Professional Documents
Culture Documents
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)
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.
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.
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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
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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
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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.
SS
TMP-76248 [PRJ-76229]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting
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
SS
TMP-76248 [PRJ-76229]
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 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.
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
SS
TMP-76248 [PRJ-76229]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
TMP-76248 [PRJ-76229]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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
SS
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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
Planning Department
(APN(s): 138-03-305-006)
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
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.
Street Name
Standards
w/ Development (Yes/No)
30-ft ½ street
Yes
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
Yes
Tioga Way
Existing West
collector
sidewalk, 6-ft landscape
side of street
buffer
47-ft Public Street w/24-inch
PRJ-76229
05/01/19
Page 2 of 2
The developer, respectfully requests your approval of the enclosed application for a residential
If you have any questions, please contact our office at (702) 569-9770.
Thank You,
President
PRJ-76229
05/01/19
4525 W. Hacienda Ave. Ste 1 – Las Vegas, NV 89118
TMP 76248
Pinnacle Homes
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
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)
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
Project Name
Project Description
APN's
(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
* CCSD Comments
Approved Disapproved
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.: 8
Meeting of: May 28, 2019
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
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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.
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.
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
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)
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.
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:
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.
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.
6. Appropriate measures are taken to secure and protect 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
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.
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.
SS
ZON-76227 and SDR-76228 [PRJ-76199]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting
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
Date: 04-08-2019
Re: Rezone and Site Development Review for 321 South Maryland Parkway
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
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
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
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
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
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL
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)
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Conditions Page One
May 28, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-76200 CONDITIONS
Planning
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
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.
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
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.
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:
JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting
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:
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.
JAB
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.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
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.
JAB
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.
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
JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
VAR-76200 and SDR-76201 [PRJ-75927]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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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Ḷ㈠㈠Ḷ㈠●㈠ฌ CҜ7ҜAЌAḚDzŐฌ
ՁAḚОḶՁDzฌ
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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
ฌ
Ɔ ╗㈠7ՁḶⓈ●Ɔ
DzṲ●Ɔ╗●ЌḚฌ AЋDz㈠ฌ
bҜⓈ7ÛAՁՁฌ
Dz
ฌ
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
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
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
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
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
ՁDzЋDzՁฌ
ƆDzAՁฌ
bbƆC7ОŐḶİDzb╗7ЌḶ㈠ฌ
bbƆC7ŐDzЋ●DzÛฌ
AООŐḶЋDzC7Աùฌ
CA╗Dzฌ
CA╗Dzฌ
CŐAÛЌ7Աùฌ
bĠDzbìDzC7Աùฌ
ƆⓈԱҜ●╗╗AՁฌ
A゜Dz7ОŐḶİDzb╗7ЌḶ㈠ฌ
bḶҜҜDzŐbDz7Ɔ╗㈠ฌ
ӧธỏ7ธㅡṲ″xฌ
ԱՁЋC㈠ฌ
ӧㅡỏ7bՁAƆƆŐḶḶҜƆฌ
bՁAƆƆŐḶḶҜ7ԱⓈ●ՁC●ЌḚ7Cฌ
Ⓢ╗ⓈŐDz7ОḶŐ╗AԱՁDzƆฌ
ธ7Ɔ╗ḶŐù77ֱ77̶ՙⓒ″ㄦ″7Ɔฌ
ฌ
Ɔ ╗㈠7ՁḶⓈ●Ɔ
AЋDz㈠ฌ
DzṲ●Ɔ╗●ЌḚฌ
Dz
ฌ
bҜⓈ7ÛAՁՁฌ
Ɔ7Ћ
ЋC ḚAƆ
ՁA
″╗Ġ7Ɔ╗㈠ฌ
Ɔ AĠAŐA
ԱՁ
AЋDz㈠ฌ
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
ฌ
╗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╗
╗
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
ЌCDzŐḚì●AŐDzЌ╗ ฌ
ĠDzƆОDzŐAՁḶDz7ОAŐЋ●&ՁḶŐA74ŐDzC47 ㄦ7ḚAՁ7 ɱฎฌ
AƆОĠ╗AՁฌ ŐDzC7ùⓈbbA ฌ
AŐDzAAùОՁฌ
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
ḶCŐḶԱⓈ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
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
̶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
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
Ձں㈠xxฌ
Ձ
AŐbĠ●╗Dzb╗ฌ
AŐbĠ●╗Dzb╗
ŐDzЋ●Ɔ●ḶЌƆฌ
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
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
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
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
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
xں゜ں̶゜ںɱฌ
bγ֭㌱*֭ผฌ
ƆbƆֱںฎxธฌ
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 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
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
bՁ
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
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
╗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
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
╗●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
╗㈠Ḷ㈠7ÛAՁՁฌ
̶ںㅡƥ7ֱ7xफฌ
╗㈠Ḷ㈠7ҜDzbĠAЌ●bAՁฌ
ƆbŐDzDzЌฌ
ںธธƥ7ֱ7ںxफฌ
╗㈠Ḷ㈠7ÛAՁՁฌ
ںธxƥ7ֱ7xफฌ
ธЌC7ՁḶḶŐฌ
ںxxƥ7ֱ7xफฌ
ںƆ╗7ՁḶḶŐฌ
ںxxƥ7ֱ7xफฌ
bՁAƆƆŐḶḶҜ7ԱՁCḚ㈠7b7ֱ7ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ں7 ƆbAՁDz̬77゜ںฎफ7ए7ںƥֱxफฌ
╗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
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
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
bՁ
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
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
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
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
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
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
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
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
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
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
b㈠ㅡฌ bธxธฌ
ƆŐ゜ƆŐŐฌ
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
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
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
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
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
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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
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.
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
RATE/#
New Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Previoous Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL
Maryland Parkway
Average Daily Traffic (ADT) 43,487
PM Peak Hour 275
(heaviest 60 minutes)
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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
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 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
The subject site does not abut an alley and this standard is not applicable.
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.
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:
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.
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.
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.
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
NE
VAR-76266 and SUP-76217 [PRJ-76175]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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.
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)
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
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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″ธƥֱธ7̶゜″ㅡफฌ
ںธฌ
̶ںฌ
xธฌ
̶ں
ںㅡฌ
ںxฌ
bḶЋDzŐDzC7ОA╗●Ḷฌ
ںㄦ
ںں xธ ฌ
ںںฌ
xㄦ7 xㅡฌ
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ں″ Աฌ
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फฌ
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7″̶
⎯ฌ
ŐDzƆ●CDzЌbDz7 x̶ฌ
ฎ ƥֱ″
ںՙ
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Ќxธ¤xɱƥㄦɱफDz
A7 DzṲ7″ƥ7bҜⓈ7ƆbŐDzDzЌ7ÛAՁՁฌ
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DzṲ7ÛDzՁՁฌ
ㄦ
Aฌ
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ОDzŐҜ●╗ 7ՙՙ″ฎฎฌ ㄦ
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Aฌ ɱ
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ธ̶̶ƥֱ ںx7ɱ゜″ㅡफฌ
╗DzЌAùA7ÛAù
ɱ ㄦฌ
Cฌ
ɱฌ
ںฌ
b7 Աฌ
ՙ
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ںฌ
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ںฌ
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ḚAŐAḚDz7 Dzฌ
ธɱՙƥֱՙ7̶゜″ㅡफฌ
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Աฌ
ฎฌ
ՙฌ
Աฌ ㄦฌ
̶ฌ
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″ㅡ̶㈠̶ฎƥ
xՙฌ ㄦ
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xฎ7 Աฌ
ㄦ
Աฌ
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ĠḶⓈƆDzฌ
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एธ̶ㄦ″㈠ฎฎ7 ÛAՁìÛAùฌ
Ɔxธ¤xɱƥㄦɱफÛฌ
CŐ●ЋDzÛAùฌ
ҜĠฌ
ҜĠฌ
̶ㄦ
ں ںธƥֱ″फฌ
ƥฌ
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Ɔxธ¤xɱƥㄦɱफÛฌ
ԱAŐЌฌ
ㅡฎ̶ธ7Ɔฌ
एธ̶″̶㈠ㅡxฌ
DzṲ7″ƥ7bҜⓈ7ÛAՁՁ7ʉ゜7ƥṲƥฌ
ҜĠฌ ҜĠ
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DzṲ7ՁḶḶC゜ŐDz╗㈠ÛAՁՁए̶㈠ㄦƥ㌫ฌ
ธxxƥゥ̶ں″ƥฌ ธxxƥゥ̶ں″ƥฌ
ОAƆ╗ⓈŐDzฌ ОAƆ╗ⓈŐDzฌ
ںฌ
⎯ฌ
ҜĠฌ
bՁЋ7CÛḚ7 ฌ
О Оฌ
⎯ฌ
Ɔ╗Ḷbì╗ḶЌ7ŐDzƆ●CDzЌbDzฌ
ՙ ںㄦ ں7Û●╗╗●Ḛ7AЋDz㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱں̶ ںฌ
AОЌ̬7 ںธㄦֱธธֱ″xֱ ںxธฎฌ
ںxՙֱЋ̶ՙㅡՙฌ
DzṲ●Ɔ╗●ЌḚ7ḶƆ●╗Dz7●ҜОƆ7ОDzŐฌ
Ṳ7ںธफ7ƆC
DzṲ7ںธफ7ƆC
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⎯ฌ
″̶ں㈠″ㅡƥ Ɔฎ″¤ㅡฎƥxՙफDzฌ ںธ゜ ںx゜ธx ںฎฌ
ㅡxƥ7ҜⓈ╗ⓈAՁ7ОŐ●ЋA╗Dz7ŐḶAC7DzAƆDz㈠ฌ ҜĠฌ
ӧԱì㈠ธxx̶xฎںㄦ̬xںㄦธںỏ7 ں″x″xںฌ
AОЌ7 ںธㄦֱธธֱㄦxֱ ںxxںฌ
ĠDz ОŐḶ
Ɔ●╗Dz7ОՁAЌฌ
ḶЌƆ ŐDzҜA●Ќ ╗ĠDz7ОŐḶОDzŐ╗
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A╗●ḶЌƆ7ŐDzҜA●Ќ7╗
Ɔ●╗Dz7ОՁAЌฌ ОŐİֱՙ″ںՙㄦ
ںฌ ƆbAՁDz̬7ںफ777ए7̶xƥ7 x7 ̶xƥ7 ″xƥ7
xㅡ゜xฎ゜ںɱ
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ЌC
Aֱ ںxںฌ
AЌC7ƆОDzb●
Û●ЌḚƆ7A
CŐAÛ●ЌḚƆ
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
ОŐİֱՙ″ںՙㄦ
xㅡ゜xฎ゜ںɱ
Aֱںxxฌ
ㄦ゜ںɱ゜ธxںㄦ7ㅡ̬ں″̬x̶7ОҜฌ
╗ਙऑ7ਙ⑾7b—ऑਙкŴฌ
̶ںƥ7ֱ7ںxफฌ
╗ਙऑ7ਙ⑾7Őħ₡ ֭فฌ
ธ″ƥ7ֱ7ںںफฌ
ԱŐḶÛЌ7bՁAù7╗●ՁDz7ŐḶḶ8●ЌḚฌ
Ḛ ʉ่֭7╗—㌱'֭ผ7ִ7ḚŴк่֭7Ɔשਙ㌱'שਙ่ฌ
̶ㄦ″ㅡㄦ7Ɔ㈠Dz㈠7C—่่7ŐਙŴ₡ฌ
╗ਙऑ7ਙ⑾7Ɔħ₡ ֭ʉŴккฌ
ںฎƥ7ֱ7xफฌ
Աਙผħ่فⓒ7ḶŐ7ɱՙxxɱฌ
ԱḶAŐC7ִ7ԱA╗╗7Ɔ●C●ЌḚ7Ɔ╗A●ЌDzCฌ
फḚḶՁCDzЌ7ÛĠDzA╗फ7bḶՁḶŐฌ
Ɔ֭㌱ਙ่₡ 78кਙਙผฌ
ɱƥ7ֱ7″फฌ
ธṲںx7bDzCAŐ78AƆb●A7Û゜7ںṲ̶ฌ
bDzCAŐ7ƆĠACḶÛ7ԱḶAŐC7ОA●Ќ╗DzCฌ
CAŐì7ԱŐḶЌΎDzฌ
╗●Ձ╗ֱⓈО7Ɔ╗AҜОDzC7bḶЌbŐDz╗Dz7ÛAՁՁƆฌ
Ɔ╗A●ЌDzC7फḚḶՁCDzЌ7ÛĠDzA╗फ7bḶՁḶŐฌ
Ɔ╗ḶЌDz7bḶՁⓈҜЌ7ԱAƆDzƆฌ
8ħผ⎯ש78кਙਙผฌ
xफฌ
DzAƆ╗ฌ
ںฌ 7゜ںㅡफ7ए7ںƥֱxफฌ
ḚִḚ7ŐAЌbĠ7ֱ7
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱں̶ںฌ
ОŐ●ҜAŐù7ŐDzƆ●CDzЌbDzฌ
″ɱธx7ЌḶŐ╗Ġ7╗DzЌAùA7ÛAùฌ
╗ਙऑ7ਙ⑾7b—ऑਙкŴฌ
̶ںƥ7ֱ7ںxफฌ
╗ਙऑ7ਙ⑾7Őħ₡ ֭فฌ
ธ″ƥ7ֱ7ںںफฌ
ںธฌ
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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
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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
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
╗㈠Ḷ㈠7CḶḶŐ゜Û●Ќ㈠ए7ฎƥֱxफ7A㈠ ㈠ ฌ
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
╗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
″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●
ㅡxƥ7ֱ7xफ7 ธㅡƥ7ֱ7xफฌ
ںธƥ7ֱ7xफ7 ں″ƥ7ֱ7xफฌ
ธฌ ธฌ ںฌ
Aֱธxںฌ A̶ֱxธฌ A̶ֱxธฌ
ںx̶ฌ
A7 Aฌ
ںxㅡฌ
″ƥ7ֱ7xफฌ
Ḛ ʉ่֭7╗—㌱/֭ผ7ִ7ḚŴк่֭7Ɔשਙ㌱/שਙ่ฌ
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
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
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
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
ฌ
̶ 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
ฌ
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
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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
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.
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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:
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
SS
VAR-76222 [PRJ-76168]
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. 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
DEVELOPMENT STANDARDS
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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.
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.
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.
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
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.
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
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.
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
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.
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:
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.
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;
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
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.
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
DEVELOPMENT STANDARDS
NE
SUP-76219 and SDR-76220 [PRJ-76138]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting
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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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
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.
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.
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AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 17
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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:
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
The proposed use meets this requirement as this is the measurement method
utilized to determine the distance separation from protected uses.
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 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
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
NE
SUP-76152 [PRJ-76151]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
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.
NE
SUP-76152 [PRJ-76151]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting
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
Thank you in advance for your time and attention to this matter.
Respectfully,
NathanielTaylor
Nathaniel Taylor
President
PRJ-76151
03/27/19
8414 W. Farm Rd., #180, Las Vegas, Nevada 89131 (702) 483-7045
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
NE
SUP-76223 [PRJ-76182]
Conditions Page One
May 28, 2019 - Planning Commission Meeting
** CONDITIONS **
SUP-76223 CONDITIONS
Planning
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.
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
ISSUES
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.
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:
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.
The proposed use meets this requirement as this was the method of measurement
utilized to determine the distance separation.
NE
SUP-76223 [PRJ-76182]
Staff Report Page Three
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 subject site once licensed, will
be subject to regular inspections to ensure compliance.
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.
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.
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
NE
SUP-76223 [PRJ-76182]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
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.
NE
SUP-76223 [PRJ-76182]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting
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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●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
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
Оฌ
DzṲƥḚฌ
bਙ่㌱֭ħ֭ﭨ㈠77bਙ่⎯שผ—㌱ש㈠77bਙ่่֭㌱ש㈠ฌ
″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
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
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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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
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
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
JAB
SUP-76224 [PRJ-75602]
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
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.
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
JAB
SUP-76224 [PRJ-75602]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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
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.
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
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
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.
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)
JAB
SUP-76233 [PRJ-76215]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
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ՁḶ╗7Û●C╗Ġฌ
ḚŴ⎯7Ձħ่֭75ผਙこ7ҜŴħ่7Ա—ħк₡ħ่ف7ӧں7゜ںธफ7ỏ7ธxxƥ75ผਙこ7Ɔਙ—ผ㌱֭ฌ
Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔשผ—㌱—שผ֭7ħ่שਙ7bкŴ⎯⎯7ں7bŴ⎯ħשŴ゜Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
Dzفผ֭⎯⎯7Ûħ่₡ਙʉ7ㅡฎ7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่ف7ธㅡ7ゥ7ㅡฎ7 bਙ่่֭㌱שħਙ่7שਙฌ
╗Ŵ่Cк֭⎯⎯7ÛŴ֭שผ7Ġ֭Ŵ֭שผ7 ںㄦxⓒxxx7Ա╗Ⓢฌ
Őㅡฌ
Őਙਙ⑾שਙऑ75—ผ่Ŵ㌱֭7 ںxxⓒxxx7Ա╗Ⓢฌ DzО7
Ḛผħ₡7●่㌱ਙここħ่ف7Оਙʉ֭ผฌ
ㅡƥฌ Cਙこ֭⎯שħ㌱7ŐŴ่֭ف7 ″ㄦⓒxxx7Ա╗Ⓢฌ ธxx7Aこऑ⎯7 ОŴ่֭к7⑾ਙผ7Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
ںƥ7ֱ7゜ںㅡफฌ Cਙこ֭⎯שħ㌱7Cผੂ֭ผ7 ̶ㄦⓒxxx7Ա╗Ⓢฌ DzОฌ ธxx7Aこऑ⎯7 Աผ֭ŴC֭ผ7ОŴ⎯⎯ֱ╗γผਙ—فγฌ
ӧÛਙผC7О֭ผこħ֭ש₡7ਙ่7゜ںںธxں″ỏฌ ⑾ਙผ7ҜŴħ่7Ա—ħк₡ħ่فฌ
Ɔ㌱Ŵк֭ฌ ӧÛਙผC7О֭ผこħ֭ש₡7ਙ่7ںɱՙㄦỏฌ
ÛОฌ
ںฎƥֱ ںںफฌ
Őㅡฌ
ŐḶḶҜ7ںฌ
ฎxㅡ7ՁŴ㌱ੂ7Ձ่7ՁŴ⎯7Ћ֭فŴ⎯7ЌЋ7ฎɱںxՙฌ
bḶ゜Ɔ Cฌ
ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ
ɱƥֱ ںxफฌ
Őㅡ7 Őㅡฌ
̶xƥฌ
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ⓈО7 ḚAŐAḚDzฌ
bḶ゜Ɔ Cฌ
ㅡ7ОAŐì●ЌḚ7ƆОAbDzƆฌ
̶ƥֱฎ7゜ ںธफฌ
Őㅡฌ
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╗Ḷ7ƆḶⓈ╗Ġฌ Őㅡ7 Őㅡ7 Őㅡฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
ACCŐDzƆƆ̬ฌ
ОŐḶİDzb╗̬ฌ
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ㄦƥֱธफฌ
Ḛ b●7 ″ƥֱ″फฌ
Őㅡฌ
ԱA╗ĠŐḶḶҜ7ںฌ
ÛОฌ
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ՙฎƥֱں7 ں゜ ںں″फฌ
ԱⓈ●ՁC●ЌḚ7Ɔ●ΎDz7ںㄦxx7ƆỢ5ฌ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7ธธƥ7ธफ7ケ7ӧҜA●Ќ7ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7ธธƥ7̶फỏฌ
ธ ںՙƥฌ
╗Ḷ7ҜA●Ќ7ԱⓈ●ՁC●ЌḚฌ
ՁḶ╗7CDzО╗Ġฌ
ОŐḶОDzŐ╗ù7Ɔ●ΎDz7x㈠ㄦ7AbŐDz7ㄤ7ธںՙxx7ƆỢ5ฌ
Ɔฌ
Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔשผ—㌱—שผ֭7ħ่שਙ7bкŴ⎯⎯7ں7bŴ⎯ħשŴ゜Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
bDz
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7ֱ 7ㅡ7Ɔ
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ŐḶḶҜ7ㄦฌ
ںںƥֱฎफ
bḶ゜Ɔ Cฌ
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ธxƥֱㄦफฌ
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ธธƥֱ″फฌ
ںՙƥฌ
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ՁAⓈЌCŐùฌ
ՙƥֱ ں7゜ ںธफฌ
bḶ゜Ɔ Cฌ
̶ںƥֱㅡ7゜ںธफ7 ㅡƥֱฎफฌ
ɱƥֱɱ7ɱ゜ں″फฌ
ÛĠฌ
ŐḶḶҜ7ㅡฌ
bḶ゜Ɔ Cฌ
ںฎƥ7
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ںՙƥֱ ںںफฌ
bḶ゜Ɔ Cฌ
ՙƥฌ
ⓈО7 ՙƥֱธफฌ
ں″ƥֱںx7ں゜̶ ں″फฌ
ںՙƥฌ
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ОŐİֱՙ″ธںㄦ
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bḶ゜Ɔ Cฌ
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ںธƥฌ
ŐḶḶҜ7̶ฌ
bḶ゜Ɔ Cฌ
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Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔשผ—㌱—שผ֭7ħ่שਙ7bкŴ⎯⎯7ں7bŴ⎯ħשŴ゜Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
ㅡƥฌ
ںƥ7ֱ7゜ںㅡफ7Ɔ㌱Ŵк֭ฌ
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Ḛb●ฌ
bḶ゜ƆCฌ
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ںɱƥֱㄦफฌ
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ŐḶḶҜ7̶7 bḶ゜ƆCฌ
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Dzفผ֭⎯⎯7Ûħ่₡ਙʉ7̶″7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่ف7̶″7ゥ7ธㅡฌ
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ں″ƥ7 ԱA╗ĠŐḶḶҜ7̶ฌ
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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
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ںɱƥ̶ֱ7゜ںธफฌ
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ŐḶḶҜ7ںฌ
ՙƥֱฎफฌ
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ธ่₡7;ՁḶḶŐฌ
ОŐİֱՙ″ธںㄦ
xㅡ゜xɱ゜ںɱ
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Ќฌ
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ںxxƥฌ
ՁḶ╗7Û●C╗Ġฌ
ḚŴ⎯7Ձħ่֭73ผਙこ7ҜŴħ่7Ա—ħк₡ħ่ف7゜ںֱںธफ7㌀7ธxxƥ73ผਙこ7Ɔਙ—ผ㌱֭7ए7ㅡںธ7b3゜γฌ
Dzفผ֭⎯⎯7Ûħ่₡ਙʉ7ㅡฎ7ゥ7ㅡฎฌ
Ḷऑ่֭ħ่ف7ธㅡ7ゥ7ㅡฎ7 bਙ่่֭㌱שħਙ่7שਙฌ
╗Ŵ่@к֭⎯⎯7ÛŴ֭שผ7Ġ֭Ŵ֭שผ7 ںㄦxⓒxxx7Ա╗Ⓢฌ
Őㅡฌ
Őਙਙ⑾שਙऑ73—ผ่Ŵ㌱֭7 ںxxⓒxxx7Ա╗Ⓢฌ DzОฌ
Ḛผħ₡7●่㌱ਙここħ่ف7Оਙʉ֭ผฌ
ㅡƥฌ Cਙこ֭⎯שħ㌱7ŐŴ่֭ف7 ″ㄦⓒxxx7Ա╗Ⓢฌ ธxx7Aこऑ⎯7 ОŴ่֭к7⑾ਙผ7Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
ںƥ7ֱ7゜ںㅡफฌ Cਙこ֭⎯שħ㌱7Cผੂ֭ผ7 ̶ㄦⓒxxx7Ա╗Ⓢฌ DzОฌ ธxx7Aこऑ⎯7 Աผ֭Ŵ@֭ผ7ОŴ⎯⎯ֱ╗γผਙ—فγฌ
ӧÛਙผ@7О֭ผこħ֭ש₡7ਙ่7ںธ゜ธฎ゜ں″ỏฌ ⑾ਙผ7ҜŴħ่7Ա—ħк₡ħ่فฌ
Ɔ㌱Ŵк֭ฌ ӧÛਙผ@7О֭ผこħ֭ש₡7ਙ่7ںɱՙㄦỏฌ
ÛОฌ
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ںฎƥֱںںफฌ
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Őㅡ7 Őㅡฌ
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bḶ゜ƆCฌ
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ฎxㅡ7ՁŴ㌱ੂ7Ձ่7ՁŴ⎯7Ћ֭فŴ⎯7ЌЋ7ฎɱںxՙฌ
Őֱ֭bкŴ⎯⎯ħ⑾ੂ7A㌱㌱֭⎯ਙผੂ7Ɔשผ—㌱—שผ֭7ħ่שਙ7bкŴ⎯⎯7ں7bŴ⎯ħשŴ゜Ḛ—֭⎯ש7Ġਙ—⎯֭ฌ
ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
ɱƥֱ″फฌ
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Ḛb●7 ″ƥֱ″फฌ
ㄦƥֱธफฌ
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ACCŐDzƆƆ̬ฌ
ОŐḶİDzb╗̬ฌ
ОŐDzОAŐDzC7Աù̬ฌ İ—Ŵ่7О—кħ₡ਙ7ӧĠਙこ֭7Ḷʉ่֭ผỏฌ
ԱA╗ĠŐḶḶҜ7ںฌ
ÛОฌ
ㄦxƥฌ ОŐİֱՙ″ธںㄦ
ԱⓈ●ՁC●ЌḚ7Ɔ●ΎDz7ںㄦxx7ƆỢ3ฌ xㅡ゜xɱ゜ںɱ
ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7ธธƥ7ธफ7ケ7ӧҜA●Ќ7ԱⓈ●ՁC●ЌḚ7ĠDz●ḚĠ╗7ธธƥ7̶फỏฌ
╗Ḷ7ҜA●Ќ7ԱⓈ●ՁC●ЌḚฌ
ՁḶ╗ CDzО
ՁḶ╗7CDzО╗Ġฌ
ธںՙƥฌ
ОŐḶОDzŐ╗ù7Ɔ●ΎDz7x㈠ㄦ7AbŐDz7ㄤ7ธںՙxx7ƆỢ3ฌ
ՙฎƥֱں7ں゜ںں″फฌ
Ќฌ
ㅡƥฌ
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ḶОDzЌ7Ձ●Ћ●ЌḚ7ŐḶḶҜฌ
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ŐḶḶҜ7ㅡฌ
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̶ںƥฌ
bḶ゜ƆCฌ
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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
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ㄦxƥฌ
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ƆDzbḶЌC79ՁḶḶŐฌ
xㅡ゜xɱ゜ںɱ
9ՁḶḶŐ7AŐDzA7ںㄦxxƆ9ฌ
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ОŐİֱՙ″ธںㄦ
xㅡ゜xɱ゜ںɱ
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777
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Ա֭⑾ਙผ֭7゜7A⑾֭שผฌ
ОŐİֱՙ″ธںㄦ
xㅡ゜xɱ゜ںɱ
AששŴ㌱γこ่֭ש7Aㄦ7 7DzゥŴこऑк֭7bŴ⎯ħשŴ7ìħש㌱γ่֭7Ő֭こਙ₡֭кฌ
Ա֭⑾ਙผ֭7゜7A⑾֭שผฌ
ОŐİֱՙ″ธںㄦ
xㅡ゜xɱ゜ںɱ
AששŴ㌱γこ่֭⎯ש7A″7 7bŴ⎯ħשŴ7ĠŴผこਙ่ੂ7Ŵ่₡7bਙ่فผ—่֭㌱֭7ʉħשγ7ҜŴħ่7Ġਙ—⎯֭ฌ
Ա—ħкש7Ɔħこ—кשŴ่֭ਙ—⎯кੂⓒ7ƆŴこ֭7bγŴผŴ㌱֭שผⓒ7bਙ่⎯ħ⎯ש่֭ש7ʉħשγ7שγ֭7Ձਙਙ17ਙ⑾7שγ֭7Оผਙऑ֭ผੂש7Ŵ่₡7Ќ֭ħفγ⇡ਙผγਙਙ₡ฌ
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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
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,
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
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
5 Before closing the purchasing agreement the Title Insurance Company stated in their documentation that 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
I was instructed at that time to provide all the information necessary for a special use permit to be able to re-classify the
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
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,
Home Owner
PRJ-76215
04/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 21
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
SS
SNC-76185 [PRJ-76136]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting
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.
SS
SNC-76185 [PRJ-76136]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting
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
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,
PRJ-76136
04/03/19
City of Las Vegas
SERVING THE CITY OF LAS VEGAS, CLARK COUNTY, AND NORTH LAS VEGAS
SUBDIVISION LISTING
2/26/2019 1:40:59 PM
Lagavulin Approved
PRJ-76136
04/03/19 Page # 1
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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.
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
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.
NE
VAC-76149 [PRJ-76126]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting
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
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
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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:
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
There are adequate transportation and utility facilities to accommodate residential uses
permitted by the L (Low Density Residential) General Plan Designation.
The proposed amendment conforms to the intent and policies of the 2020 Master
Plan.
FINDINGS (ZON-75932)
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.
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
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
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.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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.
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
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
February 15,2019
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
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
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
@
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
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
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
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
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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:
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)
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.
BACKGROUND INFORMATION
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting
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
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.
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)
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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
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
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
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
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Notification Page Two
May 28, 2019 - Planning Commission Meeting
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
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.
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.
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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.
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GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Four
May 28, 2019 - Planning Commission Meeting
Public Works
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).
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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.
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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
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
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.
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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.
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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:
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GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting
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.
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.
There are adequate transportation (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment
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)
If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).
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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.
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:
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GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
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.
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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.
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GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting
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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
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GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting
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
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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
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
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
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
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
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
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
03/05/19
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PRJ-75904
03/05/19
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PRJ-75904
03/05/19
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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
PRJ-75904
03/05/19
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 31
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
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
Project Name
Project Description
APN's
(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
* CCSD Comments
Approved Disapproved
TMP 75975
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
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)
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
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
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Notification Page Two
May 28, 2019 - Planning Commission Meeting
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
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.
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.
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.
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.
Public Works
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
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
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
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.
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.
There are adequate transportation (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment
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)
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.
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:
NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
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
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
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
NE
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting
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
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
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
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
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
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
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
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
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
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
Project Name
Project Description
APN's
(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
* CCSD Comments
Approved Disapproved
TMP 75979
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
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)
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
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
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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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
Ձ AЌ C Ɔ b AО Dz 7 Ձ Dz Ḛ Dz Ќ Cฌ Ɔ ● ╗ Dz 7 C A╗ Aฌ
╗ ù О Dzฌ Ա Ḷ ╗ AЌ ● b AՁ 7 Ќ AҜ Dzฌ AО Ќ ̬ฌ ں″ ธ ֱ x ″ ֱ ㄦ ںx ֱ x ں″ฌ
ӧ b Ḷ Ҝ Ҝ Ḷ Ќ 7 Ќ AҜ Dz ỏฌ
AC C Ő Dz Ɔ Ɔ ̬ฌ ̶ ̶ ں7 AŐ Ћ● Ձ Ձ Dz 7 Ɔ ╗ฌ
Ձ AƆ 7 ЋDz Ḛ AƆ 7 ฎ ɱ ںx ธฌ
Ab Ab ● A7 Ɔ ╗ Dz Ќ Ḷ О Ġ ù Ձ Ձ Aฌ
ӧ Ɔ Ġ Ḷ Dz Ɔ ╗ Ő ● Ќ Ḛ 7 Ab Ab ● Aỏฌ ՁḶ ╗ 7 Ɔ ● Ύ Dz ̬ฌ ں㈠ x ㅡ 7 Ab Ő Dz Ɔฌ
ӧ ㅡ ㄦ ⓒ ̶ x ธ 7 Ɔ ỏฌ
ОAŐ ì ● Ќ Ɔ Ḷ Ќ ● A7 ՁḶ Ő ● C Aฌ Ɔ ● ╗ Dz 7 b Ḷ ЋDz Ő AḚ Dz ̬ฌ ㅡ ՙ ੧ฌ
ӧ Ա Ձ Ⓢ Dz 7 О AՁḶ 7 ЋDz Ő C Dz ỏฌ ӧ ″ x ੧ 7 Ҝ AṲ㈠ ỏฌ
7 7 Ա Ⓢ ● Ձ C ● Ќ Ḛ 7 A7 ӧ ̶ 7 Ɔ ╗ Ḷ Ő ù ỏฌ
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
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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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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.
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
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.
NE
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.
NE
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.
The Minimum Special Use Permit Requirements for this use include:
NE
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.
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.
5. Requirement 5: Truck and trailer storage shall be screened from streets and
adjacent properties.
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.
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)
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.
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:
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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.
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.
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:
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).
Site access and circulation does not negatively impact neighborhood traffic or
adjacent roadways.
NE
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.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting
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.
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Eleven
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Twelve
May 28, 2019 - Planning Commission Meeting
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
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 Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
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).
NE
ZON-76236, VAR-76237, SUP-76310 and SDR-76250 [PRJ-75670]
Staff Report Page Fifteen
May 28, 2019 - Planning Commission Meeting
NE
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: May 28, 2019 38
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
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
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
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
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
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
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Net Change DESCRIPTION #UNIT UNIT TOTAL
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)
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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:
SS
VAR-76187 [PRJ-76137]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
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.
SS
VAR-76187 [PRJ-76137]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
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ḚAŐAḚDzฌ
ЌDzÛ7Ɔ●ЌḚՁDz7Ɔ╗ḶŐù7ACC●╗●ḶЌฌ
ㅡㅡฎ7Ɔ㈠㈠7Ձ●Ћ●ЌḚ7AŐDzAฌ
″ƥֱxफฌ
DzṲ●Ɔ╗●ЌḚ7 ЌDzÛ7bḶЋDzŐDzC7ОḶŐbĠฌ
DzṲ●Ɔ╗●ЌḚฌ
ธx7Ɔ㈠㈠ฌ
ธฎƥֱxफฌ
ŐDzƆ●CDzЌbDzฌ ЋAŐ●AЌbDz7ŐDzỢⓈ●ŐDzCฌ
ㅡƥֱxफ7Ɔ●CDz7ùAŐCฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ
ธƥֱxफฌ
ЌḶŐ╗Ġฌ
ㄦƥֱxफ7
″ƥֱxफ7 ㄦƥֱxफฌ
ЌDzÛ7bḶЋDzŐDzC7ЋDzŐAЌCAฌ
A₡₡ħשħਙ่7שਙ7Ő֭⎯ħ₡่֭㌱֭ฌ
ЌDzÛ7bḶЋDzŐDzC7ЋDzŐAЌCAฌ ںธx7Ɔ㈠㈠ฌ
Ḛ ਙ ₡ ₡ Ŵ ผ₡ 77Ő ֭ ⎯ ħ₡ ֭ ่ ㌱ ֭ ฌ
̶ㅡㅡ7Ɔ㈠㈠ฌ
ㄦxㄦx7Dzк#γਙผ่7ŐਙŴ₡ⓒ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱں̶ںฌ
ЋAŐ●AЌbDz7ŐDzỢⓈ●ŐDzCฌ
ЌDzÛ7bḶЋDzŐDzC7ОḶŐbĠฌ
ㄦƥֱxफ7ŐḶЌ╗7ùAŐCฌ
ںㅡㅡ7Ɔ㈠㈠ฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ x7 ㄦ7 ںx7 ธx7 ̶x7 ㅡx7 ㄦxฌ
ЋAŐ●AЌbDz7ŐDzỢⓈ●ŐDzCฌ
″ƥֱxफ7ŐḶЌ╗7ùAŐCฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ
ㅡㄦƥֱxफฌ
ㅡㅡƥֱxफ7
Ûֱธฌ
Ő7ए7ธㄦƥฌ
ОŐḶİDzb╗7ЌⓈҜԱDzŐฌ
ںɱ㈠ㅡɱxㅡฌ
CŐAÛЌ゜bĠDzbìDzCฌ
İḚฌ
Ɔ㈠ฎ″¤ㅡxƥ ں″फÛ㈠777777 ںธɱ㈠ธㄦƥฌ
CA╗Dzฌ
x̶゜ธฎ゜ธxںɱฌ
Ûֱธฌ
Ûֱںฌ
ŐDzЋ●Ɔ●ḶЌ7CA╗Dzฌ
ㄦxㄦx77DzՁìĠḶŐЌ77ŐḶACฌ
ƆĠDzDz╗7ЌAҜDzฌ
Ɔ●╗Dzฌ
ОŐİֱՙ″̶ںՙ ОՁAЌฌ
xㄦ゜ں゜̶ںɱ ƆĠDzDz╗7ЌⓈҜԱDzŐฌ
Ɔ●╗Dz777ОՁAЌ7 Aں㈠xxฌ
ƆbAՁDz̬77ں゜ ں″फ7ए7 ںƥֱxफฌ
bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ ธゥฎ7Ɔ╗ⓈbbḶDzC7AƆb●Aฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ʉ゜7ҜDz╗AՁ7CŐ●О7DzCḚDzฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
ธゥฎ7Ɔ╗ⓈbbḶDzC7AƆb●Aฌ
ʉ゜7ҜDz╗AՁ7CŐ●О7DzCḚDzฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
╗㈠Ḷ㈠7ОՁA╗Dz7 ╗㈠Ḷ㈠7ОՁA╗Dzฌ
bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ
ЋDzЌDzDzŐ7●Ќ7О㈠b㈠7ƆDz╗╗●ЌḚ7ԱDzCฌ ЋDzЌDzDzŐ7●Ќ7О㈠b㈠7ƆDz╗╗●ЌḚ7ԱDzCฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ
bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ
ฎƥֱ ںफฌ
ฎƥֱ ںफฌ
ЋDzЌDzDzŐ7Ɔ●ՁՁฌ ЋDzЌDzDzŐ7Ɔ●ՁՁฌ
●ЌƆ╗AՁՁ7ОDzŐ7ҜŐ㈠7CDz╗A●ՁƆฌ ●ЌƆ╗AՁՁ7ОDzŐ7ҜŐ㈠7CDz╗A●ՁƆฌ
ธƥֱ″फฌ
ธƥֱ″फฌ
╗㈠Ḷ㈠7ƆՁAԱ7 ╗㈠Ḷ㈠7ƆՁAԱฌ
ՙ DzОƆ7ḶAҜ7Ɔ╗ⓈbbḶDzC7CDz╗A●Ձฌ ՙ
फ7О㈠b㈠7Ɔ╗ⓈbbḶ7
ฎฌ फ7О㈠b㈠7Ɔ╗ⓈbbḶ
ฎฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
ÛDzDzО7ƆbŐDzDzCฌ ÛDzDzО7ƆbŐDzDzCฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ ں7 /ŐḶЌ╗777DzՁDzЋA╗●ḶЌฌ ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ
bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ
Û●╗Ġ7DzCDzŐAՁ7bḶОùŐ●ḚĠ╗7ՁAÛฌ
ОDzŐҜ●ƆƆ●ḶЌ7Ḷ7╗ĠDz7ŐDzḚ●Ɔ╗DzŐDzCฌ
Ḷ7╗ĠDz7ŐDzḚ●Ɔ╗DzŐDzC7ŐDzƆ●CDzЌ╗●AՁฌ
ƆОDzb●●b7ОŐḶİDzb╗7●ЌC●bA╗DzC7AЌCฌ
Ḷ╗ĠDzŐ7ОŐḶİDzb╗7Û●╗ĠḶⓈ╗7ÛŐ●╗╗DzЌฌ
AЌ7●ЌƆ╗ŐⓈҜDzЌ╗7Ḷ7ƆDzŐЋ●bDz7ḶŐ7╗ĠDzฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
ƆĠAՁՁ7ЌḶ╗7ԱDz7ⓈƆDzC7ḶŐ7ŐDzОŐḶCⓈbDzCฌ
7●Ќ7ÛĠḶՁDz7ḶŐ7●Ќ7ОAŐ╗7ḶЌ7╗Ġ●Ɔ7ḶŐ7AЌùฌ
ŐDzƆ●CDzЌ╗●AՁ7CDzƆ●ḚЌDzŐ7●Ќ7AbbḶŐCAЌbDzฌ
CDzƆ●ḚЌDzŐ㈠77╗ĠDzù7ĠAЋDz7ԱDzDzЌ7ОŐDzОAŐDzC7AƆฌ
╗ĠDzƆDz7CŐAÛ●ЌḚƆ7AŐDz7╗ĠDz7ƆḶՁDz7ОŐḶОDzŐ╗ùฌ
bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚ7 ЌḶ╗Dz̬ฌ ںธ7 ธゥฎ7Ɔ╗ⓈbbḶDzC7ԱAŐḚDzฌ
●DzՁC7ЋDzŐ●ù7AЌC7ҜA╗bĠฌ ″7㌫ฌ ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
DzṲ●Ɔ╗●ЌḚ7ŐḶḶ7ƆՁḶОDzฌ
ธゥฎ7Ɔ╗ⓈbbḶDzC7AƆb●Aฌ ںธฌ
ЌḶ╗Dz̬ฌ
ฌ
ฌ
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
Ő
C
Dzฌ ฌ Ḷ Ќ DzฌЋฌAฌ
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
7DzЌbŐḶAbĠҜDzЌ╗ฌ
ธ7 ŐDzAŐ777DzՁDzЋA╗●ḶЌ7 ̶7 ՁDz/╗77Ɔ●CDz777DzՁDzЋA╗●ḶЌฌ
Aㅡ㈠xx7 ƆbAՁDz̬77゜ ںㅡफ7ए7 ںƥֱxफ7
Aㅡ㈠xx7 ƆbAՁDz̬77゜ ںㅡफ7ए7 ںƥֱxफฌ
ЌḶ╗Dz̬ฌ
●DzՁC7ЋDzŐ●ù7AՁՁ7C●ҜDzЌƆ●ḶЌƆ㈠777AՁ●ḚЌ7ЌDzÛ7ÛAՁՁƆ7Û●╗Ġฌ
DzṲ●Ɔ╗●ЌḚ7ÛĠDzŐDz7●ЌC●bA╗DzC㈠ฌ
bḶЌb㈠7╗●ՁDz7ŐḶḶ●ЌḚฌ
A₡₡ħשħਙ่7שਙ7Ő֭⎯ħ₡่֭㌱֭ฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ŐAҜ●ЌḚ7ĠDz●ḚĠ╗7C●ҜDzЌƆ●ḶЌƆ7AŐDz7AООŐḶṲ●ҜA╗DzC㈠77●DzՁCฌ
ЋDzŐ●ù7AЌC7ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚ7ОՁA╗Dz7Ձ●ЌDzƆ7AЌC7ՁḶḶŐฌ
Ḛ ਙ ₡ ₡ Ŵ ผ₡ 77Ő ֭ ⎯ ħ₡ ֭ ่ ㌱ ֭ ฌ
ՁDzЋDzՁƆ㈠ฌ
ธゥฎ7Ɔ╗ⓈbbḶDzC7ԱAŐḚDzฌ
ㄦxㄦx7Dzк#γਙผ่7ŐਙŴ₡ⓒ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱں̶ ںฌ
ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ●DzՁC7ЋDzŐ●ù7DzṲ●Ɔ╗●ЌḚ7╗ŐⓈƆƆ7ĠDzDzՁƆ㈠77ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
ںธฌ
ĠDzDzՁ7CDzО╗Ġ7ḶŐ7ՁDzЋDzՁ7ОՁAЌDz7AՁ●ḚЌҜDzЌ╗7A╗7ЌDzÛ7ŐḶḶฌ
ںฌ ╗Ḷ7DzṲ●Ɔ╗●ЌḚ7ŐḶḶ7ՁḶbA╗●ḶЌƆ㈠ฌ
ธ7ธฌ
ЌḶ╗Dz̬ฌ
●DzՁC7ЋDzŐ●ù7AЌC7ҜA╗bĠฌ ںธฌ
DzṲ●Ɔ╗●ЌḚ7ŐḶḶ7ƆՁḶОDzฌ ㅡ7㌫ฌ
╗㈠Ḷ㈠7ОՁA╗Dzฌ
ОŐḶİDzb╗7ЌⓈҜԱDzŐฌ
bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ ںɱ㈠ㅡɱxㅡฌ
ЋDzЌDzDzŐ7●Ќ7О㈠b㈠7ƆDz╗╗●ЌḚ7ԱDzCฌ
ƆDzDz7AŐbĠ㈠7CDz╗A●ՁƆฌ CŐAÛЌ゜bĠDzbìDzCฌ
İḚฌ
DzṲ●Ɔ╗●ЌḚ7ŐDzƆ●CDzЌbDz7 bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDz7ACĠDzŐDzCฌ
ฎƥֱ ںफ7
ЋDzЌDzDzŐ7Ɔ●ՁՁฌ CA╗Dzฌ
●ЌƆ╗AՁՁ7ОDzŐ7ҜŐ㈠7CDz╗A●ՁƆฌ x̶゜ธฎ゜ธxںɱฌ
ЌḶ7ƆbAՁDzฌ
ŐDzЋ●Ɔ●ḶЌ7CA╗Dzฌ
╗㈠Ḷ㈠7ƆՁAԱฌ
ЌḶ╗Dz̬ฌ
Ɔ╗ⓈbbḶ7ОA●Ќ╗ⓒ7bḶŐԱDzՁƆ7AЌC7ŐḶḶ7╗●ՁDz7bḶՁḶŐƆฌ ЌDzÛ7bḶЋDzŐDzC7ОḶŐbĠฌ
╗Ḷ7ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ ںㅡㅡ7Ɔ㈠㈠ฌ
ЋAŐ●AЌbDz7ŐDzỢⓈ●ŐDzCฌ ƆĠDzDz╗7ЌAҜDzฌ
″ƥֱxफ7ŐḶЌ╗7ùAŐCฌ ″ƥֱxफฌ
7DzЌbŐḶAbĠҜDzЌ╗ฌ DzṲ╗DzŐ●ḶŐฌ
Ő●ḚĠ╗77Ɔ●CDz777DzՁDzЋA╗●ḶЌ7 ОŐİֱՙ″̶ںՙ DzՁDzЋA╗●ḶЌƆฌ
ㅡ7
xㅡ゜x̶゜ںɱ ƆĠDzDz╗7ЌⓈҜԱDzŐฌ
Aㅡ㈠xx7 ƆbAՁDz̬77゜ ںㅡफ7ए7 ںƥֱxफฌ
ОŐḶОḶƆDzC7Ɔ╗ḶЌDz7Ŵש7bḶՁⓈҜЌƆ7 Aㅡ㈠xxฌ
ЌḶ7ƆbAՁDzฌ
b7 bḶОùŐ●ḚĠ╗7ธx ںɱⓒ7AՁՁ7Ő●ḚĠ╗Ɔ7ŐDzƆDzŐЋDzCฌ
ںƥֱxफฌ
ՙƥֱxफ7 ธฎƥֱxफฌ
ں
ںƥֱxफ7 ㅡƥֱxफ7 ธƥֱxफ7 ̶ƥֱɱफฌ ″ƥֱ ںxธ ںफ7 ںںƥֱںफ7 ″ƥ̶ֱธฌफ
ธƥֱxफ7
फ7
ธƥֱㄦธںฌ
ɱƥֱxफ7
ㅡƥֱㅡफ7
ںxx⇡ฌ
ںxx㌱ฌ
ԱA╗Ġฌ
Û㈠●㈠7bՁḶƆ㈠ฌ
ںxxฌ
ں″ƥֱxफฌ
ں″ƥֱxफฌ
ԱCŐҜ㈠ฌ
ںㅡƥֱxफ7
ɱƥֱธธںฌ
फฌ
ںxxŴฌ
ՙƥֱxफฌ
ںxxŴฌ
Ɔ●╗╗●ЌḚฌ
Û㈠●㈠7bՁḶƆ㈠ฌ
ธƥֱxफ7
֭ゥ㈠ฌ
֭ゥ㈠ฌ
ԱCŐҜ㈠ฌ
ԱCŐҜ㈠ฌ
̶ںƥֱxफ7
Ћֱںฌ
ㄦ″ƥֱxफ7
ЋDzŐAЌCAฌ
ธƥֱxफ7
̶ںƥֱxफ7
ՁḶḶŐ777ОՁAЌฌ
ธƥֱxफ7
bОֱںฌ
ОḶŐbĠฌ
ںฎƥֱxफ7
ںㅡƥֱxफ7
bḶЋDzŐDzCฌ
ЌḶ╗Dz̬ฌ
ธƥֱxफ7
ՁAЌC7ⓈƆDz7ЋAŐ●AЌbDz7AООՁ●bA╗●ḶЌฌ
ĠA╗bĠDzC7AŐDzA7●ЌC●bA╗DzƆ7DzṲ╗DzЌ╗Ɔ7Ḷฌ
ธƥֱxफ7
ںƥֱxफฌ ՙƥֱxफฌ
ฎƥֱxफฌ
֭ゥ㈠ฌ
Ћֱธฌ
ЋDzŐAЌCAฌ
ҜAƆ╗DzŐ7ƆⓈ●╗Dzฌ
ธธƥֱxफ7
ธ″ƥֱxफฌ
ธƥֱxफ7
xㅡ゜x̶゜ںɱ
ОŐİֱՙ″̶ںՙ
ںƥֱxफ7 ㅡƥֱxफฌ
ㄦƥֱxफฌ
Őùฌฌ Ḛ Őฌ ╗ĠDzƆDz7CŐAÛ●ЌḚƆ7AŐDz7╗ĠDz7ƆḶՁDz7ОŐḶОDzŐ╗ùฌ
CA╗Dzฌ
Ḷ7╗ĠDz7ŐDzḚ●Ɔ╗DzŐDzC7ŐDzƆ●CDzЌ╗●AՁฌ
ฌฌ
A₡₡ħשħਙ่7שਙ7Ő֭⎯ħ₡่֭㌱֭ฌ Dz ฌDzḚฌ ฌ●Ɔ ╗Dz ฌŐDzฌC Ḷฌ ฌ
ЋDzฌ
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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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
ISSUES
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:
JAB
VAR-76198 [PRJ-76197]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
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
JAB
VAR-76198 [PRJ-76197]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0 - SUP-76234
0 - SDR-76235
APPROVALS 0 - SUP-76234
0 - SDR-76235
NE
SUP-76234 and SDR-76235 [PRJ-76179]
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.
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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SUP-76234 and SDR-76235 [PRJ-76179]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting
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.
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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SUP-76234 and SDR-76235 [PRJ-76179]
Conditions Page Three
May 28, 2019 - Planning Commission Meeting
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.
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Conditions Page Four
May 28, 2019 - Planning Commission Meeting
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page One
May 28, 2019 - Planning Commission Meeting
** 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
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Two
May 28, 2019 - Planning Commission Meeting
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Three
May 28, 2019 - Planning Commission Meeting
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.
The Minimum Special Use Permit Requirements for this use include:
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Four
May 28, 2019 - Planning Commission Meeting
The proposed use meets this requirement as there are no protected uses or
another liquor establishment (tavern) within 1500 feet of the subject site.
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Five
May 28, 2019 - Planning Commission Meeting
6. Requirement 6: The use shall conform to, and is subject to, the provisions of LVMC
Chapters 6.40 and 6.50.
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Six
May 28, 2019 - Planning Commission Meeting
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.
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).
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.
5. The use meets all of the applicable conditions per Title 19.12.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Seven
May 28, 2019 - Planning Commission Meeting
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:
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.
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.
The proposed design characteristics of the building elevations are not unsightly or
obnoxious, and create an orderly and aesthetically pleasing environment.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Nine
May 28, 2019 - Planning Commission Meeting
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Ten
May 28, 2019 - Planning Commission Meeting
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.
NE
SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Eleven
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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.
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SUP-76234 and SDR-76235 [PRJ-76179]
Staff Report Page Twelve
May 28, 2019 - Planning Commission Meeting
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
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
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.
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
RATE/#
First Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Second Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Total Use DESCRIPTION #UNIT UNIT TOTAL
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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
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.
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:
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.
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.
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.
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.
The applicant proposes no accessory uses at this site. The proposed use meets this
requirement since this requirement will apply if approved.
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.
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.
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
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.
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
JAB
SUP-76163 [PRJ-76044]
Staff Report Page Eight
May 28, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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
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.
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]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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.
JAB
SUP-76230 [PRJ-76081]
Conditions Page Two
May 28, 2019 - Planning Commission Meeting
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.
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
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:
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.
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.
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.
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.
The applicant proposes no accessory uses at this site. The proposed use meets this
requirement since this requirement will apply if approved.
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.
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.
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
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.
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
DEVELOPMENT STANDARDS
JAB
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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
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
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
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
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
We appreciate your help and support of this redevelopment project in the heart of the Downtown
Las Vegas,
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