west of Durango
Drive (APN 138-05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family
Residential)], Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 8 Planning Commission Mtg. 1

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
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.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 35

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - VAC-75978 - VACATION RELATED TO GPA-75971, ZON-75976, AND VAR-
75977 - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For
possible action on a request for a Petition to Vacate U.S. Government Patent Easements generally
located on the north side of Alexander Road, west of Durango Drive (APN 138-05-801-025), Ward
4 (Anthony) [PRJ-75903]. Staff recommends APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 36

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ABEYANCE - TMP-75979 - TENTATIVE MAP RELATED TO GPA-75971, ZON-75976, VAR-
75977 AND VAC-75978 - ALEXANDER JULIANO WEST - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Tentative Map
FOR A PROPOSED EIGHT-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 2.09 acres
on the north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN 138-
05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward
4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 8 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
5. Backup Documentation Submitted for the April 23, 2019 Planning Commission Meeting
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.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
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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

Student Yield Elementary School Middle School High School


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*


Name Address Grade Capacity Enrollment Site Date

* CCSD Comments

Approved Disapproved
TMP 75979
DR Horton

NEC Alexander Road & Juliano Road


Proposed 8 unit single family residential development.

Traffic produced by proposed development:

RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 9.44 76


AM Peak Hour SINGLE FAMILY DETACHED [DU] 8 0.74 6
PM Peak Hour 0.99 8
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Alexander Road
Average Daily Traffic (ADT) 8,237
PM Peak Hour 659
(heaviest 60 minutes)

Durango Drive
Average Daily Traffic (ADT) 21,726
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:

Adjacent street ADT


Capacity
Alexander Road 35,490
Durango Drive 35,490

This project will add approximately 76 trips per day on Alexander Rd., Juliano Rd. and Durango Dr. Currently, Alexander is at
about 23 percent of capacity and Durango is at about 61 percent of capacity. With this project, these capacities are expected
to remain unchanged. Counts are not available for Juliano, but it is believed to be under capacity.

Based on Peak Hour use, this development will add into the area roughly 8 additional cars, or about two every fifteen
minutes.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 37

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
ZON-76236 - REZONING- PUBLIC HEARING - APPLICANT: WHEELER ARVILLE MINI
STORAGE - OWNER: STEPHANIE EVANS, ET AL - For possible action on a request for a
Rezoning FROM: P-R (PROFESSIONAL OFFICE AND PARKING) TO: C-1 (LIMITED
COMMERCIAL) on 1.04 acres at 1333 Arville Street (APN 162-06-510-016), Ward 1 (Tarkanian)
[PRJ-75670]. Staff recommends APPROVAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-76236, VAR-76237 and SDR-76250 [PRJ-75670]
2. Land Use Map
3. Conditions and Staff Report - ZON-76236, VAR-76237 and SDR-76250 [PRJ-75670]
4. Supporting Documentation - ZON-76236, VAR-76237 and SDR-76250 [PRJ-75670]
5. Photo(s) - ZON-76236, VAR-76237 and SDR-76250 [PRJ-75670]
6. Justification Letter - ZON-76236, VAR-76237 and SDR-76250 [PRJ-75670]
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b Ġ ● ╗ AՁ ОA7 ╗ AƆ Ġ ì Dz Ќ ╗ Dz Ќ Ɔ ● Ɔฌ 7 Ḛ Ő Ḷ Ⓢ Ќ C 7  ՁḶ Ḷ Őฌ ɱ ⓒ ̶ x x 7 Ɔ ฌ
ӧ b Ġ ● ╗ AՁ ОAỏฌ 7 Ɔ Dz b Ḷ Ќ C 7  ՁḶ Ḷ Őฌ ɱ ⓒ ̶ x x 7 Ɔ ฌ
7 ╗ Ġ ● Ő C 7  ՁḶ Ḷ Őฌ ɱ ⓒ ̶ x x 7 Ɔ ฌ
7 7 7 ╗ Ḷ ╗ AՁ 7 AŐ Dz Aฌ ธ ՙ ⓒ ɱ x x 7 Ɔ 7
О ● Ќ Ⓢ Ɔ 7 Dz Ձ C AŐ ● b Aฌ
ӧ Ҝ Ḷ Ќ C Dz Ձ 7 О ● Ќ Dz ỏฌ 7 7 Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ա 7 ӧ ̶ 7 Ɔ ╗ Ḷ Ő ù ỏฌ
7 Ḛ Ő Ḷ Ⓢ Ќ C 7  ՁḶ Ḷ Őฌ ‫ ں‬x ⓒ x x x 7 Ɔ ฌ
7 Ɔ Dz b Ḷ Ќ C 7  ՁḶ Ḷ Őฌ ‫ ں‬x ⓒ x x x 7 Ɔ 7
7 ╗ Ġ ● Ő C 7  ՁḶ Ḷ Őฌ ‫ ں‬x ⓒ x x x 7 Ɔ ฌ
ӧ AƆ Ɔ Ḷ Ő ╗ Dz C 7 ╗ ù О ● b AՁ 7 Ɔ Ġ Ő Ⓢ Ա Ɔ 7 ִฌ 7 7 7 ╗ Ḷ ╗ AՁ 7 AŐ Dz Aฌ ̶ x ⓒ x x x 7 Ɔ 7
Ḛ Ő Ḷ Ⓢ Ќ C 7 b Ḷ ЋDz Ő ỏฌ
Ḛ Ő AЌ C 7 ╗ Ḷ ╗ AՁ 7 AŐ Dz Aฌ ㄦ ՙ ⓒ ɱ x x 7 Ɔ ฌ

О Dz C Dz Ɔ ╗ Ő A● Ќ 7 О A╗ Ġ Û Aùฌ ОAŐ ì ● Ќ Ḛ ̬ฌ
7 7 〈 7 7 ‫ ں‬7 Ɔ О Ab Dz 7 О Dz Ő 7 ㄦ xฌ ‫ ں ں‬7 Ɔ О Ab Dz Ɔฌ
Ⓢ Ќ ● ╗ Ɔฌ

О Ő Ḷ Ћ● C Dz Cฌ ‫ ں‬ธ 7 Ɔ О Ab Dz Ɔฌ

‫ ں ں‬7 Ɔ О Ab Dz Ɔฌ
‫ ں‬7 AC A7 ӧ ● Ќ b Ձ Ⓢ C Dz C 7 ● Ќ 7 ╗ Ḷ ╗ AՁ ỏฌ

Ύ Ḷ Ќ ● Ќ Ḛ ̬ฌ О Ő Ḷ  Dz Ɔ Ɔ ● Ḷ Ќ AՁ 7 Ḷ   ● b Dz Ɔ 7 AЌ Cฌ
ОAŐ ì ● Ќ Ḛ 7 ӧ Оֱ Ő ỏฌ

О Ő Ḷ О Ḷ Ɔ Dz C 7 Ύ Ḷ Ќ ● Ќ Ḛ ̬ฌ b ֱ ‫ں‬ฌ

Ő Dz Ợ Ⓢ ● Ő Dz C 7 Ɔ Dz ╗ Ա Ab ì Ɔ ̬ฌ ‫ں‬ x ɸ ֱ x ㈚ 7  ╗ 7 ӧ  Ő Ḷ Ќ ╗ ỏฌ
‫ں‬ x ɸ ֱ x ㈚ 7  ╗ 7 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
‫ں‬ x ɸ ֱ x ㈚ 7  ╗ 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
‫ں‬ x ɸ ֱ x ㈚ 7  ╗ 7 ӧ Ő Dz AŐ ỏฌ

О Ő Ḷ О Ḷ Ɔ Dz C 7 Ɔ Dz ╗ Ա Ab ì Ɔ ̬ฌ ‫ ں‬x ɸ ֱ x ㈚ 7  ╗ 7 ӧ  Ő Ḷ Ќ ╗ ỏฌ
ㅡ ɸ ֱ ″ ㈚ 7  ╗ 7 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
ㅡ ɸ ֱ ″ ㈚ 7  ╗ 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
‫ ں‬x ɸ ֱ x ㈚ 7  ╗ 7 ӧ Ő Dz AŐ ỏฌ

Ա Ⓢ ● ՁC ● Ќ Ḛ 7Ġ Dz ● Ḛ Ġ ╗̬ ฌ ̶ ฎ ɸ ֱ ″ ㈚ 7  ╗ฌ
〈 ‫ ں‬ɱ ㈠ x ฎ ㈠ ‫ ں‬ธ ㈠ ₡ 7 Ќ Ḷ ╗ 7 О AŐ ╗ 7 Ḷ ฌ
ਫ Ќ Dz ● Ḛ Ġ Ա Ḷ Ő Ġ Ḷ Ḷ Cฌ
Ő Dz Ћ● ╗ AՁ ● Ύ A╗ ● Ḷ Ќ 7 AŐ Dz Aฌ

╗ Ḷ ╗ AՁ 7 Ɔ ╗ Ḷ Ő AḚ Dz 7 Ⓢ Ќ ● ╗ Ɔ ̬ฌ ธ ɱ ธ 7 Ɔ ╗ Ḷ Ő AḚ Dz 7 Ⓢ Ќ ● ╗ Ɔฌ

Ġ Ḷ Ⓢ Ő Ɔ 7 Ḷ  7 Ḷ О Dz Ő A╗ ● Ḷ Ќฌ ɱ 7 A㈠ Ҝ ㈠ 7 ╗ Ḷ 7 ฎ 7 О㈠ Ҝ ㈠ฌ
Û ゜ 7 ธ ㅡ 7 Ġ Ḷ Ⓢ Őฌ
AⓈ ╗ Ġ Ḷ Ő ● Ύ Dz 7 Ab b Dz Ɔ Ɔ 7 Ḷ Ќ Ձùฌ
Ձ AЌ C Ɔ b AО Dz ̬ฌ
7 Ő Dz Ợ Ⓢ ● Ő Dz C ̬ฌ ธ x ɸ ֱ x ㈚ 7  ╗ 7 ӧ  Ő Ḷ Ќ ╗ ỏฌ
ฎ ɸ ֱ x ㈚ 7  ╗ 7 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
ฎ ɸ ֱ x ㈚ 7  ╗ 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
ฎ ɸ ֱ x ㈚ 7  ╗ 7 ӧ Ő Dz AŐ ỏฌ

7 О Ő Ḷ Ћ● C Dz C ̬ฌ ธ x ɸ ֱ x ㈚ 7  ╗ 7 ӧ  Ő Ḷ Ќ ╗ ỏฌ
x ɸ ֱ x ㈚ 7  ╗ 7 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
x ɸ ֱ x ㈚ 7  ╗ 7 ӧ ● Ќ ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● C Dz ỏฌ
‫ ں‬x ɸ ֱ x ㈚ 7  ╗ 7 ӧ Ő Dz AŐ ỏฌ

Ɔ ● ╗ Dzฌ

Ќ ╗ Ɔ7 Ќ Ḷ Ő ╗ Ġฌ
Ћ● b ● Ќ ● ╗ ù 7 Ҝ AОฌ
AՁՁ7ԱⓈ●ՁC●ЌḚ7AŐDzAƆⓒ7ՁAЌC7bḶЋDzŐAḚDz7AЌC7ОAŐì●ЌḚ7╗AԱⓈՁA╗●ḶЌƆ7AŐDz7ОŐDzՁ●Ҝ●ЌAŐù7AЌCฌ
ƆⓈԱİDzb╗7 ╗Ḷ7 bĠAЌḚDz㈠7 AЌù7 ОŐḶОḶƆDzC7 CDzЋDzՁḶОҜDzЌ╗7 ●Ɔ7 ƆⓈԱİDzb╗7 ╗Ḷ7 bḶЌC●╗●ḶЌƆ7 Ḷฌ
ՁḶbAՁ7ḚḶЋDzŐЌҜDzЌ╗AՁ7AḚDzЌb●DzƆ㈠ฌ

╗ĠDzƆDz7ОՁAЌƆ7ÛDzŐDz7ОŐDzОAŐDzC7ԱAƆDzC7ḶЌ7Ձ●Ҝ●╗DzC7Ɔ●╗Dz7b●Ћ●Ձ7ḶŐ7ƆⓈŐЋDzù7●ЌḶŐҜA╗●ḶЌ㈠ฌ

ƆĠ7AŐbĠ●╗Dzb╗ⓈŐDz7ҜAìDzƆ7ЌḶ7●ҜОՁ●DzC7ÛAŐŐAЌ╗ù7ḶŐ7ḚⓈAŐAЌ╗DzDz7AƆ7╗Ḷ7╗ĠDz7AbbⓈŐAbù7Ḷฌ
●ЌḶŐҜA╗●ḶЌ7ḶŐ7CDzЋDzՁḶОҜDzЌ╗7ŐDzƆ╗Ő●b╗●ḶЌƆ7●ЌCDzЌ╗●●DzC7ḶŐ7ЌḶ╗7●ЌCDzЌ╗●●DzC㈠ฌ
Ɔ ● ╗ Dz 7 О Ձ AЌ 7 ִ 7 Ձ AЌ C Ɔ b AО Dz 7 О Ձ AЌฌ ╗ĠDz7 ḶÛЌDzŐ゜7 b●Ћ●Ձ7 DzЌḚ●ЌDzDzŐ7 ƆĠAՁՁ7 ЋDzŐ●ù7 ՁḶbAՁ7 Ձ●Ҝ●╗A╗●ḶЌƆⓒ7 Ⓢ╗●Ձ●╗ù7 ՁḶbA╗●ḶЌƆⓒฌ
Ќ Ḷ Ő ╗ Ġฌ ḚŐACDzƆⓒ7 Ő●ḚĠ╗ֱḶֱÛAùⓒ7 ŐDzƆ╗Ő●b╗●ḶЌƆⓒ7 DzAƆDzҜDzЌ╗Ɔⓒ7 DzЌbŐḶAbĠҜDzЌ╗Ɔⓒ7 ΎḶЌ●ЌḚⓒ7 CDzDzCฌ
‫ ں‬ɸֱx㈚7ए7‫ ں゜ ں‬″㈚ฌ ŐDzƆ╗Ő●b╗●ḶЌƆⓒ7ԱḶⓈЌCAŐ●DzƆ7AЌC7ЌDzbDzƆƆAŐù7CA╗A㈠ฌ

Û Ġ Dz Dz Ձ Dz Ő 7 AŐ Ћ● Ձ Ձ Dz 7 Ҝ ● Ќ ● 7 Ɔ ╗ Ḷ Ő AḚ Dzฌ ОŐİֱՙㄦ″ՙx
xㄦ゜xՙ゜‫ں‬ɱ

C A╗ Dz ̬ 7x ̶ ㈠ ‫ ں‬ɱ ㈠ ธ x ‫ ں‬ɱ7
Ύ Ḷ Ќ ● Ќ Ḛ 7 ОAb ìAḚ Dz Ɔ Ġ Dz Dz ╗̬ 77‫ ں‬7Ḷ  7ฎ7 Ɔ Ġ 77ОŐḶ İ Dz b ╗ 7Ќ Ḷ ㈠ ̬ 7‫ ں‬ฎ x ‫ ں‬ㄦ ㄦฌ
b Ҝ Ⓢ ֱ ‫ں‬7 Ġ Ҝ ֱ ‫ں‬ฌ b Ҝ Ⓢ ֱ ธ7 Ҝ ╗ Оֱ ‫ں‬7 Ҝ ╗ Оֱ ธ7 Ҝ ╗ Оֱ ̶7 b Ҝ Ⓢ ֱ ‫ں‬7 b Ҝ Ⓢ ֱ ธ7 Ġ Ҝ ֱ ‫ں‬7 Ҝ ╗ Оֱ ธ7 Ҝ ╗ Оֱ ̶ฌ

Dz Ձ Dz ЋA╗ ● Ḷ Ќ 7 C A╗ Aฌ
Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ġ Dz ● Ḛ Ġ ╗ ̬ฌ
7 7 7 О Ő Ḷ Ћ● C Dz Cฌ ̶ ฎ ɸ ֱ ″ ㈚ฌ

Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Ҝ A╗ Dz Ő ● AՁ Ɔ ̬ฌ b Ҝ Ⓢ ֱ ‫̬ ں‬ฌ
ӧ Dz b Ġ Dz ՁḶ Ќ 7 Ҝ AƆ Ḷ Ќ Ő ùฌ
Ɔ Ҝ Ḷ Ḷ ╗ Ġ 7
Ab Dz 7 ֱ 7 Ḛ Ő Dz ùฌ

b Ҝ Ⓢ ֱ ธ ̬ฌ
ӧ Dz b Ġ Dz ՁḶ Ќ 7 Ҝ AƆ Ḷ Ќ Ő ùฌ
Ɔ О Ձ ● ╗ 7
Ab Dz 7 ֱ 7 Ḛ Ő Dz ùฌ

Ҝ ╗ Оֱ ‫̬ ں‬ฌ
ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
C Ő ●
╗ Û Ḷ Ḷ Cฌ

Ҝ ╗ Оֱ ธ ̬ฌ
ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
C Ő ●
╗ Û Ḷ Ḷ Cฌ

Ҝ ╗ Оֱ ̶ ̬ฌ
Û Dz Ɔ ╗ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќ 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 Dz AƆ ╗ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
Ύ ● Ќ b 7 Ḛ Ő Aùฌ

7 7 7 7 7 C Ḷ Ḷ Ő 7 Ҝ A╗ Dz Ő ● AՁฌ Ġ Ҝ ֱ ‫̬ ں‬ฌ
ӧ İ AЌ Ⓢ Ɔ 7 ● Ќ ╗ Dz Ő Ќ A╗ ● Ḷ Ќ AՁ ỏฌ
b Ḷ ՁḶ Ő ̬ 7 Ő Ḷ ù AՁ 7 Ա Ձ Ⓢ Dzฌ
b Ҝ Ⓢ ֱ ธฌ Ҝ ╗ Оֱ ‫ں‬ฌ Ҝ ╗ Оֱ ธฌ Ҝ ╗ Оֱ ̶7 Ő Ҝ C ֱ ‫ں‬7 b Ҝ Ⓢ ֱ ธฌ Ġ Ḷ Ձ ՁḶ Û 7 Ҝ Dz ╗ AՁ 7 C Ḷ Ḷ Őฌ
Ġ Ҝ ֱ ‫ں‬ฌ
Ő Ҝ C ֱ ‫̬ ں‬ฌ
ӧ İ AЌ Ⓢ Ɔ 7 ● Ќ ╗ Dz Ő Ќ A╗ ● Ḷ Ќ AՁ ỏฌ
b Ḷ ՁḶ Ő ̬ 7 Ő Ḷ ù AՁ 7 Ա Ձ Ⓢ Dzฌ
Ő Ḷ Ձ Ձ ● Ќ Ḛ 7 Ҝ Dz ╗ AՁ 7 C Ḷ Ḷ Őฌ

Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● Ḛ Ќ AḚ Dz ̬ฌ О Ő Ḷ Ћ● C Dz C 7 Ա ù 7 Ḷ ╗ Ġ Dz Ő Ɔฌ

Ɔ Ḷ Ⓢ ╗ Ġ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ

b Ҝ Ⓢ ֱ ‫ں‬7 b Ҝ Ⓢ ֱ ธฌ Ҝ ╗ Оֱ ‫ں‬ฌ Ҝ ╗ Оֱ ธฌ Ҝ ╗ Оֱ ̶ฌ

AՁՁ7ԱⓈ●ՁC●ЌḚ7AŐDzAƆⓒ7ՁAЌC7bḶЋDzŐAḚDz7AЌC7ОAŐì●ЌḚ7╗AԱⓈՁA╗●ḶЌƆ7AŐDz7ОŐDzՁ●Ҝ●ЌAŐù7AЌCฌ
ƆⓈԱİDzb╗7╗Ḷ7bĠAЌḚDz㈠7AЌù7ОŐḶОḶƆDzC7CDzЋDzՁḶОҜDzЌ╗7●Ɔ7ƆⓈԱİDzb╗7╗Ḷ7ŐDzЋ●DzÛ7AЌC7AООŐḶЋAՁฌ
Ḷ7ḚḶЋDzŐЌҜDzЌ╗AՁ7AḚDzЌb●DzƆ㈠ฌ
Ќ Ḷ Ő ╗ Ġ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ
Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 A7 Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќ Ɔฌ
̶ธ ɸฌ

Û Ġ Dz Dz Ձ Dz Ő 7 AŐ Ћ● Ձ Ձ Dz 7 Ҝ ● Ќ ● 7 Ɔ ╗ Ḷ Ő AḚ Dzฌ ОŐİֱՙㄦ″ՙx
xㅡ゜xɱ゜‫ں‬ɱ

C A╗ Dz ̬ 7x ̶ ㈠ ‫ ں‬ɱ ㈠ ธ x ‫ ں‬ɱ7
Ύ Ḷ Ќ ● Ќ Ḛ 7 ОAb ìAḚ Dz Ɔ Ġ Dz Dz ╗̬ 77ㅡ 7Ḷ
7ฎ7 Ɔ Ġ 77ОŐḶ İ Dz b ╗ 7Ќ Ḷ ㈠ ̬ 7‫ ں‬ฎ x ‫ ں‬ㄦ ㄦฌ
b Ҝ Ⓢ ֱ ‫ں‬ฌ b Ҝ Ⓢ ֱ ธ7 Ҝ ╗ Оֱ ‫ں‬7 Ġ Ҝ ֱ ‫ں‬7 Ҝ ╗ Оֱ ธ7 Ҝ ╗ Оֱ ̶ฌ
b Ҝ Ⓢ ֱ ธฌ b Ҝ Ⓢ ֱ ‫ں‬ฌ Ҝ ╗ Оֱ ̶7 Ҝ ╗ Оֱ ธฌ
Dz Ձ Dz ЋA╗ ● Ḷ Ќ 7 C A╗ Aฌ
Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ġ Dz ● Ḛ Ġ ╗ ̬ฌ
7 7 7 О Ő Ḷ Ћ● C Dz Cฌ ̶ ฎ ɸ ֱ ″ ㈚ฌ

Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Ҝ A╗ Dz Ő ● AՁ Ɔ ̬ฌ b Ҝ Ⓢ ֱ ‫̬ ں‬ฌ
ӧ Dz b Ġ Dz ՁḶ Ќ 7 Ҝ AƆ Ḷ Ќ Ő ùฌ
Ɔ Ҝ Ḷ Ḷ ╗ Ġ 7
Ab Dz 7 ֱ 7 Ḛ Ő Dz ùฌ

b Ҝ Ⓢ ֱ ธ ̬ฌ
ӧ Dz b Ġ Dz ՁḶ Ќ 7 Ҝ AƆ Ḷ Ќ Ő ùฌ
Ɔ О Ձ ● ╗ 7
Ab Dz 7 ֱ 7 Ḛ Ő Dz ùฌ

Ҝ ╗ Оֱ ‫̬ ں‬ฌ
ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
C Ő ●
╗ Û Ḷ Ḷ Cฌ

Ҝ ╗ Оֱ ธ ̬ฌ
ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
C Ő ●
╗ Û Ḷ Ḷ Cฌ

Ҝ ╗ Оֱ ̶ ̬ฌ
ӧ ì ● Ќ Ḛ Ɔ ОAЌ ֱ 7 ìù Ќ AŐฌ
Û Dz Ɔ ╗ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќ 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 Dz AƆ ╗ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ Ҝ Dz ╗ AՁ 7 ОAЌ Dz Ձ ỏฌ
Ύ ● Ќ b 7 Ḛ Ő Aùฌ

7 7 7 7 7 C Ḷ Ḷ Ő 7 Ҝ A╗ Dz Ő ● AՁฌ Ġ Ҝ ֱ ‫̬ ں‬ฌ
ӧ İ AЌ Ⓢ Ɔ 7 ● Ќ ╗ Dz Ő Ќ A╗ ● Ḷ Ќ AՁ ỏฌ
b Ḷ ՁḶ Ő ̬ 7 Ő Ḷ ù AՁ 7 Ա Ձ Ⓢ Dzฌ
Ġ Ḷ Ձ ՁḶ Û 7 Ҝ Dz ╗ AՁ 7 C Ḷ Ḷ Őฌ
b Ҝ Ⓢ ֱ ธฌ b Ҝ Ⓢ ֱ ‫ں‬ฌ Ҝ ╗ Оֱ ‫ں‬7 Ҝ ╗ Оֱ ธฌ Ҝ ╗ Оֱ ̶ฌ
Ő Ҝ C ֱ ‫̬ ں‬ฌ
ӧ İ AЌ Ⓢ Ɔ 7 ● Ќ ╗ Dz Ő Ќ A╗ ● Ḷ Ќ AՁ ỏฌ
b Ḷ ՁḶ Ő ̬ 7 Ő Ḷ ù AՁ 7 Ա Ձ Ⓢ Dzฌ
Ő Ḷ Ձ Ձ ● Ќ Ḛ 7 Ҝ Dz ╗ AՁ 7 C Ḷ Ḷ Őฌ

Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Ɔ ● Ḛ Ќ AḚ Dz ̬ฌ О Ő Ḷ Ћ● C Dz C 7 Ա ù 7 Ḷ ╗ Ġ Dz Ő Ɔฌ

Ɔ Ḷ Ⓢ ╗ Ġ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ

b Ҝ Ⓢ ֱ ธฌ b Ҝ Ⓢ ֱ ‫ں‬7 Ҝ ╗ Оֱ ‫ں‬ฌ Ҝ ╗ Оֱ ธฌ Ҝ ╗ Оֱ ̶ฌ
Ġ Ҝ ֱ ‫ں‬ฌ

AՁՁ7ԱⓈ●ՁC●ЌḚ7AŐDzAƆⓒ7ՁAЌC7bḶЋDzŐAḚDz7AЌC7ОAŐì●ЌḚ7╗AԱⓈՁA╗●ḶЌƆ7AŐDz7ОŐDzՁ●Ҝ●ЌAŐù7AЌCฌ
ƆⓈԱİDzb╗7╗Ḷ7bĠAЌḚDz㈠7AЌù7ОŐḶОḶƆDzC7CDzЋDzՁḶОҜDzЌ╗7●Ɔ7ƆⓈԱİDzb╗7╗Ḷ7ŐDzЋ●DzÛ7AЌC7AООŐḶЋAՁฌ
Ḷ7ḚḶЋDzŐЌҜDzЌ╗AՁ7AḚDzЌb●DzƆ㈠ฌ

Ќ Ḷ Ő ╗ Ġ 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќฌ

Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ա 7 Dz Ṳ╗ Dz Ő ● Ḷ Ő 7 Dz Ձ Dz ЋA╗ ● Ḷ Ќ Ɔฌ
̶ธ ɸฌ

Û Ġ Dz Dz Ձ Dz Ő 7 AŐ Ћ● Ձ Ձ Dz 7 Ҝ ● Ќ ● 7 Ɔ ╗ Ḷ Ő AḚ Dzฌ ОŐİֱՙㄦ″ՙx
xㅡ゜xɱ゜‫ں‬ɱ

C A╗ Dz ̬ 7x ̶ ㈠ ‫ ں‬ɱ ㈠ ธ x ‫ ں‬ɱ7
Ύ Ḷ Ќ ● Ќ Ḛ 7 ОAb ìAḚ Dz Ɔ Ġ Dz Dz ╗̬ 77ㄦ 7Ḷ
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Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 A7 ֱ 7 Ձ Dz ЋDz Ձ 7 ̶ 7
Ձ Ḷ Ḷ Ő 7 О Ձ AЌ7

Ќ Ḷ Ő ╗ Ġฌ
Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 A7 ֱ 7 Ձ Dz ЋDz Ձ 7 ธ 7
Ձ Ḷ Ḷ Ő 7 О Ձ AЌ7

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Ձ Ḷ Ḷ Ő 7 О Ձ AЌฌ

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̶ธ ɸฌ

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Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ա 7 ֱ 7 Ձ Dz ЋDz Ձ 7 ̶ 7
Ձ Ḷ Ḷ Ő 7 О Ձ AЌ7

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Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ա 7 ֱ 7 Ձ Dz ЋDz Ձ 7 ธ 7
Ձ Ḷ Ḷ Ő 7 О Ձ AЌ7

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Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 Ա 7 ֱ 7 Ձ Dz ЋDz Ձ 7 ‫
ں‬Ձ Ḷ Ḷ Ő 7 О Ձ AЌฌ

Ձ Ḷ Ḷ Ő 7 О Ձ AЌ Ɔฌ
̶ธ ɸฌ

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Ab Dz 7 ֱ 7 Ḛ Ő Dz ùฌ

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ì ● Ќ Ḛ Ɔ ОAЌ 7 ֱ 7 C Ő ●
╗ Û Ḷ Ḷ Cฌ ì ● Ќ Ḛ Ɔ ОAЌ 7 ֱ 7 C Ő ●
╗ Û Ḷ Ḷ Cฌ ì ● Ќ Ḛ Ɔ ОAЌ 7 ֱ 7 Ύ ● Ќ b b 7 Ḛ Ő Dz ùฌ

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xㅡ゜xɱ゜‫ں‬ɱ

C A╗ Dz ̬ 7x ̶ ㈠ ‫ ں‬ɱ ㈠ ธ x ‫ ں‬ɱ7
Ύ Ḷ Ќ ● Ќ Ḛ 7 ОAb ìAḚ Dz Ɔ Ġ Dz Dz ╗̬ 77ՙ 7Ḷ
7ฎ7 Ɔ Ġ 77ОŐḶ İ Dz b ╗ 7Ќ Ḷ ㈠ ̬ 7‫ ں‬ฎ x ‫ ں‬ㄦ ㄦฌ
ZON-76236 [PRJ-75670] - REZONING RELATED TO VAR-76237, SUP-76310 AND SDR-76250 - APPLICANT:
WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS, ET AL
1333 ARVILLE STREET
04/15/19
ZON-76236 [PRJ-75670] - REZONING RELATED TO VAR-76237, SUP-76310 AND SDR-76250 - APPLICANT:
WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS, ET AL
1333 ARVILLE STREET
04/15/19
PRJ-75670
04/09/19
PRJ-75670
04/09/19
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER:
STEPHANIE EVANS, ET AL

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
ZON-76236 Staff recommends APPROVAL.
VAR-76237 Staff recommends DENIAL, if approved subject to ZON-76236
conditions:
SUP-76310 Staff recommends DENIAL, if approved subject to ZON-76236
conditions: VAR-76237

SDR-76250 Staff recommends DENIAL, if approved subject to ZON-76236


conditions: VAR-76237
SUP-76310

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 22 - ZON-76236, VAR-76237 and


SDR-76250
32 - SUP-76310

NOTICES MAILED 224 - ZON-76236 and VAR-76237


224 - SUP-76310
224 - SDR-76250

PROTESTS 0 - ZON-76236 and VAR-76237


0 - SUP-76310
0 - SDR-76250

APPROVALS 0 - ZON-76236 and VAR-76237


0 - SUP-76310
0 - SDR-76250

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76237 CONDITIONS

Planning

1. Approval of Rezoning (ZON-76236), and approval of and conformance to the


Conditions of Approval for Special Use Permit (SUP-76310) and Site Development
Plan Review (SDR-76250) shall be required, if approved.

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

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

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

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

SUP-76310 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Mini-
Storage Facility use.

2. Approval of Rezoning (ZON-76236), and approval of and conformance to the


Conditions of Approval for Variance (VAR-76237) and Site Development Plan
Review (SDR-76250) shall be required, if approved.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

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

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

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

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

SDR-76250 CONDITIONS

Planning

1. Approval of Rezoning (ZON-76236), and approval of and conformance to the


Conditions of Approval for Variance (VAR-76237) and Special Use Permit (SUP-
76310) shall be required, if approved.

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

3. All development shall be in conformance with the site plan and landscape plan date
stamped 05/07/19, and building elevations date stamped 04/09/19 except as
amended by conditions herein.

4. Prior to the issuance of a building permit, approval from Republic Services for the
location of the trash enclosure will be required.

5. A Waiver from Title 19.08 is hereby approved, to allow a zero-foot wide landscape
buffer adjacent to the north and south property lines where eight feet is required.

6. A Waiver from Title 19.08 is hereby approved, to allow a zero-foot wide landscape
buffer adjacent to portions of the east property line where eight feet is required.

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Conditions Page Three
May 28, 2019 - Planning Commission Meeting

7. An Exception from Title 19.08 is hereby approved, to allow five shade trees adjacent
to the east property line where eight is required.

8. An Exception from Title 19.08 is hereby approved, to allow zero parking lot trees
where four is required.

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

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

11. 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:
 One, 24-inch box tree with four, five-gallon shrubs shall be planted every 20
linear feet within the western landscape buffer adjacent to Arville Street.

12. 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.

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

Public Works

14. Remove all unused driveways and construct the new driveway to meet current City
Standards. 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.

15. This site shall connect to the public sewer in Arville Street with a required manhole.

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Conditions Page Four
May 28, 2019 - Planning Commission Meeting

16. 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.

17. 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.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to construct a Mini-Storage Facility at 1313 and 1333 Arville
Street.

ISSUES

 The applicant is proposing to rezone the subject site from P-R (Professional
Office and Parking) to C-1 (Limited Commercial). Staff supports this request.
 A Variance to allow four-foot side yard setbacks is requested. Staff does not
support this request.
 A Special Use Permit is requested to allow a Mini-Storage Facility within the
C-1 zoning district. Staff does not support this request.
 A Waiver to allow zero-foot wide landscape buffers adjacent to the north and
south property lines is requested. Staff does not support this request.
 A Waiver to allow a zero-foot wide landscape buffer adjacent to portions of
the east property line is requested. Staff does not support this request.
 An Exception is requested to allow five parking lot trees where nine are
required. Staff does not support this request.

ANALYSIS

Rezoning
The applicant is proposing to rezone the subject site from P-R (Professional Office and
Parking) to C-1 (Limited Commercial).

The P-R District is intended to allow for office uses in an area which is predominantly
residential but because of traffic and other factors is no longer suitable for the continuation
of low density residential uses. This district is designed to be a transitional zone to allow
low intensity administrative and professional offices. These uses are characterized by a
low volume of direct daily client and customer contact. To decrease the impact to adjacent
residential uses, single family structures should be retained or new development in the
P-R District should be constructed to maintain a residential character. The P-R District is
consistent with the Office category of the General Plan.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The proposed C-1 District is intended to provide most retail shopping and personal
services, and may be appropriate for mixed use developments. This district should be
located on the periphery of residential neighborhoods and should be confined to the
intersections of primary and secondary thoroughfares along major retail corridors. The C-
1 District is consistent with the Service Commercial and the Neighborhood Center
categories of the General Plan.

Over time, this section of Arville Street has transitioned from residential uses to office
uses. The surrounding area is no longer residential in nature as the site is surrounded by
office uses to the north and south, a private school to the east, and a large 50 acre
shopping center to the west. The General Plan designation of the subject site is Service
Commercial, which supports the proposed C-1 zoning district; therefore, staff is
recommending the approval of the rezoning request.

Variance
The applicant is requesting a Variance to allow four-foot side yard setbacks for both the
north and south property line. Staff does not support this request as there is no evidence
of a unique or extraordinary circumstance that prevents the applicant from adhering to
Title 19’s setback requirements. This request is preferential in nature and evidence that
the applicant is proposing to overdevelop the site. Shallow side yard setbacks, such as
those proposed, do not provide sufficient space for a landscape buffer and impose large,
monolithic three-story structures on the neighboring properties to the north and south.
The City of Las Vegas Fire Department approved a reduction of the proposed center drive
isle from 36 feet to 24 feet, which would provide the additional six feet to the north and
south setback in order to meet Title 19.08 setback requirements. The applicant declined
this proposal from staff. The required 10-foot side yard setback would allow sufficient
space for the required 8-foot wide landscape buffer, which would soften the north and
south perimeters with shade trees and shrubbery. Due to this request being preferential
in nature, staff does not support this request and is recommending denial.

Special Use Permit


The Mini-Storage Facility use is defined as “a facility with enclosed storage space, divided
into separate compartments no larger than 500 square feet in size, which is provided for
use by individuals to store personal items or by businesses to store materials for operation
of a business establishment.”

The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: No more than one manager’s security residence shall be


permitted.

This requirement is not applicable as there is no manager’s residence proposed


as part of the facility.

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

2. Requirement 2: All storage shall be within an enclosed building except for the
storage of recreational vehicles, which shall be completely screened from view
from surrounding properties and abutting streets.

The proposed use meets this requirement as all storage is proposed for an
enclosed building. There is no storage of recreational vehicles proposed.

3. Requirement 3: The following activities are prohibited on or from the premises of


a mini-storage facility:

a. The conducting of a business (other than the mini-storage business itself


and permitted accessory uses);
b. The retail sale of stored items;
c. The commercial repair of motor vehicles, boats, trailers and other like
vehicles;
d. The operation of spray-painting equipment, power tools, welding equipment
or other similar equipment;
e. The production, fabrication or assembly of products.

The proposed use meets this requirement as none of these activities are proposed,
and the facility if approved, would be subject to regular inspections to ensure
compliance.

4. Requirement 4: The rental of single unit trucks and small utility trailers shall be
permitted as an accessory use to a mini-storage facility, provided the business is
conducted out of the same office as that of the mini-storage facility. No trucks or
trailers shall be displayed in public view, and the combined total of all trucks and
trailers stored on site shall not exceed a ratio of 2 trucks or trailers for each 100
storage units.

The requirement is not applicable as no truck or utility trailer rental is proposed.

5. Requirement 5: Truck and trailer storage shall be screened from streets and
adjacent properties.

The requirement is not applicable as no truck or utility trailer rental is proposed.

6. Requirement 6: When adjacent to a residential use, the exterior wall of the mini-
storage shall be constructed of decorative block.

The subject site is not adjacent to a residential use and this requirement is not
applicable.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

The proposed land use meets the minimum Special Use Permit requirements and is
capable of being operated in a manner that is harmonious with the surrounding properties
if designed in accordance with Title 19.08. The applicant is requesting a side yard setback
Variance and Waivers of the landscape buffer requirements which creates a development
that is not harmonious or compatible with the area and staff is recommending denial of
the Special Use Permit.

Site Development Plan Review


The applicant is proposing to re-develop the subject site with two, three-story Mini-
Storage facilities containing a total of 292 storage units. The northern structure (Building
“B”) consists of 30,000 square feet, with the southern structure (Building “A”) containing
27,900 square feet. The construction materials consists of split face and smooth concrete
masonry units, or CMU, and metal panels and doors. The color scheme demonstrates a
neutral palette with colors such as “driftwood” and “zinc gray,” with the metal doors
painted “royal blue.”

Building “B” west elevation depicts the storefront with a double door clear glass entry
flanked by windows and four windows above. The south elevation contains four windows
at the far east end of the building. The east (rear) and north elevations do not contain any
windows, only “royal blue” roll-up garage type doorways and a standard doorway on the
first floor are depicted.

Building “A” is similar in nature with the west elevation providing windows on the second
and third floor with standard doorways on the first floor. The east elevation is the rear of
the building with standard “royal blue” doorways on the first floor, and the south elevation
depicting more “royal blue” garage type roll-up doors on the first floor, but no windows.
The north elevation depicts 12 windows stacked on the second and third floors on the far
west end of the structure.

The structures themselves represent large, rectangular structures measuring over 187
feet in length by 55 feet in width. The three stories reach a height of 38.5 feet. These
rectangular structures are solid, with no break. The applicant is proposing metal paneling
in an attempt to break up the monotony of the rectangular block structure, but without
windows, it remains solid and monolithic in nature.

Title 19.08 specifically states, “a box-like or single, monolithic forms must be relieved by
variations in massing or articulation of facades. The perceived height and bulk of buildings
shall be reduced by dividing the building mass into smaller scale components in order to
relate to human scale. Buildings shall incorporate jogs, offsets or other architectural
features to reduce the visual length of long walls. Variation of rooflines is required to
reduce the apparent size of commercial buildings and provide visual interest. Building
surfaces over twenty feet high or fifty feet in length shall be relieved with a change of wall
plane or by other means that provide strong shadow and visual interest.”

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

The scale and shape of the structures are appropriate for an industrial, warehouse area
surrounded by other warehouses and box-like structures, not an area that contains
offices, a childcare facility, school, and private residential homes. The proposed C-1
zoning district is intended for “most retail shopping and personal services,” housed in
structures similar in nature to the existing, not box-like forms that will dominate the
streetscape. The proposed Mini-Storage facility requires an approved Special Use Permit
in order to operate within the C-1 zoning district, which is a mechanism for the
appropriateness of the land use to be evaluated. In this instance, staff finds the proposed
use is capable of being operated in a manner that is harmonious and compatible with the
surrounding area, but within a structure that meets Title 19.08 for setbacks and landscape
buffers in order to provide adequate buffering to the neighboring properties. Due to the
proposed site plan which demonstrates the overdevelopment of the subject site, staff is
recommending denial of the Special Use Permit

The proposal includes the above-mentioned Variance, which has resulted in the need for
Waivers to allow for zero-foot wide or no landscape buffers adjacent to the north and
south property lines. In addition, the applicant is proposing to install 8-foot by 10-foot
planters in between parking stalls adjacent to the east property line where a continuous
eight-foot wide landscape buffer is required adjacent to the east property line. This results
in tree spacing of only 35 feet where 20 linear feet is required. The applicant is also
proposing tree spacing of 55-65 feet for the shade trees located in the landscape buffer
adjacent to Arville Street, which does not meet the maximum allowed tree spacing of 20
feet as required by Title 19.08. Staff has added a Condition of Approval that would require
the applicant to provide a shade tree every 20 linear feet within the landscape adjacent
to Arville Street if approved.

With the monolithic nature of a three-story warehouse style structure that contains no
windows or breaks in the building elevation and is placed only four feet from the property
line with no landscaping to soften the exterior facade, staff finds this proposed structure
to be undesirable. The proposed site plan and elevations do not create an orderly or
aesthetically pleasing environment for the area, or the surrounding properties and their
inhabitants; therefore, staff is recommending denial of the Site Development Plan Review.

FINDINGS (ZON-76236)

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 General Plan designation of the subject site is Service Commercial. The
proposed C-1 zoning district conforms to the Service Commercial designation.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.

The proposed C-1 zoning district allows uses such as general retail, personal
service type uses such as hair and nail salons, and business schools. These land
uses are compatible with the surrounding land uses and zoning districts.

3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.

Development factors in the area demonstrate land uses evolving to retail shopping
and personal services which are supported by the proposed C-1 zoning district.

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.

Arville Street is a 60-foot wide right-of-way adequate in size to meet the


requirements of the proposed C-1 zoning district.

FINDINGS (VAR-76237)

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.”

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

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


applicant has created a self-imposed hardship by proposing building footprints that
encroach into the required side yard setback areas. Alternative building placement and/or
footprint would allow conformance to the Title 19 requirements. In view of the absence
of any hardships imposed by the site’s physical characteristics, it is concluded that the
applicant’s hardship is preferential in nature, and it is thereby outside the realm of NRS
Chapter 278 for granting of Variances.

FINDINGS (SUP-76310)

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.

If Title 19.08 minimum requirements were met for the proposed building setbacks
and landscape buffer requirements, the proposed Mini-Storage Facility could be
conducted in a manner that is harmonious and compatible as it would be properly
buffered from the neighboring properties.

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

The subject site is not physically suitable for the proposed use as demonstrated by
the number of Waivers and Variances requested. The proposed development is not
an appropriate scale for the subject site and is too intense for the subject site and
will impose itself upon neighboring properties due to the lack of adequate setbacks
and landscape buffer areas that would buffer the proposed use and structure from
the neighboring properties if provided.

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


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

Street facilities are adequate in size to meet the requirements for the proposed use.

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

The Community Design Element of the General Plan states,

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

“an infill site is typically found within a downtown area or a suburb surrounded
by development, with easy access to or already existing infrastructure.
Redevelopment refers to improving already developed properties….
Redeveloping properties within a community improves the aesthetics of the
area, and creates a more cohesive built environment.”

The proposed development does not improve the aesthetics of the area, nor create
a cohesive built environment and is not consistent with the objectives of the General
Plan.

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

The proposed Mini-Storage Facility use meets all applicable conditions per Title
19.12.

FINDINGS (SDR-76250)

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

1. The proposed development is compatible with adjacent development and


development in the area;

Staff finds the proposed development to be incompatible with adjacent


development as it proposes minimal side yard setbacks with no landscaping to
buffer the proposed structures from the neighboring properties. In addition the
monlithic three-story structures are conducive of a warehouse, industrial area, not
a retail, service oriented area for patrons.

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 19.08 as it does not meet
the minimum requirements for side yard setbacks (10 feet) or landscape buffer
widths (eight feet for interior lot lines).

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


neighborhood traffic;

Site access and circulation does not negatively impact neighborhood traffic or
adjacent roadways.

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting

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

The proposed building materials include smooth and split face concrete masonry
units (CMU) and metal paneling, which are appropriate for the area. The landscape
plan demonstrates four different species of trees, but only one species is utilized on
the landscape plan, the ‘Shoestring Acacia.’ The ‘Shoestring Acacia’ is an
appropriate tree for the area and the City.

5. Building elevations, design characteristics and other architectural and


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

Staff finds the proposed design characteristics to be undesirable as the three-story


structures will be set back four feet from the north and south property lines where
Title 19.08 requires a minimum ten-foot side yard setback with an eight-foot wide
landscape buffer that contains shade trees and shrubbery to buffer the structure
from neighboring properties and soften the proposed facades. As proposed, staff
finds the proposed structures do not create an orderly or aesthetically pleasing
environment and are not harmonious or compatible with the existing development
in the area.

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

If approved, the proposed development is subject to building permit reviews and


regular inspections during construction to ensure the public health, safety and
general welfare is protected.

BACKGROUND INFORMATION

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


The City Council approved a request for a Rezoning (Z-0045-99) from
R-E (Residence Estates) to P-R (Professional Office and Parking) for a
09/15/99
proposed 2,337 square-foot office at 1333 Arville Street. The Planning
Commission recommended approval.

Most Recent Change of Ownership


09/30/02 A deed was recorded for a change in ownership.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting

Related Building Permits/Business Licenses


A business license (I14-00087) was issued for an insurance firm at 1333
Pre 1990
Arville Street. The license is active as of 04/18/19.
A business license (C25-01589) was issued for a contractor at 1313
10/08/96
Arville Street. The license is active as of 04/18/19.
A business license (S08-00306) was issued for an insurance firm at
06/28/00
1313 Arville Street. The license is active as of 04/18/19.
A business license (I14-00121) was issued for an insurance firm at 1313
10/29/03
Arville Street. The license is active as of 04/18/19.
A business license (G65-05767) was issued for an insurance firm at
08/16/17
1333 Arville Street. The license is active as of 04/18/19.

Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
01/28/19
requirements for the proposed project were discussed.

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

Field Check
Staff observed the subject site during a routine field check. Nothing of
04/13/19
concern was noted by staff.

Details of Application Request


Site Area
Net Acres 1.04

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Eleven
May 28, 2019 - Planning Commission Meeting

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Office, Other Than SC (Service P-R (Professional
Property Listed Commercial) Office and Parking)
SC (Service P-R (Professional
North Religious Facility
Commercial) Office and Parking)
Office, Other Than SC (Service P-R (Professional
South
Listed Commercial) Office and Parking)
Private School, R (Rural Density R-E (Residence
East
Primary Residential) Estates)
C-1 (Limited
West Shopping Center MXU (Mixed Use)
Commercial)

Master and Neighborhood Plan Areas Compliance


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

DEVELOPMENT STANDARDS

Pursuant to Title 19.08, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Lot Width 100 Feet 151 Feet Y
Min. Setbacks
 Front 10 Feet 53 Feet Y
 Side 10 Feet 4 Feet N
 Corner 10 Feet N/A N/A
 Rear 20 Feet 38 Feet Y

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ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Twelve
May 28, 2019 - Planning Commission Meeting

Standard Required/Allowed Provided Compliance


Max. Lot Coverage 50 % 47 % Y
Building heights may
be affected by the
Max. Building Height 39 Feet Y
Residential Adjacency
Standards.
Screened, Gated, w/ a
Trash Enclosure By Condition
Roof or Trellis
Mech. Equipment Screened By Condition
*A Variance is requested to allow a four-foot side yard setback where 10 feet is required.

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:
 North 1 Tree / 20 Linear Feet 10 Trees Zero Trees N*
 South 1 Tree / 20 Linear Feet 10 Trees Zero Trees N*
 East 1 Tree / 20 Linear Feet 6 Trees 5 Trees N*
 West 1 Tree / 20 Linear Feet 5 Trees 5 Trees Y
TOTAL PERIMETER TREES 31 Trees 10 Trees N*
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
9 Trees 5 Trees N*
Trees end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 North 8 Feet Zero Feet N*
 South 8 Feet Zero Feet N*
 East 8 Feet Zero Feet N*
 West 15 Feet 15 Feet Y
*The applicant is requesting a Waiver to allow no landscape buffer adjacent to the north and
south property lines; and five, eight-foot by 10-foot planters adjacent to the east property lines.
This has resulted in the need for an Exception for the reduced number of trees provided. Staff
accounted the five trees adjacent to the east property line for parking lot trees as they do shade
the parallel parking depicted in the site plan.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Thirteen
May 28, 2019 - Planning Commission Meeting

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Arville Street Local Street Title 13 58 N*
*Half-street improvements, including sidewalk will be required if approved.

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped

One space per


50 storage units,
spread 6
throughout the
Mini- development,
Storage 292 Units
Facility Plus a minimum
of 5 spaces on
the exterior side
5
of the security
fence for
customers.
TOTAL SPACES REQUIRED 11 12 Y
Regular and Handicap Spaces Required 10 1 11 1 Y

Waivers
Requirement Request Staff Recommendation
To allow zero-foot
An eight-foot wide landscape wide landscape
buffer adjacent to interior lot buffers adjacent to Denial
lines. the north property
line.

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Fourteen
May 28, 2019 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
To allow zero-foot
An eight-foot wide landscape wide landscape
buffer adjacent to interior lot buffers adjacent to Denial
lines. the south property
line.
To allow a zero-foot
An eight-foot wide landscape wide landscape
buffer adjacent to interior lot buffer adjacent to Denial
lines. portions of the east
property line.

Exceptions
Requirement Request Staff Recommendation
One tree shall be planted for
every six uncovered parking To allow zero parking
spaces. Each landscape lot trees where four Denial
island shall have at least one are required.
shade tree.
One, 24-inch box shade tree
planted every 20 linear feet To allow a 24-inch
within the landscape buffer box shade tree every
Denial
adjacent to the east property 35 feet (five trees
line (eight required shade provided).
trees).

Department of Public Works Traffic Study


Proposed Mini-Storage Facility Replacing an Existing Office
Proposed Use Description Unit(s) Rate /Unit Total
Average Daily
Mini- 1.51 96
Traffic (ADT)
Warehouse 63.9
AM Peak Hour 0.10 6
[1000SF]
PM Peak Hour 0.17 11
Existing Use Description Unit(s) Rate /Unit Total
Average Daily
General Office 9.74 51
Traffic (ADT)
Building 5.229
AM Peak Hour 1.16 6
[1000SF]
PM Peak Hour 1.15 6

NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Fifteen
May 28, 2019 - Planning Commission Meeting

Net Change Description Unit(s) Rate /Unit Total


Average Daily
Mini- 1.51 46
Traffic (ADT)
Warehouse 58.671
AM Peak Hour 0.10 0
[1000SF]
PM Peak Hour 0.17 5
Existing Traffic on Nearby Streets
Arville Street
Average Daily Traffic (ADT) 4,565
PM Peak Hour (Heaviest 60 Minutes) 365
Charleston Boulevard
Average Daily Traffic (ADT) 35,649
PM Peak Hour (heaviest 60 minutes) 275
Traffic Capacity of Adjacent Streets:
Adjacent Street ADT Capacity
Arville Street 16,380
Charleston Boulevard 50,900
Summary
This project will add approximately 46 trips per day on Arville Street and Charleston
Boulevard. Currently, Arville Street is at approximately 28 percent of capacity and
Charleston Boulevard is at approximately 70 percent of capacity. With this project,
these capacities are expected to remain the same.
Based on Peak Hour use, this development will add into the area roughly 5 additional
cars, or about one every twelve minutes.

NE
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 38

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76237 - VARIANCE RELATED TO ZON-76236 - PUBLIC HEARING - APPLICANT:
WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS, ET AL - For possible
action on a request for a Variance TO ALLOW A FOUR-FOOT SIDE YARD SETBACK
ADJACENT TO THE NORTH AND SOUTH PROPERTY LINES WHERE 10 FEET IS REQUIRED
on 1.04 acres at 1333 Arville Street (APN 162-06-510-016), P-R (Professional Office and Parking)
Zone [PROPOSED: C-1 (Limited Commercial)], Ward 1 (Tarkanian) [PRJ-75670]. Staff
recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75670
04/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 39

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76310 - SPECIAL USE PERMIT RELATED TO ZON-76236 AND VAR-76237 - PUBLIC
HEARING - APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER: STEPHANIE EVANS,
ET AL - For possible action on a request for a Special Use Permit FOR A PROPOSED MINI-
STORAGE FACILITY USE at 1333 Arville Street (APN 162-06-510-016), Ward 1 (Tarkanian)
[PRJ-75670]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75670
04/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 40

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SDR-76250 - SITE DEVELOPMENT PLAN REVIEW RELATED TO ZON-76236, VAR-76237 AND
SUP-76310 - PUBLIC HEARING - APPLICANT: WHEELER ARVILLE MINI STORAGE - OWNER:
STEPHANIE EVANS, ET AL - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED THREE-STORY, 292-UNIT MINI-STORAGE FACILITY
CONSISTING OF TWO BUILDINGS FOR A TOTAL OF 57,900 SQUARE FEET WITH WAIVERS
TO ALLOW A ZERO-FOOT LANDSCAPE BUFFER ADJACENT TO THE NORTH AND SOUTH
PROPERTY LINE, AND A ZERO-FOOT LANDSCAPE BUFFER ADJACENT TO PORTIONS OF
THE EAST PROPERTY LINE WHERE EIGHT FEET IS REQUIRED on 1.04 acres at 1333 Arville
Street (APN 162-06-510-016), P-R (Professional Office and Parking) Zone [PROPOSED: C-1
(Limited Commercial)], Ward 1 (Tarkanian) [PRJ-75670]. Staff recommends DENIAL.

C.C.: 07/03/2019

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Comments from City of Las Vegas Department of Public Works Traffic Engineering Division
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.
PRJ-75670
04/09/19
SDR 76250
Wheeler Arville Mini
Storage

1333 Arville Street


Proposed 63.9 thousand square foot mini-storage facility, replacing an existing 5.229 thousand square foot office.

Traffic produced by proposed development:

RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 1.51 96


AM Peak Hour MINI-WAREHOUSE [1000 SF] 63.9 0.10 6
PM Peak Hour 0.17 11
(heaviest 60 minutes)

RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 9.74 51


AM Peak Hour GENERAL OFFICE BUILDING [1000 SF] 5.229 1.16 6
PM Peak Hour 1.15 6
(heaviest 60 minutes)

RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 1.51 46


AM Peak Hour MINI-WAREHOUSE [1000 SF] 58.671 0.10 0
PM Peak Hour 0.17 5
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Arville Street
Average Daily Traffic (ADT) 4,565
PM Peak Hour 365
(heaviest 60 minutes)

Charleston Boulevard
Average Daily Traffic (ADT) 35,649
PM Peak Hour 275
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:


Adjacent street ADT
Capacity
Arville Street 16,380
Charleston Boulevard 50,900

This project will add approximately 46 trips per day on Arville St. and Charleston Blvd. Currently, Arville is at about 28
percent of capacity and Charleston is at about 70 percent of capacity. With this project, these capacities are expected to be
unchanged.

Based on Peak Hour use, this development will add into the area roughly 5 additional cars, or about one every twelve
minutes.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 41

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76187 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BROC AND STEPHANIE
GODDARD - For possible action on a request for a Variance TO ALLOW EXISTING EIGHT-FOOT
TALL WALLS IN THE FRONT YARD WHERE FIVE FEET IS ALLOWED; AND TO ALLOW A 44-
FOOT FRONT YARD SETBACK WHERE 50 FEET IS REQUIRED AND A SIX-FOOT SIDE YARD
SETBACK WHERE 10 FEET IS REQUIRED FOR TWO PROPOSED PATIO COVER ADDITIONS
TO AN EXISTING SINGLE FAMILY DWELLING on 0.83 acres at 5050 Elkhorn Road (APN 125-
13-803-004), R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-76137]. Staff recommends
DENIAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-76187 [PRJ-76137]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: BROC AND STEPHANIE GODDARD

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
Staff recommends DENIAL, if approved subject to
VAR-76187
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 23

NOTICES MAILED 395

PROTESTS 0

APPROVALS 0

SS
VAR-76187 [PRJ-76137]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76187 CONDITIONS

Planning

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

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

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

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

SS
VAR-76187 [PRJ-76137]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

The applicant has proposed an addition to a single family residential dwelling at 5050
Elkhorn Road. As part of the addition, two covered porches are proposed that encroach
into required R-E (Residence Estates) setback areas. The applicant is requesting a
Variance to allow these encroachments. In addition, the Variance request will include
existing walls in the front yard that do not meet Title 19 height standards.

ISSUES

 With regard to the covered porches, the applicant has requested a Variance to allow
a 44-foot front yard setback where 50 feet is required and a six-foot side yard
setback where 10 feet is required. Staff recommends denial.
 The existing walls/fences in the front yard do not meet Title 19 standards and there
are no valid building permits for construction of these walls. A Variance is requested
to allow existing eight-foot tall walls in the front yard where five feet is allowed. Staff
recommends denial.

ANALYSIS

The existing dwelling and garage conform to current Title 19 setback requirements. The
two covered porches are part of a proposed building project that includes a proposed
448 square-foot addition to the west side of the dwelling, which otherwise meets all
setback and height requirements. One of the patio covers is attached to the south side
of the dwelling and encroaches six feet into the 50-foot front yard setback. The other
patio cover is attached to the south side of a previous addition that is nonconforming
with respect to the side yard setback. Title 19 requires a 10-foot side yard setback; the
proposed cover extends four feet into the setback area. Per Title 19.14, an addition to a
nonconforming building may not encroach more than 50 percent of the encroachment of
the existing building, which in this case is two feet.

The original, existing dwelling was constructed at the required 50-foot front yard setback
line; therefore, any proposed structure that extends southward from the dwelling would
encroach into the front yard setback area. The previous addition to the dwelling was set
back 55 feet from the front property line; the second proposed covered porch conforms
to the 50-foot front yard setback.

SS
VAR-76187 [PRJ-76137]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The front yard area also contains existing walls and fences that do not conform to Title
19 height requirements. There are no valid permits for these walls and fences. Along
the front property line, there is a combination of an eight-foot solid wall extending
around the corner and five-foot wrought iron fence with a three-foot solid base. In
addition, an existing wall/fence combination of up to eight feet with a gate encloses the
driveway area. If approved, the variance request would allow the taller walls and
fences. Photo evidence suggests the walls were constructed between 2002 and 2014,
and a return wall in the driveway was constructed after Spring 2018.

There is no extraordinary condition of the lot that prevents conformance to current Title
19 building setback and wall height requirements. Deviation from the development
standards is self-imposed. Therefore, staff recommends denial of the variance, subject
to conditions if approved. All necessary building permits shall be obtained and final
inspections shall be completed.

FINDINGS (VAR-76187)

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.”

SS
VAR-76187 [PRJ-76137]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

No evidence of a unique or extraordinary circumstance has been presented. The


applicant has created a self-imposed hardship by proposing to construct two porch
covers that encroach into front and side yard setbacks. In addition, walls and fences
were previously constructed without valid permits that do not meet Title 19 height
standards. In order to meet Title 19 requirements, the proposed western porch cover
could only be constructed where the dwelling is set back more than 50 feet from the
front property line, while the proposed eastern porch cover could encroach a maximum
of two feet into the side yard setback. In order to meet Title 19 wall and fence
requirements, the existing walls and fences would have to be reduced in height to no
more than five feet, with the top three feet open. In view of the absence of any
hardships imposed by the site’s physical characteristics, it is concluded that the
applicant’s hardship is preferential in nature, and it is thereby outside the realm of NRS
Chapter 278 for granting of Variances.

BACKGROUND INFORMATION

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


The Board of City Commissioners approved a Petition to Annex (A-
0003-64) approximately 5,000 acres generally located north of Lone
05/12/64
Mountain Road, west of Decatur Boulevard. The annexation became
effective 05/18/64.
A portion of the property at 5050 Elkhorn Road adjacent to Thom
01/11/02
Boulevard was dedicated for public right-of-way.
Code Enforcement processed a Case (184102) for a trash dumpster
11/13/17 blocking view of traffic at 5050 Elkhorn Road. The case was resolved
by Code Enforcement on 11/30/17.

Most Recent Change of Ownership


08/22/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (11009) was issued for a 1,688 square-foot single
05/01/73
family residence at 5050 Elkhorn Road.
A building permit (9822) was issued for an 840 square-foot room
03/26/81 addition at 5050 Elkhorn Road. A final inspection was completed
05/22/81.
A building permit (43698) was issued for a two-foot masonry wall with
05/26/05 two feet of ornamental iron at 5050 Elkhorn Road. A final inspection
was not completed and the permit expired 12/08/05.

SS
VAR-76187 [PRJ-76137]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a Variance application. The applicant was
informed that the existing walls in the front yard do not meet current
03/26/19
codes and that there are no valid permits on file for these walls. In
addition, the existing addition along the east property line appears to be
legally nonconforming with respect to the side yard setback.

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

Field Check
The site contains an existing single family dwelling on a corner lot in
good condition. The front yard contains excessively tall walls and
04/15/19
fences, including in the driveway. The corner side yard is partially
screened by a row of conifer trees.

Details of Application Request


Site Area
Net Acres 0.83

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject Single Family, ML (Medium Low R-E (Residence
Property Detached Density Residential) Estates)
R-PD5 (Residential
Single Family, ML (Medium Low
North Planned Development –
Detached Density Residential)
5 Units per Acre)
R-PD3 (Residential
Single Family, ML (Medium Low
South Planned Development –
Detached Density Residential)
3 Units per Acre)
Single Family, ML (Medium Low R-E (Residence
East
Detached Density Residential) Estates)
R-PD5 (Residential
Single Family, ML (Medium Low
West Planned Development –
Detached Density Residential)
5 Units per Acre)

SS
VAR-76187 [PRJ-76137]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


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

DEVELOPMENT STANDARDS

Pursuant to Title 19.06, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front 50 Feet 44 Feet N
 Side 10 Feet 6 Feet N
 Corner 15 Feet 17 Feet Y
 Rear 35 Feet 175 Feet Y
Max. Building Height 2 Stories/35 Feet 12 Feet Y
Front Yard 8 Feet solid
5 Feet, with maximum 2-
Walls/Fences – max 3 Feet solid with 5 N
foot solid wall base
height Feet wrought iron

SS
ОŐİֱՙ″‫̶ں‬ՙ
xㅡ゜x̶゜‫ں‬ɱ
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Ɔ●╗Dz7ìDzùЌḶ╗DzƆฌ

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ЌḶ╗Dz̬ฌ

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ՁDzḚAՁ7CDzƆbŐ●О╗●ḶЌฌ
ƆⓈŐЋDzù7●ՁDz7ㄦธ7ОAḚDz7ՙxฌ
ՁḶ╗7ฎฎฌ


ฌŐ ฌ Őฌฌ
CDzbA╗ⓈŐ7AՁ●ḚЌҜDzЌ╗ฌ
C Aฌ

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ḚЌ
ฌฌ
ฌ C ฌDzƆ

A㈠О㈠Ќ㈠ฌ
ฌ7
7

Őùฌฌ Ḛ Őฌ

╗ĠḶҜ77ԱՁЋCฌ
AОЌ77‫ ں‬ธㄦֱ‫̶ֱ ں‬ฎx̶ֱxxㅡฌ
xㄦՙֱŐCฌ

Ő

Dzฌ ฌ Ḷ Ќ DzฌЋฌAฌ

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ฌ ●ฌ
A ╗ฌ DzฌฌЌ╗ฌฌ●ฌAՁฌ

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Ɔ ╗ฌ
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Ûֱธฌ ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱ‫ں̶ ں‬ฌ

ОŐḶİDzb╗7ЌAҜDzฌ
Ɔ●╗Dz7●Ќ/ḶŐҜA╗●ḶЌ7

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b7
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DzṲ●Ɔ╗●ЌḚฌ
ḚAŐAḚDzฌ

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DzṲ●Ɔ╗●ЌḚฌ
ธx7Ɔ㈠㈠ฌ

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ㅡƥֱxफ7Ɔ●CDz7ùAŐCฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ

ธƥֱxफฌ
ЌḶŐ╗Ġฌ

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″ƥֱxफ7 ㄦƥֱxफฌ

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Ḛ ਙ ₡ ₡ Ŵ ผ₡ 77Ő ֭ ⎯ ħ₡ ֭ ่ ㌱ ֭ ฌ

̶ㅡㅡ7Ɔ㈠㈠ฌ
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ЌDzÛ7bḶЋDzŐDzC7ОḶŐbĠฌ
ㄦƥֱxफ7ŐḶЌ╗7ùAŐCฌ
‫ ں‬ㅡㅡ7Ɔ㈠㈠ฌ
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″ƥֱxफ7ŐḶЌ╗7ùAŐCฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ

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ㅡㅡƥֱxफ7

Ûֱธฌ
Ő7ए7ธㄦƥฌ

ОŐḶİDzb╗7ЌⓈҜԱDzŐฌ
‫ں‬ɱ㈠ㅡɱxㅡฌ

CŐAÛЌ゜bĠDzbìDzCฌ
İḚฌ
Ɔ㈠ฎ″¤ㅡxƥ‫ ں‬″फÛ㈠777777‫ ں‬ธɱ㈠ธㄦƥฌ
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x̶゜ธฎ゜ธx‫ں‬ɱฌ
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Ɔ●╗Dzฌ
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ฎƥֱ‫ ں‬फฌ
ฎƥֱ‫ ں‬फฌ

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ฎฌ
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bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ
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DzṲ●Ɔ╗●ЌḚ7ŐḶḶ7ƆՁḶОDzฌ
ธゥฎ7Ɔ╗ⓈbbḶDzC7AƆb●Aฌ ‫ ں‬ธฌ
ЌḶ╗Dz̬ฌ


ʉ゜7ҜDz╗AՁ7CŐ●О7DzCḚDzฌ ㅡ7㌫ฌ ●DzՁC7ЋDzŐ●ù7AЌC7ҜA╗bĠฌ
ฌŐ ฌ Őฌฌ C Aฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ

‫ ں‬ธฌ DzṲ●Ɔ╗●ЌḚ7ŐḶḶ7ƆՁḶОDzฌ
ЋDzฌ ฌฌDz
ḚЌ
ฌฌ

‫ں‬ฌ
ธ7ธฌ
ฌ C ฌDzƆ
ฌ7
7

╗㈠Ḷ㈠7ОՁA╗Dz7 ╗㈠Ḷ㈠7ОՁA╗Dz7 ╗㈠Ḷ㈠7ОՁA╗Dzฌ


Őùฌฌ Ḛ Őฌ
xㄦՙֱŐCฌ

Ő

Dzฌ ฌ Ḷ Ќ DzฌЋฌAฌ

Dz ฌDzḚฌ ฌ●Ɔ ╗Dz ฌŐDzฌC Ḷฌ ฌ

bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ
ฌ ●ฌ
A ╗ฌ DzฌฌЌ╗ฌฌ●ฌAՁฌ

ЋDzЌDzDzŐ7●Ќ7О㈠b㈠7ƆDz╗╗●ЌḚ7ԱDzCฌ ฌฌ Ő Dzฌ Ɔ ฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ Ɔ ╗ฌ
İฌDz
ՙ
फ7О㈠b㈠7Ɔ╗ⓈbbḶ
ฎฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ

ฎƥֱ‫ ں‬फฌ
ฎƥֱ‫ ں‬फฌ
ฎƥֱ‫ ں‬फฌ

ЋDzЌDzDzŐ7Ɔ●ՁՁฌ
ÛDzDzО7ƆbŐDzDzCฌ ●ЌƆ╗AՁՁ7ОDzŐ7ҜŐ㈠7CDz╗A●ՁƆฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆ7 ОŐḶİDzb╗7ЌAҜDzฌ
ธƥֱ″फฌ

bḶОùŐ●ḚĠ╗7ธx‫ ں‬ɱⓒ7AՁՁ7Ő●ḚĠ╗Ɔ7ŐDzƆDzŐЋDzCฌ
╗㈠Ḷ㈠7ƆՁAԱ7 ╗㈠Ḷ㈠7ƆՁAԱ7 ╗㈠Ḷ㈠7ƆՁAԱฌ

b7
ՙ
ฎ7फ7О㈠b㈠7Ɔ╗ⓈbbḶ DzОƆ7ḶAҜ7Ɔ╗ⓈbbḶDzC7CDz╗A●Ձฌ
ЌDzÛ7bḶЋDzŐDzC7ЋDzŐAЌCAฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
̶ㅡㅡ7Ɔ㈠㈠ฌ
ㄦƥֱxफฌ
ÛDzDzО7ƆbŐDzDzCฌ ЋAŐ●AЌbDz7ŐDzỢⓈ●ŐDzCฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ ㄦƥֱxफ7ŐḶЌ╗7ùAŐCฌ
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VAR-76187 [PRJ-76137] - VARIANCE - APPLICANT/OWNER: BROC AND STEPHANIE GODDARD
5050 ELKHORN ROAD
04/15/19
VAR-76187 [PRJ-76137] - VARIANCE - APPLICANT/OWNER: BROC AND STEPHANIE GODDARD
5050 ELKHORN ROAD
04/15/19
VAR-76187 [PRJ-76137] - VARIANCE - APPLICANT/OWNER: BROC AND STEPHANIE GODDARD
5050 ELKHORN ROAD
04/15/19
VAR-76187 [PRJ-76137] - VARIANCE - APPLICANT/OWNER: BROC AND STEPHANIE GODDARD
5050 ELKHORN ROAD
04/15/19
PRJ-76137
05/13/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 42

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
VAR-76198 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: STEPHANIE PANG - For
possible action on a request for a Variance TO ALLOW A FOUR-FOOT SEPARATION FROM
THE MAIN BUILDING WHERE SIX FEET IS REQUIRED FOR AN EXISTING ACCESSORY
STRUCTURE (CLASS II) [SHED] on 0.19 acres at 2109 Linda Vista Street (APN 162-06-810-
031), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-76197]. Staff recommends
DENIAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-76198 [PRJ-76197]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: STEPHANIE PANG

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
VAR-76198 Staff recommends DENIAL, if approved subject to
conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 26

NOTICES MAILED 370

PROTESTS 0

APPROVALS 0

JAB
VAR-76198 [PRJ-76197]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

VAR-76198 CONDITIONS

Planning

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

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

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

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

JAB
VAR-76198 [PRJ-76197]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This is a request for a Variance to allow an accessory structure to have a four-foot


distance separation from the main building at 2109 Linda Vista Street.

ISSUES

 A Variance is requested to allow an existing Accessory Structure (Class II) [shed] to


have a four-foot separation from the main building where six feet is the minimum
allowed. Staff does not support this request.

ANALYSIS

The subject site is an existing single-family residence on a midblock lot in the R-1 (Single
Family Residential) zoning district. Per Title 19.06.070, accessory structures in the R-1
zoning district are required to have a minimum separation from the main building of six
feet. The existing accessory structure to the north is four feet from the main building, is
195 square feet, and was not issued a building permit. While the structure today would
not need a permit from Building and Safety based on square-footage, the shed is too
close to the main building and requires a Variance. Per justification letter stamped
04/04/19, the applicant says the shed was built in 1991. The applicant bought the property
on 12/29/17 in order to use the shed for storage. The applicant did not check with the City
for proper permitting of the shed prior to the purchase date. The shed has security lights
under the eave and exposed wiring on the south side. Staff was unable to locate an
electrical permit or record of inspection. There is a second 136 square-foot structure in
the rear yard permitted on 06/18/74 for a cabana with pool equipment.

According to the site plan stamped 04/04/19, the existing accessory structure is 195
square feet with a peaked roof whose slope, ridgeline, and shingles match the main
building. Code enforcement processed a case (#157679), in part, for the shed being too
tall. However, it appears from photos that the shed is as tall as the southern part of the
main building. The shed’s siding is made of painted wood, and while it doesn’t
aesthetically match the home, it does match the painted wooden fence in the front yard.
The shed has a set of double doors and is one large storage room on the inside. The rear,
exterior walls of the shed are exposed plywood, and are either unfinished or under repair.
The applicant submitted photos, and the interior and exterior spaces on all four sides of
the shed are currently being used for storage.

JAB
VAR-76198 [PRJ-76197]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

During the Pre-Application meeting, the applicant stated that she owned the adjacent
home at 2107 Linda Vista. The Clark County Assessor confirms that she owned the home
since 12/14/09. It’s incumbent on homebuyers to perform due diligence before purchasing
property to ensure that correct building permits and inspections have been recorded for
the property. The subject site has multiple permits and inspections prior to the 1990s, but
none since then. At the time of purchase in 2017, the City could have confirmed whether
or not the subject accessory structure had proper building permits. Consequently, staff
does not support the Variance request, as the four foot distance separation is a self-
imposed hardship.

FINDINGS (VAR-76198)

In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:

1. Permit a use in a zoning district in which the use is not allowed;


2. Vary any minimum spacing requirement between uses;
3. Relieve a hardship which is solely personal, self-created or financial in nature.”

Additionally, Title 19.16.140(L) states:


“Where by reason of exceptional narrowness, shallowness, or shape of a specific
piece of property at the time of enactment of the regulation, or by reason of
exceptional topographic conditions or other extraordinary and exceptional situation
or condition of the piece of property, the strict application of any zoning regulation
would result in peculiar and exceptional practical difficulties to, or exceptional and
undue hardships upon, the owner of the property, a variance from that strict
application may be granted so as to relieve the difficulties or hardship, if the relief
may be granted without substantial detriment to the public good, without
substantial impairment of affected natural resources and without substantially
impairing the intent and purpose of any ordinance or resolution.”

No evidence of a unique or extraordinary circumstance has been presented. The


applicant has created a self-imposed hardship by purchasing a home without due
diligence to determine if the property met city code and that proper permits were issued
for all structures. In 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. Staff
recommends denial of the request.

JAB
VAR-76198 [PRJ-76197]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

BACKGROUND INFORMATION

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


Code Enforcement processed a case (#157679) for trailers on front yard,
07/13/15 three vehicles with flat tires, storage and refuse in yard, broken windows on
house at 2109 Linda Vista Street. The case was resolved on 10/18/19.
Code Enforcement processed a case (#196156) for a side yard shed that is
too tall and doesn’t meet setbacks, vehicles in yard, weeds, box truck on front
01/29/19
yard, and trash cans in front at 2109 Linda Vista Street. The case is
unresolved as of 04/30/19.

Most Recent Change of Ownership


12/29/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A building permit (#46319) was issued for an enclosed carport at 2109 Linda
03/13/69
Vista Street.
A building permit (#12389) was issued for a swimming pool at 2109 Linda
07/31/73
Vista Street.
A building permit (#17408) was issued for a 136 square-foot cabana and pool
06/18/74
equipment at 2109 Linda Vista Street.
A building permit (#6542) was issued for a final building inspection for fire
02/20/81
repair at 2109 Linda Vista Street.

Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where submittal
04/04/19 requirements and deadlines for a Variance were reviewed for an Accessory
Structure.

Neighborhood Meeting
A neighborhood meeting was not required or held.

Field Check
During a routine field check, staff observed a well-maintained single family
04/15/19
dwelling. No sign of trash or debris.

JAB
VAR-76198 [PRJ-76197]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Details of Application Request


Site Area
Net Acres 0.19

Existing Land Planned or Special


Surrounding
Use Per Title Land Use Existing Zoning District
Property
19.12 Designation
Subject Single Family L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
Single Family L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
Single Family L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
Single Family L (Low Density R-1 (Single Family
East
Detached Residential) Residential)
Single Family L (Low Density R-1 (Single Family
West
Detached Residential) Residential)

Master and Neighborhood Plan Areas Compliance


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

JAB
VAR-76198 [PRJ-76197]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Pursuant to 19.06, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Setbacks
 Front 20 Feet 52 Feet Y
 Side (north) 3 Feet 4 Feet Y
 Rear 15 Feet 20 Feet Y
Min. Distance Between Buildings 6 Feet 4 Feet N*
*Applicant is requesting a Variance (VAR-76198).

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Linda Vista Local Street Title 13 50 Y

JAB
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VAR-76198 [PRJ-76197] - VARIANCE - APPLICANT/OWNER: STEPHANIE PANG
2109 LINDA VISTA STREET
04/15/19
PRJ-76197
04/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 43

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76234 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: LADY KYLE,
LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 6,000
SQUARE-FOOT LIQUOR ESTABLISHMENT (TAVERN) USE on the east side of Oso Blanca
Road, approximately 660 feet north of Kyle Canyon Road (APN 126-01-601-016), C-1 (Limited
Commercial) Zone, Ward 6 (Fiore) [PRJ-76179]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-76234 and SDR-76235 [PRJ-76179]
2. Special Map
3. Conditions and Staff Report - SUP-76234 and SDR-76235 [PRJ-76179]
4. Supporting Documentation - SUP-76234 and SDR-76235 [PRJ-76179]
5. Photo(s) - SUP-76234 and SDR-76235 [PRJ-76179]
6. Justification Letter - SUP-76234 and SDR-76235 [PRJ-76179]
SUP-76234 and SDR-76235 [PRJ-76179]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: LADY KYLE, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76234 Staff recommends APPROVAL, subject to conditions:
SDR-76235 Staff recommends APPROVAL, subject to conditions: SUP-76234

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 11

NOTICES MAILED 37 - SUP-76234


37 - SDR-76235

PROTESTS 0 - SUP-76234
0 - SDR-76235

APPROVALS 0 - SUP-76234
0 - SDR-76235

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Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76234 CONDITIONS

Planning

1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Liquor
Establishment (Tavern) use.

2. Approval of and conformance to the Conditions of Approval for Site Development


Plan Review (SDR-76235) shall be required.

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

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

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

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

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

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

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Conditions Page Two
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SDR-76235 CONDITIONS

Planning

1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-76234) shall be required, if approved.

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

3. All development shall be in conformance with the site plan, landscape plan and
building elevations date stamped 05/14/19, except as amended by conditions
herein.

4. A Waiver from Title 19.08 is hereby approved, to allow a ten-foot wide landscape
buffer adjacent to the east property line where 15 feet is required.

5. A Waiver from Title 19.08 is hereby approved, to allow a portion of the landscape
buffer adjacent to the south property line to be five feet where eight feet is required.

6. An Exception from Title 19.08 is hereby approved, to allow ‘Yucca Schidigera’


(Mojave Yucca) within the landscape buffer adjacent to the east property line.

7. An Exception from Title 19.08 is hereby approved, to allow two parking lot landscape
islands where nine are required.

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

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

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

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Conditions Page Three
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 One, 24-inch box shade tree shall be planted every 20 linear feet adjacent
to the south property line with four, 5-gallon shrubs for each required tree.

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

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

Public Works

13. Where such does not exist, dedicate 7-feet of right-of-way for a total 40-foot half
street width on Oso Blanca Road adjacent to this site prior to the issuance of off-site
permits or concurrent with the recordation a Final Map, whichever occurs first.

14. Construct complete half-street improvements on Oso Blanca Road to including


appropriate overpaving and transition paving to meet City standards concurrent with
on-site development activities. Prior to submittal of construction drawings, meet with
City Traffic Engineer to determine the final roadway lane geometry for the 40-foot
half street. All existing off-site improvements damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site.

15. 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.

16. Construct oversized public sewer in Oso Blanca Road from its current terminus to
the north edge of this site, at a depth and location acceptable to the Sanitary Sewer
Planning Section of the Department of Public Works. Coordinate with the Sanitary
Sewer Planning Section to execute an Oversizing Agreement to be reimbursed for
the cost difference of constructing an oversized sewer versus the minimum required
8-inch sewer in Oso Blanca Road. Alternatively, only construct an oversized “dry”
sewer in Oso Blanca Road from Skye Village Road to the north edge of this sewer,
pay sewer connection fees, and obtain permits from Southern Nevada Health District
(SNHD) for temporary above-ground holding tanks until such time as the oversized
sewer in Oso Blanca Road downstream of Skye Village Road is completed by
others. Coordinate with the Sanitary Sewer Planning Section to execute an
Oversizing Agreement to be reimbursed for the cost difference of constructing an
oversized sewer versus an 8-inch sewer.

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Conditions Page Four
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17. Concurrent with development of this site, coordinate with the Nevada Department of
Transportation (NDOT) for any required Control of Access requirements within their
right-of-way. Future driveway movements may be restricted by NDOT or the City of
Las Vegas Traffic Engineer. Additionally, Obtain an Occupancy Permit from the
Nevada Department of Transportation (NDOT) for all driveways or other private
improvements in the Oso Blanca Road public right-of-way, if any, adjacent to this
site prior to constructing any improvements within NDOT jurisdiction.

18. 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.

19. Submit a License Agreement for landscaping and private improvements in the Oso
Blanca Road public rights of way prior to this issuance of permits for these
improvements. The applicant must carry an insurance policy for the term of the
License Agreement and add the City of Las Vegas as an additionally insured entity
on this insurance policy. If requested by the City, the applicant shall remove property
encroaching in the public right-of-way at the applicant's expense pursuant to the
terms of the City's License Agreement. The installation and maintenance of all
private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to the
terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (702-229-4836).

20. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. No recommendation of the
approved Traffic Impact Analysis, nor compliance therewith, shall be deemed to
modify or eliminate any condition of approval imposed by the Planning Commission
or the City Council on the development of this site.

21. 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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Staff Report Page One
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** STAFF REPORT **

PROJECT DESCRIPTION

The applicant is proposing to develop a 1.66 acre triangular shaped lot with a tavern,
general retail space and a wireless communication facility adjacent to Oso Blanca Road,
approximately 660 feet north of Kyle Canyon Road.

ISSUES

 The proposed 5,100 square-foot retail building has been reduced to 4,900
square feet.
 A Special Use Permit is requested to allow a Liquor Establishment (Tavern) within
the C-1 zoning district. Staff supports this request.
 There is a 60-foot wide NV Energy easement adjacent to the northeast/east
property line which prohibits the installation of shade trees. An Exception to allow
a substitute plant species within the landscape buffer adjacent to the east property
line and to allow zero parking lot islands within this easement is requested. Staff
supports this request.
 A Waiver is requested to allow a five-foot wide landscape buffer adjacent to a
portion of the south property line where eight feet is required. Staff supports this
request.
 A Waiver is requested to allow a 10-foot wide landscape buffer adjacent to the
east property line where 15 feet is required. Staff supports this request.
 The proposed 80-foot tall freestanding sign requires a review by the Planning
Commission and authorization by the City Council prior to the issuance of a
building permit.
 Wall signage depicted in the building elevations is not part of this review and will
be reviewed separately as part of the building permit process.

ANALYSIS
The applicant is proposing to develop a 1.66 acre triangular lot on the west side of US-
95, adjacent to Oso Blanca Road. The proposed development consists of a 6,000 square-
foot tavern with restaurant and a 4,900 square-foot retail building.

The eastern portion of the site is encumbered by a 60-foot wide NV Energy easement
that prevents the planting of shade trees. As a result of this easement, the applicant is
requesting to reduce the width of the eastern landscape buffer adjacent to US-95 from 15

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feet to 10 feet, and to use “Mojave Yuccas” as a planting material. Also known as the
“Spanish Dagger” this evergreen shrub or small tree has a few upright branches and
bayonet-like leaves from two to four feet long and one and one-half inches wide. The
trunk is grayish-brown and six to 12 inches in diameter. The Mojave Yucca is a slow
growing desert specimen appropriate for the City and the easement. The applicant is also
requesting an Exception to allow no parking lot islands within this section of the parking
lot as trees would not be permitted within the islands. Staff supports these request as the
NV Energy easement is not a self-imposed hardship.

In accordance with the Complete Streets Standards [Title 19.04], for an 80-foot wide
Major Collector Street, the applicant is proposing a detached sidewalk for Oso Blanca
Road. The right-of-way will consist of a three-foot wide amenity zone, a five-foot wide
sidewalk and 12 feet of landscaping (buffer).

The building elevations depict angular single-story buildings with a maximum height of 29
feet. The roof line of the buildings is 18 feet, with the remaining 11 feet utilized as an
architectural feature.

Freestanding Sign/Wireless Communication Facility, Stealth Design


The applicant has proposed a three-sided 80-foot tall freestanding sign that would be
camouflaging a Wireless Communication Facility. A Stealth designed wireless
communication facility is defined by Title 19.12 as a facility designed to blend into the
surrounding environment. The antennas of the wireless communication facility will be
located in the interior of the sign structure behind panels. The three, top 15-foot by 20-
foot panels will be utilized for signage. In order to be utilized as a consolidated sign, the
applicant will be required to submit for a Master Sign Plan.

Freestanding Sign/Wireless Communication Facility Stealth Design


Standards Allowed Provided
1 sign per each two hundred lineal
1 sign, approximately 980 feet
Maximum Number feet of street frontage.
of street frontage.
Two square feet of sign area for each
lineal foot of street frontage.* US-95 = 300 SF
Maximum Area
US-95 = 505 Feet/1010 SF Oso Blanca Road = 600 SF
Oso Blanca Road = 475 Feet/950 SF
Maximum Height 80 Feet 80 Feet**
Minimum Setback 5 Feet 10 Feet***

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Freestanding Sign/Wireless Communication Facility Stealth Design


Standards Allowed Provided
Internal and external illumination of
Not Indicated, but the sign
freestanding signs is permitted
meets the minimum
except on a sign elevation facing and
requirement as there is no
located within 200 feet of property
Illumination property zoned or shown on
zoned or shown on the General Plan
the General Plan as planned
as planned for single-family
for single-family residential
residential (attached or detached)
use.
use.
*On lots with multiple street frontages, the allowable area for each street frontage shall be
calculated separately unless consolidated into one sign, then each street frontage shall be added
and total square footage permitted may be allowed in one consolidated sign.
**Signs within two hundred feet of the right-of-way line and which can be read from Interstates
15 and 215, US 95 from the north city limits to the Oran K. Gragson Highway, the Oran K.
Gragson Highway or Interstate 515 may be increased to a height equal to 80 feet, when
authorized by the City Council, after review by the Planning Commission.
***The equipment cabinet for the wireless communication facility is required to meet building
setbacks, which is 10 feet.

The proposed development meets the minimum requirements set forth by Title 19 for
commercial development with the exception of the areas encumbered by the NV Energy
easement. Staff is recommending approval with conditions, if denied, the subject site will
remain undeveloped.

Special Use Permit


The Liquor Establishment (Tavern) use is defined as “a facility which sells alcoholic
beverages for consumption on the premises where the same are sold and authorizes the
sale, to consumers only and not for resale, of alcoholic beverages in original sealed or
corked containers, for consumption off the premises where the same are sold.”

The Minimum Special Use Permit Requirements for this use include:

1. Requirement 1: Pursuant to its general authority to regulate the sale of alcoholic


beverages, the City Council declares that the public health, safety and general
welfare of the City are best promoted and protected by generally requiring both a
minimum separation between liquor establishments (tavern), and a minimum
separation between a liquor establishment (tavern) and certain other uses that
should be protected from the impacts associated with a liquor establishment
(tavern). Therefore, except as otherwise provided below, no liquor establishment
(tavern) may be located within 1500 feet of any other liquor establishment (tavern),
church/house of worship, school, individual care center licensed for more than 12
children, or City park.

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The proposed use meets this requirement as there are no protected uses or
another liquor establishment (tavern) within 1500 feet of the subject site.

2. Requirement 2: The distance separation referred to in Requirement 1 shall be


measured with reference to the shortest distance between two property lines, one
being the property line of the proposed liquor establishment (tavern) 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 liquor
establishment (tavern). The distance shall be measured in a straight line without
regard to intervening obstacles.

The proposed use meets this requirement as this was the method utilized to
measure the distance separation requirements detailed in requirement one.

3. Requirement 3: For the purpose of Requirement 2, and for that purpose only:
a. The “property line” of a protected use refers to the property line of a fee
interest parcel that has been created by an approved and recorded parcel
map or subdivision map, and does not include the property line of a
leasehold parcel; and
b. The “property line” of a liquor establishment (tavern) refers to:
i. The property line of a parcel that has been created by an approved
and recorded parcel map or commercial subdivision map; or
ii. The property line of a parcel that is located within an approved and
recorded commercial subdivision and that has been created by a
record of survey or legal description, if:
a. Using the property line of that parcel for the purpose of
measuring the distance separation referred to in Requirement
1 would qualify the parcel under the distance separation
requirement;
b. The proposed liquor establishment (tavern) will have direct
access (both ingress and egress) from a street having a
minimum right-of-way width of 100 feet. The required access
may be shared with a larger development but must be located
within the property lines of the parcel on which the proposed
liquor establishment (tavern) will be located;
c. All parking spaces required by this Subchapter 19.12.070 for
the liquor establishment (tavern) use will be located on the
same parcel as the use; and
d. The owners of all parcels within the commercial subdivision,
including the owner of agreement, satisfactory to the City
Attorney, that provides for perpetual, reciprocal cross-access,
ingress and egress throughout the commercial subdivision.

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The proposed use meets this requirement.

4. Requirement 4: The distance separation requirement set forth in Requirement 1


does not apply to an establishment which has a non-restricted gaming license in
connection with a hotel having 200 or more guest rooms on or before July 1, 1992,
or in connection with a resort hotel having in excess of 200 guest rooms after July
1, 1992.

This requirement is not applicable.

5. Requirement 5: The distance separation requirement set forth in Requirement 1


may be waived in accordance with the provisions of LVMC 19.12.050(C), but only
in connection with a proposed liquor establishment (tavern) that:
a. Will be located on a parcel within the C-V District, the Market District or
Symphony Park District as shown in Figure 3 of the Development Standards
adopted in LVMC 19.10.110(B), the Gaming Enterprise Overlay District, or
the Downtown Casino Overlay District;
b. Will be located on a parcel or within a building that, pursuant to State law or
City ordinance, has been designated as an historic property, historic
building, or landmark;
c. Will be located within a regional mall; or
d. Will be located within a mixed-use development
i. That has been approved by means of Special Use Permit pursuant
to LVMC Chapters 19.12 and 19.16 ;
ii. That has a minimum net site area of 15 acres; and
iii. Whose gross floor area of nonresidential space is a minimum of
250,000 square feet; or
e. Will be separated from the existing use by a street or highway with a
minimum right-of-way width of 100 feet; or
f. Will have a general on-sale alcoholic beverage license operated in
conjunction with an establishment listed in LVMC 6.50.060.

This requirement is not applicable.

6. Requirement 6: The use shall conform to, and is subject to, the provisions of LVMC
Chapters 6.40 and 6.50.

The proposed use meets this requirement.

The proposed Liquor Establishment (Tavern) meets the minimum requirements set forth
by Title 19.12; therefore, staff is recommending approval of the request with conditions.

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FINDINGS (SUP-76234)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The proposed use can be conducted in a manner that is harmonious and


compatible with future surrounding land uses as projected by the General Plan as
it is surrounded by property with a land use designation of either Service
Commercial or Traditional Neighborhood Development and is adjacent to US-95.

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

The subject site is adjacent to the highway and is physically suited for the proposed
Liquor Establishment (Tavern).

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


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

Oso Blanca Road is an 80-foot wide frontage street adequate in size to meet the
needs of the proposed Liquor Establishment (Tavern).

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 use once licensed is subject to regular inspections by multiple


governmental agencies such as the City of Las Vegas Department of Planning –
Business License Division and the southern Nevada Health District to ensure the
public health, safety and welfare are not compromised.

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

The proposed Liquor Establishment (Tavern) meets all of the minimum


requirements set forth by Title 19.12.

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FINDINGS (SDR-76235)

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

1. The proposed development is compatible with adjacent development and


development in the area;

The proposed development is compatible with the area, as the surrounding area is
designated for commercial uses.

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 consistent with the General Plan and Title 19 as the
Waivers and Exceptions are due to an NV Energy easement and an irregularly
shaped lot.

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


neighborhood traffic;

Site access and circulation will not negatively impact Oso Blanca Road or future
neighborhood traffic.

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

Building materials include stucco, metal doors and canopies with overhead lighting.
The color scheme for the proposed buildings is “weathered saddle” and “deep
brown.” Due to the NV Energy easement that encumbers the eastern portion of the
site, the applicant has proposed to install Mojave Yucca in this portion of the site
which is a slow growing desert species that will be appropriate for the easement.
The remaining landscape buffer areas will inhabit Crate Myrtle and Texas Olive
trees with Cassia and Autumn Sage shrubbery. These proposed building and
landscape materials are appropriate for the area and the City.

5. Building elevations, design characteristics and other architectural and


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

The proposed design characteristics of the building elevations are not unsightly or
obnoxious, and create an orderly and aesthetically pleasing environment.

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

The proposed development is subject to building permit review and regular


inspections during construction; thus protecting the public health, safety and
general welfare.

BACKGROUND INFORMATION

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


The City Council approved a Petition to Annex (ANX-27240) property located
on the east side of Oso Blanca Road alignment, 875 feet north of the Kyle
06/18/08
Canyon Road Alignment containing approximately 1.66 acres. The
annexation was effective on 06/27/08.
The City Council approved a request for a General Plan Amendment (GPA-
29877) to amend a portion of the Northwest Sector Plan of the Centennial
Hills plan from PCD (Planned Community Development) to SC (Service
Commercial) on 1.66 acres on the east side of Oso Blanca Road,
approximately 850 feet north of Kyle Canyon Road. The Planning
Commission recommended approval, staff recommended denial.
The City Council approved a request for a Rezoning (ZON-29878) from U
(Undeveloped) [PCD (Planned Community Development) General Plan
Designation] to C-1 (Limited Commercial) on 1.66 acres on the east side of
Oso Blanca Road, approximately 850 feet north of Kyle Canyon Road. The
Planning Commission recommended approval, staff recommended denial.
The City Council approved a request for a Variance (VAR-29881) to allow a
02/18/09 13-foot setback along the east property line where 20 feet is required on 1.66
acres on the east side of Oso Blanca Road, approximately 850 feet north of
Kyle Canyon Road. The Planning Commission recommended approval, staff
recommended denial.
The City Council approved a request for Site Development Plan Review
(SDR-29879) for a 3,400 square-foot convenience store and car wash with
fuel pumps and two 3,100 square-foot restaurants with drive-throughs with
Waivers of the perimeter landscape requirements to allow a six-foot buffer
along the south and east property lines where eight feet is required and a six-
foot buffer along the west property line where 15 feet is required on 1.66
acres on the east side of Oso Blanca Road, approximately 850 feet north of
Kyle Canyon Road. The Planning Commission recommended approval, staff
recommended denial.

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


The City Council approved a request for an Extension of Time (EOT-40712)
of a previously approved Variance (VAR-29881) to allow a 13-foot setback
along the east property line where 20 feet is required on 1.66 acres on the
east side of Oso Blanca Road, approximately 850 feet north of Kyle Canyon
Road. Staff recommended approval.
The City Council approved a request for an Extension of Time (EOT-40713)
of a previously approved Site Development Plan Review (SDR-29879) for a
03/02/11
3,400 square-foot convenience store and car wash with fuel pumps and two
3,100 square-foot restaurants with drive-throughs with Waivers of the
perimeter landscape requirements to allow a six-foot buffer along the south
and east property lines where eight feet is required and a six-foot buffer along
the west property line where 15 feet is required on 1.66 acres on the east
side of Oso Blanca Road, approximately 850 feet north of Kyle Canyon Road.
Staff recommended approval.
The City Council approved a request for an Extension of Time (EOT-48372)
of a previously approved Site Development Plan Review (SDR-29879) for a
3,400 square-foot convenience store and car wash with fuel pumps and two
3,100 square-foot restaurants with drive-throughs with Waivers of the
perimeter landscape requirements to allow a six-foot buffer along the south
and east property lines where eight feet is required and a six-foot buffer along
the west property line where 15 feet is required on 1.66 acres on the east
04/03/13
side of Oso Blanca Road, approximately 850 feet north of Kyle Canyon Road.
Staff recommended approval.
The City Council approved a request for an Extension of Time (EOT-48374)
of a previously approved Variance (VAR-29881) to allow a 13-foot setback
along the east property line where 20 feet is required on 1.66 acres on the
east side of Oso Blanca Road, approximately 850 feet north of Kyle Canyon
Road. Staff recommended approval.

Most Recent Change of Ownership


03/05/19 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


There are no related building permits and/or business licenses.

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Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
04/02/19 requirements for a Special Use Permit and Site Development Plan
Review were discussed.

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

Field Check
Staff observed the undeveloped site during a routine field check.
04/15/19
Nothing of concern was noted by staff.

Details of Application Request


Site Area
Net Acres 1.66

Existing Land Planned or Special


Surrounding Existing Zoning
Use Per Title Land Use
Property District
19.12 Designation
Subject SC (Service C-1 (limited
Undeveloped
Property Commercial) Commercial)
North US-95 Right-of-Way Right-of-Way
SC (Service
South Undeveloped U (Undeveloped)
Commercial)
East US-95 Right-of-Way Right-of-Way
R-U (Rural Open Land
District) Clark County
West Undeveloped Right-of-Way H-2 (General Highway
Frontage District) Clark
County

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
No Applicable Special Area or Overlay Districts N/A

NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Eleven
May 28, 2019 - Planning Commission Meeting

Other Plans or Special Requirements Compliance


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

DEVELOPMENT STANDARDS

Pursuant to Title 19.08, the following standards apply:


Standard Required/Allowed Provided Compliance
Min. Lot Width 100 Feet 149 Feet Y

Min. Setbacks
 Front 10 Feet 12 Feet Y
 Side 10 Feet 10 Feet Y
 Corner 10 Feet N/A N/A
 Rear 20 Feet 67 Feet Y
Max. Lot Coverage 50 % 16 % Y
Max. Building Height N/A* 29 Feet Y
Screened, Gated, w/ a
Trash Enclosure By Condition
Roof or Trellis
Mech. Equipment Screened By Condition
*Maximum building height is determined by Residential Adjacency.

Pursuant to Title 19.08, the following standards apply:


Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Buffer Trees:

 South 1 Tree / 20 Linear Feet 15 Trees 11 Trees N*


 East 1 Tree / 20 Linear Feet 25 Trees 25 Trees Y
 West 1 Tree / 20 Linear Feet 16 Trees 16 Trees Y

NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Twelve
May 28, 2019 - Planning Commission Meeting

Landscaping and Open Space Standards


Standards Required Provided Compliance
Ratio Trees
TOTAL PERIMETER TREES 56 Trees 52 Trees N*
1 Tree / 6 Uncovered
Parking Area Spaces, plus 1 tree at the
26 Trees 19 Trees N**
Trees end of each row of
spaces
LANDSCAPE BUFFER WIDTHS
Min. Zone Width
 South 8 Feet 5 Feet N***
 East 15 Feet 10 Feet N****
 West 15 Feet 15 Feet Y
*A Condition of Approval has been added to ensure one shade tree is planted every 20 linear
feet adjacent to the south property line.
**The eastern portion of the site is within a 60-foot wide NV Energy easement where trees are
not allowed. The applicant is requesting an Exception to allow no landscape islands within this
easement which staff supports.
***A Waiver is requested to allow a portion of the landscape buffer adjacent to the south property
line to be reduced to five feet where eight feet is required.
**** A Waiver is requested to allow the landscape buffer adjacent to the east property line to be
10 feet where 15 feet is required.

Functional Actual Compliance


Governing
Street Name Classification Street Width with Street
Document
of Street(s) (Feet) Section
Master Plan of
Oso Blanca
Collector Streets and 67 N*
Road
Highways
*If approved, half-street improvements will be required including a detached sidewalk.

NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Thirteen
May 28, 2019 - Planning Commission Meeting

Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Required Provided Compliance
Floor Area Parking Parking
Use
or Number Parking Ratio Handi- Handi-
of Units Regular Regular
capped capped
General Retail
Store, Other 4,900 SF 1:175 28
Than Listed
One space
for each 50
square feet
of public
seating and 64
waiting area (3,200 SF)
(including
areas for
seating and
Liquor waiting);
Establishment 6,000 SF
Plus one
(Tavern)
space for
each 200
square feet
of the total
14
remaining
(2,800 SF)
gross floor
area, with a
minimum of
ten spaces
required.
TOTAL SPACES REQUIRED 106 107 Y
Regular and Handicap Spaces Required 101 5 102 5 Y
10,000 SF
Loading
12,000 to 29,999 2 2 Y
Spaces
SF

NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Fourteen
May 28, 2019 - Planning Commission Meeting

Las Vegas Valley Water District (LVVWD)


Comments
This parcel is not currently served by LVVWD and there is no well associated with the parcel
at this time. The parcel can be served by LVVWD from the 2975 pressure zone, but the
closest point of connection is approximately 450 feet south of the subject parcel. The
connection and proposed water main extension work will require a Bureau of Land
Management (BLM) grant prior to civil plan approval by LVVWD.

Department of Public Works Traffic Study:


Tentative Map for a Proposed Tavern and Retail Building
First Use Description Unit # Rate/Unit # Total
Average Daily
112.18 673
Traffic (ADT) Restaurant
6
AM Peak Hour [1000 SF] 9.94 60
PM Peak Hour 9.77 59
Second Use Description Unit # Rate/Unit # Total
Average Daily Shopping
37.75 193
Traffic (ADT) Center
5.1
AM Peak Hour [1000 SF] 0.94 5
PM Peak Hour 3.81 19
Third Use Description Unit # Rate/Unit # Total
Average Daily Shopping
37.75 866
Traffic (ADT) Center
11.1
AM Peak Hour [1000 SF] 0.94 65
PM Peak Hour 3.81 78
Existing Traffic on Nearby Streets
Kyle Canyon Road
Average Daily Traffic (ADT) 1,814
PM Peak Hour (Heaviest 60 Minutes) 145
Traffic Capacity of Adjacent Streets:
Adjacent Street ADT Capacity
Kyle Canyon Road 12,480
Summary
This project will add approximately 866 trips per day on Kyle Canyon Road. Currently,
Kyle Canyon Road is at approximately 15 percent of capacity. With this project, Kyle
Canyon Road is expected to be at approximately 21 percent of capacity. Counts are
unavailable for Oso Blanca Road, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 78 additional
cars, or about four every three minutes.

NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Fifteen
May 28, 2019 - Planning Commission Meeting

Waivers
Requirement Request Staff Recommendation
To allow a ten-foot
A 15-foot wide landscape
wide landscape
buffer is required adjacent to Approval*
buffer adjacent to the
right-of-way.
east property line.
To allow a portion of
An eight-foot wide landscape the landscape buffer
buffer is required adjacent to adjacent to the south Approval
interior lot lines. property line to be
reduced to five feet.
*This landscape buffer is adjacent to US-95 and within a 60-foot wide NV Energy
easement where trees are not permitted.
**This is a 24-foot long portion of a 300-foot long landscape buffer that accommodates
vehicular traffic in the parking lot.

Exceptions
Requirement Request Staff Recommendation
To allow a Mojave
One 24-inch box shade tree
Yucca to be planted
planted every 20 linear feet Approval*
in lieu of a shade
within landscape buffers.
tree.
To allow two
One landscape island for landscape islands
Approval**
every six parking spaces. where nine are
required.
*The eastern landscape buffer is located within a 60-foot wide NV Energy Easement which does
not allow the planting of trees. The applicant is proposing a Mojave Yucca in lieu of the required
shade trees. Staff supports this request.
**The eastern portion of the site is located within a 60-foot wide NV Energy Easement which does
not allow the planting of trees. The applicant is requesting an Exception in order to not install seven
required landscape islands within this NV Energy easement as shade trees are not allowed. Staff
supports this request.

NE
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SUP-76234 [PRJ-76179] - SPECIAL USE PERMIT RELATED TO SDR-76235 - APPLICANT/OWNER: LADY KYLE,
LLC
EAST SIDE OF OSO BLANCA ROAD, NORTH OF KYLE CANYON ROAD
04/15/19
SUP-76234 [PRJ-76179] - SPECIAL USE PERMIT RELATED TO SDR-76235 - APPLICANT/OWNER: LADY KYLE,
LLC
EAST SIDE OF OSO BLANCA ROAD, NORTH OF KYLE CANYON ROAD
04/15/19
PRJ-76179
04/22/19
PRJ-76179
04/22/19
PRJ-76179
04/22/19
PRJ-76179
04/22/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 44

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SDR-76235 - SITE DEVELOPMENT PLAN REVIEW RELATED SUP-76234 - PUBLIC HEARING
- APPLICANT/OWNER: LADY KYLE, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED COMMERCIAL CENTER CONSISTING OF A
6,000 SQUARE-FOOT TAVERN, A 5,100 SQUARE-FOOT RETAIL BUILDING AND AN 80-FOOT
TALL FREESTANDING SIGN [WIRELESS COMMUNICATION FACILITY, STEALTH DESIGN]
WITH WAIVERS TO ALLOW A FIVE-FOOT WIDE LANDSCAPE BUFFER ADJACENT TO A
PORTION OF SOUTH PROPERTY LINE WHERE EIGHT FEET IS REQUIRED AND A 10-FOOT
WIDE LANDSCAPE BUFFER ADJACENT TO THE EAST PROPERTY LINE WHERE 15 FEET
IS REQUIRED on 1.66 acres on the east side of Oso Blanca Road, approximately 660 feet north
of Kyle Canyon Road (APN 126-01-601-016), C-1 (Limited Commercial) Zone, Ward 6 (Fiore)
[PRJ-76179]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Comments from City of Las Vegas Department of Public Works Traffic Engineering Division
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.
PRJ-76179
04/17/19
SDR 76235
Lady Kyle, LLC

E side of Oso Blanca Road, N of Kyle Canyon Road


Proposed 6 thousand square foot tavern and a 5.1 thousand square foot retail building.

Traffic produced by proposed development:

RATE/#
First Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 112.18 673


AM Peak Hour HIGH-TURNOVER (SIT-DWN) RESTRNT [1000 SF] 6 9.94 60
PM Peak Hour 9.77 59
(heaviest 60 minutes)

RATE/#
Second Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 37.75 193


AM Peak Hour SHOPPING CENTER [1000 SF] 5.1 0.94 5
PM Peak Hour 3.81 19
(heaviest 60 minutes)

RATE/#
Total Use DESCRIPTION #UNIT UNIT TOTAL

Average Daily Traffic (ADT) 37.75 866


AM Peak Hour SHOPPING CENTER [1000 SF] 11.1 0.94 65
PM Peak Hour 3.81 78
(heaviest 60 minutes)

Existing traffic on all nearby streets:

Kyle Canyon Road


Average Daily Traffic (ADT) 1,814
PM Peak Hour 145
(heaviest 60 minutes)

Traffic Capacity of adjacent streets:


Adjacent street ADT
Capacity
Kyle Canyon Road 12,480

This project will add approximately 866 trips per day on Kyle Canyon Rd and Oso Blanca Rd. Currently, Kyle Canyon is at
about 15 percent of capacity. With this project, it is expected to be at about 21 percent of capacity. Counts are not available
for Oso Blanca, but it is believed to be under capacity.

Based on Peak Hour use, this development will add into the area roughly 78 additional cars, or about four every three
minutes.

Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 45

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76163 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CANNASTARZ -
OWNER: PINE MOUNTAIN HOLDINGS, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED 5,000 SQUARE-FOOT MARIJUANA DISPENSARY USE at 631
South Las Vegas Boulevard (APN 139-34-410-181), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-76044]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Special Map
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
SUP-76163 [PRJ-76044]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT: CANNASTARZ - OWNER: PINE MOUNTAIN
HOLDINGS, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76163 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 32

NOTICES MAILED 575

PROTESTS 0

APPROVALS 0

JAB
SUP-76163 [PRJ-76044]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76163 CONDITIONS

Planning

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

2. This Special Use Permit shall be reviewed biennially concurrently with the
associated business license, at which time the City Council may require the
termination of the use. The applicant shall be responsible for notification costs of the
review. Failure to pay the City for these costs may result in a requirement that the
use be removed.

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

4. Approval from the DDRC-ARC is required for proposed signage prior to submitting
for sign permits.

5. All development shall be in conformance with the site plan and floor plan date
stamped 04/01/19, except as amended by conditions herein. Any modification of the
premises of a marijuana establishment shall be filed 60 days in advance of any
proposed construction. A full and complete copy of all architectural and building
plans shall be filed with the Director for a review of compliance with Title 6.95 and
Title 19. The Director shall review the plans and approve any modifications in
compliance with this chapter prior to the commencing of any construction of
modifications.

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

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

JAB
SUP-76163 [PRJ-76044]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

8. The presence of minors on the premises of a marijuana establishment is prohibited


unless the minor is a qualified patient on the premises of a dispensary and is
accompanied by his or her parent or legal guardian.

9. No temporary signs such as banners, pennants, inflatable objects, streamers, flags,


or other similar attention gaining item or devices shall be displayed upon the subject
property or a vehicle displaying advertisement in the parking lot of the subject
property without the appropriate permits.

10. Approval of this Special Use Permit does not constitute approval of a Marijuana
Dispensary license.

11. A Marijuana Dispensary shall obtain all required approvals from the State of Nevada
to operate such a facility prior to the Special Use Permit being exercised pursuant
to LVMC 19.16.110.

12. This business shall operate in conformance to Chapter 6.95 of the City of Las Vegas
Municipal Code.

13. Conformance to all regulations pertaining to a Marijuana establishment found within


Nevada Revised Statute (NRS) 453A and 453D, and Nevada Administrative Code
(NAC) 453A and 453D.

14. There shall be no on-premise consumption (the use, smoking, ingestion or


consumption of any marijuana, edible marijuana or marijuana infused product) on
the licensed premises.

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

JAB
SUP-76163 [PRJ-76044]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This application is a request for a Special Use Permit for a proposed Marijuana
Dispensary to be located at 631 South Las Vegas Boulevard.

ISSUES

 The Marijuana Dispensary use is permitted in the C-2 (General Commercial) zoning
district with the approval of a Special Use Permit.

ANALYSIS

The Marijuana Dispensary use is defined by Title 19.12 as “an establishment which
acquires, possesses, delivers, transfers, transports, supplies, sells or dispenses
marijuana or related supplies and educational materials. This use includes a “medical
marijuana dispensary,” as defined in NRS 453A.115 and a "retail marijuana store" as
defined in NRS 453D.030.”

The Minimum Special Use Permit Requirements for this use include:

Requirement 1: Pursuant to its general authority to regulate the cultivation, production,


dispensing, and sale of marijuana, the City Council declares that the public health, safety
and general welfare of the City are best promoted and protected by generally requiring a
minimum separation between a marijuana dispensary and certain other uses that should
be protected from the impacts associated with a marijuana dispensary. Therefore, except
as otherwise provided below, no marijuana dispensary may be located within 1000 feet
of any school, or within 300 feet of any of the following uses:
a. City park;
b. Church/house of worship;
c. Individual care - family home, individual care - group home, or individual care
center (in each case licensed for the care of children);
d. Community recreational facility (public); or
e. Any use whose primary function is to provide recreational opportunities to
minors. Such uses include without limitation commercial recreation/amusement
(indoor or outdoor); library, art gallery or museum (public); teen dance center;
and martial arts studio that provides instruction to minors.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The proposed use meets this requirement since there are no protected uses located
within these minimum separation distances.

Requirement 2: The distance separation referred to in Requirement 1 shall be measured


with reference to the shortest distance between two property lines, one being the property
line of the proposed marijuana dispensary 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 marijuana dispensary. The distance shall be measured in a
straight line without regard to intervening obstacles.

The proposed use meets this requirement since this is the measurement method used in
determining compliance with Requirement Number One.

Requirement 3: For the purpose of Requirement 2, and for that purpose only:
a. The “property line” of a protected use refers to the property line of a fee interest parcel
that has been created by an approved and recorded parcel map or subdivision map,
and does not include the property line of a leasehold parcel; and
b. The “property line” of a marijuana dispensary refers to:
i. The property line of a parcel that has been created by an approved and recorded
parcel map or commercial subdivision map; or
ii. The property line of a parcel that is located within an approved and recorded
commercial subdivision and that has been created by a record of survey or legal
description, if:
A. Using the property line of that parcel for the purpose of measuring the
distance separation referred to in Requirement 1 would qualify the parcel
under the distance separation requirement;
B. The proposed marijuana dispensary will have direct access (both ingress
and egress) from a street having a minimum right-of-way width of 100 feet.
The required access may be shared with a larger development but must be
located within the property lines of the parcel on which the proposed
marijuana dispensary will be located;
C. All parking spaces required by this Section 19.12.070 for the marijuana
dispensary use will be located on the same parcel as the use; and
D. The owners of all parcels within the commercial subdivision, including the
owner of agreement, satisfactory to the City Attorney, that provides for
perpetual, reciprocal cross-access, ingress and egress throughout the
commercial subdivision.

The proposed use meets this requirement since this is the measurement method utilized
in determining compliance with Requirement Number One.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

Requirement 4: When a retail marijuana store authorized pursuant to NRS Chapter 453D
(the "Chapter 453D facility") is proposed to be located within a medical marijuana
dispensary that is authorized pursuant to NRS Chapter 453A (the "Chapter 453A facility"),
and the Chapter 453A facility has obtained special use permit approval as of July 1, 2017,
the applicable distance separation requirements under Requirement 1 for the proposed
Chapter 453D facility shall be those that were in effect at the time of special use permit
approval for the Chapter 453A facility. A Chapter 453D facility that has received special
use permit approval, either pursuant to a new special use permit or by means of a review
of conditions under an existing special use permit, shall be deemed a conforming use for
purposes of this Title.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 5: The use shall conform to, and is subject to, the provisions of LVMC Title
6, as they presently exist and may be hereafter amended.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 6: No outside storage shall be permitted, including the use of shipping


containers for on-site storage.

No outside storage is indicated on the submitted site plan. The proposed use meets this
requirement, as this requirement will apply if approved.

Requirement 7: Subject to the requirements of applicable building and fire codes, public
access to the building shall be from one point of entry and exit, with no other access to
the interior of the building permitted.

The submitted floor plans show only one point of entry and exit for public access. The
proposed use meets this requirement, as this requirement will apply if approved.

Requirement 8: No drive-through facilities shall be permitted in conjunction with a


marijuana dispensary.

No drive-through is indicated on the submitted site plan. The proposed use meets this
requirement since this requirement will apply if approved.

Requirement 9: The Special Use Permit shall be void without further action if the uses
ceases for a period exceeding 90 days.

The proposed use meets this requirement since this requirement will apply if approved.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Requirement 10: A marijuana dispensary shall obtain all required approvals from the
State of Nevada to operate such a facility prior to the Special Use Permit being exercised
pursuant to LVMC 19.16.110.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 11: No marijuana dispensary shall be located on any property which abuts
Fremont Street west of 8th Street.

The proposed use meets this requirement since the subject site does not abut Fremont
Street.

Requirement 12: No accessory uses are permitted in association with a marijuana


dispensary unless such a use relates to providing education regarding the use of
marijuana.

The applicant proposes no accessory uses at this site. The proposed use meets this
requirement since this requirement will apply if approved.

The proposed Marijuana Dispensary will be located in an existing, single-story building


on a corner lot adjacent to two street frontages and an alley. The building is currently
vacant, and there are no active licenses for the subject site. The applicant proposes some
tenant improvement in the interior and façade work on the exterior.

A distance separation survey from a surveyor licensed in Nevada shows that the subject
site meets the minimum separation distance from protected uses in the area. Staff
performed a windshield survey to confirm the survey map submitted by the applicant.

The subject site is located in Area 1 of the Downtown Las Vegas Overlay (Civic &
Business District). The intent of Area 1 is to achieve a compact, vibrant, urban
environment, with a focus on higher density mixed-use development around transit hubs
and activity nodes. In addition, as outlined in Title 19, Appendix F, Table 11, there are no
additional parking requirements for a change of land use in Area 1. The current parcel
has 9 parking spaces with two ADA accessible spaces. There is available public parking
south of the subject site.

The site is located along the Scenic Byway, which was designated in 2004 to protect and
enhance the nighttime scenic qualities of Las Vegas Boulevard between Sahara Avenue
and Washington Avenue. As a result, all proposed signage is required to comply with the
Las Vegas Boulevard Scenic Byway Overlay District, Title 19.10.160, and be approved
by the Downtown Design Review Committee (DDRC). The current proposal does not
include signage.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

This parcel is currently served by Las Vegas Valley Water District (LVVWD), but the
service does not have backflow prevention required for the proposed use per NAC
445A.67195. Civil and plumbing plans will need to be submitted to LVVWD for domestic
meter sizing, fire flow availability and backflow retrofit prior to permit issuance.

There are no protected uses within the required distance separations for the proposed
Marijuana Dispensary. The use achieves the vision of the Civic & Business District that
retail elements should include services that act as a magnet of activity for all of Downtown.
Staff finds the proposed use to be compatible with the surrounding uses, and is
recommending approval with conditions.

FINDINGS (SUP-76163)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The subject site complies with all minimum distance requirements as set forth by
Title 19.12 and therefore the use can be conducted in a compatible and harmonious
manner with the existing surrounding land uses and future land uses as projected
by the General Plan.

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

The subject site is a corner parcel located in Area 1 of the Downtown Las Vegas
Overlay where new land uses are not subject to the automatic application of parking
requirements. There is an alley to the east and large public parking lots within
walking distance of the site. The subject site is adjacent to a Primary Arterial and a
Collector street and is physically suited for the type and intensity of the proposed
land use.

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


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

The proposed Marijuana Dispensary can be accessed from Las Vegas Boulevard,
a Primary Arterial, and Garces Avenue, a Collector, as defined by the Master Plan
of Streets and Highways, and are adequate in size to meet the requirements of the
proposed use.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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

The proposed Marijuana Dispensary use will be subject to regular inspections by


multiple governmental agencies to ensure compliance and will therefore not
compromise the public health, safety and general welfare.

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

The proposed use meets all applicable conditions of Title 19.12 for a Marijuana
Dispensary. Conditions of approval will ensure continued conformance with all other
minimum requirements for this use.

BACKGROUND INFORMATION

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


The Board of Zoning Adjustment denied (V-0038-97) request to allow an
05/06/97 expansion of a non-conforming sexually oriented business (Showgirl Video)
where such expansion is not allowed.
The Department of Planning issued a Conditional Use Verification (CUV-
02/12/18
72669) for an open air vendor at 631 S Las Vegas Blvd.

Most Recent Change of Ownership


11/06/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


A Business License (G65-00448) was issued for an adult bookstore video
04/27/17
viewing center at 631 S Las Vegas Blvd. The license expired on 04/01/19.
A Business License (G65-00659) was issued for a video center at 631 S Las
Vegas Blvd. The license expired on 04/01/19.
01/25/17
A Business License (G65-00660) was issued for coin operated machines at
631 S Las Vegas Blvd. The license expired on 04/01/19.

Pre-Application Meeting
Staff conducted a pre-application meeting to discuss the submittal
03/12/19 requirements for a Special Use Permit and the minimum requirements for a
Marijuana Dispensary.

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Neighborhood Meeting
A neighborhood meeting was not required or held.

Field Check
Staff observed the subject site during a routine field check. The structure is
04/15/19
currently vacant. No trash, debris or graffiti was observed.

Details of Application Request


Site Area
Net Acres 0.23

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject Sexually Oriented
C (Commercial) C-2 (General Commercial)
Property Business
General Retail,
North C (Commercial) C-2 (General Commercial)
other than listed
South Parking C (Commercial) C-2 (General Commercial)
Office, other than
East C (Commercial) C-1 (Limited Commercial)
listed
General Retail,
West C (Commercial) C-2 (General Commercial)
other than listed

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
DTLV-O (Downtown Las Vegas Overlay) District – Area 1 (Civic &
Business District) Y
LW-O (Live/Work Overlay) District Y
SB-O (Las Vegas Boulevard Scenic Byway Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area 1 Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

JAB
SUP-76163 [PRJ-76044]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

DEVELOPMENT STANDARDS

Functional Actual Compliance


Street
Classification Governing Document Street Width with Street
Name
of Street(s) (Feet) Section
Las Vegas Master Plan of Streets
Primary Arterial 80 Y
Blvd and Highways
Master Plan of Streets
Garces Ave Collector 80 Y
and Highways

Parking Requirement - Downtown


Base Parking Requirement Provided Compliance
Gross Floor Parking Parking
Use Parking
Area or # of Ratio Handi- Handi-
Regular Regular
Units capped capped
Marijuana 1 per 175
4,992 sf 29
Dispensary sf
TOTAL SPACES REQUIRED 29 9 Y*
Regular and Handicap Spaces Required 27 2 7 2 Y*
Loading 1 per 10K
4,992 sf 1 1 Y*
Spaces sf
*Projects located within the Downtown Las Vegas Overlay - Area 1 are not subject to the
automatic application of parking requirements. However, the above table should be used to
illustrate the requirements of an analogous project in another location in the City.

JAB
SUP-76163 [PRJ-76044] - SPECIAL USE PERMIT - APPLICANT: CANNASTARZ - OWNER: PINE MOUNTAIN
HOLDINGS, LLC
631 SOUTH LAS VEGAS BOULEVARD
04/15/19
SUP-76163 [PRJ-76044] - SPECIAL USE PERMIT - APPLICANT: CANNASTARZ - OWNER: PINE MOUNTAIN
HOLDINGS, LLC
631 SOUTH LAS VEGAS BOULEVARD
04/15/19
SUP-76163 [PRJ-76044] - SPECIAL USE PERMIT - APPLICANT: CANNASTARZ - OWNER: PINE MOUNTAIN
HOLDINGS, LLC
631 SOUTH LAS VEGAS BOULEVARD
04/15/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 46

DEPARTMENT: Planning DISCUSSION


DIRECTOR: Robert Summerfield

SUBJECT:
SUP-76230 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MAIN
STREET INVESTMENTS III, LLC - For possible action on a request for a Special Use Permit FOR
A PROPOSED 3,720 SQUARE-FOOT MARIJUANA DISPENSARY USE at 1319 South Main
Street (APN 162-03-110-131), C-M (Commercial/Industrial) Zone, Ward 3 (Coffin) [PRJ-
76081]. Staff recommends APPROVAL.

May go to City Council on: 07/03/2019


OR May be Final Action (Unless Appealed Within 10 Days)

PROTESTS RECEIVED BEFORE: APPROVALS RECEIVED BEFORE:

Planning Commission Mtg. 0 Planning Commission Mtg. 0

City Council Meeting 0 City Council Meeting 0

RECOMMENDATION:
Staff recommends

BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Special Map
3. Conditions and Staff Report
4. Supporting Documentation
5. Photo(s)
6. Justification Letter
SUP-76230 [PRJ-76081]

AGENDA MEMO - PLANNING


PLANNING COMMISSION MEETING DATE: MAY 28, 2019
DEPARTMENT: PLANNING
ITEM DESCRIPTION: APPLICANT/OWNER: MAIN STREET INVESTMENTS III, LLC

** STAFF RECOMMENDATION(S) **

CASE REQUIRED FOR


RECOMMENDATION
NUMBER APPROVAL
SUP-76230 Staff recommends APPROVAL, subject to conditions:

** NOTIFICATION **

NEIGHBORHOOD ASSOCIATIONS NOTIFIED 27

NOTICES MAILED 348

PROTESTS 0

APPROVALS 0

JAB
SUP-76230 [PRJ-76081]
Conditions Page One
May 28, 2019 - Planning Commission Meeting

** CONDITIONS **

SUP-76230 CONDITIONS

Planning

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

2. This Special Use Permit shall be reviewed biennially concurrently with the
associated business license, at which time the City Council may require the
termination of the use. The applicant shall be responsible for notification costs of the
review. Failure to pay the City for these costs may result in a requirement that the
use be removed.

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

4. All development shall be in conformance with the site plan and floor plan date
stamped 05/07/19, except as amended by conditions herein. Any modification of the
premises of a marijuana establishment shall be filed 60 days in advance of any
proposed construction. A full and complete copy of all architectural and building
plans shall be filed with the Director for a review of compliance with Title 6.95 and
Title 19. The Director shall review the plans and approve any modifications in
compliance with this chapter prior to the commencing of any construction of
modifications.

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

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

7. The presence of minors on the premises of a marijuana establishment is prohibited


unless the minor is a qualified patient on the premises of a dispensary and is
accompanied by his or her parent or legal guardian.

JAB
SUP-76230 [PRJ-76081]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting

8. No temporary signs such as banners, pennants, inflatable objects, streamers, flags,


or other similar attention gaining item or devices shall be displayed upon the subject
property or a vehicle displaying advertisement in the parking lot of the subject
property without the appropriate permits.

9. Approval of this Special Use Permit does not constitute approval of a Marijuana
Dispensary license.

10. A Marijuana Dispensary shall obtain all required approvals from the State of Nevada
to operate such a facility prior to the Special Use Permit being exercised pursuant
to LVMC 19.16.110.

11. This business shall operate in conformance to Chapter 6.95 of the City of Las Vegas
Municipal Code.

12. Conformance to all regulations pertaining to a Marijuana establishment found within


Nevada Revised Statute (NRS) 453A and 453D, and Nevada Administrative Code
(NAC) 453A and 453D.

13. There shall be no on-premise consumption (the use, smoking, ingestion or


consumption of any marijuana, edible marijuana or marijuana infused product) on
the licensed premises.

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

JAB
SUP-76230 [PRJ-76081]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting

** STAFF REPORT **

PROJECT DESCRIPTION

This application is a request for a Special Use Permit for a proposed Marijuana
Dispensary to be located at 1319 Main Street.

ISSUES

 The Marijuana Dispensary use is permitted in the C-M (Commercial/Industrial) zoning


district with the approval of a Special Use Permit.
 There are no protected uses within the required separation distance.

ANALYSIS

The Marijuana Dispensary use is defined by Title 19.12 as “an establishment which
acquires, possesses, delivers, transfers, transports, supplies, sells or dispenses
marijuana or related supplies and educational materials. This use includes a “medical
marijuana dispensary,” as defined in NRS 453A.115 and a "retail marijuana store" as
defined in NRS 453D.030.”

The Minimum Special Use Permit Requirements for this use include:

Requirement 1: Pursuant to its general authority to regulate the cultivation, production,


dispensing, and sale of marijuana, the City Council declares that the public health, safety
and general welfare of the City are best promoted and protected by generally requiring a
minimum separation between a marijuana dispensary and certain other uses that should
be protected from the impacts associated with a marijuana dispensary. Therefore, except
as otherwise provided below, no marijuana dispensary may be located within 1000 feet
of any school, or within 300 feet of any of the following uses:
a. City park;
b. Church/house of worship;
c. Individual care - family home, individual care - group home, or individual care
center (in each case licensed for the care of children);
d. Community recreational facility (public); or
e. Any use whose primary function is to provide recreational opportunities to
minors. Such uses include without limitation commercial recreation/amusement
(indoor or outdoor); library, art gallery or museum (public); teen dance center;
and martial arts studio that provides instruction to minors.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting

The proposed use meets this requirement since there are no protected uses located
within these minimum separation distances.

Requirement 2: The distance separation referred to in Requirement 1 shall be measured


with reference to the shortest distance between two property lines, one being the property
line of the proposed marijuana dispensary 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 marijuana dispensary. The distance shall be measured in a
straight line without regard to intervening obstacles.

The proposed use meets this requirement since this is the measurement method used in
determining compliance with Requirement Number One.

Requirement 3: For the purpose of Requirement 2, and for that purpose only:
a. The “property line” of a protected use refers to the property line of a fee interest parcel
that has been created by an approved and recorded parcel map or subdivision map,
and does not include the property line of a leasehold parcel; and
b. The “property line” of a marijuana dispensary refers to:
i. The property line of a parcel that has been created by an approved and recorded
parcel map or commercial subdivision map; or
ii. The property line of a parcel that is located within an approved and recorded
commercial subdivision and that has been created by a record of survey or legal
description, if:
A. Using the property line of that parcel for the purpose of measuring the
distance separation referred to in Requirement 1 would qualify the parcel
under the distance separation requirement;
B. The proposed marijuana dispensary will have direct access (both ingress
and egress) from a street having a minimum right-of-way width of 100 feet.
The required access may be shared with a larger development but must be
located within the property lines of the parcel on which the proposed
marijuana dispensary will be located;
C. All parking spaces required by this Section 19.12.070 for the marijuana
dispensary use will be located on the same parcel as the use; and
D. The owners of all parcels within the commercial subdivision, including the
owner of agreement, satisfactory to the City Attorney, that provides for
perpetual, reciprocal cross-access, ingress and egress throughout the
commercial subdivision.

The proposed use meets this requirement since this is the measurement method utilized
in determining compliance with Requirement Number One.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting

Requirement 4: When a retail marijuana store authorized pursuant to NRS Chapter 453D
(the "Chapter 453D facility") is proposed to be located within a medical marijuana
dispensary that is authorized pursuant to NRS Chapter 453A (the "Chapter 453A facility"),
and the Chapter 453A facility has obtained special use permit approval as of July 1, 2017,
the applicable distance separation requirements under Requirement 1 for the proposed
Chapter 453D facility shall be those that were in effect at the time of special use permit
approval for the Chapter 453A facility. A Chapter 453D facility that has received special
use permit approval, either pursuant to a new special use permit or by means of a review
of conditions under an existing special use permit, shall be deemed a conforming use for
purposes of this Title.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 5: The use shall conform to, and is subject to, the provisions of LVMC Title
6, as they presently exist and may be hereafter amended.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 6: No outside storage shall be permitted, including the use of shipping


containers for on-site storage.

No outside storage is indicated on the submitted site plan. The proposed use meets this
requirement, as this requirement will apply if approved.

Requirement 7: Subject to the requirements of applicable building and fire codes, public
access to the building shall be from one point of entry and exit, with no other access to
the interior of the building permitted.

The submitted floor plans show only one point of entry and exit for public access. The
proposed use meets this requirement, as this requirement will apply if approved.

Requirement 8: No drive-through facilities shall be permitted in conjunction with a


marijuana dispensary.

No drive-through is indicated on the submitted site plan. The proposed use meets this
requirement since this requirement will apply if approved.

Requirement 9: The Special Use Permit shall be void without further action if the uses
ceases for a period exceeding 90 days.

The proposed use meets this requirement since this requirement will apply if approved.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting

Requirement 10: A marijuana dispensary shall obtain all required approvals from the
State of Nevada to operate such a facility prior to the Special Use Permit being exercised
pursuant to LVMC 19.16.110.

The proposed use meets this requirement since this requirement will apply if approved.

Requirement 11: No marijuana dispensary shall be located on any property which abuts
Fremont Street west of 8th Street.

The proposed use meets this requirement since the subject site does not abut Fremont
Street.

Requirement 12: No accessory uses are permitted in association with a marijuana


dispensary unless such a use relates to providing education regarding the use of
marijuana.

The applicant proposes no accessory uses at this site. The proposed use meets this
requirement since this requirement will apply if approved.

The proposed Marijuana Dispensary will be located in an existing, single-story building,


midblock on Main Street with an alley in the rear. The building is currently vacant, and
there are no active licenses at the subject site. According to the floor plans stamped
05/07/19, the proposed use will occupy 3,720 square feet by combining 1,840 square feet
at 1317 South Main Street and 1,880 square feet at 1319 South Main Street. These two
addresses are in the southern half of the existing structure. The applicant proposes some
tenant improvement in the interior and façade work on the exterior.

A distance separation survey from a surveyor licensed in Nevada shows that the subject
site meets the minimum separation distance from protected uses in the area. Staff
performed a windshield survey to confirm the survey map submitted by the applicant.

The subject site is located in Area 1 of the Downtown Las Vegas Overlay (Gateway
District) and is zoned C-M (Commercial/Industrial). There are no restrictions in the
Gateway District or Title 19.12 for the Marijuana Dispensary use. The intent of Area 1 is
to achieve a compact, vibrant, urban environment, with a focus on higher density mixed-
use development around transit hubs and activity nodes. Consequently, as outlined in
Title 19, Appendix F, Table 11, there are no additional parking requirements for a change
of land use in Area 1. The surrounding area has ample on-street parking throughout the
Gateway District.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting

This parcel is currently served by Las Vegas Valley Water District (LVVWD), but the
service does not have backflow prevention required for the proposed use per NAC
445A.67195. Civil and plumbing plans will need to be submitted to LVVWD for domestic
meter sizing, fire flow availability and backflow retrofit prior to permit issuance. It should
be noted that the service for this parcel is located on Imperial, east of the alley. There are
no water lines in Main Street or the alley itself.

There are no protected uses within the required distance separations for the proposed
Marijuana Dispensary. The use achieves the vision of the Gateway District that ground
floor and civic spaces attract more population to the area and stabilize the neighborhood.
Staff finds the proposed use to be compatible with the surrounding uses and recommends
approval with conditions.

FINDINGS (SUP-76230)

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

1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.

The subject site complies with all minimum distance requirements as set forth by
Title 19.12 and therefore the use can be conducted in a compatible and harmonious
manner with the existing surrounding land uses and future land uses as projected
by the General Plan.

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

The subject site is located in midblock on Main Street in Area 1 of the Downtown
Las Vegas Overlay where new land uses are not subject to the automatic
application of parking requirements. There is an alley to the east and ample places
to park on the surrounding streets. The subject site is adjacent to a Primary Arterial
and is physically suited for the type and intensity of the proposed land use.

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


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

The proposed Marijuana Dispensary can be accessed from Main Street, a Primary
Arterial, as defined by the Master Plan of Streets and Highways, and is adequate
in size to meet the requirements of the proposed use.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting

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

The proposed Marijuana Dispensary use will be subject to regular inspections by


multiple governmental agencies to ensure compliance and will therefore not
compromise the public health, safety, and general welfare.

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

The proposed Marijuana Dispensary use meets all distance separation


requirements per Title 19.12. Conditions of approval will ensure conformance with
all other minimum requirements for this use.

BACKGROUND INFORMATION

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


The City Council approved a Special Use Permit (U-0137-01) for a
12/19/01 Secondhand Dealer of used restaurant equipment located at 1317 South Main
Street. The Planning Commission recommended approval.
The Planning Department refunded a request for a Special Use Permit (SUP-
08/28/08 28999) for a proposed Manufacturing, Heavy Facility at 1317 South Main
Street.

Most Recent Change of Ownership


11/06/17 A deed was recorded for a change in ownership.

Related Building Permits/Business Licenses


1968 The commercial building was constructed.
A building permit (#95378386) was issued for a partial tear off and reroof at
06/01/95
1315 South Main Street.
A building permit (#97001193) was issued to pressure test gas lines at 1317
01/16/97
South Main Street.
A building permit (#3012759) was issued for an engineered steel shade
06/19/03
structure and fittings at 1317 South Main Street.
A building permit (#6006859) was issued to demo an auto lift at 1317 South
11/13/06
Main Street.

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting

Pre-Application Meeting
Staff conducted a pre-application meeting to discuss the submittal
03/19/19 requirements for a Special Use Permit and the minimum requirements for a
Marijuana Dispensary.

Neighborhood Meeting
A neighborhood meeting was not required or held.

Field Check
Staff observed the subject site during a routine field check. The structure is
04/15/19
currently vacant. No trash, debris or graffiti was observed.

Details of Application Request


Site Area
Net Acres 0.43

Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject General Retail Store, C-M
C (Commercial)
Property Other Than Listed (Commercial/Industrial)
C-M
North Undeveloped C (Commercial)
(Commercial/Industrial)
Undeveloped
C-M
South Auto Repair Garage, C (Commercial)
(Commercial/Industrial)
Major
Undeveloped C-2 (General Commercial
East Multi-Family MXU (Mixed Use) R-4 (High Density
Residential Residential)
General Retail Store,
Other Than Listed C-M
West C (Commercial)
Auto Repair Garage, (Commercial/Industrial)
Major

JAB
SUP-76230 [PRJ-76081]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting

Master and Neighborhood Plan Areas Compliance


No Applicable Master Plan Area N/A
Special Area and Overlay Districts Compliance
DTLV-O (Downtown Las Vegas Overlay) District – Area 1 (Gateway
District) Y
LW-O (Live/Work Overlay) District Y
Other Plans or Special Requirements Compliance
Trails N/A
Las Vegas Redevelopment Plan Area 1 Y
Interlocal Agreement N/A
Project of Significant Impact (Development Impact Notification N/A
Assessment)
Project of Regional Significance N/A

DEVELOPMENT STANDARDS

Functional Actual Compliance


Street
Classification Governing Document Street Width with Street
Name
of Street(s) (Feet) Section
Master Plan of Streets
Main Street Primary Arterial 80 Y
and Highways

Parking Requirement - Downtown


Base Parking Requirement Provided Compliance
Gross Floor Parking Parking
Use Parking
Area or # of Ratio Handi- Handi-
Regular Regular
Units capped capped
Marijuana 1 per 175
3,720 SF 22
Dispensary SF
TOTAL SPACES REQUIRED 22 0 Y*
Regular and Handicap Spaces Required 1 1 0 0 Y*
Loading 1 per 10K
3,720 SF 1 0 Y*
Spaces SF
*Projects located within the Downtown Las Vegas Overlay - Area 1 are not subject to the
automatic application of parking requirements. However, the above table should be used to
illustrate the requirements of an analogous project in another location in the City.

JAB
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ԱⓈ●ՁC●ЌḚƆฌ
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ƆⓈО7Ɔ—⇡こħ‫שש‬Ŵкฌ

Ќਙ㈠7 C֭⎯㌱ผħऑ‫ש‬ħਙ่7 CŴ‫֭ש‬ฌ

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bAЌḶОùฌ

Ɔħ‫֭ש‬7ОкŴ่ฌ
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CŐ●ЋDzÛAùฌ

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ƆⓈО7Ɔ—⇡こħ‫שש‬Ŵкฌ

Ќਙ㈠7 C֭⎯㌱ผħऑ‫ש‬ħਙ่7 CŴ‫֭ש‬ฌ

"кਙਙผ7ОкŴ่ฌ

Оผਙ㈾֭㌱‫ש‬7่—こ⇡֭ผฌ
Оผਙ㈾
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ОŐİֱՙ″xฎ‫ں‬
xㅡ゜xฎ゜‫ں‬ɱ
SUP-76230 [PRJ-76081] - SPECIAL USE PERMIT - APPLICANT/OWNER: MAIN STREET INVESTMENTS III, LLC
1319 SOUTH MAIN STREET
04/15/19
SUP-76230 [PRJ-76081] - SPECIAL USE PERMIT - APPLICANT/OWNER: MAIN STREET INVESTMENTS III, LLC
1319 SOUTH MAIN STREET
04/15/19
SUP-76230 [PRJ-76081] - SPECIAL USE PERMIT - APPLICANT/OWNER: MAIN STREET INVESTMENTS III, LLC
1319 SOUTH MAIN STREET
04/15/19
MAIN STREET INVESTMENTS
3773 Howard Hughes Parkway, 500S
Las Vegas, Nevada 89169
MainStreetCRE@gmail.com

JUSTIFICATION LETTER

Date: March 8th, 2019

To: Department of Planning

From: Main Street Investments III, LLC

Subject: SUP – 1317-1319 South Main Street

We are writing this letter as the property owners who would like to develop this building located

on Main Street along the recently completed street improvement project. We are requesting an

approval for a Special Use Permit for a Marijuana Dispensary Use within approximately 3,800

square feet of the building.

This use will bring the needed security to this particular building but also the entire block where

vandalism and vagrant activity has been rampant for years. In fact, Metro police has been called

on numerous occasions to the properties located on this block and this one in particular over the

years since the last business closed on this block. Vagrants and trespassers have been

arrested there frequently or escorted off the property. Dispensaries bring added security,

significant investment into their space, and traffic of customers who can support neighboring

small businesses in this building and others around it. Therefore, approval of this use will help

improve this block of Downtown significantly.

This use will create significant new jobs at this location, which will drive demand for more

housing that has been recently approved on South Casino Center Boulevard behind the

property. The store will be open seven days a week with long hours which will bring customers

from the Strip, Fremont tourist corridor, and local neighborhoods due to extensive advertising

that this type of use generates. The space will have a great urban and industrial feel based on

the discussions with prospective tenants that we have had. This will become a space that

everyone will enjoy visiting and the growing Downtown community will embrace.

We will support our local artists by exhibiting their art in the space as well as special events for

First Fridays and other Downtown events. We will aim to work with local Downtown based

vendors and suppliers when possible. The building will be bike, electric scooter, and other

mobility device friendly to encourage alternative transportation in Downtown. This building is

located on the bike-sharing route and dedicated bike lanes. We plan to designate specific

spaces for drop offs and pick ups by ride sharing companies to alleviate parking issues and DUI

concerns by customers visiting the dispensary.

We appreciate your help and support of this redevelopment project in the heart of the Downtown
Las Vegas,

Paul Murad, Property Manager for


Main Street Investments III, LLC PRJ-76081
04/08/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 47

DEPARTMENT: Planning
DIRECTOR: Robert Summerfield

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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