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Facilities are provided throughout City Hall for convenience of persons with disabilities. For meetings held in the
Council Chambers, sound equipment is available for persons with hearing impairments. Reasonable efforts will be
made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to
attend and participate in this meeting, please call the DEPARTMENT DESIGNEE at 702-229-6301 and
advise of your need at least 48 hours in advance of the meeting. Dial 7-1-1 for Relay Nevada.
May 8, 2018
6:00 PM
ITEMS MAY BE TAKEN OUT OF THE ORDER PRESENTED AT THE DISCRETION OF THE CHAIRPERSON. TWO OR
MORE AGENDA ITEMS FOR CONSIDERATION MAY BE COMBINED; AND ANY ITEM ON THE AGENDA MAY BE
REMOVED OR RELATED DISCUSSION MAY BE DELAYED AT ANY TIME. BACKUP MATERIAL FOR THIS AGENDA
MAY BE OBTAINED FROM MILAGROS ESCUIN, DEPARTMENT OF PLANNING, 333 NORTH RANCHO DRIVE, 3RD
FLOOR, (702)-229-6301 OR ON THE CITY’S WEBPAGE AT www.lasvegasnevada.gov.
NOTICE: This meeting has been properly noticed and posted at the following locations:
ACTIONS: ALL ACTIONS EXCEPT GENERAL PLAN AMENDMENTS, REZONINGS AND RELATED CASES
THERETO ARE FINAL UNLESS AN APPEAL IS FILED BY THE APPLICANT OR AN
AGGRIEVED PERSON, OR A REVIEW IS REQUESTED BY A MEMBER OF THE CITY
COUNCIL WITHIN TEN DAYS AND PAYMENT OF THOSE COSTS SHALL BE MADE UPON
FILING OF THE APPLICATION.
ANY ITEM LISTED IN THIS AGENDA MAY BE TAKEN OUT OF ORDER IF SO REQUESTED
BY THE APPLICANT, STAFF, OR A MEMBER OF THE PLANNING COMMISSION AND
AGREED TO BY THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
IMPOSE TIME LIMITATIONS, AS NECESSARY, ON THOSE PERSONS WISHING TO BE
HEARD ON ANY AGENDAED ITEM.
1. Staff will present each item to the Commission in order as shown on the agenda, along with a recommendation and
suggested conditions of approval, if appropriate.
2. The applicant is asked to be at the public microphone during the staff presentation. When the staff presentation is
complete, the applicant should state his name and address, and indicate whether or not he accepts staff’s conditions of
approval.
3. If areas of concern are known in advance, or if the applicant does not accept staff’s condition, the applicant or his
representative is invited to make a brief presentation of his item with emphasis on any items of concern.
4. Persons other than the applicant who support the request are invited to make brief statements after the applicant. If
more than one supporter is present, comments should not be repetitive. A representative is welcome to speak and
indicate that he speaks for others in the audience who share his view.
5. Objectors to the item will be heard after the applicant and any other supporters. All who wish to speak will be heard,
but in the interest of time it is suggested that representatives be selected who can summarize the views of any groups
of interested parties.
6. After all objectors’ input has been received; the applicant will be invited to respond to any new issues raised.
7. Following the applicant’s response, the public hearing will be closed; Commissioners will discuss the item amongst
themselves, ask any questions they feel are appropriate, and proceed to a motion and decision on the matter.
8. Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps,
models and other materials may be displayed to the Commission from the microphone area, but need not be handed in
for the record unless requested by the Commission.
As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We appreciate
your courtesy and hope you will help us make your visit with the Commission a good and fair experience.
BUSINESS ITEMS:
1. CALL TO ORDER
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 10, 2018.
6. FOR POSSIBLE ACTION - Any Items from the Planning Commission, staff and/or the applicant wish to be stricken or
held in abeyance to a future meeting may be brought forward and acted upon at this time.
CONSENT ITEMS:
CONSENT ITEMS ARE CONSIDERED ROUTINE BY THE PLANNING COMMISSION AND MAY BE ENACTED BY ONE
MOTION. HOWEVER, ANY ITEM MAY BE DISCUSSED IF A COMMISSION MEMBER OR APPLICANT SO DESIRES.
10. TMP-73057 - TENTATIVE MAP RELATED TO ZON-73055 AND WVR-73056 - EASTERN AVENUE LOFTS -
PUBLIC HEARING - APPLICANT: INTERURBAN CONSTRUCTION, LLC - OWNER: URBAN LOFTS XIV,
LTD - For possible action on a request for a Tentative Map FOR A PROPOSED 79-LOT SINGLE FAMILY
ATTACHED SUBDIVISION WITH A WAIVER TO ALLOW A THREE-FOOT LANDSCAPE BUFFER ALONG A
PORTION OF THE NORTH AND SOUTH PERIMETER WHERE SIX FEET IS REQUIRED on 4.24 acres at the
northwest corner of Charleston Boulevard and 25th Street (APN 139-35-815-002), R-PD13 (Residential Planned
Development - 13 Units per Acre) Zone [PROPOSED: R-TH (Single Family Attached)], Ward 3 (Coffin) [PRJ-72886].
Staff recommends APPROVAL.
11. ZON-72921 - REZONING - PUBLIC HEARING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED
STATES OF AMERICA - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO:
C-V (CIVIC) on a portion of 27.50 acres at the southeast corner of Grand Teton Drive and Bradley Road (APN 125-13-
501-011), Ward 6 (Fiore) [PRJ-72923]. Staff recommends APPROVAL.
12. SUP-72998 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT STREET
ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR A 459-FOOT TALL BUILDING
WHERE THE AIRPORT OVERLAY DISTRICT LIMITS THE HEIGHT TO 200 FEET at the southwest and southeast
corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General Commercial)
Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
13. SUP-72999 - SPECIAL USE PERMIT RELATED TO SUP-72998 - PUBLIC HEARING - APPLICANT/OWNER:
18 FREMONT STREET ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 117,740 SQUARE-FOOT GAMING ESTABLISHMENT, NON-RESTRICTED USE at the southwest and
southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General
Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
15. SUP-73001 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999 AND SUP-73000 - PUBLIC
HEARING - APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 7,865 SQUARE-FOOT MASSAGE ESTABLISHMENT USE at the
southwest and southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2
(General Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
16. SUP-73002 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999, SUP-73000 AND SUP-73001 -
PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For possible action
on a request for a Special Use Permit FOR A PROPOSED 300 SQUARE-FOOT AUTOMOBILE RENTAL USE at the
southwest and southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2
(General Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
17. SUP-73003 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999, SUP-73000, SUP-73001 AND SUP-
73002 - PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED VALET PARKING USE at the southwest and
southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General
Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
18. SDR-73004 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-72998, SUP-72999, SUP-73000, SUP-
73001, SUP-73002, SUP-73003 - APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED 1,224,485 SQUARE-FOOT, 459-
FOOT TALL HOTEL AND CASINO WITH A 817,605 SQUARE-FOOT, 143-FOOT TALL PARKING GARAGE on
4.84 acres at the southwest and southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-
113-001), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
19. ABEYANCE - RENOTIFICATION - SUP-72469 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT:
LV FOOD TRUCKS, LLC - OWNER: 18 FREMONT STREET ACQUISITION, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED TEMPORARY OPEN AIR VENDING/TRANSIENT SALES LOT
USE at the northwest corner of Fremont Street and 1st Street (APN 139-34-113-001), C-2 (General Commercial) Zone,
Ward 5 (Crear) [PRJ-71988]. Staff recommends APPROVAL.
20. ABEYANCE - RENOTIFICATION - SDR-72470 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-
72469 - PUBLIC HEARING - APPLICANT: LV FOOD TRUCKS, LLC - OWNER: 18 FREMONT STREET
ACQUISITION, LLC - For possible action on a request for a Site Development Plan Review FOR THE
INSTALLATION OF SEVEN TEMPORARY TABLES IN CONJUNCTION WITH A TEMPORARY OPEN AIR
VENDING/TRANSIENT SALES LOT on 2.76 acres at the northwest corner of Fremont Street and 1st Street (APN 139-
34-113-001), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-71988]. Staff recommends APPROVAL.
21. SUP-73048 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CALIDA RESIDENTIAL, LLC -
OWNER: SEQUOIA USA, LLC, ET AL - For possible action on a request for a Special Use Permit FOR A
PROPOSED MIXED-USE USE WITH A WAIVER TO ALLOW RESIDENTIAL USES ON THE GROUND FLOOR
FRONTING A PRIMARY PUBLIC RIGHT-OF-WAY at the northeast corner of Trinity Peak Avenue and Buffalo Drive
(APN 138-15-310-058), C-PB (Planned Business Park) Zone, Ward 1 (Tarkanian) [PRJ-72966]. Staff recommends
APPROVAL.
22. SDR-73050 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73048 - PUBLIC HEARING -
APPLICANT: CALIDA RESIDENTIAL, LLC - OWNER: SEQUOIA USA, LLC, ET AL - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED THREE-STORY, 196,923 SQUARE-FOOT MIXED-
USE DEVELOPMENT CONSISTING OF 4,075 SQUARE FEET OF COMMERCIAL SPACE AND 220 MULTI-
FAMILY RESIDENTIAL UNITS on 7.26 acres at the northeast corner of Trinity Peak Avenue and Buffalo Drive (APN
138-15-310-058), C-PB (Planned Business Park) Zone, Ward 1 (Tarkanian) [PRJ-72966]. Staff recommends
APPROVAL.
24. SUP-72991 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FLOOR & DECOR - OWNER:
JPMCC 2006-LDP9 NORTH RAINBOW BOULEVARD, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED BUILDING AND LANDSCAPE MATERIAL/LUMBER YARD USE at 3071 North
Rainbow Boulevard (APN 138-15-502-006), C-1 (Limited Commercial) Zone, Ward 5 (Crear) [PRJ-72804]. Staff
recommends APPROVAL.
25. SUP-72996 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHINYA RAMEN - OWNER: IKE
GAMING INC. - For possible action on a request for a Special Use Permit FOR A PROPOSED 2,718 SQUARE-FOOT
TAVERN-LIMITED ESTABLISHMENT USE at 520 Fremont Street, Suite #150 (APN 139-34-601-014), C-2 (General
Commercial) Zone, Ward 3 (Coffin) [PRJ-72902]. Staff recommends APPROVAL.
26. SUP-73006 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BLINDERS, BURGERS AND
BRUNCH, LLC - OWNER: MONACO PROPERTIES - For possible action on a request for a Special Use Permit FOR
A PROPOSED 2,068 SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE at 6410 North
Durango Drive, Suite #110 (APN 125-20-801-002), T-C (Town Center) Zone [SC-TC (Service Commercial - Town
Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-72934]. Staff recommends APPROVAL.
27. SUP-73012 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CLASSIC JEWEL - OWNER: DK
JUHL, LLC - For possible action on a request for a Major Amendment to a previously approved Special Use Permit
(SUP-56543) FOR A 1,031 SQUARE-FOOT EXPANSION OF AN EXISTING 1,052 SQUARE-FOOT TAVERN,
LIMITED USE WITH A 115 SQUARE-FOOT OUTDOOR SEATING EXPANSION at 353 East Bonneville Avenue,
Suite #109 and #111 (APNs 134-34-312-004 and 005), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72274].
Staff recommends APPROVAL.
28. SUP-73064 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TRANSPLUS 2, LLC - OWNER:
RED FEATHER PROPERTY, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
AUTO REPAIR GARAGE, MAJOR USE at 4930 West Cheyenne Avenue, Suite #140 (APN 138-12-813-001), C-2
(General Commercial) Zone, Ward 5 (Crear) [PRJ-72864]. Staff recommends APPROVAL.
29. SUP-73141 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BELLA VITA RECOVERY
CENTER LV - OWNER: HAPPY COCK HOLDINGS, LLC, ET AL - For possible action on a request for a Special
Use Permit FOR AN ALTERNATIVE PARKING STANDARD TO ALLOW 44 PARKING SPACES WHERE 80 ARE
REQUIRED FOR A PROPOSED FACILITY TO PROVIDE TESTING, TREATMENT, OR COUNSELING FOR
DRUG OR ALCOHOL ABUSE USE on 0.89 acres at 2651 Westwood Drive (APN 162-09-102-006), M (Industrial)
Zone, Ward 1 (Tarkanian) [PRJ-72954]. Staff recommends APPROVAL.
30. VAC-73011 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: PN II, LLC - For possible action on a
request for a Petition to Vacate PUBLIC UTILITY EASEMENTS on the northwest corner of Eagle Canyon Avenue and
Egan Crest Drive, Ward 6 (Fiore) [PRJ-72932]. Staff recommends APPROVAL.
31. TMP-72977 - TENTATIVE MAP - PUBLIC HEARING - SKYE CANYON II PARCEL 2.17 - PUBLIC HEARING
- APPLICANT/OWNER: KAG DEVELOPMENT WEST, LLC, ET AL - For possible action on a request for a
Tentative Map FOR A 79-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 20.22 acres on the northwest
corner of Eagle Canyon Avenue and Egan Crest Drive (APNs Multiple), T-D (Traditional Development) Zone [L (Low
Density Residential) Kyle Canyon Land Use], Ward 6 (Fiore) [PRJ-72518]. Staff recommends APPROVAL.
35. ABEYANCE - SUP-72419 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: THE KFLT
FINANCIAL TRUST - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A 290-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 2809 Merritt Avenue (APN 162-08-511-059), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-72398]. Staff recommends DENIAL.
38. TMP-72851 - TENTATIVE MAP RELATED TO GPA-72773 AND ZON-72774 - BLM 33 BY DR HORTON -
PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: UNITED STATES OF AMERICA - For possible
action on a request for a Tentative Map FOR A 112-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 15.00
acres approximately 612 feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and
003), U (Undeveloped) Zone [PROPOSED: R-CL (Single Family Compact-Lot)], Ward 2 (Seroka) [PRJ-72760]. Staff
recommends APPROVAL.
42. TMP-73061 - TENTATIVE MAP RELATED TO GPA-72783, ZON-72784 AND WVR-73060 - RANCHO &
VEGAS - PUBLIC HEARING - APPLICANT: HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For
possible action on a request for a Tentative Map FOR A 250-LOT SINGLE-FAMILY ATTACHED RESIDENTIAL
SUBDIVISION on 17.05 acres on the east side of Rancho Drive, 265 feet north of Vegas Drive (APN 139-20-411-015),
C-1 (Limited Commercial) and R-2 (Medium-Low Density Residential) Zones [PROPOSED: R-TH (Single Family
Attached)], Ward 5 (Crear) [PRJ-72752]. Staff recommends APPROVAL.
43. ABEYANCE - VAR-72584 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: 216 SPANISH OAKS,
LLC - For possible action on a request for a Variance TO ALLOW 303 PARKING SPACES WHERE 342 ARE
REQUIRED FOR AN EXISTING MULTI-FAMILY RESIDENTIAL DEVELOPMENT on 8.45 acres at 2301 South
Valley View Boulevard (APN 162-05-401-001), R-3 (Medium Density Residential) Zone, Ward 1 (Tarkanian) [PRJ-
72286]. Staff recommends DENIAL.
44. ABEYANCE - VAR-72762 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GARN C & LAUREN A
CROSSMAN - For possible action on a request for a Variance TO ALLOW A 30-FOOT FRONT YARD SETBACK
WHERE 50 FEET IS REQUIRED AND A FIVE-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED
FOR A PROPOSED ADDITION TO A SINGLE-FAMILY DWELLING on 0.46 acres at 5420 West Rome Boulevard
(APN 125-24-304-011), R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-72698]. Staff recommends DENIAL.
45. ABEYANCE - SUP-72798 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: DANIELLE
C. DUGAN - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 1704 South 9th Street (APN 162-03-712-002), R-1 (Single Family
Residential) Zone, Ward 3 (Coffin) [PRJ-72746]. Staff recommends DENIAL.
46. ZON-73049 - REZONING - PUBLIC HEARING - APPLICANT: KB HOMES - OWNER: DIRAK, LLC, ET AL -
For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-CL (SINGLE FAMILY
COMPACT-LOT) on 8.91 acres located on the east side of Bradley Road, 279 feet south of Turkey Lane (APNs
Multiple), Ward 6 (Fiore) [PRJ-72919]. Staff recommends DENIAL.
48. VAR-73051 - VARIANCE RELATED TO ZON-73049 AND WVR-73052 - PUBLIC HEARING - APPLICANT:
KB HOMES - OWNER: DIRAK, LLC, ET AL - For possible action on a request for a Variance TO ALLOW A 1.05
CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED on 10.31 acres located on the east side of
Bradley Road, 279 feet south of Turkey Lane (APNs Multiple), R-E (Residence Estates) Zone [PROPOSED: R-CL
(Single Family Compact-Lot)], Ward 6 (Fiore) [PRJ-72919]. Staff recommends DENIAL.
49. VAC-73053 - VACATION RELATED TO ZON-73049, WVR-73052 AND VAR-73051 - PUBLIC HEARING -
APPLICANT: KB HOMES - OWNER: DIRAK, LLC, ET AL - For possible action on a request for a Petition to
Vacate a 50-foot wide portion of right-of-way located on the east side of Bradley Road, 562 feet south of Turkey Lane,
Ward 6 (Fiore) [PRJ-72919]. Staff recommends DENIAL.
51. SCD-72989 - SUN CITY DEVIATION - PUBLIC HEARING - APPLICANT/OWNER: LAS VEGAS POLICE
PROTECTION ASSOCIATION - For possible action on a request for a Major Deviation TO ALLOW 60 PARKING
SPACES WHERE 68 ARE REQUIRED on 0.94 acres at 9330 West Lake Mead Boulevard (APN 138-18-812-007), P-C
(Planned Community), Ward 4 (Anthony) [PRJ-72863]. Staff recommends DENIAL.
52. VAR-72986 - VARIANCE - PUBLIC HEARING - APPLICANT: NINETY FIVE MANAGEMENT, LLC -
OWNER: SKYE CANYON MARKETPLACE, LLC, ET AL - For possible action on a request for a Variance TO
ALLOW A SIGN AREA OF 443 SQUARE FEET WHERE 328 SQUARE FEET IS THE MAXIMUM SIGN AREA
ALLOWED FOR A PROPOSED FREESTANDING SIGN on 30.00 acres at the northwest corner of West Skye Canyon
Park Drive and Grand Canyon Drive (APNs Multiple), T-D (Traditional Development) Zone, Ward 6 (Fiore) [PRJ-
72970]. Staff recommends DENIAL.
53. MSP-72987 - MASTER SIGN PLAN RELATED TO VAR-72986 - PUBLIC HEARING - APPLICANT: NINETY
FIVE MANAGEMENT, LLC - OWNER: SKYE CANYON MARKETPLACE, LLC, ET AL - For possible action
on a request for a Master Sign Plan FOR A PROPOSED SHOPPING CENTER on 30.00 acres at the northwest corner of
West Skye Canyon Park Drive and Grand Canyon Drive (APNs Multiple), T-D (Traditional Development) Zone, Ward 6
(Fiore) [PRJ-72970]. Staff recommends DENIAL.
55. VAR-72738 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: STEVEN & DOREEN ALVARADO -
For possible action on a request for a Variance TO ALLOW A PROPOSED ACCESSORY STRUCTURE (CLASS II)
[GARAGE] WITH A SEVEN-FOOT CORNER SIDE YARD SETBACK WHERE 15 FEET IS REQUIRED AND A
THREE-FOOT DISTANCE FROM THE PRINCIPAL DWELLING WHERE SIX FEET IS REQUIRED on 0.30 acres at
6761 Rocking Horse Avenue (APN 138-11-310-016), R-D (Single Family Residential-Restricted) Zone, Ward 5 (Crear)
[PRJ-72265]. Staff recommends DENIAL.
56. VAR-72931 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: EL BENJAMIN, LLC - For possible
action on a request for a Variance TO ALLOW A SINGLE ADDRESS FOR A MIXED-USE DEVELOPMENT WHERE
ONE ADDRESS PER BUILDING IS REQUIRED on 0.53 acres at the northeast corner of Bonneville Avenue and 6th
Street (APN 139-34-701-012), R-4 (High Density Residential) Zone, (Ward 3) Coffin [PRJ-72619]. Staff recommends
DENIAL.
57. VAR-72943 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: CARLA J LALANDE TRUST - For
possible action on a request for a Variance TO ALLOW AN A 23-FOOT REAR YARD SETBACK WHERE 50 FEET IS
REQUIRED FOR A PROPOSED ADDITION TO AN EXISTING SINGLE FAMILY DWELLING on 0.47 acres at 7417
Doe Avenue (APN 163-03-210-052), R-PD2 (Residential Planned Development - 2 Units per Acre) Zone, Ward 1
(Tarkanian) [PRJ-72912]. Staff recommends DENIAL.
58. VAR-72988 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GOLDEN ARCH, LP - For possible
action on a request for a Variance TO ALLOW A PROPOSED 50-FOOT TALL FREESTANDING SIGN WHERE 40
FEET IS THE MAXIMUM HEIGHT ALLOWED AND A FOUR-FOOT SETBACK WHERE A FIVE FEET IS
REQUIRED on 0.60 acres at 4400 East Charleston Boulevard (APN 140-32-401-004), C-1 (Limited Commercial) Zone,
Ward 3 (Coffin) [PRJ-72876]. Staff recommends DENIAL.
60. VAR-73015 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GABRIEL NUNO - For possible action
on a request for a Variance TO ALLOW AN EXISTING ACCESSORY STRUCTURE (CLASS II) [CASITA] WHICH
IS 69 PERCENT OF THE FLOOR AREA OF THE PRINCIPAL DWELLING WHERE 50 PERCENT IS THE
MAXIMUM ALLOWED on 0.14 acres at 1014 Yucca Avenue (APN 162-03-512-014), R-1 (Single Family Residential)
Zone, Ward 3 (Coffin) [PRJ-72856]. Staff recommends DENIAL.
61. VAR-73121 - VARIANCE - PUBLIC HEARING - APPLICANT: CLEAR CHANNEL OUTDOOR - OWNER:
STATE OF NEVADA DEPARTMENT OF TRANSPORTATION - For possible action on a request for a Variance TO
ALLOW A PREVIOUSLY EXISTING 65-FOOT TALL, 14-FOOT BY 48-FOOT OFF-PREMISE SIGN WITH A
PROPOSED 85-FOOT TALL, 14-FOOT BY 48-FOOT OFF-PREMISE SIGN ON THE SAME LOT at 192 North
Wallace Drive (APN 138-26-801-009), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-72942]. Staff
recommends DENIAL.
62. SUP-72925 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NEVADA AUTO - OWNER: MER-
CAR CORP - For possible action on a request for a Special Use Permit FOR A MOTOR VEHICLE SALES (USED)
USE WITH WAIVERS TO ALLOW A 16,553 SQUARE-FOOT DESIGNATED SITE AREA WHERE 25,000 SQUARE
FEET IS REQUIRED AND TO ALLOW 13 CUSTOMER PARKING SPACES WHERE 15 ARE REQUIRED at 1401
East Charleston Boulevard (APN 139-35-401-002), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-72909]. Staff
recommends DENIAL.
63. SUP-72889 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: YOUSSEF ELTOUFALI -
For possible action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL RENTAL
USE at 909 Artesia Way (APN 139-29-213-015), R-1 (Single Family Residential) Zone, Ward 5 (Crear) [PRJ-72866].
Staff recommends APPROVAL.
64. SUP-72937 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: OCEANVIEW FAMILY
TRUST AND ALONA AMBARTSOUMIAN TRS - For possible action on a request for a Special Use Permit FOR A
PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE at 8628 Inwood Drive (APN 138-32-813-038), R-1 (Single
Family Residential) Zone, Ward 2 (Seroka) [PRJ-72936]. Staff recommends APPROVAL.
65. SUP-72940 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: MARK DEL ROSARIO - OWNER:
MISAKO BROOKS - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE at 6657 Prospect Claim Court (APN 138-26-117-064), R-CL (Single Family Compact-
Lot) Zone, Ward 1 (Tarkanian) [PRJ-72939]. Staff recommends APPROVAL.
66. SUP-72945 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: THOMAS WEAVER - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A 238-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660
FEET IS REQUIRED at 2900 Gilmary Avenue (APN 162-05-616-004), R-1 (Single Family Residential) Zone, Ward 1
(Tarkanian) [PRJ-72944]. Staff recommends DENIAL.
67. SUP-72948 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: JARRETT CAMPBELL - OWNER:
JARRETT CAMPBELL, ET AL - For possible action on a request for a Special Use Permit FOR A PROPOSED
SHORT-TERM RESIDENTIAL RENTAL USE at 613 Starks Street (APN 139-30-711-063), R-1 (Single Family
Residential) Zone, Ward 5 (Crear) [PRJ-72947]. Staff recommends APPROVAL.
68. SUP-72958 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MELISSA PAZ - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 3225 Shoreline Drive (APN 163-08-811-022), R-1 (Single Family Residential) Zone, Ward 2 (Seroka) [PRJ-
72890]. Staff recommends APPROVAL.
70. SUP-72975 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: SANDY FRENCH
HOSPITALITY, LLC - For possible action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM
RESIDENTIAL RENTAL USE at 2220 Diamond Bar Drive (APN 163-04-811-014), R-E (Residence Estates) Zone, Ward
1 (Tarkanian) [PRJ-72974]. Staff recommends APPROVAL.
71. SUP-72979 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ZION YEHOSHUA AND
OFIR ZUR - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE at 5516 Flower Circle (APN 138-36-313-001), R-1 (Single Family Residential) Zone,
Ward 1 (Tarkanian) [PRJ-72853]. Staff recommends APPROVAL.
72. SUP-72997 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ESTHER M BRUNO - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A 327-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660
FEET IS REQUIRED at 6220 OBannon Drive (APN 163-02-718-035), R-PD5 (Residential Planned Development - 5
Units per Acre) Zone, Ward 1 (Tarkanian) [PRJ-72990]. Staff recommends DENIAL.
73. SUP-73008 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MIMI CHIANG BROWN -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A 57-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660
FEET IS REQUIRED at 1400 Houssels Avenue (APN 162-03-212-004) R-1 (Single Family Residential) Zone, Ward 3
(Coffin) [PRJ-73007]. Staff recommends DENIAL.
74. SUP-73009 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CHANDIKA ABEYWICKRAMA -
OWNER: NANDA ABEYWICKRAMA - For possible action on a request for a Special Use Permit FOR A PROPOSED
SHORT-TERM RESIDENTIAL RENTAL USE at 3228 Ivory Coast Drive (APN 163-08-816-043), R-CL (Single Family
Compact-Lot) Zone, Ward 2 (Seroka) [PRJ-72962]. Staff recommends APPROVAL.
75. SUP-73013 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: RICHARD GRAVES - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A 521-FOOT DISTANCE SEPARATION FROM A SIMILAR USE WHERE 660
FEET IS REQUIRED at 8521 Crest Hill Avenue (APN 138-32-610-014), R-1 (Single Family Residential) Zone, Ward 2
(Seroka) [PRJ-72455]. Staff recommends DENIAL.
76. SUP-73016 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ASSAF BEN-DOR - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE WITH A WAIVER TO ALLOW A 532-FOOT DISTANCE SEPARATION WHERE 660 FEET IS REQUIRED at
2117 Alhambra Circle (APN 162-03-810-009), R-1 (Single Family Residential) Zone, Ward 3 (Coffin) [PRJ-72957].
Staff recommends DENIAL.
CITIZENS PARTICIPATION:
78. 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
SUBJECT:
CALL TO ORDER
Agenda Item No.: 2.
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
Agenda Item No.: 3.
SUBJECT:
ROLL CALL
Agenda Item No.: 4.
SUBJECT:
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO
MATTERS ON THE AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO
THE PODIUM AND GIVE YOUR NAME FOR THE RECORD. THE AMOUNT OF
DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE SPEAKER IS
ALLOWED, MAY BE LIMITED
Agenda Item No.: 5.
SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF APRIL 10, 2018.
Agenda Item No.: 6.
SUBJECT:
FOR POSSIBLE ACTION - Any items from the Planning Commission, staff and/or the
applicant wish to be stricken or held in abeyance to a future meeting may be brought forward and
acted upon at this time.
Agenda Item No.: 7.
SUBJECT:
ABEYANCE - SDR-72382 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: CITY OF LAS VEGAS - For possible action on a request for a Major
Amendment to an Approved Site Development Plan Review (SDR-71773) FOR A PROPOSED
13,513 SQUARE-FOOT GOVERNMENT FACILITY (FIRE STATION) WITH A WAIVER
TO ALLOW A TEN-FOOT PERIMETER LANDSCAPE BUFFER WIDTH ALONG THE
NORTH PROPERTY LINE WHERE 12 FEET WAS PREVIOUSLY APPROVED at 2645
West Washington Avenue (APN 139-29-702-003), C-1 (Limited Commercial) Zone, Ward 5
(Vacant) [PRJ-72381]. 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. Support Comment Log
SDR-72382 [PRJ-72381]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 1
FS
SDR-72382 [PRJ-72381]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-72382 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 02/28/17 and elevations date stamped 04/04/18 except as amended
by conditions herein.
4. A Waiver from Title 19.08 is hereby approved, to allow a 10-foot landscape buffer
waiver along the north property line where 15 feet is required.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
7. 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.
8. The proposed public art sculpture/feature may be located at any location outside of
the required landscape buffer areas as deemed appropriate by the Department of
Public Works and Office of Cultural Affairs.
9. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
FS
SDR-72382 [PRJ-72381]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
Public Works
10. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along West Washington Avenue and Ernest May Lane 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.
10. Landscape and maintain all unimproved right-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
11. 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.
FS
SDR-72382 [PRJ-72381]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Major Amendment to an approved Site Development Plan Review
(SDR-71113) for a 13,513 square-foot Government Facility (Fire Station) to allow a 10-
foot wide landscape buffer waiver along the north property line where 15 feet is
required. The proposed fire station will be a replacement for the existing fire station on
the subject site
ISSUES
ANALYSIS
The request is for a Major Amendment to an approved Site Development Plan Review
(SDR-71773) for a 13,513 square-foot fire station at 2645 West Washington Avenue.
After the production of construction documents for the subject site, it was discovered
that the site could not accommodate a 12-foot wide landscape buffer along the north
property line as previously approved. The proposed amendment request is to increase
the previously approved landscape buffer waiver to allow a width of 10 feet where 15
feet is required.
Minor elevation changes were also made to the fire station. The previously approved
elevations depicted a building with a 29-foot pitched roof and a dark grey color scheme.
The new elevations depict a 24-foot flat roof with a desert natural color scheme. The
building foot print and all other design aspects of the site will remain as previously
approved though SDR-71773. This minor reduction of landscape buffer width along the
north property line will have minimal impact on the function or aesthetics of the subject
site while continuing to provide site visibility for fire apparatus ingress and egress. Staff
recommends approval of the request.
FS
SDR-72382 [PRJ-72381]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
FINDINGS (SDR-72382)
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;
4. Building and landscape materials are appropriate for the area and for the
City;
The building and landscape material are appropriate for the area and for the City.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to building inspections and therefore the public
health, safety and general welfare are protected.
FS
SDR-72382 [PRJ-72381]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A field check was conducted and the site is currently occupied with an
09/28/17
operating fire station.
FS
SDR-72382 [PRJ-72381]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Waivers
Requirement Request Staff Recommendation
10-foot wide landscape
15-foot wide perimeter
buffer along the north Approval
landscape buffer
property line
FS
SDR-72382
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SDR-72382 - REVISED
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SDR-72382 - REVISED
SDR-72382 [PRJ-72381] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: CITY OF LAS VEGAS
2645 WEST WASHINGTON AVENUE
01/04/2018
SDR-72382 [PRJ-72381] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: CITY OF LAS VEGAS
2645 WEST WASHINGTON AVENUE
01/04/2018
ОŐİֱՙธ̶ฎں
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SDR-72382
ОŐİֱՙธ̶ฎں
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SDR-72382
Agenda Item No.: 8.
SUBJECT:
ZON-73055 - REZONING - PUBLIC HEARING - APPLICANT: INTERURBAN
CONSTRUCTION, LLC - OWNER: URBAN LOFTS XIV, LTD - For possible action on a
request for a Rezoning FROM: R-PD13 (RESIDENTIAL PLANNED DEVELOPMENT - 13
UNITS PER ACRE) TO: R-TH (SINGLE FAMILY ATTACHED) on 4.24 acres at the
northwest corner of Charleston Boulevard and 25th Street (APN 139-35-815-002), Ward 3
(Coffin) [PRJ-72886]. Staff recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-73055, WVR-73056 and TMP-73057 [PRJ-72886]
2. Conditions and Staff Report - ZON-73055, WVR-73056 and TMP-73057 [PRJ-72886]
3. Supporting Documentation - ZON-73055, WVR-73056 and TMP-73057 [PRJ-72886]
4. Photo(s) - ZON-73055, WVR-73056 and TMP-73057 [PRJ-72886]
5. Justification Letter - ZON-73055, WVR-73056 and TMP-73057 [PRJ-72886]
6. Clark County School District - School Tracking Form - ZON-73055 and TMP-73057 [PRJ-
72886]
7. Support Postcards for ZON-73055 and WVR-73056 [PRJ-72886]
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
WVR-73056 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.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
TMP-73057 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.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
4. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
5. Prior to or at the time of submittal for any Final Map, the applicant shall submit a
revised map which provides an additional Non-Vehicular Path (0.5 - Links) for the
proposed development so the required connectivity ratio for the development is
achieved. If not, an additional Variance application will be required to address the
insufficient connectivity ratio on-site.
Public Works
7. Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner's Association.
8. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks
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.
9. The distance from the face of the garage door to the back of curb shall a maximum
of 5 feet or less.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
10. 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.
11. Each lot shall connect to public sewer. Provide Public Sewer Easements for all
public sewer lines not located within private streets on the Final map for this site.
No structures, and no trees or vegetation taller than three feet shall be allowed
within any Public Sewer Easements.
12. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required improvements shall be constructed
in accordance with the approved Development Agreement.
13. The proposed inverted crown private streets and the entry accessing this site from
25th Street are hereby approved as a Deviations of Standards. Any further
deviations will require separate approval from the City Engineer.
14. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services.
15. An update to the previously approved Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to the issuance of any grading or building permits or submittal of any construction
drawings, whichever may occur first. Provide and improve all drainageways as
recommended in the approved drainage plan/study.
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, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional 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.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
On April 19th, 2006 the City Council approved Rezoning (ZON-11718) from C-2
(General Commercial) to R-PD13 (Residential Planned Development – 13 Units per
Acre); Waiver (WVR-12176) to allow 30-foot private streets where 37 feet is the
minimum width required; Variance (VAR-11723) to allow 11,627 square feet of open
space where 61,079 square feet is the minimum amount of open space required and
Site Development Plan Review (SDR-11728) for a proposed 79-lot single family
residential development on the subject site. However, the entitlement for the Site
Development Plan Review has expired.
The applicant is proposing a Tentative Map (TMP-73057) for a 79-lot single family
attached residential subdivision on the subject site to establish a similar project to what
was previously approved. The subject site consist of one parcel zoned R-PD13
(Residential Planned Development – 13 Units per Acre) with an existing MXU (Mixed
Use) general plan land use designation, which has no maximum density. The MXU
(Mixed Use) general plan land use designation allows the R-E (Residence Estates),
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The applicant has proposed to rezone the subject site from R-PD13 (Residential
Planned Development – 13 Units per Acre) to R-TH (Single Family Attached), the
submitted tentative map indicates the development will have lot sizes ranging from
1,600 square feet to 2,520 square feet. Existing commercially zoned properties are
located adjacent to the north, south and west perimeter of the subject site, including C-1
(Limited Commercial) and C-2 (General Commercial) zoning districts. The east
perimeter of the site is adjacent to single-family residential and commercial property
located within Clark County, which is zoned R-3 (Multiple-Family Residential) and C-2
(General Commercial). Staff has determined that the proposed R-TH (Single Family
Attached) zoning district is consistent with the existing MXU (Mixed Use) general plan
land use designation and is compatible with the existing commercial and residential
developments in the area, therefore, staff recommends approval of this request.
The applicant has also requested a Waiver (WVR-73056) of Title 19.04.070 to allow 24-
foot wide private streets that terminate in a non-standard design behind a gate where
47-foot wide streets are required. Per Title 19.04.070 “Any proposed deviations from the
minimum public street standards must be approved by a Waiver and must be separated
from abutting standard streets by a gate.” Since the proposed street design is similar in
scope to the street design previously approved on the subject site, staff supports the
applicant’s request.
Staff notes that perimeter north/south and east/west cross sections are shown with this
Tentative Map submittal. Since this property and all surrounding property is developed
or graded, no retaining walls are shown or anticipated.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
The Clark County School District projects that approximately 34 primary and secondary
school students would be generated by the proposed development on this site. Of the
three schools serving the area (Sunrise Acres Elementary School, Roy Martin Middle
School and Desert Pines High School), the District notes that Sunrise Acres Elementary
School and Desert Pines High School are over capacity for the 2017-18 school year,
and no new schools are planned in this area at this time.
This parcel is not currently served by Las Vegas Valley Water District (LVVWD),
however there is an existing 16’x7’x5’ above ground critical pressure reducing valve
station (PRV) within an easement immediately east of the existing commercial driveway.
The proposed site plan has an exit driveway from the property to Fremont that might
have visibility issues with the PRV, or potentially a conflict with Lot 22 on the Tentative
Map. Staff has reviewed the comments and determined that the existing utility
equipment will have minimal negative impact regarding visibility.
In summary, staff supports the requested Rezoning as it is consistent with the existing
MXU (Mixed Use) General Plan Designation and is appropriate for the area. Also, staff
supports the Waiver and Tentative Map as the development is harmonious with the
surrounding area and mirrors the previously approved development on the subject site;
therefore, staff recommends approval of these applications.
FINDINGS (ZON-73055)
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The proposed R-TH (Single Family Attached) zoning designation would permit
single family development, which is compatible with the existing commercial
and single family dwellings located adjacent to the subject site.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The subject site will be access by Eastern Avenue, Fremont Street and 25th
Street, which are adequate in size to service the proposed development.
FINDINGS (WVR-73056)
Substantial evidence has been presented to warrant the requested Waivers of Title
19.04.070 to allow 24-foot wide private streets that terminate in a non-standard design
behind a gate where 47-foot wide streets are required. As the request is similar is scope
to previous development approvals on the subject site which have expired, staff
recommends approval of the request subject to conditions.
FINDINGS (TMP-73057)
The proposed Tentative Map conforms to Nevada Revised Statutes. Staff supports the
applicant’s request as the request is similar is scope to previous development approvals
on the subject site; therefore, staff recommends approval of the Tentative Map, subject
to conditions.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
03/12/18 A pre-application meeting was held with the applicant to discuss the
submittal requirements for a Rezoning, Waiver and Tentative Map for
03/22/18
a proposed 79-lot residential subdivision.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine site visit staff observed the subject site as
04/02/18
undeveloped with natural desert vegetation.
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
ZON-73055, WVR-73056 AND TMP-73057 [PRJ-72886]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 10 -
Intersection – Internal - 5
Cul-de-sac Terminus - -
Intersection – External Street or Stub Terminus - -
Intersection – Stub Terminus w/ Temporary Turn Around
- 3
Easements
Non-Vehicular Path - Unrestricted - -
Total 10 8
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.25*
* The applicant must submit a revised Final Map, which depicts an additional Non-
Vehicular Path (0.5 - Links) for the proposed development so the required connectivity
ratio for the development is achieved. If not, an additional Variance application will be
required to address the insufficient connectivity ratio. A condition of approval has been
added to address this concern.
JB
ZON-73055
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
ZON-73055
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
ZON-73055
C-V
R-4 C-1
SUNRISE ST
FR
EM
O NT
ST N 25TH ST
R-PD13
N 26TH ST
E CHARLESTON BLVD SUBJECT
PROPERTY ATLANTIC ST
C-2
S EASTERN AVE
±
FROM R-PD13 TO R-TH
Zoning
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
N-S - Neighborhood Service M - Industrial
1500' Buffer
R-A - Ranch Acres R-3 - Medium Density
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density GIS maps are normally produced
Residential
City Limits only to meet the needs of the City .
R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
this map is for reference only.
Residential-Restricted R-5 - Apartment Geographic Information System
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Planning & Development Dept.
Planned Development
R-MH - Mobile/Manufactured Not City 702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Monday, April 02, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential
Manufactured Home Park Park
T-C - Town Center Subject Property
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
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ʉʉʉ㈠—ผ⇡Ŵ่кਙ⑾ש⎯שਙʉ่γਙこ֭⎯㈠㌱ਙこฌ
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Ɔ╗A7ںxฎોɱㅡ㈠̶ںӧDzỏฌ xฌ bḶЌ╗ŐAƆ╗●ЌḚ7ҜA╗DzŐ●AՁฌ ฌ
7Ҝ●Ќ
ں੧
Ɔ╗A7ںxોxx㈠xxฌ
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ AЌC7bAО7ӧƆDzDz7ЌḶ╗Dzỏ㈠ฌ
ธㄦ╗Ġ7Ɔ╗ŐDzDz╗ฌ
ธ ੧7Ҝ●Ќฌ
ЌḶ╗Dzฌ
ЌḶ╗Dz
ŐDzҜḶЌ╗7Ɔ╗ฌ
Ɔ╗A7ṲોṲṲ7ӧЌCḶ╗ỏฌ
फḶ⎯こƥธㅡોㄦธ㈠̶̶ӧҜỏฌ ฎֱ●ЌbĠ Ҝ●Ќ●ҜⓈҜ ƆḶՁ●C
ฎֱ●ЌbĠ7Ҝ●Ќ●ҜⓈҜ7ƆḶՁ●Cฌ
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ
ḚŐḶⓈ╗DzC bҜⓈ ԱՁḶbì
ḚŐḶⓈ╗DzC7bҜⓈ7ԱՁḶbì㈠7̶ฌ
bḶⓈŐƆDzƆ AԱḶЋDz ●Ќ●Ɔ
bḶⓈŐƆDzƆ7AԱḶЋDz7●Ќ●ƆĠฌ
ḚŐACDz Û●╗Ġ AՁՁ İḶ●Ќ╗
╗
ḚŐACDz7Û●╗Ġ7AՁՁ7İḶ●Ќ╗Ɔฌ
ОŐİֱՙธฎฎ″ҜḶŐ╗AŐDzC㈠
ҜḶŐ╗AŐDzC㈠ฌ
DzЌC7ŐDz㈠7ОŐḶİDzb╗ฌ
ฎ
ŐDzҜḶЌ╗7Ɔ╗ฌ
ںો
ƆОƆŐֱㄦฎธӧxںธỏฌ
xx
x̶゜ธ″゜ںฎ
ฌ
फḶ่फ7ฎںો̶″㈠ㅡฎ7О㈠Ḷ㈠╗㈠ӧDzỏएฌ
Ɔ╗A7ฎxોՙ̶㈠ՙ″7ӧЌCḶ╗ỏ
फḶ फ ธㅡોฎx xx О Ḷ ╗ ӧҜỏ
ԱÛںฌ
ں7 ںฌ
ҜŴผ㌱γ7ธธⓒ7ธxںฎ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ОкŴ่่ħ่ف7ִ7C֭֭ﭨкਙऑこ่֭ש7C֭ऑŴผשこ่֭ש
̶̶̶7Ќਙผשγ7ŐŴ่㌱γਙ7Cผħ֭ﭨ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںx″
Ɔ—⇡㈾֭㌱̬ש7 DzŴ⎯֭שผ่7A֭—่֭ﭨ7Ձਙ⑾⎯ש7╗่֭שŴשħ֭ﭨ7ҜŴऑⓒ7Őֱ֭Ύਙ่ħ่فⓒ7Ŵ่₡7ЋŴผħŴ่㌱֭7ӧŐ֭₡—㌱שħਙ่7ħ่ฌ
Ḷऑ่֭7ƆऑŴ㌱֭ỏ7ॅ7İ—⎯שħ⑾ħ㌱Ŵשħਙ่7Ձ֭֭ששผ
ӧAОЌ̬7̶ںɱ̶ֱㄦֱฎںㄦֱxxธỏ
╗ਙ7Ûγਙこ7╗γħ⎯7ҜŴੂ7bਙ่㌱֭ผ่̬
╗γħ⎯7 İ—⎯שħ⑾ħ㌱Ŵשħਙ่7 Ձ֭֭ששผ7 γŴ⎯7 ⇡่֭֭7 ऑผਙﭨħ₡֭₡7 שਙ7 ֭ゥऑкŴħ่7 שγ֭7 ่֭㌱֭⎯⎯ħੂש7 ⑾ਙผ7 Ŵ7 ЋŴผħŴ่㌱֭7 ⑾ਙผ7 שγ֭ฌ
ऑผਙऑਙ⎯֭₡7 ผ֭⎯ħ₡่֭שħŴк7 ₡֭֭ﭨкਙऑこ่֭ש7 Ŵש7 שγ֭7 ่ਙผשγʉ֭⎯ש7 ㌱ਙผ่֭ผ7 ਙ⑾7 ธㄦשγ7 Ɔשผ֭֭ש7 Ŵ่₡7 bγŴผк֭⎯שਙ่ฌ
Աਙ—к֭ﭨŴผ₡7 ӧAОЌ̬7 ̶ںɱ̶ֱㄦֱฎںㄦֱxxธỏ7שਙ7 ผ֭₡—㌱֭7 שγ֭7Ḷऑ่֭7ƆऑŴ㌱֭7Ő֭—׀ħผ֭こ่֭ש7⑾ผਙこ7″ںⓒxՙㅡɱֱ⎯⑾ฌ
שਙ7 ںฎⓒㅡㄦㄦֱ⎯⑾㈠7 ╗γ֭7 ऑผਙऑਙ⎯֭₡7 DzŴ⎯֭שผ่7 A֭—่֭ﭨ7 Ձਙ⑾⎯ש7 ผ֭⎯ħ₡่֭שħŴк7 ₡֭֭ﭨкਙऑこ่֭ש7 ʉħкк7 ħ่㌱к—₡֭7 ՙɱฌ
ผ֭⎯ħ₡่֭שħŴк7 кਙ⎯ש㈠7 ╗γ֭7 ⎯ħ֭ש7ʉŴ⎯7 ऑผ֭ﭨħਙ—⎯кੂ7 Ŵऑऑผਙ֭ﭨ₡7 ħ่7 ธxx″7 ⑾ਙผ7 ผ֭▷ਙ่ħ่ف7⑾ผਙこ7 bֱธ7שਙ7 ŐֱОC̶ںฌ
ӧΎḶЌֱںںՙںฎỏⓒ7Ŵ7╗่֭שŴשħ֭ﭨ7ҜŴऑ7ӧ╗ҜОֱں″″ㄦ̶ỏ7Ŵ่₡7Ŵ7ЋŴผħŴ่㌱֭7⑾ਙผ7ผ֭₡—㌱֭₡7Ḷऑ่֭7ƆऑŴ㌱֭7ӧЋAŐֱ
ںںՙธ̶ỏ7⑾ਙผ7שγ֭7⎯Ŵこ֭7₡֭֭ﭨкਙऑこ่֭ש7ऑผਙ㈾֭㌱ש㈠7╗γ֭7⎯ħ֭ש7ʉŴ⎯7่ਙש7₡֭֭ﭨкਙऑ֭₡7₡—֭7שਙ7שγ֭7₡ਙʉ่7—שผ่ฌ
ħ่7 שγ֭7֭㌱ਙ่ਙこੂ㈠7 О֭ผ7שγ֭7Оผֱ֭Ɔ—⇡こħששŴк7 Ҝ֭֭שħ่ف7Ŵש7שγ֭7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ਙ่7ҜŴผ㌱γ7ฎⓒ7ธxںฎⓒฌ
שγ֭7₡֭֭ﭨкਙऑ֭ผ7 ħ⎯7ผ֭ש⎯֭—׀ħ่ف7שγŴש7 שγ֭7㌱—ผผ่֭ש7Ύਙ่ħ่ف7Cħ⎯שผħ㌱ש7 ŐֱОC̶ں7ʉħкк7 ่֭֭₡7שਙ7 ผֱ֭▷ਙ่֭₡7 Ŵ⎯ฌ
Őֱ╗Ġ7⑾ਙผ7שγ֭7ऑผਙऑਙ⎯֭₡7ผ֭⎯ħ₡่֭שħŴк7Ɔħ֭ש7ОкŴ่㈠7
╗γ֭7╗่֭שŴשħ֭ﭨ7ҜŴऑ7Aऑऑкħ㌱Ŵשħਙ่7שγŴש7ħ⎯7Ŵк⎯ਙ7⇡֭ħ่ف7⎯—⇡こħ֭שש₡7Ŵкਙ่ف7ʉħשγ7שγ֭7Ύਙ่ħ่ف7Aऑऑкħ㌱Ŵשħਙ่ฌ
ħ⎯7 שγ֭7 ⎯Ŵこ֭7 кŴੂਙ—ש7 Ŵ⎯7 ʉŴ⎯7 Ŵऑऑผਙ֭ﭨ₡7 ħ่7 ธxx″7 ӧ╗ҜОֱں″″ㄦ̶ỏ㈠7 ╗γ֭7 ऑผਙऑਙ⎯֭₡7 ऑผħﭨŴ֭ש7 ħ่֭שผħਙผฌ
⎯שผ֭֭⎯שⓒ7 кਙש7 кŴੂਙ—ש7 Ŵ่₡7 ਙऑ่֭7 ⎯ऑŴ㌱֭7 Ŵผ֭Ŵ⎯7 Ŵผ֭7 שγ֭7 ⎯Ŵこ֭7 Ŵ⎯7 ʉŴ⎯7 ऑผ֭ﭨħਙ—⎯кੂ7 Ŵऑऑผਙ֭ﭨ₡㈠7 ╗γ֭ฌ
ऑผਙऑਙ⎯֭₡7שਙʉ่γਙこ֭⎯7ʉħкк7⇡֭7㌱к—⎯֭שผ֭₡7שਙש֭فγ֭ผ7ħ่7—่ħ⎯ש7ਙ⑾7שγผ֭֭7שਙ7⎯ħゥ7שਙʉ่γਙこ֭⎯㈠7Aк⎯ਙ7 ่ਙ֭שฌ
שγŴש7 שγ֭7⎯ħ֭ש7ħ⎯7⇡ਙผ₡֭ผ֭₡7⇡ੂ7ऑ֭ผħこ֭֭שผ7⎯שผ֭֭⎯ש7֭ゥ㌱֭ऑש7⑾ਙผ7שγ֭7㌱ਙここ֭ผ㌱ħŴк7 кਙש7Ŵש7שγ֭7่ਙผשγ7֭Ŵ⎯שฌ
㌱ਙผ่֭ผ7 ਙ⑾7 DzŴ⎯֭שผ่7 A֭—่֭ﭨ7 Ŵ่₡7 ผ֭こਙ่ש7 Ɔשผ֭֭ש㈠7 Ɔħ่㌱֭7 שγ֭ผ֭7 ħ⎯7 ่ਙ7 ㌱γŴ่֭ف7 שਙ7 שγ֭7 ╗่֭שŴשħ֭ﭨฌ
ҜŴऑⓒ7שγ֭7Ŵऑऑкħ㌱Ŵ่ש7ħ⎯7⎯֭֭Qħ่ف7ŴऑऑผਙﭨŴк7ਙ⑾7שγ֭7╗่֭שŴשħ֭ﭨ7ҜŴऑ㈠
╗γ֭7ऑผ֭ﭨħਙ—⎯7 ЋŴผħŴ่㌱֭7 ⑾ਙผ7 שγħ⎯7 ⎯ħ֭ש7 ӧЋAŐֱںںՙธ̶ỏ7 ʉŴ⎯7 Ŵऑऑผਙ֭ﭨ₡7 ⑾ਙผ7 Ŵ7 ผ֭₡—㌱שħਙ่7 ħ่7שγ֭7 Ḷऑ่֭ฌ
ƆऑŴ㌱֭7 ผ֭—׀ħผ֭こ่֭ש7 ⑾ผਙこ7 ″ںⓒxՙㅡɱֱ⎯⑾7 שਙ7 ںںⓒ″ธՙֱ⎯⑾㈠7
ⓒ ●่7 שγ֭7 ŴऑऑผਙﭨŴк7
ऑऑ ਙ⑾7 שγ֭7 ऑผ֭ﭨħਙ—⎯7 ЋŴผħŴ่㌱֭ⓒฌ
שγ֭7 Ŵऑऑкħ㌱Ŵ่ש7 ʉŴ⎯7 ผ֭—׀ħผ֭₡7 ħ่7
่ кħ֭—7
кħ֭— ਙ⑾7
ਙ⑾ ㌱ਙこऑкħŴ่㌱֭7
㌱ਙこऑкħŴ่㌱֭ ʉħשγ7
ʉħשγ שγ֭7
שγ֭ Ḷऑ่֭7
Ḷऑ่֭ ƆऑŴ㌱֭7
Ɔ ผ֭—׀ħผ֭こ่֭⎯ש7 ਙ⑾7 שγ֭ฌ
Ҝ—่ħ㌱ħऑŴк7 bਙ₡֭7 ںɱ㈠x″㈠xㅡxⓒ7 שਙ7ਙ ㌱ਙ่שผħ⇡—֭ש
㌱ਙ่שผħ⇡—֭ש7 ╗ਙ7Ûγਙこ7●ש7
╗ਙ Ûγਙこ ● שҜŴੂҜŴੂ7 bਙ่㌱֭
bਙ่㌱֭ผ่̬7 ╗γ֭7bħੂש7 ਙ⑾7 ՁŴ⎯7 Ћ֭فŴ⎯ฌ
ОŴผQ⎯7b●О7—่₡7ħ่7שγ֭7Ŵこਙ—่ש7ਙ⑾7∵Ɔ—׀Ŵผ֭7֭֭ש7ਙ⑾7Ḷऑ่֭7ƆऑŴ㌱֭7ʉŴħ֭ﭨ₡7ゥ7॥ㅡ㈠xxべ7שਙ7⇡֭7—שħкħ▷֭₡ฌ
่ שਙ⑾ ∵Ɔ—׀Ŵผ֭ ֭֭ שਙ⑾ Ḷऑ่֭ ƆऑŴ㌱֭ ʉŴ
⇡ੂ7 שγ֭7 bħੂש7 ਙ⑾7 ՁŴ⎯7 Ћ֭فŴ⎯7 ⑾ਙผ
⑾ਙผ7 ħこऑผਙ֭ﭨこ่֭⎯ש7
ħこऑผਙ֭ﭨこ่֭ש ⎯שਙ7
שਙ ֭ゥħ⎯שħ่ف7
֭ゥħ⎯שħ่ فऑ—⇡кħ㌱
ऑ—⇡кħ㌱7 ऑŴผQ⎯7 ่֭Ŵผ⇡ੂ㈠7 Ɔħ่㌱֭7 שγ֭ฌ
Ŵऑऑкħ㌱Ŵ่ש7γŴ⎯7Ŵفผ֭֭₡7שਙ7שγ֭⎯֭7֭שผこ⎯ⓒ7שγ֭7Ŵऑऑкħ㌱Ŵ่ש7ħ⎯7⎯֭֭Qħ่ف7ŴऑऑผਙﭨŴк7ਙ⑾7שγ֭7⎯Ŵこ֭7ЋŴผħŴ่㌱֭ฌ
֭ ֭שผこ⎯ⓒ שγ֭ Ŵऑऑкħ㌱Ŵ่ שħ⎯ ⎯֭֭Qħ่ فŴऑऑผ
ผ֭ש⎯֭—׀7ʉħשγ7שγħ⎯7Aऑऑкħ㌱Ŵשħਙ่㈠
₡ਙʉ่שਙʉ่7 ऑผਙ㈾֭㌱⎯ש㈠7 ╗γ֭⎯֭7 ऑผਙऑਙ⎯֭₡7 —่ħ⎯ש7 Ŵผ֭7 Ŵ7 ऑผਙ่֭ﭨ7 こਙ₡֭к7 ⑾ਙผ7 שγ֭7 bħੂש7 ਙ⑾7 ՁŴ⎯7 Ћ֭فŴ⎯ฌ
₡ਙʉ่שਙʉ่7Ŵ่₡7ʉħкк7⇡֭7Ŵ่7Ŵ⎯⎯֭ש7שਙ7שγ֭7㌱ਙここ—่ħੂש㈠7Ɔħ่㌱֭7שγ֭7ऑผਙऑਙ⎯֭₡7Ɔħ֭ש7ОкŴ่7Ŵ่₡7╗่֭שŴשħ֭ﭨฌ
ҜŴऑ7こ֭֭ש7שγ֭7こħ่ħこŴк7кਙש7⎯ħ▷֭⎯7ਙ⑾7שγ֭7Őֱ╗Ġ7Ύਙ่ħ่ف7Cħ⎯שผħ㌱שⓒ7שγ֭7₡֭֭ﭨкਙऑ֭ผ7ħ⎯7⎯֭֭Qħ่ف7שγ֭7bħੂשฌ
ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ŴऑऑผਙﭨŴк7ਙ⑾7שγ֭7ऑผਙऑਙ⎯֭₡7Ύਙ่ħ่ف7Cħ⎯שผħ㌱ש7Őֱ╗Ġ㈠
C—֭7שਙ7שγ֭7Ŵ⇡ਙ֭ﭨ7㈾—⎯שħ⑾ħ㌱Ŵשħਙ่⎯7⑾ਙผ7שγ֭7╗่֭שŴשħ֭ﭨ7ҜŴऑⓒ7Őֱ֭Ύਙ่ħ่فⓒ7Ŵ่₡7ЋŴผħŴ่㌱֭7Aऑऑкħ㌱Ŵשħਙ่⎯ⓒฌ
שγ֭7Ŵऑऑкħ㌱Ŵ่ש7 ħ⎯7ผ֭ש⎯֭—׀ħ่ف7 ŴऑऑผਙﭨŴк7שγħ⎯7 ผ֭⎯ħ₡่֭שħŴк7₡֭֭ﭨкਙऑこ่֭ש㈠㈠7●⑾7 Ŵ₡₡ħשħਙ่Ŵк7 ħ่⑾ਙผこŴשħਙ่7 ħ⎯ฌ
ผ֭—׀ħผ֭₡ⓒ7ऑк֭Ŵ⎯֭7㌱ਙ่שŴ㌱ש7こ֭㈠77
Ɔħ่㌱֭ผ֭кੂⓒ
İਙ֭7Aкﭨħ่7ĠŴ—่ⓒ7ОDzⓒ7ҜƆDz
ĠAⓈЌ╗Dzb7bħﭨħк7Dz่فħ่֭֭ผħ่ف7
Ḷʉ่֭ผ
ӧՙxธỏ7ธںɱֱㄦՙฎㄦ
㈾γŴ—่㌀γŴ—่֭ש㌱่֭ف㈠㌱ਙこ
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
SUBJECT:
WVR-73056 - WAIVER RELATED TO ZON-73055 - PUBLIC HEARING - APPLICANT:
INTERURBAN CONSTRUCTION, LLC - OWNER: URBAN LOFTS XIV, LTD - For possible
action on a request for a Waiver TO ALLOW 24-FOOT WIDE PRIVATE STREETS THAT
TERMINATE IN A NON-STANDARD DESIGN BEHIND A GATE WHERE 47-FOOT WIDE
STREETS ARE REQUIRED on 4.24 acres at the northwest corner of Charleston Boulevard and
25th Street (APN 139-35-815-002), R-PD13 (Residential Planned Development - 13 Units per
Acre) Zone [PROPOSED: R-TH (Single Family Attached)], Ward 3 (Coffin) [PRJ-72886]. Staff
recommends APPROVAL.
C.C.: 6/20/2018
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.
WVR-73056
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
WVR-73056
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
Agenda Item No.: 10.
SUBJECT:
TMP-73057 - TENTATIVE MAP RELATED TO ZON-73055 AND WVR-73056 - EASTERN
AVENUE LOFTS - PUBLIC HEARING - APPLICANT: INTERURBAN CONSTRUCTION,
LLC - OWNER: URBAN LOFTS XIV, LTD - For possible action on a request for a Tentative
Map FOR A PROPOSED 79-LOT SINGLE FAMILY ATTACHED SUBDIVISION WITH A
WAIVER TO ALLOW A THREE-FOOT LANDSCAPE BUFFER ALONG A PORTION OF
THE NORTH AND SOUTH PERIMETER WHERE SIX FEET IS REQUIRED on 4.24 acres at
the northwest corner of Charleston Boulevard and 25th Street (APN 139-35-815-002), R-PD13
(Residential Planned Development - 13 Units per Acre) Zone [PROPOSED: R-TH (Single
Family Attached)], Ward 3 (Coffin) [PRJ-72886]. Staff recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Support Postcards
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.
TMP-73057
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
TMP-73057
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
Ћ●b●Ќ●╗ù7ҜAОฌ
ЋAՁՁDzù7Ɔ╗ฌ
╗DzЌ╗A╗●ЋDz7ҜAОฌ
ƆⓈЌŐ●ƆDz7AЋDzฌ
Ɔ ⓈЌŐ●ƆDz7AЋDzฌ
Ќ╗Ɔฌ
ḶŐฌ
Ɔ╗A7ںㄦોɱں㈠ՙɱ7ӧЌCḶ╗ỏ7 ЋAՁՁDzù7Ɔ╗ฌ
DzAƆ╗DzŐЌ7AЋDzฌ ОŐḶİDzb╗ฌ
ںɱોxxฌ
ƆDz╗ԱAbìƆฌ Ɔ●╗Dzฌ
ฌ
Dz
Ɔ●╗Dzฌ
ӧƆDzDz7ƆĠDzDz╗7ธỏ
bŐḶƆƆ7ƆDzb╗●ḶЌ7Աฌ
Ћ
Ő
DzAƆ╗DzŐЌ7AЋDzЌⓈDz7ՁḶ╗Ɔฌ DzҜ ƆⓈЌŐ●ƆDz7Ɔ╗ฌ
7A
ḶЌ
Ɔ╗A7ںฎોɱ″㈠ɱㄦฌ
ธㄦ╗Ġ7Ɔ╗
╗7Ɔ
Ő
xฌ ╗ฌ
ોx
╗Dz
ں″
Ɔ
A
Dz
ธㄦ ╗Ġ7Ɔ╗ฌ
ธ″╗Ġ7Ɔ╗ฌ
DzṲ7ںธफ7ÛA╗DzŐฌ
ҜDzACḶÛƆ7AЋDzฌ
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AОЌ7̶ںɱ̶ֱㄦֱฎںㄦֱxxธฌ
Ɔ DzÛDzŐ
ฌ
㌀ 7x㈠ںՙ੧ฌ
Ɔ ⓈƆ╗A●╗Aⓒ7AЌ╗ḶЌ●Ḷ7b㈠ฌ
xธ x bĠAŐՁDzƆ╗ḶЌ7ԱՁЋC7 bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ
DzṲ 7̶ㄦxՁ7̶xफฌ
ֱx Ձb ોx Ⓢ╗●Ձ●╗●DzƆ7
xㅡ ㅡ7Ձ ںㄦ
ㄦֱฎ 7ں
̶ֱ AŐù
̶ɱ ԱAՁՁAŐC7CŐฌ
ںฎોxx
Ќ7 ںAƆ7Ҝ Ő
Оฌ Ɔ Dz
A ╗ Ҝ
Ő Ḷ
Aฌ Ќ
Ա ╗7Ɔ
ОDzù╗ḶЌ7CŐฌ ╗ฌ
A ╗ՁAЌ╗●b7Ɔ╗ฌ
x
ોx
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DzAƆ╗ÛḶḶC7CŐฌ
bŐ DzƆ╗ÛḶḶC7AЋDzฌ
DzAƆ ╗DzŐЌ7AЋDzฌ
ִ7Ҝ㈠7Ա●╗╗●Dz7О㈠ฌ
x
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ںՙોxxฌ
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xx ㄦธ
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ں″ોxx
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Ġשฌ
bŐ Dzฌ
Ḷ
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Dz╗ ฌ
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Û A╗DzŐ
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ƆDzÛDzŐ7㌀7x㈠ںɱ੧ฌ
DzŐฌ
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xો
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Û A╗DzŐฌ
Ő
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7ฎ
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ธㅡ
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x
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ฎฌ
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ṲṲṲṲ㈠ṲṲฌ CDzƆ●ḚЌ7ḚŐACDz7DzՁDzЋA╗●ḶЌฌ
∵ṲṲṲṲ㈠ṲṲべฌ CDzƆ●ḚЌ7ḚŐACDz7DzՁDzЋA╗●ḶЌ7Աù7Ḷ╗ĠDzŐƆฌ
╗DzЌ╗A╗●ЋDz7ҜAОฌ
ՙㅡ
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x
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ОŐḶОḶƆDzC7ƆⓈԱֱCŐA●Ќ7ҜAЌĠḶՁDzฌ
ںธफ7ƆC7 DzṲ●Ɔ╗●ЌḚ7Ɔ╗ḶŐҜ7CŐA●Ќฌ
ںธफ7Û7 DzṲ●Ɔ╗●ЌḚ7ÛA╗DzŐ7Ձ●ЌDzฌ
̶ںોxxฌ
ӧЌCḶ╗ỏฌ
ՙㄦ ฎफ77Ɔฌ DzṲ●Ɔ╗●ЌḚ7ƆDzÛDzŐ7Ձ●ЌDzฌ
ЋDzฌ
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x
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Û
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Cฌ
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Ġฌ
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̶ㄦ xՁ
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7ฎ ՙ″ फ7Ɔ
ોx
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DzŐ
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ฌ
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A╗ ธ੧ Ɔ ●╗
Û
DzŐ
̶ ੧ DzŐ A╗ DzṲ●Ɔ╗●ЌḚ7ԱՁḶbì7ÛAՁՁฌ
Ɔ╗A7ՙㅡો̶x㈠̶ں7ӧЌCḶ╗ỏฌ
ฌ DzŐ
bŐ Dzฌ
DzÛ
ⓈЌ ฌ Ḷ
●╗ ″ फ7
ОŐḶОḶƆDzC7ԱՁḶbì7ÛAՁՁฌ
″ फ7Ɔ
ƆDz ӧ ƆDz ƆƆ7Ɔ
Û
DzC
DzŐ Dz7Ɔ Dz
ฌ
7Ա AО Ќ
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ںธોxxฌ
╗Ġ ̶ɱ̶ֱ Dz╗ Ќ
DzŐ ㄦ ՙՙ
ોฌx
7ธỏฌ 7Aฌ
Ɔ7Dz ֱฎx
x
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7●Ќ
b㈠ฌ
ⓙ⒋
⒋⒋õ⒋⒋õ⒋ⓙ⒋⒋ฌ
ЋAŐ●DzƆ7ธㅡƥ7ḶŐ7̶xƥฌ ՙฎ ںฌ
ોx Ձ●ЌDz7Ḷ7╗ĠDz7ƆḶⓈ╗ĠDzAƆ╗7ỢⓈAŐ╗DzŐ7ӧƆDz7ㅡỏ7Ḷ7ƆDzb╗●ḶЌ7̶ㄦⓒฌ
xฌ
″फ7ƆDzÛDzŐฌ
ㄦफ7bḶЌbŐDz╗Dz7
DzŐ
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ƆDzÛDzŐ7㌀7x㈠ธㄦ੧ฌ
DzṲ7̶″xՁ7̶xफ
A╗
bⓈŐЋDz7╗AԱՁDzฌ ЋDzḚAƆⓒ7bՁAŐì7bḶⓈЌ╗ùⓒ7ЌDzЋACA7ⓒ7AƆ7ƆĠḶÛЌ7ḶЌ7╗ĠŴ╗ฌ
फ7Û
bDzŐ╗A●Ќ7ҜAО7ḶЌ7●ՁDz7●Ќ7╗ĠDz7bՁAŐì7bḶⓈЌ╗ù7ŐDzbḶŐCDzŐƥƆฌ
ธㅡ
AОЌ7̶ںɱ̶ֱ″ֱㅡںxֱxㄦɱ
Ɔ●ՁЋDzŐ7ƆACCՁDz7●Ќb㈠7
Ḷ●bDzⓒ7●Ќ7ԱḶḶì7̶ธⓒ7ОAḚDz7ɱں7Ḷ7ОՁA╗Ɔ㈠ฌ
ںںો
″फ7Ҝ●Ќ7╗ùОDz7●●ฌ
″फ7bⓈŐԱฌ AḚŐDzḚA╗Dz7ԱAƆDzฌ
ⓈЌCDzŐ7bḶЌbŐDz╗Dzฌ
″फ7Ҝ●Ќ7╗ùОDz7●7ḶŐฌ
Ɔ╗A7ںںxોㅡՙ㈠̶ɱ7ӧЌCḶ╗ ԱDzЌbĠҜAŐìฌ
╗ùОDz7●●7AḚŐDzḚA╗Dz7ԱAƆDzฌ ̶ฎ
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ
DzṲ7ںธफ7ÛA╗DzŐฌ xx
ธ╗7ЋAՁՁDzù7ḚⓈ╗╗DzŐฌ ㅡՁ
7ฎ
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″फ7Ҝ●Ќ7╗ùОDz7●●ฌ DzÛ
DzŐ
AḚŐDzḚA╗Dz7ԱAƆDzฌ 7㌀
7x㈠ฎ ฎx
ⓈЌCDzŐ7ḚⓈ╗╗DzŐ㈠ฌ ㄦ੧ ોx A7Ő●ЋDz╗7AЌC7ОՁA╗Dz7●Ќ7╗ĠDz7╗ḶО7Ḷ7bⓈŐԱ7A╗7╗ĠDz7ЌḶŐ╗ĠDzAƆ╗ฌ
Ɔ╗A7ںxฎોɱㅡ㈠̶ںӧDzỏฌ ฌ xฌ ฎɱ
Ձ
7ฎफ7 bḶŐЌDzŐ7Ḷ7ŐDzҜḶЌ╗7Ɔ╗ŐDzDz╗7AЌC7DzAƆ╗DzŐЌ7AЋDzЌⓈDz㈠ฌ
╗ AЌC DzAƆ╗DzŐЌ AЋDzЌⓈDz㈠
Ɔ╗A7ںxોxx㈠xx7
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ ㌀ ƆDz
ธㄦ╗Ġ7Ɔ╗ŐDzDz╗7
7ں㈠″ ÛDz
x੧ Őฌ
ฌ
ںx″ોxxฌ ںxՙોxx ںxฎોxx ںxɱોxx ںںxો xx ںںںોxx ںںธોฌ DzՁDzЋA╗●ḶЌ7ए7ㄦ″ฎ㈠ฎ″ɱㅡ7こ֭֭שผ⎯7ӧЌAЋCƥฎฎ7ОⓈԱՁ●ƆĠDzCỏฌ
ЌAЋCƥฎฎ ОⓈԱՁ●ƆĠDzCỏ
ㅡɱㄦՁ 7̶xफ7ƆDzÛDzŐฌ DzՁDzЋA╗●ḶЌ7ए7ںฎ″″㈠̶ՙ7Ⓢ㈠Ɔ㈠7ƆⓈŐЋDzù7DzDz╗7ӧЌAЋCƥฎฎ7ОⓈԱՁ●ƆĠDzCỏฌ
ЋDzù DzDz╗ ӧЌAЋCƥฎฎ ОⓈԱՁ●ƆĠDzCỏ
̶ ธ″Ձ7ںฎफ7ƆDzÛDzŐ7㌀7ں㈠ธ̶੧ฌ ںฎफ7ƆDzÛDzŐฌ
ں
ฌ
Dz
Ɔ●╗Dz
ӧƆDzDz7ƆĠDzDz╗7ธỏฌ
bŐḶƆƆ7ƆDzb╗●ḶЌ7Աฌ
Û
ธ ㅡफ Őฌ
Dz
ÛDz
ฎफ Ő
ŐDzҜḶЌ╗7Ɔ╗ฌ
ƆDz
ฌ ฌ
A ԱAЌCḶЌDzC7ںธफ7ƆDzÛDzŐฌ
Ɔ╗A7ṲોṲṲ7ӧЌCḶ╗ỏ7 Ɔ╗A7ṲોṲṲ7ӧЌCḶ╗ỏฌ
फḶ⎯こƥธㅡોㄦธ㈠̶̶ӧҜỏฌ
ں㈠̶ธ੧ฌ ╗DzƆ
ЌḶ╗DzƆฌ
फ7ƆDzÛDzŐ7㌀7
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ ㅡxɱՁ7ธں bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ
ں㈠77╗ĠDzŐDz7AŐDz7ЌḶ7DzṲ●Ɔ╗●ЌḚ7Ɔ╗ŐⓈb╗ⓈŐDzƆ7ḶŐ7Ab●Ձ●╗●DzƆ7ḶЌฌ
ŐⓈb╗ⓈŐDzƆ ḶŐ Ab●Ձ●╗●DzƆ ḶЌ
╗ĠDz7ОŐḶОDzŐ╗ù㈠ฌ
Ő●ḚA╗●ḶЌ ḶŐ CŐA●ЌAḚDz
ธ㈠77╗ĠDzŐDz7AŐDz7ЌḶ7DzṲ●Ɔ●╗ЌḚ7●ŐŐ●ḚA╗●ḶЌ7ḶŐ7CŐA●ЌAḚDzฌ
ОŐİֱՙธฎฎ″
Ɔ╗A7ںxોxx㈠xxฌ
ธㄦ╗Ġ7Ɔ╗ฌ
DzЌC7ŐDz㈠7ОŐḶİDzb╗ฌ
ù㈠
DzAƆDzҜDzЌ╗Ɔ7ḶЌ7╗ĠDz7ОŐḶОDzŐ╗ù㈠ฌ
ฎں
x̶゜ธ″゜ںฎ
ŐDzҜḶЌ╗7Ɔ╗ฌ
ો
ƆОƆŐֱㄦฎธӧxںธỏฌ ̶㈠77╗ĠDzŐDz7AŐDz7ЌḶ7DzṲ●Ɔ●╗ЌḚ7Ɔ╗ḶŐҜ7CŐA●ЌƆ7ḶЌ7ḶŐ7ACİAbDzЌ╗ฌ
╗ḶŐҜ CŐA●ЌƆ ḶЌ ḶŐ ACİAbDzЌ╗
╗Ҝںฌ
xx
ֱںՙxธֱㅡ̶ธֱㄦ̶xxฌ
ฌ
फḶ่फ7ฎںો̶″㈠ㅡฎ7О㈠Ḷ㈠╗㈠ӧDzỏएฌ
ֱںՙxธֱธธՙֱธɱธɱ7 ֱںฎxxֱธธՙֱธ″xxฌ ╗Ḷ7╗ĠDz7Ɔ●╗Dz㈠ฌ
Ɔ╗A7ฎxોՙ̶㈠ՙ″7ӧЌCḶ╗ỏ
TMP-73057
Ћ●b●Ќ●╗ù7ҜAОฌ
╗DzЌ╗A╗●ЋDz7ҜAОฌ ƆⓈЌŐ●ƆDz7AЋDzฌ
Ɔ ⓈЌŐ●ƆDz7AЋDzฌ
Ќ╗Ɔฌ
ЋAՁՁDzù7Ɔ╗ฌ
ḶŐฌ ОŐḶİDzb╗ฌ
Ɔ●╗Dzฌ
ฌ
Dz
Ћ
Ő
DzҜ ƆⓈЌŐ●ƆDz7Ɔ╗ฌ
7A
ḶЌ
Ќ
╗7Ɔ
Ő
╗ฌ
╗Dz
Ɔ
A
Dz
ธㄦ ╗Ġ7Ɔ╗ฌ
DzAƆ╗DzŐЌ7AЋDzЌⓈDz7ՁḶ╗Ɔฌ
ธ ″╗Ġ7Ɔ╗ฌ
ҜDzACḶÛƆ7AЋDzฌ
bĠAŐՁDzƆ╗ḶЌ7ԱՁЋC7 bĠAŐՁDzƆ╗ḶЌ7ԱՁЋCฌ
ԱAՁՁAŐC7CŐฌ
AОЌ7̶ںɱ̶ֱㄦֱฎںㄦֱxxธฌ Ő
Dz
Ҝ
Ḷ
Ќ
╗7Ɔ
ОDzù╗ḶЌ7CŐฌ ╗ฌ
A ╗ՁAЌ╗●b7Ɔ╗ฌ
ĠḶⓈƆ╗ḶЌ7CŐฌ
Dz AƆ╗ÛḶḶC7CŐฌ
bŐ DzƆ╗ÛḶḶC7AЋDzฌ
Dz AƆ╗DzŐЌ7AЋDzฌ
Ɔ●╗DzƥƆ7bŐḶƆƆ7ƆDzb╗●ḶЌ7Aฌ
Ġשฌ
ںฎ″ںฌ
ںฎ″xฌ
ںฎㄦɱฌ
ںฎㄦฎฌ
ںxોxxฌ
ƆbAՁDz̬7ĠḶŐΎḶЌ╗AՁ7ںफए̶xƥฌ
ЋDzŐ╗●bAՁ7ںफए̶ƥฌ
Ɔ●╗DzƥƆ7bŐḶƆƆ7ƆDzb╗●ḶЌ7Աฌ
╗DzЌ╗A╗●ЋDz7ҜAОฌ
ںฎ″″ฌ
ںฎ″ㄦฌ
ںฎ″ㅡฌ
ںฎ″̶ฌ
ںฎ″ธฌ
ںฎ″ںฌ
ںฎ″xฌ
ںฎㄦɱฌ
ںฎㄦฎฌ
ںฎㄦՙฌ
ںฎㄦ″ฌ
ںฎㄦㄦฌ
ƆbAՁDz̬7ĠḶŐΎḶЌ╗AՁ7ںफए̶xƥฌ
ЋDzŐ╗●bAՁ7ںफए̶ƥฌ
TMP-73057
Ћ AՁՁDzù7Ɔ╗ฌ
Ћ●b●Ќ●╗ù7ҜAОฌ
О ⓈԱՁ●b7Ɔ╗ŐDzDz╗ฌ
ƆⓈЌŐ●ƆDz7AЋDzฌ
Ɔ╗ŐDzDz╗7ƆDzb╗●ḶЌƆฌ Ɔ ⓈЌŐ●ƆDz7AЋDzฌ
ЋAՁՁDzù7Ɔ╗ฌ
Ɔ╗A7ںㄦોɱں㈠ՙɱ7ӧЌCḶ╗ỏฌ
ОŐḶİDzb╗ฌ Ќ╗Ɔฌ
DzAƆ╗DzŐЌ7AЋDzฌ
㈠ฌ
Ɔ●╗Dzฌ
ںɱોxx
ฌ
Dz
Ћ
Ő
DzҜ ƆⓈЌŐ●ƆDz7Ɔ╗ฌ
7A
DzAƆ╗DzŐЌ7AЋDzЌⓈDz7ՁḶ╗Ɔฌ ḶЌ
Ќ
╗7Ɔ
Ő
╗ฌ
Ɔ╗A7ںฎોɱ″㈠ɱㄦฌ
ธㄦ╗Ġ7Ɔ╗
╗Dz
xฌ
Ɔ
ોx
A
ں″
Dz
ธㄦ ╗Ġ7Ɔ╗ฌ
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ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
TMP-73057
ОŐİֱՙธฎฎ″
x̶゜ธ″゜ںฎ
TMP-73057
Agenda Item No.: 11.
SUBJECT:
ZON-72921 - REZONING - PUBLIC HEARING - APPLICANT: CITY OF LAS VEGAS -
OWNER: UNITED STATES OF AMERICA - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: C-V (CIVIC) on a portion of 27.50 acres at the
southeast corner of Grand Teton Drive and Bradley Road (APN 125-13-501-011), Ward 6
(Fiore) [PRJ-72923]. Staff recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards and Support Comment Form
ZON-72921 [PRJ-72923]
** STAFF RECOMMENDATION(S)**
** NOTIFICATION**
PROTESTS 1
APPROVALS 1
NE
ZON-72921 [PRJ-72923]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This request is for a conforming zone change of a portion of an existing 27.50 acre
public park located at 7850 Bradley Road from R-E (Residence Estates) to C-V (Civic).
Staff is supporting this request.
ISSUES
x The 4.78 acre northwestern portion of the existing 27.50 acre park is currently zoned
R-E (Residence Estates), while the remaining 22.72 acres are zoned C-V (Civic).
x The entire 27.50 acre public park has a General Plan designation of PF (Public
Facility).
ANALYSIS
The subject site is a 27.50 acre park located at the southeast corner of Grand Teton
Drive and Bradley Road. Known as “Teton Trails Park,” the developed portions of the
subject site currently contain two lacrosse fields, restroom facilities, a playground with
water play area, walking paths, picnic area with barbeque grills, and two parking lots.
The undeveloped portion of the park will be completed as funding becomes available.
The entire 27.50 acre park has a General Plan designation of PF (Public Facilities). The
Public Facilities category allows large governmental building sites and complexes,
police and fire facilities, non-commercial hospitals and rehabilitation sites, sewage
treatment and storm water control facilities, and other uses considered public or semi-
public such as libraries, schools, parks, and public utility facilities. The subject site is a
public park.
Currently the park land has two zoning districts, C-V (Civic) and R-E (Residence
Estates). The purpose of the Civic District is to provide for the continuation of existing
public and quasi-public uses and for the development of new schools, libraries, public
parks, public flood control facilities, police and fire, electrical transmission facilities,
Water District and other public utility facilities. The C-V District is consistent with the
Public Facilities category of the General Plan. The purpose of the Residence Estates
District is to provide for low density residential units located on large lots and conveying
a rural environment. This District is consistent with the policies of the Desert Rural
Density Residential category of the General Plan.
NE
ZON-72921 [PRJ-72923]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
It is customary for a single parcel to have one zoning district designated for the entire
site. As the subject site is an existing public park, staff finds the request to rezone the
northwestern 4.78 acre portion of the 27.50 acre park to C-V (Civic) conforms to the
General Plan designation of Public Facility, with future development planned for the
park being an important factor in the need for this application; therefore, staff is
recommending approval of this request. If denied, the existing public park will remain a
single parcel with two zoning districts as a public park is a permitted use in the R-E
(Residence Estates) zoning district.
FINDINGS (ZON-72921)
The subject site has a General Plan designation of PF (Public Facility). The
proposed C-V (Civic) zoning district conforms to this 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.
Land uses allowed in the C-V (Civic) zoning district include schools, libraries,
public parks, and police facilities. These public and quasi-public uses are
compatible with the surrounding residential area.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The subject site is an existing public park with the northwestern portion of the
27.50 acres currently zoned R-E (Residence Estates). Rezoning this portion of the
subject site eliminates the split-zoning occurring on the site and allows the entire
public park to conform to the General Plan designation of PF (Public Facility).
NE
ZON-72921 [PRJ-72923]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
NE
ZON-72921 [PRJ-72923]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
NE
ZON-72921 [PRJ-72923]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a routine pre-application meeting where the submittal
03/15/18
requirements for a rezoning application were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Surrounding
Existing Land Use Planned Land Use Existing Zoning
Property
Subject Property City Park PF (Pubic Facilities) C-V (Civic)
Single Family, R (Rural Density R-E (Residence
North
Detached Residential) Estates)
R-PD7 (Residential
Single Family, ML (Medium Low
Planned Development –
Detached Density Residential)
7 Units per Acre)
South
PR-OS
Public School,
(Parks/Recreation/Open C-V (Civic)
Primary
Space)
R-PD5 (Residential
Single Family, L (Low Density
East Planned Development –
Detached Residential)
5 Units Per Acre)
R-PD3 (Residential
Single Family, R (Rural Density
West Planned Development –
Detached Residential)
3 Units per Acre)
NE
ZON-72921 [PRJ-72923]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
NE
ZON-72921
ОŐİֱՙธɱธ̶
x̶゜ธں゜ںฎ
ZON-72921
ОŐİֱՙธɱธ̶
x̶゜ธں゜ںฎ
ZON-72921
THOM BLVD
R-E
R-PD5
ON DR
GRAND TET
R-PD2
C-V
SUBJECT
PROPERTY WHISPER ING
SAND S DR
BRADLEY RD
± R-PD7
FA R
Residential
City Limits only to meet the needs of the City .
R-D - Single-Family C-D - Designed Commercial P-C - Planned Community Due to continuous development activity
this map is for reference only.
Residential-Restricted R-5 - Apartment Geographic Information System
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Planning & Development Dept.
Planned Development
R-MH - Mobile/Manufactured Not City 702-229-6301
Home Residence C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Monday, April 02, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential
Manufactured Home Park Park
T-C - Town Center Subject Property
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
ZON-72921 [PRJ-72923] - REZONING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED STATES OF
AMERICA
SOUTHEAST CORNER OF GRAND TETON DRIVE AND BRADLEY ROAD
04/02/2018
ZON-72921 [PRJ-72923] - REZONING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED STATES OF
AMERICA
SOUTHEAST CORNER OF GRAND TETON DRIVE AND BRADLEY ROAD
04/02/2018
ZON-72921 [PRJ-72923] - REZONING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED STATES OF
AMERICA
SOUTHEAST CORNER OF GRAND TETON DRIVE AND BRADLEY ROAD
04/02/2018
ZON-72921 [PRJ-72923] - REZONING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED STATES OF
AMERICA
SOUTHEAST CORNER OF GRAND TETON DRIVE AND BRADLEY ROAD
04/02/2018
ZON-72921 [PRJ-72923] - REZONING - APPLICANT: CITY OF LAS VEGAS - OWNER: UNITED STATES OF
AMERICA
SOUTHEAST CORNER OF GRAND TETON DRIVE AND BRADLEY ROAD
04/02/2018
ОŐİֱՙธɱธ̶
x̶゜ธں゜ںฎ
ZON-72921
Agenda Item No.: 12.
SUBJECT:
SUP-72998 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 18
FREMONT STREET ACQUISITION, LLC - For possible action on a request for a Special Use
Permit FOR A 459-FOOT TALL BUILDING WHERE THE AIRPORT OVERLAY DISTRICT
LIMITS THE HEIGHT TO 200 FEET at the southwest and southeast corners of Ogden Avenue
and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General Commercial) Zone,
Ward 5 (Crear) [PRJ-72865]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002,
SUP-73003 and SDR-73004 [PRJ-72865]
2. Conditions and Staff Report - SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002,
SUP-73003 and SDR-73004 [PRJ-72865]
3. Supporting Documentation - SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002,
SUP-73003 and SDR-73004 [PRJ-72865]
4. Photo(s) - SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 and
SDR-73004 [PRJ-72865]
5. Justification Letter - SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-
73003 and SDR-73004 [PRJ-72865]
6. Clark County Department of Aviation Comments
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
** STAFF RECOMMENDATION(S) **
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Notification Page Two
May 8, 2018 - Planning Commission Meeting
** NOTIFICATION **
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72998 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72999), Special Use Permit (SUP-73000), Special Use Permit (SUP-73001),
Special Use Permit (SUP-73002), Special Use Permit (SUP-73003) and Site
Development Plan Review (SDR-73004) shall be required.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All 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. Prior to or at the time of submittal for any building permit, the applicant shall
provide written verification by the FAA and/or the Clark County Department of
Aviation of the following:
a. Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed
Construction or Alteration" with the FAA, in accordance with 14 CFR Part
77, or submit to the Clark County Director of Aviation a “Property Owner’s
Shielding Determination Statement” and request written concurrence from
the Clark County Department of Aviation;
b. No Building Permit or other construction permit shall be issued for any
structure greater than 35 feet above the surface of land that, based upon
the FAA’s 7460 airspace determination (the outcome of filing the FAA
Form 7460-1) would (a) constitute a hazard to air navigation, (b) would
result in an increase to minimum flight altitudes during any phase of flight
(unless approved by the Department of Aviation), or (c) would otherwise
be determined to pose a significant adverse impact on airport or aircraft
operations.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-72999 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Gaming
Establishment, Non-restricted use.
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-73000), Special Use Permit (SUP-73001),
Special Use Permit (SUP-73002), Special Use Permit (SUP-73003) and Site
Development Plan Review (SDR-73004) shall be required.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. Approval of this Special Use Permit does not constitute approval of a liquor
license.
5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
6. All 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.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-73000 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Night
Club use.
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-72999), Special Use Permit (SUP-73001),
Special Use Permit (SUP-73002), Special Use Permit (SUP-73003) and Site
Development Plan Review (SDR-73004) shall be required.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6. Approval of this Special Use Permit does not constitute approval of a liquor
license.
7. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Four
May 8, 2018 - Planning Commission Meeting
SUP-73001 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Massage
Establishment use.
2. This business shall operate in conformance to Chapter 6 of the City of Las Vegas
Municipal Code.
3. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-72999), Special Use Permit (SUP-73000),
Special Use Permit (SUP-73002), Special Use Permit (SUP-73003) and Site
Development Plan Review (SDR-73004) shall be required.
4. 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.
7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Five
May 8, 2018 - Planning Commission Meeting
SUP-73002 CONDITIONS
Planning
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-72999), Special Use Permit (SUP-73000),
Special Use Permit (SUP-73001), Special Use Permit (SUP-73003) and Site
Development Plan Review (SDR-73004) shall be required.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. A Waiver from Title 19.12 is hereby approved, to allow more than five rental
vehicles to be stored on the site at any one time.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Six
May 8, 2018 - Planning Commission Meeting
SUP-73003 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-72999), Special Use Permit (SUP-73000),
Special Use Permit (SUP-73001), Special Use Permit (SUP-73002) and Site
Development Plan Review (SDR-73004) shall be required.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All 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.
SDR-73004 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72998), Special Use Permit (SUP-72999), Special Use Permit (SUP-73000),
Special Use Permit (SUP-73001), Special Use Permit (SUP-73002), and Special
Use Permit (SUP-73003) shall be required.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Seven
May 8, 2018 - Planning Commission Meeting
3. All development shall be in conformance with the site plan and landscape plan
date stamped 03/22/18; and building elevations date stamped 03/22/18 and
04/30/18, except as amended by conditions herein.
4. A Waiver from Title 19.12 is hereby approved, to allow 1,488 parking spaces
where 7,544 are required.
5. A Waiver from Title 19, Appendix F, Interim Downtown Las Vegas Development
Standards is hereby approved to allow the parking structure to not provide ground
level retail, office and/or restaurant space where such is required.
6. A Waiver from Title 19, Appendix F, Interim Downtown Las Vegas Development
Standards is hereby approved to allow a zero-foot setback with zero landscaping
where such is required.
7. A Waiver from Title 19, Appendix F, Interim Downtown Las Vegas Development
Standards is hereby approved to allow no arcades, awnings and canopies on the
ground floor of the proposed structure where such is required.
8. A Waiver from Title 19, Appendix F, Interim Downtown Las Vegas Development
Standards is hereby approved to allow a civic amenity to satisfy 50% of the 70%
first story façade alignment along the front property line requirement.
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. All utility or mechanical equipment shall comply with the provisions of the Title 19,
Appendix F, Interim Downtown Las Vegas Development Standards unless
approved by a separate Waiver.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Eight
May 8, 2018 - Planning Commission Meeting
13. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
15. Prior to or at the time of submittal for any building permit, the applicant shall
provide written verification by the FAA and/or the Clark County Department of
Aviation of the following:
a. Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed
Construction or Alteration" with the FAA, in accordance with 14 CFR Part
77, or submit to the Clark County Director of Aviation a “Property Owner’s
Shielding Determination Statement” and request written concurrence from
the Clark County Department of Aviation;
b. No Building Permit or other construction permit shall be issued for any
structure greater than 35 feet above the surface of land that, based upon
the FAA’s 7460 airspace determination (the outcome of filing the FAA
Form 7460-1) would (a) constitute a hazard to air navigation, (b) would
result in an increase to minimum flight altitudes during any phase of flight
(unless approved by the Department of Aviation), or (c) would otherwise
be determined to pose a significant adverse impact on airport or aircraft
operations.
c. Applicant is advised that FAA’s airspace determinations are dependent on
petitions by any interested party and the height that will not present a
hazard as determined by the FAA may change based on these comments.
d. Applicant is advised that the FAA’s airspace determinations include
expiration dates and that the separate airspace determinations will be
needed for construction cranes or other temporary equipment.
16. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Nine
May 8, 2018 - Planning Commission Meeting
Public Works
17. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Ogden Avenue, Main Street and First Street adjacent to this site in
accordance with code requirements of Title 13.56.040 to the satisfaction of the City
Engineer concurrent with development of this site. All existing paving damaged or
removed by this development shall be restored at its original location and to its
original width concurrent with development of this site.
18. The proposed aerial pedestrian bridge across Main Street is hereby approved in
concept. Final design criteria for the bridge, addressing minimum clearance height
above Main Street and traffic signal visibility concerns shall be approved by the
Department of Public Works prior to the issuance of any permits for the bridge. An
Aerial Easement for the proposed pedestrian bridge across Main Street shall be
recorded prior to the issuance of permits as required by the Department of Public
Works.
19. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.
20. Submit a License Agreement for landscaping and private improvements, if any, in
the Ogden Avenue, Main Street and First Street public rights of way adjacent to
this site prior to this issuance of permits for these improvements. The applicant
must carry an insurance policy for the term of the License Agreement and add the
City of Las Vegas as an additionally insured entity on this insurance policy. If
requested by the City, the applicant shall remove property encroaching in the
public right-of-way at the applicant's expense pursuant to the terms of the City's
License Agreement. The installation and maintenance of all private improvements
in the public right of way shall be the responsibility of the adjacent property
owner(s) and shall be transferred with the sale of the property for the entire term of
the License Agreement. Coordinate all requirements for the License Agreement
with the Land Development Section of the Department of Building and Safety (702-
229-4836).
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Conditions Page Ten
May 8, 2018 - Planning Commission Meeting
21. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.
22. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to redevelop the southwest and southeast corners of Ogden
Avenue and Main Street with a hotel and casino with an above ground parking garage
linked to the hotel and casino by a pedestrian sky bridge that spans across Main Street.
ISSUES
x A Special Use Permit is requested to allow the proposed hotel building to exceed
the height limitation of 200 feet established by the Airport Overlay District. Staff
recommends approval of this request.
x A Special Use Permit is requested for a proposed 117,740 square-foot Gaming
Establishment, Non-restricted within the Gaming Enterprise Overlay District. Staff
supports this request.
x A Special Use Permit is requested for a 608,965 square-foot Night Club use in
the C-2 (General Commercial) zoning district. Staff is recommending approval of
this request.
x A Special Use Permit is requested for a Massage Establishment in the C-2
(General Commercial) zoning district. Staff is recommending approval of this
request.
x A Waiver is requested to allow the proposed Massage Establishment to be
located approximately 90 feet from an existing Massage establishment
located within another hotel and casino. Staff supports this request.
x A Waiver is requested to allow the hours of operation for the proposed spa
with massage service to be open 24 hours a day where Title 19.12 limits the
hours of operation for massage services from 6:00 a.m. to 10:00 p.m. Staff
supports this request.
x A Special Use Permit is requested to allow a 300 square-foot Automobile Rental
use where Title 19.12 requires 25,000 square feet to be dedicated to the use.
Staff is recommending approval of this request.
x A Waiver is requested to allow more than five rental vehicles to be stored on
the site at any one time. Staff supports this request.
x A Special Use Permit is requested to allow a proposed Valet Parking use to
exceed 20 percent of the required parking. Staff is recommending approval of
this request.
x A Site Development Plan Review is requested to construct a 1,224,485 square-
foot, 459-foot tall hotel and casino with an 817,605 square-foot, 143-foot tall
parking garage. Staff is recommending approval of this request.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
ANALYSIS
Airport Overlay
Title 19.10 requires any new construction on a parcel located within the Airport Overlay
District to be approved by the Planning Commission if such construction or alteration
exceeds any of the following height standards:
1. Two hundred feet above the ground level at its site;
2. The plane of an imaginary surface extending outward and upward at a slope of 100
to 1 for a horizontal distance of 20,000 feet from the nearest point of the nearest
runway of any airport subject to the provisions of this subchapter;
3. For highways, railroads and other traverse ways for mobile objects; if construction
or alteration is of greater height than the standards set forth in Paragraphs (1) or (2)
above, after their height has been adjusted upward for the appropriate traverse way
as follows:
a. For interstate highways: 17 feet;
b. For any other public roadways: 15 feet;
c. For any private road: 10 feet or the height of the highest mobile object that would
normally traverse the road, whichever is greater;
d. For any railroad: 23 feet;
e. For a waterway or any other unspecified traverse way: the height of the highest
mobile object that would normally use the traverse way.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
In addition, Federal Aviation Regulations (Title 14, Part 77) require that the Federal
Aviation Administration (FAA) be notified before the construction or alteration of any
building or structure greater than 200 feet in height (§ 77.13(a)(1)) or that will exceed a
slope of 100:1 for a distance of 20,000 feet from the nearest point of any airport runway
greater than 3,200 feet in length (§ 77.13 (a)(2)(i)). Such notification allows the FAA to
determine what impact, if any, the proposed development will have upon navigable
airspace, and allows the FAA to determine whether the development requires
obstruction marking or lighting. The proposed development will exceed the 100:1 notice
requirement for the North Las Vegas Airport (VGT). Therefore, as required by 14 CFR
Part 77, the FAA must be notified of the proposed construction or alteration. At the
request of the CCDOA, Conditions of Approval have been included to ensure
compliance with the Federal Aviation Regulations.
The applicant has submitted a request for a Special Use Permit in accordance with Title
19.12 due to the height of the proposed project exceeding the 200-foot height limitation
placed on the site by the Federal Aviation Regulations. Staff finds the proposed
development capable of complying with the Federal Aviation Regulations and is
recommending approval of this request.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
The proposed use meets this requirement as the subject site is located within the
Gaming Enterprise Overlay District described in Section 19.10.120.
The proposed use meets this requirement as the proposed development would
be a new non-restricted gaming establishment.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as the subject site is within the
Gaming Enterprise Overlay District.
The proposed development meets the Minimum Special Use Requirements set forth by
Title 19.12; therefore staff recommends approval of the request.
Night Club
The Night Club use is defined by Title 19.12 as:
A. “An establishment, other than a teen dance center, where its primary operations are
that of preparing and serving alcoholic beverages for immediate on-premises
consumption and the provision of live entertainment, generally operated primarily in
the late evening/early morning hours. An establishment shall be considered a
nightclub if it exhibits the following characteristics;
1. Live entertainment is provided in an area that exceeds fifty square feet, and the
following spaces shall be included in the calculation of such area: stage space, disc
jockey space, dance floor(s), and any space primarily dedicated to the viewing of
the live entertainment provided by the licensee; and
2. Its primary operating hours are generally between the hours of nine p.m. and five
a.m. the following day, or “afterhours” between four a.m. and 10 a.m on the same
day.
B. For purposes of this description, live entertainment includes live music (with or
without dancing), recorded or digital music played for patrons by a live disc jockey or
electronic device, or karaoke entertainment or other stage shows, such as a
magician, comedian other similar type of performance artist.”
The Minimum Special Use Permit Requirements for this use include:
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as the subject site is not within 1,500
feet of a church, synagogue, school, child care facility licensed for more than 12
children or City Park.
The proposed use meets this requirement as this is the measurement method
used to determine if there are any protected uses within the 1,500-foot radius of
the subject sites.
4. Requirement 4: For the purpose of Requirement 3, 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
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as there are no protected uses within
1,500 feet of the subject sites.
The proposed use meets this requirement if concurrent Special Use Permit
application (SUP-72999) is approved.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
Requirement number six is not applicable as there are no protected uses within
1,500 feet of the subject sites.
7. Requirement 7: The use shall conform to, and is subject to, the provisions of
LVMC Chapter 6.50.
The proposed use meets this requirement as staff has included a recommended
Condition of Approval to ensure compliance with LVMC Chapter 6.50.
8. Requirement 8: No nightclub may be located within 500 feet of any single- family
dwelling unless:
a. The parcel on which the nightclub will be located is adjacent to Las Vegas
Boulevard between Charleston Boulevard and Fremont Street;
b. The parcel has a minimum net site area of 0.25 acres; and
c. The nightclub use will be located within a building that has a minimum of
5000 square feet of gross floor area dedicated to the use.
The proposed use meets this requirement as the subject sites are not within 500
feet of a single family dwelling.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as the applicant has requested a
Special Use Permit (SUP-72999) for a Gaming Establishment, Non-restricted
which if approved, allows any number of ancillary alcoholic beverage-related
uses with an on-sale component.
The applicant is requesting a Special Use Permit to allow Night Club uses to occur
within the public areas of the proposed development, including the casino floor area,
pool area, and restaurants in order to accommodate live performances and dancing
within these public areas. The subject site meets the Minimum Special Use Permit
requirements set forth by Title 12.12 for a Night Club use; therefore, staff recommends
approval of this request.
Massage Establishment
The Massage Establishment use is defined by Title 19.12 as “A facility which is
occupied and used for the purpose of practicing massage therapy as defined in LVMC
Chapter 6.52. This use does not include the “accessory massage,” as defined in this
Title.”
The applicant has proposed a 7,865 square-foot spa as an amenity for the hotel and
casino guests. Massage will be included as part of the services offered to the guest of
the spa which requires a Special Use Permit in the C-2 (General Commercial) zoning
district.
The Minimum Special Use Permit Requirements for this use include:
1. Requirement 1: The use shall comply with all applicable requirements of LVMC
Title 6.
The proposed use meets this requirement as staff has added a recommended
Condition of Approval requiring the use to comply with LVMC Title 6.
The proposed use meets this requirement as the subject site is accessed by
vehicular traffic through Main Street, which is a Primary Arterial as defined by the
Master Plan of Streets and Highways.
3. Requirement 3: The use may not be located within 400 feet of any church/house
of worship, school, City Park, individual care center licensed for more than 12
children, or any parcel zoned for residential use.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as the subject site is not within 400
feet of any church/house of worship, school, City Park, individual care center
licensed for more than 12 children, or any parcel zoned for residential use.
4. Requirement 4: The use may not be located within 1000 feet of any other
massage establishment.
Staff is recommending approval of the requested Special Use Permit with Waivers to
allow the Massage Establishment to be located within 1,000 feet of another Massage
Establishment, and to allow the proposed spa to offer massage services 24 hours a day
as it is customary for a resort style hotel and casino to provide spa services, including
massage on the premises.
Automobile Rental
The Automobile Rental use is defined by Title 19.12 as “A facility for the rental of new or
used automobiles or other passenger vehicles. For purposes of the limitations of this
Title on outside storage, vehicles kept on a lot for rental purposes are not considered to
be outside storage.”
As part of the proposed hotel and casino, the applicant has proposed to offer their
guests on-site Automobile Rental services. The Automobile Rental use is a Conditional
use in the C-2 (General Commercial) zoning district. Conditional Use Regulation
number one requires the minimum site area designated for rental services to be 25,000
square feet. The applicant is proposing a 300 square foot area within the hotel and
casino for the Automobile Rental use. Due to the proposed use not meeting Conditional
Use Regulation number one, a Special Use Permit is requested.
The Minimum Special Use Permit Requirements for this use include:
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Eleven
May 8, 2018 - Planning Commission Meeting
1. Requirement 1: No more than 5 rental vehicles shall be stored on the site at any
one time.
The applicant has requested a Waiver to allow more than five vehicles to be
stored on-site. Staff supports this Waiver as it is customary for a hotel and casino
to provide their guests with rental car services.
The proposed use meets this requirement as the subject site’s primary land use
is a proposed hotel and casino. Automobile Rental services would be offered to
guests as a complimentary accessory service only.
The proposed use meets this requirement as the subject site’s primary land use
is a proposed hotel and casino. Automobile Rental services would be offered to
guests as a complimentary accessory service only.
The proposed use meets this requirement as the subject site’s primary land use
is a proposed hotel and casino. Automobile Rental services would be offered to
guests as a complimentary accessory service only. Rental vehicles will not be
serviced on the subject sites.
The proposed use meets this requirement as the subject site’s primary land use
is a proposed hotel and casino. Automobile Rental services would be offered to
guests as a complimentary accessory service only. No lighting is proposed in
association with the proposed Automobile Rental use.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twelve
May 8, 2018 - Planning Commission Meeting
The proposed use meets this requirement as the subject site’s primary land use
is a proposed hotel and casino. Automobile Rental services would be offered to
guests as a complimentary accessory service only. Rental vehicles will not be
serviced on the subject sites, and no service bays are proposed for the proposed
Automobile Rental use.
The applicant is requesting a Special Use Permit to allow an Automobile Rental use to
occur on-site as an accessory use to the proposed hotel and casino. The area
dedicated to the use would be approximately 300 square feet where Title 19.12 requires
a minimum of 25,000 square feet to be dedicated to the use. In addition, the applicant
has requested a Waiver to allow more than five rental vehicles to be stored on site at
any given time in order to meet the needs of guests as occupancy demands. Staff is
recommending approval of this request for a Special Use Permit with a Waiver as it is
customary for a resort style hotel and casino to offer automobile rental services onsite
for their guests.
Valet Parking
The Valet Parking use is defined by Title 19.12 as “A service provided in conjunction
with a business or other establishment by which employees (or others acting on behalf
of the establishment) park the vehicles of patrons or visitors in an area set aside for that
purpose.”
The applicant has proposed valet parking services to occur concurrently with the hours
of operation of the proposed hotel and casino.
The proposed use does not meet this regulation as the applicant anticipates
dedicating more than 20 percent of the parking spaces required by the Title
19.12 for the proposed hotel and casino use, nor will there be a surplus of overall
parking provided on site; therefore, a Special Use Permit is requested.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Thirteen
May 8, 2018 - Planning Commission Meeting
The proposed use meets this regulation as the proposed site plan demonstrates
the vehicular entryway and queuing areas for the proposed hotel and casino.
Valet parking services are provided for guests within the proposed parking
garage adjacent to Ogden Avenue and Main Street with vehicle drop-off and
pick-up occurring at the main entrance of the proposed hotel and casino.
3. Regulation 3: The applicant must provide written assurance that the valet parking
will be operated to conform with the hours of operation that are proposed and
approved for the use.
The proposed use meets this regulation as the Valet parking services will be
offered in conjunction with the hours of operation for the proposed hotel and
casino, 24 hours a day, seven days a week.
The applicant is requesting a Special Use Permit for the proposed Valet Parking use in
order to allow the amount of parking spaces dedicated to the use to exceed 20 percent
of the parking spaces required by Title 19.12. The subject site is located within the
Gaming Enterprise Overlay District adjacent to a pedestrian mall (Fremont Street
Experience). Pedestrian traffic is expected to exceed the amount of vehicular traffic with
the majority of vehicular traffic requiring parking on-site to be guests of the hotel and
casino who frequently request valet parking and porter services, Staff finds the
requested Special Use Permit to allow the proposed Valet Parking services to exceed
20 percent of required parking will not negatively impact the surrounding properties and
is recommending approval of the request.
New opportunities described in the 2045 Downtown Las Vegas Masterplan to reinforce
the districts identity include, “a) a high-profile site on the Main Street Station Casino
surface parking lot for accommodating the growing needs of hospitality; b) infilling the
current site of Downtown Las Vegas Events Center for accommodating new civic and/or
office spaces; c) continuous improvement of the Fremont Street Experience; d)
placemaking; and e) implementation of the downtown Las Vegas wayfinding system.”
The goal for the Resort & Casino District established by the 2045 Downtown Las Vegas
Masterplan is for “new complimentary anchors to the downtown gaming hub.”
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Fourteen
May 8, 2018 - Planning Commission Meeting
The Downtown Las Vegas Overlay (DTLV-O) is divided into three Areas, Area 1, Area
2, and Area 3. The subject site is located within Area1, which was already part of the
Downtown Centennial Plan and the Downtown Centennial Plan Overlay (DCP-O).
The DTLV-O (Downtown Las Vegas Overlay) complements and coordinates with the
Redevelopment Plan for the Downtown Las Vegas Redevelopment Area, as adopted
March 5, 1986, and amended thereafter.
All development plans within the DTLV-O area shall comply with the adopted DTLV-O
(Downtown Las Vegas Overlay) as well as all other applicable regulations in the city,
county, state and Federal jurisdictions. These standards are not intended to override or
contradict the city of Las Vegas codes or requirements. Where differences occur, the
most stringent shall apply in all cases.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Fifteen
May 8, 2018 - Planning Commission Meeting
The applicant has proposed a 459-foot tall hotel tower that includes an articulated,
backlit roofline as the major feature. The elevations demonstrate expression lines and
expression zones utilizing various materials, colors, and lighting effects to create
visually interesting facades. Due to the scale of the proposed development, the
applicant is requesting a Waiver of the requirement to incorporate arcades, awnings and
canopies on the ground floor of a building as those elements were not appropriate for
the proposed structure. Staff supports this request. The proposed main entry of the
proposed hotel and casino is appropriately articulated with the architectural details of
the proposed main entry elevation carried through all elevations of the casino, hotel
tower and parking garage. Staff has included a recommended Condition of Approval to
ensure all mechanical equipment is screened from street level and surrounding building
views.
Appendix F, Interim Downtown Las Vegas Development Standards require 70% of the
first story façade to align along the front property line. Arcades, shade structures, or
civic amenities such as plazas and courtyards may satisfy up to 50% of this
requirement. The applicant is requesting a Waiver to allow the front of the building on
parcel number 139-34-112-001, adjacent to Main Street to provide a civic amenity in the
form of a landscaped entryway to satisfy 50% of this requirement. Due to the massive
scope of the proposed project, staff finds the proposed front entryway to be harmonious
and compatible with the existing surrounding development and is supporting this Waiver
request.
The applicant is requesting a Waiver of the minimum parking requirements set forth by
Title 19.12 for the Gaming Establishment, Non-restricted and Hotel, Motel, or Hotel
Suites uses. Appendix F, Interim Downtown Las Vegas Development Standards states,
“where specific development standards cannot be met, the applicant shall require the
approval of a Waiver.” The granting of such Waiver may only be granted, “with clear and
convincing evidence that the project furthers the City's goals as expressed within the
Vision 2045 Downtown Masterplan.” Staff finds the proposed development furthers the
City’s goals for the Resort & Casino District, and the goals and objectives of the
Downtown Las Vegas Redevelopment Area by redeveloping a high profile site adjacent
to a pedestrian mall with a resort style hotel and casino. The proposed development will
cater to the City’s tourism industry, whose main mode of transportation includes public
transit, ride share programs, taxi cabs, limousines, and pedestrians. Staff finds the
requested Waiver will not negatively impact neighboring properties and is supporting the
Waiver request.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Sixteen
May 8, 2018 - Planning Commission Meeting
All signage, graphics, and architectural lighting features depicted on the elevations are
subject to review by the Downtown Design Review Committee and are not part of this
application submittal. The applicant shall submit to the Department of Planning in
accordance with procedures set forth in LVMC 19.16.270 for Master Sign Plan
applications. The Department forwards the application to the DDRC for review and
action of each application that is determined to not be eligible for administrative review.
The DDRC shall review the application and either approve, approve with conditions, or
deny each application received. Any architectural features and/or signage that encroach
into the public right-of-way will require a license agreement approved by the Department
of Public Works.
In a report prepared by the Public Works Department, Traffic Division, the proposed
project is expected to add approximately 877 vehicular trips per day on Ogden Avenue,
and Main Street. Currently, Ogden is at about approximately 25 percent of capacity with
Main at approximately 50 percent of capacity. If completed, this project would raise the
capacity level of Ogden Avenue to approximately 28 percent of capacity, and Main
Street would rise to approximately 53 percent of capacity. Based on Peak Hour use, this
development once completed would add approximately 70 additional vehicles to the
area, or approximately one every minute. Right-of-way improvements for adjacent
roadways impacted by the proposed development will be coordinated by the
Department of Public Works. Recommended Conditions of Approval have been added
by staff to ensure project coordination occurs between the applicant and the
Department of Public Works with regards to the adjacent right-of-ways and public
pathways.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Seventeen
May 8, 2018 - Planning Commission Meeting
Staff finds the proposed hotel and casino development furthers the City's goals as
expressed within the Vision 2045 Downtown Masterplan; therefore, staff recommends
approval of all applications.
FINDINGS (SUP-72998)
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:
Although it exceeds the 200-foot height restriction of the Airport Overlay District,
the proposed 459-foot tall building is capable of complying with Federal Aviation
Administration Regulations. It is located in Downtown Las Vegas, an area that
supports intense commercial uses, including high rise structures.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is situated next to a railroad, separated from less intense uses.
There is already a high rise building on the southeast corner of Odgen Avenue
and Main Street that accommodates various commercial uses.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Eighteen
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SUP-72999)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site contains sufficient space to accommodate the proposed Gaming
Establishment, Non-Restricted 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-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Nineteen
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SUP-73000)
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:
The proposed Night Club use would be located within a large hotel and casino in
an area where such uses are appropriate. The property is located adjacent to
other similarly intense commercial uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient capacity to accommodate the proposed Night Club
use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Night Club use would be subject to licensing and periodic
inspection, thereby protecting the public health, safety and general welfare.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SUP-73001)
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:
The proposed Massage Establishment use would be located within a large hotel
and casino as an amenity for guests in an area where such uses are appropriate.
The property is located adjacent to other similarly intense commercial uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient capacity to accommodate the proposed Massage
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.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-One
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
Staff supports the applicant’s request for waivers of the Minimum Special Use
Permit requirements to allow a separation of less than 1,000 feet between the
proposed Massage Establishment and a similar existing use and to allow 24-
hour operation to coincide with the hotel and casino operations.
FINDINGS (SUP-73002)
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:
The proposed Automobile Rental use would be located within a large hotel and
casino as an amenity for guests in an area where such uses are appropriate. The
property is located adjacent to other similarly intense commercial uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient capacity to accommodate the proposed use. The
rental area is only proposed to occupy 300 square feet.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Automobile Rental use would be subject to licensing and periodic
inspection, thereby protecting the public health, safety and general welfare.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Two
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use fails to meet the Minimum Conditional Use Regulation
requiring at least 25,000 square feet; therefore, a Special Use Permit is
requested, which staff supports.
FINDINGS (SUP-73003)
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:
Pedestrian traffic is expected to exceed the amount of vehicular traffic with the
majority of vehicular traffic requiring parking on-site to be guests of the hotel and
casino who frequently request valet parking and porter services. The property is
located adjacent to other similarly intense commercial uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient capacity to accommodate the proposed Valet
Parking use. Valet parking services would be provided for guests within the
proposed parking garage adjacent to Ogden Avenue and Main Street, with vehicle
drop-off and pick-up occurring at the main entrance of the proposed hotel and
casino.
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-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Three
May 8, 2018 - Planning Commission Meeting
The proposed Valet Parking use would be subject to licensing and periodic
inspection, thereby protecting the public health, safety and general welfare.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Valet Parking use fails to meet the Minimum Conditional Use
Regulation restricting the valet area to a maximum of 20 percent of the parking
spaces required for the principal uses on the site; therefore, a Special Use Permit
is requested, which staff supports.
FINDINGS (SDR-73004)
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 existing hotel and casino
developments in the area, as well as the pedestrian mall the subject site is
adjacent to.
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 other duly-
adopted City plans such as the Downtown Redevelopment Area whose goals and
objectives include “achieving an environment reflecting a high level of concern for
architectural, landscape, and urban design and land use principles appropriate for
attainment of the objectives of the Redevelopment Plan.
4. Building and landscape materials are appropriate for the area and for the
City;
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Four
May 8, 2018 - Planning Commission Meeting
The proposed building materials consist of metal, wood, tile, and painted stucco
with drought tolerant planting materials. The building and landscape materials
proposed are appropriate for the area.
The proposed building elevations and design characteristics are not unsightly or
obnoxious in appearance. The proposed development is harmonious and
compatible with the existing development in the area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Five
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A preliminary pre-application meeting was conducted to discuss the
02/28/18
scope of the proposed project.
Staff conducted a pre-application meeting where the submittal
03/07/18 requirements for numerous Special Use Permits and a Site
Development Plan Review were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine field check, staff observed the parcel adjacent to the
southwest corner of Ogden Avenue and Main Street to be in use as a
parking facility (surface parking), with the parcel adjacent to the
southwest corner of Ogden Avenue and Main Street to be undergoing
04/02/18 demolition activities. This particular parcel also contains an Open Air
Vendor that is seeking a concurrent Site Development Plan Review
and Special Use Permit to allow the activity to continue on-site as a
temporary use during the design and construction phases of the
proposed hotel and casino use. Nothing of concern was noted by staff.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Six
May 8, 2018 - Planning Commission Meeting
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Seven
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Eight
May 8, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
To allow a 90-foot
The use may not be located distance separation
within 1000 feet of any other from another Approval
massage establishment. massage
establishment
To allow the
The hours of operation shall proposed Massage
be limited to the period Establishment to Approval
between 6:00 a.m. and 10:00 operate 24 hours a
p.m. day.
To allow more than
No more than five rental
five rental vehicles to
vehicles shall be stored on Approval
be stored on the site
the site at any one time.
at any one time.
NE
SUP-72998, SUP-72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 AND SDR-
73004 [PRJ-72865]
Staff Report Page Twenty-Nine
May 8, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
7,544 parking spaces are
To allow 1,463
required for the proposed Approval
parking spaces.
hotel and casino.
To allow no arcades,
The use of arcades, awnings awnings and
and canopies on the ground canopies on the Approval
floor of a building is required. ground floor of a
building is required.
Parking structures shall have
ground level retail, office To allow no ground
and/or restaurant space level retail, office
incorporated into the design and/or restaurant
Approval
of the structure on all space incorporated
frontages. Such structures into the design of the
shall have no front or corner parking structure.
side setback.
Where parking structures do
not incorporate ground level
retail, office and/or restaurant
space then a ten-foot
To allow a zero-foot
landscaped setback is
setback with zero Approval.
required. Said setback shall
landscaping.
have sufficient enough
landscaping as to block the
parking structure from view
at the pedestrian level.
70% of the first story façade
shall align along the front
To allow a civic
property line; arcades, shade
amenity to satisfy
structures, or civic amenities Approval
50% of this
such as plazas and
requirement.
courtyards may satisfy up to
50% of this requirement.
NE
SUP-72998
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ḚAŐAḚDzฌ
ОŐİֱՙธฎ″ㄦ
ÛDzƆ╗7ԱⓈ●ՁC●ЌḚ7DzՁDzЋA╗●ḶЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxxㅡฌ
ОA●Ќ╗7ںฌ
ҜDzbĠAЌ●bAՁ7ՁḶⓈЋDzŐƆฌ
ҜDz╗AՁ7ںฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ںฌ
ОDzŐḶŐA╗DzCฌ
ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
ОA●Ќ╗7ںฌ
ҜDzbĠAЌ●bAՁ7ՁḶⓈЋDzŐƆฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
╗●ՁDzฌ
ḚAŐAḚDz77ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxxㄦฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ںฌ
ОDzŐḶŐA╗DzC7 bḶՁḶŐ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆ
ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
╗●ՁDzฌ
ḚAŐAḚDz7DzAƆ╗7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxx″ฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ธฌ
ОDzŐ ḶŐA╗DzCฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
╗●ՁDzฌ
ḚAŐAḚDz7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7 ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxxՙฌ
ОA●Ќ╗7ںฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ḚAŐAḚDz7ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxxฎฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ḚՁAΎ●ЌḚฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
ԱAbìՁ●╗ฌ
ŐḶƆ╗DzCฌ ОA●Ќ╗7ںฌ
ḚՁAƆƆฌ
ҜDz╗AՁ7ںฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ธฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
╗●ՁDzฌ
ÛḶḶC7●Ќ●ƆĠฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ҜDz╗AՁ7ںฌ ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ОŐİֱՙธฎ″ㄦ
ЌḶŐ╗Ġ7ԱⓈ●ՁC●ЌḚ7DzՁDzЋA╗●ḶЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxxɱฌ
ҜDz╗AՁ7ںฌ
ОA●Ќ╗7ںฌ
bḶՁḶŐ7bĠAЌḚ●ЌḚฌ
ОA●Ќ╗7ںฌ ԱAbìՁ●╗77ŐḶƆ╗DzCฌ
ḚՁAƆƆฌ
ҜDz╗AՁ7ںฌ
ҜDz╗AՁ7ธฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ bḶՁḶŐฌ
ⓈЌCDzŐฌ bĠAЌḚ●ЌḚฌ
ƆDzОAŐA╗Dz7ҜƆОฌ Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
AООՁ●bA╗●ḶЌฌ
╗●ՁDzฌ
╗●ՁDzฌ
ОA●Ќ╗7̶ฌ
ОŐİֱՙธฎ″ㄦ
DzAƆ╗7ԱⓈ●ՁC●ЌḚ7DzՁDzЋA╗●ḶЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx ںxฌ
bḶՁḶŐ7bĠAЌḚ●ЌḚ7ԱAbìՁ●╗ฌ
ŐḶƆ╗DzCฌ
ḚՁAƆƆฌ
ḚՁAΎ●ЌḚฌ
ОA●Ќ╗7ںฌ
bḶՁḶŐฌ ОA●Ќ╗7ںฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ԱŐ●CḚDz7╗Ḷฌ ƆⓈԱҜ●╗╗DzCฌ
ḚAŐAḚDzฌ ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
╗●ՁDzฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ОŐİֱՙธฎ″ㄦ
ƆḶⓈ╗Ġ7ԱⓈ●ՁC●ЌḚ7DzՁDzЋA╗●ḶЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋxں ںฌ
ОŐİՙธฎ″ㄦ﹝
bḶՁḶŐ7bĠAЌḚ●ЌḚฌ
ԱAbìՁ●╗77
ŐḶƆ╗DzCฌ
ḚՁAƆƆฌ
ОA●Ќ╗7ںฌ
ḚՁAΎ●ЌḚฌ
ҜDz╗AՁ7ธฌ
ОA●Ќ╗7ںฌ
bḶՁḶŐ7bĠAЌḚ●ЌḚฌ
ԱAbìՁ●╗77
ŐḶƆ╗DzCฌ
bḶՁḶŐฌ ḚՁAƆƆฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ ╗●ՁDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ОA●Ќ╗7̶ฌ
ԱŐ●CḚDz7╗Ḷฌ
ḚAŐAḚDzฌ
ОŐİֱՙธฎ″ㄦ
ÛDzƆ╗7ԱⓈ●ՁC●ЌḚ7DzՁDzЋA╗●ḶЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx ںธฌ
ОA●Ќ╗7ںฌ
ҜDzbĠAЌ●bAՁ7ՁḶⓈЋDzŐƆฌ
ҜDz╗AՁ7ںฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ںฌ
ОDzŐ
ḶŐA╗DzCฌ
ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
ОA●Ќ╗7ںฌ
ҜDzbĠAЌ●bAՁ7ՁḶⓈЋDzŐƆฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
╗●ՁDzฌ
ḚAŐAḚDz77ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx̶ ںฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ںฌ
ОDzŐḶŐA╗DzC7 bḶՁḶŐ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆ
ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ ╗●ՁDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ḚAŐAḚDz7DzAƆ╗7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx ںㅡฌ
ОA●Ќ╗7ںฌ
ҜDz╗AՁ7ธฌ
ОDzŐ ḶŐA╗DzCฌ
ԱŐ●CḚDz7╗Ḷฌ
bAƆ●ЌḶฌ
bḶՁḶŐฌ
bĠAЌḚ●ЌḚฌ
Ձ●ḚĠ╗7Ɔ╗Ő●ОƆฌ
╗●ՁDzฌ
ḚAŐAḚDz7ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7 ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx ںㄦฌ
ОA●Ќ╗7ںฌ
Ɔ●ḚЌAḚDz7╗Ḷ7ԱDzฌ
ƆⓈԱҜ●╗╗DzCฌ
ⓈЌCDzŐฌ
ƆDzОAŐA╗Dz7ҜƆОฌ
AООՁ●bA╗●ḶЌฌ
ḚAŐAḚDz7ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ ОŐİֱՙธฎ″ㄦ
x7 ̶ธ7 ″ㅡ7 ں″xฌ x̶゜ธธ゜ںฎ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝DzЋx ں″ฌ
ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
ִԱ7 ḶĠ7 ԱḶĠฌ ḚAҜ●ЌḚ7 ″ⓒɱ̶ㄦ7Ɔฌ
ںㅡⓒ̶ ںx7Ɔ7 ̶ⓒฎ″ㄦ7Ɔ7 ㄦ″ⓒㄦɱx7Ɔฌ
ЌḶЌֱḚAҜ●ЌḚ7゜7ḶĠ7 ̶ⓒฎ″ㄦ7Ɔฌ
ԱḶĠ7 ㄦ″ⓒㄦɱx7Ɔฌ
CDzbì7 xฌ
ОḶḶՁ7 xฌ
╗Ḷ╗AՁ7ՁḶḶŐ7AŐDzA7 ฎ ںⓒՙxx7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ԱAƆDzҜDzЌ╗7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxxںฌ
ĠA╗bĠ7●ЌC●bA╗DzƆฌ
DzЌbŐḶAbĠҜDzЌ╗ฌ
ḶĠ7 ƆỢⓈAŐDz77
ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ںɱⓒฎՙx7Ɔ
ฌ ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7
╗ฌ
ḚAҜ●ЌḚ7 ЌḶ╗ฌ ḚAҜ●ЌḚ7 ㅡㄦⓒฎxㄦ7Ɔ
ฌ
A7ОAŐ╗ฌ
ㅡㄦⓒฎxㄦ7Ɔ
7
ЌḶЌֱḚAҜ●ЌḚ7゜7
ḶĠ7 ںɱⓒฎՙx7Ɔ
ฌ
ִԱ7 ̶ⓒㅡ″x7Ɔ
ฌ
ԱḶĠฌ ธ″ⓒ″xㄦ7Ɔ
ฌ
ִԱ7 ԱḶĠ7
̶ⓒㅡ″x7Ɔ
7 CDzbì7 xฌ
ธ″ⓒ″xㄦ7Ɔ
7
╗ŐAƆĠฌ !ḶḶC7ÛAƆ╗Dzฌ
bḶҜОAb╗ḶŐฌ ŐDzbùbՁDzฌ
̶ฎ7bⓈ㈠7ùCƆ㈠ฌ bḶҜОAb╗ḶŐฌ
ОḶḶՁฌ xฌ
ՁḶAC●ЌḚฌ
╗Ḷ╗AՁ7
ՁḶḶŐ7AŐDzA7 ɱㄦⓒՙㅡㄦ7Ɔ
ฌ
CḶbìฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x ں7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝
Оxxธฌ
ԱŐ●CḚDz7╗Ḷ7ḚAŐAḚDzฌ
ЌḶ╗7A7ОAŐ╗7
ḶĠฌ
ɱⓒㄦՙㄦ7Ɔ
ฌ
ƆỢⓈAŐDz77
ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7
╗ฌ
ḚAҜ●ЌḚ7 ЌḶ╗ฌ
ḚAҜ●ЌḚ7 ″ㄦⓒxxx7Ɔ
ฌ
A7ОAŐ╗ฌ
″ㄦⓒxxx7Ɔ
ฌ
ЌḶЌֱḚAҜ●ЌḚ7゜7
ḶĠ7 ɱⓒㄦՙㄦ7Ɔ
ฌ
ִԱ7 ฎⓒฎxx7Ɔ
ฌ
ִԱ7 CDzbì7 xฌ
ฎⓒฎxx7Ɔ
ฌ
ОḶḶՁ7 xฌ
ԱḶĠ7 ╗Ḷ╗AՁ7
ՁḶḶŐ7AŐDzA7 ̶ ں ںⓒㅡฎㄦ7Ɔ
ฌ
̶xⓒ ں ںㄦ7Ɔ
ฌ
ĠA╗bĠ7●ЌC●bA╗DzƆฌ
DzЌbŐḶAbĠҜDzЌ╗ฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xธ7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝
Оxx̶ฌ
ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
ԱAbì7Ḷ7ĠḶⓈƆDz7 ḶĠฌ ḚAҜ●ЌḚ7 xฌ
ՙฎⓒ̶ɱx7Ɔ7 ㅡ ںⓒㅡ″x7Ɔฌ
ЌḶЌֱḚAҜ●ЌḚ7゜7ḶĠ7 ㅡ ںⓒㅡ″x7Ɔฌ
ִԱ7 xฌ
ԱḶĠฌ ՙฎⓒ̶ɱx7Ɔฌ
CDzbìฌ ںⓒฎ″ㄦ7Ɔฌ
ОḶḶՁฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x̶7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxxㅡฌ
ƆỢⓈAŐDz77
ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7
╗ฌ
ОḶḶՁ7CDzbìฌ ḚAҜ●ЌḚ7 xฌ
ㅡ̶ⓒฎㅡㄦ7Ɔ
ฌ
ЌḶЌֱḚAҜ●ЌḚ7゜7
ḶĠ7 ɱⓒxㅡx7Ɔ
ฌ
ִԱ7
ִԱ7 ںⓒՙՙx7Ɔ
ฌ
ںⓒՙՙx7Ɔ
ฌ
ԱḶĠ7 ̶ฎⓒฎɱx7Ɔ
ฌ
CDzbìฌ ㅡ̶ⓒฎㅡㄦ7Ɔ
ฌ
〈●ЌbՁⓈCDzƆ7ОḶḶՁฌ
ОḶḶՁ7 ̶ ںⓒɱㅡx7Ɔ
ฌ
ԱḶĠฌ
̶ฎⓒฎɱx7Ɔ
7 ╗Ḷ╗AՁ7
ՁḶḶŐ7AŐDzA7 ɱ̶ⓒㄦㅡㄦ7Ɔ
ฌ
ĠA╗bĠ7●ЌC●bA╗DzƆฌ
DzЌbŐḶAbĠҜDzЌ╗ฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xㅡ7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝
Оxxㄦฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxx″ฌ
ḚAҜ●ЌḚฌ xฌ
ЌḶЌֱḚAҜ●ЌḚ7゜7ḶĠฌ xฌ
ִԱ7 xฌ
ԱḶĠ7 ธ ںⓒxธx7Ɔฌ
CDzbìฌ xฌ
ԱḶĠ7
ธ ںⓒxธx7Ɔฌ ОḶḶՁฌ xฌ
╗Ḷ╗AՁ7ՁḶḶŐ7AŐDzA7 ธ ںⓒxธx7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x″7ОՁAЌฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxxՙฌ
CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈОฌ
ՁḶḶŐ7 ںㄦ7 ՁḶḶŐ7 ں″7 ՁḶḶŐ7 ںՙֱธธ7 ՁḶḶŐ7ธ̶7 ՁḶḶŐ7ธㄦ7 ՁḶḶŐ7ธ″7 ՁḶḶŐ7ธՙ7 ՁḶḶŐƆ7ธฎ7 ՁḶḶŐ7ธɱ7 ՁḶḶŐ7̶xฌ
ОŐİֱՙธฎ″ㄦ
ЌDzÛ7╗ḶÛDzŐ7ОՁAЌƆฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxxฎฌ
CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈОฌ
CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈО7 ⓈОฌ
ՁḶḶŐ7̶ں7 ՁḶḶŐ7̶ธ7 ՁḶḶŐ7̶̶7 ՁḶḶŐ7̶ㄦ7 ՁḶḶŐ7̶″7 ՁḶḶŐ7̶ՙ7 ՁḶḶŐ7̶ฎ7 ՁḶḶŐ7̶ɱ7 ՁḶḶŐ7ㄦx7 ՁḶḶŐ7ㄦںฌ
ОŐİֱՙธฎ″ㄦ
ЌDzÛ7╗ḶÛDzŐ7ОՁAЌƆฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxxɱฌ
ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ՁDzЋDzՁ7″ں7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
ḚAҜ●ЌḚฌ xฌ
ⓈО7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ִԱ7 ″ⓒx̶ㄦ7Ɔฌ
ƆDzŐЋ●bDz7DzՁDzЋA╗ḶŐƆฌ
ԱḶĠฌ ㅡⓒㄦɱx7Ɔฌ
CЌ7 CЌฌ
ⓈО7 ⓈОฌ
CDzbìฌ ㅡⓒxxx7Ɔฌ
ОḶḶՁฌ xฌ
╗Ḷ╗AՁ7ՁḶḶŐ7AŐDzA7 ں″ⓒฎ̶ㄦ7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ЌDzÛ7╗ḶÛDzŐ7ОՁAЌƆฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ںxฌ
ḚⓈDzƆ╗ŐḶḶҜƆฌ
b●ŐbⓈՁA╗●ḶЌฌ
╗Ћฌ
╗Ћฌ
╗Ћฌ
CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ՁDzЋDzՁ7″ں7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
ḚAҜ●ЌḚฌ xฌ
ⓈО7 CЌ7 CЌ7 CЌ7 CЌ7 CЌ7 CЌฌ
ִԱ7 ″ⓒx̶ㄦ7Ɔฌ
ƆDzŐЋ●bDz7DzՁDzЋA╗ḶŐƆฌ
ԱḶĠฌ ㅡⓒㄦɱx7Ɔฌ
CЌ7 CЌฌ
ⓈО7 ⓈОฌ
CDzbìฌ ㅡⓒxxx7Ɔฌ
ОḶḶՁฌ xฌ
╗Ḷ╗AՁ7ՁḶḶŐ7AŐDzA7 ں″ⓒฎ̶ㄦ7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ЌDzÛ7╗ḶÛDzŐ7ОՁAЌƆฌ xㅡ゜̶x゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ںxฌ
ОAŐì●ЌḚ7ḚAŐAḚDzฌ
ՁDzЋDzՁ77xธ77777777777777777777777777777777777 ںxㄦ7ƆОAbDzƆฌ
ՁDzЋDzՁ77x̶77777777777777777777777777777777777 ں ںㄦ7ƆОAbDzƆฌ
ՁDzЋDzՁ77xㅡ77777777777777777777777777777777777 ںㄦx7ƆОAbDzƆฌ
ԱḶĠฌ
ՁDzЋDzՁ77xㄦ77777777777777777777777777777777777 ں″ㄦ7ƆОAbDzƆฌ ̶ ںⓒธธㄦ7Ɔฌ
ՁDzЋDzՁ77x″77777777777777777777777777777777777 ں″″7ƆОAbDzƆฌ
ՁDzЋDzՁ77xՙ77777777777777777777777777777777777 ں″ㄦ7ƆОAbDzƆฌ
ՁDzЋDzՁ77xฎ77777777777777777777777777777777777 ں″″7ƆОAbDzƆฌ
ՁDzЋDzՁ77xɱ77777777777777777777777777777777777 ںㄦ ں7ƆОAbDzƆฌ
ՁDzЋDzՁ77 ںx77777777777777777777777777777777777 ںㅡ ں7ƆОAbDzƆฌ
ՁDzЋDzՁ77 ں ں77777777777777777777777777777777777 ں″ㅡ7ƆОAbDzƆฌ
╗Ḷ╗AՁ7ОŐḶЋ●CDzC7ОAŐì●ЌḚ777 ںⓒㅡฎฎ7ƆОAbDzƆฌ
ḚAŐAḚDz7 ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
″ ںⓒՙɱx7Ɔฌ
ḚAŐAḚDz7 ″ ںⓒՙɱx7Ɔฌ
ԱḶĠฌ ̶ ںⓒธธㄦ7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x ں7ֱ7ḚAŐAḚDzฌ xㅡ゜ธ̶゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxں ںฌ
ԱḶĠฌ xฌ
ОDzCDzƆ╗Ő●AЌ7ԱŐ●CḚDzฌ
╗Ḷ7bAƆ●ЌḶฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xธ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x̶7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx̶ ںฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xㅡ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ںㅡฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xㄦ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ںㄦฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7x″7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ں″ฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xՙ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оx ںՙฌ
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xฎ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝Оx ںฎฌ
ОŐİՙธฎ″ㄦ﹝
ԱḶĠฌ xฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7xɱ7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ԱḶĠฌ
ՙⓒㄦ″x7Ɔฌ
ОⓈԱՁ●b7ОAŐì●ЌḚฌ
ںㅡ ں7ƆОAbDzƆฌ
ḚAŐAḚDzฌ ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
″ՙⓒㅡㄦㄦ7Ɔฌ
ḚAŐAḚDz7 ″ՙⓒㅡㄦㄦ7Ɔฌ
ԱḶĠฌ ՙⓒㄦ″x7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7 ںx7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxธxฌ
ОⓈԱՁ●b7ОAŐì●ЌḚฌ
ں″ㅡ7ƆОAbDzƆฌ
ḚAŐAḚDz7 ƆỢⓈAŐDz77ḶḶ╗AḚDz77╗AԱⓈՁA╗●ḶЌฌ
ƆОAbDz7 ╗Ḷ╗AՁ7ƆỢ7╗ฌ
″ՙⓒㅡㄦㄦ7Ɔฌ
ḚAŐAḚDz7 ″ՙⓒㅡㄦㄦ7Ɔฌ
ԱḶĠฌ xฌ
╗Ḷ╗AՁ7ՁḶḶŐ7AŐDzAฌ ″ՙⓒㅡㄦㄦ7Ɔฌ
ОŐİֱՙธฎ″ㄦ
ՁDzЋDzՁ7 ں ں7ֱ7ḚAŐAḚDzฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
ҜAŐbĠ7ธธⓒ7ธx ںฎฌ ЌḶŐ╗Ġฌ ЌḶŐ╗Ġฌ
ОŐİՙธฎ″ㄦ﹝
ОŐİՙธฎ″ㄦ﹝Оxธںฌ
ÛḶḶC7 ●Ќ●ƆĠฌ
ОA●Ќ╗7̶ฌ
ОA●Ќ╗7ںฌ
╗●ՁDzฌ
ОA●Ќ╗7ธฌ
ҜDz╗AՁ7ธฌ
ОŐİֱՙธฎ″ㄦ
ҜA╗DzŐ●AՁ7ԱḶAŐCฌ x̶゜ธธ゜ںฎ
x7 ̶ธ7 ″ㅡ7 ں″xฌ
ںฎ7
ŐDzҜḶЌ╗7 ╗ŐⓈDzฌ ОՁAЌฌ
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Agenda Item No.: 13.
SUBJECT:
SUP-72999 - SPECIAL USE PERMIT RELATED TO SUP-72998 - PUBLIC HEARING -
APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For possible action on
a request for a Special Use Permit FOR A PROPOSED 117,740 SQUARE-FOOT GAMING
ESTABLISHMENT, NON-RESTRICTED USE at the southwest and southeast corners of Ogden
Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General
Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. 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.
SUP-72999
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SUP-72999
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 14.
SUBJECT:
SUP-73000 - SPECIAL USE PERMIT RELATED TO SUP-72998 AND SUP-72999 - PUBLIC
HEARING - APPLICANT/OWNER: 18 FREMONT STREET ACQUISITION, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED 608,965 SQUARE-
FOOT NIGHT CLUB USE at the southwest and southeast corners of Ogden Avenue and Main
Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General Commercial) Zone, Ward 5
(Crear) [PRJ-72865]. 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.
SUP-73000
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SUP-73000
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 15.
SUBJECT:
SUP-73001 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999 AND SUP-
73000 - PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT STREET
ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 7,865 SQUARE-FOOT MASSAGE ESTABLISHMENT USE at the southwest and
southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-
001), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. 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.
SUP-73001
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SUP-73001
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 16.
SUBJECT:
SUP-73002 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999, SUP-73000
AND SUP-73001 - PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT STREET
ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 300 SQUARE-FOOT AUTOMOBILE RENTAL USE at the southwest and
southeast corners of Ogden Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-
001), C-2 (General Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. 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
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-73002
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SUP-73002
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 17.
SUBJECT:
SUP-73003 - SPECIAL USE PERMIT RELATED TO SUP-72998, SUP-72999, SUP-73000,
SUP-73001 AND SUP-73002 - PUBLIC HEARING - APPLICANT/OWNER: 18 FREMONT
STREET ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR
A PROPOSED VALET PARKING USE at the southwest and southeast corners of Ogden
Avenue and Main Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General
Commercial) Zone, Ward 5 (Crear) [PRJ-72865]. 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
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SUP-73003
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SUP-73003
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 18.
SUBJECT:
SDR-73004 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-72998, SUP-
72999, SUP-73000, SUP-73001, SUP-73002, SUP-73003 - APPLICANT/OWNER: 18
FREMONT STREET ACQUISITION, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 1,224,485 SQUARE-FOOT, 459-FOOT TALL
HOTEL AND CASINO WITH A 817,605 SQUARE-FOOT, 143-FOOT TALL PARKING
GARAGE on 4.84 acres at the southwest and southeast corners of Ogden Avenue and Main
Street (APNs 139-34-112-001 and 139-34-113-001), C-2 (General Commercial) Zone, Ward 5
(Crear) [PRJ-72865]. 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.
SDR-73004
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
SDR-73004
ОŐİֱՙธฎ″ㄦ
x̶゜ธธ゜ںฎ
Agenda Item No.: 19.
SUBJECT:
ABEYANCE - RENOTIFICATION - SUP-72469 - SPECIAL USE PERMIT - PUBLIC
HEARING - APPLICANT: LV FOOD TRUCKS, LLC - OWNER: 18 FREMONT STREET
ACQUISITION, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED TEMPORARY OPEN AIR VENDING/TRANSIENT SALES LOT USE at the
northwest corner of Fremont Street and 1st Street (APN 139-34-113-001), C-2 (General
Commercial) Zone, Ward 5 (Vacant) [PRJ-71988]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-72469 and SDR-72470 [PRJ-71988]
2. Special Map
3. Conditions and Staff Report - SUP-72469 and SDR-72470 [PRJ-71988]
4. Supporting Documentation - SUP-72469 and SDR-72470 [PRJ-71988]
5. Photo(s) - SUP-72469 and SDR-72470 [PRJ-71988]
6. Justification Letter - SUP-72469 and SDR-72470 [PRJ-71988]
SUP-72469 AND SDR-72470 [PRJ-71988]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72469 CONDITIONS
Planning
2. The site must be kept free of any litter or debris at all times.
4. Vehicles or portable units used in the operation may not occupy required parking
spaces, drive aisles, or loading zones.
5. 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.
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.
8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
SDR-72470 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-72469) 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. Once exercised, the temporary development may not exceed three years, except
as may be extended by means of one Extension of Time for a period not to exceed
three years. A request for Extension of Time shall be by means of an application
for Extension of Time pursuant to Section 19.16.260, and shall be subject to review
and approval by the City Council.
4. At the conclusion of the time period specified above, including any approved
Extension of Time, the developer must abandon the temporary development in
favor of the initial, unexpired Site Development Plan approval.
5. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 01/09/18, except as amended by conditions
herein. As the construction of the primary entitlements impacts the subject site,
the applicant shall submit revised site plans depicting updated locations of
amenities for review and approval by the Department of Planning.
6. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
7. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
8. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
9. City of Las Vegas access shall be maintained at all times for the existing storm
drain facilities in 1st Street and Fremont Street.
10. No temporary wastewater holding tanks shall be allowed outside of the food trucks.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Special Use Permit to allow a temporary Open Air
Vending use to continue operations on an undeveloped lot adjacent to the northwest
corner of 1st Street and Fremont Street. In addition, the applicant is requesting a Site
Development Plan Review to allow the 1,250 square-foot temporary courtyard installed
adjacent to the food truck to remain in place.
ISSUES
x The site is concurrently seeking land entitlements for a future hotel and casino. The
Open Air Vending use would occur on-site during the design phase and early
construction phases of the proposed hotel and casino. The use would cease as
construction proceeded for the proposed hotel and casino.
x Per Title 19.16, at the discretion of the City Council, a Site Development Plan may
be approved, concurrent with other development approval, to allow a temporary
development to be constructed without expunging or invalidating an active,
unexpired Site Development Plan, Special Use Permit or associated approval(s).
x Pursuant to Title 19.12, an Open Air Vending use is permitted in the C-2 (General
Commercial) zoning district as a conditional use.
x Per Title 19.12.040 a Special Use Permit is required because the applicant is not in
compliance with the requirements that the use occur within a 500 square-foot area
on a developed lot with occupied structures and paved surfaces.
x A Site Development Plan Review is required for the placement of tables and chairs
in association with an Open Air Vending use.
ANALYSIS
The Open Air Vending use is defined by Tile 19.12 as: “An outdoor area or lot that is
used exclusively, or on a regular or periodic basis, for the sale or taking of orders for
any merchandise, including food items, where such merchandise is displayed or sold
within or upon the area or lot. This use includes the display or sale of merchandise by
means of Open Air Vending, Mobile Food Vending and a Farmer’s Market.”
Open Air Vending is a Conditional Use in the C-2 (General Commercial) Zone.
However, a Special Use Permit is required when an Open Air Vending Use cannot meet
any of the conditional use regulations listed in Title 19.12. The applicant is not able to
meet Conditional Use Regulation Number 7b, which prohibits the use on undeveloped
lots, and Conditional Use Regulation Number 7d which limits the use to 500 square feet.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The applicant is proposing to keep the existing seating configuration adjacent to the
food truck within a 1,250 square-foot courtyard-type enclosure at the northwest corner
of 1st Street and Fremont Street. The courtyard is separated from Fremont and 1st
Streets with a small pony-wall construction fence and the ground is covered with
artificial turf.
The proposed Open Air Vending use will service the surrounding and adjacent
construction site and the Resort & Casino District as a temporary amenity until the
surrounding parcel is redeveloped. The applicant has installed a temporary courtyard
with ground cover and does not negatively impact the immediate area; therefore, staff
recommends approval of both requests subject to conditions.
Per Title 19.16, at the discretion of the City Council, a Site Development Plan may be
approved, concurrent with other development approval, to allow a temporary
development to be constructed without expunging or invalidating an active, unexpired
Site Development Plan, Special Use Permit or associated approval(s). The proposed
temporary development is distinct from the proposed long-term development (hotel and
casino) and is intended as an interim use of the site during the construction of the
proposed hotel and casino.
Any such concurrent approval for temporary development is subject to the following
requirements and limitations:
1. Approval for a temporary development may be for a period not to exceed three
years, except as may be extended by means of one Extension of Time for a
period not to exceed three years. A request for Extension of Time shall be by
means of an application for Extension of Time pursuant to Section 19.16.260,
and shall be subject to review and approval by the City Council.
2. No more than one temporary development may be approved for a particular site
at any one time.
The proposed Open Air Vendor would be the only Temporary Development for
the subject site.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
3. At the conclusion of the time period specified in Paragraph (1) above, including
any approved Extension of Time, the developer must agree to abandon the
temporary development in favor of the initial, unexpired Site Development Plan
approval. Otherwise, the original entitlements are subject to revocation as
provided for under Subsection (I) of this Section, and the temporary development
shall become the entitled development for the site. Notwithstanding the
preceding sentence, if an approval for temporary development under this
Subsection (K) included any deviations from standards, including exceptions,
waivers, or variances, the developer will be required to resubmit to the
entitlement process for approval of the temporary development as the long-term
development for the site. This requirement is in recognition of the possibility that
1) the rationale for seeking and granting such deviations may have been that the
development was intended to be temporary only and 2) as a result; such
deviations might not have been granted otherwise.
FINDINGS (SUP-72469)
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:
The Open Air Vending (Food Truck) use is compatible with the C (Commercial)
General Plan land use designation and is located in a highly developed
commercial area with significant volumes of pedestrian traffic. Staff finds the use
to be compatible with existing surrounding lands 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 physically suitable for the type and intensity of land use
proposed as it is adjacent to a pedestrian mall in a commercially zoned area.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Street facilities providing access to the subject site include Main Street, an 88-foot
wide Collector street; and 1st Street and Ogden Street, both 80-foot local streets,
all of which are more than adequate to service the requested use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The Open Air Vending (Food Truck) use will be subject to regular inspections by
regulatory agencies such as the City of Las Vegas Planning Department,
Business License Division and the Southern Nevada Health District to ensure the
public’s health, safety and general welfare are not compromised.
5. The use meets all of the applicable conditions per Title 19.12.
Title 19.12 contains Conditional Use Regulations for the Open Air Vending use.
When those conditional use regulations are not met, a Special Use Permit is
required. The applicant is not able to meet Conditional Use Regulation Number
7b, which prohibits the use on undeveloped lots, and Conditional Use Regulation
Number 7d which limits the use to 500 square feet.
FINDINGS (SDR-72470)
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;
Title 19.12 requires a Site Development Plan Review in order to install tables and
chairs in conjunction with an Open Air Vending use. If approved, the proposed
development would be in compliance with Title 19.
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
The site is accessed by pedestrians from the adjacent pedestrian mall and will not
negatively impact adjacent roadways or neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
The temporary materials utilized for the courtyard, along with the physical
appearance of the Open Air Vendor (Food Truck) are appropriate for the area and
for the City.
The elevations of the food truck are aesthetically compatible with the area and
appear to be clean, well-maintained and above-standard in appearance.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to review and inspection by regulatory agencies such as
the Southern Nevada Health District, thereby protecting the health, safety and
general welfare of the public.
BACKGROUND INFORMATION
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant where the
10/26/17 requirements for the submittal 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
A field check was conducted by staff. At the time of the inspection,
staff noted a food truck parked above a small patch of artificial turf
located within a courtyard at the northwest corner of Freemont and 1st
Street. A black construction fence shielded the food truck from the
02/02/18
adjacent construction site, while a smaller pony-wall fence separated a
majority of the food truck courtyard from the adjacent Fremont Street
Experience. Propane heaters, overhead lighting, and a serving station
were noted within the makeshift courtyard.
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Subject Vacant (Proposed C-2 (General
C (Commercial)
Property Hotel/Casino) Commercial)
C-2 (General
North Hotel/Casino C (Commercial)
Commercial)
C-2 (General
South Hotel/Casino/Retail C (Commercial)
Commercial)
DC/NE
SUP-72469 AND SDR-72470 [PRJ-71988]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
C-2 (General
East Hotel/Casino C (Commercial)
Commercial)
Hotel/Casino/Parking C-2 (General
West C (Commercial)
Lot Commercial)
DEVELOPMENT STANDARDS
DC/NE
SUP-72469
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SUP-72469
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ОŐİֱՙںɱฎฎ
x゜ںxɱ゜ںฎ
SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72470 - SITE DEVELOPMENT PLAN REVIEW
RELATED TO SUP-72469 - PUBLIC HEARING - APPLICANT: LV FOOD TRUCKS, LLC -
OWNER: 18 FREMONT STREET ACQUISITION, LLC - For possible action on a request for a
Site Development Plan Review FOR THE INSTALLATION OF SEVEN TEMPORARY
TABLES IN CONJUNCTION WITH A TEMPORARY OPEN AIR VENDING/TRANSIENT
SALES LOT on 2.76 acres at the northwest corner of Fremont Street and 1st Street (APN 139-
34-113-001), C-2 (General Commercial) Zone, Ward 5 (Vacant) [PRJ-71988]. 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.
SDR-72470
ОŐİֱՙںɱฎฎ
x゜ںxɱ゜ںฎ
SDR-72470
ОŐİֱՙںɱฎฎ
x゜ںxɱ゜ںฎ
Agenda Item No.: 21.
SUBJECT:
SUP-73048 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CALIDA
RESIDENTIAL, LLC - OWNER: SEQUOIA USA, LLC, ET AL - For possible action on a
request for a Special Use Permit FOR A PROPOSED MIXED-USE USE WITH A WAIVER TO
ALLOW RESIDENTIAL USES ON THE GROUND FLOOR FRONTING A PRIMARY
PUBLIC RIGHT-OF-WAY at the northeast corner of Trinity Peak Avenue and Buffalo Drive
(APN 138-15-310-058), C-PB (Planned Business Park) Zone, Ward 1 (Tarkanian) [PRJ-72966].
Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-73048 and SDR-73050 [PRJ-72966]
2. Conditions and Staff Report - SUP-73048 and SDR-73050 [PRJ-72966]
3. Supporting Documentation - SUP-73048 and SDR-73050 [PRJ-72966]
4. Photo(s) - SUP-73048 and SDR-73050 [PRJ-72966]
5. Justification Letter - SUP-73048 and SDR-73050 [PRJ-72966]
6. Protest Comment Forms for SUP-73048 and SDR-73050 [PRJ-72966]
SUP-73048 AND SDR-73050 [PRJ-72966]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73048 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Mixed-
Use 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. A Waiver from Title 19.12 is hereby approved, to allow residential uses on the
ground floor fronting a primary public right-of-way.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-73050 CONDITIONS
Planning
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-73048) shall be required, if approved.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 03/28/18, except as amended by conditions
herein.
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.
9. 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.
10. Prior to or at the time of submittal for any building permit, the applicant shall
provide written verification by the FAA and/or the Clark County Department of
Aviation of the following:
a. Applicant is required to file a valid FAA Form 7460-1, "Notice of Proposed
Construction or Alteration" with the FAA, in accordance with 14 CFR Part
77, or submit to the Clark County Director of Aviation a “Property Owner’s
Shielding Determination Statement” and request written concurrence from
the Clark County Department of Aviation;
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
11. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
12. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
13. Dedicate an exclusive right turn lane/bus turnout for the entry on Buffalo Drive per
Standard Drawing #234.4 and grant a Bus Shelter Pad Easement to the Regional
Transportation Commission prior to issuance of permits for this site. Construct the
required bus turnout concurrent with on-site development activities.
14. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Buffalo Drive, Fire Mesa Street and Trinity Peak 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.
15. Concurrent with development of this site, connect to the proposed relief sewer
located in Fire Mesa Street north of this site near Peak Drive. If the proposed
sewer has not been constructed by the time of development, contact the Sanitary
Sewer Section of the Department of Public Works (702-229-6541) to discuss
alternative connection locations.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Conditions Page Four
May 8, 2018 - Planning Commission Meeting
16. 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.
17. 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.
18. Submit a License Agreement for landscaping and private improvements in the
Buffalo Drive and Trinity Peak Avenue 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).
19. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for this site. The design and layout of all
onsite private circulation and access drives shall meet the approval of the
Department of Fire Services.
20. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Conditions Page Five
May 8, 2018 - Planning Commission Meeting
21. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
This subject site is located in the Las Vegas Technology Center – Phase II, within a C-
PB (Planned Business Park) zoning district. The applicant proposes to construct a
three-story Mixed-Use development comprised of 220 multi-family residential units and
4,075 square feet of office space, to be located on the southwestern perimeter of the
site adjacent to Buffalo Drive. Under Title 19, no residential units are allowed on the
ground level of buildings facing a Primary Arterial right-of-way in a Mixed-Use
development. As the applicant has proposed to locate residential units on the ground
floor of the development within the northern building which faces Buffalo Drive, a waiver
is required to allow residential uses on the ground floor fronting a primary public right-of-
way.
The Minimum Special Use Permit Requirements for this use include:
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
1. Residential uses permitted as of right in the R-3 and R-4 Zoning Districts may be
permitted by means of a Special Use Permit within a C-PB, P-O or O Zoning
District.
The proposed use meets this requirement as the property is zoned C-PB
(Planned Business Park District) and multi-family residential is allowed in the R-3
and R-4 zoning districts.
2. Nonresidential uses permitted as of right in the P-O, O and C-1 Zoning Districts
may be permitted by means of a Special Use Permit within an R-3 or R-4 Zoning
District.
3. Commercial uses or civic uses shall at a minimum be located at the ground level
fronting the primary public rights-of-way and may extend beyond the ground
floor. The principal entryway to access those uses, whether individually or
collectively shall be directly accessed from and oriented to the public sidewalk.
The proposed use meets this requirement by providing commercial tenant space
on the ground level of the building on the southwestern perimeter of the site
fronting onto Buffalo Drive.
4. Residential uses shall not be permitted on the ground floor fronting on primary
public rights-of-way, but may be located at or above the second level of the
building. Residential uses may be located on the ground floor of any building or
portion thereof that is located at the interior of the development site and does not
front on an arterial or collector streets.
5. Surface parking lots shall be located to the side or the rear of the principal
building(s) on the site, and shall be screened from view of the adjacent rights-of-
way by the principal building(s) or a landscape buffer in conformance with the
requirements of LVMC Chapter 19.08. Parking structures shall not be located
along the street frontages of the development site, but shall be screened from
view of the adjacent rights-of-way by the principal building(s).
The parking lot meets this requirement as evidenced on the submitted site plan.
Comments received from the Clark County Department of Aviation included the
following:
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
Federal Aviation Regulations (Title 14, Part 77) require that the Federal Aviation
Administration (FAA) be notified before the construction or alteration of any building or
structure greater than 200 feet in height (§ 77.13(a)(1)) or that will exceed a slope of
100:1 for a distance of 20,000 feet from the nearest point of any airport runway greater
than 3,200 feet in length (§ 77.13 (a)(2)(i)). Such notification allows the FAA to
determine what impact, if any, the proposed development will have upon navigable
airspace, and allows the FAA to determine whether the development requires
obstruction marking or lighting.
The proposed development will exceed the 100:1 notice requirement for the North Las
Vegas Airport (VGT). Therefore, as required by 14 CFR Part 77, the FAA must be
notified of the proposed construction or alteration. A condition of approval has been
added to address this issue.
The project is well landscaped with a variety of trees, shrubs and ground cover. The
submitted landscape plan indicates 24-inch box Italian Stone Pine, 24-inch box Willow
Acacia, and 24-inch box African Sumac at 20-foot intervals will be provided along the
interior perimeter landscape buffers with 24-inch box Red Push Pistache within the
interior parking lot area, which are appropriate for the surrounding area.
The submitted site plan indicates the 353 parking spaces will be provided on-site, which
exceeds the minimum required number of parking spaces by eight spaces based on the
Alternative Parking standards which requires 345 parking spaces as outlined in Title
19.18.030. On-site parking spaces includes five (5) club/leasing spaces, one hundred
and nine (109) surface parking spaces, two hundred and nine carport (209) covered
spaces, twenty (20) detached garages and ten (10) office parking spaces. The parking
provided includes eleven (11) handicap-accessible parking spaces.
The three-story structures are approximately 32.5 feet in height and will feature a
painted “City Loft”, “Roycroft Pewter” and “Stamped Concrete” painted stucco exterior
with metal railings and a corniced flat roof, with architectural details carried around all
sides of the buildings; which complies with Las Vegas Technology Center – Phase II
design standards.
The proposed use and design of this proposal will make a positive contribution to the
urban design for the residents in the immediate area and of the community at large. In
addition, this development will provide a compatible buffer between the industrial/office
uses to the east with the single-family residential uses to the west. Staff recommends
approval of the requested Special Use Permit (SUP-73048) and Site Development Plan
Review (SDR-73050), for the proposed Mixed-Use development subject to conditions.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
FINDINGS (SUP-73048)
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:
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.
The proposed development will undergo inspections from City staff to ensure
that the development will not adversely compromise the public health, safety,
and general welfare.
5. The use meets all of the applicable conditions per Title 19.12.
With the approval of the requested Waiver, all Title 19.12 conditions for a Mixed-
Use project will be satisfied.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
FINDINGS (SDR-73050)
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 Mixed-Use development will be harmonious with, and will provide a
compatible buffer between, the industrial/office uses to the east with the single-
family residential uses to the west.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed mixed use development is consistent with Las Vegas 2020 Master
Plan Policy 1.1.3, which encourages new market rate, multi-unit mixed-use
residential development on vacant or underutilized sites, with ground floor
commercial components included where appropriate.
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed building and landscape materials are appropriate for the area and
are harmonious with the surrounding developments in the area.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
The proposed elevations are both aesthetically pleasing and compatible with
nearby development in the existing Las Vegas Technology Center to the south
and east and adjacent Desert Shores residential community to the west. The
proposed buildings feature a painted “City Loft”, “Roycroft Pewter” and “Stamped
Concrete” painted stucco exterior with metal railings and a corniced flat roof, with
architectural details carried around all sides of the buildings.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held to discuss submittal requirements
03/20/18
for applications related to a proposed Mixed Use Development.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
Field Check
During a routine site visit staff observed an undeveloped site with
04/02/18
natural desert vegetation.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08.085 and the Las Vegas Technology Center – Phase II, the
following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Width 100 Feet 680 Feet Y
Min. Setbacks
x Front 10 Feet 55 Feet *Y
x Side (north) 10 Feet 84 Feet *Y
x Corner 10 Feet 36 Feet *Y
x Rear 20 Feet 150 Feet *Y
Max. Building Height 55 Feet 43.5 Feet Y
Screened,
Gated, w/ a
Trash Enclosure Y
Screened, Gated, w/ a Roof or
Roof or Trellis Trellis
Mech. Equipment Screened Screened Y
* Pursuant to Title 19.18 Lot Frontage is defined as, “The side of the lot which fronts on
a street or drive. In the case of a corner lot, the “front” of the lot shall be considered to
be the side which has the lesser dimension in width, unless the Director authorizes
another side to be designated as the “front” and attaches whatever conditions are
deemed necessary to ensure that such alternative designation does not result in land
use incompatibility with the surrounding area.” In this particular case, since the primary
access to this site will be from Buffalo Drive the Director has determined that for that
Buffalo Drive be deemed the front of the subject site.
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
JB
SUP-73048 AND SDR-73050 [PRJ-72966]
Staff Report Page Eleven
May 8, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Residential uses shall not be To allow residential
permitted on the ground floor units on the ground
fronting on primary public floor of the
Approval
rights-of-way, but may be development which
located at or above the front onto Buffalo
second level of the building. Drive.
Exceptions
Requirement Request Staff Recommendation
Title 19.08.030 interior
parking lot landscaping
To allow 58 interior
development standards
parking lot islands,
require one tree per six Approval
where 63 parking lot
uncovered parking spaces,
islands are required
plus one tree at the end of
each row of spaces.
JB
SUP-73048
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SUBJECT:
SDR-73050 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73048 - PUBLIC
HEARING - APPLICANT: CALIDA RESIDENTIAL, LLC - OWNER: SEQUOIA USA, LLC,
ET AL - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED THREE-STORY, 196,923 SQUARE-FOOT MIXED-USE DEVELOPMENT
CONSISTING OF 4,075 SQUARE FEET OF COMMERCIAL SPACE AND 220 MULTI-
FAMILY RESIDENTIAL UNITS on 7.26 acres at the northeast corner of Trinity Peak Avenue
and Buffalo Drive (APN 138-15-310-058), C-PB (Planned Business Park) Zone, Ward 1
(Tarkanian) [PRJ-72966]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Clark County Department of Aviation Comments
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-73050
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Agenda Item No.: 23.
SUBJECT:
SUP-72982 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BLACKJACK
COLLECTIVE - OWNER: 1700 VEGAS, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 3,200 SQUARE-FOOT MARIJUANA DISPENSARY USE at
1736 South Las Vegas Boulevard (APN 162-03-302-010), C-2 (General Commercial) Zone,
Ward 3 (Coffin) [PRJ-72893]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards/Comment Form and Support Postcards
SUP-72982 [PRJ-72893]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 3
APPROVALS 2
JB
SUP-72982 [PRJ-72893]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72982 CONDITIONS
Planning
4. All development shall be in conformance with the site plan date stamped and floor
plan date stamped 03/22/18, except as amended by conditions herein. Any
modification of the premises of a medical 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. This approval shall be void eighteen months from the date of final approval, unless
exercised pursuant upon the issuance of a business license. An Extension of Time
may be filed for consideration by the City of Las Vegas.
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.
JB
SUP-72982 [PRJ-72893]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
9. Approval of this Special Use Permit does not constitute approval of a marijuana
dispensary license.
10. This business shall operate in conformance to Chapter 6 of the City of Las Vegas
Municipal Code.
11. A Marijuana Dispensary Facility 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.
13. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JB
SUP-72982 [PRJ-72893]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed relocation of an existing
Marijuana Dispensary use located at 1860 Western Avenue to a 3,200 square-foot
development at 1736 South Las Vegas Boulevard.
ISSUES
x The subject property is located within the Downtown Las Vegas Overlay - Gateway
District and is subject to the development standards outlined in the Interim
Downtown Las Vegas Development Standards (Appendix F).
x Within the Gateway District of the Downtown Las Vegas Overlay, a Marijuana
Dispensary use is permitted in the C-2 (General Commercial) zoning district with
approval of a Special Use Permit.
x The subject site is in compliance with all minimum distance separation requirements
pursuant to Title 19.12 pertaining to a Marijuana Dispensary use, as set forth by
adopted Ordinance No. 6321.
x The applicant has proposed to add landscaping materials, complete building façade
improvements and reconfigure the parking lot of the subject site. Per the Interim
Downtown Las Vegas Development Standards (Appendix F) Threshold Matrix the
proposed improvements can be accomplished through the submittal of building
permits.
ANALYSIS
The subject property is zoned C-2 (General Commercial). In addition, the subject site
located within the Downtown Las Vegas Overlay - Gateway District and is subject to the
development standards outlined in the Interim Downtown Las Vegas Development
Standards (Appendix F).
JB
SUP-72982 [PRJ-72893]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
The proposed use meets this requirement, the applicant submitted a survey
demonstrating that there are no schools within 1,000 feet of the subject property, as
well as there are no individual care centers licensed for more than 12 children,
community recreational facilities (public) or City parks or churches/houses of
worship or recreational opportunities to minors within 300 feet of the subject
property.
The proposed use meets this requirement; measurement is taken from the property
line of parcel (APN 162-03-302-010).
JB
SUP-72982 [PRJ-72893]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
The subject site is an existing commercial development and did not require the
creation of a separate parcel to meet the distance separation requirements. As
such, condition #3 is not applicable and the site is in conformance with this
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.
JB
SUP-72982 [PRJ-72893]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
This location was not licensed prior to July 1, 2017; as such condition #4 is not
applicable as the site is in conformance with the 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 use complies will require approval of a business license and continual
inspections to verify it is in compliance with Title 6 requirements.
The proposed use meets this requirement, as no outside storage including shipping
containers has been denoted within the submitted site plan.
* 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.
Per the submitted floor plan, the proposed use will have one public access door on
the north perimeter of the building which provides access to a waiting room and
therefore conforms to this requirement.
The applicant has proposed to remove the existing drive through on the subject
site and infill the area with landscaping planting materials. A condition of approval
requiring such prior to the issuance of business license has added to insure this
takes place.
* 9 The Special Use Permit shall be void without further action if the uses ceases
for a period exceeding 90 days.
The Department of Planning - Business Licensing division will monitor and require
compliance with this requirement should the use cease.
* 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.
JB
SUP-72982 [PRJ-72893]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
The Department of Planning - Business Licensing division will coordinate with the
State of Nevada to assure that this requirement is met prior to the issuance of a
business license.
This condition is not applicable, as the subject site is not located on property which
abuts Fremont Street west of 8th Street.
The applicant has not proposed any associated uses with the proposed Marijuana
Dispensary use. The Department of Planning - Business Licensing division will
assure all activities are educational.
The proposed operator (Naturex II, LLC dba Blackjack Collective) is an existing
Marijuana Dispensary use which operates at 1860 Western Avenue. The applicant has
requested to relocate the use to the existing 3,200 square-foot commercial building
located at 1736 South Las Vegas Boulevard.
The subject site provides 33 parking spaces where 19 parking spaces are required and
conforms to Title 19.12 parking requirements for the Marijuana Dispensary use. Other
than the Minimum Special Use Permit Requirements found within Title 19.12, there are
no special development requirements pertaining to the site. The subject site is an
existing commercial development which can accommodate the intensity of the proposed
use.
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. As such, staff recommends approval of the proposed use subject to
conditions. If denied, no Marijuana Dispensary use would be permitted to be established
at this site.
FINDINGS (SUP-72982)
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:
JB
SUP-72982 [PRJ-72893]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
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 proposed Marijuana Dispensary can be accessed from Main Street and Las
Vegas Boulevard, which have adequate capacity to serve the proposed
development.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Marijuana Dispensary use will be subject to regular City and
State inspections for licensing and will therefore not compromise the public
health, safety, and general welfare or any objective of the General Plan.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Marijuana Dispensary use meets all requirements per Title 19.12.
BACKGROUND INFORMATION
JB
SUP-72982 [PRJ-72893]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A Pre-Application meeting was conducted with the applicant to review
the application materials and submittal requirements for a Special Use
03/14/18
Permit and Site Development Plan Review for the proposed relocation
of an existing Marijuana Dispensary use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine site visit and found the subject site to be well
04/02/18 maintained commercial development with an existing restaurant with
drive through structure.
JB
SUP-72982 [PRJ-72893]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
SUP-72982 [PRJ-72893]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
JB
SUP-72982
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ΎḶЌDzCฌ
bֱธฌ ΎḶЌDzCฌ
bֱธฌ
ՁḶAC●ЌḚฌ
ΎḶЌDz7ӧں7ŐDzỢⓈ●ŐDzCⓒ7ںㄦƥ7Ṳ7ธㄦƥ7Ҝ●Ќ●ҜⓈҜỏ7 ںฌ
ƆĠACDzฌ
╗ŐDzDzƆฌ
ӧ̶̶ฌ
ƆОAbDzƆ7㌀7″̬ں7ए7″7ŐDzỢⓈ●ŐDzCỏ7 ՙฌ
Ɔ●╗Dz7ОՁAЌฌ
ƆbAՁDz̬7ںफ777ए7ธxƥฌ
ԱкŴ㌱;㈾Ŵ㌱;ฌ
bਙкк֭㌱שħ֭ﭨฌ Ɔ●╗Dz 7ОՁAЌฌ
㌱7ਙ7ऑ7ੂ7ผ7ħ7ف7γ7ש77 ธ7x7ںฎ77 ⊕77 ⇡7ੂ77 Ŵ7ऑ7ש7—7⎯7
bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ฌ
ƆCŐ7゜7ƆⓈОฌ
Ɔ—⇡こħששŴк7 7 7 ̶㈠ธx㈠ںฎฌ
Ɔ7C7Ő77 ゜77 Ɔ7Ⓢ7О77 Ɔ7—7⇡7こ7ħ7ש7ש7Ŵ7к7
xƥ7 ںxƥ7 ธxƥ7 ㅡxƥ7 ںՙ7̶7″77 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯77 Ա7ਙ7—7к7֭7ﭨ7Ŵ7ผ7₡7 ƆCŐںx7xฌ
ںธxx 7Ɔਙ—שγ 7ㅡשγ7Ɔשผ֭֭שฌ
Ɔ—ħ ֭ש7ธx″7 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯7ⓒ 7 Ќ7֭7ﭨ7Ŵ7₡7Ŵ7 7 ⓒ 77 ฎ7ɱ7ںx7ㅡฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ 7Ќ֭ﭨŴ₡Ŵ 77 ฎɱںx ㅡฌ
่7ਙ7ผ7ש7γฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7 ں7ں7ฎ7㈠7x7ں7ธ7 7 Ա7к7Ŵ7㌱77㈾7Ŵ7㌱777 b7ਙ7к7к7֭7㌱7ש7ħ7ﭨ7֭ฌ
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7̶̬ںںธ7AҜ⊿7İ—⎯⎯—שฌ
SUP-72982
SUP-72982
ОŐİֱՙธฎɱ̶
x̶゜ธธ゜ںฎ
ОՁAЌ╗7ƆbĠDzCⓈՁDzฌ
╗ŐDzDzƆฌ
ĠḶЌDzùฌ
ՁḶbⓈƆ╗ฌ ऑผਙ⎯ਙऑħ⎯7 ںㄦ7فŴкฌ
ҜDzC●╗DzŐŐAЌDzAЌ77AЌ7ОAՁҜฌ
ƆĠŐⓈԱƆฌ
ḶbḶ╗●ՁՁḶฌ ⑾ਙ——فħ֭ผħŴฌ
⎯ऑк่֭₡่֭⎯7 ں7فŴкฌ
CDzƆDzŐ╗ฌ
ƆОḶḶЌฌ ₡Ŵ⎯ੂкħผħਙ่7ʉγ֭֭к֭ผħ7 ں7فŴкฌ
̶゜ฎफฌ
bŐⓈƆĠDzCฌ
ḚŐAЌ●╗Dz7 ╗Ḷ7ԱDz7ƆDzՁDzb╗DzC7Աù7 Ҝ●Ќ㈠7ธफ7CDzDzОฌ
AŐbĠ●╗Dzb╗ฌ
7ŐḶҜฌ
ҜAЌⓈ7Ab╗ⓈŐDzŐƆ7Ɔ╗Cฌ
bḶՁḶŐƆฌ
゜ںㅡफฌ
Ҝ●ЌⓈƆฌ
ḚŐAЌ●╗Dz7 ╗Ḷ7ԱDz7ƆDzՁDzb╗DzC7Աù7 Ҝ●Ќ㈠7ธफ7CDzDzОฌ
AŐbĠ●╗Dzb╗ฌ
7ŐḶҜฌ
ҜAЌⓈ7Ab╗ⓈŐDzŐƆ7Ɔ╗Cฌ
bḶՁḶŐƆฌ
Dz╗ฌ
DzDz╗
ฌ
╗ŐDz
ŐC
ЋA
●Ќ Ɔ╗Ő
ՁDz
ḶⓈ
Ɔ7Ա
Ⓢ╗Ġ ҜA●Ќ7Ɔ
A
ƆḶⓈ╗Ġ7
DzḚ
Ɔ7Ћ
ՁA
Ġ7
Ⓢ╗
ƆḶ
x̶゜ธธ゜ںฎ
ОŐİֱՙธฎɱ̶
ՁAЌCƆbAОDz7ОՁAЌฌ
ƆbAՁDz̬7ںफ777ए7ธxƥฌ
ԱкŴ㌱;㈾Ŵ㌱;ฌ
bਙкк֭㌱שħ֭ﭨ7 Ձ AЌCƆbAОDz 7ОՁAЌฌ
㌱7ਙ7ऑ7ੂ7ผ7ħ7ف7γ7ש77 ธ7x7ںฎ77 ⊕77 ⇡7ੂ77 Ŵ7ऑ7ש7—7⎯7
bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ฌ
ƆCŐ7゜7ƆⓈОฌ
Ɔ—⇡こħששŴк7 7 7 ̶㈠ธx㈠ںฎฌ
Ɔ7C7Ő77 ゜77 Ɔ7Ⓢ7О77 Ɔ7—7⇡7こ7ħ7ש7ש7Ŵ7к7
xƥ7 ںxƥ7 ธxƥ7 ㅡxƥ7 ںՙ7̶7″77 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯77 Ա7ਙ7—7к7֭7ﭨ7Ŵ7ผ7₡7 ƆC Őںx7ںฌ
ںธxx 7Ɔਙ—שγ 7ㅡשγ7Ɔשผ֭֭שฌ
Ɔ—ħ ֭ש7ธx″7 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯7ⓒ 7 Ќ7֭7ﭨ7Ŵ7₡7Ŵ7 7 ⓒ 77 ฎ7ɱ7ںx7ㅡฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ 7Ќ֭ﭨŴ₡Ŵ 77 ฎɱںx ㅡฌ
่7ਙ7ผ7ש7γฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7 ں7ں7ฎ7㈠7x7ں7ธ7 7 Ա7к7Ŵ7㌱77㈾7Ŵ7㌱777 b7ਙ7к7к7֭7㌱7ש7ħ7ﭨ7֭ฌ
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7̶̬ںںธ7AҜ⊿7İ—⎯⎯—שฌ
SUP-72982
SUP-72982
ОŐİֱՙธฎɱ̶
x̶゜ธธ゜ںฎ
̶ฎƥֱxफฌ
Ɔ●ḚЌAḚDzฌ
DzṲ╗DzŐ●ḶŐ77●Ќ●ƆĠ7ƆùƆ╗DzҜƆ̬ฌ
Ɔ╗ֱں7 Ɔ╗ⓈbbḶ7Û●╗Ġ7ҜḶ╗╗ՁDzC77●Ќ●ƆĠฌ
Ɔ╗ֱธ7 Ɔ╗ⓈbbḶ7Û●╗Ġ7Û●╗Ġ7●Ќ╗DzḚŐDzA╗DzC7Ձ●ḚĠ╗●ЌḚ7ҜDzƆĠฌ
AՁⓈҜ●ЌⓈҜ7Ɔ╗ḶŐDz7ŐḶЌ╗ฌ ธฎƥֱxफฌ
CḶḶŐฌ
Û●╗Ġฌ
╗●Ќ╗DzC7 Ҝ╗Ձֱں7 ҜDz╗AՁ7ОAЌDzՁƆⓒ7ŐAЌCḶҜ7Û●C╗ĠƆⓒ7ŐⓈƆ╗DzC77●Ќ●ƆĠⓒ7ԱAbìՁ●╗ฌ
●ЌƆⓈՁA╗DzC7ḚՁAΎ●ЌḚฌ
Ҝ╗Ձֱธ7 ںธफ7ҜDz╗AՁ7bḶŐЌ●bDzⓒ7ЌA╗ⓈŐAՁ77●Ќ●ƆĠⓒ7ƆⓈООḶŐ╗Ɔ7̶ƥֱxफ7Ḷ㈠b㈠ฌ
Ɔ●ḚЌAḚDzฌ
Ɔ●ḚЌAḚDzฌ
xफฌ
̶ฎƥֱxफฌ ̶ฎƥֱxफฌ
ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌ
ƆbAՁDz̬ฌ
̶゜ں″फ7ए7777ںƥֱxफฌ
Ҝ╗Ձ̶ֱฌ
Ҝ╗Ձ̶ֱฌ
ธฎƥֱxफฌ ธฎƥֱxफฌ
Ɔ╗ֱธฌ
ĠḶՁՁḶÛฌ
ҜDz╗AՁฌ
CḶḶŐⓒฌ
Ҝ╗Ձ̶ֱฌ
ОA●Ќ╗7╗Ḷ7ҜA╗bĠฌ Ɔ╗ֱںฌ
ธㄦƥֱxफ
ธㄦƥֱxफฌ ธㄦƥֱxफฌ
Ɔ╗ֱںฌ
Ɔ╗ֱں Ҝ╗Ձֱںฌ
Ҝ╗Ձֱں Ҝ╗Ձֱธฌ
Ɔ╗ֱںฌ Ҝ╗Ձֱںฌ Ҝ╗Ձֱธฌ
Ɔ╗ֱธฌ ธธƥֱxफฌ
ธxƥֱxफฌ
ธxƥֱxफ ธxƥֱxफฌ
Ҝ╗Ձֱㅡฌ
Ҝ╗Ձֱㅡฌ
Ɔ●ḚЌAḚDzฌ
ںxƥֱxफฌ
x̶゜ธธ゜ںฎ
DzAƆ╗ฌ
DzAƆ╗ DzՁDzЋA╗●ḶЌฌ
DzՁDzЋA╗
A ●Ḷ
ḶЌ ÛDzƆ╗ฌ
DzՁDzЋA╗●ḶЌฌ ̶ฎƥֱxफฌ
ОŐİֱՙธฎɱ̶
ƆbAՁDz̬ฌ
ƆbAՁDz̬ ̶゜ں″फ7ए7777ںƥֱxफฌ
̶゜ں″फ ए ںƥֱxफ ƆbAՁDz̬ฌ
̶゜ں″फ7ए7777ںƥֱxफฌ
Ɔ●ḚЌAḚDzฌ
Ɔ╗ֱںฌ
ธㄦƥֱxफฌ
Ҝ╗Ձֱธฌ Ҝ╗Ձֱںฌ Ҝ╗Ձ̶ֱฌ
Ҝ╗Ձֱธฌ Ҝ╗Ձֱںฌ
ธxƥֱxफฌ
Ɔ●ḚЌAḚDzฌ
ƆḶⓈ╗Ġฌ
DzՁDzЋA╗●ḶЌฌ
ƆbAՁDz̬ฌ
̶゜ں″फ7ए7777ںƥֱxफฌ
ԱкŴ㌱;㈾Ŵ㌱;ฌ
bਙкк֭㌱שħ֭ﭨฌ DzՁDzЋA╗●ḶЌƆฌ
㌱7ਙ7ऑ7ੂ7ผ7ħ7ف7γ7ש77 ธ7x7ںฎ77 ⊕77 ⇡7ੂ77 Ŵ7ऑ7ש7—7⎯7
bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ฌ
ƆCŐ7゜7ƆⓈОฌ
Ɔ—⇡こħששŴк7 7 7 ̶㈠ธx㈠ںฎฌ
Ɔ7C7Ő77 ゜77 Ɔ7Ⓢ7О77 Ɔ7—7⇡7こ7ħ7ש7ש7Ŵ7к7
xƥ777777777777̶ƥ777777777777″ƥ77777777777777777777777777ںธƥ7
xƥ ںxƥ ธxƥ ㅡxƥ7 ںՙ7̶7″77 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯77 Ա7ਙ7—7к7֭7ﭨ7Ŵ7ผ7₡7 ƆCŐںx7̶ฌ
ںธxx 7Ɔਙ—שγ 7ㅡשγ7Ɔשผ֭֭שฌ
Ɔ—ħ ֭ש7ธx″7 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯7ⓒ 7 Ќ7֭7ﭨ7Ŵ7₡7Ŵ7 7 ⓒ 77 ฎ7ɱ7ںx7ㅡฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ 7Ќ֭ﭨŴ₡Ŵ 77 ฎɱںx ㅡฌ
่7ਙ7ผ7ש7γฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7 ں7ں7ฎ7㈠7x7ں7ธ7 7 Ա7к7Ŵ7㌱77㈾7Ŵ7㌱777 b7ਙ7к7к7֭7㌱7ש7ħ7ﭨ7֭ฌ
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7̶̬ںںธ7AҜ⊿7İ—⎯⎯—שฌ
SUP-72982
ƆCŐธx̶ฌ
ḶŐDzC 7DzՁDzЋA╗●ḶЌƆⓒ 7CAùฌ
SUP-72982
ԱкŴ㌱;㈾Ŵ㌱;ฌ
ОŐİֱՙธฎɱ̶ ่7ਙ7ผ7ש7γฌ
xƥ777777777777̶ƥ777777777777″ƥ77777777777777777777777777ںธƥ7
x̶゜ธธ゜ںฎ
xƥ ںxƥ ธxƥ ㅡxƥ7
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7
Ɔ—ħ ֭ש7ธx″7
゜Ћਙк
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7̶̬ںںธ7AҜ⊿7İ—⎯⎯—ש
゜Ћਙк—こ֭⎯
゜Ћਙк—こ֭
゜ Ћਙк—こ
Ћਙк—こ֭
Ћ
Ћਙк—
Ћਙк—こ֭⎯
ਙ
ਙк
ਙк—
ਙк—こ
ਙк—こ֭
к—こ
кк—こ֭⎯
—こ
—こ֭⎯
—こ֭
こ
こ֭֭
֭⎯⎯゜ƆγŴผ֭Ɔੂ
゜
゜ƆγŴผ֭
゜Ɔ
゜ƆγŴผ֭Ɔ
゜ƆγŴ
゜ƆγŴผ
ƆγŴผ֭Ɔ
Ɔ
ƆγŴ
ƆγŴผ֭Ɔੂ
ƆγŴผ֭
γ
γŴผ֭Ɔੂ
γŴผ
γŴผ֭Ɔ
Ŵผ֭Ɔੂ
Ŵผ֭
Ŵ
Ŵผ֭Ɔ
Ŵผผ֭
ผ֭Ɔੂ
ผ֭
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Ɔੂ
Ɔੂ่㌱゜Оผਙ㈾֭
่
่㌱゜
่㌱゜Оผਙ
่㌱゜О
่㌱゜Оผ
่㌱
่㌱゜Оผਙ㈾
㌱゜Оผਙ
㌱゜Оผਙ㈾֭
㌱゜Оผਙ㈾
㌱
㌱゜Оผ
㌱゜О
゜Оผਙ
゜Оผਙ㈾֭
゜Оผਙ
Оผਙ㈾֭
Оผਙ㈾
ผਙ㈾֭
ผผਙ
ਙ
ਙ㈾㈾֭
㈾֭㌱ֱ⎯שƆੂ่㌱
㌱
㌱ש
㌱⎯ש
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ֱ⎯שƆੂ
ֱ⎯שƆੂ่
ֱ⎯⎯ששƆੂ
⎯ֱƆੂ่
⎯ֱƆੂ่㌱
⎯ Ɔੂ่
Ɔੂ่㌱
Ɔੂ
Ɔੂ
ੂ่㌱
ੂ่่㌱
่㌱゜ںںฎ㈠xںธ
゜
゜ںںฎ
ں
ںںฎ
ںںฎ㈠xںธ
ںںฎ㈠xں
ںںฎ㈠
ںںںฎ㈠xں
ں
ںฎฎ㈠xںธ
ฎ㈠xںธ
ฎ㈠x
㈠x
㈠xں
xںธ
xںธ
ںธ Աİb゜x̶ں
Աİb゜x̶
Աİb゜x
Աİ
İ
İb゜
İb゜x̶
b゜x
b
b゜x̶
b゜x̶ں
゜x̶ں
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゜x̶
x̶ں
ںธںฎ7ںںฎ㈠
ธںฎ7ںںฎ
ธ
ธںฎ
ธں
ธںฎ7ںں
ںฎ
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ںںฎ㈠
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ںฎ xںธ7Աİb﹝
x
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xںธ7Աİb
xںธ7
ںธ
ںธ7Աİb﹝
ธ
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7Աİb
Աİb
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İb ㌱ਙこ⇡ħ่֭₡
㌱
㌱ਙこ⇡ħ่֭
㌱ਙこ⇡
㌱ਙこ⇡ħ
㌱ਙこ⇡ħ่
ਙこ⇡ħ่
ਙ
ਙこ⇡ħ่֭₡
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x̶゜ธธ゜ںฎ
ОŐİֱՙธฎɱ̶
ԱкŴ㌱;㈾Ŵ㌱;ฌ
bਙкк֭㌱שħ֭ﭨฌ bḶՁฌ
ḶŐDzC 7ЌḶŐ╗ Ġ77DzՁDzЋA╗●ḶЌⓒ 7Ќ●ḚĠ╗ฌ
㌱7ਙ7ऑ7ੂ7ผ7ħ7ف7γ7ש77 ธ7x7ںฎ77 ⊕77 ⇡7ੂ77 Ŵ7ऑ7ש7—7⎯7
bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ฌ
ƆCŐ7゜7ƆⓈОฌ
Ɔ—⇡こħששŴк7 7 7 ̶㈠ธx㈠ںฎฌ
Ɔ7C7Ő77 ゜77 Ɔ Ⓢ7О77 Ɔ7—7⇡7こ7ħ7ש7ש7Ŵ7к7
xƥ777777777777̶ƥ777777777777″ƥ77777777777777777777777777ںธƥ7
xƥ ںxƥ ธxƥ ㅡxƥ7 ںՙ7̶7″77 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯77 Ա7ਙ7—7к7֭7ﭨ7Ŵ7ผ7₡7 ƆCŐธxㅡฌ
ںธxx 7Ɔਙ—שγ 7ㅡשγ7Ɔשผ֭֭שฌ
Ɔ—ħ ֭ש7ธx″7 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯7ⓒ 7 Ќ7֭7ﭨ7Ŵ7₡7Ŵ7 7 ⓒ 77 ฎ7ɱ7ںx7ㅡฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ 7Ќ֭ﭨŴ₡Ŵ 77 ฎɱںx ㅡฌ
่7ਙ7ผ7ש7γฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7 ں7ں7ฎ7㈠7x7ں7ธ7 7 Ա7к7Ŵ7㌱77㈾7Ŵ7㌱777 b7ਙ7к7к7֭7㌱7ש7ħ7ﭨ7֭ฌ
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7̶̬ںںธ7AҜ⊿7İ—⎯⎯—שฌ
SUP-72982
ЌḶŐ╗Ġฌ
ЌDzÛ7ҜA●Ќฌ
DzЌ╗ŐAЌbDzฌ
CḶḶŐƆฌ
ÛA●╗●ЌḚฌ
ҜAЌAḚDzŐƆ Ḷ22●bDz
ҜAЌAḚDzŐƆ7Ḷ22●bDzฌ ƆDzbⓈŐ●╗
ƆDzbⓈŐ●╗ùฌ
ÛDzƆ╗ฌ
ÛDzƆ╗
Ḷ22●bDz7ںฌ
Ḷ22●bDz ں
ŐDz
ŐDzbDzО╗●ḶЌฌ
ЌDzÛฌ
ЌDzÛ
DzҜОՁḶùDzDzฌ
DzҜОՁḶùDzDz
bḶŐŐ●CḶŐฌ
bḶŐŐ●CḶŐ
ḶЌՁùฌ
ḶЌՁù
DzЌ╗ŐAЌbDz
DzЌ╗ŐAЌbDzฌ
ㅡ″ƥ̶ֱफฌ
ㅡ″ƥ̶ֱफ
ŐDzƆ╗ŐḶḶҜ
Ҝ
ŐDzƆ╗ŐḶḶҜฌ ŐDzƆ╗ŐḶḶҜ
Ҝ
ŐDzƆ╗ŐḶḶҜฌ
ŐDz╗A●Ձ72ՁḶḶŐฌ
DzṲОDzC●╗DzCฌ
ԱŐDzAìฌ
ԱŐDzAì О●bìⓈОฌ
x̶゜ธธ゜ںฎ
DzAƆ╗ฌ
ОŐİֱՙธฎɱ̶
ОŐDzֱЋAⓈՁ╗ฌ
ОŐDzֱЋA
Ɔ╗ḶŐAḚDz
Ɔ╗ḶŐAḚDzฌ ЋAⓈՁ╗
ЋAⓈՁ╗ฌ
●╗ฌ
ƆDzŐЋDzŐฌ
ɱㄦƥֱㄦफฌ ฎƥֱںxफฌ
ƆḶⓈ╗Ġฌ
7ՁḶḶŐ7ОՁAЌฌ
゜ںㅡफ777ए7777ںƥֱxफฌ
ƆbAՁDz̬ฌ
ԱкŴ㌱;㈾Ŵ㌱;ฌ
bਙкк֭㌱שħ֭ﭨฌ 7ՁḶḶŐ 7ОՁAЌฌ
㌱7ਙ7ऑ7ੂ7ผ7ħ7ف7γ7ש77 ธ7x7ںฎ77 ⊕77 ⇡7ੂ77 Ŵ7ऑ7ש7—7⎯7
bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ฌ
ƆCŐ7゜7ƆⓈОฌ
Ɔ—⇡こħששŴк7 7 7 ̶㈠ธx㈠ںฎฌ
Ɔ7C7Ő77 ゜77 Ɔ7Ⓢ7О77 Ɔ7—7⇡7こ7ħ7ש7ש7Ŵ7к7
xƥ7 7ธƥ7777777777ㅡƥ777777777777777777777777ฎƥ
ںxƥ ธxƥ ㅡxƥ7 ںՙ7̶7″77 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯77 Ա7ਙ7—7к7֭7ﭨ7Ŵ7ผ7₡7 ƆCŐںx7ธฌ
ںธxx 7Ɔਙ—שγ 7ㅡשγ7Ɔשผ֭֭שฌ
Ɔ—ħ ֭ש7ธx″7 Ձ7Ŵ7⎯77 Ћ7֭7ف7Ŵ7⎯7ⓒ 7 Ќ7֭7ﭨ7Ŵ7₡7Ŵ7 7 ⓒ 77 ฎ7ɱ7ںx7ㅡฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ 7Ќ֭ﭨŴ₡Ŵ 77 ฎɱںx ㅡฌ
่7ਙ7ผ7ש7γฌ
О7ՙxธ㈠ฎ̶ɱ㈠ںธxx7 ں7ں7ฎ7㈠7x7ں7ธ7 7 Ա7к7Ŵ7㌱77㈾7Ŵ7㌱777 b7ਙ7к7к7֭7㌱7ש7ħ7ﭨ7֭ฌ
77ՙxธ㈠ฎ̶ɱ㈠ںธ̶ںฌ
゜Ћਙк—こ֭⎯゜ƆγŴผ֭Ɔੂ่㌱゜Оผਙ㈾֭㌱ֱ⎯שƆੂ่㌱゜ںںฎ㈠xںธ7Աİb゜x̶ںธںฎ7ںںฎ㈠xںธ7Աİb﹝㌱ਙこ⇡ħ่֭₡㈠ऑк่⊿7̶゜ธx゜ںฎ⊿7ںธ̬ںں7ОҜ⊿7İ—⎯⎯—שฌ
SUP-72982
SUP-72982
ОŐİֱՙธฎɱ̶
x̶゜ธธ゜ںฎ
SUP-72982 [PRJ-72893] - SPECIAL USE PERMIT - APPLICANT: BLACKJACK COLLECTIVE
1736 SOUTH LAS VEGAS BOULEVARD
04/02/2018
SUP-72982 [PRJ-72893] - SPECIAL USE PERMIT - APPLICANT: BLACKJACK COLLECTIVE
1736 SOUTH LAS VEGAS BOULEVARD
04/02/2018
SUP-72982 [PRJ-72893] - SPECIAL USE PERMIT - APPLICANT: BLACKJACK COLLECTIVE
1736 SOUTH LAS VEGAS BOULEVARD
04/02/2018
SUP-72982 [PRJ-72893] - SPECIAL USE PERMIT - APPLICANT: BLACKJACK COLLECTIVE
1736 SOUTH LAS VEGAS BOULEVARD
04/02/2018
ҜŴผ㌱γ7ธxⓒ7ธx ںฎ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯
ОкŴ่่ħ่ف7Ŵ่₡7Ύਙ่ħ่ف
̶̶̶7Ќਙผשγ7ŐŴ่㌱γਙ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںx″
╗ਙ7Ûγਙこ7●ש7ҜŴੂ7bਙ่㌱֭ผ่̬
Û֭7ผ֭⎯ऑ֭㌱—⑾שккੂ7⎯—⇡こħש7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่7⑾ਙผ7Ŵ7Ɔħ֭ש7C֭֭ﭨкਙऑこ่֭ש7ОкŴ่7Ő֭ﭨħ֭ʉ7ʉħשγ7Ɔऑ֭㌱ħŴк7Ⓢ⎯֭7О֭ผこħש7⑾ਙผฌ
Ŵ7Ҝ֭₡ħ㌱Ŵк7Ŵ่₡7Ő֭㌱ผ֭Ŵשħਙ่Ŵк7ҜŴผħ㈾—Ŵ่Ŵ7Cħ⎯ऑ่֭⎯Ŵผੂ7кਙ㌱Ŵ֭ש₡7Ŵש7ںՙ̶″7Ɔਙ—שγ7ՁŴ⎯7Ћ֭فŴ⎯7Աਙ—к֭ﭨŴผ₡㈠7Aкк7ਙ⑾ฌ
שγ֭7ऑŴผ8ħ่ف7⑾ਙผ7שγ֭7ऑผਙ㈾֭㌱ש7ʉħкк7⇡֭7кਙ㌱Ŵ֭ש₡7ਙ่7⎯ħ֭ש㈠7╗γħ⎯7ऑŴผ㌱֭к7ħ⎯7㌱—ผผ่֭שкੂ7▷ਙ่֭₡7bֱธⓒ7ʉħשγ7่ਙ7ऑкŴ่่֭₡ฌ
㌱γŴ่֭ف㈠7
╗γ֭7⇡—ħк₡ħ่ف7ʉħкк7⇡֭7ŴऑऑผਙゥħこŴ֭שкੂ7̶ⓒธxx7⎯⑾㈠7╗γ֭ħผ7㌱—ผผ่֭ש7кਙ㌱Ŵשħਙ่7Ŵש7 ںฎ″x7Û֭⎯֭שผ่7A֭—่֭ﭨⓒ7Ŵ่₡ฌ
ЌŴ—שผ֭ゥ7●●ⓒ7ՁՁb7₡⇡Ŵ7ԱкŴ㌱㈾Ŵ㌱7bਙкк֭㌱שħ֭ﭨ7ħ⎯7Ŵ่7֭ゥħ⎯שħ่ف7⎯ħこħкŴผ7—⎯֭㈠7●ש7㌱—ผผ่֭שкੂ7ਙऑ֭ผŴ⎯֭ש7Ŵ7こŴผħ㈾—Ŵ่Ŵฌ
₡ħ⎯ऑ่֭⎯Ŵผੂⓒ7ʉħשγ7㌱—ผผ่֭ש7кħ㌱่֭⎯ħ่ف㈠7╗γ֭7⇡—⎯ħ่֭⎯⎯7㌱—ผผ่֭שкੂ7γŴ⎯7Ŵ7ผ֭فħ⎯֭שผ֭₡7⎯שŴ֭ש7Ŵ่₡7㌱ħੂש7кħ㌱่֭⎯֭ⓒ7Ŵ่₡ฌ
ʉħкк7่ਙשħ⑾ੂ7שγ֭7ƆשŴ֭ש7ਙ⑾7שγ֭7㌱γŴ่֭ف7ħ่7кਙ㌱Ŵשħਙ่7ਙ่㌱֭7שγ֭7่֭ʉ7ऑผ֭こħ⎯֭⎯7Ŵผ֭7ผ֭Ŵ₡ੂ㈠77╗γ֭7่֭ʉ7ऑผਙऑ֭ผੂשฌ
ʉħкк7⇡֭7₡֭⎯ħ่֭ف₡゜—ऑفผŴ₡֭₡7ħ่7Ŵ7こŴ่่֭ผ7ʉγħ㌱γ7ħ⎯7ħ่7⎯שผħ㌱ש7Ŵ㌱㌱ਙผ₡Ŵ่㌱֭7ʉħשγ7Ќ֭ﭨŴ₡Ŵɸ⎯7C֭ऑŴผשこ่֭ש7ਙ⑾ฌ
╗ŴゥŴשħਙ่ⓒ7Ŵ㌱㌱ਙผ₡ħ่ف7שਙ7ՁbԱ7>ħк֭7ЌḶ㈠7Őxɱธֱ ںՙ㈠7>—ผשγ֭ผこਙผ֭ⓒ7ʉ֭7ʉħкк7ऑผਙ㌱֭֭₡7ħ่7Ŵ㌱㌱ਙผ₡Ŵ่㌱֭7ʉħשγ7Ŵкк7bħੂשฌ
ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7кŴʉ⎯7Ŵ่₡7ผ֭—فкŴשħਙ่⎯7ผ֭кŴשħ่ف7שਙ7こŴผħ㈾—Ŵ่Ŵ7₡ħ⎯ऑ่֭⎯Ŵผੂ7ਙऑ֭ผŴשħਙ่㈠7
╗γħ⎯7่֭ʉ7⇡—⎯ħ่֭⎯⎯7ʉħкк7ħ่ħשħŴккੂ7֭こऑкਙੂ7ŴऑऑผਙゥħこŴ֭שкੂ7ںں7ऑ֭ਙऑк֭ⓒ7Ŵ่₡7こŴ่Ŵ֭فこ่֭ש7⑾—ккੂ7֭ゥऑ֭㌱⎯ש7שγħ⎯ฌ
่—こ⇡֭ผ7שਙ7فผਙʉ7שਙ7ธㄦ7ऑ֭ਙऑк֭7ʉħשγħ่7שγ֭7⑾ħผ⎯ש7̶7こਙ่שγ⎯7ਙ⑾7ਙऑ่֭ħ่ف㈠7Ġਙ—ผ⎯7ਙ⑾7ਙऑ֭ผŴשħਙ่7ʉħкк7⇡֭7ںxŴこ7ॅ
̶Ŵこⓒ7ՙ7₡Ŵੂ⎯7Ŵ7ʉ֭֭8㈠7
●่فผ֭⎯⎯7Ŵ่₡7֭فผ֭⎯⎯7ħ่שਙ7שγ֭7⎯ħ֭ש7⑾ਙผ7⎯ש⎯֭—ف7ʉħкк7⇡֭7ਙ⑾⑾7ՁŴ⎯7Ћ֭فŴ⎯7Աਙ—к֭ﭨŴผ₡7Ŵ่₡7⑾ผਙこ7Ɔਙ—שγ7ҜŴħ่7Ɔשผ֭֭ש㈠ฌ
╗γ֭ผ֭7ʉħкк7⇡֭7̶̶7ऑŴผ8ħ่ف7⎯ऑŴ㌱֭⎯7ਙ่7⎯ħ֭ש7ħ่㌱к—₡ħ่ف7שʉਙ7γŴ่₡ħ㌱Ŵऑऑ֭₡7⎯ऑŴ㌱֭⎯ⓒ7Ŵ่₡7⇡ħ㌱ੂ㌱к֭7ऑŴผ8ħ่ف7ʉħккฌ
⇡֭7ऑผਙﭨħ₡֭₡㈠7╗γ֭7שผŴ⎯γ7่֭㌱кਙ⎯—ผ֭7ʉħкк7⇡֭7ผ֭кਙ㌱Ŵ֭ש₡7שਙ7⇡֭֭ששผ7⎯֭ผﭨħ㌱֭7שผŴ⎯γ7Ŵ่₡7₡֭кħ֭ﭨผħ֭⎯㈠77
A7ʉŴħ֭ﭨผ7ħ⎯7ผ֭֭ש⎯֭—׀₡7⑾ਙผ7●่֭שผħこ7Cਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯7C֭֭ﭨкਙऑこ่֭ש7ƆשŴ่₡Ŵผ₡⎯7ħ֭שこ7 ں㈠₡㈠7㈚C╗ՁЋֱḶฌ
Aผ֭Ŵ7ں7Ɔħ֭ש7ОкŴ่่ħ่ف7ƆשŴ่₡Ŵผ₡⎯ⓒ7Ɔ֭ผﭨħ㌱֭7Aผ֭Ŵ㈚7ผ֭—׀ħผħ่ف7ਫAкк7Ŵ—שਙֱผ֭кŴ֭ש₡7⑾Ŵ㌱ħкħשħ֭⎯7ӧFỏ7⎯γŴкк7ਙผħ่֭ש
ŴʉŴੂ7Ŵ่₡7⇡֭7⎯㌱ผ่֭֭֭₡7⑾ผਙこ7ऑ—⇡кħ㌱7ﭨħ֭ʉ㈠㈚7Ա֭㌱Ŵ—⎯֭7ਙ⑾7שγ֭7こ֭ผ㌱γŴ่₡ħ⎯֭7⎯ਙк₡7ħ่7שγħ⎯7кਙ㌱Ŵשħਙ่ⓒ7שγ֭ฌ
⎯Ŵ⑾֭ੂש7ਙ⑾7שγ֭7֭こऑкਙੂ֭֭⎯7Ŵ่₡7Ŵ7₡ħผ֭㌱ש7ऑŴשγ7שਙ7שγ֭7שผŴ⎯γ7่֭㌱кਙ⎯—ผ֭7Ŵผ֭7ħこऑਙผשŴ่ש㈠77╗γ֭7֭ゥħ⎯שħ่فฌ
่֭㌱кਙ⎯—ผ֭7ħ⎯7кਙ㌱Ŵ֭ש₡7֭ﭨผੂ7㌱кਙ⎯֭7שਙ7שγ֭7⇡—ħк₡ħ่فⓒ7㌱ผ֭Ŵשħ่ف7Ŵ7кŴผ֭ف7—่⎯Ŵ⑾֭7γħ₡ħ่ف7⎯ऑਙש7ਙ่7שγ֭7ऑผਙऑ֭ผੂש㈠7A⎯ฌ
⎯—㌱γⓒ7שγ֭7ऑผਙऑਙ⎯֭₡7่֭㌱кਙ⎯—ผ֭7ħ⎯7кਙ㌱Ŵ֭ש₡7⑾—ผשγ֭ผ7ʉ֭⎯ש7ਙ่7⎯ħ֭ש7ʉγħк֭7ผ֭こŴħ่ħ่ف7ਙ่7Ŵ7₡ħผ֭㌱ש7ผਙ—֭ש7⑾ผਙこฌ
שγ֭7֭こऑкਙੂ֭֭7่֭שผŴ่㌱֭㈠77╗γħ⎯7кਙ㌱Ŵ⎯֭ש7שγ֭7่֭㌱кਙ⎯—ผ֭7こਙผ֭7שγŴ่7ںںɸ7ਙ⑾⑾7ਙ⑾7שγ֭7ҜŴħ่7Ɔשผ֭֭ש7ऑผਙऑ֭ผੂש7кħ่֭
Ŵ่₡7ʉħкк7⇡֭7⎯㌱ผ่֭֭֭₡7⇡ੂ7שʉਙ7⎯γŴ₡֭7שผ֭֭⎯㈠77Ա֭㌱Ŵ—⎯֭7ҜŴħ่7Ɔשผ֭֭ש7ħ⎯7שγ֭7⎯֭㌱ਙ่₡Ŵผੂ7⑾ผਙ่שŴ֭ف7שਙ7שγ֭ฌ
Ŵ₡֭ שผ֭֭⎯㈠ Ա֭㌱Ŵ—⎯֭ ҜŴħ่ Ɔשผ֭֭ שħ⎯ שγ֭ ⎯֭
ऑผਙऑ֭ผੂש7Ŵ่₡7ʉħשγ7שγ֭7⎯γŴ₡֭7שผ֭֭⎯ⓒ7ʉ֭7⇡֭кħ֭֭ﭨ7שγħ⎯7ऑผਙऑਙ⎯֭₡7кŴੂਙ—ש7₡ਙ֭⎯7่ਙש7่֭فŴשħ֭ﭨкੂ7Ŵ⑾⑾֭㌱ש7שγ֭ฌ
֭֭⎯ⓒ ʉ֭ ⇡֭кħ֭ש ֭ﭨγħ⎯ ऑผਙऑਙ⎯֭₡ кŴੂਙ— ש₡ਙ֭
ऑ֭₡֭⎯שผħŴ่7֭ゥऑ֭ผħ่֭㌱֭7ħ่7שγ֭7Ŵผ֭Ŵⓒ7Ŵ่₡7ħ⎯7שγ֭7⇡֭⎯ש7ŴผผŴ่֭فこ่֭ש7⑾ਙผ7こŴħ่שŴħ่ħ่ف7֭こऑкਙੂ֭֭7Ŵ่₡7ש⎯֭—فฌ
ผ֭Ŵⓒ Ŵ่₡ ħ⎯ שγ֭ ⇡֭⎯ שŴผผŴ่֭فこ่֭⑾ שਙผ こŴħ
⎯Ŵ⑾֭ੂש7ਙ่7⎯ħ֭ש㈠
A7ʉŴħ֭ﭨผ7ħ⎯7Ŵк⎯ਙ7ผ֭֭ש⎯֭—׀₡7⑾ਙผ7●่֭שผħこ7Cਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯7C֭֭ﭨкਙऑこ่֭ש7ƆשŴ่₡Ŵผ₡⎯7ħ֭שこ7㌱㈠ħħ㈠7㈚C╗ՁЋֱḶฌ
֭שผħこ Cਙʉ่שਙʉ่ ՁŴ⎯ Ћ֭فŴ⎯ C֭֭ﭨкਙऑこ֭
Aผ֭Ŵ7ں7ОŴผ8ħ่ف7Ŵ่₡7Ő֭кŴ֭ש₡7ƆשŴ่₡Ŵผ₡⎯ⓒ7ОŴผ8ħ่ف7Ձਙש7Ɔ㌱ผ่֭֭ħ่ف㈚7ผ֭—׀ħผħ่ف7ਫÛγ่֭7ऑŴผ8ħ่ف7кਙ⎯ש7⑾Ŵ㌱֭ฌ
่₡Ŵผ₡⎯ⓒ ОŴผ8ħ่ فՁਙ שƆ㌱ผ่֭֭ħ่ف㈚ ผ֭—׀ħผħ่ف
ऑ—⇡кħ㌱7⎯שผ֭֭⎯שⓒ7Ŵ่7ਙผ่Ŵこ่֭שŴк7⎯㌱ผ่֭֭7Ŵ่₡7кŴ่₡⎯㌱Ŵऑħ่ف7⎯γŴкк7⇡֭7ħ่㌱ਙผऑਙผŴ֭ש₡ⓒ7Ŵ⎯7Ŵऑऑผਙ֭ﭨ₡7⇡ੂ7ƆשŴ⑾⑾㈠㈚ฌ
㌱ผ่֭֭ Ŵ่₡ кŴ่₡⎯㌱Ŵऑħ่⎯ فγŴкк ⇡֭ ħ่㌱ਙผऑਙผ
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SUBJECT:
SUP-72991 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FLOOR &
DECOR - OWNER: JPMCC 2006-LDP9 NORTH RAINBOW BOULEVARD, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED BUILDING AND
LANDSCAPE MATERIAL/LUMBER YARD USE at 3071 North Rainbow Boulevard (APN
138-15-502-006), C-1 (Limited Commercial) Zone, Ward 5 (Crear) [PRJ-72804]. 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. Protest Postcard and Support Comment Form/Postcard
SUP-72991 [PRJ-72804]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 2
CS
SUP-72991 [PRJ-72804]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72991 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Building
& Landscape Material/Lumber Yard use.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-72991 [PRJ-72804]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to operate a home and décor store with outdoor storage located within
an existing shopping center at 3071 North Rainbow Boulevard.
ISSUES
x A Building & Landscape Material//Lumber Yard use is allowed in the C-1 (Limited
Commercial) zoning district with the approval of a Special Use Permit. Staff
supports the request.
ANALYSIS
The subject site is zoned C-1 (Limited Commercial) and is located within an existing
commercial shopping center. Per Title 19.12, the Building & Landscape Material/Lumber
Yard use is defined as “A facility for the sale of home, lawn and garden supplies and
construction materials such as brick, lumber and other similar materials.” The proposed
use meets the definition as per the submitted justification letter, date stamped 03/22/18.
The applicant intends to operate a Floor & Décor retail store within an approximately
72,000 square-foot retail space. Floor & Décor specializes in wood and tile floorings.
Approximately 523 square feet will be dedicated to outdoor storage, located at the rear
of the building. The space will be used to store countertops.
The Minimum Special Use Permit Requirements for this use include:
Per Title 19.08.040(E)(4)(e), Outdoor Storage Areas are subject to the following
minimum standards set forth below, unless a deviation or relief from any such standard
is granted by means of a Variance application under LVMC 19.16.140.
1. Outdoor Storage shall not be permitted within required setback areas, landscape
buffer yards or other required landscape areas, or parking spaces required to
meet minimum parking standards.
The proposed outdoor storage area meets this requirement, as it is not located
within a required setback area, landscape buffer yard, required landscape area or
required parking spaces.
CS
SUP-72991 [PRJ-72804]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
2. Outdoor Storage shall be screened from view from any public street.
The proposed outdoor storage area meets this requirement, as it is located in the
rear of the property and will be screened from the adjacent U.S. 95 off ramp.
3. Outdoor Storage shall be screened from view from any adjoining property, except
along adjacent property lines of property zoned C-M or M.
The proposed outdoor storage area meets this requirement, as it is not visible
from any adjoining property.
4. Required screening shall consist of a solid structure that is at least eight feet in
height, including, but not limited to, a building or wall.
The proposed outdoor storage area meets this requirement, as it will be screened
by an eight-foot tall block wall.
The subject site is located within an existing 374,502 square-foot shopping center that
provides shared access and parking throughout the subject site. The proposal adheres
to all minimum parking requirements. As the proposed use meets all minimum Special
Use Permit requirements and can be conducted in a manner that will not negatively
impact the surrounding land uses, staff recommends approval, subject to conditions.
FINDINGS (SUP-72991)
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:
The proposed use is compatible with the surrounding land uses and can be
conducted in a manner that is harmonious with surrounding land uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is located within an existing commercial shopping center that is
physically suitable for the intensity of the proposed land use.
CS
SUP-72991 [PRJ-72804]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
Access to the site will not change. Vehicles may enter the property from
Cheyenne Avenue a 120-foot expressway; and Rainbow Boulevard an 80-foot
Major Collector, 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.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use meets all applicable conditions of approval for a Building &
Landscape Material/Lumber Yard use per Title 19.12.
BACKGROUND INFORMATION
CS
SUP-72991 [PRJ-72804]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/27/18 submittal requirements and deadlines were reviewed for a proposed
renovation and outdoor storage use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found an active shopping
04/02/18
center. There were no signs of trash or debris.
CS
SUP-72991 [PRJ-72804]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
CS
SUP-72991 [PRJ-72804]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
374,502 SF 1:250 SF 1,499
Center
TOTAL SPACES REQUIRED 1,499 2,348 Y
Regular and Handicap Spaces Required 1,474 25 2,293 55 Y
CS
SUP-72991
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⎯77Ŵ7่ —7ħ
こผ⎯่֭ש7 7ਙ⑾77⎯7 ֭㌱ﭨħผ֭ 7Ŵ
่₡7 7שγ֭7 7ऑ ੂשਙऑผ֭7 7ਙ⑾77Ɔ ʉ֭שผŴ7 7ોฌ
こ⎯Ő่₡ผ֭ħŴ֭7 ⓒ֭—ผ7ש㌱֭שAγ㌱ħผ7 ⓒ㌱7кऑк7 7่Ŵ₡7 7кγкŴ⎯7 7こ่֭ผħŴ7 ผ7γħ֭ש7 ੂ㈠7שਙऑผ֭7 7╗γ֭7 7֭—⎯7 7ਙ⑾77 ⎯γħשฌ
ʉŴ่₡فผħ7 7⎯7
кγкŴ 7⇡֭₡֭ש㌱ħผ7ผ7 ֭⎯ש 7ש
ਙ77ש
γ֭7 ่7ਙ
кŴفħħผ7 ֭7⎯7
שħ 7⑾7ਙผ 7ʉγ㌱γħ7 7ħ ש77ħ
⎯77ऑ₡֭ऑ֭ผŴผ7 7Ŵ่₡ฌ
̶″x
㈠֭—⎯—γ㌱⎯7ਙ7ש₡֭7こħ
שħкੂ7к⎯֭ゥऑผ7⎯ħ7ਙ֭⑾γผ֭שਙ่7ħשŴ㌱ħऑ—⇡кฌ
A7Ő7b7Ġ7●7╗7Dz7b7╗7Ⓢ7Ő7Dz7ⓒ77 О7Ձ7Ձ7bฌ
⎯֭שʉŴผש7 ો7ผ֭ħ่₡֭ผ⎯こŴฌ
ں7 ธ7 ̶7 ㅡ7 ㄦ7 ″7 ՙ7 ՙ㈠ں7 ฎฌ
Оㅡฌ
̶ㄦƥֱxफ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7bAЌḶОù7ӧDzỏฌ
̶ธƥֱ″फ7A㈠㈠㈠ฌ
̶″x
Оㅡฌ ╗㈠Ḷ㈠7╗ḶÛDzŐ7 ⎯֭שʉŴผש7 ો7ผ֭ħ่₡֭ผ⎯こŴฌ
ธฎƥֱՙफ7A㈠㈠㈠ฌ A Ő7b7Ġ7●7╗7Dz7b7╗7Ⓢ7Ő7Dz7ⓒ77 О7Ձ7Ձ7bฌ
Оㅡ7 Оㅡ7 Оںฌ
╗㈠Ḷ㈠7╗ḶÛDzŐ7ӧЌỏฌ
ธՙֱxफ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏฌ
ㄦㅡㄦx7Dz㈠7Ġħفγ7Ɔשผ֭֭שⓒ7Ɔ—ħ֭ש7ธxxฌ
Оںฌ Оں7 Оںฌ Оγਙ่֭ħゥⓒ7Aผħ▷ਙ่Ŵ77ฎㄦxㄦㅡฌ
ธㄦֱxफ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏฌ ╗ùО㈠ฌ ╗ùО㈠ฌ ऑ̬7ㅡฎx㈠ㄦںㄦ㈠ㄦںธ̶ฌ
ʉʉʉ㈠⎯ผŴ̶″x㈠㌱ਙこฌ
Оںฌ Ɔںฌ Оںฌ Ɔںฌ
Ɔ̶ฌ Оں7 Ɔ̶ฌ
╗ùО㈠ฌ ╗ùО㈠ฌ ╗ùО㈠ฌ ╗ùО㈠ฌ
ں″ֱ″फ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7bAЌḶОù7ӧЌỏฌ
DzṲ●Ɔ╗●ЌḚฌ Оธฌ Ɔธฌ Оธฌ Ɔธฌ DzṲ●Ɔ╗●ЌḚฌ
Оㅡฌ
ACİAbDzЌ╗ฌ ╗ùО㈠ฌ ╗ùО㈠ฌ ╗ùО㈠ฌ ╗ùО㈠ฌ ACİAbDzЌ╗ฌ
ԱⓈ●ՁC●ЌḚฌ ԱⓈ●ՁC●ЌḚฌ
О̶ฌ
Ɔ̶ฌ Ɔ̶ฌ
О̶ฌ О̶ฌ
╗ùО㈠ฌ ╗ùО㈠ฌ
╗ùО㈠ฌ ╗ùО㈠ฌ
xƥֱxफ7A㈠㈠㈠ฌ
DzṲ●Ɔ╗●ЌḚฌ
ธՙƥֱ″फ7DzṲ●Ɔ╗●ЌḚ7ŐAҜОฌ
ƆbAՁDz̬7 ̶゜̶ธफ7ए7ںƥֱxफฌ
ں7 ŐḶЌ╗7DzՁDzЋA╗●ḶЌฌ
Ḛ7 7 Dz7 C7 b7 Ա7 Aฌ
Оผਙऑਙ⎯֭₡7Ḷ—ש₡ਙਙผฌ
ƆשਙผŴ֭فฌ
Оㅡฌ
ธՙֱxफ7A㈠㈠㈠ฌ
7ોฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏฌ
่₡ฌ
⎯γħשฌ
7Ŵ
ʉ֭שผŴ7
╗ùО㈠ฌ
₡֭ऑ֭ผŴผ7
7ਙ⑾77Ɔ
7╗γ֭7 7֭—⎯7 7ਙ⑾77
⎯77ऑ
Оںฌ
ש77ħ
γ֭7 7ऑ ੂשਙऑผ֭7
ਙผ 7ʉγ㌱γħ7 7ħ
่₡7 7ש
7Ŵ
שħ 7⑾7
֭7⎯7
╗ùО㈠ฌ DzṲ●Ɔ╗●ЌḚฌ
֭㌱ﭨħผ֭
Оธฌ ACİAbDzЌ╗ฌ
Ŵفħħผ7
7ਙ⑾77⎯7
γ֭7 ่к7ਙ
ฎֱธफ7A㈠㈠㈠ฌ ԱⓈ●ՁC●ЌḚฌ
ਙ77ש
7ש
ƆbŐDzDzЌ7ÛAՁՁ7ӧЌỏฌ
ⓒ㌱7кऑк7 7่Ŵ₡7 7кγкŴ⎯7 7こ่֭ผħŴ7 ผ7γħ֭ש7 ੂ㈠7שਙऑผ֭7
╗ùО㈠ฌ
こผ⎯่֭ש7
О̶ฌ
่ —7ħ
֭⎯ש
Оธฌ
⎯77Ŵ7
7ħ
╗ùО㈠ฌ
ⓒ֭—ผ7ש㌱֭שAγ㌱ħผ7
кγкŴ 7⇡֭₡֭ש㌱ħผ7ผ7
7⎯7
xƥֱxफ7A㈠㈠㈠ฌ
ʉŴ่فผħ7
DzṲ●Ɔ╗●ЌḚ7
╗⎯γħ7 7₡
こ⎯Ő่₡ผ֭ħŴ֭7
ʉŴ่₡فผħ7
ฎ7 ՙ㈠ں7 ՙ7 ″7 ㄦ7 ㅡ7 ̶7 ธ7 ںฌ
bAЌḶОù7ԱDzùḶЌCฌ
Оㅡ7 Оㅡฌ
ธㅡƥֱxफ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏฌ
╗ùО㈠ฌ ╗ùО㈠ฌ
Оںฌ Оں7 Оں7 Оㅡฌ
ںㅡƥֱ″फ7A㈠㈠㈠ฌ
╗ùО㈠ฌ ╗ùО㈠ฌ Ա㈠Ḷ㈠7bAЌḶОù7ӧЌỏฌ
ںธƥֱxफ7A㈠㈠㈠ฌ
Ա㈠Ḷ㈠7bAḶЌḶОù7ӧЌỏฌ Оธฌ Оธฌ
ںxƥֱxफ7A㈠㈠㈠ฌ ฎƥֱธफ7A㈠㈠㈠ฌ
Ա㈠Ḷ㈠7ԱAЌC7ӧDzỏฌ ƆbŐDzDzЌ7ÛAՁՁ7ӧЌỏฌ
О̶ฌ О̶ฌ
Оธฌ
╗ùО㈠ฌ ╗ùО㈠ฌ
xƥֱxफ7A㈠㈠㈠ฌ
DzṲ●Ɔ╗●ЌḚฌ
DzṲ●Ɔ╗●ЌḚ7Cbฌ
ɱƥֱ″फ7 ḶⓈ╗CḶḶŐ7Ɔ╗ḶŐAḚDzฌ
ŐDzAŐ7DzՁDzЋA╗●ḶЌฌ
̶7 ƆbAՁDz̬7 ̶゜̶ธफ7ए7ںƥֱxफฌ
DzṲ╗DzŐ●ḶŐ7bḶՁḶŐ7ՁDzḚDzЌCฌ
ՁAƆ╗7ⓈОCA╗Dz̬7ںธ゜ںธ゜ธxںՙฌ
Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶ㅡ7ֱ7फĠ●ḚĠ7ŐDzՁDzb╗●ЋDz7ÛĠ●╗Dzफฌ
Dzںฌ
Dz●Ɔ7●Ќ●ƆĠ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
Dzธฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶ㄦ7ֱ7फCḶŐ●AЌ7ḚŐAùफฌ
Dz●Ɔ7●Ќ●ƆĠ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
A7 Ա7 b7 C7 Dz7 7 Ḛฌ
Dz̶ฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶x7ֱ7फⓈŐԱAЌDz7ԱŐḶЌΎDzफฌ
Dz●Ɔ7●Ќ●ƆĠ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
Dz●Ɔ7ƆAЌC7ԱՁAƆ╗7●Ќ●ƆĠ7bḶՁḶŐ7╗Ḷ7ҜA╗bĠ7ƆĠDzŐÛ●Ќ7Û●ՁՁ●AҜƆฌ
Dzㅡฌ
″ฎ″ฎ7फŐDzAՁ7ŐDzCफฌ
̶ㄦƥֱxफ7A㈠㈠㈠ฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧЌỏฌ
Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶ㅡ7ֱ7फĠ●ḚĠ7ŐDzՁDzb╗●ЋDz7ÛĠ●╗Dzफฌ
Оㅡ7 Ɔںฌ
Ɔ╗Ḷ7Ձ●╗Dz7Dz●Ɔ7ОAЌDzՁƆ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
ธՙƥֱxफ7A㈠㈠㈠ฌ
Оㅡฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶ㄦ7ֱ7फCḶŐ●AЌ7ḚŐAùफฌ
Ɔธฌ
ธㅡƥֱxफ7A㈠㈠㈠ฌ ╗ùО㈠ฌ Ɔ╗Ḷ7Ձ●╗Dz7Dz●Ɔ7ОAЌDzՁƆ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
╗㈠Ḷ㈠7ОAŐAОDz╗7ӧDzỏ7 Оںฌ ╗ùО㈠ฌ
Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶x7ֱ7फⓈŐԱAЌDz7ԱŐḶЌΎDzफฌ
Оں7 Ɔ̶ฌ
Ɔ╗Ḷ7Ձ●╗Dz7Dz●Ɔ7ОAЌDzՁƆ̬7 ںɱㅡ7Ɔ╗ḶՁ●╗7ՁḶ╗ⓈƆAЌ7Ձ●ҜDzƆ╗ḶЌDzฌ
ںㅡƥֱ″फ7A㈠㈠㈠ฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌA7ںՙֱxx̶ㅡ7ֱ7फĠ●ḚĠ7ŐDzՁDzb╗●ЋDz7ÛĠ●╗Dzफฌ
Оںฌ
Ա㈠Ḷ㈠7bAЌḶОù7ӧЌỏฌ ╗ùО㈠ฌ ОA●Ќ╗̬7 ธںՙ7Ɔ╗Ḷ7bḶՁḶŐ7ՁḶ╗ⓈƆAЌฌЌ
DzṲ●Ɔ╗●ЌḚฌ
Оธฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶ㄦ7ֱ7फCḶŐ●AЌ7ḚŐAùफฌ
Ќ ḚŐAùफ
ACİAbDzЌ╗ฌ Оธฌ
ԱⓈ●ՁC●ЌḚฌ Ќ
ОA●Ќ╗̬7 ธںՙ7Ɔ╗Ḷ7bḶՁḶŐ7ՁḶ╗ⓈƆAЌฌ
О̶ฌ Ɔ╗Ḷ7bḶՁḶŐ̬7ЌAںՙֱxx̶x7ֱ7फⓈŐԱAЌDz7ԱŐḶЌΎDzफฌ
Dz ԱŐḶЌΎDzफ
О̶ฌ
ОA●Ќ╗̬7 ธںՙ7Ɔ╗Ḷ7bḶՁḶŐ7ՁḶ╗ⓈƆAЌฌ
Ќ
╗ùО㈠ฌ
xƥֱxफ7A㈠㈠㈠ฌ ƆĠDzŐÛ●Ќ7Û●ՁՁ●AҜƆ7″ฎ″ฎ7फŐDzAՁ7ŐDzCफฌ
ŐDzCफ
DzṲ●Ɔ╗●ЌḚ7 Оㅡฌ
ҜDz╗AՁ7╗Ḷ7ԱDz7ОA●Ќ╗DzC7Û●╗Ġ7फC●ŐDzb╗7╗Ḷ7ҜDz╗AՁफ7ӧ7C╗Ҝ7ỏ7ОA●Ќ╗ฌ
ŐDzb╗ ╗Ḷ ҜDz╗AՁफ ӧ C╗Ҝ ỏ ОA●Ќ╗
ОŐİֱՙธฎxㅡ
x̶゜ธธ゜ںฎ
ḚDzЌDzŐAՁ7ЌḶ╗DzƆ̬ฌ
Ձ ЌḶ╗DzƆ̬
ƆbAՁDz̬7 ̶゜̶ธफ7ए7ںƥֱxफ7
ㅡ7 Ő●ḚĠ╗7DzՁDzЋA╗●ḶЌฌ ں㈠7 AՁՁ7Ɔ╗ḶՁ●╗Dz7ОAЌDzՁƆ7ӧ7Ɔںⓒ7Ɔธⓒ7AЌC7Ɔ̶ỏ7Û●ՁՁ7ԱDz7AԱŐ●bA╗DzC7Û●╗Ġ7╗ĠDzฌ
Ɔ̶ỏ Û●ՁՁ ԱDz AԱŐ●bA╗DzC Û●╗Ġ ╗ĠDz
Ɔ╗Ḷ7bḶՁḶŐ7AbŐùՁ●b7ОՁⓈƆ7bḶA╗●ЌḚ7ӧ7ОŐḶ╗Dzb╗●ЋDz7bḶA╗●ЌḚỏ7AՁŐDzACùฌ
Ḛ ӧ ОŐḶ╗Dzb╗●ЋDz bḶA╗●ЌḚỏ AՁŐDzACù
ÛAù ⓈО㈠
AООՁ●DzC7AЌC7Û●ՁՁ7DzṲ╗DzЌC7AՁՁ7╗ĠDz7ÛAù7ⓈО㈠ฌ
A̶xں
SUP-72991
SUP-72991 [PRJ-72804] - SPECIAL USE PERMIT - APPLICANT: FLOOR & DECOR - OWNER: JPMCC 2006-LDP9
NORTH RAINBOW BOULEVARD, LLC
3071 NORTH RAINBOW BOULEVARD
04/02/2018
SUP-72991 [PRJ-72804] - SPECIAL USE PERMIT - APPLICANT: FLOOR & DECOR - OWNER: JPMCC 2006-LDP9
NORTH RAINBOW BOULEVARD, LLC
3071 NORTH RAINBOW BOULEVARD
04/02/2018
SUP-72991 [PRJ-72804] - SPECIAL USE PERMIT - APPLICANT: FLOOR & DECOR - OWNER: JPMCC 2006-LDP9
NORTH RAINBOW BOULEVARD, LLC
3071 NORTH RAINBOW BOULEVARD
04/02/2018
кਙਙผ7ִ7C֭㌱ਙผ7ॅ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7
Aऑऑкħ㌱Ŵ่ש7Ő֭ש⎯֭—׀
╗γ֭7ผ֭ऑผ֭⎯่֭שŴשħ֭ﭨⓒ7b่֭֭שผОਙħ่ש7●่ف֭שผŴ֭ש₡7Ɔਙк—שħਙ่⎯ⓒ7ՁՁb7ਙ่7⇡֭γŴк⑾7ਙ⑾7кਙਙผ7ִ7Cで㌱ਙผ7ӧשγ֭7Ŵऑऑкħ㌱Ŵ่שỏⓒ7ħ⎯ฌ
ผ֭ש⎯֭—׀ħ่ف7Ŵ7⎯ऑ֭㌱ħŴк7—⎯֭7ऑ֭ผこħש7שਙ7Ŵккਙʉ7Ŵ7Ա—ħк₡ħ่ف7ִ7ՁŴ่₡⎯㌱Ŵऑ֭7ҜŴ֭שผħŴк゜7Ձ—こ⇡֭ผ7ùŴผ₡7—⎯֭7ʉγħ㌱γ7Ŵккਙʉ⎯
⑾ਙผ7ਙ—ש₡ਙਙผ7⎯שਙผŴ֭ف7Ŵ⎯7Ŵ่7Ŵ㌱㌱֭⎯⎯ਙผੂ7—⎯֭㈠7╗γ֭7ਙ—ש₡ਙਙผ7⎯שਙผŴ֭ف7ʉħкк7⇡֭7—⎯֭₡7⇡ੂ7кਙਙผ7ִ7Cで㌱ਙผ7⑾ਙผ7⎯שਙผħ่فฌ
֭ゥ㌱֭⎯⎯7㌱ਙ—่֭שผשਙऑ⎯7⎯кŴ⇡⎯7—⎯֭₡7ħ่7⇡—⎯ħ่֭⎯⎯7ਙऑ֭ผŴשħਙ่⎯㈠7AऑऑผਙﭨŴк7ਙ⑾7שγ֭7Ɔऑ֭㌱ħŴк7Ⓢ⎯֭7О֭ผこħש7Ŵש7שγ֭7⎯ħ֭ש7ħ่ฌ
ש⎯֭—׀ħਙ่7ʉħкк7่ਙש7⇡֭7ħ่㌱ਙ่⎯ħ⎯ש่֭ש7ʉħשγ7ਙผ7㌱ਙこऑผਙこħ⎯֭7שγ֭7ऑ—⇡кħ㌱7γ֭Ŵкשγⓒ7⎯Ŵ⑾֭ੂש7Ŵ่₡7ʉ֭к⑾Ŵผ֭7ਙผ7שγ֭7ਙ֭ﭨผŴккฌ
ਙ⇡㈾֭㌱שħ⎯֭ﭨ7ਙ⑾7שγ֭7Ḛ่֭֭ผŴк7ОкŴ่㈠7
Оผਙऑਙ⎯֭₡7Оผਙ㈾֭㌱ש7
╗γ֭7ऑผਙऑਙ⎯֭₡7ऑผਙ㈾֭㌱ש7ʉħкк7ผ֭—⎯֭7שγ֭7֭ゥħ⎯שħ่ف7ㄤՙںⓒںㄦՙ7⎯—׀Ŵผ֭7⑾ਙਙש7ผ֭שŴħк7⎯ऑŴ㌱֭㈠7b—ผผ่֭שкੂ7γŴк⑾7שγ֭7⎯ऑŴ㌱֭7ħ⎯ฌ
ﭨŴ㌱Ŵ่ש7ӧ̶xՙںỏ7Ŵ่₡7שγ֭7ਙשγ֭ผ7γŴк⑾7ħ⎯7ਙऑ֭ผŴשħ่ف7Ŵ⎯7Ŵ7ҜŴผ⎯γŴкк⎯7ӧ̶xՙㄦỏ㈠7╗γ֭7שʉਙ7⎯ऑŴ㌱֭⎯7ʉħкк7⇡֭7㌱ਙこ⇡ħ่֭₡7שਙฌ
㌱ผ֭Ŵ֭ש7שγ֭7⑾——שผ֭7кਙਙผ7ִ7Cで㌱ਙผ7ผ֭שŴħк7⎯שਙผ֭㈠7╗γ֭7⎯—⇡㈾֭㌱ש7ऑผਙऑ֭ผੂש7ħ⎯7кਙ㌱Ŵ֭ש₡7Ŵש7̶xՙں7Ќ7ŐŴħ่⇡ਙʉ
ӧAОЌ ̶ںฎֱںㄦֱㄦxธֱxx″ỏ㈠7╗γ֭7ऑผਙऑਙ⎯֭₡7—⎯֭⎯7Ŵผ֭7⇡֭кħ֭֭ﭨ₡7שਙ7⇡֭7Ŵऑऑผਙ֭ﭨ₡7⇡ੂ7ผħفγש7ħ่7שγ֭7bֱں7ਫՁħこħ֭ש₡ฌ
bਙここ֭ผ㌱ħŴк㈚7ʉħשγ7Ḛ่֭֭ผŴк7ОкŴ่7₡֭⎯ħ่فŴשħਙ่7ਙ⑾7ਫƆ֭ผﭨħ㌱֭7bਙここ֭ผ㌱ħŴк㈚㈠7
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ผ ऑผħ㌱֭⎯ Ŵผ֭x̶゜ธธ゜ںฎ
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ں
SUP-72991
ऑผਙ⑾֭⎯⎯ħਙ่Ŵк7⎯Ŵк֭⎯7こŴ่Ŵ֭فผ7שਙ7γ֭кऑ7שγ֭こ7ש֭ف7שγ֭ħผ7㈾ਙ⇡⎯7₡ਙ่֭㈠7кਙਙผ7ִ7C֭㌱ਙผ7Ŵк⎯ਙ7ਙ⑾⑾֭ผ⎯7⑾ผ֭֭7₡֭⎯ħ่فฌ
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7
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ОŐİֱՙธฎxㅡ
x̶゜ธธ゜ںฎ
SUP-72991 ธ
Agenda Item No.: 25.
SUBJECT:
SUP-72996 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SHINYA
RAMEN - OWNER: IKE GAMING INC. - For possible action on a request for a Special Use
Permit FOR A PROPOSED 2,718 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT
USE at 520 Fremont Street, Suite #150 (APN 139-34-601-014), C-2 (General Commercial)
Zone, Ward 3 (Coffin) [PRJ-72902]. 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. Support Comment Form
SUP-72996 [PRJ-72902]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 1
CS
SUP-72996 [PRJ-72902]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72996 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Tavern-
Limited Establishment.
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. Approval of this Special Use Permit does not constitute approval of a liquor
license.
6. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-72996 [PRJ-72902]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
The subject site is located within the Downtown Las Vegas Overlay (Fremont East
District). The applicant is proposing to operate a Tavern-Limited Establishment use
within a 2,718 square-foot tenant space within the Emergency Arts Building.
Per Title 19.12, The Tavern-Limited Establishment use is defined as “An establishment
that is licensed with a tavern-limited license in accordance with LVMC Chapter 6.50.”
There are no minimum Special Use Permit Requirements listed. Per the submitted
justification letter, the proposed establishment will have a Rock ‘n’ Roll Ramen theme.
Other uses currently licensed within the Emergency Arts Building include a fashion
school, restaurant, beauty salon and another tavern-limited use. Title 19 Parking
Standards are not automatically applied to development projects located within Area 1
of the Interim Downtown Las Vegas Master Plan Area.
No waivers are required for this location and the proposed use meets all Title 19 and
Downtown Las Vegas Overlay District requirements. The use can be conducted in a
manner that is harmonious and compatible with the existing surrounding land uses;
therefore, staff recommends approval of this application.
FINDINGS (SUP-72996)
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:
CS
SUP-72996 [PRJ-72902]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the type and intensity of the proposed
Tavern-Limited Establishment use. The use is located in Area 1 of the Downtown
Las Vegas Overlay (Fremont East District) and the Entertainment Overlay District;
therefore, the parking standards of Title 19 are not automatically applied.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of the proposed Special Use Permit will not compromise the public
health, safety and general welfare, as the use will be subject to regular
inspections.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Tavern-Limited Establishment use meets all conditions per Title
19.12
CS
SUP-72996 [PRJ-72902]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
CS
SUP-72996 [PRJ-72902]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
03/15/18 submittal requirements and deadlines were reviewed for a proposed
Tavern-Limited Establishment.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a field check and noted a well-maintained retail
04/02/18
building, free of trash and debris.
CS
SUP-72996 [PRJ-72902]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
CS
SUP-72996 [PRJ-72902]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Master Plan of Streets
Fremont Street Major Collector 80 Y
and Highways
CS
SUP-72996
ОŐİֱՙธɱxธ
x̶゜ธธ゜ںฎ
SUP-72996
ОŐİֱՙธɱxธ
x̶゜ธธ゜ںฎ
xㅡ゜ںՙ゜ںฎ
ОŐİֱՙธɱxธ
SUP-72996 - REVISED
xㅡ゜ںՙ゜ںฎ
ОŐİֱՙธɱxธ
SUP-72996 - REVISED
xㅡ゜ںՙ゜ںฎ
ОŐİֱՙธɱxธ
SUP-72996 - REVISED
SUP-72996 [PRJ-72902] - SPECIAL USE PERMIT - APPLICANT: SHINYA RAMEN - OWNER: IKE GAMING INC.
520 FREMONT STREET, SUITE #150
04/02/2018
SUP-72996 [PRJ-72902] - SPECIAL USE PERMIT - APPLICANT: SHINYA RAMEN - OWNER: IKE GAMING INC.
520 FREMONT STREET, SUITE #150
04/02/2018
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SUP-72996
Agenda Item No.: 26.
SUBJECT:
SUP-73006 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BLINDERS,
BURGERS AND BRUNCH, LLC - OWNER: MONACO PROPERTIES - For possible action
on a request for a Special Use Permit FOR A PROPOSED 2,068 SQUARE-FOOT
BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE at 6410 North Durango Drive,
Suite #110 (APN 125-20-801-002), T-C (Town Center) Zone [SC-TC (Service Commercial -
Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-72934]. 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-73006 [PRJ-72934]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
CS
SUP-73006 [PRJ-72934]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73006 CONDITIONS
Planning
1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
4. Approval of this Special Use Permit does not constitute approval of a liquor
license.
5. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
SUP-73006 [PRJ-72934]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to offer beer and wine served in conjunction with meals at a
proposed restaurant at 6410 North Durango Drive, Suite #110.
ISSUES
ANALYSIS
The subject site is a tenant space located within an existing shopping center. The
applicant is proposing to operate a restaurant within suite #110 and would like to offer
beer and wine served in conjunction with meals. The site is zoned TC (Town Center)
and has a SC-TC (Service Commercial – Town Center) land use designation.
The site is located in Town Center Master Plan Area and must conform to the
requirements of the Town Center Development Standards Manual. A Beer/Wine/Cooler
On-Sale Establishment is permitted in the SC-TC (Service Commercial – Town Center)
land use designation with the approval of a Special Use Permit. The Town Center
Development Standards Manual requires that a Beer/Wine/Cooler On Sale
Establishment comply with the minimum conditions, standards and requirements set
forth by Title 19 of the Las Vegas Municipal Code.
There are no Minimum Special Use Permit Requirements for this use.
The subject suite is located within a well-established commercial shopping center that
includes several restaurants that offer alcoholic beverage service that is equal to or
more intense than the proposed Beer/Wine/Cooler On-Sale Establishment use;
therefore, staff recommends approval subject to conditions.
CS
SUP-73006 [PRJ-72934]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
FINDINGS (SUP-73006)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is developed within an existing commercial shopping center that
has several similar and more intense alcohol uses within existing restaurants.
Site access is provided from Durango Drive, a 120-foot Town Center Parkway
Arterial and Centennial Parkway, a 90-foot Town Center Frontage Road. Both
roadways are of sufficient size to accommodate the needs of the proposed
Beer/Wine/Cooler On-Sale use located within an existing Shopping Center.
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.
CS
SUP-73006 [PRJ-72934]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
CS
SUP-73006 [PRJ-72934]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
CS
SUP-73006 [PRJ-72934]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
03/19/18 submittal requirements and deadlines were reviewed for a proposed
Beer/Wine/Cooler On-Sale use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found an active shopping
04/02/18
center. There were no signs of trash or debris.
CS
SUP-73006 [PRJ-72934]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
CS
SUP-73006
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SUP-73006
SUP-73006
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SUP-73006
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SUP-73006
SUP-73006 [PRJ-72934] - SPECIAL USE PERMIT - APPLICANT: BLINDERS, BURGERS AND BRUNCH, LLC -
OWNER: MONACO PROPERTIES
6410 NORTH DURANGO DRIVE, SUITE #110
04/02/2018
SUP-73006 [PRJ-72934] - SPECIAL USE PERMIT - APPLICANT: BLINDERS, BURGERS AND BRUNCH, LLC -
OWNER: MONACO PROPERTIES
6410 NORTH DURANGO DRIVE, SUITE #110
04/02/2018
ՁAƆ7bਙ่⎯—кשħ่ف
ںɱ̶x7ЋħккŴ֭ف7b่֭֭שผ7bħผ㌱к֭7̶7 ㄦՙՙ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ㈠7ฎɱ̶ںㅡ
ӧՙxธỏ7ㅡɱɱֱ″ㅡ″ɱֱ㌱֭кк
ӧՙxธỏ7ɱㅡ″ֱxฎㄦՙ
ҜŴผ㌱γ7ธธⓒ7ธxںฎฌ
Ҝผ㈠7bਙ—ผ֭ੂ7Ɔ֭שʉŴผשⓒ
ОкŴ่่ħ่ف7C֭ऑŴผשこ่֭שⓒ7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯ฌ
̶̶̶7Ќ㈠7ŐŴ่㌱γਙⓒ7̶ผ₡7'кਙਙผฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںxฌ
ŐDz̬7İ—⎯שħ⑾ħ㌱Ŵשħਙ่7к֭֭ששผ7ОŐİֱՙธɱ̶ㅡ﹝İ'xxںฌ
C֭Ŵผ7Ҝผ㈠7Ɔ֭שʉŴผ̬שฌ
Ок֭Ŵ⎯֭7Ŵ㌱㌱֭ऑש7שγħ⎯7к֭֭ששผ7Ŵ⎯7ਙ—ผ7ผ֭ש⎯֭—׀7⑾ਙผ7⇡֭֭ผ7Ŵ่₡7ʉħ่֭7㌱ਙਙк֭ผ7⎯Ŵк֭⎯7ħ่7Ŵ7ผ֭⎯שŴ—ผŴ่ש㈠7╗γ֭7⎯ħ֭שฌ
ħ⎯7кਙ㌱Ŵ֭ש₡7ʉħשγħ่7שγ֭7╗ਙʉ่7b่֭֭שผ7Ŵผ֭Ŵⓒ7ਙ่7שγ֭7⎯ਙ—שγ⎯ħ₡֭7ਙ⑾7שγ֭7ธںㄦ㈠77╗γ֭ผ֭7ħ⎯7㌱—ผผ่֭שкੂ7Ŵ7⑾Ŵ⎯שฌ
⑾ਙਙ₡7ف֭ﭨŴ่7ผ֭⎯שŴ—ผŴ่ש7㌱Ŵкк֭₡7Ћ֭ففħ֭7ÛŴੂ㈠7╗γ֭7่֭ʉ7ਙʉ่֭ผ⎯7ʉਙ—к₡7кħ5֭7שਙ7㌱γŴ่֭ف7שγ֭7ผ֭⎯שŴ—ผŴ่שฌ
Ŵ่₡7こŴ5֭7ħש7こਙผ֭7ਙ⑾7Ŵ7⎯ħֱש₡ਙʉ่ⓒ7ف֭ﭨŴ่7ผ֭⎯שŴ—ผŴ่ש75่ਙʉ่7⑾ਙผ7⇡ผ—่㌱γ㈠77╗γ֭7ਙʉ่֭ผ⎯7ʉਙ—к₡7кħ5֭7שਙฌ
ਙ⑾⑾֭ผ7₡ผŴ⑾ש7⇡֭֭ผ7Ŵ่₡7ʉħ่֭7שਙ7שγ֭ħผ7㌱кħ่֭⎯ש7ʉγħк֭7שγ֭ੂ7₡ħ่֭7Ŵש7שγħ⎯7֭⎯שŴ⇡кħ⎯γこ่֭שⓒ7שਙ7่֭γŴ่㌱֭7שγ֭ฌ
₡ħ่ħ่ف7֭ゥऑ֭ผħ่֭㌱֭㈠7●่7Ŵ₡₡ħשħਙ่ⓒ7₡—ผħ่ف7⇡ผ—่㌱γ7שγ֭ੂ7ʉਙ—к₡7кħ5֭7שਙ7ਙ⑾⑾֭ผ7㌱γŴこऑŴ่֭ف7₡ผħ่5⎯7⎯—㌱γฌ
Ŵ⎯7こħこਙ⎯Ŵ⎯7ʉħשγ7Ŵ7ف֭ﭨŴ่7⇡ผ—่㌱γ7こ่֭—㈠77╗γ֭ผ֭7㌱—ผผ่֭שкੂ7ħ⎯7Ŵ7₡ผħ֭ﭨ7שγผਙ—فγ7ʉħ่₡ਙʉ7שγ֭ੂ7ʉਙ—к₡ฌ
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ਙ⑾⑾ֱऑผ֭こħ⎯֭7㌱ਙ่⎯—こऑשħਙ่㈠ฌ
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₡ ʉħ่֭ ʉħשγ こ֭Ŵк⎯㈠ Û֭ ⇡֭кħ֭֭ﭨ
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่ ف㌱่֭֭שผ Ŵ่₡ ऑผਙﭨħ₡֭ Ŵ₡₡ħשħਙ่Ŵ
╗γ֭ ่֭ʉ7ਙʉ่֭ผ⎯7ऑผ֭⑾֭ผ7Ŵ7⎯ħש7₡ਙʉ่ⓒ7こਙผ֭7ผ֭кŴゥ֭₡7Ŵשこਙ⎯ऑγ֭ผ֭7⑾ਙผ7שγ֭ħผ7ऑŴשผਙ่⎯ⓒ7ʉγħк֭7⎯שħккฌ
่ⓒ こਙผ֭ ผ֭кŴゥ֭₡ Ŵשこਙ⎯ऑγ֭ผ֭ ⑾ਙ
こŴħ่שŴħ่ħ่ف7⑾ਙਙ₡7⑾ਙผ7⎯Ŵк֭7Ŵש7שγ֭7₡ผħ֭ﭨ7שγผ—㈠77╗γ֭7γਙ—ผ⎯7ʉħкк7⇡֭7ฎ̬xx7AҜ7—่שħк7ںx̬xx7ОҜ7₡Ŵħкੂ㈠7Ḷ่ฌ
ผħש ֭ﭨγผ—㈠ ╗γ֭ γਙ—ผ⎯ ʉħкк ⇡֭ ฎ̬x
שγ֭7ʉ֭֭5่֭₡⎯ⓒ7ʉγ่֭7שγ֭ੂ7ਙ⑾⑾֭ผ7⇡ผ—่㌱γⓒ7שγ֭ੂ7ʉħкк7Ŵ₡₡7⎯ऑ֭㌱ħŴкੂש7⑾ਙਙ₡7ħ֭שこ⎯7⎯—㌱γ7Ŵ⎯7ऑŴ่㌱Ŵ5֭⎯ⓒฌ
ผ—่㌱γⓒ שγ֭ੂ ʉħкк Ŵ₡₡ ⎯ऑ֭㌱ħŴк⑾ ੂשਙ
ʉŴ⑾⑾к֭⎯ⓒ7⇡—ผผħשਙ⎯7Ŵ่₡7こħこਙ⎯Ŵ⎯㈠7╗γ֭7ħ่ש่֭ש7ħ⎯7שਙ7⑾ਙ㌱—⎯7ਙ่7ऑкŴ่⇡ֱשŴ⎯֭₡7こ่֭—7ħ֭שこ⎯7ਙ่кੂ㈠ฌ
γ֭ ħ่ ש่֭שħ⎯ שਙ ⑾ਙ㌱—⎯ ਙ่ ऑкŴ ่⇡ֱשŴ
ОŐİֱՙธɱ̶ㅡ
Û֭7ผ֭⎯ऑ֭㌱—⑾שккੂ7ผ֭ש⎯֭—׀7ŴऑऑผਙﭨŴк7ਙ⑾7שγħ⎯7—⎯֭7ऑ֭ผこħש㈠ฌ
ਙ⑾ שγħ⎯ —⎯֭ ऑ֭ผこħש㈠
x̶゜ธธ゜ںฎ
ùਙ—ผ⎯7שผ—кੂⓒฌ
Ձ—㌱ੂ7Ɔ֭שʉŴผש
SUP-73006
Agenda Item No.: 27.
SUBJECT:
SUP-73012 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CLASSIC
JEWEL - OWNER: DK JUHL, LLC - For possible action on a request for a Major Amendment
to a previously approved Special Use Permit (SUP-56543) FOR A 1,031 SQUARE-FOOT
EXPANSION OF AN EXISTING 1,052 SQUARE-FOOT TAVERN, LIMITED USE WITH A
115 SQUARE-FOOT OUTDOOR SEATING EXPANSION at 353 East Bonneville Avenue,
Suite #109 and #111 (APNs 134-34-312-004 and 005), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-72274]. 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. Action Letter for SUP-56453 [PRJ-54721]
SUP-73012 [PRJ-72274]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
SUP-73012 [PRJ-72274]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73012 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Tavern-
Limited Establishment use.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5. Approval of this Special Use Permit does not constitute approval of a liquor
license.
6. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JAB
SUP-73012 [PRJ-72274]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Major Amendment to a previously approved Special Use Permit
(SUP-56543) to expand an existing Tavern-Limited Establishment at 353 East
Bonneville Avenue, Suite’s #109 and #111, within the Civic & Business District of the
Downtown Master Plan. Applicant is requesting a Major Amendment to a previously
approved Special Use Permit (SUP-56543) for a 1,031 square-foot expansion of an
existing 1,052 square-foot Tavern-Limited Establishment with a 115 square-foot outdoor
seating expansion at 353 East Bonneville Avenue,
ISSUES
ANALYSIS
The current Tavern-Limited Establishment at 353 East Bonneville Avenue, Suite 111,
was approved by the Planning Commission on 12/09/14.
Staff recommends approval of the proposed Special Use Permit, with conditions, as this
site specifically meets the goals of a live/work development. The purpose of the
Live/Work Overlay District is to allow owners and operators of businesses to occupy
joint living and work quarters in commercial and industrial areas where other types of
residential uses are inappropriate. Approved Live/Work units will contribute to the vitality
of commercial and industrial areas, assist in reducing vehicular traffic, and allow for a
JAB
SUP-73012 [PRJ-72274]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
greater spectrum of housing types within the City. The Special Use Permit also meets
the goals of the Las Vegas Redevelopment Plan to achieve an environment reflecting a
high level of concern for architectural, landscape, and urban design and land use
priciples.
FINDINGS (SUP-73012)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
Site access is along East Bonneville Avenue, an 80-foot Major Collector street,
between South 3rd and 4th Street. Appendix F Interim Downtown Las Vegas
Development Standards states that Title 19.08 parking standards are not
automatically applied, so the expansion of a Tavern-Limited Establishment will not
affect parking available 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.
JAB
SUP-73012 [PRJ-72274]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
Approval of this proposed 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.
BACKGROUND INFORMATION
JAB
SUP-73012 [PRJ-72274]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A Pre-Application meeting was conducted with the applicant to go over
the application materials and submittal requirements for a Special Use
12/12/17
Permit for a proposed Tavern-Limited Establishment use within an
existing Live/Work unit.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
JAB
SUP-73012 [PRJ-72274]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Field Check
Staff observed the subject site during a routine field check. Nothing of
04/02/18
concern was noted.
JAB
SUP-73012 [PRJ-72274]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
JAB
SUP-73012
ОŐİֱՙธธՙㅡ
x̶゜ธ̶゜ںฎ
SUP-73012
ОŐİֱՙธธՙㅡ
x̶゜ธ̶゜ںฎ
ОŐİֱՙธธՙㅡ
x̶゜ธ̶゜ںฎ
SUP-73012
ОŐİֱՙธธՙㅡ
x̶゜ธ̶゜ںฎ
SUP-73012
SUP-73012 [PRJ-72274] - SPECIAL USE PERMIT - APPLICANT: CLASSIC JEWEL - OWNER: DK JUHL, LLC
353 EAST BONNEVILLE AVENUE, SUITE #109 AND #111
04/02/2018
SUP-73012 [PRJ-72274] - SPECIAL USE PERMIT - APPLICANT: CLASSIC JEWEL - OWNER: DK JUHL, LLC
353 EAST BONNEVILLE AVENUE, SUITE #109 AND #111
04/02/2018
SUP-73012 [PRJ-72274] - SPECIAL USE PERMIT - APPLICANT: CLASSIC JEWEL - OWNER: DK JUHL, LLC
353 EAST BONNEVILLE AVENUE, SUITE #109 AND #111
04/02/2018
Őਙ⇡7Ḛ—ผ₡ħ⎯ਙ่7Aผ㌱γħ֭ש㌱שฌ
İŴ่—Ŵผੂ7ںxⓒ7ธxںฎฌ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ОкŴ่่ħ่ف7C֭ऑŴผשこ่֭שฌ
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—ऑऑ֭ผ7к֭֭ﭨк7ผ֭⎯ħ₡่֭שħŴк7ธxɱ゜ธںں7שਙ7⇡֭7㌱ਙこ⇡ħ่֭₡7ʉħשγ7Ŵ7㌱ਙここ—่ħ㌱Ŵשħ่ف7ਙऑ่֭ħ่ف㈠7╗γ֭7ผ֭⎯ħ₡่֭שħŴк7—่ħשฌ
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Ḷʉ่֭ผɸ⎯7ʉਙ—к₡7кħ ֭7שਙ7 ֭֭ऑ7שγ֭7֭ゥħ⎯שħ่ف7㌱ਙ่₡ਙこħ่ħ—こ7ऑผਙऑ֭ผੂש7₡֭⑾ħ่ħשħਙ่7่֭֭ﭨ7שγਙ—فγ7שγ֭7⇡ਙשγ7—่ħ⎯שฌ
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SUP-73012
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SUP-73012
Agenda Item No.: 28.
SUBJECT:
SUP-73064 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TRANSPLUS 2,
LLC - OWNER: RED FEATHER PROPERTY, LLC - For possible action on a request for a
Special Use Permit FOR A PROPOSED AUTO REPAIR GARAGE, MAJOR USE at 4930
West Cheyenne Avenue, Suite #140 (APN 138-12-813-001), C-2 (General Commercial) Zone,
Ward 5 (Crear) [PRJ-72864]. 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. Support Postcard
SUP-73064 [PRJ-72864]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 1
RG
SUP-73064 [PRJ-72864]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73064 CONDITIONS
Planning
1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-73064 [PRJ-72864]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Auto Repair Garage, Major
use at 4930 West Cheyenne Avenue, Suite #140.
ISSUES
x An Auto Repair Garage, Major use is permitted in the C-2 (General Commercial)
zoning district as a Conditional Use.
x The subject site is adjacent to properties zoned as R-E (Residence Estates), and a
Special Use Permit application is needed.
x There are no minimum Special Use Permit Requirements for Auto Repair Garage,
Major use.
ANALYSIS
The subject site is an existing 180,001 square-foot shopping center generally located at
the northwest corner of Cheyenne Avenue and Decatur Boulevard and is zoned C-2
(General Commercial). The applicant is proposing an Auto Repair Garage, Major use
within a building located at 4930 West Cheyenne Avenue, Suite #140. An Auto Repair
Garage, Minor use previously occupied the suite.
The Auto Repair Garage, Major use is defined as “A facility for the repair or
reconditioning of any type of motorized vehicle, other than the types of repair and
service authorized to be performed in a minor auto repair garage. This use includes a
facility that provides collision services, including body, frame, or fender straightening,
repair and painting of vehicles in an appropriate paint booth, and a facility that performs
any repairs to vehicles with a gross vehicle weight over 10,000 pounds.” The
applicant’s justification letter stated that their function is to work on the transmission.
On occasion, an automobile will be brought in for transmission service. But most of
their clients would bring over the transmission already detached from vehicles to be
repaired onsite.
There are no Minimum Special Use Permit Requirements for this use.
RG
SUP-73064 [PRJ-72864]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
Staff finds that he proposed use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses as there are similar uses on the site.
Staff recommends approval with conditions, and if the Special Use Permit application is
denied, the Auto Repair Garage, Major use is not permitted at this location.
FINDINGS (SUP-73064)
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:
The proposed Auto Repair Garage, Major use can be conducted in a manner that
is harmonious and compatible with existing surrounding land uses, and with future
surrounding land uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the type and intensity of land use
proposed.
Access to this property can be made via Cheyenne Avenue and Decatur
Boulevard, which are adequate in size to meet the requirements of the proposed
use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed use will be subject to business license review. An annual review of
the Special Use Permit will be conducted to ensure site and business license
compliance.
5. The use meets all of the applicable conditions per Title 19.12.
RG
SUP-73064 [PRJ-72864]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
The proposed Auto Repair Garage, Major use meets all of the applicable
conditions of Title 19.12.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., Code Enforcement, etc.
The City Council approved a General Plan Amendment (GPA-0034-
97) from DR (Desert Rural Density Residential) and GC (General
09/22/97 Commercial) to GC (General Commercial) on 4.92 acres on the west
side of Decatur Boulevard between Cheyenne Avenue and Donnie
Avenue. The Planning Commission and staff recommended approval.
The City Council approved a Rezoning (Z-0079-97) from R-E
(Residence Estates) and C-2 (General Commercial) to C-2 (General
09/22/97 Commercial) on 4.92 acres on the west side of Decatur Boulevard
between Cheyenne Avenue and Donnie Avenue. The Planning
Commission and staff recommended approval.
Department of Planning staff administratively approved a request for a
Site Development Plan Review [Z-0079-97(2)] for a proposed 99,315
05/22/98
square-foot shopping center on 4.92 acres on the west side of Decatur
Boulevard between Cheyenne Avenue and Donnie Avenue.
A Final Map (FM-0035-98) for a one-lot commercial subdivision (Red
Feather Shopping Center) on 8.59 acres at the northwest corner of
06/02/99
Cheyenne Avenue and Decatur Boulevard was recorded. The map
was approved by the Planning Commission on 05/28/98.
The City Council approved a Special Use Permit (SUP-3642) for an
03/17/04 Auto Paint and Body Repair Shop at 4920 West Cheyenne Avenue.
The Planning Commission and staff recommended approval.
The City Council approved a Special Use Permit (SUP-5324) for a
12/15/04 proposed Trucking Company at 3281 North Decatur Boulevard. The
Planning Commission and staff recommended approval.
Department of Planning staff administratively approved a request for a
Minor Amendment (SDR-53304) of an approved Site Development
04/07/14 Plan Review [Z-0079-97(2)] for an expanded parking lot and façade
improvements to an existing shopping center on 8.43 acres at 3231
and 3281 North Decatur Boulevard.
The Department of Planning staff approved a Conditional Use
02/15/18 Verification (CUV-72702) for a proposed Auto Repair Garage, Minor at
4930 West Cheyenne Avenue, Suite #140.
A Code Enforcement case (#187821) was processed for cars parked
04/19/18 on the drive aisle of the parking lot at 4930 West Cheyenne Avenue,
Suite #140. The case is currently active.
RG
SUP-73064 [PRJ-72864]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant and
03/07/18 discussed the submittal requirements for a Special Use Permit for a
proposed Auto Repair Garage, Major use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A field check conducted by staff and observed vehicles are parking
04/02/18 within the drive aisle of the parking lot. This issue has been forwarded
to Code Enforcement.
RG
SUP-73064 [PRJ-72864]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
RG
SUP-73064 [PRJ-72864]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Required Provided Compliance
Floor Area Parking Parking
Use Parking
or Number Handi- Handi-
Ratio Regular Regular
of Units capped capped
Shopping 126,968
1:250 SF 508
Center SF
TOTAL SPACES REQUIRED 508 379 Y*
Regular and Handicap Spaces Y*
498 10 368 11
Required
*The subject site has been determined to be parking impaired per Title 19.18.030, as the site
was developed prior to the shopping center land use and corresponding parking
requirements.
RG
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SUP-73064
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SUP-73064
SUP-73064
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bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯ฌ
C֭ऑŴผשこ่֭ש7ਙ⑾7ОкŴ่่ħ่فฌ
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ਙผ֭ ऑ֭ผ⎯ਙ่่֭к Ŵ่₡ ʉħкк ㌱ਙ่שħ่—֭ שਙ ⇡֭ ऑ
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ਙ⑾7שγħ⎯7⇡֭Ŵ—שħ⑾—к7㌱ħੂש㈠ฌ
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Dzкħ㌱֭ਙ ╗ਙผผ֭⎯
Dzкħ㌱֭ਙ7╗ਙผผ֭⎯ฌ
ОŐİֱՙธฎ″ㅡ
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SUP-73064
Agenda Item No.: 29.
SUBJECT:
SUP-73141 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BELLA VITA
RECOVERY CENTER LV - OWNER: HAPPY COCK HOLDINGS, LLC, ET AL - For
possible action on a request for a Special Use Permit FOR AN ALTERNATIVE PARKING
STANDARD TO ALLOW 44 PARKING SPACES WHERE 80 ARE REQUIRED FOR A
PROPOSED FACILITY TO PROVIDE TESTING, TREATMENT, OR COUNSELING FOR
DRUG OR ALCOHOL ABUSE USE on 0.89 acres at 2651 Westwood Drive (APN 162-09-102-
006), M (Industrial) Zone, Ward 1 (Tarkanian) [PRJ-72954]. 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. Parking Analysis from Lochsa Engineering
SUP-73141 [PRJ-72954]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NOTICES MAILED 74
PROTESTS 0
APPROVALS 0
CS
SUP-73141 [PRJ-72954]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73141 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.
CS
SUP-73141 [PRJ-72954]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to allow an alternative parking standard for a proposed Drug and
Alcohol Abuse Treatment Facility at 2651 Westwood Drive.
ISSUES
ANALYSIS
The Facility to Provide Testing, Treatment, or Counseling for Drug or Alcohol Abuse use
is defined by Title 19.12 as “A facility that:
Per the applicant, the subject site will be used to provide a comprehensive range of
diagnostic treatment and education services for individuals suffering impairment from
alcohol and drug abuse. The facility will provide 45 residential beds for 28-day treatment
stays and other outpatient services. There are no minimum requirements listed for the
proposed use. The on-site parking requirement is one space for each 300 square feet of
gross floor area. The proposed use will occupy an existing 23,850 square-foot building,
which requires a total of 80 parking spaces. The applicant proposes to provide 44
parking spaces. Per the submitted justification letter, all patient transportation needs are
provided by the facility’s van. An estimated maximum of 25 employees will be on-duty at
any given time. The only parking needed at this facility is for staff and guests.
CS
SUP-73141 [PRJ-72954]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The applicant has provided an Alternative Parking Demand Analysis that was prepared
by a Nevada licensed Professional Engineer. This analysis was based on the
observations of the current parking counts at a similar facility located at 81 Beehive
Circle in St. Cloud, Florida. The similar facility has 40 beds, while the subject site would
have 45 beds, or 12.5% more beds. The observations occurred during a three-day
period between the hours of 7:00 AM and 7:00 PM. As stated by the engineer in the
analysis, the maximum number of occupied parking spaces observed during this time
period were 23 spaces. Based upon this observed volume, the proposed 44 parking
stalls are deemed adequate for this project.
The applicant has substantiated this request through a parking study performed by a
Nevada licensed Professional Engineer which has demonstrated that 44 parking spaces
are sufficient for the proposed Facility to Provide Testing, Treatment, or Counseling for
Drug or Alcohol Abuse use; therefore, staff recommends approval of the application. If
denied, the proposed use would not be able to operate at the site.
FINDINGS (SUP-73141)
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:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
Although the proposed use is appropriate for the site, the proposal cannot adhere
to minimum parking requirements as outlined by Title 19.12. The submitted
parking demand analysis substantiates a reduced number of parking spaces are
needed for this facility and therefore, the intensity of land use is acceptable.
Site access is provided by Westwood Drive, a 60-foot wide local street. This is
adequate to meet the use proposed for the site.
CS
SUP-73141 [PRJ-72954]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
Approval of the Special Use Permit for an Alternative Parking Standard will not
compromise the public health, safety, or general welfare, as the proposed use is
subject to regular inspections and minimum licensing requirements.
5. The use meets all of the applicable conditions per Title 19.12.
The applicant has requested an Alternative Parking Standard in order to meet the
parking requirements for the proposed Facility to Provide Testing, Treatment, or
Counseling for Drug or Alcohol Abuse use.
BACKGROUND INFORMATION
CS
SUP-73141 [PRJ-72954]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
03/20/18 requirements and deadlines were reviewed for a proposed parking
deviation.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a field check and found a vacant building. There
04/26/18
were no signs of trash or debris.
CS
SUP-73141 [PRJ-72954]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Subject
Vacant C (Commercial) M (Industrial)
Property
North Motel C (Commercial) M (Industrial)
South Warehouse C (Commercial) M (Industrial)
Office, other than LI/R (Light
East M (Industrial)
listed Industrial/Research)
West Right-of-Way (I-15) Right-of-Way (I-15) Right-of-Way (I-15)
DEVELOPMENT STANDARDS
CS
SUP-73141 [PRJ-72954]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Facility to
Provide
Testing,
Treatment, or 23,850 SF 1:300 SF 80
Counseling for
Drug or Alcohol
Abuse
TOTAL SPACES REQUIRED 80 44 N*
Regular and Handicap Spaces Required 76 4 40 4 N*
Percent Deviation 45%
*The applicant is requesting an Alternative Parking Standard.
CS
SUP-73141
ОŐİֱՙธɱㄦㅡ
x̶゜ธ̶゜ںฎ
CLV Planning - Application Form
Application Number: PRJ-72954
Gross Acres:
Lots/Units:
Additional Information:
Applicant State: FL
Applicant Fax:
Rep State: NV
SUP-73141
3/28/2018 8:16:28 AM Page 1 of 2
CLV Planning - Application Form
I certify that I am the applicant and Yes
that the information submitted with
this application is true and accurate
to the best of my knowledge and
belief. I understand that the City is
not responsible for inaccuracies in
information presented, and that
inaccuracies, false information or
incomplete application may cause
the application to be rejected. I
further certify that I am the owner
or purchaser (or option holder) of
the property involved in this
application, or the lessee or agent
fully authorized by the owner to
make this submission.
I Accept:
Is the Owner Information Correct: Yes
SUP-73141
3/28/2018 8:16:28 AM Page 2 of 2
SUP-73141
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SUP-73141
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SUP-73141
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SUP-73141
SUP-73141 [PRJ-72954] - SPECIAL USE PERMIT - PPLICANT: BELLA VITA RECOVERY CENTER LV - OWNER:
HAPPY COCK HOLDINGS, LLC, ET AL
2651 WESTWOOD DRIVE
04/26/2018
SUP-73141 [PRJ-72954] - SPECIAL USE PERMIT - PPLICANT: BELLA VITA RECOVERY CENTER LV - OWNER:
HAPPY COCK HOLDINGS, LLC, ET AL
2651 WESTWOOD DRIVE
04/26/2018
SUP-73141 [PRJ-72954] - SPECIAL USE PERMIT - PPLICANT: BELLA VITA RECOVERY CENTER LV - OWNER:
HAPPY COCK HOLDINGS, LLC, ET AL
2651 WESTWOOD DRIVE
04/26/2018
SUP-73141 [PRJ-72954] - SPECIAL USE PERMIT - PPLICANT: BELLA VITA RECOVERY CENTER LV - OWNER:
HAPPY COCK HOLDINGS, LLC, ET AL
2651 WESTWOOD DRIVE
04/26/2018
SUP-73141 [PRJ-72954] - SPECIAL USE PERMIT - PPLICANT: BELLA VITA RECOVERY CENTER LV - OWNER:
HAPPY COCK HOLDINGS, LLC, ET AL
2651 WESTWOOD DRIVE
04/26/2018
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ОŐİֱՙธɱㄦㅡ
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SUP-73141 - REVISED
ОŐİֱՙธɱㄦㅡ
SUP-73141 xㅡ゜ธ″゜ںฎ
ОŐİֱՙธɱㄦㅡ
SUP-73141 xㅡ゜ธ″゜ںฎ
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SUP-73141
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SUP-73141
Agenda Item No.: 30.
SUBJECT:
VAC-73011 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: PN II, LLC - For
possible action on a request for a Petition to Vacate PUBLIC UTILITY EASEMENTS on the
northwest corner of Eagle Canyon Avenue and Egan Crest Drive, Ward 6 (Fiore) [PRJ-72932].
Staff recommends APPROVAL.
C.C.: 6/20/2018
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) - VAC-73011[PRJ-72932] and TMP-72977 [PRJ-72518]
5. Justification Letter
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0 - VAC-73011
1 - TMP-72977
APPROVALS 0 - VAC-73011
0 - TMP-72977
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
VAC-73011 CONDITIONS
1. The limits of this Petition of Vacation shall be the unused Public Sewer and Public
Drainage Easements generally located on the west half of Skye Canyon Parcel
2.16.
2. This Vacation shall record immediately prior to and concurrent with the recordation
the Final Map for Skye Canyon Parcel 2.17.
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. Order of Vacation shall not be recorded until all of the conditions of approval have
been met provided, however, that 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 or easement being vacated must be retained.
6. If the Order of Vacation is not recorded within one (1) year after approval by the
City of Las Vegas or an Extension of Time is not granted by the Planning Director,
then approval will terminate and a new petition must be submitted.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
TMP-72977 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. 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.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
Public Works
7. Prior to and concurrent with the recordation of a Final Map for this site, a Petition of
Vacation, such as VAC-73011, shall be recorded to eliminate the City of Las Vegas
Public Sewer, Utility and Drainage Easements within Skye Canyon Parcel 2.16 in
conflict with this proposed site. If VAC-73011 is not approved, then this Tentative
Map shall be null and void and a new Tentative Map shall be submitted for review.
8. A Parent Final Map for Skye Canyon Phase that creates the boundary of the Final
Map for this site shall record prior to the recordation of the Final Map for this site.
9. Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner’s Association.
10. If not already constructed or guaranteed by the master developer, construct half
street improvements on Shaumber Road including appropriate overpaving (where
legally able) adjacent to this site concurrent with development. Install all
appurtenant underground facilities, if any, adjacent to this site needed for the future
traffic signal system concurrent with development of this site. Extend all required
underground utilities, such as electrical, telephone, etc., located within public
rights-of-way, past the boundaries of this site prior to construction of hard surfacing
(asphalt or concrete). Per condition #17 of the Skye Canyon II Parent Tentative
Map (TMP-65803), if not already constructed or guaranteed by the master
developer, a minimum two lanes of asphalt pavement on village streets providing
the main access to this site and a working sanitary sewer connection shall be
provided prior to a final inspection of any dwelling units within this Tentative Map.
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. All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections. Per
condition of approval # 19 of the Skye Canyon II Parent Tentative Map (TMP-
65803), landscaping within calculated Site Visibility Restriction Zones (SVRZs) will
be limited in height by the City Traffic Engineer. Due to the horizontal curve of
Shaumber Road, no landscaping over 24 inches in height is allowed in Common
Element “B” where it is in conflict with the SVRZ as shown on the approved site
plan.
12. Concurrent with on-site development activities, abandon the existing sewer stub in
Common Element “F” to the main in Eagle Canyon Avenue to the satisfaction of
the Department of Public Works.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Conditions Page Four
May 8, 2018 - Planning Commission Meeting
13. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required Improvements shall be constructed
in accordance with Title19.02.130.D.
14. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed subdivision. The design
and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. No parking is allowed on one side of
stub streets where the curb to curb width is 32 feet unless allowed by the Fire
Code.
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, 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.
We note that curved sewers are not allowed and do not comply with City
Standards.
17. Comply with all applicable conditions of approval for the Sky Canyon II Parent
Tentative Map (TMP-65803) and any other site related actions.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Tentative Map for a 79-lot single-family residential subdivision and a
Petition to Vacate the Public Drainage Easements and Public Sewer Easements within
Parcels 2.16 and 2.17 of the Skye Canyon Master Plan Area on the northwest corner of
Eagle Canyon Avenue and Egan Crest Drive.
ISSUES
ANALYSIS
The subject site is part of the Skye Canyon Master Plan Area, which is governed by a
Development Agreement between the Master Developer and the City of Las Vegas, as
well as the Skye Canyon Development Standards.
The Skye Canyon Land Use Plan designates the subject property as L (Residential
Low), which allows up to 15 residential units per gross acre with an average of 5.49
units per acre. The proposed density of 4.41 dwelling units per acre falls within the
maximum allowed. The dwelling units will be constructed to the Skye Canyon R-1
(Single Family Residential) standard, which call for a single family detached product
with a minimum lot size of 4,500 square feet. All proposed lot sizes are greater than
5,850 square feet, which exceeds the district minimum. This site is part of a master
plan with its own improvement standards, and it is not subject to Title 19.04 street
design requirements; however, it must comply with the applicable Skye Canyon street
sections. The correct street sections have been included on the map in accordance
with the Skye Canyon Village Street and Trail Exhibit. Although it is not subject to Title
19 connectivity requirements, the cover sheet includes the connectivity ratio.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The submitted east/west cross section depicts maximum natural grade greater than two
percent across the site. Per the Skye Canyon Development Standards, retaining walls
with a maximum height of six feet are allowed along the perimeter of the site. Four-foot
retaining walls are shown both the east/west and south/north perimeter sections. A 6.5-
foot retaining wall is shown, but it functions as an interior wall and not a perimeter wall,
and a 3.5-foot maximum retaining wall is shown on the north property line.
The proposed subdivision includes lots 24, 25, 26, 27, 28, 32, 33, 34, 35, and 36 that
are within Skye Canyon II Parcel 2.16. These lots were previously established under
Final Map (FMP-68528) and are adjacent to Skye Arroyo Avenue and Skye Paseo
Avenue which ended in cul-de-sacs. The proposed Tentative Map (TMP-72977) for
Parcel 2.17 is an extension of Parcel 2.16. These streets will continue into Parcel 2.17.
The tentative map would serve as a modification of the lot configuration reflective of the
application to vacate the existing Public Drainage and Sewer Easements.
The Clark County School District projects that approximately 34 primary and secondary
school students would be generated by the proposed development on this site. Of the
three schools serving the area (Bozarth Elementary School, Escobedo Middle School,
and Arbor View High School), the District notes that Bozarth Elementary School and
Arbor View High School are over capacity for the 2017-18 school year, and no new
schools are planned in this area at this time.
Department of Public Works has indicated the Average Daily Traffic (ADT), that this
project will add approximately 752 trips per day on Eagle Canyon Drive, Egan Crest
Drive, Skye Village Road, and Grand Teton Drive. Currently, Skye Village Road is at
about 25 percent of capacity and Grand Teton Drive is at about 12 percent of capacity.
With this proposed development, Skye Village Road is expected to be at about 27
percent of capacity, and Grand Teton Drive is expected to be about 15 percent of
capacity. Based on the Peak Hour use, this development will add to the area 79
additional cars or four every three minutes.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
FINDINGS (VAC-73011)
The purpose of the vacation is that the Public Drainage and Sewer Easements are no
longer required. The areas being vacated reflect the revised design that would allow
Skye Canyon II Parcel 2.17 to be an extension of Parcel 2.16; therefore, staff
recommends approval with conditions.
FINDINGS (TMP-72977)
The proposed Tentative Map conforms to the approved Skye Canyon Development
Agreement, the approved Kyle Canyon Development Standards and Architectural
Guidelines, and the minimum requirements set forth by Title 19 for Tentative Maps.
Therefore, staff recommends approval of this application with conditions.
BACKGROUND INFORMATION
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted by staff with the applicant
01/18/18 and discussed the submittal requirements for a Tentative Map
application.
A pre-application meeting was conducted by staff with the applicant
03/19/18 and discussed the submittal requirements for a Petition to Vacate
application.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Eleven
May 8, 2018 - Planning Commission Meeting
Field Check
A routine field check was conducted by staff and noted that the subject
04/02/18 site is undeveloped and the adjacent subdivision has been laid out as
a residential subdivision.
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Twelve
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
VAC-73011 [PRJ-72932] AND TMP-72977 [PRJ-72518]
Staff Report Page Thirteen
May 8, 2018 - Planning Commission Meeting
RG
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VAC-73011 [PRJ-73932] - VACATION RELATED TO TMP-72977 [PRJ-72518] - APPLICANT/OWNER: PN II, LLC
NORTHWEST CORNER OF EAGLE CANYON AVENUE AND EGAN CREST DRIVE
04/02/2018
VAC-73011 [PRJ-73932] - VACATION RELATED TO TMP-72977 [PRJ-72518] - APPLICANT/OWNER: PN II, LLC
NORTHWEST CORNER OF EAGLE CANYON AVENUE AND EGAN CREST DRIVE
04/02/2018
VAC-73011 [PRJ-73932] - VACATION RELATED TO TMP-72977 [PRJ-72518] - APPLICANT/OWNER: PN II, LLC
NORTHWEST CORNER OF EAGLE CANYON AVENUE AND EGAN CREST DRIVE
04/02/2018
VAC-73011 [PRJ-73932] - VACATION RELATED TO TMP-72977 [PRJ-72518] - APPLICANT/OWNER: PN II, LLC
NORTHWEST CORNER OF EAGLE CANYON AVENUE AND EGAN CREST DRIVE
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╗γ֭7 ⎯—⇡㈾֭㌱ש7 ⎯ħ֭ש7 ħ⎯7 кਙ㌱Ŵ֭ש₡7 Ŵש7 שγ֭7 ่ਙผשγʉ֭⎯ש7 ㌱ਙผ่֭ผ7 ਙ⑾7 DzŴفк֭7 bŴ่ੂਙ่7 A֭—่֭ﭨ7 Ŵ่₡7 DzفŴ่7 bผ֭⎯שฌ
Cผħ֭ﭨ㈠7╗γ֭7Ŵผ֭Ŵ⎯7שਙ7⇡֭7ﭨŴ㌱Ŵ֭ש₡7кħ֭7ਙ่7Ŵ7ऑਙผשħਙ่7ਙ⑾7 A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ⎯7ںธ″ֱںธ̶ֱɱㄦֱxxںⓒฌ
ںธ″ֱںธ̶ֱɱㄦֱxxธ7Ŵ่₡7ںธ″ֱںธֱՙɱㄦֱxxں㈠7
Ⓢऑਙ่7ऑ—ผ㌱γŴ⎯֭7ਙ⑾7שγ֭7Ŵ₡㈾Ŵ㌱่֭ש7ОŴผ㌱֭к7ธ㈠ںՙⓒ7ਙ—ผ7㌱кħ่֭ש7γŴ⎯7ผ֭֭ש⎯֭—׀₡7שγŴש7Ŵ㌱㌱֭⎯⎯7שਙ7ОŴผ㌱֭к7ธ㈠ںՙฌ
⇡֭7 ֭ゥ่֭ש₡֭₡7 ⑾ผਙこ7 שγ֭7 ऑผ֭ﭨħਙ—⎯кੂ7 こŴऑऑ֭₡7 ОŴผ㌱֭к7 ธ㈠ں″7 ⎯שผ֭֭⎯ש7 ƆQੂ֭7 Aผผਙੂਙ7 A֭—่֭ﭨ7 Ŵ่₡7 ƆQੂ֭ฌ
ОŴ⎯֭ਙ7 A֭—่֭ﭨ㈠7 ╗γ֭7 ŴששŴ㌱γ֭₡7 ֭ゥγħ⇡ħש7 ħ่₡ħ㌱Ŵ⎯֭ש7 שγ֭7 Ŵผ֭Ŵ⎯7 שਙ7 ⇡֭7 ﭨŴ㌱Ŵ֭ש₡7 שਙ7 ⑾Ŵ㌱ħкħשŴ֭ש7 שγħ⎯ฌ
㌱ਙ่่֭㌱שħਙ่㈠7
╗γŴ่Q7ੂਙ—7⑾ਙผ7㌱ਙ่⎯ħ₡֭ผħ่ف7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่7ผ֭ש⎯֭—׀㈠7Ок֭Ŵ⎯֭7 ㌱ਙ่שŴ㌱ש7こ֭7Ŵש7ӧՙxธỏ7ธฎㅡֱㄦ̶xx7ħ⑾7ੂਙ—ฌ
γŴ֭ﭨ7Ŵ่ੂ7ש⎯֭—׀ħਙ่⎯7ผ֭فŴผ₡ħ่ف7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่㈠77
Ɔħ่㌱֭ผ֭кੂⓒ
CŴ่7Оਙкк
A⎯⎯ħ⎯שŴ่ש7Оผਙ㈾֭㌱ש7ҜŴ่Ŵ֭فผ
ƆкŴ֭שผ7ĠŴ่ħ⑾Ŵ่7Ḛผਙ—ऑⓒ7●่㌱㈠
ОŐİֱՙธɱ̶ธ
x̶゜ธㅡ゜ںฎ
VAC-73011
ҜŴผ㌱7γ7ธธⓒ7ธxںฎฌ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯
̶̶̶7Ɔ㈠7ŐŴ่㌱γਙ7Cผħ֭ﭨ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ77ฎɱںx″ฌ
Ő̬֭777 Ɔ?ੂ֭7bŴ่ੂਙ่7ОŴผ㌱֭к7ธ㈠ں″ฌ
ЋŴ㌱Ŵשħਙ่7Ŵש7кਙ⎯ש7ธ″ⓒ7ธՙⓒ7̶ㄦ7Ŵ่₡7̶″ฌ
C֭Ŵผ7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯̬
╗γħ⎯7к֭֭ששผ7ħ⎯7ʉผħ่֭שש7ħ่7㌱ਙ่่֭㌱שħਙ่7ʉħשγ7שγ֭7Ŵ⇡ਙ֭ﭨ7ผ֭⑾֭ผ่֭㌱֭₡7こŴ֭ששผ㈠7╗γ֭7ऑผਙ㈾֭㌱שⓒ7ऑкŴ่⎯7Ŵ่₡7₡֭שŴħк⎯
Ŵ่₡7 Ŵкк7 ผ֭кŴ֭ש₡7 ㌱ਙ่⎯שผ—㌱שħਙ่7 ₡ਙ㌱—こ่֭⎯ש7 Ŵ⎯7 ผ֭⑾֭ผ่֭㌱֭₡7 Ŵ⇡ਙ֭ﭨ7 γŴ֭ﭨ7 ⇡่֭֭7 ผ֭ﭨħ֭ʉ֭₡7 ⑾ਙผ7 ㌱ਙこऑкħŴ่㌱֭
ʉħשγ7שγ֭7C֭֭ﭨкਙऑ֭ผ7ผ֭ﭨħ֭ʉ7Ŵ่₡7שγ֭7Ɔ?ੂ֭7bŴ่ੂਙ่7C֭⎯ħ่ف7Ḛ—ħ₡֭кħ่֭⎯7₡Ŵ֭ש₡7Ḷ㌱שਙ⇡֭ผ7̶ںⓒ7ธxںՙ㈠
╗γ֭7ऑผਙऑਙ⎯֭₡7ﭨŴ㌱Ŵשħਙ่7Ŵש7кਙ⎯ש7ธㄦⓒ7ธ″ⓒ7̶ㄦ7Ŵ่₡7̶″7ħ่7ऑŴผ㌱֭к7ธ㈠ں″7שਙ7Ŵккਙʉ7שγ֭7⎯שผ֭֭⎯ש7שਙ7㌱ਙ่่֭㌱ש7שਙฌ
ऑŴผ㌱֭к7 ธ㈠ںՙ7 γŴ⎯7 ⇡่֭֭7 ผ֭ﭨħ֭ʉ֭₡ⓒ7 Ŵ่₡7 ㌱ਙこऑкħ֭⎯7 ʉħשγ7 שγ֭7 C֭֭ﭨкਙऑ֭ผ7 ผ֭—׀ħผ֭こ่֭⎯ש7 Ŵ่₡7 שγ֭7 Ɔ?ੂ֭
bŴ่ੂਙ่7C֭⎯ħ่ف7Ḛ—ħ₡֭кħ่֭⎯ⓒ7Ŵ่₡7Ŵผ֭7㌱ਙ่⎯ħ₡֭ผ֭₡7AООŐḶЋDzC㈠ฌ
Ɔγਙ—к₡7ੂਙ—7γŴ֭ﭨ7Ŵ่ੂ7ש⎯֭—׀ħਙ่⎯7ਙผ7ผ֭—׀ħผ֭7Ŵ₡₡ħשħਙ่Ŵк7ħ่⑾ਙผこŴשħਙ่ⓒ7ऑк֭Ŵ⎯֭7㌱ਙ่שŴ㌱ש7こ֭7₡ħผ֭㌱שкੂ㈠
Ɔħ่㌱֭ผ֭кੂⓒ
ƆשŴ㌱ħ7Ûγħ֭שฌ
Ɔ?ੂ֭7bŴ่ੂਙ่7Оผਙ㈾֭㌱ש7Ő֭ﭨħ֭ʉ7╗֭Ŵこฌ
こ
ОŐİֱՙธɱ̶ธ
x̶゜ธㅡ゜ںฎ
ںںㅡںں7Ɔਙ—שγ֭ผ่7ĠħفγкŴ่₡⎯7ОŴผ?ʉŴੂⓒ7Ɔ—ħ֭ש7̶xxⓒ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡںฌ
ںںㅡںں Ɔਙ—שγ֭ผ่ ĠħفγкŴ่₡⎯ ОŴผ?ʉŴੂⓒ Ɔ—
Оγਙ่֭ ӧՙxธỏ ธ
Оγਙ่֭7ӧՙxธỏ7ธธxֱ″ㄦ″ㄦ70Ŵ㌱⎯ħこħк֭7ӧՙxธỏ7ธธxֱ″ㄦ″″ฌ
VAC-73011
Agenda Item No.: 31.
SUBJECT:
TMP-72977 - TENTATIVE MAP - PUBLIC HEARING - SKYE CANYON II PARCEL 2.17 -
PUBLIC HEARING - APPLICANT/OWNER: KAG DEVELOPMENT WEST, LLC, ET AL -
For possible action on a request for a Tentative Map FOR A 79-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION on 20.22 acres on the northwest corner of Eagle Canyon
Avenue and Egan Crest Drive (APNs Multiple), T-D (Traditional Development) Zone [L (Low
Density Residential) Kyle Canyon Land Use], Ward 6 (Fiore) [PRJ-72518]. Staff recommends
APPROVAL.
C.C.: ON 6/20/2018
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. Skye Canyon Letter
7. Clark County School District - School Tracking Form
8. Protest Comment Form
TMP-72977
ゥฌ
ОŐİֱՙธㄦںฎ
xㅡ゜xɱ゜ںฎ
TMP-72977
ゥฌ
ОŐİֱՙธㄦںฎ
xㅡ゜xɱ゜ںฎ
TMP-72977
ОŐİֱՙธㄦںฎ
x̶゜ธں゜ںฎ
TMP-72977
ОŐİֱՙธㄦںฎ
x̶゜ธں゜ںฎ
TMP-72977
ОŐİֱՙธㄦںฎ
x̶゜ธں゜ںฎ
Ḷ Û ЌDzŐ゜CDzЋDzՁḶ ОDzŐ7 DzЌḚ ●ЌDzDzŐ7 ՁDzḚ AՁ7C DzƆb Ő ●О╗●Ḷ Ќ ฌ
ƆìùDz7bAЌùḶ Ќฌ
!AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
Ҝ AƆ╗DzŐ7ОՁAЌฌ
ĠAЌ●!AЌฌ
ḚŐḶⓈОฌ
Ҝ Ḷ bbAƆ●Ќ ฌ
ƆՁA╗DzŐฌ
ԱDzЌ b Ġ Ҝ AŐ ìฌ
HḶ Ő╗7AОAbĠDzฌ
●ŐḶ Ќ7Ҝ Ḷ ⓈЌ╗A●Ќ 7
╗DzЌ╗A╗●ЋDz7Ҝ AО7 ԱAƆ●Ɔ7Ḷ H7ԱDzAŐ ●Ќ Ḛ ฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b ḶЌƆⓈՁ╗●ЌḚ7DzЌḚ●ЌDzDzŐƆ7ִ7ОՁAЌЌDzŐ
ОⓈՁ●ฌ
ںธ″ֱںธ̶ֱֱںںxxں7╗ĠŐⓈ7xxฎⓒ7ںธ″ֱںธֱՙֱںںxธㅡ7ִ7xธฎฌ
A7Ɔ●ЌḚ ՁDzֱHAҜ ●Ձù7ŐDzƆ●CDzЌ╗●AՁ7ƆⓈԱC●Ћ●Ɔ●Ḷ Ќฌ
Ḷ H7╗ĠDz7ƆìùDz7bAЌùḶ Ќ7Ҝ AƆ╗DzŐֱОՁAЌЌDzC7bḶ Ҝ Ҝ ⓈЌ●╗ùฌ
ĠⓈAՁAОA●ฌ
Û ●╗Ġ●Ќ7╗ĠDz7b●╗ù7Ḷ H7ՁAƆ7ЋDzḚ AƆⓒ7ЌDzЋACAⓒ7Ḛ DzЌDzŐAՁՁù7ՁḶ bA╗DzC7A╗7╗ĠDzฌ
ЌḶ Ő╗ĠDzAƆ╗7bḶ ŐЌDzŐ7Ḷ H7ƆĠAⓈҜ ԱDzŐ7ŐC7AЌC7DzAḚ ՁDz7bAЌùḶ Ќ7AЋDz7 ОŐḶ İDzb╗7ƆⓈҜ Ҝ AŐùฌ
Ḛ ŐAЌC7bAЌùḶ Ќฌ
ՁḶ b A╗●Ḷ Ќ 7Ҝ AОฌ
DzƆ╗●Ҝ A╗DzC 7AЋDzŐ AḚ Dz7C A●Ձùฌ
ƆDzÛ DzŐ 7b Ḷ Ќ ╗Ő ●ԱⓈ ╗●Ḷ Ќ Ɔฌ
Ќ Ḷ ╗DzƆฌ
╗DzЌ ╗A ╗●ЋDz7Ҝ A О7
Ɔì ùDz7b A Ќ ùḶ Ќ 7ธ㈠ںՙฌ
Ќ ●Ќ Dz╗ù7!●ЋDz7Ҝ A Ќ A Ḛ DzҜ DzЌ ╗7ՁՁb ฌ
Ɔ7ںธฌ
╗7ںɱ7Ɔฌ
Ő7ㄦɱ7Dzฌ
b Ḷ Ќ Ќ Dzb ╗●Ћ●╗ù7Ő A╗●Ḷ ฌ
ОŐİֱՙธㄦںฎ ㅡ゜ںx゜ںฎฌ
xㅡ゜ںx゜ںฎ
Ա7 b Ḷ ՁՁDzb ╗Ḷ Ő 7Ɔ╗Ő DzDz╗7 Dz7 Ɔ╗Ⓢ Ա 7Ɔ╗Ő DzDz╗ฌ
╗Ҝֱںฌ
╗ùО●b AՁ7ՁḶ ╗7C Dz╗A●Ձฌ
TMP-72977 - REVISED
AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
ĠAЌ●AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
ՁDz Ḛ Dz Ќ C ฌ
ƆDzb ╗●Ḷ Ќ 7ںธ7ՁՁb ฌ
ںxՙ7 ̶ㄦ7 ̶″ฌ
ںxⓒ̶″ں7Ɔ7 ՙⓒںںㄦ7Ɔ7 ″ⓒɱՙㄦ7Ɔฌ
ںx″7
ɱⓒɱธɱ7Ɔฌ
ںxㄦฌ
b Dz7फCफ ̶ ⓒںㅡ̶7Ɔฌ
ฎⓒxㄦฎ7Ɔฌ
Ⓢ ╗ Ⓢ Ő Dz 7A Ő Ő Ḷ ù Ḷ 7 ںxㅡฌ
b Dz 7फb फ7 ՙⓒธ̶ธ7Ɔฌ
ںx̶ฌ
″ⓒㅡ̶ㄦ7Ɔฌ
̶ธฌ
╗Ҝ
ՙⓒㄦฎx7Ɔฌ
A ںฌ
ںxธ7
ՙⓒㅡㅡธ7Ɔฌ
ɱՙ7
ɱㄦ7 ɱ″7 ″ⓒㅡ̶ㄦ7Ɔ7 bDz7फĠफฌ ̶ㅡ7 ̶̶ฌ
ɱฎ7 ɱɱ7 ںxx7 ںxںฌ ″ⓒxxธ7Ɔ7
ɱⓒㅡธㅡ7Ɔ7 ″ⓒㅡ̶ㄦ7Ɔ7 ″ⓒㅡ̶ㄦ7Ɔ7
̶̶ں7 ՙⓒ″ฎՙ7Ɔ7 ՙⓒㅡ̶̶7Ɔฌ
″ⓒㅡ̶ㄦ7Ɔ7 ″ⓒㅡ̶ㄦ7Ɔ7 ฎⓒㅡxՙ7Ɔฌ
̶ںⓒ̶̶ՙ7Ɔฌ
A
ɱㅡ7 Ɔ ì ù Dz 7A Ő Ő Ḷ ù Ḷ 7A Ћ Dz ฌ
̶ںธฌ
╗ Ҝ ںฌ
ںxⓒxㅡธ7Ɔฌ
ӧОŐ●ЋA╗Dzỏฌ
ฎⓒՙՙ̶7Ɔฌ
ں̶ں7
फฌ
ɱ̶7 ՙⓒՙㅡں7Ɔฌ
7फԱ
̶ںx7
О 7Ќ 7●●7ՁՁb ฌ
ՙⓒ̶x″7Ɔฌ
ฎⓒ″ㅡ″7Ɔฌ
bDz
ɱธฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
Dz 7Ġ ●Ձ
ɱںฌ
ںธⓒ̶″ں7Ɔ7 ںxⓒں″ㅡ7Ɔ7 ฎⓒ″ɱㄦ7Ɔ7 ฎⓒںxx7Ɔ7 ՙⓒㄦxㄦ7Ɔ7 ՙⓒ̶″ฎ7Ɔ ɱⓒ″ںں7Ɔ7
Ɔ ì ù ӧОŐ ●ЋA╗Dzỏฌ
ՙⓒ̶ں″7Ɔ7 ںธฎ7 ฎⓒ̶ՙ̶7Ɔฌ ธฎฌ
Ձ 7Ɔ ╗
Û Dzฌ ″ⓒ̶ธㄦ7Ɔ7 ՙⓒ̶ธx7Ɔฌ
╗ Ҝ ̶ฌ ںธ″ฌ
″ⓒฎՙㄦ7Ɔฌ
Ḷ AC
ɱx7 bDz7फ●फฌ
ՙⓒธ̶ฎ7Ɔ7 A
╗Ҝ ںںฎ7 ̶ⓒฎฎ̶7Ɔฌ
Dz Ő 7Ő
ՙⓒฎɱㅡ7Ɔฌ A
Ձ●b ỏฌ
ںฌ ںธՙ7 ں
″ⓒฎՙㄦ7Ɔฌ ╗ ฌҜ
ӧО ⓈԱ
ⓈҜ Ա
ฎɱฌ
ƆĠA
ՙⓒธㅡɱ7Ɔ7
ںںՙฌ
ՙⓒxธฎ7Ɔ7
bDz7फİफฌ
ںxฎฌ ㅡⓒxฎں7Ɔฌ
ںxɱฌ ″ⓒฎฎ″7Ɔฌ
ฎⓒㄦㄦՙ7Ɔฌ
ںںx7 ″ՙ7 ธㄦ7 ธㅡฌ
ฎฎ7 ″ฎ7 ″ⓒɱฎㅡ7Ɔ7 ㄦⓒฎㄦx7Ɔฌ
ՙⓒธㅡ″7Ɔ7 ՙⓒx̶ㅡ7Ɔ7
bDz7फ
̶ںںฌ ɱⓒㄦㄦ″7Ɔ7
7A Ћ ″ɱฌ
ƆDzḶ
Dzफฌ
ㄦⓒxxں7Ɔฌ
Ɔ ì ù Dz 7b A Ќ ù Ḷ Ќ 7ธ㈠ںՙ7
ںںㅡ7 ɱⓒธฎㄦ7Ɔ7
ںںⓒธՙ̶7Ɔ7 Ɔìù
Dz 7О A●ЋA╗Dzỏฌ
ӧО Ő
ՙx7 ՙⓒ̶̶ՙ7Ɔฌ
ฎՙ7 ″ⓒՙㄦɱ7Ɔฌ
ՙⓒธㅡฎ7Ɔฌ ںںㄦ7 ՙں7
╗Ҝ ں
ฎⓒㄦɱㅡ7Ɔ7
A ฌ
″ⓒՙ̶ธ7Ɔฌ
Ќ ●Ќ Dz ╗ ù 7●Ћ Dz 7Ҝ A Ќ A Ḛ Dz Ҝ Dz Ќ ╗ 7Ձ Ձb 7
bDz7फḚफ7 ՙธฌ
ㅡⓒxฎ″7Ɔ7 ″ⓒՙㅡ″7Ɔฌ
ՙ̶ฌ
″ⓒ″ՙธ7Ɔ ฌ
b Dz 7फ
C
″ⓒՙฎ̶7Ɔฌ
╗ Ҝ ںฌ
b
Աฌ ՙ″ฌ
फ̶ⓒㄦ ں ں
╗ Ҝฌ ں
Ḷ Ձù ںՙธֱںxxxฌ
b
╗Ҝ ںฌ
ОЌ 7●●7●Ќ b ฌ
ƆЌ
╗Ҝ ̶ฌ
ОŐİֱՙธㄦںฎ ㅡ゜ںx゜ںฎฌ
xㅡ゜ںx゜ںฎ
╗Ҝֱธฌ
TMP-72977 - REVISED
AṲ7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
ОՁฌ
ĠAЌ●AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ
ОՁฌ
ƆìùDz7ОAƆDzḶฌ
ՁḶ╗7ɱxฌ AЋDz7 ОՁฌ
ՁḶ╗ฌ
ՁḶ╗ɱںฌ ںںฎฌ
ОՁฌ
ОĠḶЌDz7ӧՙxธỏ7ธฎㅡֱㄦ̶xxฌ
ㄦՙㅡx7Ɔ㈠7AŐЋ●ՁՁDz7Ɔ╗ŐDzDz╗7 ธں″ⓒ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
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TMP-72977 - REVISED
TMP-72977 - REVISED
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TMP-72977
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TMP-72977
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TMP-72977
ОŐİֱՙธㄦںฎ
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TMP-72977
Agenda Item No.: 32.
SUBJECT:
ABEYANCE - VAR-71811 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: R H
CENTENNIAL, LLC - For possible action on a request for a Variance TO ALLOW 2.86
ACRES OF OPEN SPACE WHERE 8.20 ACRES IS REQUIRED on 41.02 acres at the
southwest corner of Farm Road and Tule Springs Road (APNs multiple), T-C (Town Center)
Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use Designation], Ward 6
(Fiore) [PRJ-71505]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Abeyance Request Letter - VAR-72811 and SDR-71821 [PRJ-71505]
2. Location and Aerial Maps - VAR-71811 and SDR-71812 [PRJ-71505]
3. Conditions and Staff Report - VAR-71811 and SDR-71812 [PRJ-71505]
4. Supporting Documentation - VAR-71811 and SDR-71812 [PRJ-71505]
5. Photo(s) - VAR-71811 and SDR-71812 [PRJ-71505]
6. Justification Letter - VAR-71811 and SDR-71812 [PRJ-71505]
7. School Development Tracking Form - VAR-71811 and SDR-71812 [PRJ-71505]
8. Support/Protest Comment Forms, Telephone Log/Email Comment Log, Letter and Postcards
for VAR-71811 and SDR-71812 [PRJ-71505] and Protest Comment Forms/Email Comment Log
and E-mail for VAR-71811 [PRJ-71505]
APR 23 2018
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
APPROVALS 1 - VAR-71811
1 - SDR-71812
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-71811 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-71812 CONDITIONS
Planning
1. Conformance to the approved conditions for Site Development Plan Review (SDR-
5948), unless amended herein.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 10/04/17, except as amended by conditions
herein.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
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. 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. A revised site plan shall be submitted to and approved by the Department of
Planning, prior to the time application is made for a building permit, to reflect
handicapped accessible parking in compliance with the requirements of the UDC
and compliance with the rear setback of 20 feet for all buildings.
13. A revised 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
plan must be revised to reflect parking lot landscape islands parking lot trees in
conformance with the requirements of the Town Center Development Standards.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
14. A revised open space plan shall be submitted to and approved by the Department
of Planning, prior to the time application is made for a building permit, to reflect any
revisions made to the site plan, required by conditions herein, and to demonstrate
conformance with the open space requirements of the UDC or Variance (VAR-
71811), if approved.
15. 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.
16. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
17. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
18. No structures, including covered parking, are allowed within existing public sewer
easement #20051228:03439. If any proposed structure or covered parking is
within the existing public sewer easement, then a sewer abandonment and
relocation plan is required along with a petition to vacate the existing public sewer
easement and grant a new public sewer easement at a location acceptable to the
Sanitary Sewer Planning Section of the Department of Public Works.
19. An update to the previously approved Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to submittal of any construction drawings or the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainageways
recommended in the approved drainage study update.
20. Comply with all applicable conditions of approval for Site Development Plan
Review SDR-5948 and any other site related actions.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
x The applicant has requested a Variance (VAR-71811) to allow 2.86 acres of open
space where 8.20 acres is required. Staff does not support this request.
x This application is a request for a Major Amendment to the Site Development Plan
Review (SDR-5948) for the Village of Centennial Springs, which was approved by
the City Council on 05/18/05.
x The request includes a waiver of the Town Center Development Standards to allow
12 parking lot landscape islands where 26 are required. Staff does not support this
waiver request.
x The request includes a waiver of the Town Center Development Standards to allow
inconsistent building designs, where consistent building designs are required. Staff
does not support this waiver request.
x The request includes a waiver of the Town Center Development Standards to allow
three-story structures adjacent to low-density residential, where two-story structures
are the maximum allowed. Staff does not support this waiver request.
x The request includes a waiver of the Town Center Development Standards to allow
Buildings to not have doorways or other approved entryways every 50 feet, where
such is required. Staff does not support this waiver request.
ANALYSIS
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The Village at Centennial Springs development was approved via Site Development
Plan Review (SDR-5498), approved by the City Council on 05/18/05. The proposed
multi-family residential project is a Major Amendment to those approved plans. The
proposed project area consists of 7.0 acres comprised of undeveloped lots within the
retail core and the lot that currently developed with the private park.
The proposed project area is designated as SX-TC (Suburban Mixed Use) by the Town
Center Development Standards and Medium Residential (12.1 to 25 dwelling units/acre)
is a permitted use within that designation. The proposed multi-family development
includes 154 units on 7.0 acres, or 22 dwelling units per acre.
The site plan depicts the proposed project area as an approximately seven-acre parcel.
The proposed project area can be divided into four distinct sections for the purposes of
this staff report.
The first section of the proposed project area is comprised of an approximately 1.46
acre portion of Lot V, which was platted as part of the Village of Centennial Springs –
Mixed Use subdivision. The portion of Lot V included in the proposed project area is
developed with the private streets of Garside Drive and Nicklin Street. All private
streets will continue to function as originally developed, though the site plan depicts
relocated driveways and the elimination of some on-street parking adjacent to the
proposed apartment building fronting on Norman Rockwell Lane. A recommended
condition of approval is included that would require the applicant to meet with the city
surveyor to determine the appropriate mapping actions to divide the existing lots and
combine them for this project. That mapping action would need to assure continued
joint access between all subdivisions.
The second section of the proposed project area is the 0.27-acre lot north of Garside
Drive and west of Norman Rockwell Lane, platted as Lot 220, Block Z as part of the
Village of Centennial Springs – Mixed Use subdivision. This portion of the site is
proposed to be developed with an open space in the form of a primarily hardscaped
plaza. The plaza includes two covered park structures in the center, each set back a
minimum of 18 feet from property lines, with a seven-foot separation between the
structures. Each park structure ‘pod’ includes picnic tables underneath and a
landscaped area surrounding, and the site has street trees on both Garside Drive and
Norman Rockwell Lane.
The third section of the proposed project area is approximately 2.65 acres north of
Garside and east of Norman Rockwell that includes portions of several lots platted as
part of both the Village of Centennial Springs – Mixed Use and the Village of Centennial
Springs – Commercial subdivisions. This portion of the proposed project area would
house a total of seven apartment buildings, associated parking, and open space. Three
of those buildings are located around an internal open space in the northeast corner of
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
the proposed project area and the remaining four buildings front on Norman Rockwell
Lane, Garside Drive and Orly Avenue. The minimum setback depicted for the proposed
project is 16 feet from any property line, in excess of all setback requirements for the
front, corner side and side setbacks. However, the rear setback for one of the buildings
along the eastern boundary of the proposed project area is not in conformance with the
20-foot rear setback. The proposed site plan indicates that the building could be shifted
west four feet to provide the required setback, however in doing so approximately 520
square feet of open space would be lost which would need to be provided elsewhere on
the site to stay in conformance with the proposed Variance (VAR-71811). Staff has
included a recommended condition of approval requiring a revised site plan depicting
conformance with the setback requirements of the Town Center Development
Standards and a revised open space in conformance with Variance (VAR-71811).
Failure to provide open space in conformance with Variance (VAR-71811) would
necessitate another variance request.
The fourth and final section of the proposed project area is an approximately 2.62 acre
parcel comprised of Lot U and Lot Z platted as part of the Village of Centennial Springs
– Mixed Use subdivision. Lot Z is the current site of Pop Squires Park, a private park
proposed to be repurposed with this application. This portion of the proposed project
area would house the clubhouse (with outdoor swimming pool and dog park), four
apartment buildings fronting Orly Avenue, and one apartment building fronting Nicklin
Street. The apartment buildings are all set back a minimum of 25 feet from property
lines, well in excess of the minimum setback requirements of the Town Center
Development Standards. The clubhouse is set back a minimum of 15 feet from Garside
Drive, which complies with the corner side setback requirements of the Town Center
Development Standards.
The submitted landscape plan depicts landscaping in the form of street trees along all
street frontages, parking lot landscaping, and four landscaped, community open spaces.
The community open spaces are spread equally through the three main segments of
the proposed project area. Northwest of the Norman Rockwell Lane and Garside Drive
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
intersection there is a landscaped plaza with an appropriate mix of trees and shrubs,
south and west of Garside Drive is the clubhouse with an appropriate mix of trees and
shrubs surrounding the clubhouse, swimming pool and dog park. Northeast of the
Norman Rockwell Lane and Garside Drive intersection is a tot lot and internal
community plaza, both with an appropriate mix of trees and shrubs.
The Town Center Development Standards require street trees along every street in
accordance with the Town Center Hierarchy. The proposed plan area is adjacent only
to private streets and therefore the standard is street trees spaced 30 feet on center.
The submitted landscape plan depicts 16 street trees on Norman Rockwell Lane, 34 on
Garside Drive, 21 on Orly Avenue and 11 on Nicklin Street; all in conformance to said
requirements.
The Town Center Development Standards also require parking lot landscape fingers at
the end of every parking row, which for this project would equate to 26 parking lot
landscape islands. The submitted landscape plan depicts 12 parking lot landscape
islands. Additionally, the Town Center Development Standards require one parking lot
tree for every six parking spaces. The proposed parking areas includes 265 parking
spaces, which equates to 45 parking lot trees. The submitted landscape plan depicts 31
parking lot trees. The applicant has requested a waiver to allow 12 parking lot
landscape planter islands, where 26 are required; and an exception to allow 31 parking
lot trees, where 45 are required.
The proposed multi-family development includes buildings that range from two to three
stories in height and 7 to 21 units. The requirements of the Town Center Development
Standards limits the height of all buildings along Orly Avenue to two stories, as that
portion of the site is adjacent to low density residential. The applicant has requested a
waiver of that requirement, which staff does not support.
The submitted building elevations depict a body of stucco and a roof of concrete tile with
accents of brick veneer, shutters, wrought iron railings and wood trellis. The materials
proposed are appropriate, but the design does not continue uniformly on all four sides of
the buildings as required by the Town Center Development Standards. The applicant
has requested a waiver of that requirement, which staff does not support. The
proposed buildings also only have entrances/doorways on the ends of the building and
therefore the majority do not comply with the Town Center Development Standard
requirement to provide a doorway or entrance every 50 feet of a building along a street
frontage. The applicant has requested a waiver of that requirement, which staff does
not support.
The Unified Development Code (19.10.060) requires projects within Town Center to
provide 20% open space. For the 41.02 acre Village of Centennial Springs
development, that equals 8.2 acres of open space. The proposed multi-family
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
development would repurpose the 1.89-acre private park (Pop Squires Park) as part of
a major amendment to the Village of Centennial Springs development approved by Site
Development Plan Review (SDR-5948). The applicant has submitted an open space
plan that depicts 2.86 acres of open space spread throughout the entire Village of
Centennial Springs development area. The applicant has therefore requested a
Variance (VAR-71811) to allow 2.86 acres of open space where 8.2 acres is required.
Staff’s findings do not support that request.
Staff finds that the waivers and open space variance are indicative of the inconsistency
of the proposed multi-family developments with the Town Center Development
Standards, the Unified Development Code, and surrounding development; and
therefore recommends denial of the applications.
FINDINGS (VAR-71811)
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:
While a previous Variance (VAR-4300) reduced the open space for the Village of
Centennial Springs by 0.47 acres, no evidence of a unique or extraordinary
circumstance has been presented, in that the applicant has created a self-imposed
hardship by proposing to replace existing open space with multi-family development.
Alternative product types and site designs would allow conformance to the Title 19
requirements. In view of the absence of any hardships imposed by the site’s physical
characteristics, it is concluded that the applicant’s hardship is preferential in nature, and
it is thereby outside the realm of NRS Chapter 278 for granting of Variances.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
FINDINGS (SDR-71812)
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 multi-family development requires a Variance for open space and a
number of waivers to the Town Center Development Standards and is therefore
inconsistent with city plans, policies and standards.
The proposed multi-family development relies upon the existing street system of
the development and therefore will not negatively impact adjacent roadways or
neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed multi-family development will use building and landscape materials
in conformance with the requirements of the Town Center Development
Standards and are therefore appropriate for the area and City.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff held a pre-application meeting with the applicant, discussing the
submittal requirements for a Site Development Plan Review
07/12/17
amendment and Variance; and the applicable requirements of the
Town Center Development Standards.
Neighborhood Meeting
The applicant held a voluntary neighborhood meeting at the
Centennial Hills YMCA from 5:30-7:15p. Approximately 100 people
attended the meeting.
The attendees expressed concerns over the loss of the park, the
loss of playground equipment, the loss of open space, traffic
increases, property value reduction, the quality of the proposed
units, parking provisions, and the lack of interaction between the
applicant and the Homeowner’s Association.
Field Check
Staff completed a routine site visit noting an existing private park and
09/21/17
undeveloped land, all in a reasonable state of maintenance.
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Eleven
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to the Town Center Development Standards, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 7 acres N/A
Min. Lot Width N/A 380 feet N/A
Min. Setbacks
x Front 15 Feet 16 Feet Y
x Side 10 Feet 16 Feet Y
x Corner 15 Feet 15 Feet Y
x Rear 20 Feet 16 Feet *N
Min. Distance Between Buildings 10 Feet 16.1 Feet Y
Max. Lot Coverage N/A 31 % N/A
4 stories, 2 stories
adjacent to low 3 stories ** N
Max. Building Height density residential
Screened, Gated, Screened, Gated,
Trash Enclosure Y
w/ a Roof or Trellis w/ a Roof or Trellis
Mech. Equipment Screened Screened Y
* Staff has recommended a condition of approval that requires the applicant to revise
the site plan to meet the 20-foot rear setback requirement.
** Applicant has requested a waiver to allow three stories adjacent to low density
residential
Pursuant to the Town Center Development Standards, the following standards apply:
Landscaping and Open Space Standards
Standards Required Provided Compliance
Ratio Trees
Street Trees:
x Normal Rockwell Ln 1 Tree / 30 Linear Feet 13 Trees 16 Trees Y
x Garside Drive 1 Tree / 30 Linear Feet 31 Trees 34 Trees Y
x Orly Avenue 1 Tree / 30 Linear Feet 19 Trees 21 Trees Y
x Nicklin Street 1 Tree / 30 Linear Feet 11 Trees 11 Trees Y
TOTAL STREET TREES 74 Trees 82 Trees Y
1 Tree / 6 Uncovered
Parking Area Trees 26 Trees 12 Trees * N
Spaces
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Twelve
May 8, 2018 - 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 Parking
or Number Ratio Handi- Handi-
Regular Regular
of Units capped capped
Village of Centennial Springs - Commercial
3,000 sf 1 / 50 sf
(seating) (seating)
Restaurant 68
1,500 sf 1 / 200 sf
(kitchen) (kitchen)
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Thirteen
May 8, 2018 - Planning Commission Meeting
Parking Requirement
Gross Required Provided Compliance
Floor Area Parking Parking
Use Parking
or Number Ratio Handi- Handi-
Regular Regular
of Units capped capped
Retail 16,710 1 / 175 sf 96
Village of Centennial Springs – Mixed Use
3,634 sf 1 / 50 sf
(seating) (seating)
Restaurant 81
1,466 sf 1 / 200 sf
(kitchen) (kitchen)
Retail 18,720 sf 1 / 175 sf 107
Multi-Family (1
10 units 1 / 1.25 13
Bedrooms)
TOTAL SPACES REQUIRED 365 369 Y
Regular and Handicap Spaces Required 357 8 359 10 Y
Proposed Multi-Family
1 Bedroom
72 units 1 / 1.25 90
Units
2 Bedroom
82 units 1 / 1.75 144
Units
Guest 154 1/6 26
Waivers
Requirement Request Staff Recommendation
Landscape islands are
To allow 12 parking
required at the end of all
lot landscape islands
parking rows and shall Denial
where 26 are
provide one 24-inch box
required.
shade tree per island pairs
PB
VAR-71811 and SDR-71812 [PRJ-71505]
Staff Report Page Fourteen
May 8, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Developments up to four
stories are allowed (in SX-
TC), provided that any
To allow three-story
adjacent low-density
structures adjacent to
residential uses, or land
low-density
designated for such uses, Denial
residential, where
are buffered from any three
two story is the
or four-story component by
maximum allowed.
intervening structures that do
meet the two-story height
limit.
Carrying the same level of
To allow inconsistent
detail and finish around all
building designs,
sides of a building provides
where consistent Denial
for a more consistent design
building designs are
and higher quality of
required
development.
Doorways, porticoes or other To allow buildings to
approved entryways shall not have doorways or
occur a minimum of every 50 other approved
Denial
feet of building facade that entryways every 50
fronts on a street or plaza feet, where such is
area. required.
Exceptions
Requirement Request Staff Recommendation
Parking areas shall provide a
To provide 31
minimum of one 24-inch box
parking lot trees,
size tree for every six Denial
where 45 are
uncovered parking spaces,
required.
or fraction thereof.
PB
VAR-71811
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VAR-71811 and SDR-71812
VAR-71811 and SDR-71812
VAR-71811 and SDR-71812
VAR-71811 and SDR-71812
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Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ں″ֱОՁDzṲฌ
ں″ֱОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ bḶЌbDzО╗ⓈA
О╗ⓈAՁ
Ձ7ОDzŐƆОDzb╗●ЋDzƆฌ
ОDzŐƆОDzb╗●ЋDzƆ A″㈠ㅡ
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
㌫ธՙƥֱںxफฌ
ɱฌ C֭㌱ਙผŴשħ֭ﭨ7Û ㈠●㈠7ਙ֭ﭨผ7ธफ7Ő֭㌱֭⎯⎯֭₡7Û ħ่₡ਙʉ
ںxฌ
㌫ธںƥֱㅡफฌ
C֭㌱ਙผŴשħ֭ﭨ7ƆऑŴ่ħ⎯γ7╗ħк֭7●่⎯֭שฌ
̶ฌ
ںںฌ bਙ—ผשʉŴкк7ʉ゜7Ɔ—ש㌱㌱ਙฌ
ㅡฌ
ںธฌ bਙこ ऑਙ⎯ħ֭ש7Û ਙਙ₡7╗ผ֭ккħ⎯ฌ
ㄦฌ
̶ںฌ bՁḶ ОAù7bŴผผħŴ֭ف7Őਙкк7Ⓢऑ7Ḛ ŴผŴ֭ف7Cਙਙผฌ
ںㅡฌ Dzゥ֭שผħਙผ7bਙŴ㌱γ7Ձħفγשฌ
ںㄦฌ bਙこ ऑਙ⎯ħ֭ש7Û ਙਙ₡7bਙผ⇡֭кฌ
ŐḶЌ╗7 ں″ฌ C֭㌱ਙผŴשħ֭ﭨ7ੂऑਙ่7Ɔऑħผ֭ฌ
ںՙฌ C֭㌱ਙผŴשħ֭ﭨ7Ɔγ—֭ששผ⎯ฌ
ں″ฌ
″ฌ
ںฌ
㌫ธՙƥֱںxफฌ
ธฌ
㌫ธںƥֱㅡफฌ
ںธฌ
ㅡฌ ںՙฌ
ㄦฌ ̶ฌ
ŐDzAŐฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆ7 bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌ7 ںx゜xㅡ゜ںՙ
bՁⓈԱĠḶⓈƆDzฌ
ՁⓈԱĠḶⓈƆDz
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱ7 ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶7 ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙ7 x7 ㅡ7 ฎ7 ںธ7 bḶЌbDzО╗ⓈAՁ7DzՁDzЋA
bDzО╗ⓈAՁ DzՁDzЋA╗
╗●ḶЌƆฌ
● ḶЌ Ɔ Aฎ㈠ں
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
㌫ธՙƥֱںxफฌ
ɱฌ C֭㌱ਙผŴשħ֭ﭨ7Û ㈠●㈠7ਙ֭ﭨผ7ธफ7Ő֭㌱֭⎯⎯֭₡7Û ħ่₡ਙʉ
ธฌ
ںxฌ
㌫ธںƥֱㅡफฌ
C֭㌱ਙผŴשħ֭ﭨ7ƆऑŴ่ħ⎯γ7╗ħк֭7●่⎯֭שฌ
ںںฌ bਙ—ผשʉŴкк7ʉ゜7Ɔ—ש㌱㌱ਙฌ
ㅡฌ ںxฌ
ںธฌ bਙこ ऑਙ⎯ħ֭ש7Û ਙਙ₡7╗ผ֭ккħ⎯ฌ
ㄦฌ ̶ฌ
̶ںฌ bՁḶ ОAù7bŴผผħŴ֭ف7Őਙкк7Ⓢऑ7Ḛ ŴผŴ֭ف7Cਙਙผฌ
ںㅡฌ Dzゥ֭שผħਙผ7bਙŴ㌱γ7Ձħفγשฌ
ںㄦฌ bਙこ ऑਙ⎯ħ֭ש7Û ਙਙ₡7bਙผ⇡֭кฌ
Ő●ḚĠ╗7 ں″ฌ C֭㌱ਙผŴשħ֭ﭨ7ੂऑਙ่7Ɔऑħผ֭ฌ
ںՙฌ C֭㌱ਙผŴשħ֭ﭨ7Ɔγ—֭ששผ⎯ฌ
ں″ฌ
ㄦฌ
ںฌ
㌫ธՙƥֱںxफฌ
ธฌ
㌫ธںƥֱㅡफฌ
ںxฌ
̶ฌ
ㅡฌ
ՁDz╗ฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆ7 bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌ7 ںx゜xㅡ゜ںՙ
bՁⓈԱĠḶⓈƆDzฌ
ՁⓈԱĠḶⓈƆDz
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱ7 ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶7 ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙ7 x7 ㅡ7 ฎ7 ںธ7 bḶЌbDzО╗ⓈAՁ7DzՁDzЋA
bDzО╗ⓈAՁ DzՁDzЋA╗
╗●ḶЌƆฌ
● ḶЌ Ɔ Aฎ㈠ธ
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
Ћħ֭ʉ7xㅡฌ
Ћħ֭ʉ7x̶ฌ Ћħ֭ʉ7xธฌ
ìDzù7ҜAОฌ
Ћ●DzÛ7xںฌ
Ћ●DzÛ7xธฌ
Ћ●DzÛ7x̶ฌ Ћ●DzÛ7xㅡฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆ7 bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
bՁⓈԱĠḶⓈƆDzฌ
ՁⓈԱĠḶⓈƆDz
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶7 ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ bḶЌbDzО╗ⓈA
О╗ⓈAՁ7ОDzŐƆОDzb╗●ЋDzƆฌ
Ձ ОDzŐƆОDzb╗●ЋDzƆ Aฎ㈠̶
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
ธƥֱںxफฌ ธㄦƥֱxफฌ
ں″ƥֱ″फฌ ںںƥֱฎफฌ ں″ƥֱ″फฌ ںںƥֱฎफฌ ںฎƥֱ″फฌ ″ƥֱxफฌ
Оਙผ㌱γฌ
C֭㌱1ฌ Оਙผ㌱γฌ
ʉ㈠ħ㈠㌱㈠ฌ Ҝ㈠7Ա֭₡ผਙਙこฌ
ںธֱธ77ゥ7ֱںں″ฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ C֭㌱1ฌ
Ḛผ֭Ŵש7Őਙਙこฌ ںxֱ″77ゥ7̶ֱںฎฌ Ḛผ֭Ŵש7Őਙਙこฌ Ḛผ֭Ŵש7Őਙਙこฌ
̶ֱںฎ7ゥ7̶ֱںՙฌ ںㄦֱՙ7ゥ7ںฎ̶ֱฌ ںㄦֱՙ7ゥ7ںฎ̶ֱฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ Ҝ㈠7Ա֭₡ผਙਙこฌ
ںธֱx77ゥ7ֱںں″ฌ ںธֱx77ゥ7ֱںں″ฌ
ธՙƥֱxफฌ
Cħ่ħ่ف7 Cħ่ħ่فฌ
ԱŴשγฌ Cħ่ħ่فฌ
̶̶ƥֱxफฌ
̶ธƥֱฎफฌ
̶ธƥֱฎफฌ
̶ธƥֱฎफฌ
ʉ㈠ħ㈠㌱㈠ฌ
Û゜Cฌ
ʉ㈠ħ㈠㌱㈠ฌ ʉ㈠ħ㈠㌱㈠ฌ
ОŴשħਙฌ
″ƥֱxफ7
C7 Û7 C7 Û7 Û゜Cฌ Dz่שผੂฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7&ผŴ่1кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ bḶЌbDzО╗ⓈAՁ7ⓈЌ●╗7ОՁAЌƆฌ
ⓈЌ●╗ںx゜xㅡ゜ںՙ
ОՁAЌƆ
ḶŴ1кŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ธ7 ㅡ7 ฎฌ ⓈЌ●╗7ОՁA
Ⓢ Ќ●╗ ОՁAЌ
Ќ7ںⓒ7ธ7ִ7̶ฌ
ںⓒ ธ ִ ̶ Aธ㈠x
ㄦںx㈠ธՙธ㈠ธɱںxฌ
1ੂفש㈠㌱ਙこฌ
ںㅡƥֱㄦफฌ ںㄦƥֱՙफฌ
ՙƥֱՙफฌ
ՙƥֱՙफฌ
ㄦƥֱฎफฌ
C֭㌱(7 C֭㌱(7 C֭㌱(ฌ
Ḛผ֭Ŵש7Őਙਙこฌ Ḛผ֭Ŵש7Őਙਙこฌ
ں″ֱㄦ7ゥ7ںㄦֱՙฌ ں″ֱՙ7ゥ7ֱںںՙฌ
Ḛผ֭Ŵש7Őਙਙこฌ
ںㅡ̶ֱ7ゥ7ֱںںՙฌ
̶″ƥֱㅡफฌ
̶″ƥֱㅡफฌ
̶ㅡƥֱㅡफฌ
Û7 Û7 Ûฌ
Cħ่ħ่فฌ Cħ่ħ่فฌ
ธฎƥֱɱफ7
ธฎƥֱɱफ7
ธฎƥֱɱफ7
C7 C7 Cฌ
ОŴ่שผੂฌ
Cħ่ħ่فฌ ìħש㌱γ่֭ฌ
ìħש㌱γ่֭ฌ ìħש㌱γ่֭ฌ
Dz่שผੂ7 Dz่שผੂฌ
Dz่שผੂฌ
ОŴ่שผੂฌ ОŴ่שผੂฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7'ผŴ่(кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ bḶЌbDzО╗ⓈAՁ7ⓈЌ●╗7ОՁAЌƆฌ
ⓈЌ●╗ںx゜xㅡ゜ںՙ
ОՁAЌƆ
ḶŴ(кŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ธ7 ㅡ7 ฎ7 ⓈЌ●╗7ОՁAЌ7ㅡฌ
Ⓢ Ќ●╗ ОՁAЌ ㅡ Aธ㈠ں
ㄦںx㈠ธՙธ㈠ธɱںxฌ
(ੂفש㈠㌱ਙこฌ
ОŴ่שผੂ7 ОŴ่שผੂฌ
Ûฌ C7 Ûฌ Cฌ
ʉ㈠ħ㈠㌱㈠7 Dz่שผੂฌ ʉ㈠ħ㈠㌱㈠ฌ Dz่שผੂฌ
Ҝ㈠7ԱŴשγฌ Ҝ㈠7ԱŴשγฌ
ธธƥֱxफฌ
ธธƥֱxफฌ
ธㅡƥֱxफฌ
ธㄦƥֱxफฌ
Ա֭₡ผਙਙこ7ธฌ Ա֭₡ผਙਙこ7ธฌ
̶ֱںں77ゥ7ںxֱxฌ ̶ֱںں77ゥ7ںxֱxฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ Ҝ㈠7Ա֭₡ผਙਙこฌ
ںธֱㄦ7ゥ7ںֱںںxฌ ֱںںՙ7ゥ7ںֱںںxฌ
C֭㌱*7 C֭㌱*ฌ
ธƥֱxफ7
̶ƥֱxफ7
ОՁAЌ7ㄦCฌ ОՁAЌ7ㄦbฌ
ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ
ںںxธ7Ɔฌ ںx̶ՙ7Ɔฌ
ㅡฎƥֱںںफฌ
ОŴ่שผੂฌ
Û7 Cฌ
ʉ㈠ħ㈠㌱㈠ฌ Dz่שผੂฌ
ìħש㌱γ่֭ฌ ԱŴשγ7ธฌ
Ҝ㈠7ԱŴשγฌ
ธธƥֱxफ7
ธธƥֱxफ7
ธㄦƥֱxफฌ
ธㄦƥֱxफฌ
Ա֭₡ผਙਙこ7ธฌ
̶ֱںں77ゥ7ںxֱxฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ
ֱںںՙ7ゥ7ںֱںںxฌ
Ḛผ֭Ŵש7Őਙਙこฌ Cħ่ħ่فฌ
ธธֱㄦ7ゥ7ںธֱxฌ
Ɔ֭֭7ОкŴ่7ㄦŴฌ
C֭㌱*ฌ
̶ƥֱxफ7
̶ƥֱxफ7
ОՁAЌ7ㄦԱฌ ОՁAЌ7ㄦAฌ
ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ
ںx̶ՙ7Ɔฌ ںx̶ՙ7Ɔฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่*кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ bḶЌbDzО╗ⓈAՁ7ⓈЌ●╗7ОՁAЌƆฌ
ⓈЌ●╗ںx゜xㅡ゜ںՙ
ОՁAЌƆ
ḶŴ*кŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙ7 x7 ธ7 ㅡ7 ฎฌ ⓈЌ●╗7ОՁA
Ⓢ Ќ●╗ ОՁAЌ7ㄦฌ
Ќㄦ Aธ㈠ธ
ㄦںx㈠ธՙธ㈠ธɱںxฌ
*ੂفש㈠㌱ਙこฌ
ธ̶ƥֱɱफ7 ںںƥֱںxफฌ
ںƥֱ″फฌ
ㄦㅡƥֱฎफฌ
Ա֭₡ผਙਙこ7ธฌ
ںֱںں7ゥ7ںxֱㅡฌ
ںںƥֱՙफฌ ںㄦƥֱՙफฌ ธՙƥֱ″फฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ Ḛผ֭Ŵש7Őਙਙこฌ
ֱںںx7ゥ7ںㅡֱฎฌ ںธֱㅡ7ゥ7ںㄦֱธฌ
ㄦƥֱxफฌ
C֭㌱(ฌ
ʉ㈠ħ㈠㌱㈠ฌ
̶ㅡƥֱ″फฌ
Ḛผ֭Ŵש7Őਙਙこฌ
ՁŴ—่₡ผੂฌ ںㄦֱธ77ゥ7̶ֱںㅡฌ
″ֱx77ゥ7ՙֱɱฌ Cħ่ħ่فฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ ɱ̶ֱ7ゥ7ฎֱՙฌ
Ա֭₡ผਙਙこ7ธฌ
ںֱںںゥ7ںธֱںxฌ ںֱںں7ゥ7̶ֱںㅡฌ
ʉ㈠ħ㈠㌱㈠ฌ
ธՙƥֱxफฌ
ธธƥֱxफ7
ʉ㈠ħ㈠㌱㈠ฌ
ОՁAЌ7ՙԱฌ ОՁAЌ7″Աฌ
ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ
ںں″ฎ7Ɔฌ ںںx″7Ɔฌ
̶ㄦƥֱՙफฌ
ㄦธƥֱฎफฌ
Ա֭₡ผਙਙこ7ธฌ
ںֱںں7ゥ7ںxֱㅡฌ
ںںƥֱՙफฌ ںㅡƥֱՙफฌ ธ″ƥֱ″फฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ Ḛผ֭Ŵש7Őਙਙこฌ
ֱںںx7ゥ7ںㅡֱฎฌ
ㅡƥֱxफ7
ںธֱㅡ7ゥ7ںㄦֱธฌ
C֭㌱(ฌ
ʉ㈠ħ㈠㌱㈠ฌ
Ḛผ֭Ŵש7Őਙਙこฌ
ʉ㈠ħ㈠㌱㈠ฌ ںㅡֱธ7ゥ7̶ֱںㅡฌ
Ա֭₡ผਙਙこ7ธฌ
̶ㅡƥֱ″फฌ
Cħ่ħ่فฌ ںֱںں7ゥ7̶ֱںㅡฌ
ɱ̶ֱ7ゥ7ฎֱՙฌ Cħ่ħ่فฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ
ֱںںㄦ7ゥ7ںธֱںxฌ
ʉ㈠ħ㈠㌱㈠ฌ
ธ″ƥֱxफฌ
ԱŴשγ7ธฌ
ธธƥֱxफ7
ʉ㈠ħ㈠㌱㈠7 C7 Ûฌ
ìħש㌱γ่֭ฌ
ՁŴ—่₡ผੂฌ
″ֱฎ7ゥ7ՙֱںںฌ
Ҝ㈠7ԱŴשγฌ ìħש㌱γ่֭ฌ ԱŴשγ7ธ7 Ҝ㈠7ԱŴשγฌ
Dz่שผੂฌ
Dz่שผੂฌ
ОՁAЌ7ՙAฌ ОՁAЌ7″Aฌ
ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ
̶ںںx7Ɔฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่(кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ bḶЌbDzО╗ⓈAՁ7ⓈЌ●╗7ОՁAЌƆฌ
ⓈЌ●╗ںx゜xㅡ゜ںՙ
ОՁAЌƆ
ḶŴ(кŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙ7 x7 ธ7 ㅡ7 ฎฌ ⓈЌ●╗7ОՁAЌ7″7ִ7ՙฌ
Ⓢ Ќ●╗ ОՁAЌ ″ ִ ՙ Aธ㈠̶
ㄦںx㈠ธՙธ㈠ธɱںxฌ
(ੂفש㈠㌱ਙこฌ
̶ںƥֱںںफฌ
C֭㌱*ฌ Cħ่ħ่فฌ
ㄦㅡƥֱธफฌ
ìħש㌱γ่֭ฌ
Ҝ㈠7Ա֭₡ผਙਙこฌ Ҝ㈠7ԱŴשγฌ
̶ֱںɱ7ゥ7ںںֱںںฌ
Ḛผ֭Ŵש7Őਙਙこฌ
ֱںںx7ゥ7ںㅡֱՙฌ
ںธƥֱㄦफฌ
ں″ƥֱฎ7゜ںธफฌ
Ա֭₡ผਙਙこ7ธฌ
ںธֱ″7ゥ7ں̶ֱںฌ
Dz่שผੂฌ
ㄦxƥֱㄦ7゜ںธफฌ
Ḛผ֭Ŵש7Őਙਙこฌ
ں″ֱՙ7ゥ7̶ֱںՙฌ
ʉ㈠ħ㈠㌱㈠ฌ
Ûฌ
кħ่่֭ฌ
ㅡƥֱ″फ7
Cฌ
̶ㄦƥֱㅡफฌ
Cħ่ħ่فฌ Û7 ԱŴשγ7ธฌ
ںธƥֱㅡफฌ
C7 Ա֭₡ผਙਙこ7̶ฌ
ںธ̶ֱ77ゥ7ֱںںㄦฌ
Ձħ่่֭ฌ
ں″ƥֱںफ7
ԱŴשγ7ธฌ Ա֭₡ผਙਙこ7ธฌ
ںธ̶ֱ7ゥ7ںธֱxฌ
Dz่שผੂ7
ìħש㌱γ่֭ฌ
ʉ㈠ħ㈠㌱㈠ฌ
ՙƥֱ″फ7
ОŴ่שผੂฌ
ธƥֱㅡफ7
ОՁAЌ7ɱฌ ОՁAЌ7ฎฌ
ธ7Ա֭₡ผਙਙこⓒ7ธ7ԱŴשγฌ ธ7Ա֭₡ผਙਙこⓒ7ں7ԱŴשγฌ
ںธ̶ฎ7Ɔฌ ںxธx7Ɔฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่*кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ bḶЌbDzО╗ⓈAՁ7ⓈЌ●╗7ОՁAЌƆฌ
ⓈЌ●╗ںx゜xㅡ゜ںՙ
ОՁAЌƆ
ḶŴ*кŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ธ7 ㅡ7 ฎ7 ⓈЌ●╗7ОՁAЌ7ฎ7ִ7ɱฌ
Ⓢ Ќ●╗ ОՁAЌ ฎ ִ ɱ Aธ㈠ㅡ
ㄦںx㈠ธՙธ㈠ธɱںxฌ
*ੂفש㈠㌱ਙこฌ
Оɱฌ ОㅡŴฌ
Оㅡ⇡ฌ Оㅡ⇡ฌ
″ՙƥֱㅡफฌ
″ՙƥֱㅡफฌ
Оฎฌ
Ⓢשħкħੂשฌ
bкਙ⎯֭שฌ
Оㄦ⇡7 ОㄦŴฌ
ՁDzЋDzՁ7ธ7 ՁDzЋDzՁ7ںฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ՙֱОՁDzṲฌ
ՙֱОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ㅡ7 ฎ7 ں″7 bḶЌbDzО╗ⓈAՁ7ԱⓈ●ՁC●ЌḚ7ОՁAЌƆฌ
╗ⓈAՁ ԱⓈ●ՁC●ЌḚ ОՁAЌƆ A̶㈠x
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
Оɱฌ
Оㅡ⇡ฌ
″ՙƥֱㅡफฌ
Оฎฌ
Оㄦ⇡ฌ
ՁDzЋDzՁ7ธฌ
ฎㄦƥֱںxफฌ
ฎ̶ƥֱㅡफฌ
Оɱฌ
ОㅡŴฌ
Оㅡ⇡ฌ
Оㅡ⇡ฌ
″ՙƥֱㅡफฌ
″ՙƥֱㅡफฌ
Оฎฌ
Ⓢשħкħੂשฌ
bкਙ⎯֭שฌ
Оㄦ⇡ฌ
ОㄦŴฌ
ՁDzЋDzՁ7̶7 ՁDzЋDzՁ7ںฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ֱںںОՁDzṲฌ
ֱںںОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ㅡ7 ฎ7 ں″7 bḶЌbDzО╗ⓈAՁ7ԱⓈ●ՁC●ЌḚ7ОՁAЌƆฌ
╗ⓈAՁ ԱⓈ●ՁC●ЌḚ ОՁAЌƆ Aㅡ㈠x
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
Оںฌ
Оธ⇡ฌ
О̶7 О″⇡ฌ
ՙㅡƥֱxफฌ
ОՙŴฌ ОՙŴฌ
ՁDzЋDzՁ7ธฌ
ںںՙƥֱㄦफฌ ںںㄦƥֱںںफฌ
Оںฌ
Оธ⇡ฌ ОธŴฌ
ՙㅡƥֱxफฌ
ОՙŴ7 ОՙŴฌ
Ⓢשħкħੂשฌ
bкਙ⎯֭שฌ
ՁDzЋDzՁ7̶ฌ ՁDzЋDzՁ7ںฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ںㄦֱОՁDzṲฌ
ںㄦֱОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ㅡ7 ฎ7 ں″ฌ bḶЌbDzО╗ⓈAՁ7ԱⓈ●ՁC●ЌḚ7ОՁAЌƆฌ
╗ⓈAՁ ԱⓈ●ՁC●ЌḚ ОՁAЌƆ Aㄦ㈠x
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
″ㄦƥֱㅡफฌ
Оㄦ㌱7 Оㄦ㌱ฌ
ՁDzЋDzՁ7ธฌ
̶̶ںƥֱฎफฌ
″ธƥֱㅡफฌ
Ⓢשħкħੂשฌ Ⓢשħкħੂשฌ
bкਙ⎯֭שฌ bкਙ⎯֭שฌ
ՁDzЋDzՁ7ںฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆฌ bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ں″ֱОՁDzṲฌ
ں″ֱОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶ฌ ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙ7 x7 ㅡ7 ฎ7 ں″7 bḶЌbDzО╗ⓈAՁ7ԱⓈ●ՁC●ЌḚ7ОՁAЌƆฌ
╗ⓈAՁ ԱⓈ●ՁC●ЌḚ ОՁAЌƆ A″㈠x
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
″ㄦƥֱㅡफฌ
Оㄦ㌱7 Оㄦ㌱ฌ
ՁDzЋDzՁ7̶ฌ
Aผ㌱γħ֭ש㌱—שผ֭7ો7ОкŴ่่ħ่فฌ
╗γ֭7Ձ֭Ŵこħ่שفਙ่7Ա—ħк₡ħ่فฌ ОŐİֱՙںㄦxㄦ
ںฎںㅡ7ผŴ่кħ่7Ɔשผ֭֭שฌ ОŴผ่֭שผ⎯7bŴऑħשŴкⓒ7●่㌱ฌ
Ɔ—ħ֭ש7ㅡxxฌ ںں″″ں7ƆŴ่7Ћħ㌱่֭֭ש7Աкﭨ₡ⓒ7″xɱฌ Ћ●ՁՁAḚDzƆ7A╗7bDzЌ╗DzЌЌ●AՁ7ƆОŐ●ЌḚƆ7 bḶЌbDzО╗ⓈAՁ7CDzƆ●ḚЌฌ ںx゜xㅡ゜ںՙ
ں″ֱОՁDzṲฌ
ں″ֱОՁDzṲ
ḶŴкŴ่₡ⓒ7bA77ɱㅡ″ںธฌ Ձਙ⎯7A่֭فк֭⎯ⓒ7bA7ɱxxㅡɱฌ ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA77777777 7ธxں″ֱںxx̶7 ƆDzО╗DzҜԱDzŐ7ธՙⓒ7ธxںՙฌ x7 ㅡ7 ฎ7 ں″7 bḶЌbDzО╗ⓈAՁ7ԱⓈ●ՁC●ЌḚ7ОՁAЌƆฌ
╗ⓈAՁ ԱⓈ●ՁC●ЌḚ ОՁAЌƆ A″㈠ں
ㄦںx㈠ธՙธ㈠ธɱںxฌ
ੂفש㈠㌱ਙこฌ
ОㅡŴฌ ОㅡŴฌ
Оㅡ⇡7 Оㅡ⇡ฌ
″ՙƥֱㅡफฌ
Оՙ⇡7 Оՙ⇡ฌ
Оㄦ₡7 Оㄦ₡ฌ
ՁDzЋDzՁ7ธฌ
ں″ɱƥֱںxफฌ
ОㅡŴ7 ОㅡŴฌ
Оㅡ⇡7 Оㅡ⇡ฌ
″ㄦƥֱㅡफฌ
Оՙ⇡ฌ
Ⓢשħкħੂשฌ
bкਙ⎯֭שฌ
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SUBJECT:
ABEYANCE - SDR-71812 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-
71811 - PUBLIC HEARING - APPLICANT/OWNER: R H CENTENNIAL, LLC - For possible
action on a request for a Major Amendment to an approved Site Development Plan Review
(SDR-5948) FOR CONVERSION OF COMMERCIAL AND OPEN SPACE TO A 154-UNIT
MULTI-FAMILY DEVELOPMENT AND OPEN SPACE WITH WAIVERS TO THE TOWN
CENTER DEVELOPMENT STANDARDS TO ALLOW 14 PARKING LOT LANDSCAPE
ISLANDS WHERE 26 ARE REQUIRED, THREE-STORY STRUCTURES ADJACENT TO
LOW-DENSITY RESIDENTIAL, INCONSISTENT BUILDING DESIGNS AND TO NOT
HAVE DOORWAYS OR OTHER APPROVED ENTRYWAYS EVERY 50 FEET on 41.02
acres at the southwest corner of Farm Road and Tule Springs Road (APNs multiple), T-C (Town
Center) Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use Designation],
Ward 6 (Fiore) [PRJ-71505]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Comment Forms/Email Comment Log
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-71812
ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
SDR-71812 ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
SDR-71812
ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
ОŐİֱՙںㄦxㄦ
SDR-71812 ںx゜xㅡ゜ںՙ
SDR-71812
ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
SDR-71812 ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
SDR-71812
ОŐİֱՙںㄦxㄦ
ںx゜xㅡ゜ںՙ
ОŐİֱՙںㄦxㄦ
SDR-71812 ںx゜xㅡ゜ںՙ
Agenda Item No.: 34.
SUBJECT:
ABEYANCE - SUP-72571 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: HAVENEESE TINA SERIES I, LLC - For possible action on a request
for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE
WITH A WAIVER TO ALLOW A 195-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 1701 Barnard Drive (APN 162-05-310-
001), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72515]. Staff
recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Comment Forms, E-mail Log and Postcards
SUP-72571 [PRJ-72515]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 28
APPROVALS 0
SS
SUP-72571 [PRJ-72515]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72571 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental use.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.
6. All necessary business licenses shall be obtained in compliance with Title 6 prior
to any rental activities.
7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SS
SUP-72571 [PRJ-72515]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to operate a new Short-Term Residential Rental use within
the existing single-family dwelling at 1701 Barnard Drive.
ISSUES
x Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
x The conditional use does not comply with the 660-foot distance separation
requirement between similar uses and therefore per Title 19.12.040 a Special Use
Permit is required.
x A Waiver has been requested to allow the use to be 195 feet from an existing Short-
Term Residential Rental use where 660 feet is required. Staff does not support this
waiver request.
x The applicant is required to schedule an inspection through the Department of
Planning - Code Enforcement Division. The inspection must be approved prior to
the issuance of the business license.
ANALYSIS
The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential) and is subject to Title 19 requirements. The dwelling contains three
bedrooms per Clark County Assessor’s records.
A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use does not meet the Conditional
Use Regulations requiring it to be 660 feet from any other Short-Term Residential
Rental use; therefore, per Title 19.12.040 a Special Use Permit with a waiver of this
requirement is necessary in order to obtain a license for this use.
The Short-Term Residential Rental use is defined as “The commercial use, or the
making available for commercial use, of a residential dwelling unit for dwelling, lodging
or sleeping purposes, wherein any individual guest rents or occupies the entire dwelling
unit or one or more individual rooms within the unit for a period of less than 31
consecutive calendar days. This use does not include a “Community Residence,”
SS
SUP-72571 [PRJ-72515]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
“Facility for Transitional Living for Released Offenders,” or any other facility with
dwelling units that is specifically defined in Chapter 19.18. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/25/18, the owner
occupies the subject 1,776 square-foot single-family dwelling unit and wishes to rent out
rooms on a short-term basis.
The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)
*1. The operator must obtain a business license to operate the use.
If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.
*2. The use must comply on an ongoing basis with all governmental licensing and
regulatory requirements, including the payment of applicable room taxes and
licensing fees.
*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.
The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*4. Vehicle parking associated with the use shall comply with applicable parking
regulations, and vehicles of guests and invitees shall not obstruct traffic or
access to other properties in the area.
The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
SS
SUP-72571 [PRJ-72515]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.
This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.
*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.
8. The use may not be located closer than 660 feet to any other Short-Term
Residential Rental use (measured from property line to property line).
The applicant has requested a waiver of this requirement to allow the proposed
Short-Term Residential Rental to be 195 feet from the nearest existing Short-
Term Residential Rental use where 660 feet is required. Staff does not support
the waiver request.
Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has three bedrooms and therefore is not required to provide
additional parking.
The proposed Short-Term Residential Rental use will not be compatible with the
surrounding residential uses due to the existing Short-Term Residential Rental use that
is currently licensed approximately 195 feet west of the subject site. Code requirements
SS
SUP-72571 [PRJ-72515]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
are intended to discourage the saturation of Short-Term Residential Rental uses within
residential areas. The Minimum Special Use Permit Requirements specify that the
distance between similar uses shall be at least 660 feet; therefore, staff recommends
denial. If approved, the Special Use Permit is subject to conditions.
FINDINGS (SUP-71248)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the use as a Short-Term Residential
Rental.
The proposed Short-Term Residential Rental use will be accessed from Barnard
Drive, a 52-foot wide local street, which will provide adequate access for the
proposed use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.
SS
SUP-72571 [PRJ-72515]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12 with the exception of the distance
separation from a similar, existing use. The applicant has requested a waiver to
allow a 195-foot separation where 660 feet is required. Staff does not support this
waiver request.
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was held with the applicant where the
01/18/18
submittal requirements and deadlines were reviewed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
02/01/18 The site contains a well maintained single-family residence.
SS
SUP-72571 [PRJ-72515]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Subject Single Family, L (Low Density R-1 (Single Family
Property Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
South
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
East
Detached Residential) Residential)
Single Family, L (Low Density R-1 (Single Family
West
Detached Residential) Residential)
DEVELOPMENT STANDARDS
SS
SUP-72571 [PRJ-72515]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
A Short-Term Residential To allow a Short-
Rental use may not be Term Residential
located closer than 660 feet Rental use to be 195
to any other Short-Term feet from an existing Denial
Residential Rental use Short-Term
(measured property line to Residential Rental
property line). use.
SS
SUP-72571
ОŐİֱՙธㄦںㄦ
x゜ںธㄦ゜ںฎ
SUP-72571
ОŐİֱՙธㄦںㄦ
x゜ںธㄦ゜ںฎ
ОŐİֱՙธㄦںㄦ
x゜ںธㄦ゜ںฎ
SUP-72571
SUP-72571
ОŐİֱՙธㄦںㄦ
x゜ںธㄦ゜ںฎ
SUP-72571 [PRJ-72515] - SPECIAL USE PERMIT - APPLICANT/OWNER: HAVENEESE TINA SERIES I, LLC
1701 BARNARD DRIVE
02/01/18
ОŐİֱՙธㄦںㄦ
x゜ںธㄦ゜ںฎ
SUP-72571
Agenda Item No.: 35.
SUBJECT:
ABEYANCE - SUP-72419 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: THE KFLT FINANCIAL TRUST - For possible action on a request for
a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE
WITH A WAIVER TO ALLOW A 290-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 2809 Merritt Avenue (APN 162-08-511-
059), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-72398]. Staff
recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location, Aerial and Special Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcards/Comment Forms/Log and Phone Log
SUP-72419 [PRJ-72398]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 20
APPROVALS 0
DC
SUP-72419 [PRJ-72398]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-72419 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Short-
Term Residential Rental use.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. The use shall not include the rental or occupancy of an accessory structure (Class
I or II), a tent, a trailer or a mobile unit.
6. All necessary business licenses shall be obtained in compliance with Title 6 prior
to any rental activities.
7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
DC
SUP-72419 [PRJ-72398]
Staff Report Page One
May 8, 2018- Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to operate a Short-Term Residential Rental use within the
existing single-family dwelling at 2809 Merritt Avenue.
ISSUES
x Pursuant to Title 19.12, a Short-Term Residential Rental use is permitted in the R-1
(Single Family Residential) zoning district as a Conditional Use.
x The applicant will not comply with the owner occupied requirements of the
conditional use regulations and therefore per Title 19.12.040 a Special Use Permit is
required.
x When this application was submitted, a Short-Term Residential Rental use existed
approximately 290 feet from the location, but it has since ceased operations as of
02/14/18. As a result, the Waiver request is now 617 feet from an existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support this
waiver request.
x The applicant is required to schedule an inspection through the Department of
Planning - Code Enforcement Division. The inspection must be approved prior to the
issuance of the business license.
ANALYSIS
The subject property contains a single-family dwelling, is zoned R-1 (Single Family
Residential); and is subject to Title 19 requirements. The dwelling contains 3 bedrooms
per the Clark County Assessor’s records. The Short-Term Residential Rental definition
specifically prohibits the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. Staff has included a recommended condition that
includes that restriction.
A Short-Term Residential Rental use is permitted in the R-1 (Single Family Residential)
zoning district as a Conditional Use. The proposed use would not meet the Conditional
Use Regulations requiring it to be owner occupied during each period the unit is rented
and to be 660 feet from any other Short-Term Residential Rental use; therefore, per
Title 19.12.040 a Special Use Permit is required.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The Short-Term Residential Rental use is defined as “The commercial use, or the
making available for commercial use, of a residential dwelling unit for dwelling, lodging
or sleeping purposes, wherein any individual guest rents or occupies the entire dwelling
unit or one or more individual rooms within the unit for a period of less than 31
consecutive calendar days. This use does not include a “Community Residence,”
“Facility for Transitional Living for Released Offenders,” or any other facility with
dwelling units that is specifically defined in Chapter 19.18. For purposes of this Title, this
use does not include the rental or occupancy of an accessory structure (Class I or II), a
tent, a trailer or a mobile unit. In the case of a single parcel containing more than one
dwelling unit, each dwelling unit constitutes a separate short-term residential rental
use.” Per the applicant’s justification letter date stamped on 01/02/18, the applicant
meets this definition as they intend to rent out the single-family dwelling on a short-term
basis. Additionally, the following analysis is required:
The Minimum Special Use Permit Requirements for this use include: (The requirements
marked with an asterisk cannot be waived.)
*1. The operator must obtain a business license to operate the use.
If this Special Use Permit is approved, the applicant will be required to obtain a
business license prior to operating.
*2. The use must comply on an ongoing basis with all governmental licensing and
regulatory requirements, including the payment of applicable room taxes and
licensing fees.
*3. The use must comply with the City’s noise regulations as they apply to residential
uses, as well as any applicable provisions of the Municipal Code that may pertain
to odor nuisances.
The Code Enforcement Division will investigate noise and odor nuisance
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*4. Vehicle parking associated with the use shall comply with applicable parking
regulations, and vehicles of guests and invitees shall not obstruct traffic or
access to other properties in the area.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
The Code Enforcement Division will investigate traffic and access obstruction
allegations and take enforcement action when appropriate. Reports of violations
will be forwarded to the Business Licensing Division for action when appropriate.
*6. The use is allowed in the P-O, O, C-1, C-2 and C-PB Zoning Districts only in
connection with the residential component of a mixed-use development or in a
dwelling unit permitted as a legal nonconforming use.
This condition does not apply, as the subject site is not zoned P-O, O, C-1, C-2
or C-PB.
*7. The maximum occupancy of the residential dwelling unit shall not exceed the
limits provided for in LVMC 6.75.090.
8. The use may not be located closer than 660 feet to any other Short-Term
Residential Rental use (measured from property line to property line).
The applicant has requested a waiver of this requirement to allow the proposed
Short-Term Residential Rental to be 617 feet from the nearest existing Short-
Term Residential Rental use, where 660 feet is required. Staff does not support
the waiver request.
Additional parking for a Short-Term Residential Rental is only required if the unit has
more than five bedrooms, at which point one additional space shall be required for
every two additional bedrooms or fractional portion thereof. The proposed Short-Term
Residential Rental has 3 bedrooms and therefore is not required to provide additional
parking.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
The applicant has requested a waiver of the 660-foot distance separation from a similar,
existing use. The subject site is 617 feet from the nearest Short-Term Residential
Rental use located at 3000 Kings Way. Staff does not support this waiver request as it
would oversaturate a residential neighborhood with a commercial enterprise, and is
recommending denial.
FINDINGS (SUP-71248)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is not physically suitable for the proposed Short-Term Residential
Rental use as the there is an existing, licensed Short-Term Residential Rental use
approximately 617 feet away from the subject site.
The proposed Short-Term Residential Rental use will be accessed from Merritt
Avenue, a 52-foot wide local street, which will provide adequate access for the
proposed use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Short-Term Residential Rental use complies with all of the Special
Use Permit requirements listed in Title 19.12 with the exception of the distance
separation from a similar, existing use. The applicant has requested a waiver to
allow a 617-foot separation, where 660 feet is required. Staff does not support
this waiver request.
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
12/28/17
requirements for a Special Use Permit were discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found a well maintained single
01/05/18
family dwelling.
DC
SUP-72419 [PRJ-72398]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Waivers
Requirement Request Staff
Recommendation
A Short-Term Residential Rental use To allow a Short-Term
may not be located closer than 660 Residential Rental use to be
feet to any other Short-Term 617 feet from an existing Denial
Residential Rental use (measured Short-Term Residential
property line to property line). Rental use.
DC
SUP-72419
ОŐİֱՙธ̶ɱฎ
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SUP-72419
ОŐİֱՙธ̶ɱฎ
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SUP-72419
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SUP-72419
ОŐİֱՙธ̶ɱฎ
x゜ںxธ゜ںฎ
SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
SUP-72419 [PRJ-72398] - SPECIAL USE PERMIT - APPLICANT/OWNER: THE KFLT FINANCIAL TRUST
2809 MERRITT AVENUE
01/05/2018
ОŐİֱՙธ̶ɱฎ
x゜ںxธ゜ںฎ
SUP-72419
Agenda Item No.: 36.
SUBJECT:
ABEYANCE - RENOTIFICATION - GPA-72773 - GENERAL PLAN AMENDMENT -
PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: UNITED STATES OF
AMERICA - For possible action on a request for a General Plan Amendment FROM: L (LOW
DENSITY RESIDENTIAL) TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on 15.00
acres 612 feet north of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-
801-002 and 003), Ward 2 (Seroka) [PRJ-72760]. Staff recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72773, ZON-72774 and TMP-72851 [PRJ-72760]
3. Supporting Documentation - GPA-72773, ZON-72774 and TMP-72851 [PRJ-72760]
4. Photo(s) - GPA-72773, ZON-72774 and TMP-72851 [PRJ-72760]
5. Justification Letter - GPA-72773, ZON-72774 and TMP-72851 [PRJ-72760]
6. School Development Tracking Form from Clark County School District - GPA-72773 and
ZON-72774 [PRJ-72760]
7. Protest/Support Postcards/E-Comment Log for GPA-72773 and ZON-72774 [PRJ-72760]
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 43 - GPA-72773
27 - ZON-72774
7 - TMP-72851
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page One
May 5, 2018 - Planning Commission Meeting
** CONDITIONS **
TMP-72851 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. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
6. All perimeter walls and retaining walls shall conform to the wall standards of Title
19.06.
Public Works
7. Common Element “A” shall be granted as a Public Sewer Easement and Public
Drainage Easement with private surface maintenance. If storm drain is required,
the easement shall be modified to be 30 feet in width.
8. Construct internal public streets per current City Standards concurrent with onsite
development activities.
9. 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.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
10. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required Improvements shall be constructed
in accordance with Title19.02.130.D.
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. Per Unified Development Code (UDC) 19.16.060.G, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method in accordance with UDC sections 19.02.130.C and
19.02.130.E.
13. 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 additional 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-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to amend the General Plan designation and rezone two adjacent
parcels located approximately 612 feet north of the intersection of Westcliff Drive and
Rockmoss Street in order to accommodate a proposed 111-lot single-family residential
subdivision.
ISSUES
ANALYSIS
The subject parcels are surrounded by existing development to the west, south, and
east, and the Summerlin Parkway right-of-way adjacent to the north. Future
development on these parcels would be classified as “infill,” which is typically found
within a downtown area or a suburb surrounded by development, with easy access to
already existing infrastructure. Developing an infill site adds to the density of a
community, even when the development mirrors the surrounding development.
It is important for infill development to be compatible with the existing surroundings. The
new building or buildings should be similar in proportion, height and setbacks to
surrounding buildings, to create visually organized development and promote
pedestrian activity. In addition, development should be compatible with street hierarchy.
For instance, higher density development is more appropriate for arterials, whereas
lower density might be more appropriate on local streets designed for a lower rate of
traffic speed.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
Currently, the subject parcels are designated L (Low Density Residential). This
designation allows a maximum of 5.5 dwelling units per gross acre, and permits single
family detached homes. Local supporting uses such as parks, other recreation facilities,
schools and churches are also allowed in this category. The proposed ML (Medium Low
Density Residential) category permits a maximum of 8 dwelling units per gross acre.
This density range permits single family detached homes with local supporting uses
such as parks, other recreation facilities, schools and churches also allowed in this
category.
Staff finds the proposed General Plan Designation of ML (Medium Low Density
Residential) to be compatible with the adjacent ML (Medium Low Density Residential)
designation to the east, and the L (Low Density Residential) designation to the south
detached and is recommending approval of this request.
Rezoning
The applicant is proposing to rezone the subject parcels to R-CL (Single Family
Compact-Lot) which provides for single family units and other customary residential
uses on a smaller lot size. The density associated with the R-CL District is consistent
with the policies of the proposed Medium Low Density Residential category of the
General Plan. The R-CL zoning district allows a minimum lot size of 3,000 square feet
with a lot width of 35 feet. Access to the site is provided by two local streets, Rockmoss
Street which is a 47-foot wide right-of-way, and Composer Way, a 50-foot wide right-of
way. These roadways serve the existing detached, single family neighborhoods and are
primarily travelled by residents and their visitors since both roadways dead end at the
undeveloped subject parcels. These existing residential neighborhoods consist of lots
that range in size from 3,500 square feet to 7,500 square feet. The applicant has
proposed lot sizes that range from 3,600 square feet to 10,136 square feet mirroring the
existing single family detached developments to the south and east. Staff finds the
proposed R-CL (Single Family Compact-Lot) zoning district to be consistent with the
proposed General Plan designation of ML (Medium Low Density Residential) and
compatible with the existing, detached, single family residences that surround the
subject sites and is therefore recommending approval of the rezoning request.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
Tentative Map
The applicant has proposed a 111-lot single-family residential subdivision for the subject
15-acre site. In response to concerns raised by the existing neighbors at the
neighborhood meeting held on March 26, 2018, the applicant has proposed to match
the lot sizes of the existing residential homes that abut the subject site. The eastern
perimeter of the subdivision includes nine homes, matching the existing nine single
family residential lots to the east. Adjacent to the southern perimeter, west of Rockmoss
Street, the applicant is proposing seven home sites, where eight single family residential
homes currently exist; and east of Rockmoss Street, the applicant has proposed 10
home sites, where eight single family residential homes currently exist. This
configuration allows the proposed residential subdivision to match existing residential
development to the east and south and provide a design that is proportionally similar.
A second concern raised by the existing neighbors was increased vehicular traffic on
Rockmoss Street and Composer Way. Due to Building Code safety regulations that
mandate two access points for a residential subdivision, the applicant has proposed a
roadway configuration that encourages future residents of the western portion of the
subdivision to use Rockmoss Street, and future residents of the eastern portion of the
subdivision to use Composer Way for vehicular traffic. The proposed configuration
meets minimum development standards for residential subdivisions while dividing
neighborhood traffic to the roadway closest to their residence.
Staff finds the proposed Tentative Map for a 111-lot single-family subdivision to be
compatible with the existing adjacent residential neighborhoods and is recommending
approval of this request.
The cross sections submitted with this application included wall sections that
demonstrated a six-foot tall retaining wall with a six-foot tall decorative screen wall. Title
19.06 limits retaining walls to four feet in height, and the maximum height allowed for a
combined retaining and screen wall is 10 feet tall when the slope is less than two
percent. Six-foot retaining walls with an overall height of 12 feet including the screen
wall are only allowed for sites where the slope exceeds two percent. The subject site
has a X% slope and a recommended condition of approval has been included that will
require conformance with the requirements of Title 19.06.
In a report prepared by the Traffic Division of Public Works, Westcliff Drive currently has
an Average Daily Traffic Count (ADT) of 4,871 vehicles, with Buffalo Drive’s ADT count
being at 38,354 vehicles. The traffic capacity for Westcliff Drive is 33,800 vehicles, while
Buffalo Drive’s traffic capacity is 53,445 vehicles. Both are currently below their Average
Daily Traffic capacity. The proposed project would add approximately 1,066 vehicular
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
trips per day to the area. Currently, Westcliff Drive is at approximately 14 percent of
capacity with Buffalo Drive at approximately 72 percent of capacity. With the completion
of the proposed project, Westcliff is expected to be at approximately 18 percent of
capacity with Buffalo Drive at approximately 74 percent of capacity. Traffic counts are
not available for Rockmoss Street, but it is believed to be under capacity. Based on
Peak Hour use, the proposed development would add into the area roughly 112
additional vehicles or approximately two every minute.
According to the Clark County School District (CCSD), Jacobson Elementary School
and Palo Verde High School are over capacity for the 2017-2018 school year. The
following charts demonstrate the estimated number of students the proposed residential
neighborhood would add to the area schools, as well as their current capacity levels.
FINDINGS (GPA-72773)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The proposed density and intensity is compatible with the adjacent detached,
single family residential neighborhoods.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
The ML (Medium Low Density Residential) designation allows the proposed R-CL
(Single Family Compact-Lot) zoning district, which is a continuation of this zoning
district from the east and is compatible with the existing R-1 (Single Family
Residential) zoning district to the south.
There are adequate utilities to accommodate the density proposed. The existing
site access is provided by two local streets designed to accommodate traffic for
single family residential uses.
The proposed amendment complies with the Las Vegas 2020 Master Plan policy
for infill development. Infill development should be compatible with the existing
surroundings, and be similar in proportion, height and setbacks in order to create
a visually organized development. In addition, infill development should be
compatible with the existing street hierarchy. The proposed R-CL (Single Family
Compact-Lot) zoning district is an appropriate infill development for the subject
site.
FINDINGS (ZON-72774)
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.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
The proposed R-CL (Single Family Compact-Lot) zoning district matches the
existing single family residential neighborhood to the east, and the developer has
proposed lot sizes along the southern perimeter that match the existing adjacent
single family residences zoned R-1 (Single Family Residential) in order to provide
a transition zone from the existing R-1 (Single Family Residential) zoning district
to the proposed R-CL (Single Family Compact-Lot) zoning district.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Access to the subject sites is provided by two, existing local streets; Rockmoss
Street (47 feet in width) and Composer Way (50 feet in width). Both roadways are
adequate in size to meet the requirements of the proposed detached, single family
residential neighborhood.
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/22/18 requirements for General Plan Amendment, Rezoning and Tentative
Map applications were discussed.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
Neighborhood Meeting
Date: 03/26/18
Start Time: 5:30 p.m.
End Time: 6:30 p.m.
Attendees:
One representative for the applicant.
One representative from the Ward 2 Council office.
One representative from the Planning Department.
Approximately 30 members of the public (neighbors).
x The 5:30 p.m. start time was too early and some of the neighbors
were unable to attend.
x The neighbors will only agree to R-1 zoning. This will allow for the
continuation of single family residences to be developed adjacent
and connected to their existing neighborhood.
x The only access to the subject site is through existing residential
neighborhoods consisting of single family homes (Rockmoss
Street and Composer Way). Constructing 152 units will
significantly increase traffic to and from the proposed development
through their existing single-family residential neighborhood, and
since the shortest route is through Rockmoss Street, that road will
see a significant change in traffic with the new residents only
using this roadway to access their development. One neighbor
suggested that any future development should be divided into two
in order for half of the neighborhood to only have access through
Composer Way and the other half to only have access through
Rockmoss Street. The Fire Department would need to be
consulted on a feasible fire safety plan in order to do so.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Neighborhood Meeting
x The amount of construction traffic traveling through the residential
neighborhoods in order to construct the density proposed is
unacceptable. The construction trucks will destroy the roads, block
driveways and make the neighborhood unsafe for children. A
question was raised as to whether or not there would be some
way for construction traffic to access the site from Summerlin
Parkway and not go through their neighborhood.
x The existing residential streets will need to be dug up in order to
access utilities, which will also disrupt the neighbors lives and
ability to access their homes.
x The issue of caliche removal during construction was mentioned
and how disruptive and destructive that process is to neighboring
properties (broken windows, cracked foundations and walls, etc.).
x The issue of fill dirt was mentioned and how much traffic from
large construction vehicles carrying tons of fill dirt would back-up
traffic on Rockmoss Street and Composer Way, blocking
homeowners from accessing their homes and driveways. These
large construction vehicles are not appropriate for an existing
residential neighborhood and would make the neighborhood
unsafe for their children.
Field Check
During a routine field check staff observed the undeveloped site. Staff noted
03/01/18 the two access points to the subject site were through two separate, existing
single family residential neighborhoods.
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply to the proposed R-CL
(Single Family Compact-Lot) Zoning District:
Standard Required/Allowed
Min. Lot Size 3,000 SF
Min. Lot Width 35 Feet*
Min. Setbacks
x Front 14 Feet to House
18 Feet to Garage
x Side 10 Feet Combined**
x Corner 10 Feet
x Rear 10 Feet
Max. Lot Coverage 70 %
Max. Building Height 2 Stories, 35 Feet
*Notwithstanding the minimum lot width in this Table, lot widths shall be sufficient to
provide the street frontage necessary for driveways to conform to the requirements of
LVMC 13.16, 19.02.230 and any other driveway standards adopted by the City.
**The side yard setbacks may be configured in any manner that conforms to the
International Building Code and results in maintaining the total side yard setback width
required on each lot. In no case, however, may lots be configured or improvements
placed on lots in a manner that results in open space or yard setback area for one lot
actually being located on a separately owned lot. The use of “use easements” to create
such a result is specifically prohibited.
**For corner lots, the minimum corner side yard setback is ten feet; therefore, the total
combined side yard setback width must be fifteen feet.
**All dwellings located less than ten feet from a side property line must maintain a
separation of at least ten feet between principal structures (including garages) on
adjacent lots.
15.00 Acres:
Existing Zoning Permitted Density Units Allowed
U (Undeveloped) 20,000 SF Lot Size 32
Proposed Zoning Permitted Density Units Allowed
R-CL (Single Family Compact-Lot) 3,000 SF Lot Size 217
Existing General Plan Permitted Density Units Allowed
L (Low Density Residential) 5.49 82
Proposed General Plan Permitted Density Units Allowed
ML (Medium Low) 8.00 120
NE
GPA-72773 AND ZON-72774 AND TMP-72851 [PRJ-72760]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 12
Internal Intersection 9
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.33
NE
GPA-72773
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
GPA-72773
ОŐİֱՙธՙ″x
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GPA-72773
N CIMARRO
W WASHINGTON AVE
PR-OS
W SUMMERLIN PKWY
ROW
E SUMMERLIN PKWY
LA RUE CT
BEETHOVEN ST
SC
M
SUBJECT
L
PROPERTY
CLIFTON HEIGHTS DR
MLA
FIRESTONE DR
N CIMARRO N RD
ML SPARKLE AVE
PF FANCIFUL AVE
HUTTON LN
ROCKM OSS ST
FARKAS LN
DEERFLY WAY
REDBUTTE AVE
TOMICH AVE
WESTCLIFF DR
GENZER DR
S CIMARRON RD
STEELER DR
±
HYMAN PL
TIGHE WAY
SEDRAN PL
VEEDER DR
LN ALINA AVE
CELIA PL
R
EE
SCHERER ST
N
NULL LN
A
C
C
U
B
FROM L TO MLA
General Plan Amendment
RNP - Rural Neighborhood MLA - Medium - Low Attached GTC - Tourist Commercial PF-CC Public Facility 1500' Buffer
Preservation Clark County
LVMD - Las Vegas Medical
M - Medium
RE - Rural Estates District TC - Town Center
City Limits GIS maps are normally produced
only to meet the needs of the City .
H - High LI/R - Light Industrial / Research
DR - Desert Rural RC - Resource Conservation Due to continuous development activity
this map is for reference only .
PCD - Planned Community
R - Rural O - Office
C - Downtown - Commercial
Not City Geographic Information System
Development Planning & Development Dept.
702-229-6301
Ҝ⎯㈠7Ќħ㌱ਙк֭7Dz₡₡ਙʉ֭⎯
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯ฌ
C֭ऑŴผשこ่֭ש7ਙ⑾7ОкŴ่่ħ่فฌ
̶̶̶7Ɔ㈠7ŐŴ่㌱γਙ7ŐਙŴ₡ฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ77ฎɱںx″ฌ
ŐDz̬7 ╗่֭שŴשħ֭ﭨ7ҜŴऑ7Ŵ่₡7ÛŴħ֭ﭨผ7İ—⎯שħ⑾ħ㌱Ŵשħਙ่7Ձ֭֭ששผ7⑾ਙผ7ԱՁҜ7̶̶ฌ
7 ОŐİֱՙธՙ″xฌ
7 7
Ҝ⎯㈠7Dz₡₡ਙʉ֭⎯ⓒ
Ḷ่7⇡֭γŴк⑾7ਙ⑾7C㈠Ő㈠7Ġਙผשਙ่7ʉ֭7Ŵผ֭7ऑк֭Ŵ⎯֭₡7שਙ7⎯—⇡こħש7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่7⑾ਙผ7Ŵ7╗่֭שŴשħ֭ﭨ7 ҜŴऑฌ
Ŵ่₡7ÛŴħ֭ﭨผ7⑾ਙผ7שγ֭7⎯—⇡㈾֭㌱ש7ऑผਙ㈾֭㌱ש㈠77C㈠Ő㈠7Ġਙผשਙ่7ऑผਙऑਙ⎯֭⎯7שਙ7㌱ਙ่⎯שผ—㌱ש7ںㅡㅡ7Ɔħ่فк֭7Ŵこħкੂฌ
Ő֭⎯ħ₡่֭שħŴк7 —่ħ⎯ש7 Ŵкਙ่ف7 ʉħשγ7 Ŵ⎯⎯ਙ㌱ħŴ֭ש₡7 кŴ่₡⎯㌱Ŵऑħ่ف㈠7 7 bਙ่㌱—ผผ่֭שкੂ7 ʉħשγ7 שγħ⎯7 ╗Ҝ7 שγ֭ฌ
Ŵऑऑкħ㌱Ŵ่ש7γŴ⎯7⎯—⇡こħ֭שש₡7Ŵ7Ḛ่֭֭ผŴк7ОкŴ่7Aこ่֭₡こ่֭ש7ӧḚОAỏ7Ŵ่₡7Ύਙ่֭7bγŴ่֭ف7ӧΎḶЌỏ7שਙฌ
Ŵккਙʉ7⑾ਙผ7שγ֭7₡֭֭ﭨкਙऑこ่֭ש7ਙ⑾7Ҝ֭₡ħ—こ7Ձਙʉ7AששŴ㌱γ֭₡7C่֭⎯ħੂש7Ő֭⎯ħ₡่֭שħŴк7₡֭֭ﭨкਙऑこ่֭ש㈠
Ɔħ֭ש7C֭⎯㌱ผħऑשħਙ่ฌ
╗γ֭7⎯ħ֭ש7ħ⎯7ŴऑऑผਙゥħこŴ֭שкੂ7ںㄦ㈠″7فผਙ⎯⎯7Ŵ㌱ผ֭⎯ⓒ7Ŵ่₡7ħ⎯7่֭֭فผŴккੂ7кਙ㌱Ŵ֭ש₡7″″x7⑾֭֭ש7่ਙผשγ7ਙ⑾7שγ֭ฌ
ħ่֭שผ⎯֭㌱שħਙ่7 ਙ⑾7 Û֭⎯ש㌱кħ⑾⑾7 Cผħ֭ﭨ7 Ŵ่₡7 Őਙ㌱Qこਙ⎯⎯7 Ɔשผ֭֭שⓒ7 Ŵ่₡7 ħ⎯7 ㌱ਙこऑผħ⎯֭₡7 ਙ⑾7 שγ֭7 ⑾ਙккਙʉħ่ف
A⎯⎯֭⎯⎯ਙผɸ⎯7ОŴผ㌱֭к7Ќ—こ⇡֭ผ⎯̬ฌ
AОЌ⎯̬7̶ںฎֱธฎֱฎxֱںxxธ7̶ִںฎֱธฎֱฎxֱںxx̶㈠ฌ
╗γ֭7 кŴ่₡7 ħ⎯7 Ŵ่7 ਫħ่⑾ħкк㈚7 ऑผਙऑ֭ผੂשⓒ7 ʉħשγ7 ֭ゥħ⎯שħ่ف7 ₡֭֭ﭨкਙऑこ่֭ש7 ่֭Ŵผ⇡ੂ㈠7 ╗γ֭7 ऑผਙऑ֭ผੂשฌ
ħここ֭₡ħŴ֭שкੂ7 ʉ֭⎯ש7 ਙ⑾7 שγ֭7 ⎯ħ֭ש7 ħ⎯7 שγ֭7 ֭ゥħ⎯שħ่ف7 ՁŴ7 ҜŴ่㌱γŴ7 Ḷ֭⎯֭ש7 bਙ่₡ਙ⎯7 ӧŐֱОC″ỏ7 ऑผਙ㈾֭㌱ש㈠7
Ɔ—ここ֭ผкħ่7ОŴผQʉŴੂ7ħ⎯7שγ֭7่ਙผשγ֭ผ่7⇡ਙ—่₡Ŵผੂ7ਙ⑾7שγ֭7⎯ħ֭ש㈠77DzŴ⎯ש7ਙ⑾7שγ֭7⎯ħ֭שⓒ7ħ⎯7Ŵ่7֭ゥħ⎯שħ่فฌ
ผ֭⎯ħ₡่֭שħŴк7 ₡֭֭ﭨкਙऑこ่֭ש7 ▷ਙ่֭₡7 ŐֱbՁ㈠7 Ɔਙ—שγ7 ਙ⑾7 שγ֭7 ⎯ħ֭ש7 ħ⎯7 שγ֭7 ֭ゥħ⎯שħ่ف7 ผ֭⎯ħ₡่֭שħŴкฌ
₡֭֭ﭨкਙऑこ่֭שⓒ7▷ਙ่֭₡7Őֱں㈠77╗γ֭7่ਙผשγ֭ผ่7⇡ਙ—่₡Ŵผੂ7ਙ⑾7שγ֭7⎯ħ֭ש7Ŵ㌱ผਙ⎯⎯7Ɔ—ここ֭ผкħ่7ОŴผQʉŴੂ
ħ⎯7שγ֭7bγŴผкħ֭7ì֭ккਙفف7Ŵ่₡7İਙ֭7ΎŴγ֭ผ7Ɔऑਙผ⎯ש7bਙこऑк֭ゥⓒ7▷ਙ่֭₡7bֱЋ㈠
╗่֭שŴשħ֭ﭨ7ҜŴऑฌ
╗γ֭7ऑผਙऑਙ⎯֭₡7ऑผਙ㈾֭㌱ש7ħ⎯7Ŵ7⎯ħ่فк֭7⑾Ŵこħкੂ7ผ֭⎯ħ₡่֭שħŴк7₡֭֭ﭨкਙऑこ่֭ש7ʉħשγ7Ŵ่7ŴששŴ㌱γ֭₡7ऑਙผשħਙ่ฌ
ਙ⑾7 Ŵ7 ⇡—ħк₡ħ่ف7 Ŵש7 שγ֭7 فŴผŴ֭ف7 ਙ่кੂ
ਙ่кੂ7 Ŵ่₡
Ŵ่₡7 ่ਙש
่ਙש7 שγ֭
שγ֭7 ผ֭こŴħ่ħ่ف
ผ֭こŴħ่ħ่ف7 ऑਙผשħਙ่⎯
ऑਙผשħਙ่⎯7 ਙ⑾7 שγ֭7 ผ֭⎯ħ₡่֭㌱֭ⓒ7 Ŵкਙ่فฌ
ʉħשγ7 ₡֭㌱ਙผŴשħ֭ﭨ7 ਙऑ่֭7 ⎯ऑŴ㌱֭7 Ŵ่₡ Ŵ่₡7 кŴ่₡⎯㌱Ŵऑħ่ف
кŴ่₡⎯㌱Ŵऑħ่ف7 ऑ֭ผऑ֭ผ7 bħੂש
bħੂש7 ਙ⑾
ਙ⑾7 ՁŴ⎯
ՁŴ⎯7 Ћ
Ћ֭فŴ⎯7ผ֭—׀ħผ֭こ่֭⎯ש㈠7 7╗γ֭ฌ
₡֭֭ﭨкਙऑこ่֭ש7 ʉħкк7 γŴ֭ﭨ7 ħ่֭שผ่Ŵк7ผ่Ŵк ऑผħﭨŴ֭ש
ऑผħﭨŴ֭ש7 ⎯⇡—ש
⎯⇡—ש7 ⎯שผ֭֭⎯ש
⎯שผ֭֭⎯ש7 ʉħкк
ʉħкк7 ⇡֭
⇡֭7 ธㄦ
ธㄦֱ⑾ש7 ⑾ผਙこ7 ⇡Ŵ㌱Qֱਙ⑾ֱ㌱—ผ⇡7 שਙฌ
Ŵ⎯ Ŵ㌱㌱֭⎯⎯7
⇡Ŵ㌱Qֱਙ⑾ֱ㌱—ผ⇡7 שγŴש7 ʉħкк7 ⎯֭ผ֭ﭨ7 Ŵ⎯7 Ŵ㌱㌱֭⎯⎯ שਙ7
שਙ ″7
″ ਙผ7
ਙผ к֭⎯⎯7
к֭⎯⎯ γਙこ֭⎯㈠7
γਙこ֭⎯㈠ ╗γ֭ ╗γ֭7 ऑผħﭨŴ֭ש7 ⎯⇡—ש7 ⎯שผ֭֭⎯ש7 Ŵผ֭ฌ
ผ֭⑾ਙผ֭ ʉħкк ่ਙ ֭⇡ ש₡֭⎯ħ่فŴ֭ש₡ Ŵ⎯ Ŵ ⑾ħ
к֭⎯⎯7שγŴ่7ںㄦxɸ7₡֭֭ऑ7Ŵ่₡7שγ֭ผ֭⑾ਙผ֭7ʉħкк7่ਙש7⇡֭7₡֭⎯ħ่فŴ֭ש₡7Ŵ⎯7Ŵ7⑾ħผ֭7₡֭ऑŴผשこ่֭ש7Ŵ㌱㌱֭⎯⎯ħ⇡к֭ฌ
ħ⎯ ɱ㈠ธ̶ —่ħ゜⎯שŴ㌱ผ֭ ⑾ਙผ שγħ⎯ ںㄦ㈠″ فผਙ⎯⎯
ผਙ—֭ש㈠7A⎯7ऑผਙऑਙ⎯֭₡ⓒ7₡่֭⎯ħੂש7ħ⎯7ɱ㈠ธ̶7—่ħ゜⎯שŴ㌱ผ֭7⑾ਙผ7שγħ⎯7ںㄦ㈠″7فผਙ⎯⎯7Ŵ㌱ผ֭7⎯ħ֭ש㈠ฌ
Ŵผ֭ ֭ゥħ⎯שħ่ف7
ÛŴ֭שผ7 Ŵ่₡7 ⎯֭ʉ֭ผ7 ⎯֭ผﭨħ㌱֭⎯7 Ŵผ֭7 ֭ゥħ⎯שħ่ فħ่7
ħ่ Ŵ₡㈾Ŵ㌱่֭ש7
Ŵ₡㈾Ŵ㌱่֭ שผਙŴ₡ʉŴੂ⎯7
ผਙŴ₡ʉŴੂ⎯ Ŵ่₡7
Ŵ ʉħкк7 ⇡֭7 —שħкħ▷֭₡7 ⑾ਙผ7שγ֭ฌ
㌱שħਙ่ ʉħкк7
ऑผਙ㈾֭㌱ש㈠7 кਙਙ₡7 ㌱ਙ่שผਙк7 ऑผਙ֭ש㌱שħਙ่7 ʉħкк ⇡֭
⇡֭7 ħ่⎯שŴкк֭₡
ħ่⎯שŴкк֭₡7 ऑ֭ผ
ऑ֭ผ7 שγ֭ ⑾——שผ֭ ֭ש㌱γ่ħ㌱Ŵк7 ₡ผŴħ่Ŵ֭ف7 ⎯—ש₡ੂฌ
שγ֭7⑾——שผ֭7
ОŐİֱՙธՙ″x
֭⎯ ⎯—㌱γ Ŵ⎯ ⎯㌱γਙਙк⎯ⓒ ऑਙкħ㌱֭ Ŵ่₡ ⑾ħผ֭ ऑ
ผ֭—׀ħผ֭こ่֭⎯ש㈠7О—⇡кħ㌱7⎯֭ผﭨħ㌱֭⎯7⎯—㌱γ7Ŵ⎯7⎯㌱γਙਙк⎯ⓒ7ऑਙкħ㌱֭7Ŵ่₡7⑾ħผ֭7ऑผਙ֭ש㌱שħਙ่ⓒ7שผŴ่⎯ऑਙผשŴשħਙ่ⓒฌ
ผQ⎯ Ŵผ֭
ผ֭㌱ผ֭Ŵשħਙ่7 ⑾Ŵ㌱ħкħשħ֭⎯ⓒ7 Ŵ่₡7 ऑŴผQ⎯7 Ŵผ֭7 Ŵк⎯ਙ ่֭Ŵผ שγ֭
Ŵк⎯ਙ7 ่֭Ŵผ7 ऑผਙऑਙ⎯֭₡ ⎯ħ֭ש㈠7
שγ֭7 ऑผਙऑਙ⎯֭₡7 ⎯ħ ֭שש7 Ύਙ่ħ่ف7 ⑾ਙผ7 שγ֭7 ⎯ħ֭ש7 ħ⎯ฌ
Ŵผש x̶゜ธں゜ںฎ
ผ ਙ⑾ שγ֭ Ŵऑऑкħ㌱Ŵשħਙ่ ऑผਙ㌱֭⎯⎯ ऑ֭ผ ОŐ
ऑผਙऑਙ⎯֭₡7שਙ7⇡֭7ผ֭ﭨħ⎯֭₡7Ŵ⎯7ऑŴผש7ਙ⑾7שγ֭7Ŵऑऑкħ㌱Ŵשħਙ่7ऑผਙ㌱֭⎯⎯7ऑ֭ผ7ОŐİֱՙธՙ″x㈠7 Ő
ऑਙ⎯֭⎯ ⎯—⇡⎯שŴ่שħŴккੂ
╗γ֭7 ₡֭֭ﭨкਙऑこ่֭ש7 Ŵк⎯ਙ7 ऑผਙऑਙ⎯֭⎯7 ⎯—⇡⎯שŴ่שħŴккੂ7 こਙผ֭ ਙऑ่֭ ⎯ऑ
こਙผ֭7 ਙऑ่֭7 ⎯ऑŴ㌱֭7 שγŴ่7 ħ⎯7 ผ֭—׀ħผ֭₡7 ⇡ੂฌ
ħ่ فɱںⓒ″ںฎ ⎯㈠⑾ ਙऑ่֭ ⎯ऑŴ㌱֭ ʉγħ㌱γ ʉħк
bਙ₡֭㈠77╗γħ⎯7ऑผਙ㈾֭㌱ש7ħ⎯7ऑผਙﭨħ₡ħ่ف7ɱںⓒ″ںฎ7⎯㈠⑾7ਙऑ่֭7⎯ऑŴ㌱֭7ʉγħ㌱γ7ʉħкк7ħ่㌱к—₡֭7فผ่֭֭⎯㌱Ŵऑ֭7Ŵ่₡ฌ
فγਙ—ש שγ֭ ⎯ħש ֭שਙ ⇡่֭֭⑾ħ שผ֭⎯ħ₡่֭⎯ש㈠ A
ऑ֭₡֭⎯שผħŴ่7ʉŴкQʉŴੂ⎯7שγผਙ—فγਙ—ש7שγ֭7⎯ħ֭ש7שਙ7⇡่֭֭⑾ħש7ผ֭⎯ħ₡่֭⎯ש㈠7A7₡֭שŴħк֭₡7кŴ่₡⎯㌱Ŵऑ֭7ऑкŴ่ฌ
ฌ
7
7
ฌ
GPA-72773, ZON-72774 AND TMP-72851 - REVISED
ʉħкк7⇡֭7⎯—⇡こħ֭שש₡7⎯֭ऑŴผŴ֭ש7⑾ผਙこ7שγ֭⎯֭7Ŵऑऑкħ㌱Ŵשħਙ่⎯7ӧкŴ่₡⎯㌱Ŵऑħ่ف7ऑ֭ผ7╗ħשк֭7ںɱ㈠x″㈠xㅡx7ʉħשγฌ
⎯—ऑऑк֭こ่֭שŴк7ผ֭—׀ħผ֭こ่֭⎯ש7⑾ผਙこ7╗bCƆ7C㈠ㅡỏ㈠
ОผħこŴผੂ7 ħ่فผ֭⎯⎯゜֭فผ֭⎯⎯7 שਙ7 שγ֭7 ⎯ħ֭ש7 ħ⎯7 ﭨħŴ7 Ŵ่7 ֭ゥħ⎯שħ่ف7 ㄦש⑾ֱں7 ऑ—⇡кħ㌱7 ⎯שผ֭֭ש7 ਙ⑾⑾7 ਙ⑾7 Û֭⎯ש㌱кħ⑾⑾
Cผħ֭ﭨ㈠7 7 Ɔ֭㌱ਙ่₡Ŵผੂ7 Ŵ㌱㌱֭⎯⎯7 ħ⎯7 ऑผਙﭨħ₡֭₡7 שਙ7 bਙこऑਙ⎯֭ผ7 ÛŴੂ7 Ŵש7 שγ֭7 ֭Ŵ⎯ש7 ่֭₡7 ਙ⑾7 שγ֭ฌ
₡֭֭ﭨкਙऑこ่֭ש㈠77Ḷֱ่Ɔשผ֭֭ש7⎯—ผ⑾Ŵ㌱֭7ऑŴผQħ่ف7ħ⎯7ŴﭨŴħкŴ⇡к֭7שγผਙ—فγਙ—ש7שγ֭7⎯ħ֭ש7שਙ7่֭⎯—ผ֭7֭—׀Ŵкฌ
㌱ਙ֭ﭨผŴ֭ف7 שਙ7 Ŵкк7 ผ֭⎯ħ₡่֭⎯ש㈠7 A7 ╗ผŴ⑾⑾ħ㌱7 ●こऑŴ㌱ש7 A่Ŵкੂ⎯ħ⎯7 ʉħкк7 ⇡֭7 ㌱ਙこऑк֭֭ש₡7 Ŵ⎯7 ऑŴผש7 ਙ⑾7 שγ֭ฌ
₡֭֭ﭨкਙऑこ่֭ש7 ऑผਙ㌱֭⎯⎯7 שਙ7 ่֭⎯—ผ֭7 Ձ֭֭ﭨк⎯7 ਙ⑾7 Ɔ֭ผﭨħ㌱֭7 こ֭֭ש7 こħ่ħこ—こ7 ผ֭—׀ħผ֭こ่֭⎯ש㈠7 7 ╗γ֭ฌ
ऑผਙऑਙ⎯֭₡7 ऑผਙ㈾֭㌱ש7 ʉħкк7 ⑾ਙккਙʉ7 שγ֭7 ㌱γŴผŴ㌱֭שผħ⎯שħ㌱⎯7 ਙ⑾7 שγ֭7 кŴ่₡7 Ŵ่₡7 ʉħкк7 שħ֭7 ħ่שਙ7 שγ֭7 Ŵ₡㈾Ŵ㌱่֭ש
₡֭֭ﭨкਙऑこ่֭⎯ש7Ŵ⎯7⎯֭Ŵこк֭⎯⎯кੂ7Ŵ⎯7ऑਙ⎯⎯ħ⇡к֭㈠ฌ
ÛŴħ֭ﭨผ7ਙ⑾7C֭֭ﭨкਙऑこ่֭ש7ƆשŴ่₡Ŵผ₡⎯ฌ
╗γ֭7ऑผਙऑਙ⎯֭₡7₡֭֭ﭨкਙऑこ่֭ש7Ŵऑऑкħ㌱Ŵשħਙ่7ħ่㌱к—₡֭⎯7Ŵ7ผ֭ש⎯֭—׀7⑾ਙผ7Ŵ7ʉŴħ֭ﭨผ7ਙ⑾7₡֭֭ﭨкਙऑこ่֭ש
⎯שŴ่₡Ŵผ₡⎯7שਙ7⑾Ŵ㌱ħкħשŴ֭ש7₡֭֭ﭨкਙऑこ่֭ש7Ŵ⎯7⑾ਙккਙʉ⎯̬
び7 Ő֭₡—㌱֭7שγ֭7⑾ผਙ่ש7⎯֭⇡שŴ㌱Q7⑾ਙผ7Ձਙש7ں″7שਙ7ӧ″㈠ฎỏ7⑾֭֭ש7ʉγ֭ผ֭7Ŵ7こħ่ħこ—こ7⎯֭⇡שŴ㌱Q7ਙ⑾7ںxฌ
⑾֭֭ש7ħ⎯7ผ֭—׀ħผ֭₡㈠7
び7 Ő֭₡—㌱֭7שγ֭7⑾ผਙ่ש7⎯֭⇡שŴ㌱Q7⑾ਙผ7Ձਙש7ںՙ7שਙ7ӧฎ㈠xỏ7⑾֭֭ש7ʉγ֭ผ֭7Ŵ7こħ่ħこ—こ7⎯֭⇡שŴ㌱Q7ਙ⑾7ںxฌ
⑾֭֭ש7ħ⎯7ผ֭—׀ħผ֭₡㈠7
び7 Ő֭₡—㌱֭7שγ֭7⑾ผਙ่ש7⎯֭⇡שŴ㌱Q7⑾ਙผ7Ձਙש7ںฎ7שਙ7ӧɱ㈠ՙỏ7⑾֭֭ש7ʉγ֭ผ֭7Ŵ7こħ่ħこ—こ7⎯֭⇡שŴ㌱Q7ਙ⑾7ںxฌ
⑾֭֭ש7ħ⎯7ผ֭—׀ħผ֭₡㈠7
び7 Ő֭₡—㌱֭7שγ֭7⎯ħ₡֭7㌱ਙผ่֭ผ7⎯֭⇡שŴ㌱Q7⑾ਙผ7Ձਙש7ںฎ㈠7A⎯7ħ⎯7ੂשऑħ㌱Ŵк7ʉħשγ7⎯ħ₡֭7㌱ਙผ่֭ผ7кਙ⎯שⓒ7שγ֭ฌ
⑾ผਙ่ש7ऑผਙऑ֭ผੂש7кħ่֭7ผŴ₡ħ—⎯7่֭㌱ผਙŴ㌱γ֭⎯7ħ่שਙ7⑾ผਙ่ש7ੂŴผ₡7⎯֭⇡שŴ㌱Q7ʉγ֭ผ֭⇡ੂ7кħこħשħ่ف7שγ֭ฌ
⑾ħש7ਙ⑾7ੂשऑħ㌱Ŵк7ऑผਙ₡—㌱ש㈠77A7⑾ผਙ่ש7⎯֭⇡שŴ㌱Q7ผ֭₡—㌱שħਙ่7ਙ่7שγ֭7ऑผ֭ﭨħਙ—⎯кੂ7こ่֭שħਙ่֭₡7кਙש7ħ⎯ฌ
⇡֭ħ่ف7 ผ֭֭ש⎯֭—׀₡7 שਙ7 Ŵк⎯ਙ7 ħ่㌱к—₡֭7 Ŵк֭שผ่Ŵשħ֭ﭨ7 ⎯֭⇡שŴ㌱Q⎯7 שਙ7 ֭ħفγש7 ӧฎ㈠̶ںỏ7 ⑾֭֭ש7 ʉγ֭ผ֭
่ਙผこŴккੂ7่֭ש7ӧںxỏ7⑾֭֭ש7ħ⎯7ผ֭—׀ħผ֭₡㈠7
bਙ่㌱к—⎯ħਙ่ฌ
╗γħ⎯7ऑผਙ㈾֭㌱ש7ʉħкк7⇡֭7㌱ਙこऑŴשħ⇡к֭7ʉħשγ7֭ゥħ⎯שħ่ف7Ŵ่₡7ऑผਙऑਙ⎯֭₡7—⎯֭⎯7ħ่7שγ֭7Ŵผ֭Ŵ7Ŵ่₡7ʉħкк7こ֭֭ש
ผ֭—׀ħผ֭こ่֭⎯ש7 ਙ⑾7 שγ֭7 bħੂש7 ਙ⑾7 ՁŴ⎯7 Ћ֭فŴ⎯7 ╗ħשк֭7 ںɱ㈠7 7 ╗γ֭ผ֭7 Ŵผ֭7 ⎯—⑾⑾ħ㌱ħ่֭ש7 ऑ—⇡кħ㌱7 ⎯Ŵ⑾֭ੂשⓒฌ
שผŴ่⎯ऑਙผשŴשħਙ่ⓒ7 ⑾кਙਙ₡7 ㌱ਙ่שผਙкⓒ7 Ŵ่₡7 —שħкħੂש7 ⑾Ŵ㌱ħкħשħ֭⎯7 ŴﭨŴħкŴ⇡к֭7 שਙ7 ⎯֭ผ֭ﭨ7 שγ֭7 ⎯—⇡㈾֭㌱ש7 ऑผਙऑ֭ผੂשฌ
Ŵ่₡7 こŴħ่שŴħ่7 ⎯—⑾⑾ħ㌱ħ่֭ש7 к֭֭ﭨк⎯7 ਙ⑾7 ⎯֭ผﭨħ㌱֭7 שਙ7 ֭ゥħ⎯שħ่ف7 ₡֭֭ﭨкਙऑこ่֭⎯ש7 ħ่7 שγ֭7 Ŵผ֭Ŵ㈠7 7 ●่ฌ
Ŵ₡₡ħשħਙ่ⓒ7שγ֭7кŴ่₡⎯㌱Ŵऑħ่ف7ʉħשγ7שγħ⎯7₡֭֭ﭨкਙऑこ่֭ש7ʉħкк7ऑผਙﭨħ₡֭7ħ่7֭ゥ㌱֭⎯⎯7ਙ⑾7שγŴש7Ŵ⎯7ผ֭—׀ħผ֭₡ฌ
⇡ੂ7㌱ਙ₡֭㈠77A⎯7⎯—㌱γⓒ7ʉ֭7ผ֭⎯ऑ֭㌱—⑾שккੂ7ผ֭ש⎯֭—׀7ੂਙ—ผ7ŴऑऑผਙﭨŴк7ਙ⑾7שγ֭7Оผਙ㈾֭㌱ש㈠ฌ
●⑾7שγ֭ผ֭7Ŵผ֭7Ŵ่ੂ7Ŵ₡₡ħשħਙ่Ŵк7ש⎯֭—׀ħਙ่⎯7ผ֭فŴผ₡ħ่ف7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่ⓒ7ऑк֭Ŵ⎯֭7₡ਙ7่ਙש7γ֭⎯ħשŴ֭ש7שਙฌ
㌱Ŵкк7ਙ—ผ7ਙ⑾⑾ħ㌱֭7Ŵש7ՙxธֱㅡ̶ธֱธธ̶ㅡ㈠77╗γŴ่Q7ੂਙ—7⑾ਙผ7ੂਙ—ผ7שħこ֭7Ŵ่₡7㌱ਙ่⎯ħ₡֭ผŴשħਙ่㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒ
—ऑⓒ ՁՁО
A₡ﭨŴ่שŴ֭ف7bħﭨħк7C֭⎯ħ่ف7Ḛผਙ—ऑⓒ7ՁՁОฌ
ԱผŴ่₡ਙ่7Ḛ㈠7Cਙੂשⓒ7О㈠Dz㈠ฌ
Оผਙ㈾֭㌱ש7ҜŴ่Ŵ֭فผฌ
ОŐİֱՙธՙ″x
x̶゜ธں゜ںฎ
ฌ
7
7
ฌ
SUBJECT:
ABEYANCE - RENOTIFICATION - ZON-72774 - REZONING RELATED TO GPA-72773 -
PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: UNITED STATES OF
AMERICA - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [L
(LOW DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-CL (SINGLE
FAMILY COMPACT-LOT) on 15.00 acres 612 feet north of the intersection of Westcliff Drive
and Rockmoss Street (APNs 138-28-801-002 and 003), Ward 2 (Seroka) [PRJ-72760]. Staff
recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-72774 and TMP-72851 [PRJ-72760]
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-72774
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
ZON-72774
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
Agenda Item No.: 38.
SUBJECT:
TMP-72851 - TENTATIVE MAP RELATED TO GPA-72773 AND ZON-72774 - BLM 33 BY
DR HORTON - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: UNITED
STATES OF AMERICA - For possible action on a request for a Tentative Map FOR A 112-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION on 15.00 acres approximately 612 feet north
of the intersection of Westcliff Drive and Rockmoss Street (APNs 138-28-801-002 and 003), U
(Undeveloped) Zone [PROPOSED: R-CL (Single Family Compact-Lot)], Ward 2 (Seroka)
[PRJ-72760]. Staff recommends APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Clark County School District - School Tracking Form
4. Protest Postcards/Comment Forms and Support Postcard
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.
TMP-72851
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
TMP-72851
ОŐİֱՙธՙ″x
xธ゜ธธ゜ںฎ
ОŐİֱՙธՙ″x
x̶゜xㄦ゜ںฎ
TMP-72851 - REVISED
ОŐİֱՙธՙ″x
x̶゜xㄦ゜ںฎ
TMP-72851 - REVISED
Agenda Item No.: 39.
SUBJECT:
ABEYANCE - GPA-72783 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT: HARMONY HOMES - OWNER: VERLAINE, LLC, ET AL - For possible
action on a request for a General Plan Amendment FROM: SC (SERVICE COMMERCIAL)
AND MLA (MEDIUM LOW ATTACHED DENSITY RESIDENTIAL) TO: M (MEDIUM
DENSITY RESIDENTIAL) on 17.05 acres on the east side of Rancho Drive, 265 feet north of
Vegas Drive (APN 139-20-411-015), Ward 5 (Vacant) [PRJ-72752]. Staff recommends
APPROVAL.
C.C.: 6/20/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report - GPA-72783, ZON-72784, WVR-73060 and TMP-73061 [PRJ-72752]
3. Supporting Documentation - GPA-72783, ZON-72784, WVR-73060 and TMP-73061 [PRJ-
72752]
4. Photo(s) - GPA-72783, ZON-72784, WVR-73060 and TMP-73061 [PRJ-72752]
6. Justification Letter - GPA-72783, ZON-72784, WVR-73060 and TMP-73061 [PRJ-72752]
7. School Development Tracking Form from Clark County School District - GPA-72783 and
ZON-72784 [PRJ-72752]
8. Protest/Support Postcards for GPA-72783 and ZON-72784 [PRJ-72752] and Concern
Comment Letter for GPA-72783, ZON-72784, WVR-73060 and TMP-73061 [PRJ-72752]
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Conditions Page One
May 8, 2018 - Planning Commission Meeting
** CONDITIONS **
WVR-73060 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.
TMP-73061 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.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Conditions Page Two
May 8, 2018 - Planning Commission Meeting
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.
Public Works
8. The proposed gated access to Holly Avenue shall be exit only. Alternatively,
redesign the access to meet 222.1 standards for two way access.
9. Grant pedestrian access easements for all public sidewalks, if any, located outside
the public right-of-way.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Conditions Page Three
May 8, 2018 - Planning Commission Meeting
10. 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.
11. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
12. Submit a License Agreement to the City of Las Vegas for all landscaping and
private improvements in the Rancho Drive and the Holly Avenue public rights-of-
way adjacent to this site. The applicant must carry an insurance policy for the term
of the License Agreement and add the City of Las Vegas as an additionally insured
entity on this insurance policy. If requested by the City, the applicant shall remove
property encroaching in the public right-of-way at the applicant's expense pursuant
to the terms of the City's License Agreement. The installation and maintenance of
all private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to
the terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (229-4836).
14. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
compliance will be allowed if recommended by the approved Traffic Impact
Analysis. No recommendation of the approved Traffic Impact Analysis, nor
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Conditions Page Four
May 8, 2018 - 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. Per Unified Development Code (UDC) 19.16.060.G, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method in accordance with UDC sections 19.02.130.C and
19.02.130.E.
17. 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 additional 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
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page One
May 8, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
In conjunction with this request, the applicant has proposed a 250-lot gated single family
attached subdivision with narrow streets and no sidewalks that will require a waiver of
Title 19.
ISSUES
x A General Plan Amendment is requested to change the General Plan land use
designation from SC (Service Commercial) and MLA (Medium Low Attached Density
Residential) to M (Medium Density Residential) on the subject property.
x A Rezoning is requested to change the zoning designation of the subject property
from C-1 (Limited Commercial) and R-2 (Medium-Low Density Residential) to R-TH
(Single Family Attached). Staff recommends approval.
x A Waiver is requested to allow multiple deviations from private street standards,
including street widths, sidewalks and street terminations. Staff recommends
approval.
x A Tentative Map has been submitted for a 250-lot single family attached subdivision
on the site.
ANALYSIS
Currently, the property is multizoned as the result of a prior city Rezoning action (ZON-
3420) related to the Rancho Corridor Study that designated the portion of the property
from the east side of Rancho Drive 300 feet east as C-1 (Limited Commercial) and the
remainder as R-2 (Medium-Low Density Residential). Likewise, the General Plan was
amended (GPA-3418) to designate the first 300 feet along Rancho Drive as SC (Service
Commercial) and the remainder as MLA (Medium Low Attached Density Residential). If
approved, these proposed actions would redesignate the entire parcel as a single
zoning district with a single underlying General Plan designation that is appropriate for
residential development. The Department of Planning no longer allows for the
continuation of multiple designations or multiple zoning districts on the same parcel;
therefore, the proposed actions would rectify this issue.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Two
May 8, 2018 - Planning Commission Meeting
The intent of the prior zoning actions (ZON-3418 and GPA-3418) was to buffer
anticipated commercial development along Rancho Drive from existing single family
uses and zoning to the east. Over the course of the past 14 years since those actions,
the area along Rancho Drive has not been developed for commercial uses, indicating
that (1) there is no market for commercial development in this area; (2) there is
sufficient commercial development in the area to meet market demand; or (3) a
combination of these factors. By changing the General Plan and zoning designations to
accommodate higher densities, the types of development proposed can be compatible
with both adjacent commercial uses and single family residential uses, and can act as a
transition between these uses.
The site is bound by Rancho Drive on the west, a 126-foot Expressway as classified by
the city’s Master Plan of Streets and Highways, and surrounded on the other three sides
by primarily residential development consisting of a mobile home park, small lot single-
family parcels, a large single-family lot and a multi-family apartment complex. Fourplex
apartments are located north of Holly Avenue. Access to the site would be from
Rancho Drive and Holly Avenue, a 60-foot wide right-of-way that is not improved on the
south side. At present, a single-family dwelling on an unincorporated parcel is built up
to the right-of-way line, with the front yard and fence encroaching into Holly Avenue.
The proposed M (Medium Density Residential) General Plan designation allows for a
variety of multi-family uses such as low density apartments and single family uses,
including townhomes, up to a maximum density of 25.49 dwelling units per acre. The
R-TH (Single Family Attached) zoning district is intended to accommodate single-family
attached residences with designs and densities that transition between single-family
and multi-family uses. The R-TH zoning district is consistent with the intent and policies
of the M (Medium Density Residential) General Plan designation.
The proposed townhome lots are situated such that they extend to the centerline of the
proposed private streets. This was done to ensure that lot sizes and setbacks would
conform to R-TH standards. Lots range in size from 1,767 square feet to 3,549 square
feet. There are two larger common areas exceeding 10,000 square feet where open
space is planned. The townhome buildings themselves are to face each other and
orient away from the streets so that a courtyard or patio area is formed and street
access is to the garages. More than sufficient parking is provided, with two car garages
for each unit, plus 113 guest spaces distributed throughout the development.
Landscaping is provided along Rancho Drive, Holly Avenue, the southern perimeter and
on the interior along the entry street and guest parking areas. The six-foot landscape
buffer strip along Rancho Drive conforms to Title 19.06 requirements for perimeter
landscaping. The site has a natural slope of less than two percent from both north to
south and from east to west across the site. Pursuant to Title 19.06.090 Table 7, a 10-
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Three
May 8, 2018 - Planning Commission Meeting
foot perimeter wall is allowed, which may include up to four feet of retaining. The
provided tentative map indicates that up to 10-foot tall perimeter walls with no more than
four feet of retaining are proposed, in conformance with the standard.
Title 19.04.070 requires private streets to conform to public street standards, which
include 47-foot width, sidewalks on both sides of the street, and terminations in an
intersection or cul-de-sac. The tentative map indicates private streets behind a gate
that are 25 feet wide with no sidewalks. Within the proposed subdivision, the streets’
primary function is to provide access to individual garages or guest parking spaces,
eliminating the need for on-street parking. Fire access will be provided to meet
requirements. Pedestrian corridors are created in the spaces between buildings. Staff
therefore recommends approval of the proposed waivers of the street standards.
The Clark County School District (CCSD) has projected that 109 potential school
students could be generated by the proposed 250-lot townhome development on this
site. Among area schools at each level, CCSD notes that Ollie Detwiler Elementary
School and West Prep Middle School are over capacity for the 2017-18 school year.
Ollie Detwiler is 147 percent of capacity and West Prep is 110 percent of program
capacity. According to the information provided by CCSD, Western High School is also
36 percent over capacity.
Although the site is located within one half-mile of the city’s boundary with
unincorporated Clark County, a Development Notice and Assessment (DINA) is not
required, as the proposed General Plan Amendment and Rezoning could not result in
any of the thresholds for a Project of Regional Significance being reached as described
in LVMC Title 19.16.010.
If these requests are approved, the existing Off-Premise Sign on the property may
remain as a nonconforming use of land until such time as the site is redeveloped, at
which time it may be required to be removed pursuant to Title 19.14.
As conditions in the area have indicated that commercial uses are less viable in this
area of the city and higher density residential development can adequately transition
from commercial uses to single family uses in this area, staff recommends approval of
the proposed General Plan Amendment and Rezoning. The proposed townhome
development is appropriate for this area of the city and for this uniquely-shaped parcel.
If denied, the property will remain with multiple General Plan land use and zoning
designations as approved in 2004.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Four
May 8, 2018 - Planning Commission Meeting
FINDINGS (GPA-72783)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The proposed M (Medium Density Residential) designation allows for the R-2
(Medium-Low Density Residential), R-3 (Medium Density Residential) and R-TH
(Single Family Attached) zoning districts, which allow a range of residential
densities from 6.00 to 25.49 dwelling units per acre. These densities are
commensurate with the densities of the surrounding residential uses and zoning
districts to the north, south and east, which include R-4 (High Density Residential),
R-PD11 (Residential Planned Development – 11 Units per Acre) and R-3
(Medium Density Residential).
Adequate transportation and utility facilities are existing in the area that would
accommodate the residential uses allowed by the proposed M (Medium Density
Residential) land use designation.
The amendment proposed supports Policy 2.1.2 of the Las Vegas 2020 Master
Plan, which states that development on vacant or underutilized lots be sensitive
in use and design to surrounding development.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Five
May 8, 2018 - Planning Commission Meeting
FINDINGS (ZON-72784)
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
If approved, the R-TH (Single Family Attached) zoning district would allow for
single family attached units such as townhomes, which are compatible with the
higher density single family detached and multi-family apartment uses zoned R-
PD11 (Residential Planned Development – 11 Units per Acre), R-4 (High Density
Residential) and R-3 (Medium Density Residential) on the adjacent properties.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Six
May 8, 2018 - Planning Commission Meeting
FINDINGS (WVR-73060)
The proposed townhome development is designed in such a way that on-street parking
and pedestrian access along the proposed streets are not necessary. Emergency
access and turning movement requirements will be satisfied by the proposed design.
Staff therefore recommends approval, subject to conditions.
FINDINGS (TMP-73061)
The proposed Tentative Map conforms to Nevada Revised Statutes and Title 19
requirements for tentative maps, and staff supports the requested waivers of street
design standards. Staff therefore recommends approval of the tentative map, subject to
conditions.
BACKGROUND INFORMATION
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Seven
May 8, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a General Plan Amendment and Rezoning.
A tentative map is planned for this site in conjunction with these
02/21/18
actions; however, there was not enough time for staff to review the
map prior to the submittal deadline. Therefore, the map will need to be
scheduled for a subsequent hearing.
Neighborhood Meeting
A neighborhood meeting was held at the West Las Vegas Library,
located at 951 West Lake Mead Boulevard in Las Vegas. In attendance
were seven members of the public, one applicant representative and
one member of Department of Planning staff.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Eight
May 8, 2018 - Planning Commission Meeting
Neighborhood Meeting
The following concerns were raised by members of the public:
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Nine
May 8, 2018 - Planning Commission Meeting
Neighborhood Meeting
x The developer and proposed community should support the effort
to get rid of illegal street vendors that situate along Holly Avenue
on weekends.
x There were concerns that investors would buy up multiple units
and rent them out, making it a rental community. It was
requested by one neighbor for a possible agreement to not sell
more than two units to the same person or group to try to
minimize the rentals.
x All union labor should be used to construct the project.
Field Check
The site is undeveloped and mostly level with desert vegetation and
minor trash and debris throughout. It is surrounded by chain link
fencing on three sides and a block wall on the east side. An Off-
03/01/18
Premise Sign is located along Rancho Drive at about the midpoint of
the parcel. Overhead utility lines are located along Rancho Drive and
Holly Lane/Avenue.
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Ten
May 8, 2018 - Planning Commission Meeting
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Eleven
May 8, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Twelve
May 8, 2018 - Planning Commission Meeting
SS
GPA-72783, ZON-72784, WVR-73060 AND TMP-73061 [PRJ-72752]
Staff Report Page Thirteen
May 8, 2018 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 21
Intersection – Internal 16
Cul-de-sac Terminus 0
Intersection – External Street or Stub Terminus 0
Intersection – Stub Terminus w/ Temporary Turn Around
0
Easements
Non-Vehicular Path - Unrestricted 0
Total 21 16
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.31
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, 250 units 500
per unit
Attached
1 space
Guest
250 units per 6 42
Parking
units
TOTAL SPACES REQUIRED 542 616 Y
Regular and Handicap Spaces Required 542 0 614 2 Y
Waivers*
Requirement Request Staff Recommendation
47’ wide streets 25’ wide private streets Approval
Sidewalks on both sides of
No sidewalks Approval
street
*Private streets are subject to public street standards except when gated from public streets.
Per Title 19.04.070, any proposed deviations from public street standards must be approved
by a Waiver and must be separated from abutting standard streets by a gate that meets City
standards.
SS
GPA-72783
ОŐİֱՙธՙㄦธ
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FERRELL ST
R
PF RNP
ANDERSON LN
SC
ALLEN LN
CINDYSUE ST
ROW
ALWILL ST
VALLEY LN
M
H
GC LN
Y
L OD
ME HOLLY LN HOLLY AVE
N
RA
WINDSTORM AVE
PERIDOT POINT ST
NC
FERRELL ST
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HO
PR
CRYSTAL CHIMES DR
DR
PROPERTY
I
WINDCHIME DR
MR
WILLOWBROOK DR
O
MLA
SE
PA
TH
ML
MOUNTAI N TRL
EAST LN
SUNSET DR
VEGAS DR
PALM TER
PYRAMID DR
AR
RO
±
RD
SI
TA
LV
E
HE
TU
SM
IS
SC
M
E
UO
AD
M
R
E
ER
OK
Q
BL
NI
LA
R
AC
AV
E
TU
C
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TR
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E
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E
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ںՙ㈠ㄦxƥ̶ ㈠ㄦxƥ7 ธں㈠xxƥฌฎ ㈠″″ƥฌ
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ธں㈠xxƥ7
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C A╗Dz̬ฌ
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ḚŐḶƆƆ7AbŐDzAḚDz̬7 ںՙ㈠xㄦ7AbŐDzƆฌ
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AОЌ̬7̶ںɱֱธxֱㅡֱںںxںธฌ
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DzṲ㈠7Ա●ՁՁԱḶAŐCฌ
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ธں
ธⓒฎธฎ7Ɔ7 ㅡ㈠ㄦՙƥฌ
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x㈠ฎ
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Ќ Ḷ ㈠7
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xฌ
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AОЌ̬7̶ںɱֱธxֱㅡںxֱxxںฌ
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̶㈠̶
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ฎㄦ㈠ธxƥฌ
ฎㄦ㈠ںՙƥฌ
ฎㄦ㈠ںㅡƥฌ
ฎㄦ㈠ںںƥฌ
ฎㄦ㈠xՙƥฌ
ฎㄦ㈠xㅡƥฌ
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ฎㅡ㈠ɱ″ƥฌ
ฎㅡ㈠ɱธƥฌ
ฎㅡ㈠ฎɱƥฌ
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̶ƥ
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ธ
ฎธ㈠ㅡںƥฌ
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ӧ ОŐ●ЋA╗Dzỏฌ
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ں㈠x
О ՁⓈҜ7Ɔ╗ŐDzDz╗ฌ
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ںⓒՙฎں7Ɔฌ
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̶ƥฌ
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ՁՁbฌ
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Dz7Ɔ7╗7㈠77 ธ7x7x7xฌ
Ⓢ╗●Ձ●╗ù7C●ƆbՁA●Ҝ DzŐฌ
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bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7ЌḶ7ŐDzОŐDzƆDzЌ╗A╗●ḶЌ7●Ɔ7ҜACDz7╗ĠA╗7AՁՁ7DzṲ●Ɔ╗●ЌḚ7Ⓢ╗●Ձ●╗●DzƆ7AŐDz7ƆĠḶÛЌฌ
ЌḶ╗7A7ОAŐ╗ฌ
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Ⓢ╗●Ձ●╗●DzƆ7ЌḶ╗7ƆĠḶÛЌ7●Ќ7╗ĠDz●Ő7DzṲ●Ɔ╗●ЌḚ7ՁḶbA╗●ḶЌƆ㈠ฌ
ԱAƆ●Ɔ7Ḷ 7ԱDzAŐ●ЌḚ ฌ
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ỢⓈAŐ╗DzŐ7ӧƆÛ7゜ںㅡỏ7Ḷ7╗ĠDz7ƆḶⓈ╗ĠÛDzƆ╗7ỢⓈAŐ╗DzŐ7ӧƆÛ7゜ںㅡỏ7Ḷ7ƆDzb╗●ḶЌ7ธxⓒ7╗ḶÛЌƆĠ●О7ธxฌ
ƆḶⓈ╗Ġⓒ7ŐAЌḚDz7″ں7DzAƆ╗ⓒ7Ҝ㈠C㈠Ҝ㈠ⓒ7b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆ7ⓒ7bՁAŐì7bḶⓈЌ╗ùⓒ7ЌDzЋACA7AƆฌ
ŐDzbḶŐCDzC7●Ќ7●ՁDz7ɱฎ7Ḷ7ƆⓈŐЋDzùƆⓒ7A╗7ОAḚDz7xںⓒ7Ḷ●b●AՁ7ŐDzbḶŐCƆ7Ḷ7bՁAŐì7bḶⓈЌ╗ùⓒฌ
ЌDzЋACA㈠ฌ
ԱDzЌbĠҜ AŐìฌ
ԱDzЌbĠҜAŐì7ЌḶ㈠7ธՁЋx̶ںxЌDzƆฌ
Ő●ЋDz╗7ִ7ОՁA╗Dz7●Ќ7╗ḶО7Ḷ7bⓈŐԱ7A╗7ƆÛ7bḶŐЌDzŐ7Ḷ7ЋDzḚAƆ7CŐ●ЋDz7AЌC7Ɔ●ՁЋDzŐ7ՁAìDzƆฌ
DzՁDzЋA╗●ḶЌ7●Ќ7ҜDz╗DzŐƆ̬7″ㅡ″㈠ฎ̶ธฌ
ŐAЌbĠḶ7ִ7ЋDzḚAƆฌ
A7ŐDzƆ●CDzЌ╗●AՁ7ƆⓈԱC●Ћ●Ɔ●ḶЌฌ
Ɔ●╗Dz7ОՁAЌฌ
⒋7
⒋
⒋7
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ЋDzḚAƆ7CŐ●ЋDzฌ ЌAЋC7ฎฎฌ
ӧОⓈԱՁ●bỏฌ
ՁDzḚ AՁ7CDzƆbŐ●О╗●Ḷ Ќฌ
ںฌ ںฌ
A7ОḶŐ╗●ḶЌ7Ḷ7╗ĠDz7ƆḶⓈ╗ĠÛDzƆ╗7ỢⓈAŐ╗DzŐ7ӧƆÛ7ㅡỏ7AЌC7╗ĠDz7ƆḶⓈ╗ĠÛDzƆ╗7ỢⓈAŐ╗DzŐ7ӧƆÛ7ㅡỏ7Ḷฌ
ƆDzb╗●ḶЌ7ธxⓒ7╗ḶÛЌƆĠ●О7ธx7ƆḶⓈ╗Ġⓒ7ŐAЌḚDz7″ں7DzAƆ╗ⓒ7Ҝ㈠C㈠Ҝ㈠ⓒ7b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7bՁAŐìฌ
bḶⓈЌ╗ùⓒ7ЌDzЋACA㈠ฌ
ìDzù7Ҝ AО ЌḶ╗7╗Ḷ7ƆbAՁDzฌ
AՁՁDzЌ7ՁЌฌ
AƆƆDzƆƆḶŐƆ7ОAŐbDzՁ7ЌⓈҜԱDzŐƆ̬7 ̶ںɱֱธxֱㅡֱںںxںㄦฌ
bḶ Ќ╗Ḷ ⓈŐ7ӧںƥ7●Ќ╗DzŐЋAՁỏฌ
A╗Û●ՁՁ7Ɔ╗ฌ
b●ЌCùƆⓈDz7Ɔ╗ฌ
ĠḶՁՁù7ՁЌฌ
bḶ Ќ╗Ḷ ⓈŐ7ӧㄦƥ7●Ќ╗DzŐЋAՁỏฌ
ԱՁҜ7 ԱⓈŐDzAⓈ7Ḷ7ՁAЌC7ҜAЌAḚDzҜDzЌ╗ฌ Ќ╗Ɔ7 ЌḶ╗7╗Ḷ7ƆbAՁDzฌ
C A╗Dz̬ฌ
DzṲ●Ɔ╗●ЌḚ7ΎḶЌ●ЌḚ̬7 ӧbֱںỏ7Ձ●Ҝ●╗DzC7bḶҜҜDzŐb●AՁ7C●Ɔ╗Ő●b╗ฌ
ԱҜ7 ԱDzЌbĠҜAŐìฌ ОDz7 ОḶՁùDz╗ĠùՁDzЌDzฌ bDzЌ╗DzŐՁ●ЌDzฌ ㅡ゜ธx゜ธxںฎฌ
ӧŐֱธỏ7╗ÛḶֱAҜ●Ձù7ŐDzƆ●CDzЌbDz7C●Ɔ╗Ő●b╗ฌ
bA╗Ћ7 bAԱՁDz7╗DzՁDzЋ●Ɔ●ḶЌฌ ОՁ7 ОŐḶОDzŐ╗ù7Ձ●ЌDzฌ
ОŐḶОḶƆDzC7ΎḶЌ●ЌḚ̬7 Őֱ╗Ġ7Ɔ●ЌḚՁDz7AҜ●Ձù7A╗╗AbĠDzC7C●Ɔ╗Ő●b╗ฌ Ő●Ḛ Ġ╗ֱḶ HֱÛ Aùฌ Ɔb AՁDz̬ฌ
ƆbAՁDz̬7ںफ7ए7ㅡxƥฌ bb7 bՁAŐì7bḶⓈЌ╗ùฌ ОḶb7 ОḶ●Ќ╗7Ḷ7bḶЌЌDzb╗●ḶЌฌ ҜḶŐЌ●ЌḚƆ●CDz7AЋDzฌ
bbC7 bՁAŐì7bḶⓈЌ╗ù7●ŐDz7CDzОAŐ╗ҜDzЌ╗ฌ ОО7 ОḶÛDzŐ7ОḶՁDzฌ ╗Ḷ╗AՁ7ОŐḶОḶƆDzC7ՁḶ╗Ɔ̬7 ธㄦx7ՁḶ╗Ɔ7ӧ╗ùОDzỏ7゜7″7ՁḶ╗Ɔ7ӧbḶҜҜḶЌ7ՁḶ╗Ɔỏฌ bⓈŐԱ7AЌC7Ḛ Ⓢ╗╗DzŐฌ
ںफएㅡxƥฌ
ОŐḶİ7
bbÛ ŐC7 bՁAŐì7bḶ ⓈЌ╗ù7Û A╗DzŐ7ŐDzbՁAҜ A╗●Ḷ Ќ7C●Ɔ╗Ő●b╗ ОŐḶİDzb╗ฌ İḶ Ա7Ќ Ḷ ̬ฌ
ḚŐḶƆƆ7AbŐDzAḚDz̬7 ںՙ㈠xㄦ7AbŐDzƆฌ
ㅡxƥ7 ธxƥ7 ㅡxƥ7 ฎxƥ7 ںธxƥฌ bՁ7 bDzЌ╗DzŐՁ●ЌDzฌ ОЋb7 ОḶՁùЋ●ЌùՁ7bĠՁḶŐ●CDzฌ HDzЌbDzฌ ĠŐҜ ֱںՙֱxںɱฌ
bՁЋ7 b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆฌ Ő7 ŐAC●ⓈƆฌ ЌDz╗7AbŐDzAḚDz̬7 ںՙ㈠xㄦ7AbŐDzƆฌ
bҜО7 bḶŐŐⓈḚA╗DzC7ҜDz╗AՁ7О●ОDzฌ ŐbԱ7 ŐDz●ЌḶŐbDzC7bḶЌbŐDz╗Dz7ԱḶṲฌ CDzЌƆ●╗ù7ӧԱAƆDzC7ḶЌ7ḚŐḶƆƆ7AbŐDzAḚDzỏ̬7 ںㅡ㈠″″7ՁḶ╗Ɔ゜AbŐDzฌ
ОḶ Û DzŐ7ОḶ ՁDz7 C DzƆ●Ḛ Ќ DzC 7Աù̬ฌ b Ġ Dzb ìDzC 7Աù̬ฌ
bЌՁЋ7 b●╗ù7Ḷ7ЌḶŐ╗Ġ7ՁAƆ7ЋDzḚAƆฌ ŐbО7 ŐDz●ЌḶŐbDzC7bḶЌbŐDz╗Dz7О●ОDzฌ
Ő
ƆҜAՁՁDzƆ╗7ՁḶ╗7Ɔ●ΎDz̬7 ںⓒՙ″ՙ7Ɔฌ
A
ՁAŐḚDzƆ╗7ՁḶ╗7Ɔ●ΎDz̬7 ″ⓒՙㄦںƆฌ
Ġ
Ɔ●CDzÛ AՁìฌ
CŐ7 CŐ●ЋDzฌ ƆĠ╗7 ƆĠDzDz╗ฌ AЋDzŐAḚDz7ՁḶ╗7Ɔ●ΎDz̬7 ธⓒںɱฎ7Ɔฌ
7C
Ab●Ձ●╗ù7╗ùОDz̬77Ɔ●ЌḚՁDz7AҜ●Ձù7A╗╗AbĠDzC7ŐDzƆ●CDzЌbDzฌ
DzŐŐDzՁՁ7Ɔ╗ฌ
ùฌ ù C
DzṲ7 DzṲ●Ɔ╗●ЌḚฌ Ɔ╗7 Ɔ╗ŐDzDz╗ฌ ฌ Ġฌ
Cฌ
ОDzAì7ՁḶÛ7ए7x㈠ธںㄦฎ7ҜḚCฌ H●ŐDz7ĠùCŐAЌ╗ฌ xㅡ゜ธ̶゜ںฎ
7 ●Ќ●ƆĠ7ՁḶḶŐ7DzՁDzЋA╗●ḶЌฌ ƆÛ7 Ɔ●CDzÛAՁìฌ ОŐḶ İDzb╗7Ɔ●╗Dz7 ḶОDzЌ7ƆОAbDz7ŐDzỢⓈ●ŐDzC̬ฌ
ОDzAì7ો7ÛDz╗7ÛDzA╗ĠDzŐ7ए7x㈠ธ″ɱՙ7ҜḚCฌ
Ḛ7 ●Ќ●ƆĠ7ḚŐACDzฌ ╗DzՁDz7 ╗DzՁDzОĠḶЌDzฌ ЋDzḚAƆ7CŐ7 ƆDzÛ DzŐ7Ձ●ЌDz7Û ゜Ҝ AЌĠḶ ՁDzฌ ƆƆ7 ƆƆฌ
bAՁbⓈՁA╗●ḶЌƆ̬ฌ ḶОDzЌ7ƆОAbDz7ОŐḶЋ●CDzC̬ฌ
Ġ7 ●ŐDz7ĠùCŐAЌ╗ฌ ╗ùО7 ╗ùО●bAՁฌ
AЋḚ7ՁḶÛ7ए77ธㄦx7Ṳ7ɱxⓒxxx7ḚAՁ77Ṳ7777777ں7 7777777ए7x㈠x″ں″ㅡㅡ7ҜḚCฌ
ĠОḚ7 Ġ●ḚĠ7ОŐDzƆƆⓈŐDz7ḚAƆฌ ОAŐì●ЌḚ7ŐDzỢⓈ●ŐDzC̬7 ㄦㅡธ7ӧธ7ⓈЌ●ҜОDzCDzC7ƆОAbDz7ОDzŐ7CÛDzՁՁ●ЌḚฌ
ธ7 Ḷ7 ธฌ
ⓈƆC7 ⓈЌ●ḶŐҜ7Ɔ╗AЌCAŐC7CŐAÛ●ЌḚฌ Û A╗DzŐ7Ձ●ЌDzฌ
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ՁЌ7 ՁAЌDzฌ ЋbО7 Ћ●╗Ő●●DzC7bՁAù7О●ОDzฌ
ОDzAì7ՁḶÛ7ए7x㈠x″ں″ㅡㅡ7Ṳ7̶㈠ㄦ7ए7x㈠ธںㄦՙㄦ̶7ҜḚCฌ Ɔ╗ŐDzDz╗Ձ●Ḛ Ġ╗ฌ ֱֱֱֱ ֱֱֱֱ
ՁƆ7 ՁAЌCƆbAОDzฌ Û7 ÛA╗DzŐฌ ОAŐì●ЌḚ7ОŐḶЋ●CDzC̬7 ″ں″7ӧธ7ƆОAbDzƆ7ОDzŐ7ⓈЌ●╗7ો7̶ںں7ḚⓈDzƆ╗7ƆОAbDzƆỏฌ
ОDzAì7ો7ÛDz╗7ÛDzA╗ĠDzŐ7ՁḶÛ7ए7x㈠ธںㄦՙㄦ̶7ҜḚC7Ṳ7ں㈠ธㄦ7ए7x㈠ธ″ɱ″ɱธ7ҜḚCฌ
●ՁDz7ЌAҜDz̬ฌƆ̬⇓Ab╗●ЋDz⇓ĠAŐҜḶЌù7ĠḶҜDzƆ⇓ĠŐҜֱںՙֱxںɱ7ֱ7ŐAЌbĠḶ7ִ7ЋDzḚAƆ⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓AbAC⇓ĠŐҜںՙxںɱ﹝ƆĠ╗Ɔ㈠CÛḚฌ
b●╗ùฌ xxxxxxxฌ
ӧОⓈԱՁ●bỏฌ
ӧ ОⓈԱՁ●bỏฌ
Ќ Ḷ ╗ 7A 7О A Ő ╗ ฌ ОḶÛDzŐ̬7 ЌЋ7DzЌDzŐḚùฌ
A ՁՁDzЌ7ՁAЌDzฌ
ӧОⓈԱՁ●bỏฌ
A ՁÛ●ՁՁ7Ɔ╗ŐDzDz╗ฌ
╗DzՁDzОĠḶЌDz̬7 bDzЌ╗ⓈŐùՁ●Ќìฌ
Ɔ Ġ ╗ Ɔ ㈠ฌ A О О Ő ㈠ฌ C A ╗ Dz
b ●ЌCùƆⓈDz7Ɔ╗ŐDzDz╗ฌ
DzṲ㈠7″फ7AbО7ÛA╗DzŐ7ӧṲbֱธ″ㄦỏฌ
bḶ ЌЌDzb╗●Ћ●╗ùฌ
Աù7
ฌ
एฌ
ธ
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ԱⓈ●ՁC●ЌḚ 7ƆDz╗ԱAbìƆฌ
ŐDzỢⓈ●ŐDzC7 ОŐḶОḶƆDzCฌ
xฌ㈠ฌ
̶ ̶㈠ㅡฎƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ̶ ̶㈠̶̶ƥฌ ̶ ̶㈠̶̶ƥฌ ธ ں㈠xxƥฌ
xฌ
ธ ں㈠xxƥฌ ̶ ̶㈠̶̶ƥฌ ̶ ธ㈠ㅡฎƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ̶ ธ㈠ㄦㅡƥฌ ŐḶЌ╗̬777777777777777777777777777ںxƥ7 ںxƥฌ
xฌ
ƥฌ
ŐḶЌ╗7ḚAŐAḚDz̬7 ЌA7 ЌAฌ
ฎㄦ㈠ںxƥฌ ḶŐฌ ●Ќ╗DzŐ●ḶŐ7Ɔ●CDz̬7 ЌA7 ЌAฌ
ธㄦƥฌ bḶŐЌDzŐ7Ɔ●CDz̬7 ںxƥ7 ںxƥฌ
ŐDzAŐ̬7 ㄦƥ7 ㄦƥฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ㄦՙ7 ㄦฎฌ ㄦɱ7 ″xฌ ″ںฌ ″ธฌ ″̶7 ″ㅡ7 ″ㄦฌ ″″ฌ ɱںฌ
ֱںฎxxֱธธՙֱธ″xxฌ
″ՙ7 ″ฎฌ ″ɱ7 ՙxฌ ՙںฌ
̶ⓒธㄦㄦ7Ɔฌ ธⓒฎ̶ՙ7Ɔฌ
̶̶㈠̶ㅡƥฌ
ธⓒxㅡฎ7Ɔฌธⓒxㅡฎ7Ɔฌธⓒxㅡՙ7Ɔฌธⓒxㅡฎ7Ɔฌธⓒxㅡฎ7Ɔฌธⓒxㅡฎ7Ɔฌ ̶ⓒธㄦx7Ɔฌ ̶ⓒธㄦx7Ɔฌ
̶ ̶㈠̶ㅡƥฌ
ธⓒxㅡฎ7Ɔฌธⓒxㅡฎ7Ɔฌ ̶ⓒธㄦx7Ɔฌ ̶ⓒں″ՙ7Ɔฌ ธⓒxㅡฎ7Ɔฌธⓒxㄦ″7Ɔฌ
ՙธฌ
ՙ ″㈠xxƥฌ
AОЌ̬7̶ںɱֱںɱֱฎx̶ֱxxںฌ
C Dz Ɔ b Ő ●О ╗ ●Ḷ Ќ 7
ธⓒںฎՙ7Ɔฌ ฎㄦ㈠xɱƥฌ
CDzЋDzՁḶ ОҜ DzЌ╗7ЌḶ ╗DzƆฌ
ƆҜ●╗Ġ7DzC●╗Ġฌ ՙ̶ฌ ՙㅡฌ ں㈠7 ╗ĠDz7 ƆⓈԱC●Ћ●CDzŐ7 ●Ќ╗DzЌCƆ7 ḶЌ7 DzЌḶŐb●ЌḚ7 ╗ĠDz7 Ɔ╗AЌCAŐC7 ОŐḶ╗Dzb╗●ЋDz7 bḶЋDzЌAЌ╗Ɔฌ
A О Ќ ̬7ںธㄦ̶ֱxֱㄦxธֱxxฎฌ
ɱՙ㈠ㄦx ƥฌ
Ő●bĠAŐCƆḶЌ7╗ŐⓈƆ╗ฌ
ɱ ՙ㈠ㄦxƥฌ
ɱՙ㈠ㄦx ƥฌ
ɱ ՙ㈠ㄦxƥฌ
ɱՙ ㈠ㄦxƥฌ
ɱ ՙ㈠ㄦxƥฌ
ธⓒㄦ̶ฎ7Ɔฌ
ɱՙ ㈠ㄦxƥฌ
ㅡⓒ̶ㄦㄦ7Ɔฌ AЌC7CDzDzC7ŐDzƆ╗Ő●b╗●ḶЌƆ7ÛĠ●bĠ7Û●ՁՁ7ԱDz7bḶҜО●ՁDzC7●Ќ╗Ḷ7A7ƆDzОAŐA╗Dz7CḶbⓈҜDzЌ╗㈠ฌ
ɱ ՙ㈠ㄦxƥฌ
ɱՙ ㈠ㄦxƥฌ
ɱ ՙ㈠ㄦxƥฌ
ɱՙ ㈠ㄦxƥฌ
ɱ ՙ㈠ㄦxƥฌ
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ɱՙ ㈠ㄦxƥฌ
О Dz Ő Ⓢ b Ġ ●Ќ ●7H Ő A Ќ ì 7C 7ִ 7İA Ќ Dz ฌ
ɱ ɱ㈠̶ㅡƥฌ
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A Ќ C 7b Ġ Ⓢ A 7Û ●Ќ Ɔ ╗ Ḷ Ќ ฌ ںⓒՙฎՙ7Ɔฌ
ӧ ОŐ●ЋA╗Dzỏฌ
ธں㈠xxƥฌ
ธں㈠xxƥฌ
ںںں㈠ธㄦƥฌ
ںxฎ㈠ՙ″ƥฌ
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Ќ ╗ 7A 7О A Ő ╗ ฌ ฎㄦ㈠xฎƥฌ
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Ձ ùbĠDzDz7Ɔ╗ŐDzDz╗
ںธ ՙ㈠ɱՙƥฌ
Ő Ⓢ Ő A Ձ7Dz Ɔ ╗ A ╗ Dz Ɔ 7Ő Dz Ɔ ●C Dz Ќ ╗ ●A Ձฌ
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ɱ̶ฌ
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ธں㈠xxƥฌ
ธ ں㈠xxƥฌ
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ฌ
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xƥฌ İAbìŐⓈ●╗7AЋDzЌⓈDzฌ ธㄦƥฌ
xฌ
㈠ฌ xฌ
㈠7ㄦฌƥฌ
̶ฌ एฌ xฌ
ㅡฌ ӧОŐ●ЋA╗Dzỏฌ
Őฌ
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ธ x㈠ฎɱƥ7 ธ ں㈠xxƥฌ
ՁAЌCƆbAО●ЌḚ 7ŐDzỢ Ⓢ●ŐDzҜ DzЌ╗Ɔฌ
Ő
ธ ں㈠xxƥฌ ںธ㈠ɱՙƥฌ ธ x㈠̶ธƥฌ ธ x㈠̶ธƥฌ ธ x㈠̶ธƥฌ ธ x㈠̶ธƥฌ ̶ ں㈠xںƥฌ ธ ں㈠xxƥฌ ں″㈠ฎธƥฌ ธں㈠xxƥฌ ںธ㈠ฎㅡƥฌ ธx㈠ㅡɱƥฌ ธx㈠ㅡɱƥฌ ںธ㈠″ՙƥฌ AОЌ̬7̶ںɱֱธxֱㅡธxֱxxں7╗Ḷ7ֱxՙxฌ
ธ ㄦ㈠xںƥฌ ںธ㈠″ՙƥฌ ںɱ㈠ฎںƥฌ ںɱ㈠ฎںƥฌ ɱㅡฌ b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆ7Ɔ╗AЌCAŐCƆ7ŐDzỢⓈ●ŐDz7ธㅡफ7ԱḶṲ7╗ŐDzDzƆ7ԱDz7ОՁAЌ╗DzC7A7ҜAṲ●ҜⓈҜ7Ḷ7̶xֱ╗ฌ
ฌ ฎ㈠x̶ƥฌ x㈠″ฎƥฌ x㈠″ฎƥฌ x㈠″ฎƥฌ ՙ㈠ɱɱƥฌ ㅡ㈠ںฎƥฌ ㅡ㈠ںฎƥฌ Ő
xƥฌ ฎ㈠ں″ƥฌ x㈠ㄦںƥฌ ฎ㈠̶̶ƥฌ ฌ ĠḶՁՁù7DzŐŐDzՁฌ
x ƥฌ
xฌ ฎ㈠̶̶ƥฌ ں㈠ںɱƥฌ ՙ㈠ㄦㄦƥฌ एฌ ธⓒฎ̶ㄦ7Ɔฌ ḶЌ7bDzЌ╗DzŐ7ӧḶЌ7ŐAЌbĠḶ7AЌC7ĠḶՁՁùỏ㈠7ՁAЌCƆbAО●ЌḚ7ƆĠAՁՁ7●ЌbՁⓈCDz7CŐḶⓈḚĠ╗ֱŐDzƆ●Ɔ╗AЌ╗ฌ
̶̶㈠̶̶ƥฌ
㈠ฌ
̶̶㈠̶̶ƥฌ
xฌ
ㄦฌ
ฎฌ Őฌ
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ธฌ एธ ЌḶ╗7A7ОAŐ╗ฌ
ฎฌ
एฌ
ฌ
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xฌ
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एฌ ฎㄦ㈠x″ƥฌ ŐDzḚ●ḶЌAՁ7ОՁAЌЌ●ЌḚ7bḶAՁ●╗●ḶЌ7ŐDzḚ●ḶЌAՁ7ОՁAЌ╗7Ձ●Ɔ╗㈠ฌ
ฌฌ
xx
ㄦ″ฌ ㄦㄦฌ ㄦㅡฌ ㄦ̶ฌ ㄦธ7 ㄦں7 ㄦx7 Őฌ
ƥฌ
ㅡɱฌ ㅡฎ7 ㅡՙฌ ㅡ″ฌ ㅡㄦฌ ㅡㅡฌ ㅡ̶7 ㅡธฌ
ฌฌ
ㅡںฌ ㅡxฌ ̶ɱฌ
ƥฌ
ธⓒ″ㅡธ7Ɔฌ ںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌ ธⓒฎ″ں7Ɔฌ
ธ̶ ㈠ㄦxƥ7
ธⓒฎㅡՙ7Ɔฌ ںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌ ธⓒฎㅡՙ7Ɔฌ ธⓒฎ″ں7Ɔฌ ںⓒฎxธ7Ɔฌںⓒฎxธ7Ɔฌ ธⓒ″ㅡ″7Ɔฌ
ՁDzҜḶЌ7AЋDzЌⓈDzฌ ƆĠŐⓈԱƆ7 AŐDz7 ŐDzỢⓈ●ŐDzC7 ●Ќ7 AՁՁ7 ԱⓈDzŐ7 AŐDzAƆⓒ7 Û●╗Ġ7 A7 Ҝ●Ќ●ҜⓈҜ7 Ḷ7 ḶⓈŐ7 ㄦֱḚAՁՁḶЌฌ
ӧОŐ●ЋA╗Dzỏฌ ƆĠŐⓈԱƆ7ŐDzỢⓈ●ŐDzC7ḶŐ7DzЋDzŐù7ŐDzỢⓈ●ŐDzC7╗ŐDzDz㈠ฌ
ธㄦƥฌ
ɱㄦฌ
ƥฌ
ฎㄦ㈠ฎ̶ ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
ธⓒฎ̶ㄦ7Ɔฌ
ฎㄦ㈠ฎ̶ ƥฌ
ںธ㈠ㄦ″ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
ฎ ㅡ㈠ㄦɱƥฌ
ฎㄦ㈠ฎ̶ ƥ7
̶̶㈠̶̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥ7
̶̶㈠̶̶ƥฌ
ฎㄦ㈠ฎ̶ ƥ7
xฌ
ฎㄦ ㈠ฎ̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
㈠ฌ ƆƆฌ
ฎㄦ ㈠ฎ̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
xฌ
ฎㄦ ㈠ฎ̶ƥ
ฎฌ
ฎ ㄦ㈠ฎ̶ƥ7
ฎㄦ ㈠ฎ̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥฌ
ฎ ㄦ㈠ฎ̶ƥ7
ฎㄦ ㈠ՙںƥ
ธฌ
एฌ ḚŐḶⓈЌC7 bḶЋDzŐƆ7 ƆĠAՁՁ7 ԱDz7 ●ЌƆ╗AՁՁDzC7 ●Ќ7 AՁՁ7 ՁAЌCƆbAОDzC7 AŐDzAƆ㈠7 ЌḶЌֱЋDzḚA╗A╗●ЋDzฌ
Ќ Ḷ ㈠7
ฌ Őฌ
Ő ฌ
एธ
ฌ ╗ ⓈŐỢⓈḶ●ƆDz7bAЌùḶЌ7AЋDzЌⓈ ḚŐḶⓈЌC7 bḶЋDzŐƆ7 ƆĠAՁՁ7 ●ЌbՁⓈCDzⓒ7 Û●╗ĠḶⓈ╗7 Ձ●Ҝ●╗A╗●ḶЌƆⓒ7 ŐḶbìƆ7 AЌC7 ƆҜAՁՁ7 Ɔ╗ḶЌDzⓒฌ
ฎ ㄦ㈠xㅡƥฌ
ฎฌ
㈠x
ӧ ОŐ●ЋA╗Dzỏฌ bŐⓈƆĠDzC7 ŐḶbì7 AЌC7 ԱAŐìⓒ7 ●ЌƆ╗AՁՁDzC7 ╗Ḷ7 A7 Ҝ●Ќ●ҜⓈҜ7 CDzО╗Ġ7 Ḷ7 ╗ÛḶ7 ●ЌbĠDzƆ7 ●Ќ7 AՁՁฌ
ӧОŐ●ЋA╗Dzỏฌ
ӧОŐ●ЋA╗Dzỏฌ
ฌ
AŐDzAƆ㈠ฌ
ฌxƥฌ
ɱ″ฌ
ҜAЌḚḶ7Ɔ╗ŐDzDz╗ฌ
ں″㈠̶̶ƥฌ
ںⓒՙฎ″7Ɔฌ
ธں㈠xxƥฌ
╗ AЌḚDzŐ●ЌDz7Ɔ╗ŐDzDz╗ฌ
ฎ ㄦ㈠xㅡƥฌ A7 ՁAЌCƆbAО●ЌḚ7 ҜA●Ќ╗DzЌAЌbDz7 AḚŐDzDzҜDzЌ╗7 Û●ՁՁ7 ԱDz7 bŐDzA╗DzC7 ╗Ḷ7 CDz╗DzŐҜ●ЌDz7 ÛĠḶ7 ●Ɔฌ
ɱՙ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ
ㅡ㈠″ ՙƥฌ
ธ ㄦƥฌ ŐDzƆОḶЌƆ●ԱՁDz7 ḶŐ7 ╗ĠDz7 ҜA●Ќ╗DzЌAЌbDz7 Ḷ7 AՁՁ7 ŐDzỢⓈ●ŐDzC7 ՁAЌCƆbAО●ЌḚ7 ОDzŐ7 bḶCDzⓒฌ
̶ x㈠ฎ̶ƥฌ ธں㈠xxƥฌ ธ ں㈠xxƥฌ ธں㈠xxƥฌ ںธ㈠̶̶ƥฎ㈠″ՙƥฌ ธں㈠xxƥ7 ̶㈠ㄦxƥฌ ɱՙฌ ՁḶbA╗DzC7 ACİAbDzЌ╗7 ╗Ḷ7 ОⓈԱՁ●b7 Ő●ḚĠ╗ֱḶֱÛAùƥƆ7 AЌC7 ●Ќ╗DzŐЌAՁ7 bḶҜҜḶЌ7 ՁḶ╗Ɔฌ
ںՙ㈠ㄦxƥ̶ ㈠ㄦxƥ7ธ ں㈠xxƥฌ ฎ ㈠ฎ̶ƥฌ
ںธ㈠ںՙƥ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ںธ㈠ںՙƥฌ
ฎ ㈠ฎ̶ƥฌ ธ ں㈠xxƥ ̶ ㈠ㄦxƥฌ
ںՙ㈠ㄦxƥ̶ ㈠ㄦxƥฌ
ธں㈠xxƥฌ ฎ㈠″″ƥ ںธ㈠̶ㅡƥฌ ธں㈠xxƥฌ ธ ں㈠xxƥฌ ธں㈠xxƥฌ ՙㄦ7 ɱxฌ
̶ x㈠ฎ̶ƥฌ x㈠xxƥฌ ҜA●Ќ╗A●ЌDzC7ОDzŐ7bḶCDz㈠77AՁՁ7ՁAЌCƆbAО●ЌḚ7ƆĠAՁՁ7ԱDz7●Ќ7bḶЌḶŐҜAЌbDz7Û●╗Ġ7b●╗ù7Ḷ7ՁAƆฌ
ںⓒՙฎ″7Ɔฌ
ธ ں㈠xxƥฌ
̶ⓒธㄦx7Ɔฌ ธⓒฎธฎ7Ɔฌ
̶̶㈠̶ㅡƥฌ
̶ ̶㈠̶̶ƥ
ฎㄦ ㈠x̶ƥฌ ЋDzḚAƆ7bḶCDz㈠㈠ฌ
AОЌ̬7̶ںɱֱธxֱㅡธxֱxxں7╗Ḷ7ֱxՙxฌ
ՙ㈠″ՙƥฌ ธں㈠xxƥฌ
ธںฌ ธธฌ ธ̶7 ธㅡฌ ธㄦ7 ธ″ฌ ธՙ7 ธฎฌ ธɱ7 ̶xฌ ̶ںฌ ̶ธ7 ̶̶7 ̶ㅡฌ ̶ㄦ7 ̶″ฌ ɱฎฌ ĠḶՁՁù7DzŐŐDzՁฌ
ธⓒ″ՙx7Ɔฌ
̶ՙ7 ̶ฎฌ ɱ ՙ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ
ںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌ ธⓒฎฎ″7Ɔฌ ںⓒՙฎ″7Ɔฌ
Ћ●b●Ќ●╗ù7Ҝ AОฌ ЌḶ╗7╗Ḷ7ƆbAՁDzฌ
ธں㈠xxƥฌ
ธⓒฎՙธ7Ɔฌ ںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌ ธⓒฎՙธ7Ɔฌ ธⓒฎฎՙ7Ɔฌ ںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌںⓒฎںฎ7Ɔฌ ЌḶ╗7A7ОAŐ╗ฌ
ธⓒ″ՙx7Ɔฌ ՙ″7 ฎɱฌ
̶ں㈠̶̶ƥฌ
ฎ ㄦ㈠xธƥฌ
ธⓒxㅡՙ7Ɔฌ ںⓒՙฎں7Ɔฌ
ธں㈠xxƥฌ
ธں㈠xxƥฌ
ՙ㈠″ՙƥฌ
ɱɱฌ
ฎ″ ㈠ㄦɱƥ7
″㈠ㄦɱƥ7
ฎ″㈠ㄦɱ ƥ7
ฎ ″㈠ㄦɱƥ7
ฎ″㈠ㄦɱ ƥ7
ฎ ″㈠ㄦɱƥฌ
ฎ ″㈠ㄦɱƥฌ
ฎ″㈠ㄦɱ ƥฌ
ฎ ″㈠ㄦɱƥฌ
ฎ″ ㈠ㄦɱƥฌ
ฎ ″㈠ㄦɱƥ7
ฎ″ ㈠ㄦɱƥฌ
ฎ ″㈠ㄦɱƥฌ
ฎ″ ㈠ㄦɱƥฌ
ฎ ″㈠ㄦɱƥฌ
ฎ″ ㈠ㄦɱƥฌ
ฎ ″㈠ㄦɱƥ7
ฎㅡ㈠ฎ̶ƥฌ
ฎ″ ㈠ㄦɱƥ7
ฎ ″㈠ㄦɱƥ7
ฎฌ
ฎ″㈠ㄦɱƥ
ɱ ՙ㈠ㄦxƥฌ ںⓒՙฎㄦ7Ɔฌ
ธں㈠xxƥฌ
ՙՙ7 ฎฎ7 ฎㄦ㈠xںƥฌ
̶ں㈠̶̶ƥฌ
ธⓒxㅡՙ7Ɔฌ ںⓒՙฎں7Ɔฌ
ธں㈠xxƥฌ
ธ ں㈠xxƥฌ
ՙ㈠″ՙƥฌ
Őฌ
ںxxฌ
ƥฌ
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ฎฌ xฌ
㈠x xฌ ںⓒՙฎㄦ7Ɔฌ
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ฌฌxฌ
ƥฌ ฌ
ฎ㈠ฌ ՙฎฌ ฎՙฌ ฎㄦ㈠xxƥฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںㅡฎฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
̶ں㈠̶̶ƥฌ
ḚⓈAЋA7AЋDzЌⓈDzฌ एธฌฌ
Őฌ ธⓒxㅡՙ7Ɔฌ ںⓒՙฎں7Ɔฌ
ธں㈠xxƥฌ
ธں㈠xxƥฌ
ธ㈠xㄦƥฌ ธ㈠xㄦƥฌ ธ㈠xㄦƥฌ ՙ㈠″ՙƥฌ
″x̶x7Ɔ㈠7İḶЌDzƆ7ԱḶⓈՁDzЋAŐC7
ӧОŐ●ЋA╗Dzỏฌ
ธㄦƥฌ
ɱՙ ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ ОŐḶ İDzb╗7Ɔ●╗Dzฌ
ںxںฌ
A Ќ Dz ù ฌ Ќ Ḛ ●Ќ Dz Dz Ő ●Ќ Ḛ ฌ
ӧՙxธỏ7̶″ธֱฎฎㅡㅡฌ7AṲ̬7ӧՙxธỏ7̶″ธֱㄦธ̶̶ฌ
ں7ɱ㈠ธɱƥฌ ธں㈠xxƥฌ ںx㈠̶ฎƥฌ ธธ㈠ՙฎƥฌ ںx㈠ㄦㄦƥฌ ธ ں㈠xxƥฌ ںɱ㈠ںธƥฌ ںɱ㈠ںธƥฌ ธ ں㈠xxƥฌںx㈠ธɱƥฌ ธ ں㈠xxƥฌ ںɱ㈠̶ฎƥฌ ธں㈠xxƥฌ ںx㈠ՙںƥฌ ธں㈠xxƥฌ ںฎ㈠ɱㄦƥฌ ںฎ㈠ɱㄦƥฌ ธ ฎ㈠ՙฎƥฌ ںⓒՙฎㄦ7Ɔฌ
ธں㈠xxƥฌ
ӧՙxธỏ7ㅡՙฎֱฎ̶ՙㄦ7 AṲ̬7⒋ฌ
ธں㈠xxƥฌ
Őฌ
ธ ں㈠xxƥฌ
एฌธฎฌ ɱՙ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ
ฌ
㈠ฌ
xฌ
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xฌ
ㅡ7 ̶ฌ ธฌ ںฌ ںxธฌ
ƥฌ
̶ⓒںɱ̶7Ɔฌ ںⓒฎㅡՙ7Ɔฌںⓒฎㅡ″7Ɔฌںⓒฎㅡㄦ7Ɔฌںⓒฎㅡㅡ7Ɔฌںⓒฎㅡ̶7Ɔฌںⓒฎㅡธ7Ɔฌ ธⓒɱธธ7Ɔฌ ธⓒɱںɱ7Ɔฌ ںⓒฎ̶ฎ7Ɔฌںⓒฎ̶ՙ7Ɔฌںⓒฎ̶ㄦ7Ɔฌںⓒฎ̶ㅡ7Ɔฌںⓒฎ̶̶7Ɔฌںⓒฎ̶ธ7Ɔฌ ฎxฌ ฎㄦฌ
ธⓒɱx″7Ɔฌ ธⓒɱx̶7Ɔฌ ںⓒฎธฎ7Ɔฌںⓒฎธՙ7Ɔฌ ธⓒ″ธں7Ɔฌ
̶x㈠ฎ̶ƥฌ
ธⓒ″ฎx7Ɔฌ
ธⓒxㅡՙ7Ɔฌ ںⓒՙฎں7Ɔฌ
ธں㈠xxƥฌՙ㈠″ՙƥ̶ ں㈠̶̶ƥฌ
ธں㈠xxƥฌ
ธ ں㈠xxƥฌ
ɱՙ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ
ธ㈠ںՙƥ7 ฎㅡ㈠ɱฎƥฌ
ฎฎ㈠xɱƥฌ
ฎฎ㈠xx ƥฌ
ฎ ՙ㈠ɱㄦƥฌ
ฎ ՙ㈠ɱxƥ7
ฎՙ㈠ฎㄦ ƥ7
ฎՙ㈠ฎx ƥ7
ฎ ՙ㈠ՙㅡƥ7
ฎ ՙ㈠″ɱƥ7
ฎՙ㈠ㄦ̶ƥฌ
ฎ ՙ㈠″ںƥฌ
ฎՙ㈠ㅡฎƥ7
ƆƆฌ
ฎՙ ㈠ㅡ̶ƥ7
ฎՙ㈠̶ฎƥ7
ฎՙ㈠̶̶ƥ7
ฎՙ㈠ธฎƥ7
ฎՙ ㈠ธธƥ7
ฎՙ㈠x″ƥฌ
ฎՙ㈠xںƥฌ
ฎՙ㈠ںㅡƥ7
ฎ″㈠ɱ″ƥฌ
ฎ″㈠ฎɱƥ7
ฎںฌ ฎㅡฌ Ő DzḚDzЌ╗7C●AҜḶЌCฌ
ธⓒxㅡՙ7Ɔฌ ںⓒՙฎں7Ɔฌ
ธں㈠xxƥฌ
ธں㈠xxƥฌ
ธㄦƥฌ AЋDzЌⓈDzฌ
ɱՙ㈠ㄦxƥฌ ฎㅡ㈠ฎ̶ƥฌ bDzฌ
ธⓒxㄦ″7Ɔฌ ӧ ОŐ●ЋA╗Dzỏฌ
ฎธฌ ฎ̶ฌ
ƥฌ
xฌ
̶″㈠ںɱƥฌ ธں㈠xxƥฌ ธں㈠xxƥฌ ธں㈠xxƥฌ ธں㈠xxƥฌ ธں㈠xxƥฌ ธں㈠xxƥฌ ฎㅡ㈠ɱՙƥฌ
ฌ
̶ ̶㈠̶ㅡƥฌ ̶̶㈠̶̶ƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธ ں㈠xxƥฌ ธں㈠xxƥฌ ธ ں㈠xxƥฌ ̶ ̶㈠̶ㅡƥฌ ̶̶㈠̶̶ƥฌ ธ ں㈠xxƥฌ ̶ⓒ″″ฎ7Ɔฌ ̶ⓒںɱธ7Ɔฌ
̶ՙ㈠″̶ƥฌ
ธ ں㈠xxƥฌ ̶ x㈠ฎㅡƥฌ
̶ ՙ㈠″̶ƥ7
ฌฌ㈠x
ธฎ
ںx̶ฌ
ӧОŐ●ЋA╗Dzỏ7
एฌ
Őฌ ̶x㈠ㄦxƥฌ
̶x㈠ㄦxƥ7 ″ՙ㈠xxƥฌ ㄦ ㅡ㈠̶̶ƥ7 ̶x㈠ㄦxƥฌ ธⓒՙںธ7Ɔฌ
̶ں㈠ɱธƥฌ
bDzฌ
Ձ ùbĠDzDz7Ɔ╗ŐDzDz╗7
̶ⓒㅡㅡx7Ɔฌ
ฎㅡ㈠ɱ″ƥฌ
ธㅡƥฌ
A О О ՁDz 7A Ћ Dz Ќ Ⓢ Dz ฌ bDzฌ Dz7Ɔ7╗7㈠77 ธ7x7x7xฌ
ںxㅡฌ
̶″㈠xxƥฌ
ㅡⓒㄦธㄦ7Ɔฌ
̶ㄦ㈠ฎ″ƥฌ
ӧО Ő ●Ћ A ╗ Dz ỏฌ ںⓒՙฎㅡ7Ɔฌ
ธں㈠xxƥฌ
̶″㈠ںธƥฌ
㈠ฌ
xฌ ฎㅡ㈠ɱㄦƥฌ
ธ x ̶ฌ
ㄦㅡƥ7
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̶ƥฌ ธxฎฌ ںںฎฌ ḶЌ7bDzЌ╗DzŐ7ӧḶЌ7ŐAЌbĠḶ7AЌC7ĠḶՁՁùỏ㈠7ՁAЌCƆbAО●ЌḚ7ƆĠAՁՁ7●ЌbՁⓈCDz7CŐḶⓈḚĠ╗ֱŐDzƆ●Ɔ╗AЌ╗ฌ
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ƥฌ ㅡ㈠ՙ
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