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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.
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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
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 JULY 10, 2018.
8. SUP-73855 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BP HOLDINGS, INC. - OWNER: PRE
RANCHO CRAIG, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the southeast corner of Craig Road and Rancho Drive
(APN 138-02-713-006), C-2 (General Commercial) Zone, Ward 4 (Anthony) [PRJ-73596]. Staff recommends
APPROVAL.
10. SUP-73903 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: COX COMMUNICATIONS
LAS VEGAS, INC. - For possible action on a request for a Special Use Permit FOR A PROPOSED UTILITY
INSTALLATION, OTHER THAN LISTED on 0.94 acres at the northwest corner of Tee Pee Lane and Oso Blanca Road
(APN 125-07-716-003), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-73677]. Staff recommends APPROVAL.
11. SDR-73904 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73903 - PUBLIC HEARING -
APPLICANT/OWNER: COX COMMUNICATIONS LAS VEGAS, INC. - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 10,917 SQUARE-FOOT, 28-FOOT TALL UTILITY EQUIPMENT
BUILDING on 0.94 acres at the northwest corner of Tee Pee Lane and Oso Blanca Road (APN 125-07-716-003), C-1
(Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-73677]. Staff recommends APPROVAL.
12. SUP-73659 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: DANIEL GONZALES - OWNER: FIN
SQUARED, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 1,000 SQUARE-FOOT
BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE at 4016 North Tenaya Way (APN 138-03-801-001), C-1
(Limited Commercial) Zone, Ward 4 (Anthony) [PRJ-73256]. Staff recommends APPROVAL.
13. SUP-73674 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TORY HOYER - OWNER: 1320 CASINO
CENTER BLVD TRUST - For a possible action on a request for a Special Use Permit FOR A PROPOSED 34-UNIT
HOTEL, MOTEL OR HOTEL SUITES USE at 1320 South Casino Center Boulevard (APN 162-03-110-059), C-1
(Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-73626]. Staff recommends APPROVAL.
14. SUP-73717 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: THE ARTISAN - OWNER: GARRETT
CAPITAL, LLC, ET AL - For possible action on a request for a Major Amendment to a previously approved Special Use
Planning Commission August 14, 2018 - Page 3
Permit (SUP-2733) FOR A PROPOSED 11,198 SQUARE-FOOT EXPANSION OF AN EXISTING 2,186 SQUARE-
FOOT LIQUOR ESTABLISHMENT (TAVERN) at 1501 West Sahara Avenue (APNs 162-09-102-008, 009 and 010), C-
2 (General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-73705]. Staff recommends APPROVAL.
15. SUP-73847 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FOOD FIGHT, LLC - OWNER: TODD
MARSHALL AND CARL MARSHALL 1999 IRREVOCABLE TRUST, ET AL. - For possible action on a request for a
Special Use Permit FOR A PROPOSED 2,348 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT USE at 1212
South Main Street (APN 162-03-110-101), C-M (Commercial/Industrial) Zone, Ward 3 (Coffin) [PRJ-73637]. Staff
recommends APPROVAL.
16. SUP-73906 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 1028 FREMONT, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED 33,386 SQUARE-FOOT TAVERN-LIMITED
ESTABLISHMENT USE at 1028 Fremont Street (APN 139-35-201-006), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-73824]. Staff recommends APPROVAL.
17. SUP-73907 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FREDDY HWANG - OWNER: TAG
CENTENNIAL, LLC, ET AL - For possible action on a request for a Special Use Permit FOR A PROPOSED 3,160
SQUARE-FOOT BEER/WINE/COOLER ON-SALE ESTABLISHMENT USE at 5760 Centennial Center Boulevard,
Suite #110 (APN 125-27-411-007), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special Land
Use Designation], Ward 6 (Fiore) [PRJ-73730]. Staff recommends APPROVAL.
18. SDR-73846 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: SEAN ASHOORI -
OWNER: SS&D NEVADA PROPERTIES, LLC - For possible action on a request for a Site Development Plan Review
FOR A PROPOSED 6,028 SQUARE-FOOT RESTAURANT on 0.65 acres at 1809 South Las Vegas Boulevard (APN
162-03-310-007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73755]. Staff recommends APPROVAL.
19. ROC-73922 - REVIEW OF CONDITION - PUBLIC HEARING - APPLICANT/OWNER: CRAIG AND RANCHO
LAND HOLDINGS, LLC - For possible action on a request for a Review of Condition of an approved Site Development
Plan Review (SDR-66476) TO REMOVE CONDITION #7 WHICH STATES, "A MASTER SIGN PLAN SHALL BE
SUBMITTED FOR APPROVAL BY THE CITY OF LAS VEGAS PRIOR TO THE ISSUANCE OF A CERTIFICATE
OF OCCUPANCY FOR ANY BUILDING ON THE SITE AND PRIOR TO THE ISSUANCE OF ANY SIGN
PERMITS." on 1.53 acres at 4330 North Rancho Drive (APN 138-02-713-005), C-2 (General Commercial) Zone, Ward 4
(Anthony) [PRJ-73862]. Staff recommends APPROVAL.
20. VAC-73806 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: FALCON LANDING APARTMENTS, LLC
- For possible action on a request for a Petition to Vacate a Public Drainage Easement generally located north of Roberta
Lane, west of Decatur Boulevard, Ward 5 (Crear) [PRJ-73746]. Staff recommends APPROVAL.
21. VAC-73864 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: TOUCHSTONE PEACEFUL RIDGE, LLC -
For possible action on a request for a Petition to Vacate a Public Sewer Easement generally located south of Peaceful
Dawn Avenue, west of Cliff Shadows Parkway, Ward 4 (Anthony) [PRJ-73738]. Staff recommends APPROVAL.
23. ABEYANCE - RENOTIFICATION - SDR-72896 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-
Planning Commission August 14, 2018 - Page 4
72894 - PUBLIC HEARING - APPLICANT: MY DEVELOPMENT CORPORATION - OWNER: SKY POINTE
NINETY-FIVE, LLC - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 82-
UNIT MULTI-FAMILY APARTMENT DEVELOPMENT WITH WAIVERS TO ALLOW THREE AND FOUR
STORY BUILDINGS WHERE TWO STORIES ARE ALLOWED AND 14 PARKING LOT TREES WHERE 19 ARE
REQUIRED on 3.78 acres on the east side of Sky Pointe Drive, approximately 1,350 feet south of Elkhorn Road (APN
125-21-202-001), T-C (Town Center) Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use
Designation], Ward 6 (Fiore) [PRJ-72672]. Staff recommends DENIAL.
24. ABEYANCE - SUP-73296 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: WMC
PAVILIONS SPE, LLC, ET AL - For possible action on a request for a Special Use Permit TO ALLOW A 271-FOOT
TALL BUILDING WITHIN THE 175-FOOT AIRPORT OVERLAY ZONE at 445 South Grand Central Parkway (APN
139-33-511-012), PD (Planned Development) Zone, Ward 5 (Crear) [PRJ-73279]. Staff recommends APPROVAL.
25. ABEYANCE - SDR-73297 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73296 - PUBLIC HEARING
- APPLICANT/OWNER: WMC PAVILIONS SPE, LLC, ET AL - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 1,669,743 SQUARE-FOOT COMMERCIAL BUILDING WITH
WAIVERS TO ALLOW ZERO PERCENT OF THE BUILDING FACADE TO BE LOCATED AT THE FRONT AND
CORNER SIDE PROPERTY LINE WHERE 70 PERCENT IS REQUIRED; THE EXPANSION OF AN EXISTING
PARKING GARAGE; AND A 1,640 SPACE TEMPORARY SURFACE PARKING LOT WITH A WAIVER TO
ALLOW A REDUCTION OF PARKING LOT LANDSCAPING at 445 and 209 South Grand Central Parkway (APN
Multiple), PD (Planned Development) Zone, Ward 5 (Crear) [PRJ-73279]. Staff recommends APPROVAL.
26. ABEYANCE - SDR-73335 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:
HOWARD KEYES TRUST - For possible action on a request for a Major Amendment to a previously approved Site
Development Plan Review (SDR-66483) FOR A PROPOSED 120,000 SQUARE-FOOT MOTOR VEHICLE SALES
(NEW) DEVELOPMENT WITH WAIVERS OF THE TOWN CENTER DEVELOPMENT STANDARDS TO ALLOW
A REDUCTION OF THE PARKING LOT LANDSCAPING AND PERIMETER LANDSCAPE BUFFER WIDTHS;
AND A PARKING LOT IN FRONT OF THE BUILDING WHERE PARKING IS ONLY ALLOWED ON THE SIDE
OR REAR OF BUILDINGS on 37.33 acres at the southeast corner of Centennial Center Boulevard and Grand Montecito
Parkway (APN 125-28-101-008), T-C (Town Center) Zone [GC-TC (General Commercial - Town Center) Special Land
Use Designation], Ward 6 (Fiore) [PRJ-73184]. Staff recommends APPROVAL.
27. ABEYANCE - SDR-73336 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SDR-73335 - PUBLIC HEARING
- APPLICANT/OWNER: HOWARD KEYES TRUST - For possible action on a request for a Site Development Plan
Review FOR AN INTERIM AUTO DEALER INVENTORY STORAGE FACILITY IN CONJUNCTION WITH A
PROPOSED 120,000 SQUARE-FOOT MOTOR VEHICLE SALES (NEW) DEVELOPMENT on 45.63 acres at the
southeast corner of Centennial Center Boulevard and Grand Montecito Parkway (APNs 125-28-110-004 and 125-28-101-
008), T-C (Town Center) Zone [GC-TC (General Commercial - Town Center) Special Land Use Designation], Ward 6
(Fiore) [PRJ-73184]. Staff recommends APPROVAL.
28. ABEYANCE - GPA-73577 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: UPGROWTH
NV, LLC - OWNER: UNITED STATES OF AMERICA - For possible action on a request for a General Plan Amendment
to Amend the Trails Element of the 2020 Master Plan and all related maps, Ward 6 (Fiore) [PRJ-73471]. Staff
recommends APPROVAL.
31. ABEYANCE - GPA-73584 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: BEAZER
HOMES - OWNER: PRE RANCHO CRAIG, LLC - For possible action on a request for a General Plan Amendment
FROM: GC (GENERAL COMMERCIAL) TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on 23.13 acres on the
west side of Jones Boulevard, 214 feet north of Rancho Drive (APN 138-02-713-007), Ward 4 (Anthony) [PRJ-73479].
Staff recommends DENIAL.
32. ABEYANCE - ZON-73585 - REZONING RELATED TO GPA-73584 - PUBLIC HEARING - APPLICANT: BEAZER
HOMES - OWNER: PRE RANCHO CRAIG, LLC - For possible action on a request for a Rezoning FROM: C-2
(GENERAL COMMERCIAL) TO: R-CL (SINGLE FAMILY COMPACT-LOT) on 23.13 acres on the west side of Jones
Boulevard, 214 feet north of Rancho Drive (APN 138-02-713-007), Ward 4 (Anthony) [PRJ-73479]. Staff recommends
DENIAL.
33. ABEYANCE - TMP-73586 - TENTATIVE MAP RELATED TO GPA-73584 AND ZON-73585 - RANCHO & JONES -
PUBLIC HEARING - APPLICANT: BEAZER HOMES - OWNER: PRE RANCHO CRAIG, LLC - For possible action
on a request for a Tentative Map FOR A 177-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION WITH A
WAIVER TO ALLOW A FIVE-FOOT WIDE LANDSCAPE BUFFER WHERE SIX FEET IS THE MINIMUM
REQUIRED ON THE EAST PERIMETER on 23.13 acres on the west side of Jones Boulevard, 214 feet north of Rancho
Drive (APN 138-02-713-007), C-2 (General Commercial) Zone [PROPOSED: R-CL (Single Family Compact-Lot)], Ward
4 (Anthony) [PRJ-73479]. Staff recommends DENIAL.
34. ABEYANCE - GPA-73611 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: SILVER STATE
TRANSPORTATION - OWNER: GREG CARLSON - For possible action on a request for a General Plan Amendment
FROM: R (RURAL DENSITY RESIDENTIAL) TO: SC (SERVICE COMMERCIAL) on 0.72 acres at 1625 Leonard
Lane (APN 138-24-801-031), Ward 5 (Crear) [PRJ-73509]. Staff recommends APPROVAL.
35. ABEYANCE - ZON-73612 - REZONING RELATED TO GPA-73611 - PUBLIC HEARING - APPLICANT: SILVER
STATE TRANSPORTATION - OWNER: GREG CARLSON - For possible action on a request for a Rezoning FROM:
R-E (RESIDENCE ESTATES) TO: C-1 (LIMITED COMMERCIAL) on 0.72 acres at 1625 Leonard Lane (APN 138-24-
801-031), Ward 5 (Crear) [PRJ-73509]. Staff recommends APPROVAL.
36. SUP-73613 - SPECIAL USE PERMIT RELATED TO GPA-73611 AND ZON-73612 - PUBLIC HEARING -
APPLICANT: SILVER STATE TRANSPORTATION - OWNER: GREG CARLSON - For possible action on a request
for a Special Use Permit FOR A BUILDING MAINTENANCE SERVICE AND SALES USE at 1625 Leonard Lane
(APN 138-24-801-031), R-E (Residence Estates) Zone [PROPOSED: C-1 (Limited Commercial)], Ward 5 (Crear) [PRJ-
73509]. Staff recommends APPROVAL.
37. SDR-73614 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-73611, ZON-73612 AND SUP-73613 -
PUBLIC HEARING - APPLICANT: SILVER STATE TRANSPORTATION - OWNER: GREG CARLSON - For
possible action on a request for a Site Development Plan Review FOR THE CONVERSION OF AN EXISTING SINGLE-
FAMILY RESIDENTIAL DWELLING AND ACCESSORY STRUCTURE (CLASS II) TO A 7,164 SQUARE-FOOT
BUILDING MAINTENANCE SERVICE AND SALES FACILITY WITH WAIVERS TO ALLOW A ZERO-FOOT
LANDSCAPE BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE AND A FOUR-FOOT LANDSCAPE
BUFFER ALONG A PORTION OF THE SOUTH PROPERTY LINE WHERE 15 FEET IS REQUIRED AND A ZERO-
FOOT BUFFER ALONG A PORTION OF THE WEST PROPERTY LINE WHERE EIGHT FEET IS REQUIRED on
0.72 acres at 1625 Leonard Lane (APN 138-24-801-031), R-E (Residence Estates) Zone [PROPOSED: C-1 (Limited
Commercial)], Ward 5 (Crear) [PRJ-73509]. Staff recommends APPROVAL.
39. ABEYANCE - SUP-73502 - SPECIAL USE PERMIT RELATED TO VAR-73501 - PUBLIC HEARING -
APPLICANT/OWNER: DOUMANI HOLDINGS, LLC - For possible action on a request for a Special Use Permit FOR
AN AUTO REPAIR GARAGE, MINOR USE at the northwest corner of Lake Mead Boulevard and Decatur Boulevard
(APNs 138-24-611-060 through 062), C-1 (Limited Commercial) Zone, Ward 5 (Crear) [PRJ-73462]. Staff recommends
DENIAL.
Planning Commission August 14, 2018 - Page 6
40. ABEYANCE - SUP-73503 - SPECIAL USE PERMIT RELATED TO VAR-73501 - PUBLIC HEARING -
APPLICANT/OWNER: DOUMANI HOLDINGS, LLC - For possible action on a request for a Special Use Permit FOR
A 3,043 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the northwest corner of Lake
Mead Boulevard and Decatur Boulevard (APNs 138-24-611-060 through 062), C-1 (Limited Commercial) Zone, Ward 5
(Crear) [PRJ-73462]. Staff recommends DENIAL.
41. ABEYANCE - SDR-73504 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-73501, SUP-73502 AND
SUP-73503 - PUBLIC HEARING - APPLICANT/OWNER: DOUMANI HOLDINGS, LLC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED SINGLE-STORY, 8,243 SQUARE-FOOT
COMMERCIAL DEVELOPMENT WITH WAIVERS TO NOT ORIENT THE BUILDING TO THE CORNER WHERE
SUCH IS REQUIRED; TO ALLOW A 12-FOOT LANDSCAPE BUFFER ALONG A PORTION OF THE EAST
PERIMETER AND A 14-FOOT LANDSCAPE BUFFER ALONG A PORTION OF THE NORTH PERIMETER
WHERE 15 FEET IS REQUIRED; AND A SIX-FOOT LANDSCAPE BUFFER ON THE WEST PERIMETER WHERE
EIGHT FEET IS REQUIRED on 1.50 acres at the northwest corner of Lake Mead Boulevard and Decatur Boulevard
(APNs 138-24-611-060 through 062), C-1 (Limited Commercial) Zone, Ward 5 (Crear) [PRJ-73462]. Staff recommends
DENIAL.
42. ABEYANCE - SUP-73268 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: SABA TAILOR-
AKBER - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL
RENTAL USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION FROM A SIMILAR USE
WHERE 660 FEET IS REQUIRED at 150 North Las Vegas Boulevard, Unit 1013 (APN 139-34-613-053), C-2 (General
Commercial) Zone, Ward 3 (Coffin) [PRJ-72861]. Staff recommends DENIAL.
43. ABEYANCE - SUP-73442 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: CARRIE HELMS
- 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 288-FOOT DISTANCE SEPARATION FROM A SIMILAR USE
WHERE 660 FEET IS REQUIRED at 2105 Santa Paula Drive (APN 162-03-415-006), R-1 (Single Family Residential)
Zone, Ward 3 (Coffin) [PRJ-73441]. Staff recommends DENIAL.
44. ABEYANCE - SUP-73445 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 4301 NOLAN
LANE, 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 516-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 4301 Nolan Lane (APN 139-31-218-021), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-73444]. Staff recommends DENIAL.
45. ABEYANCE - SUP-73472 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: FRANCISCO
ZUVIC MARINOVIC - 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 165-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 816 Alhambra Drive (APN 162-03-810-022), R-1 (Single Family
Residential) Zone, Ward 3 (Coffin) [PRJ-73439]. NOTE: THE NOTICED AND POSTED WAIVER FOR DISTANCE
SEPARATION FROM A SIMILAR USE IS NOT REQUIRED. Staff recommends APPROVAL.
46. ZON-73859 - REZONING - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: FOCUS LIQUIDATING
TRUST - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [R (RURAL DENSITY
RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-D (SINGLE FAMILY RESIDENTIAL-RESTRICTED) on
2.18 acres on the west side of Jones Boulevard, 670 feet north of La Madre Way (APN 125-35-702-003), Ward 4
(Anthony) [PRJ-73628]. Staff recommends APPROVAL.
47. VAR-73860 - VARIANCE RELATED TO ZON-73859 - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
FOCUS LIQUIDATING TRUST - For possible action on a request for a Variance TO ALLOW A 1.00 CONNECTIVITY
RATIO WHERE 1.30 IS REQUIRED on 6.44 acres on the west side of Jones Boulevard, 340 feet north of La Madre Way
(APNs 125-35-702-003, 004 and 005), U (Undeveloped) [R (Rural Density Residential) General Plan Designation)] and
R-D (Single Family Residential-Restricted) Zones [PROPOSED: R-D (Single Family Residential-Restricted)], Ward 4
(Anthony) [PRJ-73628]. Staff recommends DENIAL.
48. TMP-73861 - TENTATIVE MAP RELATED TO ZON-73859 AND VAR-73860 - LA MADRE & JONES - PHASE I -
PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: FOCUS LIQUIDATING TRUST - For possible action on
a request for a Tentative Map FOR A 15-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 6.44 acres on the
west side of Jones Boulevard, 340 feet north of La Madre Way (APNs 125-35-702-003, 004 and 005), U (Undeveloped)
Planning Commission August 14, 2018 - Page 7
[R (Rural Density Residential) General Plan Designation)] and R-D (Single Family Residential-Restricted) Zones
[PROPOSED: R-D (Single Family Residential-Restricted)], Ward 4 (Anthony) [PRJ-73628]. Staff recommends DENIAL.
49. ZON-73886 - REZONING - PUBLIC HEARING - APPLICANT: AVATAR FOODS, INC. - OWNER: KEITH B &
DENISE M AINSWORTH - For possible action on a request for a Rezoning FROM: C-1 (LIMITED COMMERCIAL)
TO: C-2 (GENERAL COMMERCIAL) on 0.86 acres at 5240 West Charleston Boulevard (APN 138-36-803-005), Ward 1
(Tarkanian) [PRJ-73776]. Staff recommends DENIAL.
50. SUP-73889 - SPECIAL USE PERMIT RELATED TO ZON-73886 - PUBLIC HEARING - APPLICANT: AVATAR
FOODS, INC. - OWNER: KEITH B & DENISE M AINSWORTH - For possible action on a request for a Special Use
Permit FOR A FOOD PROCESSING USE at 5240 West Charleston Boulevard (APN 138-36-803-005), C-1 (Limited
Commercial) Zone [PROPOSED: C-2 (General Commercial)], Ward 1 (Tarkanian) [PRJ-73776]. Staff recommends
DENIAL.
51. WVR-73569 - WAIVER - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: RANCHO DRIVE, LLC - For
possible action on a request for a Waiver TO ALLOW PRIVATE STREETS TO NOT BE DEVELOPED TO PUBLIC
STREET STANDARDS BEHIND A GATE; A PRIVATE STREET TO TERMINATE IN A CONFIGURATION
OTHER THAN A CUL-DE-SAC [STUB STREET]; AND TO ALLOW A NONCONFORMING CHANGE IN
PRIVATE STREET DIRECTION WHERE A KNUCKLE WOULD BE REQUIRED on 10.52 acres on the east side of
the intersection of Rancho Drive and Rainbow Boulevard (APN 125-35-401-001), C-1 (Limited Commercial) Zone
[PROPOSED: R-CL (Single Family Compact-Lot)], Ward 4 (Anthony) [PRJ-73449]. Staff recommends DENIAL.
52. VAR-73568 - VARIANCE RELATED TO WVR-73569 - PUBLIC HEARING - APPLICANT: KB HOME - OWNER:
RANCHO DRIVE, LLC - For possible action on a request for a Variance TO ALLOW A 1.16 STREET
CONNECTIVITY RATIO WHERE 1.30 IS REQUIRED on 10.52 acres on the east side of the intersection of Rancho
Drive and Rainbow Boulevard (APN 125-35-401-001), C-1 (Limited Commercial) Zone [PROPOSED: R-CL (Single
Family Compact-Lot)], Ward 4 (Anthony) [PRJ-73449]. Staff recommends DENIAL.
53. TMP-73571 - TENTATIVE MAP RELATED TO WVR-73569 AND VAR-73568 - RAINBOW AND RANCHO -
PUBLIC HEARING - APPLICANT: KB HOME - OWNER: RANCHO DRIVE, LLC - For possible action on a request
for a Tentative Map FOR AN 89-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 10.52 acres on the east side
of the intersection of Rancho Drive and Rainbow Boulevard (APN 125-35-401-001), C-1 (Limited Commercial) Zone
[PROPOSED: R-CL (Single Family Compact-Lot)], Ward 4 (Anthony) [PRJ-73449]. Staff recommends DENIAL.
54. WVR-73850 - WAIVER - SKYE CANYON PARCEL 2.20 - APPLICANT: KAG DEVELOPMENT WEST, LLC -
OWNER: SECTION 12, LLC - For possible action on a request for a Waiver TO ALLOW A 10-FOOT TALL
EXTERIOR RETAINING WALL WHERE SIX FEET IS THE MAXIMUM HEIGHT ALLOWED on 28.28 acres on the
northwest corner of Grand Teton Drive and Shaumber Road (APN 126-12-414-001), T-D (Traditional Development) Zone
[ML (Medium-Low Density Residential) Kyle Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-73679]. Staff
recommends DENIAL.
55. VAC-73851 - VACATION RELATED TO WVR-73850 - PUBLIC HEARING - APPLICANT: KAG DEVELOPMENT -
OWNER: SECTION 12, LLC - For possible action on a request for a Petition to Vacate a slope easement generally located
on the east side of Sheep Mountain Parkway, north of Grand Teton Drive, Ward 6 (Fiore) [PRJ-73679]. Staff
recommends DENIAL.
56. TMP-73852 - TENTATIVE MAP RELATED TO WVR-73850 AND VAC-73851 - SKYE CANYON PARCEL 2.20 -
APPLICANT: KAG DEVELOPMENT WEST, LLC - OWNER: SECTION 12, LLC - For possible action on a request for
a Tentative Map FOR A 163-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 28.28 acres on the northwest
corner of Grand Teton Drive and Shaumber Road (APN 126-12-414-001), T-D (Traditional Development) Zone [ML
(Medium-Low Density Residential) Kyle Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-73679]. Staff
recommends DENIAL.
57. WVR-73867 - WAIVER - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: - UNITED STATES OF
AMERICA - For possible action on a request for a Waiver TO ALLOW NO STREETLIGHTS WHERE SUCH ARE
REQUIRED FOR A PROPOSED SINGLE FAMILY RESIDENTIAL SUBDIVISION on 12.94 acres located on the
northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs Multiple), R-D (Single Family Residential-
Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
58. WVR-73868 - WAIVER RELATED TO WVR-73867 - PUBLIC HEARING - APPLICANT: DR HORTON, INC. -
Planning Commission August 14, 2018 - Page 8
OWNER: UNITED STATES OF AMERICA - For possible action on a request for a Waiver TO ALLOW PRIVATE
STREETS TO NOT BE DEVELOPED TO PUBLIC STREET STANDARDS BEHIND A GATE on 12.94 acres located
on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs Multiple), R-D (Single Family Residential-
Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
59. VAR-73869 - VARIANCE RELATED TO WVR-73867 AND WVR-73868 - PUBLIC HEARING - APPLICANT: DR
HORTON, INC. - OWNER UNITED STATES OF AMERICA - For possible action on a request for a Variance TO
ALLOW A CONNECTIVITY RATIO OF 1.16 WHERE 1.30 IS REQUIRED AND TO ALLOW NO AMENITY ZONE
WHERE SUCH IS REQUIRED FOR A PROPOSED RESIDENTIAL SUBDIVISION on 12.94 acres located on the
northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs Multiple), R-D (Single Family Residential-
Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
60. VAR-73870 - VARIANCE RELATED TO WVR-73867, WVR-73868 AND VAR-73869 - PUBLIC HEARING -
APPLICANT: DR HORTON, INC. - OWNER UNITED STATES OF AMERICA - For possible action on a request for a
Variance TO ALLOW A FIVE-FOOT TALL SECONDARY WALL (RETAINING WALL) WHERE FOUR FEET IS
THE MAXIMUM HEIGHT ALLOWED, AND A 14-FOOT TALL PERIMETER AND RETAINING WALL WHERE
12 FEET IS THE MAXIMUM HEIGHT ALLOWED on 12.94 acres located on the northwest corner of La Mancha
Avenue and Alpine Ridge Way (APNs Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-
73688]. Staff recommends DENIAL.
61. VAC-73900 - VACATION RELATED TO WVR-73867, WVR-73868, VAR-73869 AND VAR-73870 - PUBLIC
HEARING - APPLICANT/OWNER: DR HORTON, INC. - For possible action on a request for a Petition to Vacate the
Public Utility, Sewer, and Drainage Easements located on the northwest corner of La Mancha Avenue and Alpine Ridge
Way, Ward 6 (Fiore) [PRJ-73688]. Staff recommends APPROVAL.
62. TMP-73905 - TENTATIVE MAP RELATED TO WVR-73867, WVR-73868, VAR-73869, VAR-73870 AND VAC-
73900 - SUMMIT RIDGE III - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER UNITED STATES
OF AMERICA - For possible action on a request for a Tentative Map FOR A 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
63. VAR-73871 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW AN 18-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 19 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
64. VAR-73872 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 17-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 20 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
65. VAR-73873 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 17-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 27 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
66. VAR-73874 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW AN 18-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 30 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
67. VAR-73875 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 16-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 34 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
Planning Commission August 14, 2018 - Page 9
68. VAR-73876 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW AN 11-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 35 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
69. VAR-73877 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 21-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 37 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
70. VAR-73878 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 22-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 40 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
71. VAR-73879 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 21-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 42 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
72. VAR-73893 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW AN 18-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 47 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
73. VAR-73894 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 23-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 49 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
74. VAR-73895 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 23-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 50 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
75. VAR-73896 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 24-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 51 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
76. VAR-73897 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 23-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 52 OF A PROPOSED 36-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
77. VAR-73898 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 24-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 53 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
Planning Commission August 14, 2018 - Page 10
78. VAR-73899 - VARIANCE - PUBLIC HEARING - APPLICANT: DR HORTON, INC. - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Variance TO ALLOW A 24-FOOT FRONT YARD SETBACK
WHERE 25 FEET IS REQUIRED ON LOT 54 OF A PROPOSED 37-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION on 12.94 acres at located on the northwest corner of La Mancha Avenue and Alpine Ridge Way (APNs
Multiple), R-D (Single Family Residential-Restricted) Zone, Ward 6 (Fiore) [PRJ-73688]. Staff recommends DENIAL.
79. WVR-74014 - WAIVER - PUBLIC HEARING - APPLICANT/OWNER: MOLASKY VENTURES, LLC - For possible
action on a request for a Waiver TO ALLOW ZERO PARKING SPACES WHERE 227 SPACES ARE REQUIRED at
920 South Commerce Street (APN 139-33-801-003), M (Industrial) Zone, Ward 3 (Coffin) [PRJ-73660]. Staff
recommends DENIAL.
80. SUP-73881 - SPECIAL USE PERMIT RELATED TO WVR-74014 - PUBLIC HEARING - APPLICANT/OWNER:
MOLASKY VENTURES, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 13,851
SQUARE-FOOT TAVERN-LIMITED USE WITH 8,400 SQUARE FEET OF OUTDOOR AREA at 920 South
Commerce Street (APN 139-33-801-003), M (Industrial) Zone, Ward 3 (Coffin) [PRJ-73660]. Staff recommends
DENIAL.
81. VAR-73699 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BEAZER HOMES HOLDINGS, LLC - For
possible action on a request for a Variance TO ALLOW A 13-FOOT FRONT YARD SETBACK WHERE 20 FEET IS
REQUIRED ON LOT 3 OF AN APPROVED EIGHT-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION on 2.10
acres at the southeast corner of Dorrell Lane and Unicorn Street (APN 125-24-602-001), R-1 (Single Family Residential)
Zone, Ward 6 (Fiore) [PRJ-73678]. Staff recommends DENIAL.
82. VAR-73700 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: BEAZER HOMES HOLDINGS, LLC - For
possible action on a request for a Variance TO ALLOW A 13-FOOT FRONT YARD SETBACK WHERE 20 FEET IS
REQUIRED ON LOT 4 OF AN APPROVED EIGHT-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION on 2.10
acres at the southeast corner of Dorrell Lane and Unicorn Street (APN 125-24-602-001), R-1 (Single Family Residential)
Zone, Ward 6 (Fiore) [PRJ-73678]. Staff recommends DENIAL.
83. VAR-73704 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: MICHAEL J. SULLIVAN - For possible
action on a request for a Variance TO ALLOW A 12-FOOT REAR YARD SETBACK WHERE 15 FEET IS REQUIRED
FOR A PROPOSED PATIO ENCLOSURE on 0.17 acres at 1013 Palmhurst Drive (APN 138-34-411-037), R-1 (Single
Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-73624]. Staff recommends DENIAL.
84. VAR-73813 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: RYLAND HOMES NEVADA, LLC - For
possible action on a request for a Variance TO ALLOW A SIX-FOOT CORNER SIDE YARD SETBACK WHERE 10
FEET IS REQUIRED ON LOT 224 OF A PROPOSED SINGLE FAMILY RESIDENTIAL SUBDIVISION on a portion
of 6.68 acres at the southwest corner of Stange Avenue and Kersee Street (APN 137-01-314-030), PD (Planned
Development) Zone, [L (Low Density Residential) Special Land Use Designation], Ward 4 (Anthony) [PRJ-73725]. Staff
recommends DENIAL.
85. VAR-73837 - VARIANCE - PUBLIC HEARING - APPLICANT: CARLOS HERNANDEZ - OWNER: AURELIA
ALDANA - For possible action on a request for a Variance TO ALLOW A ZERO-FOOT FRONT YARD SETBACK
WHERE 20 FEET IS REQUIRED FOR A PROPOSED PATIO COVER [CARPORT] on 0.15 acres at 6257 Lawton
Avenue (APN 138-26-811-021), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-73708]. Staff
recommends DENIAL.
86. VAR-73980 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GARY D & TORI R JACKSON - For
possible action on a request for a Variance TO ALLOW AN EXISTING ACCESSORY STRUCTURE (CLASS II)
[CASITA] TO BE 20 FEET IN HEIGHT WHERE IT IS NOT ALLOWED TO EXCEED THE HEIGHT OF THE
PRINCIPAL DWELLING UNIT on 0.27 acres at 332 South Crestline Drive (APN 138-35-610-020), R-1 (Single Family
Residential) Zone, Ward 1 (Tarkanian) [PRJ-73119]. Staff recommends DENIAL.
87. SUP-73802 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: RH CENTENNIAL, LLC, ET AL
- For possible action on a request for a Special Use Permit FOR A 5,535 SQUARE-FOOT RESTAURANT WITH
SERVICE BAR USE WITH A 1,125 SQUARE-FOOT OUTDOOR PATIO WITH WAIVERS TO ALLOW A 90-FOOT
DISTANCE SEPARATION FROM A CHURCH AND 95-FOOT DISTANCE SEPARATION FROM A CHILD CARE
FACILITY WHERE 400 FEET IS REQUIRED at 7591 Tule Springs Road (A Portion Of APN 125-17-718-004), T-C
(Town Center) Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-
Planning Commission August 14, 2018 - Page 11
73629]. Staff recommends APPROVAL.
88. SDR-73804 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73802 - PUBLIC HEARING -
APPLICANT/OWNER: RH CENTENNIAL, LLC, ET AL - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 5,535 SQUARE-FOOT RESTAURANT WITH A 1,125 SQUARE-FOOT OUTDOOR
PATIO on a portion of 5.46 acres at 7591 Tule Springs Road (APN 125-17-718-004), T-C (Town Center) Zone [SX-TC
(Suburban Mixed Use - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-73629]. Staff recommends
APPROVAL.
89. SUP-73921 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FISHER BROTHERS - OWNER:
INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC, ET AL - For possible action on a request for a
Special Use Permit FOR AN ALTERNATIVE PARKING STANDARD TO ALLOW 921 PARKING SPACES WHERE
1,031 PARKING SPACES ARE REQUIRED on 21.03 acres at the southwest corner of Sirius Avenue and Rancho Drive
(APNs 162-08-418-002 and 003), C-2 (General Commercial) and M (Industrial) Zones, Ward 1 (Tarkanian) [PRJ-73224].
Staff recommends APPROVAL.
90. SDR-73309 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73921 - PUBLIC HEARING -
APPLICANT: FISHER BROTHERS - OWNER: INTEGRAL PARTNERS PARK PLACE CENTRE-LAS VEGAS, LLC,
ET AL - For possible action on a request for a Major Amendment of an approved Site Development Plan Review (SDR-
70652) FOR A PROPOSED 59,478 SQUARE-FOOT ADDITION TO AN APPROVED 146,494 SQUARE-FOOT
COMMERCIAL RECREATION/AMUSEMENT (INDOOR AND OUTDOOR) DEVELOPMENT on 21.03 acres at the
southwest corner of Sirius Avenue and Rancho Drive (APNs 162-08-418-002 and 003), C-2 (General Commercial) and M
(Industrial) Zones, Ward 1 (Tarkanian) [PRJ-73224]. Staff recommends APPROVAL.
91. SUP-73835 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: COMPASSIONATE TEAM OF LAS
VEGAS, LLC - OWNER: DP HOLDINGS, INC. - For possible action on a request for a Special Use Permit FOR A
PROPOSED 11,519 SQUARE-FOOT MEDICAL MARIJUANA CULTIVATION FACILITY at 2603 Highland Drive
(APN 162-09-110-016), M (Industrial) Zone, Ward 1 (Tarkanian) [PRJ-73731]. Staff recommends APPROVAL.
92. SUP-73808 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: GRACEFUL FACIALS & BODYWORK -
OWNER: EXECUTIVE PARK, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED
1,680 SQUARE-FOOT MASSAGE ESTABLISHMENT USE WITH WAIVERS TO ALLOW A 906-FOOT DISTANCE
SEPARATION FROM A SIMILAR USE WHERE 1,000 FEET IS REQUIRED AND A 20-FOOT SEPARATION
FROM A RESIDENTIALLY ZONED PROPERTY WHERE 400 FEET IS REQUIRED at 6877 West Charleston
Boulevard (APN 163-03-501-009), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-73726]. Staff
recommends DENIAL.
93. SUP-73811 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: CHALICE FARMS - OWNER:
PALENSKY PROPERTIES I, LTD - For possible action on a request for a Special Use Permit FOR A 4,800 SQUARE-
FOOT MARIJUANA DISPENSARY USE at 9140 West Sahara Avenue (APN 163-05-410-030), C-1 (Limited
Commercial) Zone, Ward 2 (Seroka) [PRJ-73512]. Staff recommends APPROVAL.
94. SUP-73826 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NEVADA MEDICAL GROUP - OWNER:
SSG PROPERTIES, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 2,646
SQUARE-FOOT MARIJUANA DISPENSARY USE at 1591 North Buffalo Drive, Suite #130 (APN 138-28-501-009), C-
1 (Limited Commercial) Zone, Ward 2 (Seroka) [PRJ-73684]. Staff recommends APPROVAL.
95. SUP-73830 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: NORBERTO MADRIGAL - OWNER:
NVDD HOLDING RP 5, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED 17,040
SQUARE-FOOT MEDICAL MARIJUANA CULTIVATION FACILITY USE at 800 West Mesquite Avenue (APN 139-
28-802-001), M (Industrial) Zone, Ward 5 (Crear) [PRJ-73630]. Staff recommends APPROVAL.
96. SUP-73781 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 111 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
97. SUP-73783 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-
Planning Commission August 14, 2018 - Page 12
TERM RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 210 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
98. SUP-73784 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 211 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
99. SUP-73785 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 212 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
100. SUP-73786 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 213 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
101. SUP-73787 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 214 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
102. SUP-73788 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 215 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
103. SUP-73789 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 310 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
104. SUP-73790 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 311 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
105. SUP-73791 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 312 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
106. SUP-73792 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 313 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
107. SUP-73793 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-
Planning Commission August 14, 2018 - Page 13
TERM RESIDENTIAL RENTAL USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 314 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
108. SUP-73795 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BROCK METZKA - OWNER: BIG
BLOCK PARTNERS, 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 ZERO-FOOT DISTANCE SEPARATION
FROM A SIMILAR USE WHERE 660 FEET IS REQUIRED at 1015 South 3rd Street, Unit 315 (APN 139-34-401-022),
C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73763]. Staff recommends DENIAL.
109. SUP-73653 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: IGNACIO COVARRUBIAS -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 4620 Nolan Lane (APN 139-31-213-003), R-1 (Single Family Residential) Zone, Ward 1 (Tarkanian) [PRJ-
73619]. Staff recommends APPROVAL.
110. SUP-73657 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: SHIRL WOODS - For possible
action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE at 7445
Wandering Street (APN 125-16-313-034), R-CL (Single Family Compact-Lot) Zone, Ward 6 (Fiore) [PRJ-73597]. Staff
recommends APPROVAL.
111. SUP-73737 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: DAVID LEE MITCHELL - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 9525 Walking Spirit Court (APN 138-07-624-018), R-PD7 (Residential Planned Development - 7 Units per Acre)
Zone, Ward 4 (Anthony) [PRJ-73723]. Staff recommends APPROVAL.
112. SUP-73761 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: QI WANG - For possible action
on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE at 8105
Heavenly Star Circle (APN 138-28-116-006), R-CL (Single Family Compact-Lot) Zone, Ward 2 (Seroka) [PRJ-73735].
Staff recommends APPROVAL.
113. SUP-73764 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: MARK C. ASADOORIAN - OWNER:
SJB PROPERTIES, 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 ZERO-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 6205 Bellota Drive, Unit A (APN 138-23-710-022), R-3 (Medium
Density Residential) Zone, Ward 5 (Crear) [PRJ-73642]. Staff recommends DENIAL.
114. SUP-73768 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: MARK C. ASADOORIAN - OWNER:
ROCKY BEACH, 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 335-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 6249 Bellota Drive, Unit A (APN 138-23-710-011), R-3 (Medium
Density Residential) Zone, Ward 5 (Crear) [PRJ-73643]. Staff recommends DENIAL.
115. SUP-73772 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: MARK C. ASADOORIAN - OWNER:
ROCKY BAY, LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE at 6244 Yerba Lane, Unit A (APN 138-23-710-037), R-3 (Medium Density Residential)
Zone, Ward 5 (Crear) [PRJ-73644]. Staff recommends APPROVAL.
116. SUP-73798 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: BRIN DILLON - For possible
action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL USE at 7308
Stoney Shore Drive (APN 138-22-310-040), R-CL (Single Family Compact-Lot) Zone, Ward 1 (Tarkanian) [PRJ-73618].
Staff recommends APPROVAL.
117. SUP-73814 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: MECHELLE PATTON - OWNER: EMJJ
FAMILY 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 570-FOOT DISTANCE SEPARATION FROM A
SIMILAR USE WHERE 660 FEET IS REQUIRED at 3536 Summersprings Drive (APN 138-08-320-014), R-CL (Single
Family Compact-Lot) Zone, Ward 4 (Anthony) [PRJ-73671]. Staff recommends DENIAL.
118. SUP-73820 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: COLUMBIA LAKES CAPITAL,
LLC - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL
Planning Commission August 14, 2018 - Page 14
RENTAL USE at 8311 Farm Road (APN 125-16-301-003), R-E (Residence Estates) Zone, Ward 6 (Fiore) [PRJ-73695].
Staff recommends APPROVAL.
119. SUP-73821 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: DEVITTE KIRK AND
HEATHER KIM - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE at 2010 South Buffalo Drive (APN 163-03-305-002), R-E (Residence Estates) Zone,
Ward 1 (Tarkanian) [PRJ-73598]. Staff recommends APPROVAL.
120. SUP-73829 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: MULHALL LIVING TRUST -
For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 4021 Mountain View Boulevard (APN 162-06-603-002), R-E (Residence Estates) Zone, Ward 1 (Tarkanian) [PRJ-
73828]. Staff recommends APPROVAL.
121. SUP-73838 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: JONATHAN GONEN - OWNER: 777
VENTURES, LLC - For possible action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM
RESIDENTIAL RENTAL USE at 1413 Maria Elena Drive (APN 162-02-204-015), R-1 (Single Family Residential)
Zone, Ward 3 (Coffin) [PRJ-73670]. Staff recommends APPROVAL.
122. SUP-73839 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: C & G REAL PROPERTIES,
LLC SERIES "2", ET AL - For possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM
RESIDENTIAL RENTAL USE at 7436 Stoney Shore Drive (APN 138-22-310-019), R-CL (Single Family Compact-Lot)
Zone, Ward 1 (Tarkanian) [PRJ-73724]. Staff recommends APPROVAL.
123. SUP-73849 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: ALBINA OSOKINA - For
possible action on a request for a Special Use Permit FOR A PROPOSED SHORT-TERM RESIDENTIAL RENTAL
USE at 1111 Ralston Drive (APN 139-28-210-048), R-E (Residence Estates) Zone, Ward 5 (Crear) [PRJ-73722]. Staff
recommends APPROVAL.
124. SUP-73880 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: JAMES VANUS - For possible
action on a request for a Special Use Permit FOR AN EXISTING SHORT-TERM RESIDENTIAL RENTAL USE at 1301
South 6th Street (APN 162-03-610-003), R-1 (Single Family Residential) Zone, Ward 3 (Coffin) [PRJ-72529]. Staff
recommends APPROVAL.
125. SDR-73507 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: ARTEAGA'S
CONCRETE INC. - OWNER: C & J PRIME INVESTMENTS INC. - For possible action on a request for a Site
Development Plan Review FOR A 200 SQUARE-FOOT CONTRACTOR'S PLANT, SHOP & STORAGE YARD WITH
A WAIVER TO ALLOW A TEN-FOOT WIDE LANDSCAPE BUFFER ADJACENT TO THE WEST PROPERTY
LINE WHERE 15 FEET IS REQUIRED; A ZERO-FOOT WIDE LANDSCAPE BUFFER ADJACENT TO THE
NORTH, SOUTH AND EAST PROPERTY LINE WHERE EIGHT FEET IS REQUIRED; AND WROUGHT IRON
FENCING ALONG THE WESTERN PERIMETER WHERE A SOLID SCREEN WALL IS REQUIRED on 1.40 acres
at 2550 and 2560 Highland Drive (APNs 162-09-110-019 and 020), M (Industrial) Zone, Ward 1 (Tarkanian) [PRJ-
73406]. Staff recommends DENIAL.
126. SDR-73508 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SDR-73507 - PUBLIC HEARING -
APPLICANT: ARTEAGA'S CONCRETE INC. - OWNER: C & J PRIME INVESTMENTS INC. - For possible action on
a request for a Site Development Plan Review FOR A CONCURRENT TEMPORARY CONTRACTOR'S PLANT,
SHOP & STORAGE YARD on 1.40 acres at 2550 and 2560 Highland Drive (APNs 162-09-110-019 and 020), M
(Industrial) Zone, Ward 1 (Tarkanian) [PRJ-73406]. Staff recommends DENIAL.
127. SDR-73718 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: BROWN KIDS,
INC. - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 668 SQUARE-FOOT
ADDITION TO AN EXISTING 1,783 SQUARE-FOOT RESTAURANT, A 172-SQUARE-FOOT OUTDOOR PATIO
AND A PROPOSED 1,984 SQUARE-FOOT COMMERCIAL BUILDING WITH WAIVERS TO ALLOW 37
PARKING SPACES WHERE 40 SPACES ARE REQUIRED, A 40-FOOT RESIDENTIAL ADJACENCY SETBACK
WHERE 48 FEET IS REQUIRED AND A ZERO-FOOT SIDE YARD SETBACK WHERE 10 FEET IS REQUIRED on
0.64 acres at 1625 East Charleston Boulevard (APN 139-35-401-006), C-1 (Limited Commercial) Zone, Ward 3 (Coffin)
[PRJ-72952]. Staff recommends DENIAL.
128. SDR-73865 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: 318 SAHARA
VENTURE, LLC - For possible action on a request for a Site Development Plan Review FOR A PROPOSED 6,345
Planning Commission August 14, 2018 - Page 15
SQUARE-FOOT COMMERCIAL BUILDING WITH A WAIVER TO ALLOW A ZERO-FOOT LANDSCAPE
BUFFER WIDTH ALONG A PORTION OF THE SOUTH PROPERTY LINE AND A FIVE-FOOT LANDSCAPE
BUFFER WIDTH ALONG A PORTION OF THE NORTH PROPERTY LINE WHERE EIGHT FEET IS REQUIRED
on 0.66 acres at 4980 West Sahara Avenue (APN 163-01-803-014), C-2 (General Commercial) Zone, Ward 1 (Tarkanian)
[PRJ-73689]. Staff recommends APPROVAL.
129. SDR-73885 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: BRIDALVEIL,
LLC - For possible action on a request for a Site Development Plan Review FOR A 3,692 SQUARE-FOOT WEDDING
CHAPEL WITH WAIVERS OF DOWNTOWN LAS VEGAS OVERLAY DEVELOPMENT STANDARDS
PERTAINING TO ARCHITECTURAL DESIGN, CORNER SIDE YARD SETBACK AND TO ALLOW A SIX-FOOT
TALL FRONT YARD WALL WHERE FIVE FEET IS THE MAXIMUM ALLOWED AND TO ALLOW A 11-FOOT
PERIMETER WALL WHERE EIGHT FEET IS THE MAXIMUM ALLOWED on 0.24 acres at 827 South Las Vegas
Boulevard (APN 139-34-410-171), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-73655]. Staff recommends
DENIAL.
130. SDR-73908 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: JOSH
EINHORN - For possible action on a request for a Site Development Plan Review FOR A PROPOSED FIVE-STORY
MIXED USE DEVELOPMENT CONSISTING OF 1,389 SQUARE FEET OF COMMERCIAL FLOOR AREA AND 27
MULTI-FAMILY RESIDENTIAL UNITS, WITH WAIVERS OF DOWNTOWN LAS VEGAS OVERLAY
ARCHITECTURAL STANDARDS on 0.16 acres at 808 South 6th Street (APN 139-34-410-196), C-1 (Limited
Commercial) Zone, Ward 3 (Coffin) [PRJ-73729]. Staff recommends APPROVAL.
131. SDR-73916 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for a Site Development Plan Review FOR A PROPOSED FOUR-STORY
PARKING GARAGE INCLUDING 5,841 SQUARE FEET OF COMMERCIAL SPACE WITH WAIVERS OF THE
SYMPHONY PARK DESIGN STANDARDS on 2.37 acres at the northeast corner of City Parkway and Clark Avenue
(APN 139-34-211-004), PD (Planned Development) Zone, Ward 5 (Crear) [PRJ-73816]. Staff recommends APPROVAL.
132. SDR-73917 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for Site Development Plan Review FOR A PROPOSED FOUR-STORY
PARKING GARAGE INCLUDING 23,370 SQUARE FEET OF COMMERCIAL SPACE WITH WAIVERS OF THE
SYMPHONY PARK DESIGN STANDARDS on 2.52 acres at the northeast corner of Grand Central Parkway and Clark
Avenue (APN 139-33-610-030), PD (Planned Development) Zone, Ward 5 (Crear) [PRJ-73817]. Staff recommends
APPROVAL.
CITIZENS PARTICIPATION:
133. 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 JULY 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 - GPA-73547 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT/OWNER: SQUARE TRADES HOLDINGS, LLC - For possible action on a
request for a General Plan Amendment FROM: PF (PUBLIC FACILITIES) TO: MXU (MIXED
USE) on 0.16 acres at 638 North 9th Street (APN 139-26-410-012), Ward 3 (Coffin) [PRJ-
73519]. Staff recommends APPROVAL.
C.C.: 9/5/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
GPA-73547 [PRJ-73519]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
RG
GPA-73547 [PRJ-73519]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a General Plan Amendment from PF (Public Facilities) to MXU
(Mixed Use) on 0.16 acres located at 638 North 9th Street.
ISSUES
A General Plan Amendment is requested to change the General Plan land use
designation on this property from PF (Public Facilities) to MXU (Mixed Use). Staff
recommends approval.
ANALYSIS
This site is zoned R-3 (Medium Density Residential) and is located in a residential
neighborhood consisting of single family and multi-family residences. The site is
located within the Downtown North Land Use Plan, and the Redevelopment Area. A
building permit (#48732) was issued for the demolition of the single-family dwelling in
1969 and the site remains undeveloped today.
The applicant is requesting to amend the General Plan land use designation of the
subject property from PF (Public Facilities) to MXU (Mixed Use). The proposed land
use designation is compatible with the current zoning of R-3 (Medium Density
Residential) zoning. This would allow the subject property to be developed with multi-
family residential development and meeting Objective 2.6.2 of the 2020 Master Plan,
RG
GPA-73547 [PRJ-73519]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
which would encourage the development of two, three and four-plex housing
opportunities; therefore, staff recommends approval.
FINDINGS (GPA-73547)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
The proposed amendment to the MXU (Mixed Use) land use designation is
compatible with the density and intensity with existing adjacent land use.
The proposed MXU (Mixed Use) land use designation is compatible with the site’s
current R-3 (Medium Density Residential) zoning district and existing adjacent
land uses and zoning district which is the same as the subject property.
This area of the City is developed and the proposed amendment will not affect
these areas.
The proposed amendment is compatible with the Downtown North Land Use
Plan and Redevelopment Area Plan.
RG
GPA-73547 [PRJ-73519]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
05/24/18 requirements for a General Plan Amendment application were
discussed.
RG
GPA-73547 [PRJ-73519]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was held at the Las Vegas Library at 833
North Las Vegas Boulevard, at 5:30 pm to discuss the proposed
General Plan Amendment on the property located at 638 North 9 th
Street, Assessor’s Parcel 139-26-410-012.
06/14/18
The meeting was attended by one department staff member and the
applicant’s representative. There were no members of the public at
the meeting.
Field Check
Staff conducted a routine site visit and found the subject property to be
05/31/18
a well-maintained undeveloped parcel.
RG
GPA-73547 [PRJ-73519]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
RG
GPA-73547
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GPA-73547
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GPA-73547
PF
HARRIS AVE
BELL DR
ST
M
TH
N4
DR
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AN
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C
EW
N 9TH ST
EN
E
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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 GIS maps are normally produced
H - High
City Limits only to meet the needs of the City .
DR - Desert Rural LI/R - Light Industrial / Research Due to continuous development activity
RC - Resource Conservation this map is for reference only .
PCD - Planned Community Geographic Information System
R - Rural O - Office Planning & Development Dept.
Development C - Downtown - Commercial Not City 702-229-6301
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GPA-73547 - REVISED
Agenda Item No.: 8.
SUBJECT:
SUP-73855 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: BP HOLDINGS,
INC. - OWNER: PRE RANCHO CRAIG, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE
at the southeast corner of Craig Road and Rancho Drive (APN 138-02-713-006), C-2 (General
Commercial) Zone, Ward 4 (Anthony) [PRJ-73596]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-73855 and SDR-73856 [PRJ-73596]
2. Special Map
3. Conditions and Staff Report - SUP-73855 and SDR-73856 [PRJ-73596]
4. Supporting Documentation - SUP-73855 and SDR-73856 [PRJ-73596]
5. Photo(s) - SUP-73855 and SDR-73856 [PRJ-73596]
6. Justification Letter - SUP-73855 and SDR-73856 [PRJ-73596]
SUP-73855 and SDR-73856 [PRJ-73596]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73855 CONDITIONS
Planning
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
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.
SDR-73856 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-73855) shall be required, if approved.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
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, date stamped 06/28/18;
landscape plan, date stamped 07/19/18; and building elevations, date stamped
06/28/18 and 07/19/18, except as amended by conditions herein.
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.
8. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Conditions Page Three
August 14, 2018 - Planning Commission Meeting
11. Landscape and maintain all unimproved rights-of-way on Craig Road and Rancho
Drive 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. Grease interceptors for the convenience store and the coffee shop shall be located
onsite.
13. The notes on the existing Commercial Subdivision Final Map (FMP-63304) indicate
that on-site sewers are a common element of the Commercial Subdivision.
Therefore, this development may share the on-site sewer with the proposed car
wash to the east. Alternatively, the proposed development may construct a new
sewer lateral in Craig Rd (NDOT permit required). A new lateral in Craig Road
would be an 8-inch diameter lateral connecting at a new manhole to the existing
21-inch diameter sewer interceptor in Craig Road.
14. Onsite drains for drainage purposes shall connect to the storm drain system. If
any drains are proposed for the fueling station area, the applicant shall meet with
the Public Works Department Environmental Compliance Section to determine pre-
treatment requirements prior to the issuance of any permits.
15. 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.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Conditions Page Four
August 14, 2018 - Planning Commission Meeting
16. 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 drainage ways as
recommended in the approved drainage plan/study.
17. Site development to comply with all applicable conditions of approval for the
Rancho/Craig Tentative Map (TMP-60902), FMP-63304 and all other applicable
site-related actions.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
The subject parcel is part of the Craig and Jones Commercial Subdivision. The
proposed development is subject to Title 19 requirements for zoning and design. The
site is not located within any special plan area. The subject property falls within the
radius of the Airport Overlay District (North Las Vegas Airport) with a height limit of 140
feet and the proposed structures are well within the height limitation. The development
is in conformance with the requirements of the C-2 (General Commercial) zoning
district, which allows for commercial uses such as the proposed Convenience Store with
fuel pumps and a Restaurant with a Drive Through.
Proposed at the northwest corner of the subject site is a 2,974 square-foot Convenience
Store with a Fuel Pump Canopy. East of the proposed Convenience Store is a
proposed 866 square-foot Restaurant with Drive Through, The Drive Through is
designed to allow two lanes of stacking, each capable of holding more than six vehicles,
before the cashier barrier arm. This excess stacking capacity will make it unlikely for
traffic to back-up and block any driveways within the commercial subdivision. The
applicant has requested an Exception of Title 19.08.110(C)(12), to allow no landscape
islands where one is required for every six parking spaces. Staff supports the exception
request.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
The façade of the Convenience Store and the Fuel Pump Canopy utilizes a stucco and
newtechwood all weather system siding with windows incorporated on all three sides of
the building. The Restaurant with Drive Through utilizes vertical rib steel siding, brick
veneer, aluminum composite panel and composite cladding. The overall style for the
development depicts a modern aesthetics.
The applicant is providing dense landscaping within the required 15-foot wide perimeter
landscape buffers along Craig Road and Rancho Drive. The dense foliage will provide
excellent screening for the parking lot and Drive Through Lane. Drought-tolerant
landscaping is used in sufficient quantities and in the appropriate areas for shading and
aesthetics.
The Minimum Special Use Permit Requirements for this use include:
The proposed use meets this requirement as there are no protected land uses
within 400 feet of the subject property.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
The proposed use meets this requirement as there are no protected land uses
within 400 feet of the subject property.
Not applicable.
Not applicable.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use will be subject to all business licensing requirements outlined
in LVMC Chapter 6.50 if approved.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
This requirement is met as there are no protected land uses within 400 feet of the
subject property.
This requirement does not apply, as the subject site is not located adjacent to an
existing Pedestrian Mall, as defined in LVMC Chapter 11.68.
The proposed development meets all Title 19 requirements and is appropriate for the
area, as it is located at the intersection of two major thoroughfares and is in close
proximity to similar commercial development. The proposed Beer/Wine Cooler Off-Sale
Establishment use is not located within proximity of a protected land uses and can be
conducted in a manner that is harmonious and compatible with existing surrounding
land uses. Therefore, staff recommends approval with conditions.
FINDINGS (SUP-73855)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
The use will locate in a new C-2 (General Commercial) development with other
compatible uses. In addition, there are no protected land uses within 400 feet of
the subject site.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is accessed from Craig Road, a 100-foot Primary Arterial and
Rancho Drive, an Expressway, as classified by the Master Plan of Streets and
Highways. These roadways are adequate in size to accommodate the proposed
Beer/Wine/Cooler Off-Sale Establishment use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed use will be subject to business license review and periodic
inspection, thereby safeguarding the public health, safety and general welfare.
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SDR-73856)
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:
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
The proposed development is appropriate for the area, as the proposed building is
located on the corner intersection of Craig Road and Rancho Drive, and is
compatible with adjacent development and development in the area.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
Access to the site is proposed from Craig Road and Rancho Drive with right-in,
right out capacity via the adjacent parcel where the Car Wash is currently located
to the southeast. The adjacent parcel is part of the Craig and Jones Commercial
Subdivision with an irrevocable common access rights to all driveways servicing
this overall site. Site access and circulation will not negatively impact adjacent
roadways.
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials consists of metal and stucco, with stone veneer. These
materials are appropriate for the area. Drought-tolerant landscaping is used in
sufficient quantities and in the appropriate areas for shading, screening and
aesthetics.
The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area. The proposed materials are
suitable for the surrounding commercial uses.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff met with the applicant and discussed the submittal requirements
05/30/18 for a Special Use Permit and Site Development Plan Review for a
proposed commercial development.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A routine field check by staff was conducted of the subject site and
07/05/18
noted a well-maintained undeveloped lot.
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Ten
August 14, 2018 - Planning Commission Meeting
Buffer Trees:
North 1 Tree / 20 Linear Feet 13 Trees 15 Trees Y
Southwest 1 Tree / 20 Linear Feet 13 Trees 16 Trees Y
Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Master Plan of Streets
Craig Road Primary Arterial 120 Feet Y
& Highways
Master Plan of Streets
Rancho Drive Express Way 150 Feet Y
& Highways
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
General
Retail 2,974 SF 1/175 SF 17
Store
Restaurant
22 SF 1/50 SF 1
Outdoor
Seating
RG
SUP-73855 and SDR-73856 [PRJ-73596]
Staff Report Page Eleven
August 14, 2018 - Planning Commission Meeting
Parking Requirement
Gross Required Provided Compliance
Floor Area Parking Parking
Use Parking
or Number Handi- Handi-
Ratio Regular Regular
of Units capped capped
4,684 SF
(412 SF
Car Wash,
Independe
Full 1/150 SF 3
nt of
Service
Vehicle
Stacking)
General
Retail
Store 1,400 SF 1/175 SF 8
(Murphy’s
Express)
TOTAL SPACES REQUIRED 34 38 Y
Regular and Handicap Spaces Y
32 2 35 3
Required
Loading Less than
9,902 SF 1 2 Y
Spaces 10,000 SF
RG
SUP-73855
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SUBJECT:
SDR-73856 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73855 - PUBLIC
HEARING - APPLICANT: BP HOLDINGS, INC. - OWNER: PRE RANCHO CRAIG, LLC -
For possible action on a request for a Site Development Plan Review FOR A PROPOSED 2,974
SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN LISTED [CONVENIENCE
STORE] WITH FUEL PUMPS AND A 866 SQUARE-FOOT RESTAURANT WITH DRIVE
THROUGH on 1.38 acres at the southeast corner of Craig Road and Rancho Drive (APN 138-
02-713-006), C-2 (General Commercial) Zone, Ward 4 (Anthony) [PRJ-73596]. 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-73856
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SDR-73856
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SDR-73856
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SDR-73856
Agenda Item No.: 10.
SUBJECT:
SUP-73903 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: COX
COMMUNICATIONS LAS VEGAS, INC. - For possible action on a request for a Special Use
Permit FOR A PROPOSED UTILITY INSTALLATION, OTHER THAN LISTED on 0.94
acres at the northwest corner of Tee Pee Lane and Oso Blanca Road (APN 125-07-716-003), C-1
(Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-73677]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-73903 and SDR-73904 [PRJ-73677]
2. Conditions and Staff Report - SUP-73903 and SDR-73904 [PRJ-73677]
3. Supporting Documentation - SUP-73903 and SDR-73904 [PRJ-73677]
4. Photo(s) - SUP-73903 and SDR-73904 [PRJ-73677]
5. Justification Letter - SUP-73903 and SDR-73904 [PRJ-73677]
6. Documentation Not Vetted - Protest Comment Form (1) for SUP-73903 and SDR-73904
[PRJ-73677]
SUP-73903 and SDR-73904 [PRJ-73677]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
SUP-73903 and SDR-73904 [PRJ-73677]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73903 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-73904 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-73903) 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.
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SUP-73903 and SDR-73904 [PRJ-73677]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 07/18/18 except as amended by conditions
herein.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
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. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
9. All private improvements and landscaping 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.
10. 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 drainage ways
recommended in the approved drainage study update.
JAB
SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a 10,917 square-foot building at the northwest corner of
Tee Pee Lane and Oso Blanca Road.
ISSUES
A Special Use Permit is required for a Utility Installation, Other Than Listed in a C-1
(Commercial) zoning district.
ANALYSIS
The C-1 (Limited Commercial) zone is intended to provide most retail shopping and
personal services, should be located on the periphery of residential neighborhoods, and
should be confined to the intersections of primary and secondary thoroughfares along
major retail corridors. The C-1 District is consistent with the Service Commercial and the
Neighborhood Center categories of the General Plan. The zone also limits commercial
enterprise to a lower intensity and a lower density of land use which is usually found in
neighborhood centers, like restaurants, retail, offices, wireless facilities, storage, and
specified utility facilities. The site already has seven-foot perimeter sidewalks and
pedestrian roadway crossings developed in accordance with City standards.
The applicant is proposing to build the 10,917 square-foot building in three phases, as
capacity and demand is required. At the end of all three phases the building footprint will
be a rectangle. Phase I is 4,661 square feet and will begin after the approval of this Site
Development Plan Review and the issuance of appropriate building permits. It will be
located at the northern half of the parcel. Phase II and Phase III are both 3,128 square-
foot southerly extensions of the existing structure and will be tangent along both exterior
walls. On the west side of the building there is a 2,100 square-foot generator yard that
JAB
SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
will be enclosed by a screening wall 13 feet tall that will serve as a visual and noise
barrier. The generator yard and screen walls will be architecturally integrated into the
phased design of the building. Parking is adequate and ADA-compliant, and will be
provided at the north end of the building.
The subject site is eight to ten feet higher at the middle than Tee Pee Lane and Oso
Blanca Road, and will require grading, backfill, and retaining walls along the perimeter
of the property to meet traffic sight visibility requirements. Along Tee Pee Lane, the
applicant is proposing an eight-foot tall retaining wall and a 15-foot landscape easement
behind the property line. Tee Pee Lane also has an existing, landscaped amenity zone
that exceeds the width requirement of Title 19.04.190. Along Oso Blanca Road, the
applicant is proposing a six-foot retaining wall with a 16.5-foot landscape easement
behind the property line. This orientation will meet traffic sight visibility requirements.
When retaining walls exceed four feet in height, a minimum of five shrubs of a five-
gallon size, and five shrubs of a one-gallon size, for each twenty feet of linear planting
area shall be planted in the area at the base of the wall. However, Public Works has
included a condition that all landscaping at the subject site 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.
The entire façade of the building, during phasing and after completion, is of an
architectural character and material that is compatible with environmental surroundings
and help further the overall vision of development established by the City. There is
variation in façade massing and articulation, decorative materials, roof lines and wall
planes, and bulk and form, that promotes visual interest and a component of human
scale to the structure. The landscaping plan enhances the coherent design of the
subject site. There is a variety of 24-inch box trees and five gallon shrubs around the
perimeter, along the generator yard, and covering the parking spots. In between the
phased development, landscaping rocks will reduce the dust and austerity of the open
space.
The subject site is zoned C-1, but the south side of Tee Pee Lane is zoned MLA-TC
(Medium-Low Attached Residential – Town Center). At Phase III completion, the Utility
Installation Building will be 27 feet tall. The maximum height allowed is 55 feet. There
are no issues with residential adjacency or spill-over lighting between these two
different zones. The north side of Tee Pee Lane does not require an amenity zone, but
the applicant will keep the current amenity zone to match the amenity zone on the south
side of Tee Pee Lane required by Town Center Development Standards.
The Utility Installation, Other Than Listed use is defined as “A facility or area used as (or
for) a utility installation not specifically listed in this Title. This use does not include any
type of wind energy conversion system.” The proposed use meets this definition, as the
applicant is providing communication services not specifically defined anywhere in Title
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
19.12. There are no Minimum Special Use Requirements for this use. Parking shall be
one space, plus an additional space for each 300 square feet of habitable office space.
There is 428 square feet of habitable office space, so three spaces and one ADA stall is
required. The site plan provides five spaces and one ADA side-loaded vehicle stall. This
is a very low intensity of use, and the limited number of expected employees is
appropriate next to a residential neighborhood.
The proposed Utility Installation Building is appropriate for this area. It will have a low
intensity of use, is aesthetically compatible with a desert environment, has landscaping
that compliments adjacent Town Center residences, and fills in the remaining empty lot
within the commercial subdivision at the corner of Tee Pee Lane and Oso Blanca Road.
Therefore, staff recommends approval, subject to conditions.
FINDINGS (SUP-73903)
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 zoned C-1 (Limited Commercial) which was established to
accommodate the lower intensity and density of use proposed by a Utility
Installation, Other Than Listed.
Tee Pee Lane is a 53-foot wide Minor Collector and Oso Blanca Road is a 63-foot
wide Major Collector, and both are adequate in size to meet the requirements of
the proposed use.
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of this request will not compromise public health, safety, or welfare
as appropriate measures have been taken to protect the residential neighbors and
support the overall objectives of the General Plan.
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SDR-73904)
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 subject site is on the corner of two collector streets and shares a west
property line with a mini-storage facility. The height, scale, façade, building
materials, and landscape screening is more than adequate to ensure the
proposed development is compatible with adjacent development and
development in the area.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is consistent with the General Plan, Title 19, and other
duly adopted city plans, policies and standards.
The sidewalks and driveway curb cuts that provide access to the subject site are
installed and will not be changed during the phased development; therefore,
existing access and circulation will not negatively impact adjacent roadways or
neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
Building material include various superlite CMU blocks of complimentary color for
the façade and retaining walls, wrought iron fencing, and louver paneled metal
framing. Landscape materials are appropriate for a desert climate and residential
adjacency.
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
Building elevations are half of the maximum allowed height; design characteristics
and architectural features are aesthetically compatible for a location that is
peripheral to neighborhood areas; the generator yard wall is adequate screening
as a noise and visual barrier; and the completed structure (through all three
phases) is harmonious and compatible with development in the area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
JAB
SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
06/20/18 submittal requirements for a Special Use Permit and Site Development Plan
Review were discussed.
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
Staff observed the undeveloped subject site during a routine site visit.
07/03/18 Staff observed the existing mini-storage facility adjacent to the west
property. Nothing of concern was noted by staff.
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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SUP-73903 and SDR-73904 [PRJ-73677]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
1 Plus
Utility
10,917 SF 1:300 3
Installation
habitable
TOTAL SPACES REQUIRED 3 6 Y
Regular and Handicap Spaces Required 3 1 5 1 Y
Loading
10,917 SF 1:10,000 2 2 Y
Spaces
JAB
SUP-73903
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Ќ
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ںㄦ AƆ Ա Ab ՁùЌЌƥƆ7╗DzṲAƆ7ŐAЌḚDzŐฌ
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ธฎ ㈠Û
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DzṲ●Ɔ╗●ЌḚ7 ں″ฌ
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ںฎⓒɱ″ㅡ7Ɔ㈠'㈠ฌ ֱ
CŐฌ Ɔ●ΎDz̬7ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
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bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌ7
̶㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐDzƆDzŐЋDz7AЌC7ОŐḶ╗Dzb╗7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7●CDzЌ╗●'●DzC7ḶЌ7ОՁAЌ7Աùฌ Ћ●b●Ќ●╗ù7ҜAОฌ
AЌ7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDz7ƆùҜԱḶՁ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐDzƆDzŐЋDz7AЌC7ОŐḶ╗Dzb╗7ՁAЌCƆbAОDzฌ ●⎯⎯—֭₡7⑾ਙผ̬7 ОՁAЌЌ●ЌḚฌ
ḶⓈ╗Ɔ●CDz7Ձ●Ҝ●╗7Ḷ'7ՁAЌCƆbAОDz7ÛḶŐì㈠ฌ
ฌ ƆⓈԱҜ●╗╗AՁฌ
फ ฌ
ŐC ฌ ƥֱx Ќ ㅡ㈠77ОŐ●ḶŐ7╗Ḷ7ԱDzḚ●ЌЌ●ЌḚ7ÛḶŐìⓒ7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7●ЌЋDzЌ╗ḶŐù7DzṲ●Ɔ╗●ЌḚ7ОՁAЌ╗Ɔ7AЌCฌ
C Ќ A 77 Dz О A b Ɔ C Ќ A Ձ77Ḛ Ќ ●7╗ Ɔ 7●7Ṳ Dz ฌ ΎḶЌ●ЌḚ7ƆDz╗ԱAbìƆ7 CŴ̬֭שฌ xՙ゜ںՙ゜ںฎฌ
ںㄦ ҜAŐì7╗ĠḶƆDz7╗Ḷ7ŐDzҜA●Ќ7'ḶŐ7AООŐḶЋAՁ7Աù7ḶÛЌDzŐ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ЋDzŐ●'ù7╗ĠA╗ฌ
7Ձ ⓒ7ì bḶ Ő 7 Dz Ћ 7●7╗ A ŐḶ b Dz C ฌ
DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7╗Ḷ7ŐDzҜA●Ќ7Û●ՁՁ7ЌḶ╗7ԱDz7CAҜAḚDzC7Աù7CDzҜḶՁ●╗●ḶЌ7ḶŐฌ
Dz Dz b A Ձ О 77 Ќ ●7 7 ╗ b Dz ╗Ḷ Ő О ฌ ՁAЌCƆbAОDz7A╗7Ő㈠Ḷ㈠Û㈠7 ںㄦƥֱxफฌ
Dz bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7●'7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7AЌC゜ḶŐ7ՁAЌCƆbAОDz7╗Ḷ7ŐDzҜA●Ќ7●Ɔ7CAҜAḚDzCฌ Ő֭ﭨħ⎯ħਙ่⎯ฌ
CⓈŐ●ЌḚ7CDzҜḶՁ●╗●ḶЌ7ḶŐ7bḶЌƆ╗ŐⓈb╗●ḶЌⓒ7╗ŐDzDzӧƆỏ゜ƆĠŐⓈԱӧƆỏ7╗Ḷ7ԱDz7ŐDzОՁAbDzC7A╗ฌ ՁAЌCƆbAОDz7A╗7●Ќ╗DzŐ●ḶŐ7ՁḶ╗㈠7 ฎƥֱxफฌ
Dz
bḶЌ╗ŐAb╗ḶŐƆ7DzṲОDzЌƆDz7Û●╗Ġ7ОՁAЌ╗ӧƆỏ7Ḷ'7ƆAҜDz7ḚDzЌⓈƆⓒ7ƆОDzb●DzƆⓒ7ЋAŐ●Dz╗ùⓒ7'ḶŐҜฌ
A
7О
AЌC7Ɔ●ΎDz㈠ฌ
ƆDz
Dz
ںx ҜDz
Dz
ƥֱ
Dz Ќ ●7Ձ77 ù ╗ Ő Dz ОḶ Ő О ฌ ㄦ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐḶ╗Dzb╗7●Ќ7ОՁAbDz7DzṲ●Ɔ╗●ЌḚ7Ⓢ╗●Ձ●╗●DzƆ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ЋDzŐ●'ùฌ
ƥֱx Ќ╗
Ɔ
ฌ
7╗ AՁՁ7Ⓢ╗●Ձ●╗ù7ՁḶbA╗●ḶЌƆ7ОŐ●ḶŐ7╗Ḷ7bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ⓈƆDz7bAⓈ╗●ḶЌ㈠ฌ
ՁA Dz╗
Ќ bAՁՁ7ԱDz'ḶŐDz7ùḶⓈ7C●Ḛ7AЌC7bAՁՁ7ԱDz'ḶŐDz7ùḶⓈ7ḶЋDzŐ7ĠDzAC㈠ฌ
ЌC ԱA
b
फฌ Dz ฌ
ںㄦ ƆbA ìฌ
Ɔ●╗Dz7AЌAՁùƆ●Ɔ̬ฌ
DzA
फ
ƆDz
ㅡ
╗Ḷ╗AՁ7ՁAЌCƆbAОDz7AŐDzA̬7 ںxⓒฎㅡㅡ7Ɔ'ฌ x7 ธxƥ7 ㅡxƥ7
ㅡx ″xƥฌ
″x
ㄦx ҜDz
xƥֱx
ƥֱx Ќ╗
╗Ḷ╗AՁ7ḶОDzЌ7ƆОAbDz7AŐDzA̬7 ̶″ⓒㅡ″″7Ɔ'ฌ
फ7Ő
㈠Ḷ
╗Ḷ╗AՁ7AŐDzA̬7 ㅡںⓒںธՙ7Ɔ'7 bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
㈠Û
ƆbAՁDz̬7ںफ7ए7ธxƥฌ
ƆbAՁDz̬ ںफ ए ธxƥ bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱07Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
㈠ฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผ0㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠ฌ
AЋḶ●C7bⓈ╗╗●ЌḚ7ⓈЌCDzŐḚŐḶⓈЌCฌ AЋḶ●C7Ġ●╗╗●ЌḚ7ḶЋDzŐĠDzACฌ
Ⓢ╗●Ձ●╗ù7Ձ●ЌDzƆ㈠7●╗ƥƆ7bḶƆ╗Ձù㈠7 ОḶÛDzŐ7Ձ●ЌDzƆ㈠7●╗ƥƆ7bḶƆ╗Ձù㈠ฌ Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦɱՙɱՙฌ
bAՁՁ7ԱDz'ḶŐDzฌ
ùḶⓈ7CḶฌ ОŐİֱՙ̶″ՙՙ ՁAЌCƆbAОDzฌ
ḶЋDzŐĠDzACฌ
ОՁAЌฌ
xՙ゜ںฎ゜ںฎ
ḶŐฌ
'ŐDzDzÛAù7AЌC7AŐ╗DzŐ●AՁฌ
'ŐDzDzÛAù AЌC AŐ╗DzŐ●AՁ
ƆùƆ╗DzҜ Ḷ' ╗ŐAЌƆОḶŐ╗A╗●ḶЌ
ƆùƆ╗DzҜ7Ḷ'7╗ŐAЌƆОḶŐ╗A╗●ḶЌฌ
ںՙxx7Û7Ġਙผħ▷ਙ่7Őħ₡֭ف7О0ʉੂⓒ7Ɔ—ħ֭ש7ธx̶ฌ ՙxธ㈠ㄦɱՙ㈠ ̶ںxฎฌ
Ġ่֭₡֭ผ⎯ਙ่7ЌЋ7ฎɱxںธฌ ʉʉʉ㈠⎯ਙ—שγʉħ㌱0кŴ㈠㌱ਙこฌ Ձں㈠xxฌ
Ɔ—ħ֭ש7ธธxฌ
ՙxธ㈠ՙ̶ں㈠ธx̶̶7╗ฌ
bਙผऑਙผŴ֭ש7Ḷ⑾⑾ħ㌱֭ฌ
ՙxธ㈠ՙ̶ں㈠ธx̶ɱ7+ฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡㅡฌ
ںںธx7Ќ㈠7╗ਙʉ่7b่֭֭שผ7Cผħ֭ﭨฌ
Ќ77Dz77Ћ77A77C77Aฌ
ОՁAЌ╗●ЌḚ7ՁDzḚDzЌCฌ
Dz Ќ 7●7Ձ77 ù ╗ Ő Dz ОḶ Ő О ฌ
ОՁAЌ╗7ƆbĠDzCⓈՁDzฌ
╗ŐDzDzƆ7 ԱḶ╗AЌ●bAՁ7ЌAҜDz7 bḶЌ╗7 bAՁ7 Ợ╗ù ฌ
AbAb●A7AЌDzⓈŐA7 ธㅡफ7ԱḶṲ7 ں㈠ㄦxफ7 ںxฌ
ŐC ฌ ҜⓈՁḚAฌ
Ɔ╗AЌCAŐCฌ
ธx
ƥֱ
ОAŐì●ЌƆḶЌ●A7Ṳ74CDzƆDzŐ╗7ҜⓈƆDzⓈҜ47 ธㅡफ7ԱḶṲ7 ں㈠ㄦxफ7 ںxฌ
x फ7
╗ù
CDzƆDzŐ╗7ҜⓈƆDzⓈҜ7ОAՁḶ7ЋDzŐCDzฌ
Ḷ
Оฌ㈠
ҜⓈՁ╗●7╗ŐⓈЌìฌ
ƆḶ
ОŐḶƆḶО●Ɔ7ḚՁAЌCⓈՁḶƆA7 ธㅡफ7ԱḶṲ7 ں㈠ㄦxफ7 ㅡฌ
ĠḶЌDzù7ҜDzƆỢⓈ●╗Dzฌ
7Ա
Ɔ╗AЌCAŐCฌ
ՁA
Ќ
DzṲ●Ɔ╗●ЌḚ7 ㅡฌ
╗Ḷ Ձ77Ḛ Ќ 7●7ì Ő A О 7 DzṲ●Ɔ╗●ЌḚ7╗ŐDzDz7ֱ7╗Ḷ7ŐDzҜA●Ќฌ
b
ŐC 7 ŐC ฌ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
A7
ŐC 7 ƆĠŐⓈԱƆ7 ԱḶ╗AЌ●bAՁ7ЌAҜDz7 bḶЌ╗7 Ợ╗ù ฌ
ĠDzƆОDzŐAՁḶDz7+ⓈЌ●+DzŐA7 ㄦ7ḚAՁ7 ՙฌ
ŐC
ì ฌ
Ḛ●AЌ╗7ƆÛḶŐC7+ՁḶÛDzŐฌ
Ab
╗Ա
ƆDz ĠDzƆОDzŐAՁḶDz7ОAŐЋ●+ՁḶŐA74ŐDzC47 ㄦ7ḚAՁ7 ̶ՙฌ
ธफ7 ŐDzC7ùⓈbbAฌ
7゜ ں
ŐC 7 ŐC ฌ ƥֱฎ
ธฎ
ՁAЌ╗AЌA7ҜḶЌ╗DzЋ●CDzЌƆ●Ɔ7 ㄦ7ḚAՁ7 ㅡںฌ
㈠ฌ ฌ ╗ŐA●Ձ●ЌḚ7ՁAЌ╗AЌAฌ
ùО Ќ╗
फ7╗ ҜDz ฌ ՁDzⓈbḶОĠùՁՁⓈҜ7ՁAЌḚҜAЌ●ADz74ՁùЌЌ4Ɔ7ՁDzḚAbù47 ㄦ7ḚAՁ7 ธںฌ
ƥֱx ƆDz bì
ںㄦ फ7DzA ╗ ԱA ՁùЌЌƥƆ7╗DzṲAƆ7ŐAЌḚDzŐฌ
ƥֱ″ फ 7ƆDz
ŐC ฌ
ㄦ″ ธ ƆAՁЋ●A7bՁDzЋDzՁAЌC●●7 ㄦ7ḚAՁ7 ธ̶ฌ
7゜ ں
ƥֱฎ ฌ bՁDzЋDzՁAЌC7ƆAḚDzฌ
ธฎ Û㈠
㈠Ḷ㈠ ìฌ
फ7Ő Ab ƆDzЌЌA7AŐ╗DzҜ●Ɔ●Ḷ●CDzƆ7 ㄦ7ḚAՁ7 ̶ธฌ
ƥֱx ╗Ա +DzA╗ĠDzŐù7ƆDzЌЌAฌ
ㅡx ƆDz
ŐC ฌ
ں ゜ ธ फ7
7 ╗DzⓈbŐ●ⓈҜ7bĠAҜADzCŐùƆ7 ㄦ7ḚAՁ7 ̶̶ฌ
ƥֱฎ ḚDzŐҜAЌCDzŐฌ
ธฎ
DzṲ●Ɔ╗●ЌḚ7ƆĠŐⓈԱƆ7 ԱḶ╗AЌ●bAՁ7ЌAҜDz7 bḶЌ╗7 Ợ╗ù ฌ
ŐC ฌ
DzṲ●Ɔ╗●ЌḚ7 ں″ฌ
DzṲ●Ɔ╗●ЌḚ7ƆĠŐⓈԱ7ƆҜ7ֱ7╗Ḷ7ŐDzҜA●Ќฌ
ŐC ฌ
ՁAЌCƆbAОDz7DzՁDzҜDzЌ╗Ɔฌ
ธxƥֱxफฌ
ƆùҜԱḶՁ7 CDzƆbŐ●О╗●ḶЌฌ Ợ╗ù㈠7 CDz╗A●Ձฌ
CDzbḶŐA╗●ЋDz7ŐḶbì㈠ฌ
CŐฌ ںฎⓒɱ″ㅡ7Ɔ㈠+㈠7 ֱ
Ɔ●ΎDz̬7ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
ЌḶ 7●7Ɔ Ќ A О Ṳ Dz 77 Dz Ő Ⓢ ╗ Ⓢ ฌ
ŐC ฌ bḶՁḶŐ̬77ҜA╗bĠ7DzṲ●Ɔ╗●ЌḚฌ
Ġ ╗ 7●Û 7 C Dz Ő Dz ЋḶ b 77 Dz Ա 77Ḷ ╗ 7ӧฌ
AՁՁ7ОՁAЌ╗DzŐ7AŐDzAƆ7╗Ḷ7ŐDzbDz●ЋDz7ธफฌ
फ7ธ77 ⓒ7ì bḶ Ő 77 Dz Ћ 7●7╗ A ŐḶ b Dz C ฌ
ŐḶ ╗ A Ő Dz Ќ DzḚ ฌ Ҝ●Ќ●ҜⓈҜ7CDzО╗Ġ7ՁAùDzŐ7ⓈЌՁDzƆƆฌ
ỏ7Ġ ╗ О Dz C ฌ
CŐ A ù ฌ Ḷ╗ĠDzŐÛ●ƆDz7ЌḶ╗DzC7ⓒ7ƆDzDz7ЌḶ╗Dz7 ธ㈠ฌ
DzṲ●Ɔ╗●ЌḚ7ⓈĠAⓈՁ7Ɔ╗ḶŐAḚDzฌ
ธ̶ ӧ О
7
ОՁAЌ╗●ЌḚ7ЌḶ╗DzƆฌ
ƥֱ″ Ġ
Ɔ
ㄦՙ
ŐC ฌ
7 ゜ ںAƆ
ธफ Dz 7
ں㈠77CDzbḶŐA╗●ЋDz7ŐḶbì7ӧCŐỏ7ֱ7●ЌƆ╗AՁՁ7╗ĠDz7Ҝ●Ќ●ҜⓈҜ77ՁAùDzŐ7Ḷ+77CDzbḶŐA╗●ЋDz7ŐḶbì7●Ќ7AՁՁฌ
ԱA
ธ फ
ՁAЌCƆbAОDz7AŐDzAƆ7Û●╗Ġ●Ќ7ՁAЌCƆbAОDz7Ձ●Ҝ●╗7Ḷ+7ÛḶŐì7DzṲbDzО╗7ÛĠDzŐDz7Ḷ╗ĠDzŐÛ●ƆDzฌ
bì
Dz╗ ●●●ỏ ฌ
ƥֱ″ ӧОĠ
ฌ ЌḶ╗DzC㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐḶЋ●CDz7ƆAҜОՁDzƆ7Ḷ+7CDzbḶŐA╗●ЋDz7ŐḶbì7+ḶŐ7AООŐḶЋAՁฌ
ɱں
7 ゜ ںAƆ
ОŐ●ḶŐ7╗Ḷ7●ЌƆ╗AՁՁA╗●ḶЌ㈠7bḶҜОAb╗7ƆⓈԱֱḚŐACDz7╗Ḷ7ฎㄦ੧7AЌC77AООՁù7Aฌ
ԱA
7Ɔ Dz7●●●
ОŐDzֱDzҜDzŐḚDzЌ╗7ĠDzŐԱ●b●CDz7╗Ḷ7ƆḶ●Ձ㈠77A+╗DzŐ7ОՁAb●ЌḚ7ŐḶbì̬77ŐAìDz7ƆҜḶḶ╗Ġⓒ7ÛDz╗7╗Ḷฌ
bì
Dz╗ ỏฌ
ŐC ฌ ฌ DzЌ╗●ŐDz7CDzО╗Ġⓒ7AՁՁḶÛ7╗Ḷ7CŐùⓒ7╗ĠDzЌ7Ձ●ḚĠ╗Ձù7ƆbAŐ●+ù7ƆⓈŐ+AbDz7Û●╗Ġ7A7ՁDzA+7ŐAìDz㈠ฌ
7Ɔ
ƥֱ ںӧОĠ
AООՁù7A7ƆDzbḶЌCAŐù7AООՁ●bA╗●ḶЌ7Ḷ+77ОŐDzֱDzҜDzŐḚDzЌ╗7ĠDzŐԱ●b●CDz7╗Ḷ7╗ḶО7Ḷ+7ŐḶbì㈠ฌ
x7 ںA
CḶ7ЌḶ╗7AՁՁḶÛ7ŐḶbì7╗Ḷ7╗ḶⓈbĠ7╗ĠDz7╗ŐⓈЌì7Ḷ+7AЌù7╗ŐDzDz㈠77╗Ḷ7ԱDz7●ЌƆ╗AՁՁDzC7A+╗DzŐฌ
゜ธ फ Ɔ Dz
7
ԱA
ŐC ฌ ●ЌƆ╗AՁՁA╗●ḶЌ7Ḷ+7ОՁAЌ╗7ҜA╗DzŐ●AՁ㈠ฌ
Dz╗ ●ỏ ฌ
bì
ฌ
ธ㈠77AЌù7╗ŐDzDz7ОՁAЌ╗DzC7Û●╗Ġ●Ќ7ㄦ7+DzDz╗7Ḷ+7A7Ɔ●CDzÛAՁì7ḶŐ7ÛAՁՁ7ƆĠAՁՁ7ԱDz7ОՁAЌ╗DzC7Û●╗Ġฌ
A7ŐḶḶ╗7ḚⓈAŐC7CDzƆ●ḚЌDzC7╗Ḷ7C●ŐDzb╗7ŐḶḶ╗7ḚŐḶÛ╗Ġ7CḶÛЌÛAŐC㈠ฌ
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌƆฌ
ḶƆḶ7ԱՁAЌbA7Ab●Ձ●╗ùฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌฌ
̶㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐDzƆDzŐЋDz7AЌC7ОŐḶ╗Dzb╗7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7●CDzЌ╗●+●DzC7ḶЌ7ОՁAЌ7Աùฌ Ћ●b●Ќ●╗ù7ҜAОฌ
AЌ7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDz7ƆùҜԱḶՁ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐDzƆDzŐЋDz7AЌC7ОŐḶ╗Dzb╗7ՁAЌCƆbAОDzฌ ●⎯⎯—֭₡7⑾ਙผ̬7ОՁAЌЌ●ЌḚฌ
ḶⓈ╗Ɔ●CDz7Ձ●Ҝ●╗7Ḷ+7ՁAЌCƆbAОDz7ÛḶŐì㈠ฌ
ฌ ฌ ƆⓈԱҜ●╗╗AՁฌ
फ
ŐC ฌ ƥֱx Ќ ㅡ㈠77ОŐ●ḶŐ7╗Ḷ7ԱDzḚ●ЌЌ●ЌḚ7ÛḶŐìⓒ7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7●ЌЋDzЌ╗ḶŐù7DzṲ●Ɔ╗●ЌḚ7ОՁAЌ╗Ɔ7AЌCฌ
ںㄦ C Ќ A 77 Dz О A b Ɔ C Ќ A Ձ77Ḛ Ќ 7●7╗ Ɔ 7●7Ṳ Dz ฌ ΎḶЌ●ЌḚ7ƆDz╗ԱAbìƆ7 CŴ̬֭שฌ xՙ゜ںՙ゜ںฎฌ
7Ձ ⓒ7ì bḶ Ő 77 Dz Ћ 7●7╗ A ŐḶ b Dz C ฌ ҜAŐì7╗ĠḶƆDz7╗Ḷ7ŐDzҜA●Ќ7+ḶŐ7AООŐḶЋAՁ7Աù7ḶÛЌDzŐ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ЋDzŐ●+ù7╗ĠA╗ฌ
Dz b A Ձ О 77 Ќ 7●7 7 ╗ b Dz ╗Ḷ Ő О 7 DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7╗Ḷ7ŐDzҜA●Ќ7Û●ՁՁ7ЌḶ╗7ԱDz7CAҜAḚDzC7Աù7CDzҜḶՁ●╗●ḶЌ7ḶŐฌ
bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7●+7DzṲ●Ɔ╗●ЌḚ7╗ŐDzDzƆ7AЌC゜ḶŐ7ՁAЌCƆbAОDz7╗Ḷ7ŐDzҜA●Ќ7●Ɔ7CAҜAḚDzCฌ ՁAЌCƆbAОDz7A╗7Ő㈠Ḷ㈠Û㈠7 ںㄦƥֱxफฌ Ő֭ﭨħ⎯ħਙ่⎯ฌ
DzDz CⓈŐ●ЌḚ7CDzҜḶՁ●╗●ḶЌ7ḶŐ7bḶЌƆ╗ŐⓈb╗●ḶЌⓒ7╗ŐDzDzӧƆỏ゜ƆĠŐⓈԱӧƆỏ7╗Ḷ7ԱDz7ŐDzОՁAbDzC7A╗ฌ ՁAЌCƆbAОDz7A╗7●Ќ╗DzŐ●ḶŐ7ՁḶ╗㈠7 ฎƥֱxफฌ
Dz
bḶЌ╗ŐAb╗ḶŐƆ7DzṲОDzЌƆDz7Û●╗Ġ7ОՁAЌ╗ӧƆỏ7Ḷ+7ƆAҜDz7ḚDzЌⓈƆⓒ7ƆОDzb●DzƆⓒ7ЋAŐ●Dz╗ùⓒ7+ḶŐҜฌ
A
7О
Dz AЌC7Ɔ●ΎDz㈠ฌ
ںx ҜDz
Dz
ƥֱ
Dz Ќ 7●7Ձ77 ù ╗ Ő Dz ОḶ Ő О ฌ
ƥֱx Ќ╗
ㄦ㈠77bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ОŐḶ╗Dzb╗7●Ќ7ОՁAbDz7DzṲ●Ɔ╗●ЌḚ7Ⓢ╗●Ձ●╗●DzƆ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ЋDzŐ●+ùฌ
Ɔ
फฌ ฌ
AՁՁ7Ⓢ╗●Ձ●╗ù7ՁḶbA╗●ḶЌƆ7ОŐ●ḶŐ7╗Ḷ7bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7bḶЌ╗ŐAb╗ḶŐ7╗Ḷ7ⓈƆDz7bAⓈ╗●ḶЌ㈠ฌ
7╗
ՁA Dz╗
Ќ bAՁՁ7ԱDz+ḶŐDz7ùḶⓈ7C●Ḛ7AЌC7bAՁՁ7ԱDz+ḶŐDz7ùḶⓈ7ḶЋDzŐ7ĠDzAC㈠ฌ
ЌC ԱA
ƆDz xफฌ ОDz ฌ
ںㄦ ƆbA bì ฌ
Ɔ●╗Dz7AЌAՁùƆ●Ɔ̬ฌ
DzA
ƆDz
ㅡ
╗Ḷ╗AՁ7ՁAЌCƆbAОDz7AŐDzA̬7 ںxⓒฎㅡㅡ7Ɔ+ฌ x7 ธxƥ7 ㅡx
ㅡxƥ7 ″x
″xƥฌ
x
ㄦx ҜDz
ƥֱx
ƥֱx Ќ╗
╗Ḷ╗AՁ7ḶОDzЌ7ƆОAbDz7AŐDzA̬7 ̶″ⓒㅡ″″7Ɔ+ฌ
फฌ ฌ
फ7Ő
㈠Ḷ
╗Ḷ╗AՁ7AŐDzA̬7 ㅡںⓒںธՙ7Ɔ+7 bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
㈠Û
ƆbAՁDz̬
ՁDz̬7ںफ7ए7ธxƥฌ
ںफ ए ธxƥ bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱I7Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
㈠ฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผI㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠ฌ
AЋḶ●C7bⓈ╗╗●ЌḚ7ⓈЌCDzŐḚŐḶⓈЌCฌ AЋḶ●C7Ġ●╗╗●ЌḚ7ḶЋDzŐĠDzACฌ
Ⓢ╗●Ձ●╗ù7Ձ●ЌDzƆ㈠7●╗ƥƆ7bḶƆ╗Ձù㈠ฌ ОḶÛDzŐ7Ձ●ЌDzƆ㈠7●╗ƥƆ7bḶƆ╗Ձù㈠ฌ Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦɱՙɱՙฌ
bAՁՁ7ԱDz+ḶŐDzฌ
ùḶⓈ7CḶฌ ОŐİֱՙ̶″ՙՙ ՁAЌCƆbAОDzฌ
ḶЋDzŐĠDzACฌ
ОՁAЌฌ
xՙ゜ںฎ゜ںฎ
ḶŐฌ
+ŐDzDzÛAù7AЌC7AŐ╗DzŐ●AՁฌ
+ŐDzDzÛAù AЌC AŐ╗DzŐ●AՁ
ƆùƆ╗DzҜ Ḷ+ ╗ŐAЌƆОḶŐ╗A╗●ḶЌ
ƆùƆ╗DzҜ7Ḷ+7╗ŐAЌƆОḶŐ╗A╗●ḶЌฌ
ںՙxx7Û7Ġਙผħ▷ਙ่7Őħ₡֭ف7ОIʉੂⓒ7Ɔ—ħ֭ש7ธx̶ฌ ՙxธ㈠ㄦɱՙ㈠ ̶ںxฎฌ
Ġ่֭₡֭ผ⎯ਙ่7ЌЋ7ฎɱxںธฌ ʉʉʉ㈠⎯ਙ—שγʉħ㌱IкŴ㈠㌱ਙこฌ Ձں㈠xxฌ
ÛAՁՁ7ḶОDzЌ●ЌḚ7Û●╗Ġฌ ҜDz╗AՁ7bḶО●ЌḚฌ
ОAŐAОDz╗7Ɔ╗DzОֱḶЋDzŐฌ
ԱDzՁḶÛฌ ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
Ɔ—ħ֭ש7ธธxฌ
ՙxธ㈠ՙ̶ں㈠ธx̶̶7╗ฌ
bਙผऑਙผŴ֭ש7Ḷ⑾⑾ħ㌱֭ฌ
ںںธx7Ќ㈠7╗ਙʉ่7b่֭֭שผ7Cผħ֭ﭨฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡㅡฌ
ՙxธ㈠ՙ̶ں㈠ธx̶ɱ7'
㈾こŴŴผ㌱γ㈠㌱ਙこฌ
Ќ77Dz77Ћ77A77C77A
İḶ●Ќ╗Ɔⓒ7╗ùО㈠
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Ա
╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDz
ОDzŐḶŐA╗DzC7ҜDz╗AՁฌ
CḶḶŐ7●Ќ7ОŐDzAԱŐ●bA╗DzCฌ
ƆbŐDzDzЌ7ÛAՁՁ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
̶ںƥ7ֱ7ㅡफฌ
●Ќ●ƆĠ7ՁḶḶŐฌ
xफฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ЌḶŐ╗Ġฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफฌ ںฌ
A7 Աฌ bฌ
ҜDz╗AՁ7bḶО●ЌḚฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Aฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ ธՙƥ7ֱ7ㅡफฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ ╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ ҜAƆḶЌŐù7ОŐḶCⓈb╗Ɔ̬
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDzฌ
ƆⓈОDzŐ7Ձ●╗Dz7ԱՁḶbì⊿7AЌ7ḶՁC7bAƆ╗ՁDz7bḶҜОAЌù7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
ƆÛ7ŐDzОŐDzƆDzЌ╗A╗●ЋDz⊿7CAЋDz7ƆĠAŐОⓒ7ㅡںㄦx7Û㈠7╗ⓈŐЌDzù7AЋDz㈠ⓒ7ОĠḶDzЌ●Ṳⓒ7AΎ㈠7ӧ″xธỏ7̶ㄦธ̶ֱㄦxxฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Ա
ㅡफṲฎफṲں″फ7AЌC7ฎफṲฎफṲں″फ7ӧACC●╗●ḶЌAՁ7Ɔ●ΎDzƆ7╗Ḷ7ҜDzDz╗7ԱⓈ●ՁC●ЌḚ7C●ҜDzЌƆ●ḶЌAՁฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ7AƆ7ЌDzDzCDzCỏ7●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7Ɔ╗AЌCAŐC7bҜⓈ7ОDzŐ7AŐbĠ●╗Dzb╗ⓈŐAՁฌ
CŐAÛ●ЌḚƆ㈠7AՁՁ7DzṲОḶƆDzC7AbDz7ⓈЌ●╗Ɔ7╗Ḷ7ԱDz7ƆDzAՁDzC7Û●╗Ġ7Ɔ●ՁḶṲAЌDz㈠
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌฌ
ḶƆḶ7ԱՁAЌbA7Ab●Ձ●╗ùฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌƆฌ
bḶՁḶŐƆ̬ฌ
ԱՁḶbì7AbDz7ƆDzAՁDzŐ7ԱAƆ●Ɔ7Ḷ7CDzƆ●ḚЌ̬7ƆⓈŐDz7ìՁDzAЌ7ÛDzA╗ĠDzŐ7ƆDzAՁ
फԱՁḶìֱḚⓈAŐCफ7ִ7ḚŐA●╗●7bḶЌ╗ŐḶՁ
●Ќ●ƆĠ7ՁḶḶŐฌ ОA●Ќ╗7bḶՁḶŐ7ֱ7फԱḶA╗7AЌbĠḶŐफ7CDz″̶ՙՙֱ7CⓈЌЌ7DzCÛAŐCƆฌ
xफฌ ОA●Ќ╗Ɔ7ӧbḶО●ЌḚⓒ7CḶÛЌƆОḶⓈ╗Ɔⓒ7ҜDz╗AՁ7DzЌbDz7●DzՁCⓒ7CḶḶŐƆฌ
AЌC7CḶḶŐ7ŐAҜDzƆỏฌ
ҜAƆḶЌŐù7ƆbŐDzDzЌฌ
ÛAՁՁ ОA●Ќ╗7bḶՁḶŐ7ֱ7फƆ●ՁЋDzŐ7ОḶՁ●ƆĠफ7CDz″̶ՙㅡֱ7CⓈЌЌ7DzCÛAŐCƆฌ
ОA●Ќ╗Ɔ7ӧҜDz╗AՁ7DzЌbDz7╗Ő●Ҝỏฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ÛDzƆ╗ฌ bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफ7 ธฌ bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱07Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผ0㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠
Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦฎںㅡㄦฌ
ОŐİֱՙ̶″ՙՙ DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
ֱ7ОŐDzƆDzЌ╗A╗●ḶЌฌ
xՙ゜ںฎ゜ںฎ
AОธ㈠xฌ
ÛAՁՁ7ḶОDzЌ●ЌḚ7Û●╗Ġฌ ҜDz╗AՁ7bḶО●ЌḚฌ
ОAŐAОDz╗7Ɔ╗DzОֱḶЋDzŐฌ
ԱDzՁḶÛฌ ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
Ɔ—ħ֭ש7ธธxฌ
ՙxธ㈠ՙ̶ں㈠ธx̶̶7╗ฌ
bਙผऑਙผŴ֭ש7Ḷ⑾⑾ħ㌱֭ฌ
ںںธx7Ќ㈠7╗ਙʉ่7b่֭֭שผ7Cผħ֭ﭨฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡㅡฌ
ՙxธ㈠ՙ̶ں㈠ธx̶ɱ7'
㈾こŴŴผ㌱γ㈠㌱ਙこฌ
Ќ77Dz77Ћ77A77C77A
İḶ●Ќ╗Ɔⓒ7╗ùО㈠
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Ա
╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDz
ОDzŐḶŐA╗DzC7ҜDz╗AՁฌ
CḶḶŐ7●Ќ7ОŐDzAԱŐ●bA╗DzCฌ
ƆbŐDzDzЌ7ÛAՁՁ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
̶ںƥ7ֱ7ㅡफฌ
●Ќ●ƆĠ7ՁḶḶŐฌ
xफฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ЌḶŐ╗Ġฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफฌ ںฌ
A7 Աฌ bฌ
ҜDz╗AՁ7bḶО●ЌḚฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Aฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ ธՙƥ7ֱ7ㅡफฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ ╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ ҜAƆḶЌŐù7ОŐḶCⓈb╗Ɔ̬
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDzฌ
ƆⓈОDzŐ7Ձ●╗Dz7ԱՁḶbì⊿7AЌ7ḶՁC7bAƆ╗ՁDz7bḶҜОAЌù7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
ƆÛ7ŐDzОŐDzƆDzЌ╗A╗●ЋDz⊿7CAЋDz7ƆĠAŐОⓒ7ㅡںㄦx7Û㈠7╗ⓈŐЌDzù7AЋDz㈠ⓒ7ОĠḶDzЌ●Ṳⓒ7AΎ㈠7ӧ″xธỏ7̶ㄦธ̶ֱㄦxxฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Ա
ㅡफṲฎफṲں″फ7AЌC7ฎफṲฎफṲں″फ7ӧACC●╗●ḶЌAՁ7Ɔ●ΎDzƆ7╗Ḷ7ҜDzDz╗7ԱⓈ●ՁC●ЌḚ7C●ҜDzЌƆ●ḶЌAՁฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ7AƆ7ЌDzDzCDzCỏ7●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7Ɔ╗AЌCAŐC7bҜⓈ7ОDzŐ7AŐbĠ●╗Dzb╗ⓈŐAՁฌ
CŐAÛ●ЌḚƆ㈠7AՁՁ7DzṲОḶƆDzC7AbDz7ⓈЌ●╗Ɔ7╗Ḷ7ԱDz7ƆDzAՁDzC7Û●╗Ġ7Ɔ●ՁḶṲAЌDz㈠
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌฌ
ḶƆḶ7ԱՁAЌbA7Ab●Ձ●╗ùฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌƆฌ
bḶՁḶŐƆ̬ฌ
ԱՁḶbì7AbDz7ƆDzAՁDzŐ7ԱAƆ●Ɔ7Ḷ7CDzƆ●ḚЌ̬7ƆⓈŐDz7ìՁDzAЌ7ÛDzA╗ĠDzŐ7ƆDzAՁ
फԱՁḶìֱḚⓈAŐCफ7ִ7ḚŐA●╗●7bḶЌ╗ŐḶՁ
●Ќ●ƆĠ7ՁḶḶŐฌ ОA●Ќ╗7bḶՁḶŐ7ֱ7फԱḶA╗7AЌbĠḶŐफ7CDz″̶ՙՙֱ7CⓈЌЌ7DzCÛAŐCƆฌ
xफฌ ОA●Ќ╗Ɔ7ӧbḶО●ЌḚⓒ7CḶÛЌƆОḶⓈ╗Ɔⓒ7ҜDz╗AՁ7DzЌbDz7●DzՁCⓒ7CḶḶŐƆฌ
AЌC7CḶḶŐ7ŐAҜDzƆỏฌ
ҜAƆḶЌŐù7ƆbŐDzDzЌฌ
ÛAՁՁ ОA●Ќ╗7bḶՁḶŐ7ֱ7फƆ●ՁЋDzŐ7ОḶՁ●ƆĠफ7CDz″̶ՙㅡֱ7CⓈЌЌ7DzCÛAŐCƆฌ
ОA●Ќ╗Ɔ7ӧҜDz╗AՁ7DzЌbDz7╗Ő●Ҝỏฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ÛDzƆ╗ฌ bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफ7 ธฌ bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱07Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผ0㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠
Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦฎںㅡㄦฌ
ОŐİֱՙ̶″ՙՙ DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
ֱ7ОŐDzƆDzЌ╗A╗●ḶЌฌ
xՙ゜ںฎ゜ںฎ
AОธ㈠xฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ฌ
ҜDz╗AՁ7bḶО●ЌḚฌ
Ɔ—ħ֭ש7ธธxฌ
ՙxธ㈠ՙ̶ں㈠ธx̶̶7╗ฌ
bਙผऑਙผŴ֭ש7Ḷ⑾⑾ħ㌱֭ฌ
ںںธx7Ќ㈠7╗ਙʉ่7b่֭֭שผ7Cผħ֭ﭨฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡㅡฌ
ՙxธ㈠ՙ̶ں㈠ธx̶ɱ7'
㈾こŴŴผ㌱γ㈠㌱ਙこฌ
Ќ77Dz77Ћ77A77C77A
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Աฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDz
ОŐDzAԱŐ●bA╗DzCฌ ОA●Ќ╗DzC7ҜDz╗AՁฌ
ƆbŐDzDzЌ7ÛAՁՁ CḶḶŐ7AЌC7ŐAҜDzฌ
ㄦƥ7ֱ7ㅡफฌ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
ฎƥ7ֱ7xफ7
●Ќ●ƆĠ7ՁḶḶŐฌ
xफฌ
ҜDz╗AՁ7ОDzŐ●ҜDz╗DzŐฌ ƆՁ●C●ЌḚ7ḚA╗Dzฌ
DzЌb●ЌḚฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ƆḶⓈ╗Ġฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफ7 ธฌ
b7 Աฌ Aฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
ҜDz╗AՁ7bḶО●ЌḚฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ ҜAƆḶЌŐù7ОŐḶCⓈb╗Ɔ̬
╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ ƆⓈОDzŐ7Ձ●╗Dz7ԱՁḶbì⊿7AЌ7ḶՁC7bAƆ╗ՁDz7bḶҜОAЌù7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
ƆÛ7ŐDzОŐDzƆDzЌ╗A╗●ЋDz⊿7CAЋDz7ƆĠAŐОⓒ7ㅡںㄦx7Û㈠7╗ⓈŐЌDzù7AЋDz㈠ⓒ7ОĠḶDzЌ●Ṳⓒ7AΎ㈠7ӧ″xธỏ7̶ㄦธ̶ֱㄦxxฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ฌ ㅡफṲฎफṲں″फ7AЌC7ฎफṲฎफṲں″फ7ӧACC●╗●ḶЌAՁ7Ɔ●ΎDzƆ7╗Ḷ7ҜDzDz╗7ԱⓈ●ՁC●ЌḚ7C●ҜDzЌƆ●ḶЌAՁฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ7AƆ7ЌDzDzCDzCỏ7●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7Ɔ╗AЌCAŐC7bҜⓈ7ОDzŐ7AŐbĠ●╗Dzb╗ⓈŐAՁฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ CŐAÛ●ЌḚƆ㈠7AՁՁ7DzṲОḶƆDzC7AbDz7ⓈЌ●╗Ɔ7╗Ḷ7ԱDz7ƆDzAՁDzC7Û●╗Ġ7Ɔ●ՁḶṲAЌDz㈠
AЌC7ḶЋDzŐՁḶÛฌ
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌฌ
ḶƆḶ7ԱՁAЌbA7Ab●Ձ●╗ùฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌƆฌ
bḶՁḶŐƆ̬
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDzฌ
ฎफゥฎफゥں″फ77 ●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7ֱ7ƆⓈОDzŐՁ●╗Dz7ԱՁḶbì7ӧƆ╗AЌCAŐC7AbDzฌ ●⎯⎯—֭₡7⑾ਙผ̬7ОՁAЌЌ●ЌḚ7ƆⓈԱҜ●╗ฌ
ԱՁḶbìỏ7ֱ7ḚŐAù7ӧҜAƆḶЌŐù7ⓈООDzŐ7●DzՁCỏฌ
CŴ̬֭שฌ x″゜ںㄦ゜ںฎฌ
ฎफゥฎफゥں″फ77 ●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC77ֱ7ƆⓈОDzŐՁ●╗Dz7ԱՁḶbì7ӧƆ╗AЌCAŐC7AbDzฌ
ԱՁḶbìỏ7ֱ7ĠAŐЋDzƆ╗7ԱŐḶÛЌ7ӧҜAƆḶЌŐù7ՁḶÛDzŐ7●DzՁCỏฌ Ő֭ﭨħ⎯ħਙ่⎯ฌ
ԱՁḶbì7AbDz7ƆDzAՁDzŐ7ԱAƆ●Ɔ7Ḷ7CDzƆ●ḚЌ̬7ƆⓈŐDz7ìՁDzAЌ7ÛDzA╗ĠDzŐ7ƆDzAՁ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Աฌ फԱՁḶìֱḚⓈAŐCफ7ִ7ḚŐA●╗●7bḶЌ╗ŐḶՁ
ОA●Ќ╗7bḶՁḶŐ7ֱ7फԱḶA╗7AЌbĠḶŐफ7CDz″̶ՙՙֱ7CⓈЌЌ7DzCÛAŐCƆฌ
ОA●Ќ╗Ɔ7ӧbḶО●ЌḚⓒ7CḶÛЌƆОḶⓈ╗Ɔⓒ7ҜDz╗AՁ7DzЌbDz7●DzՁCⓒ7CḶḶŐƆฌ
AЌC7CḶḶŐ7ŐAҜDzƆỏฌ
●Ќ●ƆĠ7ՁḶḶŐฌ ОA●Ќ╗7bḶՁḶŐ7ֱ7फƆ●ՁЋDzŐ7ОḶՁ●ƆĠफ7CDz″̶ՙㅡֱ7CⓈЌЌ7DzCÛAŐCƆฌ
xफฌ ОA●Ќ╗Ɔ7ӧҜDz╗AՁ7DzЌbDz7╗Ő●Ҝỏฌ
ОŐDzAԱŐ●bA╗DzCฌ ОDzŐḶŐA╗DzC7ҜDz╗AՁ7CḶḶŐ7●Ќฌ
ƆbŐDzDzЌ7ÛAՁՁ ОŐDzAԱŐ●bA╗DzC7ƆbŐDzDzЌ7ÛAՁՁ bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱07Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผ0㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠
Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦฎںㅡㄦฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7DzAƆ╗ฌ ОŐİֱՙ̶″ՙՙ DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफฌ ں7 ֱ7ОŐDzƆDzЌ╗A╗●ḶЌฌ
xՙ゜ںฎ゜ںฎ
AОธ㈠ںฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ฌ
ҜDz╗AՁ7bḶО●ЌḚฌ
Ɔ—ħ֭ש7ธธxฌ
ՙxธ㈠ՙ̶ں㈠ธx̶̶7╗ฌ
bਙผऑਙผŴ֭ש7Ḷ⑾⑾ħ㌱֭ฌ
ںںธx7Ќ㈠7╗ਙʉ่7b่֭֭שผ7Cผħ֭ﭨฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵ7ฎɱںㅡㅡฌ
ՙxธ㈠ՙ̶ں㈠ธx̶ɱ7'
㈾こŴŴผ㌱γ㈠㌱ਙこฌ
Ќ77Dz77Ћ77A77C77A
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Աฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ
AЌC7ḶЋDzŐՁḶÛฌ
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDz
ОŐDzAԱŐ●bA╗DzCฌ ОA●Ќ╗DzC7ҜDz╗AՁฌ
ƆbŐDzDzЌ7ÛAՁՁ CḶḶŐ7AЌC7ŐAҜDzฌ
ㄦƥ7ֱ7ㅡफฌ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
ฎƥ7ֱ7xफ7
●Ќ●ƆĠ7ՁḶḶŐฌ
xफฌ
ҜDz╗AՁ7ОDzŐ●ҜDz╗DzŐฌ ƆՁ●C●ЌḚ7ḚA╗Dzฌ
DzЌb●ЌḚฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7ƆḶⓈ╗Ġฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफ7 ธฌ
b7 Աฌ Aฌ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7A
ҜDz╗AՁ7bḶО●ЌḚฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ธՙƥ7ֱ7ㅡफฌ ҜAƆḶЌŐù7ОŐḶCⓈb╗Ɔ̬
╗㈠Ḷ㈠7ՁḶÛ7ОAŐAОDz╗ฌ
ธㅡƥ7ֱ7ฎफฌ ƆⓈОDzŐ7Ձ●╗Dz7ԱՁḶbì⊿7AЌ7ḶՁC7bAƆ╗ՁDz7bḶҜОAЌù7ḶŐ7AООŐḶЋDzC7DzỢⓈAՁ㈠ฌ
ƆÛ7ŐDzОŐDzƆDzЌ╗A╗●ЋDz⊿7CAЋDz7ƆĠAŐОⓒ7ㅡںㄦx7Û㈠7╗ⓈŐЌDzù7AЋDz㈠ⓒ7ОĠḶDzЌ●Ṳⓒ7AΎ㈠7ӧ″xธỏ7̶ㄦธ̶ֱㄦxxฌ
ҜAƆḶЌŐù7bḶЌ╗ŐḶՁฌ
İḶ●Ќ╗Ɔⓒ7╗ùО㈠ฌ ㅡफṲฎफṲں″फ7AЌC7ฎफṲฎफṲں″फ7ӧACC●╗●ḶЌAՁ7Ɔ●ΎDzƆ7╗Ḷ7ҜDzDz╗7ԱⓈ●ՁC●ЌḚ7C●ҜDzЌƆ●ḶЌAՁฌ
ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ7AƆ7ЌDzDzCDzCỏ7●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7Ɔ╗AЌCAŐC7bҜⓈ7ОDzŐ7AŐbĠ●╗Dzb╗ⓈŐAՁฌ
ОA●Ќ╗DzC7CḶÛЌƆОḶⓈ╗ฌ CŐAÛ●ЌḚƆ㈠7AՁՁ7DzṲОḶƆDzC7AbDz7ⓈЌ●╗Ɔ7╗Ḷ7ԱDz7ƆDzAՁDzC7Û●╗Ġ7Ɔ●ՁḶṲAЌDz㈠
AЌC7ḶЋDzŐՁḶÛฌ
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌฌ
ḶƆḶ7ԱՁAЌbA7Ab●Ձ●╗ùฌ
bḶṲ7bḶҜҜⓈЌ●bA╗●ḶЌƆฌ
bḶՁḶŐƆ̬
Ձ●ḚĠ╗7●Ṳ╗ⓈŐDzฌ
ฎफゥฎफゥں″फ77 ●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC7ֱ7ƆⓈОDzŐՁ●╗Dz7ԱՁḶbì7ӧƆ╗AЌCAŐC7AbDzฌ ●⎯⎯—֭₡7⑾ਙผ̬7ОՁAЌЌ●ЌḚ7ƆⓈԱҜ●╗ฌ
ԱՁḶbìỏ7ֱ7ḚŐAù7ӧҜAƆḶЌŐù7ⓈООDzŐ7●DzՁCỏฌ
CŴ̬֭שฌ x″゜ںㄦ゜ںฎฌ
ฎफゥฎफゥں″फ77 ●Ќ╗DzḚŐAՁՁù7bḶՁḶŐDzC77ֱ7ƆⓈОDzŐՁ●╗Dz7ԱՁḶbì7ӧƆ╗AЌCAŐC7AbDzฌ
ԱՁḶbìỏ7ֱ7ĠAŐЋDzƆ╗7ԱŐḶÛЌ7ӧҜAƆḶЌŐù7ՁḶÛDzŐ7●DzՁCỏฌ Ő֭ﭨħ⎯ħਙ่⎯ฌ
ԱՁḶbì7AbDz7ƆDzAՁDzŐ7ԱAƆ●Ɔ7Ḷ7CDzƆ●ḚЌ̬7ƆⓈŐDz7ìՁDzAЌ7ÛDzA╗ĠDzŐ7ƆDzAՁ
ҜAƆḶЌŐù7ֱ7bḶՁḶŐ7Աฌ फԱՁḶìֱḚⓈAŐCफ7ִ7ḚŐA●╗●7bḶЌ╗ŐḶՁ
ОA●Ќ╗7bḶՁḶŐ7ֱ7फԱḶA╗7AЌbĠḶŐफ7CDz″̶ՙՙֱ7CⓈЌЌ7DzCÛAŐCƆฌ
ОA●Ќ╗Ɔ7ӧbḶО●ЌḚⓒ7CḶÛЌƆОḶⓈ╗Ɔⓒ7ҜDz╗AՁ7DzЌbDz7●DzՁCⓒ7CḶḶŐƆฌ
AЌC7CḶḶŐ7ŐAҜDzƆỏฌ
●Ќ●ƆĠ7ՁḶḶŐฌ ОA●Ќ╗7bḶՁḶŐ7ֱ7फƆ●ՁЋDzŐ7ОḶՁ●ƆĠफ7CDz″̶ՙㅡֱ7CⓈЌЌ7DzCÛAŐCƆฌ
xफฌ ОA●Ќ╗Ɔ7ӧҜDz╗AՁ7DzЌbDz7╗Ő●Ҝỏฌ
ОŐDzAԱŐ●bA╗DzCฌ ОDzŐḶŐA╗DzC7ҜDz╗AՁ7CḶḶŐ7●Ќฌ
ƆbŐDzDzЌ7ÛAՁՁ ОŐDzAԱŐ●bA╗DzC7ƆbŐDzDzЌ7ÛAՁՁ bਙऑੂผħفγש7ธxںՙ7İҜA7Aผ㌱γħ֭ש㌱⎯ש7●่㌱㈠ฌ
bਙ่שผŴ㌱שਙผ7⎯γŴкк7㌱γ֭㌱07Ŵ่₡7֭ﭨผħ⑾ੂ7Ŵккฌ
₡ħこ่֭⎯ħਙ่⎯7ऑผħਙผ7שਙ7㌱ਙここ่֭㌱ħ่ف7ʉਙผ0㈠ฌ
CผŴʉħ่⎯ف7Ŵผ֭7่ਙש7שਙ7⇡֭7⎯㌱Ŵк֭₡㈠
Оผਙ㈾֭㌱ש7Ќ—こ⇡֭ผ̬ ںㄦฎںㅡㄦฌ
DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌ7ֱ7DzAƆ╗ฌ ОŐİֱՙ̶″ՙՙ DzṲ╗DzŐ●ḶŐ7DzՁDzЋA╗●ḶЌƆฌ
ƆbAՁDz̬7̶゜ں″फ7ए7ںƥֱxफฌ ں7 ֱ7ОŐDzƆDzЌ╗A╗●ḶЌฌ
xՙ゜ںฎ゜ںฎ
AОธ㈠ںฌ
ธՙㄦx7 ธՙㄦxฌ
ธՙㅡㄦ7 ธՙㅡㄦฌ
ธՙㅡx7 ธՙㅡxฌ
ธՙ̶ㄦ7 ธՙ̶ㄦฌ
֭7к7֭7ﭨ7Ŵ7ש7֭7₡7777Ŵ7ผ7㌱7γ7ħ7ש7֭7㌱7ש7—7ผ7֭ฌ
ธՙ̶x7 ธՙ̶xฌ
ธՙธㄦฌ ธՙธㄦฌ
xોㅡx7 xો″x7 xોฎx7 ںોxx7 ںોธxฌ
ƆDzb╗●ḶЌ7㌀7╗DzDz7ОDzDz7ՁAЌDzฌ
ฌ Aฌ
Ḛ㈠
Ա Ձ C ㈠ՙ x ฌ
7
Û ՙㅡx
Ќ Dz एธ
ธՙㄦㄦ7 ธՙㄦㄦฌ
ธՙㄦx7 ธՙㄦxฌ
ธՙㅡㄦ7 ธՙㅡㄦฌ
ธՙㅡx7 ธՙㅡxฌ
ḶƆḶ7ԱՁAЌbA7ŐC㈠7AЌC7Ќ㈠╗DzDzОDzDz7ՁЌฌ
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SUP-73903 and SDR-73904
Agenda Item No.: 11.
SUBJECT:
SDR-73904 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73903 - PUBLIC
HEARING - APPLICANT/OWNER: COX COMMUNICATIONS LAS VEGAS, INC. - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED 10,917
SQUARE-FOOT, 28-FOOT TALL UTILITY EQUIPMENT BUILDING on 0.94 acres at the
northwest corner of Tee Pee Lane and Oso Blanca Road (APN 125-07-716-003), C-1 (Limited
Commercial) Zone, Ward 6 (Fiore) [PRJ-73677]. 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-73904
ОŐİֱՙ̶″ՙՙฌ
ОŐİֱՙ̶″ՙՙ
xՙ゜xㄦ゜ںฎ
SDR-73904
ОŐİֱՙ̶″ՙՙ
xՙ゜xㄦ゜ںฎ
Agenda Item No.: 12.
SUBJECT:
SUP-73659 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: DANIEL
GONZALES - OWNER: FIN SQUARED, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 1,000 SQUARE-FOOT BEER/WINE/COOLER ON-SALE
ESTABLISHMENT USE at 4016 North Tenaya Way (APN 138-03-801-001), C-1 (Limited
Commercial) Zone, Ward 4 (Anthony) [PRJ-73256]. 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. Support Postcards (2) and Documentation Not Vetted - Support Comment Forms (2)
SUP-73659 [PRJ-73256]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 2
CS
SUP-73659 [PRJ-73256]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73659 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. The applicant shall meet with the Planning Department to be assigned a new
address prior to the issuance of any building permits or business licenses.
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-73659 [PRJ-73256]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a Special Use Permit request for a Beer/Wine/Cooler On-Sale Establishment use
within a restaurant at 4016 North Tenaya Way.
ISSUES
ANALYSIS
Per Title 19, the Beer/Wine/Cooler On-Sale Establishment use is defined as “An
establishment whose license to sell alcoholic beverages is limited to the sale of beer,
wine and coolers only for consumption on the premises where the same is sold.” The
proposed use meets this definition as the applicant intends to operate a restaurant with
the option to sell alcoholic beverages to be consumed onsite, in conjunction with a
meal. There are no Minimum Special Use Permit Requirements for this use.
While the subject site is located approximately 160 feet from a City Park, it is also
located within a well-established commercial shopping center that includes other
commercial operations 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.
FINDINGS (SUP-73659)
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-73659 [PRJ-73256]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
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 other similar and more intense alcohol 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.
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
CS
SUP-73659 [PRJ-73256]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
04/25/18 submittal requirements and deadlines were reviewed for a proposed
Special Use Permit.
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
07/18/18
center. No issues were noted.
CS
SUP-73659 [PRJ-73256]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
CS
SUP-73659
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SUP-73659
SUP-73659 [PRJ-73256] - SPECIAL USE PERMIT - APPLICANT: DANIEL GONZALES - OWNER: FIN SQUARED,
LLC
4016 NORTH TENAYA WAY
07/03/18
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SUP-73659
Agenda Item No.: 13.
SUBJECT:
SUP-73674 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: TORY HOYER -
OWNER: 1320 CASINO CENTER BLVD TRUST - For a possible action on a request for a
Special Use Permit FOR A PROPOSED 34-UNIT HOTEL, MOTEL OR HOTEL SUITES USE
at 1320 South Casino Center Boulevard (APN 162-03-110-059), C-1 (Limited Commercial)
Zone, Ward 3 (Coffin) [PRJ-73626]. 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 Postcards (2)
SUP-73674 [PRJ-73626]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 2
CS
SUP-73674 [PRJ-73626]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73674 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 utility or mechanical equipment shall comply with the provisions of the Interim
Downtown Las Vegas Development Standards, unless approved by a separate
Waiver.
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-73674 [PRJ-73626]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a Special Use Permit request to operate a 34-unit Hotel within a currently vacant
building at 1320 South Casino Center Boulevard.
ISSUES
ANALYSIS
The applicant proposes to operate a 34-unit Hotel within the subject vacant building.
The proposed Hotel operation has a unique layout and differs from what would be
considered the standard Hotel facility. Per the submitted justification letter, the
proposed Hotel will have an integrated hostel/hotel layout. The proposed 34 units are
not actual hotel rooms but are called “private capsule sleeping pods.” The pods are
double stacked and come equipped with a full size bed, which can house two guests
each. Other amenities include a shared kitchen, bathroom facilities and an open lounge
area.
Per Title 19, The Hotel, Motel or Hotel Suites use is defined as:
CS
SUP-73674 [PRJ-73626]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
The proposed use meets the definition as the applicant intends to operate a 34-unit
hotel use for temporary lodging. The are no Minimum Special Use Permit Requirements
listed for the Hotel use.
The subject site is located within Area 1 of the Downtown Las Vegas Overlay District
and within the Founders District. The Founders District is one of the most well
preserved residential neighborhoods in the region. Developments that add a new
dimension to the neighborhood, while improving affordability, amenity, and overall
quality of life for residents is encouraged. Per the submitted justification letter, the
proposed Hotel use will offer one of the most cost-effective accommodation choices
within the city.
The submitted site plan depicts six total parking spaces will be provided for the
proposed use. Typically, a similar project located within a different area of the city
would be required to provide a total of 34 parking spaces. However, parking
requirements are not automatically applied within Area 1 of the Downtown Las Vegas
Overlay District. The applicant states in the submitted justification letter that the target
clientele will take advantage of the neighborhood walkability due to the proximity to the
Las Vegas Strip, Main Street and the Arts District area.
Staff finds the proposed Hotel use can be conducted in a manner that is harmonious
and compatible with the existing surrounding land uses; therefore, staff recommends
approval, subject to conditions.
FINDINGS (SUP-73674)
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 subject site is compatible with the existing surrounding land uses and with the
future land use form designation of MXU (Mixed Use) development.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the operation of a proposed 34-unit Hotel
use.
CS
SUP-73674 [PRJ-73626]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed Hotel use will be subject to business license review to assure it will
not compromise the public health, safety and welfare.
5. The use meets all of the applicable conditions per Title 19.12.
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application with the applicant where the
06/05/18 submittal requirements and deadlines were reviewed for a proposed
Hotel use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
CS
SUP-73674 [PRJ-73626]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
Field Check
Staff conducted a routine field check and found a vacant building.
07/03/18
There were no issues noted.
CS
SUP-73674 [PRJ-73626]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
CS
SUP-73674
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ԱAЌỢⓈDz╗╗Dzฌ
9Ő●CḚDz7 ŐDz9DzŐ7╗Ḷ7ƆĠDzDz╗7Axฌ
ㅡƥֱںxफ7
̶ںƥֱɱफฌ
̶ƥֱxफ7
ㄦƥֱฎफฌ
ㅡƥֱںxफฌ
ҜDzЌƥƆ7ƆĠḶÛDzŐƆ7 DzṲ●Ɔ╗●ЌḚฌ
ӧںՙỏ7╗ÛḶ7Ġ●ḚĠⓒ7CḶⓈԱՁDz7ḶbbⓈОAЌbùฌ ì●╗bĠDzЌฌ
ƆՁDzDzО●ЌḚ7bAОƆⓈՁDzƆ㈠7ӧ̶ㅡ7╗Ḷ╗AՁ7ԱDzCƆỏฌ
̶xƥֱxफฌ
″ฎ7ОDzḶОՁDz7ҜAṲ7ḶbbⓈОAЌbù7
ОŐḶCⓈbDzC7Աù7AЌ7AⓈ╗ḶCDzƆì7Ɔ╗ⓈCDzЌ╗7ЋDzŐƆ●ḶЌฌ
̶ƥֱxफฌ
ОŐḶCⓈbDzC7Աù7AЌ7AⓈ╗ḶCDzƆì7Ɔ╗ⓈCDzЌ╗7ЋDzŐƆ●ḶЌฌ
ㄦƥֱㅡफฌ
ㄦƥֱںफ7
ㄦƥֱㅡफฌ
̶ƥֱՙफฌ
ՁⓈḚḚAḚDz7Ɔ╗ḶŐAḚDzฌ
̶ƥֱںxफฌ
ธƥֱㅡफฌ
ӧںՙỏ77ㅡ7Ġ●ḚĠ7ՁⓈḚḚAḚDzฌ ŐDzbDzО╗●ḶЌฌ
ɱƥֱㄦफ7 ̶ںƥֱɱफ7
ㅡƥ̶ֱफฌ
ㅡƥֱxफฌ
Ɔ╗ḶŐAḚDz7ՁḶbìDzŐƆฌ
̶ƥֱㄦफ7
ՙƥֱ″फฌ
″ฎ7╗Ḷ╗AՁ7ՁḶbìDzŐƆฌ bAОƆⓈՁDz7CḶŐҜ●╗ḶŐùฌ
ںƥֱ″फฌ
ㄦƥֱㄦफฌ
ㄦƥֱㅡफ7
ՙƥֱxफ7
9ŐḶЌ╗7CDzƆìฌ
̶ƥֱ″फ7
ㅡɱƥֱㄦफ7 ธㅡƥ̶ֱफฌ
ՙ̶ƥֱںںफฌ
ḚŐAОĠ●b7ƆbAՁDzฌ
x7 ㅡ7 ฎฌ Ќฌ
╗ḶìùḶ7bAОƆⓈՁDz7ĠḶ╗DzՁⓒ7ՁAƆ7ЋDzḚAƆฌ
̶ںธx7Ɔ㈠7bAƆ●ЌḶ7bDzЌ╗DzŐฌ
ںफ7ए ㅡƥֱxफฌ
″゜″゜ธxںฎฌ
゜ںㅡफ7ए7ںƥֱxफฌ
ОŐİֱՙ̶″ธ″
x″゜ں゜̶ںฎ
Aںฌ
ОŐḶCⓈbDzC7Աù7AЌ7AⓈ╗ḶCDzƆì7Ɔ╗ⓈCDzЌ╗7ЋDzŐƆ●ḶЌฌ
SUP-73674
SUP-73674 [PRJ-73626] - SPECIAL USE PERMIT - APPLICANT: TORY HOYER - OWNER: 1320 CASINO CENTER
BLVD TRUST
1320 SOUTH CASINO CENTER BOULEVARD
07/03/18
İ—⎯שħ⑾ħ㌱Ŵשħਙ่7Ձ֭֭ששผฌ
╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שкⓒ7ՁŴ⎯7Ћ֭فŴ⎯ฌ
777777777777777777777777777777777777777777Оผਙऑਙ⎯֭₡7⇡ੂ̬77╗ਙผੂ7Ġਙੂ֭ผ
╗γ֭7⑾ħผ⎯ש7ਙ⑾7ħ⎯ש7ħ่₡7ħ่7ՁŴ⎯7Ћ֭فŴ⎯7Ŵ่₡7ਙ่֭7ਙ⑾7שγ֭7⑾ħผ⎯ש7ħ่7שγ֭7Ⓢ่ħ֭ש₡7ƆשŴ⎯֭ש㈠7╗γ֭7ħ₡֭Ŵ7ħ⎯7שਙ7ऑผਙﭨħ₡֭ฌ
שผŴ֭ﭨк֭ผ⎯7Ŵ7—่ħ֭—׀7ऑкŴ㌱֭7שਙ7⎯שŴੂ7שγŴש7ħ⎯7⇡֭שʉ่֭֭7Ŵ7γਙ⎯֭שк7Ŵ่₡7γਙ֭שк7֭ゥऑ֭ผħ่֭㌱֭㈠7A7ੂשऑħ㌱Ŵк7γਙ֭שкฌ
ऑผਙﭨħ₡֭⎯7кਙ₡֭فผ⎯7שγ֭ħผ7ਙʉ่7ऑผħﭨŴ֭ש7ผਙਙこ㈠7╗γ֭ੂ7₡ਙ่ɸש7ħ่֭שผŴ㌱ש7こ—㌱γ7ʉħשγ7ਙשγ֭ผ7⎯ש⎯֭—ف7Ŵ่₡7ਙ่㌱֭7Ŵкк7⑾֭֭⎯ฌ
Ŵ่₡7שŴゥ֭⎯7γŴ֭ﭨ7⇡่֭֭7Ŵ₡₡֭₡ⓒ7שγ֭7ऑผħ㌱֭7ħ⎯7γħفγ㈠7╗γ֭7ੂשऑħ㌱Ŵк7γਙ⎯֭שк7֭ゥऑ֭ผħ่֭㌱֭7ऑผਙﭨħ₡֭⎯7שผŴ֭ﭨк֭ผ⎯7ʉħשγ7Ŵฌ
⇡֭₡7ħ่7Ŵ7₡ਙผこ7⎯ੂשк֭7่֭ﭨħผਙ่こ่֭ש㈠7ОŴשผਙ่⎯7فħ֭ﭨ7—ऑ7ऑผħﭨŴ㌱ੂ7⑾ਙผ7こਙผ֭7ħ่֭שผŴ㌱שħਙ่7ʉħשγ7ਙשγ֭ผ7⎯ש⎯֭—ف7Ŵ่₡7Ŵฌ
㌱γ֭Ŵऑ֭ผ7ऑผħ㌱֭7שŴف㈠ฌ
╗γ֭7㌱Ŵऑ⎯—к֭7γਙ֭שк7ऑผਙﭨħ₡֭⎯7שγ֭7⇡֭⎯ש7ਙ⑾7⇡ਙשγ7Ŵ㌱㌱ਙここਙ₡Ŵשħਙ่⎯ⓒ7่֭㌱ਙこऑŴ⎯⎯ħ่ف7ऑผħﭨŴ㌱ੂ7Ŵ่₡7⎯ਙ㌱ħŴкฌ
ħ่֭שผŴ㌱שħਙ่⎯㈠7bਙここਙ่7Ŵผ֭Ŵ⎯7ੂਙ—7⎯֭֭7ħ่7ੂਙ—ผ7ੂשऑħ㌱Ŵк7γਙ⎯֭שк7֭ゥऑ֭ผħ่֭㌱֭7Ŵผ֭7שγ֭7⑾ਙккਙʉħ่̬ف7Ŵ7فŴשγ֭ผħ่فฌ
ผਙਙこ7ʉγ֭ผ֭7שผŴ֭ﭨк֭ผ⎯7㌱Ŵ่7кਙ—่֭ف7Ŵ่₡7ħ่֭שผŴ㌱ש7ʉħשγ7ਙשγ֭ผ⎯ⓒ7Ŵ7⎯γŴผ֭₡7ħש㌱γ่֭7ʉγ֭ผ֭7⎯ש⎯֭—ف7㌱Ŵ่7ऑผ֭ऑŴผ֭ฌ
Ŵ่₡7⎯שਙผ֭7こ֭Ŵк⎯ⓒ7Ŵ่₡7⇡Ŵשγผਙਙこ⎯7Ŵ่₡7⎯γਙʉ֭ผ⎯7⎯ħこħкŴผ7שਙ7ʉγŴש7ੂਙ—7ʉਙ—к₡7⎯֭֭7ħ่7Ŵ7γ֭Ŵкשγ7㌱к—⇡㈠7╗γ֭ฌ
╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שк7ऑผਙﭨħ₡֭⎯7שγ֭⎯֭7Ŵこ่֭ħשħ֭⎯7ʉħשγ7שγ֭7⇡่֭֭⑾ħש7ਙ⑾7Ŵ7ऑผħﭨŴ֭ש7⎯к֭֭ऑħ่ف7㌱γŴこ⇡֭ผ㈠7ÛγŴשฌ
こŴ֭⎯7Ŵ7㌱Ŵऑ⎯—к֭7γਙ֭שк7₡ħ⑾⑾֭ผ่֭ש7ħ⎯ⓒ7ħ่⎯֭שŴ₡7ਙ⑾7Ŵ่7ਙऑ่֭7₡ਙผこ7кŴੂਙ—ש7֭Ŵ㌱γ7ש⎯֭—ف7γŴ⎯7שγ֭ħผ7ਙʉ่ฌ
่֭㌱Ŵऑ⎯—кŴ֭ש₡7⑾—ккֱ⎯ħ▷֭7⇡֭₡7שγŴש7ऑผਙﭨħ₡֭⎯7שγ֭こ7ʉħשγ7שγ֭ħผ7ਙʉ่7ऑผħﭨŴ֭ש7㌱Ŵ⇡ħ่7⎯ऑŴ㌱֭㈠ฌ
Ќ֭ʉ7İŴऑŴ่7bŴऑ⎯—к֭7Ġਙ֭שк7bŴ⇡Ŵ่Ŵฌ
╗γ֭7⎯к֭֭ऑħ่ف7㌱ਙこऑŴผשこ่֭⎯ש7ਙ⑾⑾֭ผ7⎯ש⎯֭—ف7שγ֭ħผ7ਙʉ่7ऑผħﭨŴ֭ש7⎯к֭֭ऑħ่ف7⎯ऑŴ㌱֭7ʉħשγ7שγ֭7Ŵ₡₡ħשħਙ่Ŵк7⇡่֭֭⑾ħשฌ
ਙ⑾7⇡֭ħ่ف7⑾Ŵผ7—׀ħ֭֭שผ7שγŴ่7Ŵ7ੂשऑħ㌱Ŵк7γਙ⎯֭שк7₡ਙผこħשਙผੂ㈠7DzŴ㌱γ7㌱ਙこऑŴผשこ่֭ש7㌱Ŵ่7⎯к֭֭ऑ7שʉਙ7ऑ֭ਙऑк֭㈠7Aש7Ŵฌ
ऑ ऑ ऑ
שʉਙֱऑ֭ผ⎯ਙ่7ਙ㌱㌱—ऑŴ่㌱ੂⓒ7שγħ⎯7ʉħкк7⇡֭7ਙ่֭7ਙ⑾7שγ֭7こਙ⎯ש7㌱ਙ⎯֭⑾⑾ֱ֭ש㌱שħ֭ﭨ7Ŵ㌱㌱ਙここਙ₡Ŵשħਙ่7㌱γਙħ㌱֭⎯7ħ่7שγ֭7㌱ħੂש⁸ฌ
ਙ₡Ŵשħਙ่ ㌱γਙħ㌱֭⎯ ħ่
7
ОŐİֱՙ̶″ธ″
x″゜ں゜̶ںฎ
SUP-73674
bਙこऑŴผħ⎯ਙ่⎯̬
Ɔħ่7bħੂש7Ġਙ⎯֭שкฌ
॥ธธ7Ŵ7่ħفγש7ऑк—⎯7שŴゥ7⑾ਙผ7ں7ऑ֭ผ⎯ਙ่ฌ
॥ㅡՙ㈠ฎฎ7⑾ਙผ7ธ7่ħفγ⎯ש7ӧħ่㌱к—₡ħ่ف7שŴゥ֭⎯ỏ7⑾ਙผ7ں7ऑ֭ผ⎯ਙ่ฌ
॥ɱㄦ7⑾ਙผ7ธ7่ħفγ⎯ש7ӧħ่㌱к—₡ħ่ف7שŴゥ֭⎯ỏ7⑾ਙผ7ธ7ऑ֭ਙऑк֭ฌ
ОŐİֱՙ̶″ธ″
x″゜ں゜̶ںฎ
SUP-73674
bਙこऑŴผħ⎯ਙ่⎯̬ฌ
Ġਙ⎯֭שк7bŴשฌ
॥ธㅡ7Ŵ7่ħفγש7ऑк—⎯7שŴゥ7⑾ਙผ7ں7ऑ֭ผ⎯ਙ่ฌ
॥ㄦx7⑾ਙผ7ธ7่ħفγ⎯ש7⑾ਙผ7ں7ऑ֭ผ⎯ਙ่ฌ
॥ںxx7⑾ਙผ7ธ7่ħفγ⎯ש7⑾ਙผ7ธ7ऑ֭ਙऑк֭ฌ
╗γ—่₡֭ผ⇡ħผ₡7Աਙ—שħ֭—׀7Ġਙ֭שкฌ
॥̶ㄦㄦ㈠″ฎ7⑾ਙผ7ธ7่ħفγ⎯ש7ӧħ่㌱к—₡ħ่ف7שŴゥ֭⎯ỏ7⑾ਙผ7ธ7ऑ֭ਙऑк֭ฌ
Ḛ่֭֭ผŴк7╗Ŵゥ֭⎯7⑾ਙผ7Ŵкк7⎯γਙผ֭שֱשผこ7кਙ₡فħ่̬فฌ
bкŴผ7bਙ7╗ผŴ่⎯ħ่֭ש7Ḷ㌱㌱—ऑŴ่㌱ੂ7╗Ŵゥ̬7̶ں㈠̶ฎ੧ฌ
ОŐİֱՙ̶″ธ″
SUP-73674 x″゜ں゜̶ںฎ
●่7שγ֭7Aผ⎯ש7Cħ⎯שผħ㌱ש7Ŵผ֭Ŵ7ਙ⑾7₡ਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7שγ֭ผ֭7Ŵผ֭7שʉਙ7γਙ⎯֭שк⎯7⑾ਙผ7⎯ש⎯֭—ف7שਙ7㌱γਙਙ⎯֭7⑾ผਙこ㈠ฌ
╗γ֭⎯֭7γਙ⎯֭שк⎯7ਙ⑾⑾֭ผ7⎯ਙこ֭7ਙ⑾7שγ֭7㌱γ֭Ŵऑ֭⎯ש7⇡֭₡⎯7ħ่7שਙʉ่㈠7╗γ֭ผ֭7Ŵผ֭7Ŵк⎯ਙ7γਙ֭שк⎯7שਙ7㌱γਙਙ⎯֭7⑾ผਙこ㈠7Ḷ่֭7ਙ⑾ฌ
שγ֭7кਙʉ֭⎯ש7㌱ਙ⎯ש7ਙऑשħਙ่⎯7ħ⎯7שγ֭7╗γ—่₡֭ผ⇡ħผ₡7Աਙ—שħ֭—׀7Ġਙ֭שк㈠7@ਙผ7שγ֭7⎯Ŵこ֭7ʉ่֭֭֭₡ⓒ7ӧ@ผħ₡Ŵੂ7Ŵ่₡ฌ
ƆŴ—שผ₡Ŵੂ7่ħفγשỏⓒ7㌱γ֭㌱ħ่ف7ħ่7Aऑผħк7ธՙ7Ŵ่₡7㌱γ֭㌱ħ่ف7ਙ—ש7Aऑผħк7ธɱⓒ7ธxںฎⓒ7Ŵ7㌱ਙ—ऑк֭7㌱Ŵ่7֭ħשγ֭ผ7ऑŴੂ7॥ɱㄦ7⑾ਙผฌ
שʉਙ7⇡֭₡⎯7Ŵש7Ɔħ่7bħੂש7Ġਙ⎯֭שк7ਙผ7॥̶ㄦㄦ㈠″ฎ7⑾ਙผ7שγ֭ħผ7ਙʉ่7ผਙਙこ7Ŵש7╗γ—่₡֭ผ⇡ħผ₡㈠7A7⎯ħ่فк֭7שผŴ֭ﭨк֭ผ7㌱Ŵ่7ऑŴੂฌ
॥ㅡՙ㈠ฎฎ7Ŵש7Ɔħ่7bħੂש7Ġਙ⎯֭שк7ਙผ7ŴفŴħ่7॥̶ㄦㄦ㈠″ฎ7Ŵש7╗γ—่₡֭ผ⇡ħผ₡㈠ฌ
╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שкⓒ7ՁŴ⎯7Ћ֭فŴ⎯7ऑผħ㌱̬֭ฌ
Ɔħ่فк֭7ਙ㌱㌱—ऑŴ่㌱ੂ̬7॥ธɱ7Ŵ7่ħفγש7ऑк—⎯7שŴゥ֭⎯ฌ
Cਙ—⇡к֭7ਙ㌱㌱—ऑŴ่㌱ੂ̬7॥ㅡɱ7Ŵ7่ħفγש7ऑк—⎯7שŴゥ֭⎯ฌ
╗γ֭7ऑผħ㌱֭7ऑਙħ่ש7Ŵש7╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שк7ʉħкк7Ŵккਙʉ7⎯ħ่فк֭7שผŴ֭ﭨк֭ผ⎯7שਙ7⎯שŴੂ7⑾ਙผ7⎯кħفγשкੂ7こਙผ֭7שγŴ่7Ŵฌ
γਙ⎯֭שкⓒ7⇡—ש7⑾Ŵผ7к֭⎯⎯7שγŴ่7Ŵ7γਙ֭שк㈠7Ḛ—֭⎯⎯ש7שผŴ֭ﭨкħ่ف7שਙש֭فγ֭ผ7㌱Ŵ่7⎯שŴੂ7⑾ਙผ7к֭⎯⎯7Ŵש7שγ֭7╗ਙੂਙ7שγŴ่7Ŵ่ੂฌ
ਙשγ֭ผ7ਙऑשħਙ่7ħ่7שγ֭7Aผ⎯ש7Cħ⎯שผħ㌱ש⁸ฌ
ОŐİֱՙ̶″ธ″
SUP-73674 x″゜ں゜̶ںฎ
Оผਙऑਙ⎯֭₡7ऑผਙऑ֭ผੂש7⑾ਙผ7שγ֭7╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שкⓒ7ՁŴ⎯7Ћ֭فŴ⎯̬ฌ
ОŐİֱՙ̶″ธ″
SUP-73674 x″゜ں゜̶ںฎ
╗γħ⎯7кਙ㌱Ŵשħਙ่7שŴ֭⎯7Ŵ₡ﭨŴ่שŴ֭ف7ਙ⑾7שγ֭7֭ゥħ⎯שħ่ف7γਙ⎯֭שк7㌱кħ่֭֭שк֭7ʉγħк֭7⇡֭ħ่ف7ʉŴкŴ⇡к֭7שਙ7שγ֭7ՁŴ⎯7Ћ֭فŴ⎯ฌ
⎯שผħऑⓒ7ҜŴħ่7Ɔשผ֭֭ש7Ŵ่₡7Aผ⎯ש7Cħ⎯שผħ㌱ש7Ŵผ֭Ŵ㈠ฌ
Dzゥħ⎯שħ่ف7ऑŴผħ่ف7ਙ่7⎯ħ̬֭שฌ
ㄦ7ผ֭—فкŴผ7⎯ऑŴ㌱֭⎯7ો7ں7γŴ่₡ħ㌱Ŵऑ7⎯ऑŴ㌱֭7ए7″7שਙשŴк7ऑŴผħ่ف7⎯ऑŴ㌱֭⎯ฌ
7
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x″゜ں゜̶ںฎ
SUP-73674
Оผਙऑਙ⎯֭₡7₡֭⎯ħ่ف7⎯㌱γ֭こ֭7⑾ਙผ7שγ֭7╗ਙੂਙ7bŴऑ⎯—к֭7Ġਙ֭שкⓒ7ՁŴ⎯7Ћ֭فŴ⎯̬ฌ
DzŴ㌱γ7㌱Ŵऑ⎯—к֭7ħ⎯7⎯שŴ㌱֭₡7שʉਙ7⇡֭₡⎯7γħفγ㈠ฌ
Ձ—ففŴ֭ف7⎯שਙผŴ֭ف7₡ผŴʉ֭ผ⎯7Ŵผ֭7кਙ㌱Ŵ֭ש₡7—่₡֭ผ7⇡ਙששਙこ7⇡֭₡⎯㈠7ӧОħ㌱—שผ֭₡7Ŵ⇡ਙ̬֭ﭨ7●่Աਙゥ7bŴऑ⎯—к֭7Ġਙ֭שкỏฌ
DzŴ㌱γ7㌱Ŵऑ⎯—к֭7γŴ⎯7ผ֭שผŴ㌱שŴ⇡к֭7ऑผħﭨŴ㌱ੂ7⎯㌱ผ่֭֭㈠ฌ
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Ɔкħ₡ħ่ف7₡ਙਙผ⎯7ਙ่7㌱Ŵऑ⎯—к֭⎯7ਙผħ่֭שŴ֭ש₡7к่֭שفγʉħ⎯֭㈠7ӧОħ㌱—שผ֭₡7Ŵ⇡ਙ̬֭ﭨ7Ҝħ่ħ7bŴऑ⎯—к֭7Ġਙ֭שк7⇡ੂ7A֭שкħ֭ผ7ЋŴ่ฌ
Ձħ֭⎯γਙ—שỏฌ
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ОŐİֱՙ̶″ธ″
x″゜ں゜̶ںฎ
SUP-73674
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ОŐİֱՙ̶″ธ″
SUP-73674
x″゜ں゜̶ںฎ
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SUP-73674 x″゜ں゜̶ںฎ
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ҜŴ֭שש7⇡кŴ㌱7⑾ħ่ħ⎯γ֭⎯ฌ
ОŐİֱՙ̶″ธ″
SUP-73674
x″゜ں゜̶ںฎ
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ОŐİֱՙ̶″ธ″
SUP-73674
x″゜ں゜̶ںฎ
*ผਙ่ש7Dzк֭ﭨŴשħਙ่ฌ
╗ਙผੂ7Ġਙੂ֭ผ7২7̶ںx㈠ɱںธ㈠ㅡՙՙธ7২7שਙผੂγਙੂ֭ผ㌀فこŴħк㈠㌱ਙこฌ
ОŐİֱՙ̶″ธ″
x″゜ں゜̶ںฎ
SUP-73674
Agenda Item No.: 14.
SUBJECT:
SUP-73717 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: THE ARTISAN -
OWNER: GARRETT CAPITAL, LLC, ET AL - For possible action on a request for a Major
Amendment to a previously approved Special Use Permit (SUP-2733) FOR A PROPOSED
11,198 SQUARE-FOOT EXPANSION OF AN EXISTING 2,186 SQUARE-FOOT LIQUOR
ESTABLISHMENT (TAVERN) at 1501 West Sahara Avenue (APNs 162-09-102-008, 009 and
010), C-2 (General Commercial) Zone, Ward 1 (Tarkanian) [PRJ-73705]. 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. Action Letter for SUP-2733
7. Protest Postcard
SUP-73717 [PRJ-73705]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 0
NE
SUP-73717 [PRJ-73705]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73717 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Liquor
Establishment (Tavern) use.
3. Two handicap parking stalls shall be provided in accordance with Title 19.08.110
and Title 19.12.070.
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.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
7. Approval of this Special Use Permit does not constitute approval of a liquor
license.
8. This business shall operate in conformance to Chapter 6.40 and 6.50 of the City of
Las Vegas Municipal Code.
9. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
NE
SUP-73717 [PRJ-73705]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to expand an existing Liquor Establishment (Tavern) use from 2,186
square-feet to 13,384 square feet at 1501 West Sahara Avenue.
ISSUES
ANALYSIS
The subject site is a 65-room hotel with an existing 2,186 square-foot bar area currently
licensed as a Liquor Establishment (Tavern). The hotel also contains a 1,191 square-
foot Restaurant with Service Bar. Currently, alcohol sales and consumption are limited
to either the bar area or the restaurant in conjunction with a meal. The applicant is
requesting this Major Amendment to their previously approved Special Use Permit
(SUP-2733) to allow alcohol service and consumption to include the lobby, outdoor
patio, meeting room, and the pool area.
The Liquor Establishment (Tavern) use is defined by Title 19.12 as “A facility which sells
alcoholic beverages for consumption on the premises where the same are sold and
authorizes the sale, to consumers only and not for resale, of alcoholic beverages in
original sealed or corked containers, for consumption off the premises where the same
are sold.”
The Minimum Special Use Permit Requirements for this use include:
NE
SUP-73717 [PRJ-73705]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
The proposed use meets this requirement as Special Use Permit (SUP-2733)
was approved by the City Council on October 1, 2003 which granted a Waiver of
the distance separation requirement from other Taverns.
The proposed use meets this requirement as this is the measurement used by
staff to determine distance separation requirements.
3. Requirement 3: For the purpose of Requirement 2 and for that purpose only:
a. The “property line” of a protected use refers to the property line of a fee
interest parcel that has been created by an approved and recorded parcel map
or subdivision map, and does not include the property line of a leasehold
parcel; and
b. The “property line” of a liquor establishment (tavern) refers to:
i. The property line of a parcel that has been created by an approved
and recorded parcel map or commercial subdivision map; or
ii. The property line of a parcel that is located within an approved and
recorded commercial subdivision and that has been created by a
record of survey or legal description, if:
A. Using the property line of that parcel for the purpose of
measuring the distance separation referred to in Requirement 1
would qualify the parcel under the distance separation
requirement;
B. The proposed liquor establishment (tavern) will have direct
access (both ingress and egress) from a street having a
minimum right-of-way width of 100 feet. The required access
may be shared with a larger development but must be located
within the property lines of the parcel on which the proposed
liquor establishment (tavern) will be located;
C. All parking spaces required by this Subchapter 19.12.070 for the
liquor establishment (tavern) use will be located on the same
parcel as the use; and
NE
SUP-73717 [PRJ-73705]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
The proposed use meets this requirement as this is the measurement used by
staff to determine distance separation requirements.
The proposed use meets this requirement as a distance separation Waiver is not
required as part of this application.
6. Requirement 6: The use shall conform to, and is subject to, the provisions of
LVMC Chapters 6.40 and 6.50.
NE
SUP-73717 [PRJ-73705]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
The proposed use meets this requirement as staff has added a recommended
Condition of Approval requiring compliance with both LVMC Chapters 6.40 and
6.50.
The subject site meets all applicable Minimum Special Use Permit Requirements set
forth by Title 19.12 for a Liquor Establishment (Tavern) use and can be conducted in a
manner that is harmonious and compatible with the existing surrounding land uses.
Staff is recommending approval of this application with conditions. If denied, the subject
site will continue to operate the existing Liquor Establishment (Tavern) within the 2,186
square-foot bar area of the hotel, and a 1,191 square-foot Restaurant with Service Bar.
FINDINGS (SUP-73717)
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 subject site is surrounded by existing industrial land uses, an interstate (I-15),
and a primary arterial (Sahara Avenue). The proposed land use can be conducted
in a manner that is harmonious and compatible with existing surrounding land
uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is a 65-room hotel with a pool, restaurant, and bar suitable for the
type and intensity of the land use proposed. The subject site is located within an
industrial with the nearest residential being separated from the subject site by
Interstate 15 and Sahara Avenue.
The subject site is adjacent to Sahara Avenue and Interstate 15, with direct
access to Westwood Drive which are adequate in size to meet the requirements
of the subject site.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
NE
SUP-73717 [PRJ-73705]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The use meets all applicable conditions set forth by Title 19.12 for a Liquor
Establishment (Tavern) use.
BACKGROUND INFORMATION
NE
SUP-73717 [PRJ-73705]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
NE
SUP-73717 [PRJ-73705]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
The application submittal requirements for a Major Amendment to an
06/18/18
existing Special Use Permit were discussed via email.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff performed a routine field check where the subject site was
07/03/18
observed. Nothing of concern was noted by staff.
NE
SUP-73717 [PRJ-73705]
Staff Report Page Eight
August 14, 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
Hotel, Motel, 1 per
or Hotel 65 Rooms Guest 65
Suites Room
TOTAL SPACES REQUIRED 65 78 Y*
Regular and Handicap Spaces Required 63 2 78 0 N**
*The primary land use on the site is a hotel and the parking was calculated as such. As part of
the valet services provided on-site, the parking lot currently contains 74 tandem parking
spaces accessible by valet parking staff only. Only half of these parking stalls are able to be
counted as part of the available on-site.
**The subject site is required to provide two ADA accessible parking stalls. A Condition of
Approval has been added by staff to ensure compliance with Title 19 and the Americans with
Disabilities Act (ADA).
NE
SUP-73717
ОŐİֱՙ̶ՙxㄦ
xՙ゜x̶゜ںฎ
SUP-73717
ОŐİֱՙ̶ՙxㄦ
xՙ゜x̶゜ںฎ
ОŐİֱՙ̶ՙxㄦ
xՙ゜ںɱ゜ںฎ
SUP-73717 - REVISED
ОŐİֱՙ̶ՙxㄦ
xՙ゜x̶゜ںฎ
SUP-73717
SUP-73717 [PRJ-72705] - SPECIAL USE PERMIT - APPLICANT: THE ARTISAN - OWNER: GARRETT CAPITAL,
LLC, ET AL
1501 WEST SAHARA AVENUE
07/03/18
SUP-73717 [PRJ-72705] - SPECIAL USE PERMIT - APPLICANT: THE ARTISAN - OWNER: GARRETT CAPITAL,
LLC, ET AL
1501 WEST SAHARA AVENUE
07/03/18
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=ਙผ7֭ゥŴこऑк֭ⓒ7שγ֭7Aผשħ⎯Ŵ่7γŴ⎯7⇡֭Ŵ—שħ⑾ħ֭₡7ħ⎯ש7ऑਙਙк7Ŵผ֭Ŵ7Ŵ่₡7Ŵ₡₡֭₡7㌱ਙこ⑾ਙผשŴ⇡к֭7₡Ŵੂ7⇡֭₡⎯7Ŵ่₡ฌ
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ਙ֭ﭨผ⎯㈚7 ʉγ֭ผ֭7 فผਙ—ऑ⎯7 ㌱Ŵ่7 ⇡ਙਙ<7 שγ֭7 ่֭שħผ֭7 γਙ֭שк㈠7 7 ╗γ֭7 Aผשħ⎯Ŵ่7 γŴ⎯7 к֭Ŵ⎯֭₡7 ⎯ऑŴ㌱֭7 שਙ7 שγ֭7 ԱŴผ㌱֭кਙ่Ŵ
Ő֭⎯שŴ—ผŴ่שⓒ7ʉγħ㌱γ7ħ⎯7<่ਙʉ่7⑾ਙผ7ħ⎯ש7שŴऑŴ⎯7こ่֭—7Ŵ่₡7γਙк₡⎯7Ŵ7Ő֭⎯שŴ—ผŴ่ש7Ɔ֭ผﭨħ㌱֭7ԱŴผ7Ձħ㌱่֭⎯֭7Ձ″ㄦֱ
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שγ֭ħผ7֭⎯ש่֭ﭨ7ħ่7ՁŴ⎯7Ћ֭فŴ⎯㈠ฌ
7 ●่7 ਙผ₡֭ผ7 שਙ7 ⑾—ккੂ7 —שħкħ▷֭7 שγ֭7 Оผਙऑ֭ผੂשⓒ7 שγ֭7 ผ่֭ਙﭨŴשħਙ่⎯7 Ŵ่₡7 —ऑفผŴ₡֭⎯7 ⇡ੂ7 שγ֭7 ਙʉ่֭ผⓒ7 Ŵ่₡
㌱ਙこऑ֭֭ש7 ʉħשγ7 שγ֭7 кŴผ֭فผ7 ผ֭⎯ਙผ⎯ש7 Ŵ่₡7 ㌱Ŵ⎯ħ่ਙ⎯7 ħ่7 שγ֭7 Ŵผ֭Ŵⓒ7 Ŵ7 ผ֭ﭨħ⎯֭₡7 Ɔऑ֭㌱ħŴк7 Ⓢ⎯֭7 О֭ผこħש7 ʉਙ—к₡7 ⇡֭ฌ
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Ŵผ֭Ŵ⎯7שγ֭7Aผשħ⎯Ŵ่7ʉਙ—к₡7кħ<֭7שਙ7⇡֭7Ŵ⇡к֭7שਙ7⎯֭ผ֭ﭨ7Ŵк㌱ਙγਙк7ħ่㌱к—₡֭7שγ֭7ऑਙਙк7Ŵผ֭Ŵ7ਙ⑾7שγ֭7Оผਙऑ֭ผੂשⓒ7שγ֭ฌ
ผ֭Ŵ ਙ⑾ שγ֭ Оผਙऑ֭ผੂשⓒ
ОŐİֱՙ̶ՙxㄦ
xՙ゜x̶゜ںฎ
SUP-73717
こ֭֭שħ่ف7⎯ऑŴ㌱֭ⓒ7Ŵ⎯7ʉ֭кк7Ŵ⎯7שγ֭7ऑŴשħਙ7Ŵผ֭Ŵ7ਙ⑾⑾7שγ֭7кਙ—่֭ف7゜7⇡Ŵผ㈠77DzゥऑŴ่₡ħ่ف7שγ֭7Ŵผ֭Ŵ7ਙ⑾7⎯֭ผﭨħ㌱֭7Ŵ่₡ฌ
㌱ਙ่⎯—こऑשħਙ่7ʉħкк7Ŵккਙʉ7שγ֭7Aผשħ⎯Ŵ่7שਙ7ऑผਙﭨħ₡֭7שγ֭7⎯֭ผﭨħ㌱֭⎯7㌱—⎯שਙこ֭ผ⎯7ผ֭—׀ħผ֭7Ŵ่₡7֭ゥऑ֭㌱ש7Ŵ⎯7שγ֭ੂฌ
Ŵผ֭7 Ŵкผ֭Ŵ₡ੂ7 ऑผਙﭨħ₡֭₡7 ⇡ੂ7 ਙשγ֭ผ7 ऑผਙऑ֭ผשħ֭⎯7 ⎯—ผผਙ—่₡ħ่ف7 שγ֭7 Aผשħ⎯Ŵ่㈠7 7 A₡₡ħשħਙ่Ŵккੂⓒ7 Ŵкשγਙ—فγ7 שγ֭ผ֭
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Aผשħ⎯Ŵ่7ʉਙ—к₡7кħ<֭7שγ֭7Ŵ⇡ħкħੂש7שਙ7⎯֭ש7—ऑ7Ŵ7⎯Ŵ֭שккħ֭ש7⇡Ŵผ7⑾ਙผ7⎯֭ผﭨħ㌱֭7ħ่7שγ֭7кਙ⇡⇡ੂ7Ŵผ֭Ŵ㈠77A7ผ֭ﭨħ⎯ħਙ่7שਙฌ
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Aผשħ⎯Ŵ่㈠ฌ
7 Ḷ֭ﭨผ7 שγ֭7 ่֭ゥש7 ⎯֭֭ﭨผŴк7 ੂ֭Ŵผ⎯ⓒ7 שγ֭7 ਙʉ่֭ผ7 γŴ⎯7 ऑкŴ่⎯7 שਙ7 ⎯ऑ่֭₡7 ⎯֭֭ﭨผŴк7 こħккħਙ่7 ₡ਙккŴผ⎯7 ħ่ฌ
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—่₡֭ผ7Ŵ7ผ֭ﭨħ⎯֭₡7Ɔऑ֭㌱ħŴк7Ⓢ⎯֭7О֭ผこħש7่ਙש7ਙ่кੂ7⑾ਙผ7שγ֭7⇡่֭֭⑾ħש7ਙ⑾7שγ֭7ऑŴשผਙ่⎯7ʉγਙ7ʉħкк7⑾ผ֭ש่֭—׀7שγ֭ฌ
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ผ֭⎯ਙผש7㌱Ŵ⎯ħ่ਙ⎯7ħ่7שγ֭7Ŵผ֭Ŵ7ʉħשγ7Ŵ7こਙผ֭7ħ่שħこŴ֭ש7⑾֭֭к7Ŵ่₡7⎯֭ผﭨħ㌱֭㈠
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ħ่7㌱ਙ่⎯ħ₡֭ผŴשħਙ่7ਙ⑾7שγ֭7ผ֭ﭨħ⎯֭₡7Ɔऑ֭㌱ħŴк7Ⓢ⎯֭7О֭ผこħש㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒ
゜⎯゜7Ɔ֭Ŵ่7C㈠7╗γ—֭⎯ਙ่
Ɔ֭Ŵ่7C㈠7╗γ—֭⎯ਙ่ⓒ7Dz⎯׀㈠
bਙผऑਙผŴ֭ש7bਙ—่⎯֭к
╗γ֭7Ɔħ֭֭فк7Ḛผਙ—ऑ7Ќ֭ﭨŴ₡Ŵⓒ7●่㌱㈠
ОŐİֱՙ̶ՙxㄦ
xՙ゜x̶゜ںฎ
SUP-73717
●●ںںںں7●●7ںںںںںںںںںںฌ
Ḷ ㌱שਙ⇡֭ผ7ธⓒ7ธxx̶ฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆฌ
ㅡxx7Ɔ╗DzÛ AŐ╗7AЋDzЌⓈDzฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌDzЋACA7ฎɱںxںฌ
ЋḶ●bDz7ՙxธ㈠ธธɱ㈠″xںںฌ ОŐİֱՙ̶ՙxㄦ
╗╗ù7ՙxธ㈠̶ฎ″㈠ɱںxฎฌ xՙ゜x̶゜ںฎ
SUP-73717
ʉ ʉ ʉ ㈠㌱ħ㈠кŴ⎯ֱ ف֭ ﭨŴ⎯㈠่ ﭨ㈠— ⎯ฌ
″ฎںںธֱxںธֱ″゜x̶ฌ
Ҝ ผ㈠7C ਙ—فкŴ⎯7C ŴƆ ħкﭨŴฌ
Ɔ Ⓢ О ֱธՙ̶̶7é 7О Ŵ֭ف7ธฌ
Ḷ ㌱שਙ⇡֭ผ7ธⓒ7ธxx̶ฌ
Ɔ ħ่㌱֭ผ֭кੂⓒฌ
xㅡㅡAㅡשⓒ㌱7ਙŴՁŴฌ
C ħŴ่Ŵ7C Ŵﭨħ⎯ฌ
C ֭ऑ—ੂש7b ħੂש7b к֭ผC7●7⑾ਙผฌ
Ա Ŵผ⇡ŴผŴ7İਙ7Ő ਙ่֭こ —⎯ⓒ7b ħੂש7b к֭ผCฌ
ОŐİֱՙ̶ՙxㄦ
SUP-73717
xՙ゜x̶゜ںฎ
Agenda Item No.: 15.
SUBJECT:
SUP-73847 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FOOD FIGHT,
LLC - OWNER: TODD MARSHALL AND CARL MARSHALL 1999 IRREVOCABLE
TRUST, ET AL. - For possible action on a request for a Special Use Permit FOR A PROPOSED
2,348 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT USE at 1212 South Main
Street (APN 162-03-110-101), C-M (Commercial/Industrial) Zone, Ward 3 (Coffin) [PRJ-
73637]. 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. Support Postcards (5) and Documentation Not Vetted - Support Comment Form (1)
SUP-73847 [PRJ-73637]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 5
RG
SUP-73847 [PRJ-73637]
Conditions Page One
August 28, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73847 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 utility or mechanical equipment shall comply with the provisions of the
Downtown Las Vegas Overlay District (DTLV-O), unless approved by a separate
Waiver.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
Public Works
8. Unless otherwise allowed by the City Engineer, an 8-foot clear pedestrian path in
accordance with Title 19 appendix F.D.2.a.i is required to be maintained in
conjunction with the outdoor dining activities.
RG
SUP-73847 [PRJ-73637]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
9. Submit a License Agreement for the proposed outdoor dining in the Main Street
public right-of-way prior to this issuance of permits for these improvements. The
applicant must carry an insurance policy for the term of the License Agreement
and add the City of Las Vegas as an additionally insured entity on this insurance
policy. If requested by the City, the applicant shall remove property encroaching in
the public right-of-way at the applicant's expense pursuant to the terms of the
City's License Agreement. The installation and maintenance of all private
improvements in the public right of way shall be the responsibility of the applicant
and any successors in interest to the property and assigns pursuant to the terms of
the License Agreement. Coordinate all requirements for the License Agreement
with the Land Development Section of the Department of Building and Safety (702-
229-4836).
RG
SUP-73847 [PRJ-73637]
Staff Report Page One
August 28, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Special Use Permit for a proposed 2,348 square-foot
Tavern-Limited Establishment use at 1212 South Main Street.
ISSUES
ANALYSIS
The subject site is located within the C-M (Commercial/Industrial) zoning district and
within 18b Las Vegas Arts District of the Downtown Las Vegas Overlay District (Area 1).
The applicant requests a Special Use Permit for a proposed Tavern-Limited
Establishment use with 2,348 square feet of interior floor area and an outdoor seating
area in the public right-of-way.
There are no Minimum Special Use Permit Requirements for this use. The proposed
Tavern-Limited Establishment use can be conducted in a manner that is harmonious
and compatible with existing and future surrounding land uses and the subject site is
located within the Downtown Las Vegas Overlay District Area 1. Therefore, staff
recommends approval, with conditions. If this request is denied, the Tavern-Limited
Establishment use cannot operate at this location.
RG
SUP-73847 [PRJ-73637]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
FINDINGS (SUP-73847)
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 provided from Main Street, a 100-foot Primary Arterial as indicated
in the Master Plan of Streets and Highway. Main Street is sufficient in size to
accommodate the needs of the proposed use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of the Special Use Permit on this subject property will be subject to
conditions of approval, business license approval, and compliance inspections to
assure it will not compromise the public health safety and welfare.
5. The use meets all of the applicable conditions per Title 19.12.
There are no applicable Minimum Special Use Permit Requirements listed in Title
19.12 for the Tavern-Limited Establishment use.
RG
SUP-73847 [PRJ-73637]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Related Relevant City Actions by Planning, Fire, Bldg., Code Enf., etc.
A Code Enforcement case (#170518) for graffiti on the building facing
02/23/17 the right-of-way at 1212 South Main Street. The case was resolved on
03/28/17.
A Code Enforcement case (#175776) for graffiti on the window at 1212
03/09/17
South Main Street. The case was resolved on 03/09/17.
Pre-Application Meeting
A pre-application meeting was held with the applicant where the
06/11/18 submittal requirements for a Special Use Permit application were
discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A routine field check was conducted by staff noted that the subject site
07/03/18
contains a vacant building and is well-maintained.
RG
SUP-73847 [PRJ-73637]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
SUP-73847 [PRJ-73637]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
RG
SUP-73847
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SUP-73847
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SUP-73847
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SUP-73847
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SUP-73847 - REVISED
SUP-73847 [PRJ-73637] - SPECIAL USE PERMIT - APPLICANT: FOOD FIGHT, LLC - OWNER: TODD MARSHALL
AND CARL MARSHALL 1999 IRREVOCABLE TRUST, ET AL.
1212 SOUTH MAIN STREET
07/03/18
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7
SUP-73847
Agenda Item No.: 16.
SUBJECT:
SUP-73906 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 1028
FREMONT, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 33,386 SQUARE-FOOT TAVERN-LIMITED ESTABLISHMENT USE at 1028
Fremont Street (APN 139-35-201-006), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-
73824]. 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-73906 [PRJ-73824]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JB
SUP-73906 [PRJ-73824]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73906 CONDITIONS
Planning
1. Conformance to the approved conditions for Site Development Plan Review (SDR-
49548), Site Development Plan Review (SDR-52710) and Site Development Plan
Review (SDR-66832).
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. All utility or mechanical equipment shall comply with the provisions of the
Downtown Centennial Plan, unless approved by a separate Waiver.
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.
JB
SUP-73906 [PRJ-73824]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit for a proposed Tavern-Limited Establishment
at 1028 Fremont Street. The establishment is made up of approximately 33,386 square
feet of total area where alcoholic beverages will be served.
ISSUES
The Tavern-Limited use is permitted in the C-2 (General Commercial) zoning district
with the approval of a Special Use Permit.
ANALYSIS
This project is located on the northwest corner of Fremont Street and 11th Street with
ample parking for the proposed use provided by public on-street parking and area
parking lots/garages. The project is located within the Downtown Las Vegas Overlay -
Area 1 which does not require the automatic application of standard parking
requirements.
Staff recommends approval of the proposed Special Use Permit, with conditions, as this
proposed development specifically meets the goals of Downtown Las Vegas Overlay –
Fremont East District by providing new opportunities for commercial ventures.
JB
SUP-73906 [PRJ-73824]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
FINDINGS (SUP-73906)
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 Special Use Permit request will not be inconsistent with or
compromise the public health, safety, and welfare or overall objectives of the
General Plan.
5. The use meets all of the applicable conditions per Title 19.12.
JB
SUP-73906 [PRJ-73824]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
JB
SUP-73906 [PRJ-73824]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
JB
SUP-73906 [PRJ-73824]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
JB
SUP-73906 [PRJ-73824]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
JB
SUP-73906 [PRJ-73824]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to go over
06/26/18 the application materials and submittal requirements for a Special Use
Permit for a proposed Tavern-Limited Establishment use.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine site visit staff observed a commercial site which is
07/03/18
currently undergoing construction and renovations.
JB
SUP-73906 [PRJ-73824]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
SUP-73906
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ผ㌱γħ֭ש㌱
SUP-73906
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںںฎฌ
╗̬7ՙxธ㈠̶ธธ㈠ںںՙՙฌ
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ㄦɱՙㄦ7Dz₡こਙ่₡7Ɔשผ֭֭שฌ
Ŵผ㌱γħ֭ש㌱—שผ֭7⎯—ש₡ħਙฌ
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ԱḶⓈḚA●ЌЋ●ՁՁDzA7Ṳ74ԱAŐԱAŐA7ìAŐƆ╗47 ԱAŐԱAŐA7ìAŐƆ╗7ԱḶⓈḚA●ЌЋ●ՁՁDzA7 ㄦ7ḚAՁ7 ɱฌ
ОŐḶİDzb╗7ЌⓈҜԱDzŐ̬ฌ
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ŐDzЋ●DzÛDzC Աù
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ƆĠDzDz╗ ЌⓈҜԱDz
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SUP-73906 Ձธ㈠xںฌ
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ЌAb ″ธ̶㈠ՙฎx
SUP-73906 [PRJ-73824] - SPECIAL USE PERMIT - APPLICANT/OWNER: 1028 FREMONT, LLC
1028 FREMONT STREET
07/03/18
SUP-73906 [PRJ-73824] - SPECIAL USE PERMIT - APPLICANT/OWNER: 1028 FREMONT, LLC
1028 FREMONT STREET
07/03/18
SUP-73906 [PRJ-73824] - SPECIAL USE PERMIT - APPLICANT/OWNER: 1028 FREMONT, LLC
1028 FREMONT STREET
07/03/18
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Őਙ⇡֭ผש7Ɔ—ここ֭ผ⑾ħ֭к₡
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SUP-73906
Agenda Item No.: 17.
SUBJECT:
SUP-73907 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: FREDDY
HWANG - OWNER: TAG CENTENNIAL, LLC, ET AL - For possible action on a request for
a Special Use Permit FOR A PROPOSED 3,160 SQUARE-FOOT BEER/WINE/COOLER ON-
SALE ESTABLISHMENT USE at 5760 Centennial Center Boulevard, Suite #110 (APN 125-
27-411-007), T-C (Town Center) Zone [SC-TC (Service Commercial - Town Center) Special
Land Use Designation], Ward 6 (Fiore) [PRJ-73730]. 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 Postcards (2)
SUP-73907 [PRJ-73730]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 2
CS
SUP-73907 [PRJ-73730]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73907 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-73907 [PRJ-73730]
Staff Report Page One
August 14, 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 5760 Centennial Center Boulevard, 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.
CS
SUP-73907 [PRJ-73730]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
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.
FINDINGS (SUP-73907)
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.
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-73907 [PRJ-73730]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
CS
SUP-73907 [PRJ-73730]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
06/21/18 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
07/19/18
center. There were no signs of trash or debris.
CS
SUP-73907 [PRJ-73730]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Actual Complian
Functional
Governing Street ce with
Street Name Classification of
Document Width Street
Street(s)
(Feet) Section
Town Center
Centennial Center
Frontage Road Development 90 Y
Boulevard
Standards Manual
CS
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Aں㈠xxฌ
SUP-73907
SUP-73907 [PRJ-73730] - SPECIAL USE PERMIT - APPLICANT: FREDDY HWANG - OWNER: TAG CENTENNIAL,
LLC, ET AL
5760 CENTENNIAL CENTER BOULEVARD, SUITE #110
07/03/18
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Ձ—㌱ੂ7Ɔ֭שʉŴผשฌ
ОŐİֱՙ̶ՙ̶x
xՙ゜x̶゜ںฎ
SUP-73907
Agenda Item No.: 18.
SUBJECT:
SDR-73846 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT:
SEAN ASHOORI - OWNER: SS&D NEVADA PROPERTIES, LLC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED 6,028 SQUARE-FOOT
RESTAURANT on 0.65 acres at 1809 South Las Vegas Boulevard (APN 162-03-310-007), C-2
(General Commercial) Zone, Ward 3 (Coffin) [PRJ-73755]. 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
SDR-73846 [PRJ-73755]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 1
JB
SDR-73846 [PRJ-73755]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-73846 CONDITIONS
Planning
1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
2. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 06/28/18, except as amended by conditions
herein.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All utility or mechanical equipment shall comply with the provisions of the
Downtown Centennial Plan, unless approved by a separate Waiver.
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. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
JB
SDR-73846 [PRJ-73755]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
Public Works
10. Correct all American’s with Disabilities Act (ADA) deficiencies and remove all
unused driveway cuts, if any, on the sidewalk along Main Street and Las Vegas
Boulevard South adjacent to this site in accordance with code requirements of Title
13.56.040 to the satisfaction of the City Engineer concurrent with development of
this site. All existing paving damaged or removed by this development shall be
restored at its original location and to its original width concurrent with
development of this site.
11. Contact the City Engineer’s Office at 702-229-6272 to coordinate the development
of this project with the “Las Vegas Boulevard – Stewart to Sahara” project and any
other public improvement projects adjacent to this site. Comply with the
recommendations of the City Engineer.
12. 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.
13. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing final grade elevations and drainage patterns for this
site prior to submittal of construction plans or the issuance of any building or
grading permits, whichever may occur first. Provide and improve all drainage ways
as recommended.
JB
SDR-73846 [PRJ-73755]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Site Development Plan Review for a proposed 6,028 square-foot
Restaurant building at 1809 South Las Vegas Boulevard.
ISSUES
The subject property is located within the Gateway District – Area 1 and is subject to
the development standards outlined in the Interim Downtown Las Vegas
Development Standards (Appendix F).
Within Gateway District of the Downtown Las Vegas Overlay, a Restaurant land use
is permitted in the C-2 (General Commercial) zoning district.
ANALYSIS
This project is located on the east side of Las Vegas Boulevard in the Downtown Las
Vegas Overlay – Gateway District. The applicant proposes to construct a one-story
6,028 square-foot restaurant, with an associated permanent parking lot area located in
the rear of the property. The subject site has a zoning designation of C-2 (General
Commercial), which allows the proposed restaurant as a permitted land use.
The overall site consists of one 0.65 acre parcel. Vehicular access is provided via Las
Vegas Boulevard on the western perimeter of the subject site, which provides ingress and
egress to a permanent parking lot on the rear of the site, which is screened by the
proposed structure. The primary pedestrian access to the building is located on the
southern perimeter of the building through the parking lot area.
The submitted site plan indicates the proposed development will provide 36 parking
spaces, including two ADA parking spaces in the rear of the site. Per Title 19.12, 84 parking
spaces are required for a 6,028 square-foot restaurant with 3,540 square feet of seating
area and 2,488 square-foot back-of-house area. However, the Interim Downtown Las
Vegas Development Standards exempts properties within Area 1 of the plan area from
the automatic application of standard parking requirements.
Per Appendix F Interim Downtown Las Vegas Permanent Parking Lot development
standards 10 square feet of interior parking lot landscaping is required per parking
space, which would require a minimum of 360 square feet of area. The submitted site
JB
SDR-73846 [PRJ-73755]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
plan indicates approximately 2,830 square feet of parking lot landscaping is proposed
through a combination of perimeter landscaping and parking lot islands, with 24-inch
box shade trees and five-gallon shrubs.
Appendix F Interim Downtown Las Vegas Streetscape Standards have not been met
along Las Vegas Boulevard. The submitted drawings indicate that a ten-foot wide area
adjacent to Las Vegas Boulevard will be dedicated to the City for future streetscape
improvements. This proposed dedication will provide the required 15-foot wide
streetscape, to provide the required ten-foot sidewalk and five-foot amenity zone. The
submitted drawings indicate that the current streetscape will remain which provides five-
foot wide sidewalk with no amenity zone. However, the subject site qualifies as a partial
block frontage at outlined in the Interim Downtown Las Vegas Development Standards
Threshold document, which indicates any streetscape not implemented due to existing
conditions will require a Covenant Running with Land to obtain property owner’s
consent for future improvements, including the required alleyway treatments. Staff has
included a condition of approval requiring the covenant.
This parcel is currently served by Las Vegas Valley Water District (LVVWD) but the
service does not have the required backflow prevention per NAC 445A.67195. Civil and
plumbing plans will need to be submitted to LVVWD for domestic meter sizing, fire flow
availability and backflow retrofit.
As the proposed development is consistent with all Appendix F Interim Downtown Las
Vegas development standards, staff recommends approval of the Site Development
Plan Review request with conditions.
FINDINGS (SDR-73846)
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:
JB
SDR-73846 [PRJ-73755]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
This project is consistent with the General Plan and the uses allowed by the
Interim Downtown Las Vegas Development Standards for the C-2 (General
Commercial) district.
Site access is provided from Las Vegas Boulevard, a 110-foot Primary Arterial
Street as designated in the Master Plan of Streets and Highways. This street is
sufficient in size to accommodate the needs of the proposed use. The parking
standards of Title 19 are not automatically applied for proposals within the
Downtown Las Vegas Overlay – Area 1; however, the applicant anticipates
utilizing nearby public parking-lots and on-street parking meters to satisfy the
developments parking demand.
4. Building and landscape materials are appropriate for the area and for the
City;
The building will be constructed with a painted “IHOP Blue”, “Fireworks Red”,
“Sycamore Tan” and “Balanced Beige” painted building facade with “Boral Stone”
accents. In addition, the submitted site plan indicates approximately 2,830 square
feet of parking lot landscaping is proposed through a combination of perimeter
landscaping and parking lot islands, with 24-inch box shade trees and five-gallon
shrubs, which is appropriate for this area of the city.
The proposed building elevations have been designed with articulated roof lines
and materials to prevent blank and expressionless walls. All roof mounted
mechanical equipment has been screened from view using parapet walls;
awnings have been provided along the ground floor street frontage to meet
architectural design standards.
JB
SDR-73846 [PRJ-73755]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
Pre-Application Meeting
A Pre-Application meeting was conducted with the applicant to review
06/25/18 the application materials and submittal requirements for a Site
Development Plan Review for a proposed restaurant development.
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 a
07/03/18
undeveloped lot with natural desert vegetation.
JB
SDR-73846 [PRJ-73755]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
SDR-73846 [PRJ-73755]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
JB
SDR-73846 [PRJ-73755]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
JB
SDR-73846
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SDR-73846
SDR-73846
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A Ќ C 7Û A ●╗●Ќ Ḛ 7A Ő Dz A 7ӧ̶ⓒㅡںں7Ɔ ㈠&㈠ỏ7О ՁⓈ Ɔ 7ں7Ɔ О A b Dz 7О Dz Ő 7ธxx7Ɔ ㈠&㈠7Ḷ &ฌ
ㅡฌ
Ќ╗7Dz Dz╗ฌ
ธฌ ̶ฌ
Ő Dz Ҝ A ●Ќ ●Ќ Ḛ 7Ḛ Ő Ḷ Ɔ Ɔ 7A Ő Dz A 7ӧธⓒ″ںՙ7Ɔ ㈠&㈠ỏ7ए 7ฎธ7О A Ő ●Ќ Ḛ 7Ɔ О A b Dz Ɔ 7Ő Dz Ợ Ⓢ ●Ő Dz C ฌ
DzҜDz ╗ŐDz
फ
फฌ
ŐḶЋ ЋԱ7Ɔ
̶ƥֱx
О Ő Ḷ Ћ ●C Dz C ̬7̶ฎ7О A Ő ì ●Ќ Ḛ 7Ɔ О A b Dz Ɔ ฌ
●ҜО ںxƥֱxफ7Ձ
ㄦ ƥֱx
″ ƥֱx
फ
xफ
Ġ A Ќ C ●b A О 7Ő Dz Ợ Ⓢ ●Ő Dz C ̬7ธ7О A Ő ì ●Ќ Ḛ 7Ɔ О A b Dz Ɔ ฌ
ɱ ƥֱ
̶ฌ
Ġ A Ќ C ●b A О 7О Ő Ḷ Ћ ●C Dz C ̬7ธ7О A Ő ì ●Ќ Ḛ 7Ɔ О A b Dz Ɔ ฌ
फ
xफ
ㄦ ƥֱ
ฎฌ
ㄦ ƥֱ″
ƥֱxफ
फ
ںฎ
″ ̶ƥֱ
xफ
ɱƥֱx
̶ฌ
फ
ՁA Ќ C Ɔ b A О ●Ќ Ḛ ฌ
ƥֱxफฌ
ฎ ƥֱx
ธㄦ
̶ฌ
╗ùО Ő Dz Ợ Ⓢ ●Ő Dz C 7╗Ő Dz Dz Ɔ ̬7ں7╗Ő Dz Dz 7О Dz Ő 7″7Ⓢ Ќ b Ḷ Ћ Dz Ő Dz C 7О A Ő ì ●Ќ Ḛ 7Ɔ О A b Dz Ɔ 7ӧՙฌ
फฌ
㈠ฌ
㈠
xफ
ՙ
xफ
╗Ḷ ╗A Ձ7Ő Dz Ợ Ⓢ ●Ő Dz C ỏฌ
̶ ƥֱ″
╗ù О
ɱ ƥֱ
ธ ㅡ ƥֱ
ธ ธƥֱ
ƥֱxफ7
ɱ ƥֱx ″फฌ
ںฎ
फฌ Ő Dz Ợ Ⓢ ●Ő Dz C 7Ɔ Ġ Ő Ⓢ Ա Ɔ ̬7ㅡ7О Dz Ő 7Dz Ћ Dz Ő ù 7╗Ő Dz Dz 7ӧธฎ7╗Ḷ ╗A Ձ7Ő Dz Ợ Ⓢ ●Ő Dz C ỏฌ
╗ùО
㈠ฌ
″ฌ ╗Ḷ ╗A Ձ7ՁA Ќ C Ɔ b A О Dz 7A Ő Dz A ̬7ธⓒ̶̶″7Ɔ ㈠&㈠7ӧb Ḷ Ћ Dz Ő A Ḛ Dz 7ฎ㈠ธ੧ ỏฌ
″फ
̶ں
ںɱƥֱ
xफ
ںㅡ ƥֱ
″ฌ ธㅡफ7Ա Ḷ Ṳ ฌ ธㅡफ7Ա Ḷ Ṳ ฌ ㄦ7Ḛ A ՁՁḶ Ќ ฌ ㄦ7Ḛ A ՁՁḶ Ќ ฌ
″ฌ
C Dz b ●C Ⓢ Ḷ Ⓢ Ɔ ฌ C Dz b ●C Ⓢ Ḷ Ⓢ Ɔ ฌ ƆĠ Ő Ⓢ Ա ฌ ƆĠ Ő Ⓢ Ա ฌ
Ɔ Ġ A C Dz 7╗Ő Dz Dz ฌ ╗Ő Dz Dz ฌ
xफฌ
ںɱƥֱ
ฎฌ Ќ Ḷ ╗Dz ̬77A ՁՁ7╗Ő Dz Dz Ɔ 7A Ќ C 7Ɔ Ġ Ő Ⓢ Ա Ɔ 7╗Ḷ 7Ա Dz 7О Dz Ő 7╗Ġ Dz 7Ɔ Ḷ Ⓢ ╗Ġ Dz Ő Ќ 7Ќ Dz Ћ A C A ฌ
Ő Dz Ḛ ●Ḷ Ќ A Ձ7О ՁA Ќ ╗●Ќ Ḛ 7b Ḷ A Ձ●╗●Ḷ Ќ 7फŐ Dz Ḛ ●Ḷ Ќ A Ձ7О ՁA Ќ ╗7Ձ●Ɔ ╗㈠फ7A ՁՁฌ
फฌ
ՁA Ќ C Ɔ b A О Dz C 7A Ő Dz A 7Ɔ Ġ Ḷ Û Ќ 7╗Ḷ 7Ő Dz b Dz ●Ћ Dz 7b Ő Ⓢ Ɔ Ġ Dz C 7Ḛ Ő A Ќ ●╗Dz ⓒ7b ՁḶ Ő ̬ฌ
ธ ƥֱ″
╗Ա C ㈠ฌ
ںฎƥֱx
ฎฌ फฌ
ɱƥֱxफฌ Ћ ●b ●Ќ ●╗ ù 7Ҝ A О ฌ
ɱฌ
b Ġ A Ő ՁDz Ɔ ╗Ḷ Ќ 7Ա ՁЋ C ㈠ฌ
ỏฌ
ںㄦ
㈠ฌ
ӧ●ֱ
ù7
ЋC
Ḷ A ì Dz ù 7Ա ՁЋ C ㈠ฌ
7Ա Ձ
7 Û
Ɔ
AƆ
О Ő Ḷ İDz b ╗ฌ
Dz ḚA
DzḚ
7Ћ
ՁḶ b A ╗●Ḷ Ќ ฌ
Ɔ
Ɔ 7Ћ
Ɔ ╗㈠7ՁḶ Ⓢ ●Ɔ 7A Ћ Dz ㈠ฌ
ՁA
ՁA
Ҝ A Ő ù ՁA Ќ C 7О ì Û ù ㈠ฌ
Ɔ A Ġ A Ő A 7A Ћ Dz ㈠ฌ
Ɔ●╗Dz7ОՁAЌฌ
ЌḶ Ő╗Ġฌ
ƆbAՁDz7̬7 ں゜ں″फ7ए7ںƥֱxफฌ
ЌḶ Ő╗Ġฌ
b Ḷ Ќ b Dz О ╗Ⓢ A Ձ7 Ћ A Ő ●Dz Ɔ ฌ
ОŐİֱՙ̶ՙㄦㄦ
О 7Ő 7Ḷ 7İ7Dz 7b 7╗ 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 ●7Ɔ7Ɔ7Ⓢ 7Dz 77C 7A 7╗ 7Dz 7̬ฌ
●Ġ Ḷ О 7ֱ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա ՁЋ C ㈠ฌ x″゜ธฎ゜ںฎ
ںฎ x ɱ 7Ɔ ㈠7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա Ձ Ћ C ㈠ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎ ɱ ںx ㅡ7 ںฎxㄦЌ xฎ7 x″゜ธฎ゜ธxںฎฌ
A Ɔ Ġ Ḷ Ḷ Ő ●7Ḛ Ő Ḷ Ⓢ О ฌ ՙㅡฎㄦ7Û ㈠7A Ύ Ⓢ Ő Dz 7C Ő ㈠7Ɔ Ⓢ ●╗ Dz 7ธธธⓒ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱ̶ںxฌ b 7●7╗ 7ù 77İ7Ḷ 7Ա 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 C 7Ő 7A 7Û 7Ќ 77Ա 7ù 7̬ฌ
ں7 ㄦฌ
Û Û Û ㈠Ɔ О A Ő b C Dz Ɔ ●Ḛ Ќ Ḛ Ő Ḷ Ⓢ О ㈠b Ḷ Ҝ 777২777ՙxธ㈠ՙฎㄦ㈠ՙฎㄦฎฌ О Ő İֱՙ̶ՙㄦㄦ7 ԱÛ Aฌ
SDR-73846
ṲṲฌ
Dz Ṳ ╗ Dz Ő ●Ḷ Ő 7! ●Ќ ●Ɔ Ġ Dz Ɔฌ
Dz Ṳ ╗Dz Ő ●Ḷ Ő 7О A ●Ќ ╗̬ฌ
╗㈠Ḷ㈠7ӧDzỏ7Ɔ●ḚЌฌ
㌫̶ںㅡƥֱxफฌ
Dz О ֱں7゜゜7Ɔ Ġ Dz Ő Û ●Ќ 7Û ●ՁՁ●A Ҝ Ɔ ⓒ7Ա A ՁA Ќ b Dz C 7Ա Dz ●Ḛ Dz 7Ɔ Û 7ՙx̶ՙฌ
̶ںฌ ╗㈠Ḷ㈠7ŐḶḶ7Ő●CḚDzฌ Dz О ֱธ7゜゜7Ɔ Ġ Dz Ő Û ●Ќ 7Û ●ՁՁ●A Ҝ Ɔ ⓒ7Ɔ ù b A Ҝ Ḷ Ő Dz 7╗A Ќ 7Ɔ Û 7ธฎㄦㄦฌ
ں̶ںƥֱฎफฌ Dz О ̶ֱ7゜゜7Ɔ Ġ Dz Ő Û ●Ќ 7Û ●ՁՁ●A Ҝ Ɔ ⓒ7 ●Ő Dz Û Ḷ Ő ì Ɔ 7Ɔ Û 7″ฎ″ՙฌ
Dz О ֱㅡ7゜゜7 ՁⓈ Ő Ḷ О Ḷ Ќ 7 ㅡ̶″Ő ธ″ธธ7फ●Ġ Ḷ О 7Ա ՁⓈ Dz फฌ
DzО̶ֱฌ Dz Ṳ ╗Dz Ő ●Ḷ Ő 7Û A ՁՁ7 ●Ќ ●Ɔ Ġ Dz Ɔ ̬ฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ ╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
Û О ֱں7゜゜7Û Ḷ Ḷ C 7О ՁA Ќ ì 7Û A ՁՁ7Ɔ ù Ɔ ╗Dz Ҝ ⓒ7Ћ Dz Ő ╗●b A Ձ7●Ќ Ɔ ╗A ՁՁA ╗●Ḷ Ќ ⓒ7Ɔ ╗A ●Ќ ฌ
ںںฎƥֱㅡ7゜ںธफฌ ںںฎƥֱㅡ7゜ںธफฌ ╗Ḷ 7Ҝ A ╗b Ġ 7Ɔ Ġ Dz Ő Û ●Ќ 7Û ●ՁՁ●A Ҝ Ɔ 7Ɔ Û 7̶ںธɱ7फA Ő Ҝ Ḷ ●Ő Dz 7Ġ ●b ì Ḷ Ő ù ฌ
Ő Ḷ Ḷ ●Ќ Ḛ ̬ฌ
Ա㈠Ḷ㈠7ӧDzỏ7Ɔ●ḚЌฌ
ںxฎƥֱฎफฌ
Ő ֱں7゜゜7Ɔ ╗A Ќ C ●Ќ Ḛ 7Ɔ Dz A Ҝ 7Ҝ Dz ╗A Ձ7Ő Ḷ Ḷ ⓒ7Dz О ֱㅡฌ
Ա㈠Ḷ㈠7AÛЌ●ЌḚฌ
ںxฎƥֱxफฌ DzƆֱںฌ
DzƆֱںฌ
Ṳฌ
╗㈠Ḷ㈠7ÛA●ЌƆbḶ╗ฌ ì Dz ù 7Ќ Ḷ ╗ Dz Ɔฌ
ںxธƥֱฎफฌ
ں㈠7 Ҝ Dz ╗A Ձ7b A О 7 ՁA Ɔ Ġ ●Ќ Ḛ ⓒ7О A ●Ќ ╗Dz C 7Dz О ֱธฌ
╗㈠Ḷ㈠7ƆՁAԱฌ ╗㈠Ḷ㈠7ƆՁAԱฌ
ธ㈠7 A Ա Ő ●b 7A Û Ќ ●Ќ Ḛ Ɔ 7Ḷ Ќ 7A ՁⓈ Ҝ ㈠7 Ő A Ҝ Dz 7ӧ A Ա Ő ●b 7 b ֱںỏฌ
ںxxƥֱxफฌ ںxxƥֱxफฌ
̶㈠7 Ձ●Ḛ Ġ ╗7 ●Ṳ ╗Ⓢ Ő Dz ฌ
ㅡ㈠7 Ա Ⓢ ●ՁC ●Ќ Ḛ 7Ɔ ●Ḛ Ќ A Ḛ Dz 7Ḷ Ќ 7Ő A b Dz Û A ù ⓒ7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz 7О A b ì A Ḛ Dz ฌ
ธ7 DzƆֱں7 Ɔ╗ֱںฌ ںx7 ╗ùО㈠7 Ҝ╗ֱں7 Ɔ╗ֱںฌ Ɔ╗ֱں7 ̶ฌ ɱ7 Ɔ╗ֱں7 ̶7 ㄦ7 Ɔ╗ֱں7 Ɔ╗ֱںฌ ㄦ㈠7 b Ḷ ՁՁDz b ╗Ḷ Ő 7Ա Ḷ Ṳ Dz Ɔ 7A Ќ C 7C Ḷ Û Ќ Ɔ О Ḷ Ⓢ ╗Ɔ ⓒ7О Ḷ Û C Dz Ő 7b Ḷ A ╗Dz C 7A Ќ C ฌ
О A ●Ќ ╗Dz C 7╗Ḷ 7Ҝ A ╗b Ġ 7ӧDz Ɔ ֱںỏฌ
ㄦฌ ″㈠7 Ձ●Ќ Dz 7Ḷ 7Ő Ḷ Ḷ 7C Dz b ì 7Ա Dz ù Ḷ Ќ C ฌ
ՙ㈠7 Ҝ Dz ╗A Ձ7Ḛ Ⓢ ╗╗Dz Ő 7О Ḷ Û C Dz Ő 7b Ḷ A ╗Dz C 7╗Ḷ 7Ҝ A ╗b Ġ 7ӧŐ ֱںⓒ7Dz О ֱㅡỏฌ
ฎ㈠7 ●Ġ Ḷ О 7Ɔ ●Ḛ Ќ A Ḛ Dz ⓒ7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz 7О A b ì A Ḛ Dz ฌ
ɱ㈠7 A ՁⓈ Ҝ 7Ɔ ㈠ ㈠7Û Ќ C Ḷ Û 7A Ќ C 7C Ḷ Ḷ Ő 7 Ő A Ҝ Dz 7ӧA Ɔ ֱںỏฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ ںx㈠7 A ՁⓈ Ҝ ㈠7 Ő A Ҝ Dz 7Û ●Ќ C Ḷ Û 7ӧA Ɔ ֱںỏฌ
ںں㈠7 Ġ ㈠Ҝ ㈠7 Ő A Ҝ Dz 7A Ќ C 7C Ḷ Ḷ Ő ⓒ7О A ●Ќ ╗Dz C 7ӧDz О ֱںỏฌ
ƆbAՁDz7̬7 ̶゜ں″फ7ए7ںƥֱxफฌ
Aฌ ںธ㈠7 ゜ںㅡफ7Ҝ Dz ╗A Ձ7b Ġ A Ќ Ќ Dz Ձ7Ɔ b Ő Dz Dz C ฌ
̶ں㈠7 Dz Ṳ ●Ɔ ╗●Ќ Ḛ 7Ɔ ●Ḛ Ќ A Ḛ Dz 7╗Ḷ 7Ա Dz 7C Ḷ Ќ A ╗Dz C 7╗Ḷ 7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ќ Dz Ḷ Ќ 7Ҝ Ⓢ Ɔ Dz Ⓢ Ҝ ㈠ฌ
Ќ Dz Û 7Ɔ ●Ḛ Ќ 7Ҝ A ╗b Ġ ●Ќ Ḛ 7Dz Ṳ ●Ɔ ╗●Ќ Ḛ 7ՁḶ b A ╗●Ḷ Ќ 7A Ќ C 7Ɔ ●Ύ Dz 7╗Ḷ 7Ő Dz О ՁA b Dz ฌ
Dz Ṳ ●Ɔ ╗●Ќ Ḛ ㈠7Ɔ ●Ḛ Ќ 7Ɔ Ġ Ḷ Û Ќ 7 Ḷ Ő 7●ՁՁⓈ Ɔ ╗Ő A ╗●Ћ 7C Dz Ɔ ●Ḛ Ќ 7О Ⓢ Ő О Ḷ Ɔ Dz Ɔ ฌ
Ḷ Ќ Ձù 7A Ќ C 7╗Ḷ 7Ա Dz 7Ɔ Ⓢ Ա Ҝ ●╗╗Dz C 7 Ḷ Ő 7Ő Dz Ћ ●Dz Û 7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz ฌ
ОA b ì A Ḛ Dzฌ
╗㈠Ḷ㈠7ŐḶḶ7Ő●CḚDzฌ
ںธ″ƥֱㄦफฌ
Őֱںฌ
╗㈠Ḷ㈠7ОAŐAОDz╗ฌ ╗㈠Ḷ㈠7ОAŐAОDz╗ฌ
ںںฎƥֱㅡ7゜ںธफฌ ںںฎƥֱㅡ7゜ںธफฌ
Ա㈠Ḷ㈠7ƆḶ●╗ฌ Ա㈠Ḷ㈠7ƆḶ●╗ฌ
ںںㅡƥֱxफฌ ںںㅡƥֱxफฌ
Ա㈠Ḷ㈠7AÛЌ●ЌḚฌ
ںxฎƥֱxफฌ
DzƆֱںฌ DzƆֱںฌ
╗㈠Ḷ㈠7ÛA●ЌƆbḶ╗ฌ ╗㈠Ḷ㈠7ÛA●ЌƆbḶ╗ฌ
ںxธƥֱฎफฌ ںxธƥֱฎफฌ
╗㈠Ḷ㈠7ƆՁAԱฌ ╗ḶО7Ḷ7ƆՁAԱฌ
ںxxƥֱxफฌ ںxxƥֱxफฌ
ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ
ƆbAՁDz7̬7 ̶゜ں″फ7ए7ںƥֱxफฌ
Աฌ
b Ḷ Ќ b Dz О ╗Ⓢ A Ձฌ Ћ A Ő ●Dz Ɔ ฌ
ОŐİֱՙ̶ՙㄦㄦ
О 7Ő 7Ḷ 7İ7Dz 7b 7╗ 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬ฌ ●7Ɔ7Ɔ7Ⓢ 7Dz 77C 7A 7╗ 7Dz 7̬ฌ
●Ġ Ḷ О 7ֱ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա ՁЋ C ㈠ฌ x″゜ธฎ゜ںฎ
ںฎ x ɱ 7Ɔ ㈠7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա Ձ Ћ C ㈠ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎ ɱ ںx ㅡฌ ںฎxㄦЌ xฎฌ x″゜ธฎ゜ธxںฎฌ ̶7
A Ɔ Ġ Ḷ Ḷ Ő ●7Ḛ Ő Ḷ Ⓢ О ฌ ՙㅡฎㄦ7Û ㈠7A Ύ Ⓢ Ő Dz 7C Ő ㈠7Ɔ Ⓢ ●╗ Dz 7ธธธⓒ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱ̶ںxฌ b 7●7╗ 7ù 77İ7Ḷ 7Ա 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬ฌ C 7Ő 7A 7Û 7Ќ 77Ա 7ù 7̬ฌ
ㄦฌ
Û Û Û ㈠Ɔ О A Ő b C Dz Ɔ ●Ḛ Ќ Ḛ Ő Ḷ Ⓢ О ㈠b Ḷ Ҝ 777২777ՙxธ㈠ՙฎㄦ㈠ՙฎㄦฎฌ О Ő İֱՙ̶ՙㄦㄦฌ ԱÛ Aฌ
SDR-73846
ṲṲฌ
Dz Ṳ ╗ Dz Ő ●Ḷ Ő 7! ●Ќ ●Ɔ Ġ Dz Ɔ7
Dz Ṳ ╗Dz Ő ●Ḷ Ő 7О A ●Ќ ╗̬ฌ
Dz Ṳ ╗Dz Ő ●Ḷ Ő 7Û A ՁՁ7 ●Ќ ●Ɔ Ġ Dz Ɔ ̬ฌ
̶7 DzƆֱں7 DzƆֱںฌ
Ṳฌ
╗㈠Ḷ㈠7ÛA●ЌƆbḶ╗ฌ ì Dz ù 7Ќ Ḷ ╗ Dz Ɔ7
ںxธƥֱฎफฌ
ں㈠7 Ҝ Dz ╗A Ձ7b A О 7 ՁA Ɔ Ġ ●Ќ Ḛ ⓒ7О A ●Ќ ╗Dz C 7Dz О ֱธฌ
╗㈠Ḷ㈠7ƆՁAԱฌ ╗㈠Ḷ㈠7ƆՁAԱฌ
ธ㈠7 A Ա Ő ●b 7A Û Ќ ●Ќ Ḛ Ɔ 7Ḷ Ќ 7A ՁⓈ Ҝ ㈠7 Ő A Ҝ Dz 7ӧ A Ա Ő ●b 7 b ֱںỏฌ
ںxxƥֱxफฌ ںxxƥֱxफฌ
̶㈠7 Ձ●Ḛ Ġ ╗7 ●Ṳ ╗Ⓢ Ő Dz ฌ
ㅡ㈠7 Ա Ⓢ ●ՁC ●Ќ Ḛ 7Ɔ ●Ḛ Ќ A Ḛ Dz 7Ḷ Ќ 7Ő A b Dz Û A ù ⓒ7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz 7О A b ì A Ḛ Dz ฌ
ㄦ7 ںں7 Ɔ╗ֱں7 DzƆֱں7 ㄦ7 Ɔ╗ֱں7 ںธ7 ╗ùО㈠7 ںںฌ ㄦ㈠7 b Ḷ ՁՁDz b ╗Ḷ Ő 7Ա Ḷ Ṳ Dz Ɔ 7A Ќ C 7C Ḷ Û Ќ Ɔ О Ḷ Ⓢ ╗Ɔ ⓒ7О Ḷ Û C Dz Ő 7b Ḷ A ╗Dz C 7A Ќ C ฌ
О A ●Ќ ╗Dz C 7╗Ḷ 7Ҝ A ╗b Ġ 7ӧDz Ɔ ֱںỏฌ
″㈠7 Ձ●Ќ Dz 7Ḷ 7Ő Ḷ Ḷ 7C Dz b ì 7Ա Dz ù Ḷ Ќ C ฌ
ՙ㈠7 Ҝ Dz ╗A Ձ7Ḛ Ⓢ ╗╗Dz Ő 7О Ḷ Û C Dz Ő 7b Ḷ A ╗Dz C 7╗Ḷ 7Ҝ A ╗b Ġ 7ӧŐ ֱںⓒ7Dz О ֱㅡỏฌ
ฎ㈠7 ●Ġ Ḷ О 7Ɔ ●Ḛ Ќ A Ḛ Dz ⓒ7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz 7О A b ì A Ḛ Dz ฌ
ɱ㈠7 A ՁⓈ Ҝ 7Ɔ ㈠ ㈠7Û Ќ C Ḷ Û 7A Ќ C 7C Ḷ Ḷ Ő 7 Ő A Ҝ Dz 7ӧA Ɔ ֱںỏฌ
DzAƆ╗7DzՁDzЋA╗●ḶЌฌ ںx㈠7 A ՁⓈ Ҝ ㈠7 Ő A Ҝ Dz 7Û ●Ќ C Ḷ Û 7ӧA Ɔ ֱںỏฌ
ںں㈠7 Ġ ㈠Ҝ ㈠7 Ő A Ҝ Dz 7A Ќ C 7C Ḷ Ḷ Ő ⓒ7О A ●Ќ ╗Dz C 7ӧDz О ֱںỏฌ
ƆbAՁDz7̬7 ̶゜ں″फ7ए7ںƥֱxफฌ
bฌ ںธ㈠7 ゜ںㅡफ7Ҝ Dz ╗A Ձ7b Ġ A Ќ Ќ Dz Ձ7Ɔ b Ő Dz Dz C ฌ
̶ں㈠7 Dz Ṳ ●Ɔ ╗●Ќ Ḛ 7Ɔ ●Ḛ Ќ A Ḛ Dz 7╗Ḷ 7Ա Dz 7C Ḷ Ќ A ╗Dz C 7╗Ḷ 7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ќ Dz Ḷ Ќ 7Ҝ Ⓢ Ɔ Dz Ⓢ Ҝ ㈠ฌ
Ќ Dz Û 7Ɔ ●Ḛ Ќ 7Ҝ A ╗b Ġ ●Ќ Ḛ 7Dz Ṳ ●Ɔ ╗●Ќ Ḛ 7ՁḶ b A ╗●Ḷ Ќ 7A Ќ C 7Ɔ ●Ύ Dz 7╗Ḷ 7Ő Dz О ՁA b Dz ฌ
Dz Ṳ ●Ɔ ╗●Ќ Ḛ ㈠7Ɔ ●Ḛ Ќ 7Ɔ Ġ Ḷ Û Ќ 7 Ḷ Ő 7●ՁՁⓈ Ɔ ╗Ő A ╗●Ћ 7C Dz Ɔ ●Ḛ Ќ 7О Ⓢ Ő О Ḷ Ɔ Dz Ɔ ฌ
Ḷ Ќ Ձù 7A Ќ C 7╗Ḷ 7Ա Dz 7Ɔ Ⓢ Ա Ҝ ●╗╗Dz C 7 Ḷ Ő 7Ő Dz Ћ ●Dz Û 7Ⓢ Ќ C Dz Ő 7Ɔ Dz О A Ő A ╗Dz ฌ
ОA b ì A Ḛ Dzฌ
b Ḷ Ќ b Dz О ╗Ⓢ A Ձ7 Ћ A Ő ●Dz Ɔ ฌ
ОŐİֱՙ̶ՙㄦㄦ
О 7Ő 7Ḷ 7İ7Dz 7b 7╗ 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 ●7Ɔ7Ɔ7Ⓢ 7Dz 77C 7A 7╗ 7Dz 7̬ฌ
●Ġ Ḷ О 7ֱ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա ՁЋ C ㈠ฌ x″゜ธฎ゜ںฎ
ںฎ x ɱ 7Ɔ ㈠7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա Ձ Ћ C ㈠ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎ ɱ ںx ㅡ7 ںฎxㄦЌ xฎ7 x″゜ธฎ゜ธxںฎฌ
A Ɔ Ġ Ḷ Ḷ Ő ●7Ḛ Ő Ḷ Ⓢ О ฌ ՙㅡฎㄦ7Û ㈠7A Ύ Ⓢ Ő Dz 7C Ő ㈠7Ɔ Ⓢ ●╗ Dz 7ธธธⓒ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱ̶ںxฌ b 7●7╗ 7ù 77İ7Ḷ 7Ա 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 C 7Ő 7A 7Û 7Ќ 77Ա 7ù 7̬ฌ
ㅡ7 ㄦฌ
Û Û Û ㈠Ɔ О A Ő b C Dz Ɔ ●Ḛ Ќ Ḛ Ő Ḷ Ⓢ О ㈠b Ḷ Ҝ 777২777ՙxธ㈠ՙฎㄦ㈠ՙฎㄦฎฌ О Ő İֱՙ̶ՙㄦㄦ7 ԱÛ Aฌ
SDR-73846
ɱฎƥֱɱफฌ О ՁA Ќ 7●Ќ Ḷ Ő Ҝ A ╗ ●Ḷ Ќ ฌ
̶ㄦƥֱธफ7 ̶ՙƥֱ″फ7 ՙƥֱ″फ7 ںฎƥֱՙफ7 Ḛ Ő Ḷ Ɔ Ɔ 7Ա Ⓢ ●ՁC ●Ќ Ḛ 7A Ő Dz A ⊿7″ⓒxธฎ7Ɔ ㈠!㈠ฌ
DzҜDzŐḚDzЌbùฌ Ṳฌ
DzṲ●╗7 DzṲ●╗7 ì Dz ù 7Ќ Ḷ ╗ Dz Ɔ7
Û AՁìֱ●Ќฌ Û AՁìֱ●Ќฌ
ɱƥ̶ֱफฌ
ں㈠7 Dz Ќ ╗Ő ù 7A Û Ќ ●Ќ Ḛ 7Dz ՁDz Ҝ Dz Ќ ╗7A Ա Ḷ Ћ Dz ฌ
ŐDzDzΎDzŐฌ bḶ Ḷ ՁDzŐ7 ธ㈠7 Ġ Ḷ Ɔ ╗Dz Ɔ Ɔ 7Ɔ ╗A ╗●Ḷ Ќ ฌ
̶㈠7 Ա Ő A Ќ C Dz C 7О A Ő ╗●A ՁֱĠ Dz ●Ḛ ╗7Û A ՁՁฌ
ㅡ㈠7 ì ●╗b Ġ Dz 7Dz Ợ Ⓢ ●О Ҝ Dz Ќ ╗ฌ
Ɔ╗Ḷ Ő㈠ฌ ㄦ㈠7 Ա Ő Dz A ì 7Ő Ḷ Ḷ Ҝ 7b Ḷ Ⓢ Ќ ╗Dz Ő ฌ
″㈠7 Dz Ҝ О ՁḶ ù Dz Dz 7ՁḶ b ì Dz Ő Ɔ ฌ
ธںƥֱںफฌ
Ḷ ОDzЌ7C●Ќ●ЌḚ 7AŐDzAฌ ՙ㈠7 О A Ő ╗●A ՁֱĠ Dz ●Ḛ Ġ ╗7Û A ՁՁฌ
Ḷ ●bDzฌ ฎ㈠7 A Ա Ő ●b 7A Û Ќ ●Ќ Ḛ 7A Ա Ḷ Ћ Dz ฌ
ฎƥֱธफ7
ɱ㈠7 Û A ╗Dz Ő 7Ġ Dz A ╗Dz Ő ฌ
╗ùО㈠7 ㅡฌ
bḶ Ḷ ì7Ձ●ЌDz7 ںx㈠7 О A Ɔ Ɔ ֱ╗Ġ Ő Ḷ Ⓢ Ḛ Ġ 7Û ●Ќ C Ḷ Û ฌ
ㄦฌ
ԱŐDzAìฌ
ՙƥֱxफ7
AŐDzAฌ
ںx7 ںxฌ
ƆDzŐЋ●bDz7AŐDzA7 C●ƆĠÛ AƆĠ●ЌḚ 7 ″ฌ
ㄦƥֱ″फ7
bĠAЌḚ Dzฌ
ŐҜ ㈠ฌ
Աฌ
ƆĠ╗㈠7̶ฌ
″xƥֱɱफฌ
″xƥֱɱफฌ
̶ɱƥֱฎफ7
̶ฌ
Ḷ ОDzЌ7C●Ќ●ЌḚ 7AŐDzA7 ธ7
Û Ḷ Ҝ DzЌ7 Ҝ DzЌฌ
ՙฌ
ɱƥֱ″फ7 ɱƥ̶ֱफฌ
ՁḶ ԱԱùฌ
ɱƥֱฎफ7
Û A●╗●ЌḚ 7 Ҝ DzbĠ㈠ฌ
DzЌ╗Őùฌ
ɱฌ
╗ùО㈠7 ฎฌ
ОŐ●ҜAŐùฌ
Aฌ DzЌ╗ŐAЌbDzฌ
ƆĠ╗㈠7̶ฌ
ںฌ
ɱՙƥֱɱफฌ
ՁḶḶŐ7ОՁAЌฌ
ЌḶ Ő╗Ġฌ
ƆbAՁDz7̬7 ̶゜ں″फ7ए7ںƥֱxफฌ
b Ḷ Ќ b Dz О ╗Ⓢ A Ձ7 Ћ A Ő ●Dz Ɔ ฌ
ОŐİֱՙ̶ՙㄦㄦ
О 7Ő 7Ḷ 7İ7Dz 7b 7╗ 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 ●7Ɔ7Ɔ7Ⓢ 7Dz 77C 7A 7╗ 7Dz 7̬ฌ
●Ġ Ḷ О 7ֱ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա ՁЋ C ㈠ฌ x″゜ธฎ゜ںฎ
ںฎ x ɱ 7Ɔ ㈠7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ 7Ա Ձ Ћ C ㈠ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎ ɱ ںx ㅡ7 ںฎxㄦЌ xฎ7 x″゜ธฎ゜ธxںฎฌ
A Ɔ Ġ Ḷ Ḷ Ő ●7Ḛ Ő Ḷ Ⓢ О ฌ ՙㅡฎㄦ7Û ㈠7A Ύ Ⓢ Ő Dz 7C Ő ㈠7Ɔ Ⓢ ●╗ Dz 7ธธธⓒ7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱ̶ںxฌ b 7●7╗ 7ù 77İ7Ḷ 7Ա 77Ќ 7Ⓢ 7Ҝ 7Ա 7Dz 7Ő 7̬7 C 7Ő 7A 7Û 7Ќ 77Ա 7ù 7̬ฌ
ธ7 ㄦฌ
Û Û Û ㈠Ɔ О A Ő b C Dz Ɔ ●Ḛ Ќ Ḛ Ő Ḷ Ⓢ О ㈠b Ḷ Ҝ 777২777ՙxธ㈠ՙฎㄦ㈠ՙฎㄦฎฌ О Ő İֱՙ̶ՙㄦㄦ7 ԱÛ Aฌ
SDR-73846
ÛОֱ ں7゜゜7ÛḶḶC7ОՁAЌì7ÛAՁՁ7ƆùƆ╗DzҜⓒ7ЋDzŐ╗●bAՁ7●Ќֱ
Ɔ╗ֱ ں7゜゜7ԱḶŐAՁ7Ɔ╗ḶЌDzⓒ7bⓈՁ╗ⓈŐDzC7Ɔ╗ḶЌDzⓒ7bḶՁḶŐ̬7ḚḶՁCDzЌ7ԱⓈbìDzùDz7 Ɔ╗AՁՁA╗●ḶЌⓒ7Ɔ╗A●Ќ̬7AŐҜḶ●ŐDz7Ġ●bìḶŐù7 bֱ ں7゜゜7AÛЌ●ЌḚ7AԱŐ●bⓒ7ƆⓈЌԱŐDzAՁՁAⓒ7bḶՁḶŐ̬7ŐDzḚA╗╗Aฌ
Őֱ ں7゜゜7Ɔ╗AЌC●ЌḚ7ƆDzAҜ7ҜDz╗AՁ7ŐḶḶⓒ7bḶՁḶŐ̬7DzОֱㅡ7ਫ●ĠḶО7ԱՁⓈDz㈚ฌ
ӧAՁ╗DzŐЌA╗Dz7ḶО╗●ḶЌỏ7ҜОֱ ں7゜゜7bḶŐŐⓈḚA╗DzCฌ
DzОֱ ں7゜゜7ƆĠDzŐÛ●Ќ7Û●ՁՁ●AҜƆⓒ7ԱAՁAЌbDzC7ԱDz●ḚDz7ƆÛ7ՙx̶ՙ7 DzОֱธ7゜゜7ƆĠDzŐÛ●Ќ7Û●ՁՁ●AҜƆⓒ7ƆùbAҜḶŐDz7╗AЌ7ƆÛ7ธฎㄦㄦฌ ҜDz╗AՁ7ÛAՁՁ7ОAЌDzՁ7ƆùƆ╗DzҜฌ
ӧAՁ╗DzŐЌA╗Dz7ḶО╗●ḶЌỏ7ҜОֱธ7゜゜7ОDzŐḶŐA╗DzCฌ
DzО̶ֱ7゜゜7ƆĠDzŐÛ●Ќ7Û●ՁՁ●AҜƆⓒ7●ŐDzÛḶŐìƆ7ƆÛ7″ฎ″ՙ7 DzОֱㅡ7゜゜7ՁⓈŐḶОḶЌ7 ㅡ̶″Őธ″ธธ7ਫ●ĠḶО7ԱՁⓈDz㈚ฌ ҜDz╗AՁ7ÛAՁՁ7ОAЌDzՁ7ƆùƆ╗DzҜฌ
Dz Ṳ ╗ Dz Ő ● Ḷ Ő 7 ● Ќ ● Ɔ Ġ Dz Ɔฌ
О Ġ A Ɔ Dz ̬7 Ɔ b A Ձ Dz ̬7
̬ О A Ḛ Dz ̬ฌ
b Ḷ Ќ b Dz О ╗ Ⓢ A Ձ7 Ћ A Ő ● Dz Ɔฌ
Ɔ
ОŐİֱՙ̶ՙㄦㄦ
● Ġ Ḷ О 7 ֱ 7 Ձ A Ɔ 7 Ћ Dz Ḛ A Ɔ 7 Ա Ձ Ћ C ㈠7 О Ő Ḷ İ Dz b ╗ 7 Ќ Ⓢ Ҝ Ա Dz Ő ̬7 ● Ɔ Ɔ Ⓢ Dz 7 C A ╗ Dz ̬ฌ
x″゜ธฎ゜ںฎ ̬
SDR-73846
SDR-73846 [PRJ-73755] - SPECIAL USE PERMIT - APPLICANT: SEAN ASHOORI - OWNER: SS&D NEVADA
PROPERTIES, LLC
1809 SOUTH LAS VEGAS BOULEVARD
07/03/18
SDR-73846 [PRJ-73755] - SPECIAL USE PERMIT - APPLICANT: SEAN ASHOORI - OWNER: SS&D NEVADA
PROPERTIES, LLC
1809 SOUTH LAS VEGAS BOULEVARD
07/03/18
SDR-73846 [PRJ-73755] - SPECIAL USE PERMIT - APPLICANT: SEAN ASHOORI - OWNER: SS&D NEVADA
PROPERTIES, LLC
1809 SOUTH LAS VEGAS BOULEVARD
07/03/18
SDR-73846 [PRJ-73755] - SPECIAL USE PERMIT - APPLICANT: SEAN ASHOORI - OWNER: SS&D NEVADA
PROPERTIES, LLC
1809 SOUTH LAS VEGAS BOULEVARD
07/03/18
ƆОAŐb7C֭⎯ħ่ف7Ḛผਙ—ऑฌ
Ҝħ㌱γŴ֭к7ОŴ่㌱ħผਙﭨฌ
ՙㅡฎㄦ7Û㈠7A▷—ผ֭7Cผ㈠7Ɔ—ħ֭ש7ธธธฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱ̶ ںxฌ
こऑŴ่㌱ħผਙﭨ㌀⎯ऑŴผ㌱₡֭⎯ħف่فผਙ—ऑ㈠㌱ਙこ
İ—่֭7ธฎⓒ7ธx ںฎฌ
bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ОкŴ่่ħ่ف7ִ7Ύਙ่ħ่فฌ
ㅡɱㄦ7Ɔ㈠7ҜŴħ่7Ɔשผ֭֭שฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱ ںx ںฌ
Ő̬֭7İ—⎯שħ⑾ħ㌱Ŵשħਙ่7Ձ֭֭ששผ7ӧОผ֭Aऑऑธx ںฎֱxxɱㅡฎㅡỏฌ
╗ਙ7Ûγਙこ7●ש7ҜŴੂ7bਙ่㌱֭ผ่ⓒฌ
╗γħ⎯7к֭֭ששผ7ħ⎯7ħ่7ผ֭فŴผ₡⎯7שਙ7Ŵ7ऑผਙऑਙ⎯֭₡ⓒ7ㄤ″xxx7⎯㈠⑾㈠7●ĠḶО7ผ֭⎯שŴ—ผŴ่ש7Ŵש7 ںฎxɱ7Ɔ㈠7ՁŴ⎯7Ћ֭فŴ⎯7Աкﭨ₡ฌ
ʉγħ㌱γ7ħ⎯7㌱—ผผ่֭שкੂ7Ŵ7ﭨŴ㌱Ŵ่שⓒ7x㈠″ㄦ7Ŵ㌱ผ֭7кਙש㈠7╗γ֭7ऑผਙ㈾֭㌱ש7ħ⎯7кਙ㌱Ŵ֭ש₡7ʉħשγħ่7שγ֭7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯ฌ
Ŵ่₡ⓒ7Ŵ⎯7⎯—㌱γⓒ7ʉħкк7㌱ਙ่⑾ħผこ7שਙ7שγ֭7⎯שŴ่₡Ŵผ₡⎯7ਙ⑾7שγ֭7Ⓢ่ħ⑾ħ֭₡7C֭֭ﭨкਙऑこ่֭ש7bਙ₡֭7ਙ⑾7שγ֭7bħੂש7ਙ⑾7ՁŴ⎯ฌ
Ћ֭فŴ⎯ⓒ7㌱ਙここਙ่кੂ7ผ֭⑾֭ผผ֭₡7שਙ7Ŵ⎯7ਫ╗ħשк֭7 ںɱ㈠㈚ฌ
╗γ֭7ऑผਙऑ֭ผੂש7ħ⎯7ʉħשγħ่7שʉਙ7ਙ֭ﭨผкŴੂ7₡ħ⎯שผħ㌱̬⎯ש7╗γ֭7Cਙʉ่שਙʉ่7Ḷ֭ﭨผкŴੂ7Cħ⎯שผħ㌱ש7ӧC╗ՁЋֱḶỏⓒ7Aผ֭Ŵ7 ںⓒฌ
ḚŴ֭שʉŴੂ7Cħ⎯שผħ㌱שⓒ7Ŵ⎯7ʉ֭кк7Ŵ⎯7שγ֭7ՁŴ⎯7Ћ֭فŴ⎯7Աਙ—к֭ﭨŴผ₡7Ɔ㌱่֭ħ㌱7ԱੂʉŴੂ7Ḷ֭ﭨผкŴੂ7Cħ⎯שผħ㌱ש7ӧƆԱֱḶỏ㈠ฌ
╗γ֭7ऑผਙ㈾֭㌱ש7Ŵħこ⎯7שਙ7Ŵ⎯⎯ħ⎯ש7ħ่7ผ֭ﭨħשŴкħ▷ħ่ف7שγ֭7Ŵผ֭Ŵ7⇡ੂ7ħ่⎯֭ผשħ่ف7Ŵ7C่ਙʉ่7⇡ผŴ่₡7ʉħשγ7Ŵ่ฌ
֭⎯שŴ⇡кħ⎯γ֭₡7㌱—⎯שਙこ֭ผ7⇡Ŵ⎯֭7ਙ่שਙ7Ŵ7㌱—ผผ่֭שкੂ7ﭨŴ㌱Ŵ่ש7кਙש㈠7╗γ֭7ผ֭⎯שŴ—ผŴ่ש7ʉਙ—к₡7⎯֭ผ֭ﭨ7Ŵ⎯7Ŵ7₡ħ่ħ่فฌ
ਙऑשħਙ่7ħ่7שγ֭7ḚŴ֭שʉŴੂ7Cħ⎯שผħ㌱ש7⑾ਙผ7ħ⎯ש7Ŵ่שħ㌱ħऑŴ֭ש₡7ऑ֭₡֭⎯שผħŴ่7่֭ﭨħผਙ่こ่֭ש㈠7Աੂ7ਙ㌱㌱—ऑੂħ่ف7Ŵฌ
㌱—ผผ่֭שкੂ7ﭨŴ㌱Ŵ่ש7⎯ħ֭שⓒ7שγ֭7ऑผਙ㈾֭㌱ש7γ֭кऑ⎯7ħ่7ħ่㌱ผ֭Ŵ⎯ħ่ف7⎯Ŵ⑾֭ੂש7Ŵ่₡7ผ֭₡—㌱ħ่ف7⇡кħفγש㈠7Ɔħ่㌱֭7ਙʉ่ħ่فฌ
שγ֭7ऑผਙऑ֭ผੂשⓒ7שγ֭7Ḷʉ่֭ผ7γŴ⎯7שŴC่֭7ħここ֭₡ħŴ֭ש7⎯֭שऑ⎯7שਙ7ħこऑผਙ֭ﭨ7שγ֭7ऑผਙऑ֭ผੂש7⇡ੂ7ผ֭こਙﭨħ่ف7שγ֭ฌ
֭ゥħ⎯שħ่ف7Ŵ⇡Ŵ่₡ਙ่֭₡7⇡—ħк₡ħ่ف7Ŵ่₡7㌱к֭Ŵ่ħ่ف7—ऑ7₡֭⇡ผħ⎯7Ŵ่₡7שผŴ⎯γ㈠ฌ
Ɔħ֭ש7ऑкŴ่่ħ่ف7⎯שŴ่₡Ŵผ₡⎯7Ŵผ֭7⎯֭ש7⇡ੂ7שγ֭7●่֭שผħこ7Cਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯7C֭֭ﭨкਙऑこ่֭ש7ƆשŴ่₡Ŵผ₡⎯㈠ฌ
Ќਙ7⎯ħ₡֭7ਙผ7ผ֭Ŵผ7ੂŴผ₡7⎯֭⇡שŴ㌱C⎯7Ŵผ֭7ผ֭—׀ħผ֭₡㈠7Ġਙʉ֭֭ﭨผⓒ7Aऑऑ่֭₡ħゥ7F7₡ਙ֭⎯7⎯שħऑ—кŴ֭ש7שγŴש7ՙx੧7ਙ⑾7שγ֭ฌ
⑾ħผ⎯ש7⎯שਙผੂ7⑾Ŵ◥Ŵ₡֭7Ŵкħ่ف7ʉħשγ7שγ֭7⑾ผਙ่ש7ऑผਙऑ֭ผੂש7кħ่֭㈠7╗γ֭7ऑผਙऑਙ⎯֭₡7₡֭⎯ħ่ف7Ŵ֭ששこऑ⎯ש7שਙ7ऑผਙﭨħ₡֭7Ŵ⎯ฌ
こ—㌱γ7ਙ⑾7שγ֭7⇡—ħк₡ħ่ف7⑾ผਙ่שŴ֭ف7Ŵ⎯7ऑਙ⎯⎯ħ⇡к֭7Ŵкਙ่ف7שγ֭7⑾ผਙ่ש7ऑผਙऑ֭ผੂש7кħ่֭7ʉγħк֭7⎯שħкк7ऑผਙﭨħ₡ħ่ف7Ŵฌ
₡ผħ֭ﭨ7Ŵħ⎯к֭7שਙ7ऑŴผCħ่ف7⇡֭γħ่₡7שγ֭7⇡—ħк₡ħ่ف㈠7Ɔ֭ผﭨħ㌱֭7Ŵผ֭Ŵ⎯7ӧкਙŴ₡ħ่ف7Ŵผ֭Ŵ7Ŵ่₡7שผŴ⎯γ7่֭㌱кਙ⎯—ผ֭ỏ7γŴ֭ﭨฌ
⇡่֭֭7кਙ㌱Ŵ֭ש₡7ਙ—ש7ਙ⑾7ﭨħ֭ʉ7⇡֭γħ่₡7שγ֭7⇡—ħк₡ħ่ف7Ŵ่₡7Ŵผ֭7⎯㌱ผ่֭֭֭₡7⑾ผਙこ7ऑ—⇡кħ㌱7ﭨħ֭ʉ㈠ฌ
A7 ںx7⑾ש㈠7֭Ŵ⎯֭こ่֭ש7γŴ⎯7⇡่֭֭7ऑผਙﭨħ₡֭₡7Ŵש7שγ֭7⑾ผਙ่ש7ऑผਙऑ֭ผੂש7кħ่֭7⑾ਙผ7⎯שผ֭֭⎯ש㌱Ŵऑ֭7ħこऑผਙ֭ﭨこ่֭⎯שฌ
Ŵкਙ่ف7ՁŴ⎯7Ћ֭فŴ⎯7Աкﭨ₡7ऑ֭ผ7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7О—⇡кħ㌱7ÛਙผC⎯㈠ฌ
●ש7ʉŴ⎯7שγ֭7Ḷʉ่֭ผɸ⎯7ਙผħفħ่Ŵк7ħ่ש่֭ש7שਙ7ผֱ֭⑾Ŵ㌱֭7שγ֭7֭ゥħ⎯שħ่ف7⎯ħ่ف7ʉħשγ7●ĠḶО7⇡ผŴ่₡ħ่ف㈠7Ġਙʉ֭֭ﭨผⓒฌ
₡—֭7שਙ7ħ่֭שผ֭⎯ש7ħ่7שγ֭7֭ゥħ⎯שħ่ف7⎯ħ่ف7⑾ผਙこ7שγ֭7ՁŴ⎯7Ћ֭فŴ⎯7Ќ֭ਙ่7Ҝ—⎯֭—こ7Ŵ่₡7₡ħ⎯㌱—⎯⎯ħਙ่⎯7ʉħשγฌ
₡ ₡ħ⎯㌱—⎯⎯ħਙ่⎯ ʉħשγ
ОкŴ่่ħ่فⓒ7שγ֭7Ḷʉ่֭ผ7่ਙʉ7ħ่่֭ש₡⎯7שਙ7₡ਙ่Ŵ֭ש7שγ֭7֭ゥħ⎯שħ่ف7⎯ħ่ف7Ŵ่₡7ผ֭ऑкŴ㌱֭7ħש7ʉħשγ7Ŵ7่֭ʉ7⎯ħ่ف7ħ่ฌ
֭ ħ שʉħשγ Ŵ ่֭ʉ ⎯ħ่ف
שγ֭7⎯Ŵこ֭7кਙ㌱Ŵשħਙ่㈠7╗γ֭7่֭ʉ7⎯ħ่ف7ʉħкк7⇡֭7кਙ㌱Ŵ֭ש₡7ħ่7שγ֭7֭ゥŴ㌱ש7⎯Ŵこ֭7⎯ऑਙש7Ŵ⎯7שγ֭7֭ゥħ⎯שħ่ف7⎯ħ่ف7Ŵ่₡ฌ
⎯ שγ֭ ֭ゥħ⎯שħ่⎯ فħ ่فŴ
ОŐİֱՙ̶ՙㄦㄦ
x″゜ธฎ゜ںฎ
7 7 ОŴ֭ف7ں
ОŴ ں ֭ ف7ਙ⑾7ธฌ
SDR-73846
ʉħкк7γŴ֭ﭨ7שγ֭7⎯Ŵこ֭7₡ħこ่֭⎯ħਙ่⎯7Ŵ่₡7ऑผਙऑਙผשħਙ่⎯㈠7╗γħ⎯7⎯ħ่فŴ֭فⓒ7Ŵ่₡7Ŵкк7ਙשγ֭ผ7⎯ħ่فŴ֭فⓒ7ʉħкк7⇡֭ฌ
⎯—⇡こħ֭שש₡7⑾ਙผ7ผ֭ﭨħ֭ʉ7—่₡֭ผ7Ŵ7⎯֭ऑŴผŴ֭ש7ऑŴ㌱CŴ֭ف㈠ฌ
╗γ֭7ऑผਙऑਙ⎯֭₡7₡֭⎯ħ่ف7Ŵ֭ששこऑ⎯ש7שਙ7⑾—ккੂ7—שħкħ▷֭7֭֭ﭨผੂ7ऑਙผשħਙ่7ਙ⑾7שγ֭7⎯ħ֭ש7שਙ7こŴゥħこħ▷֭7שγ֭7Ŵこਙ—่שฌ
ਙ⑾7ਙֱ่⎯ħ֭ש7ऑŴผCħ่ف㈠7╗γਙ—فγⓒ7ऑ֭ผ7Aऑऑ่֭₡ħゥ7Fⓒ7שγ֭7╗ħשк֭7 ںɱ㈠xฎ7ऑŴผCħ่ف7⎯שŴ่₡Ŵผ₡⎯7₡ਙ7่ਙשฌ
Ŵ—שਙこŴשħ㌱Ŵккੂ7Ŵऑऑкੂ7שਙ7שγħ⎯7₡ħ⎯שผħ㌱שⓒ7ħש7ħ⎯7ħこऑਙผשŴ่ש7שਙ7שγ֭7Ḷʉ่֭ผ7שγŴש7ਙֱ่⎯ħ֭ש7ऑŴผCħ่ف7ħ⎯7ऑผਙﭨħ₡֭₡ฌ
⑾ਙผ7㌱—⎯שਙこ֭ผ7֭Ŵ⎯֭㈠7Ġਙʉ֭֭ﭨผⓒ7ħש7ħ⎯7Ŵ่שħ㌱ħऑŴ֭ש₡7שγŴש7שγ֭7ผ֭⎯שŴ—ผŴ่ש7ʉħкк7ผ֭㌱֭ħ֭ﭨ7Ŵ7кŴผ֭ف7⎯γŴผ֭7ਙ⑾ฌ
ऑ֭₡֭⎯שผħŴ่7שผŴ⑾⑾ħ㌱7فħ่֭ﭨ7ħ⎯ש7₡ਙʉ่שਙʉ่7кਙ㌱Ŵשħਙ่7Ŵкਙ่ف7ʉħשγ7שγ֭7ħ่ש่֭ש7ਙ⑾7שγħ⎯7Ŵผ֭Ŵ7ӧשγ֭7ḚŴ֭שʉŴੂฌ
Cħ⎯שผħ㌱שỏ7שਙ7⇡֭㌱ਙこ֭7ħ่㌱ผ֭Ŵ⎯ħ่فкੂ7こਙผ֭7ʉŴкCŴ⇡к֭7Ŵ่₡7⇡֭㌱ਙこ֭7Ŵ7γħفγֱŴ㌱שħﭨħੂש7㌱ਙผผħ₡ਙผ㈠ฌ
F—ผשγ֭ผこਙผ֭ⓒ7שγ֭ผ֭7Ŵผ֭7Ŵ7ﭨŴผħ֭ੂש7ਙ⑾7₡ħ⑾⑾֭ผ่֭ש7ਙ⑾⑾ֱ⎯ħ֭ש7ऑŴผCħ่ف7ਙऑשħਙ่⎯7ħ่7שγ֭7Ŵผ֭Ŵ7שγŴש7㌱—⎯שਙこ֭ผ⎯ฌ
㌱ਙ—к₡7—שħкħ▷֭7ਙผ7こŴੂ7Ŵкผ֭Ŵ₡ੂ7⇡֭7—⎯ħ่ف㈠7╗γ֭7ऑผਙ㈾֭㌱ש7Ŵ่שħ㌱ħऑŴ⎯֭ש7Ŵ7γħفγ7Ŵこਙ—่ש7ਙ⑾7ऑ֭₡֭⎯שผħŴ่ฌ
שผŴ⑾⑾ħ㌱7⑾ผਙこ7שγ֭7่֭Ŵผ⇡ੂ7ƆשผŴשਙ⎯ऑγ֭ผ֭7Ġਙ֭שк7Ŵ⎯7ʉ֭кк7Ŵ⎯7שਙ—ผħ⎯ש7שผŴ⑾⑾ħ㌱7⑾ผਙこ7שŴゥħ7㌱Ŵ⇡7Ŵ่₡7ਙשγ֭ผ7ผħ₡֭ฌ
⎯γŴผ֭7₡ผਙऑֱਙ⑾⑾⎯㈠ฌ
╗γ֭7ऑŴผCħ่ف7кŴੂਙ—ש7Ŵ่₡7γŴ่₡ħ㌱Ŵऑऑ֭₡7ऑŴผCħ่ف7γŴ⎯7⇡่֭֭7₡֭֭ﭨкਙऑ֭₡7ħ่7Ŵ㌱㌱ਙผ₡Ŵ่㌱֭7ʉħשγ7╗ħשк֭7 ںɱฌ
ผ֭—׀ħผ֭こ่֭⎯ש㈠7ОŴผCħ่ف7кਙש7кŴ่₡⎯㌱Ŵऑħ่ف7ӧ֭㈠ف㈠7⎯γŴ₡֭7שผ֭֭⎯ⓒ7⎯γผ—⇡⎯ⓒ7ħ⎯кŴ่₡⎯ⓒ7֭ש㌱㈠ỏ7γŴ֭ﭨ7Ŵк⎯ਙ7⇡่֭֭ฌ
ऑผਙﭨħ₡֭₡7ħ่7Ŵ㌱㌱ਙผ₡Ŵ่㌱֭7ʉħשγ7╗ħשк֭7 ںɱ㈠ฌ
Û֭7γਙऑ֭7שγŴש7שγħ⎯7к֭֭ששผ7⎯֭ผ⎯֭ﭨ7Ŵ⎯7Ŵ7⇡ผħ֭⑾7ħ่שผਙ₡—㌱שħਙ่7שਙ7שγ֭7ऑผਙ㈾֭㌱ש7ħкк—⎯שผŴשħ่ف7ħ⎯ש7㌱ਙこऑкħŴ่㌱֭ฌ
ʉħשγ7▷ਙ่ħ่ف7ผ֭—׀ħผ֭こ่֭⎯ש7Ŵ่₡7₡֭こਙ่⎯שผŴ⎯֭ש7ʉγੂ7שγ֭7ऑผਙ㈾֭㌱ש7ʉਙ—к₡7⇡֭7⇡่֭֭⑾ħ㌱ħŴк7⑾ਙผ7שγħ⎯ฌ
ऑผਙऑ֭ผੂש7Ŵ่₡7₡ਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒฌ
Ҝħ㌱γŴ֭к7ОŴ่㌱ħผਙﭨⓒ7Оผħ่㌱ħऑŴкฌ
ƆОAŐb7C֭⎯ħ่ف7Ḛผਙ—ऑฌ
⇡Ŵ่₡֭ผ⎯ਙ่㌀⎯ऑŴผ㌱₡֭⎯ħف่فผਙ—ऑ㈠㌱ਙこ
ՙxธֱՙฎฎֱՙ̶ɱธฌ
ОŐİֱՙ̶ՙㄦㄦ
x″゜ธฎ゜ںฎ
7 7 ОŴ֭ف7ธ7ਙ⑾7ธฌ
ОŴ ֭ فธ
SDR-73846
SDR-73846 ОŐİֱՙ̶ՙㄦㄦ
x″゜ธฎ゜ںฎ
Agenda Item No.: 19.
SUBJECT:
ROC-73922 - REVIEW OF CONDITION - PUBLIC HEARING - APPLICANT/OWNER:
CRAIG AND RANCHO LAND HOLDINGS, LLC - For possible action on a request for a
Review of Condition of an approved Site Development Plan Review (SDR-66476) TO
REMOVE CONDITION #7 WHICH STATES, "A MASTER SIGN PLAN SHALL BE
SUBMITTED FOR APPROVAL BY THE CITY OF LAS VEGAS PRIOR TO THE
ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING ON THE SITE
AND PRIOR TO THE ISSUANCE OF ANY SIGN PERMITS." on 1.53 acres at 4330 North
Rancho Drive (APN 138-02-713-005), C-2 (General Commercial) Zone, Ward 4 (Anthony)
[PRJ-73862]. 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
ROC-73922 [PRJ-73862]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
APPROVALS 0
PROTESTS 0
CS
ROC-73922 [PRJ-73862]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
ROC-73922 CONDITIONS
Planning
1. Conformance to the approved conditions for Site Development Plan Review (SDR-
66476), except as amended by conditions herein.
2. Condition Number Seven (7) of the approved Site Development Plan Review (SDR-
66476), is hereby deleted.
3. This business shall operate in conformance to Chapter 6.50 of the City of Las Vegas
Municipal Code.
4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
CS
ROC-73922 [PRJ-73862]
Staff Report Page One
August 14, 2018 – City Council Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This request is for a Review of Condition of an approved Site Development Plan Review
(SDR-66476) on property located at 4330 North Rancho Drive.
ISSUES
ANALYSIS
On 10/11/16, the Planning Commission approved Site Development Plan Review (SDR-
66476) for a proposed 4,684 square-foot car wash, full service or auto detailing use,
with a waiver to allow wash bays to face the public right-of-way. Initially, the car wash
use was approved on a portion of a 49-acre parcel. The subject parcel has since been
divided. The proposed car wash now sits on an approximately one and a half acre
parcel within a 3.95 acre commercial subdivision.
When the car wash use was originally approved on a portion of a 49-acre parcel, it was
subject to the Title 19 requirement that a Master Sign Plan shall be submitted for any
nonresidential project with a site larger than 15 net acres. As the proposed car wash
will now occupy a parcel smaller than 15 net acres, the Master Sign Plan requirement
would no longer apply if Condition of Approval Number Seven was removed.
FINDINGS (ROC-73922)
CS
ROC-73922 [PRJ-73862]
Staff Report Page Two
August 14, 2018 – City Council Meeting
BACKGROUND INFORMATION
CS
ROC-73922 [PRJ-73862]
Staff Report Page Three
August 14, 2018 – City Council Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
06/28/18
submittal requirements and deadlines were discussed.
Neighborhood Meeting
A neighborhood meeting was not held, nor was one held.
Field Check
A field check was conducted by staff and found a building currently
07/03/18
under construction.
CS
ROC-73922 [PRJ-73862]
Staff Report Page Four
August 14, 2018 – City Council Meeting
CS
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922 [PRJ-73862] - REVIEW OF CONDITION - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER:
CRAIG AND RANCHO LAND HOLDINGS, LLC
4330 NORTH RANCHO DRIVE
07/03/18
ROC-73922 [PRJ-73862] - REVIEW OF CONDITION - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER:
CRAIG AND RANCHO LAND HOLDINGS, LLC
4330 NORTH RANCHO DRIVE
07/03/18
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
ОŐİֱՙ̶ฎ″ธ
xՙ゜xธ゜ںฎ
ROC-73922
Agenda Item No.: 20.
SUBJECT:
VAC-73806 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: FALCON
LANDING APARTMENTS, LLC - For possible action on a request for a Petition to Vacate a
Public Drainage Easement generally located north of Roberta Lane, west of Decatur Boulevard,
Ward 5 (Crear) [PRJ-73746]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAC-73806 [PRJ-73746]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NOTICES MAILED 3
PROTESTS 0
APPROVALS 0
JAB
VAC-73806 [PRJ-73746]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
VAC-73806 CONDITIONS
1. The limits of this Petition of Vacation shall be that portion of the Public Drainage
Easement #20010517:01312 not previously vacated by #20061127:0030.
2. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
4. The 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.
5. 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.
JAB
VAC-73806 [PRJ-73746]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
BACKGROUND INFORMATION
JAB
VAC-73806 [PRJ-73746]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
06/21/18 submittal requirements and deadlines were reviewed for a proposed
Petition to Vacate.
JAB
VAC-73806 [PRJ-73746]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
During a routine field check, staff observed the undeveloped site and
07/05/18
noted nothing of concern.
JAB
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
xՙ゜xɱ゜ںฎ
VAC-73806
ОŐİֱՙ̶ՙㅡ″
xՙ゜xɱ゜ںฎ
VAC-73806
VAC-73806 [PRJ-73746] - VACATION - APPLICANT/OWNER: FALCON LANDING APARTMENTS, LLC
NORTH OF ROBERTA LANE, WEST OF DECATUR BOULEVARD
07/18/18
VAC-73806 [PRJ-73746] - VACATION - APPLICANT/OWNER: FALCON LANDING APARTMENTS, LLC
NORTH OF ROBERTA LANE, WEST OF DECATUR BOULEVARD
07/18/18
ОŐİֱՙ̶ՙㅡ″
x″゜ธՙ゜ںฎ
VAC-73806
Agenda Item No.: 21.
SUBJECT:
VAC-73864 - VACATION - PUBLIC HEARING - APPLICANT/OWNER: TOUCHSTONE
PEACEFUL RIDGE, LLC - For possible action on a request for a Petition to Vacate a Public
Sewer Easement generally located south of Peaceful Dawn Avenue, west of Cliff Shadows
Parkway, Ward 4 (Anthony) [PRJ-73738]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAC-73864 [PRJ-73738]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NOTICES MAILED 5
PROTESTS 0
APPROVALS 0
JAB
VAC-73864 [PRJ-73738]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
VAC-73864 CONDITIONS
1. The limits of this Petition of Vacation shall be the existing public sewer easement
granted per Document #20160615:01113, lying within Lot 1G of the Final Map of
Peaceful Ridge at Lone Mountain and Puli Phase 4, recorded in Book 156 Page 59
of Plats. No portion of the adjacent public drainage easement shall be vacated
with this action.
2. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
4. The 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.
5. 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.
JAB
VAC-73864 [PRJ-73738]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Petition to Vacate an existing public sewer easement near
Peaceful Dawn Avenue and Cliff Shadows Parkway. The vacation would eliminate the
need to create a common lot on a new Final Map.
ISSUES
ANALYSIS
This Vacation Application proposes to vacate a public sewer easement lying within Lot
1G of the Final Map of Peaceful Ridge at Lone Mountain and Puli Phase 4, recorded in
Book 156 Page 59 of Plats. The reason for the vacation is that the sewer line has been
relocated to a different alignment, and thus this easement is no longer needed. As no
right-of-way is proposed to be vacated, and thus no franchise rights are involved, it is
not necessary to send this VAC request to the utility companies and franchise holders,
nor wait for their responses. Per Title 19.16.080.F, this item is eligible to be made Final
Action at the Planning Commission. Staff therefore recommends approval, subject to
conditions.
BACKGROUND INFORMATION
JAB
VAC-73864 [PRJ-73738]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
JAB
VAC-73864 [PRJ-73738]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
06/21/18 submittal requirements and deadlines were reviewed for a proposed
Petition to Vacate.
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
During a routine field check, staff observed the undeveloped site and
07/05/18
noted nothing of concern.
JAB
VAC-73864 [PRJ-73738]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
JAB
VAC-73864
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VAC-73864
VAC-73864 [PRJ-73738] - VACATION - APPLICANT/OWNER: TOUCHSTONE PEACEFUL RIDGE, LLC
SOUTH OF PEACEFUL DAWN AVENUE, WEST OF CLIFF SHADOWS PARKWAY
07/03/18
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Agenda Item No.: 22.
SUBJECT:
ABEYANCE - RENOTIFICATION - VAR-72894 - VARIANCE - PUBLIC HEARING -
APPLICANT: MY DEVELOPMENT CORPORATION - OWNER: SKY POINTE NINETY-
FIVE, LLC - For possible action on a request for a Variance TO ALLOW 117 PARKING
SPACES WHERE 136 ARE REQUIRED on 3.78 acres on the east side of Sky Pointe Drive,
approximately 1,350 feet south of Elkhorn Road (APN 125-21-202-001), T-C (Town Center)
Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use Designation], Ward 6
(Fiore) [PRJ-72672]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-72894 and SDR-72896 [PRJ-72672]
2. Conditions and Staff Report - VAR-72894 and SDR-72896 [PRJ-72672]
3. Supporting Documentation - VAR-72894 and SDR-72896 [PRJ-72672]
4. Photo(s) - VAR-72894 and SDR-72896 [PRJ-72672]
5. Justification Letter - VAR-72894 and SDR-72896 [PRJ-72672]
6. Protest (12)/Support (1) Postcards and Documentation Not Vetted - Protest Comment Forms
(9) for VAR-72894 and SDR-73896 [PRJ-73672] and Protest Comment Forms (3) for VAR-
73894 [PRJ-73672]
VAR-72894 AND SDR-72896 [PRJ-72672]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-72894 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-72896 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, landscape plan, and
building elevations date stamped 08/01/18, except as amended by conditions
herein.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
4. All roof mounted equipment or other obtrusive features shall be screened from
view on all sides by a parapet wall or architectural feature that goes around all
sides of the building and from the top, painted to match the roof or parapet.
5. The following exterior materials are prohibited: mirrored glass; wood and asphalt
shingles; corrugated fiberglass; exposed, unfinished tilt-up concrete; plastic
laminate; and neon.
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.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page Three
August 14, 2018 - Planning Commission Meeting
b. Shade Tree: Fraxinus Velutina Rio Grande (Rio Grande Ash), at least
36 inch box or greater in size, with a minimum three inch caliper
diameter at six inches above grade at time of installation.
c. Accent Tree:Chitalpa Tashkentensis (Chitalpa), at least 36 inch box or
greater in size, with a minimum three inch caliper diameter at six
inches above grade at time of installation.
d. Flowering Tree: Robinia Ambigua “Purple Robe” (Purple Robe Locust),
at least 36 inch box or greater in size, with a minimum three inch
caliper diameter at six inches above grade at time of installation.
11. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
12. A revised site plan shall be submitted for approval by the City of Las Vegas prior to
the issuance of a Certificate of Occupancy for any building on the site and prior to
the issuance of any sign permits, which meets the requirements of IFC 503
regarding the proposed entry access gates.
13. 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.
14. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
15. Dedicate 80-feet of right-of-way adjacent to this site for Sky Pointe Drive and any
additional right-of-way required to transition from the Town Center Frontage Road
to the south and the Town Center Arterial to the north prior to the issuance of any
permits. Additionally, grant a 20-foot Multi-Use Non-Equestrian Trail Easement
along the north side of this site, prior to issuance of any permits.
16. Construct full street improvements per Title 19.04.120.B (streetlights without
sidewalk on the west side) on Sky Pointe Drive as a transition from the Town
Center Frontage Road to the south to the Town Center Arterial to the north
concurrent with on-site development activities. Prior to the issuance of any permits,
meet with Nevada Department of Transportation (NDOT) to coordinate the
construction of Sky Point Drive. Unless otherwise directed by NDOT, construct full
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page Four
August 14, 2018 - Planning Commission Meeting
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. The gating shown on the site plan date stamped 08/01/2018 must conform to
Standard Drawing 222.1 and be approved by Nevada Department of
Transportation (NDOT) . An alternative gating design may be allowed only if
approved by both the City Traffic Engineer and NDOT. If a Traffic Impact Analysis
(TIA) is required by NDOT, the applicant shall also submit a copy of the TIA to the
Department to the Department of Public Works.
19. All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.
21. Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this facility. The
design and layout of all onsite private circulation and access drives shall meet the
approval of the Department of Fire Services. Appropriate fire lanes and turning
radii shall be provided at the rear of the structure.
22. Submit a License Agreement for landscaping and private improvements in the Sky
Pointe Drive public right-of-way prior to this issuance of permits for these
improvements. The applicant must carry an insurance policy for the term of the
License Agreement and add the City of Las Vegas as an additionally insured entity
on this insurance policy. If requested by the City, the applicant shall remove
property encroaching in the public right-of-way at the applicant's expense pursuant
to the terms of the City's License Agreement. The installation and maintenance of
all private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page Five
August 14, 2018 - Planning Commission Meeting
the terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (702-229-4836).
23. 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
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The subject site currently has an SX-TC (Suburban Mixed Use – Town Center)
special land use designation within the Centennial Hills Town Center land use plan.
The Medium Residential (12.1–25 du/ac) use is permitted in the SX-TC (Suburban
Mixed Use – Town Center) special land use designation.
A Variance has been requested to allow 117 parking spaces where 136 spaces are
required. Staff does not support this request.
A Waiver from the Town Center Development Standards Manual has been
requested to allow three and four story buildings where two stories are the maximum
allowed. Staff does not support this request.
ANALYSIS
The subject site is located in Town Center, within the SX-TC (Suburban Mixed Use).
The Suburban Mixed Use District can be characterized as being similar to the Service
Commercial District with the addition of Medium Density Residential being a permitted
use and is intended to enable development with imaginative adjacency standards.
Building and site designs which reflect a mixture of compatible land uses having either a
vertical or horizontal character will maximize employment and housing opportunities.
This district also is more reflective of suburban development than the Urban Center
Mixed Use category. Local supporting land uses such as parks, other public
recreational facilities, some schools and churches are also allowed in this district.
The applicant has proposed to develop the subject site with an apartment complex
containing 44 one-bedroom units and 38 two-bedroom units within three and four-story
buildings. As proposed, the 82-unit development will have a density of 21.69 units per
acre, which complies with Town Center Development Standards for Medium Residential
(12.1 – 25 du/ac) development, a permitted use within the SX-TC district.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
Within the Suburban Mixed-Use (SX-TC) district, developments shall be no more than
two stories in height, except on parcels with an aggregate acreage of 25 acres or more.
The applicant has proposed to construct three and four-story apartment buildings
adjacent to the western and northeastern property lines. While the western property line
fronts Sky Pointe Drive and height would not negatively affect private property, the
northeastern corner of the subject site is catty-corner to a detached, single-family
residential subdivision that is northeast of the subject site. While the Town Center
Development Standards Manual does not address residential adjacency directly, the
issue is still considered when evaluating a proposed development. In this instance, a
46-foot tall four-story building would be required to provide a three-to-one (3:1) proximity
slope from the top of the four-story to the property line of the single family residence, or
a 138-foot setback from the northeastern corner of the property to provide an adequate
setback between a single-family residence and a four-story building. Due to the
proposed project’s three and four-story buildings exceeding that height limitation set
forth for the Suburban Mixed-Use (SX-TC) district and the conflict the proposed height
will cause with single-family residences in the immediate area, staff is recommending
denial of the height Waiver request and Site Development Plan Review.
The subject site is triangular in shape with access to Sky Pointe Drive only. The
buildings are proposed in two sections, one parallel to the Sky Pointe Drive frontage
and the other grouping (including a single level parking garage and leasing office) is
adjacent to the northern property line. The center portion of the site continuing to the
eastern property line consists of covered parking spaces and a pool area for residents.
The submitted landscape plan depicts perimeter landscaping on all three sides of the
triangular site within minimal internal landscaping as a result of the parking provided
being either covered parking or located within garages. The width of the landscape
buffer provided along the Sky Pointe Drive frontage is 15 feet as required for right-of-
way adjacency. The landscape plan does not indicate the linear spacing between trees,
and a condition of approval has been added requiring a revised landscape plan
depicting conformance to both the Town Center Development Standards and Title 19.
The building materials proposed for the site are proposed to include stucco with wrought
iron railing details. The materials and design are in conformance with the requirements
of Town Center and are compatible with development in the area.
This project will add approximately 476 trips per day on Sky Pointe Drive and Cimarron
Road. Currently, Sky Pointe Drive is at about 36 percent of capacity and Cimarron
Road is at about eight percent of capacity. With this project, Sky Pointe Drive is
expected to be at about 38 percent of capacity and Cimarron Road is expected to be at
about nine percent of capacity. Based on Peak Hour use, this development will add into
the area roughly 43 additional cars, or about three every four minutes.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
The proposed development would add approximately 11 elementary, five middle school,
and five high school students to the education system in the area. Rhodes Elementary,
Ralph Cadwallader Middle School, and Arbor View High School are operating at 122,
100 and 120 percent capacity respectively at this time.
FINDINGS (VAR-72894)
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:
FINDINGS (SDR-72896)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
The SX-TC District limits heights to two stories due to proximity to lower intensity
uses. The subject site is surrounded by sites developed with two story
condominiums, single story dwellings, and a commercial shopping center. The
proposed three and four story buildings are not compatible with the Town Center
Development Standards or development in the area.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The SX-TC District limits heights to two stories due to proximity to lower intensity
uses. The subject site is surrounded by sites developed with two story
condominiums, single story dwellings, and a commercial shopping center. The
proposed three and four-story buildings are not compatible with the Town Center
Development Standards or development in the area.
The applicant has proposed a second driveway for the proposed development
and appropriate vehicle stacking lanes in conjunction with the proposed gated
entry in order to provide sufficient site access and prevent vehicular traffic from
stacking within the public right-of-way.
4. Building and landscape materials are appropriate for the area and for the
City;
The building materials proposed for the site are proposed to include stucco with
wrought iron railing details. The materials and design are in conformance with
the requirements of Town Center and are compatible with development in the
area.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a routine pre-application meeting where the submittal
02/06/18 requirements for a multi-family development within Town Center were
discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
Staff performed a routine field check where the subject undeveloped
05/03/18
lot was observed. Nothing of concern was noted by staff.
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Conditions Page Eight
August 14, 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
38 Units 1.75
(Two spaces/ 67
Medium bedroom) unit
Residential 44 Units 1.25
(One spaces/ 55
Bedroom) unit
NE
VAR-72894 AND SDR-72896 [PRJ-72672]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Guest 1 space/
82 Units 14
Spaces 6 units
TOTAL SPACES REQUIRED 136 117 *N
Regular and Handicap Spaces Required 131 5 112 5 *N
*The applicant has requested a Variance (VAR-72894) to allow 117 parking spaces where 136
are required.
Waivers
Requirement Request Staff Recommendation
Maximum height in the SX- To allow three and
Denial
TC district is two stories four story buildings
NE
VAR-72894
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VAR-72894
VAR-72894
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SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-72896 - SITE DEVELOPMENT PLAN REVIEW
RELATED TO VAR-72894 - PUBLIC HEARING - APPLICANT: MY DEVELOPMENT
CORPORATION - OWNER: SKY POINTE NINETY-FIVE, LLC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED 82-UNIT MULTI-FAMILY
APARTMENT DEVELOPMENT WITH WAIVERS TO ALLOW THREE AND FOUR
STORY BUILDINGS WHERE TWO STORIES ARE ALLOWED AND 14 PARKING LOT
TREES WHERE 19 ARE REQUIRED on 3.78 acres on the east side of Sky Pointe Drive,
approximately 1,350 feet south of Elkhorn Road (APN 125-21-202-001), T-C (Town Center)
Zone [SX-TC (Suburban Mixed Use - Town Center) Special Land Use Designation], Ward 6
(Fiore) [PRJ-72672]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest Comment Forms
4. Documentation Not Vetted - Protest Comment Forms (4)
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-72672
03/13/18
PRJ-72672
03/13/18
PRJ-72672
03/13/18
PRJ-72672
03/13/18
Agenda Item No.: 24.
SUBJECT:
ABEYANCE - SUP-73296 - SPECIAL USE PERMIT - PUBLIC HEARING -
APPLICANT/OWNER: WMC PAVILIONS SPE, LLC, ET AL - For possible action on a
request for a Special Use Permit TO ALLOW A 271-FOOT TALL BUILDING WITHIN THE
175-FOOT AIRPORT OVERLAY ZONE at 445 South Grand Central Parkway (APN 139-33-
511-012), PD (Planned Development) Zone, Ward 5 (Crear) [PRJ-73279]. Staff recommends
APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Abeyance Request Letter for SUP-73296 and SDR-73297 [PRJ-73279]
2. Location and Aerial Maps - SUP-73296 and SDR-73297 [PRJ-73279]
3. Conditions and Staff Report - SUP-73296 and SDR-73297 [PRJ-73279]
4. Supporting Documentation - SUP-73296 and SDR-73297 [PRJ-73279]
5. Photo(s) - SUP-73296 and SDR-73297 [PRJ-73279]
6. Justification Letter - SUP-73296 and SDR-73297 [PRJ-73279]
7. Comments from Clark County Department of Aviation - SUP-73296 and SDR-73297 [PRJ-
73279]
SUP-73296 and SDR-73297 [PRJ-73279]
** STAFF RECOMMENDATION(S) **
.
SDR-73297 Staff recommends APPROVAL, subject to conditions: SUP-73296
** NOTIFICATION **
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** CONDITIONS **
SUP-73296 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5. 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 include expiration dates and that
the separate airspace determinations will be needed for construction cranes or
other temporary equipment.
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6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-73297 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-73297) 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 and building elevations,
date stamped 05/10/18 and landscape plan date stamped 05/22/18, except as
amended by conditions herein.
7. The approval of the temporary parking lot located at the northwest corner of
Symphony Park Avenue and Grand Central Parkway shall be limited to 36-months
from the completion of said facility unless an Extension of Time is approved by the
City Council.
8. The temporary parking lot located at the northwest corner of Symphony Park
Avenue and Grand Central Parkway is being developed in accordance with the
provisions of Title 19 Appendix F. When the temporary parking lot parcels (APNs
139-27-410-005 and 139-33-511-004) are developed in a permanent manner, the
landscape and trail provisions of Review of Condition (ROC-6467) shall apply.
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9. The temporary parking lot shall have a paved surface and be striped. Bumpers or
tire stops shall be provided for all parking spaces directly abutting a sidewalk,
landscape area, street, or alley.
10. All permanent site landscaping shall be installed with the first development phase,
identified on the approved plans as Phase IV. All temporary parking lot
landscaping shall be installed at the time the parking lot is constructed and in
accordance with the approved landscape plan date stamped 05/22/18.
11. The streetscape on the west side of Grand Central Parkway south of Symphony
Park Avenue shall consist of a 10-foot sidewalk back of curb and a minimum 20-
foot landscape buffer back of sidewalk. All street trees shall be minimum 36-inch
box and spaced 20 feet on-center.
12. The streetscape on the south side of Symphony Park Avenue shall consist of a 10-
foot sidewalk back of curb and a minimum 20-foot landscape buffer back of
sidewalk. In the areas adjacent to the passenger pick up area, the streetscape
may consist of a 5-foot landscape buffer back of curb, and a ten-foot detached
sidewalk. All street trees shall be minimum 36-inch box and spaced 20 feet on-
center.
13. 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.
14. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
15. All utility or mechanical equipment shall be screened from public view with
materials architecturally compatible with the finishes and character of the principal
structures within the development, or through the use of shrubs and landscaping.
17. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
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18. 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.
19. Master Sign Plan (MSP-6344) shall be amended to include all signage proposed
for Phase IV, V and VI components, the parking structure, and temporary parking
lot, if applicable. Master Sign Plan approval by the City of Las Vegas is required
prior to the issuance of any sign permits.
20. 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.
22. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
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Public Works
23. Dedicate additional right of-way for a right turn lane on southbound City Parkway
Avenue prior to the issuance of permits. Coordinate with the City Traffic Engineer
to determine an acceptable geometric design for the required right turn lane.
Construction of the right turn lane is not required.
24. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along City Parkway, Grand Central Parkway, and Symphony Park
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. A “pan style” driveway may be used as long as the
sidewalk path along the public streets comply with Americans with Disabilities Act
(ADA) guidelines.
25. The emergency access drive on City Parkway may be used during peaking events
with appropriate traffic control. In the future, this driveway will be restricted to right-
in/right-out access.
26. Any new sewer connections must be connected to the existing 21-inch sewer line
in Grand Central Parkway.
27. 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.
28. Submit a License Agreement for landscaping and private improvements, if any, in
the Grand Central Parkway and Symphony Park Avenue 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).
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29. 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.
30. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
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** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a phased expansion to the existing World Market Center campus
located at the northwest and southwest corners of Symphony Park Avenue and Grand
Central Parkway. The proposed expansion includes a 16-story, 1,669,743 square-foot
commercial building (exposition center and furniture showroom), a two level vertical
expansion to the existing parking garage, and a 1,640 space temporary parking lot.
ISSUES
The proposed phased expansion to the World Market Center campus includes a 16-
story, 1,669,743 square-foot exposition center and furniture showroom, a two-level
expansion to the existing parking garage, and a temporary 1,640 space surface
parking lot.
The proposed building and parking garage expansion will be located at the
southwest corner of Symphony Park Avenue and Grand Central Parkway, and the
temporary parking lot will be located at the northwest corner of Symphony Park
Avenue and Grand Central Parkway.
The proposed phases for the subject site are identified as Phases IV, V and VI on
the plan set. Phase IV consists of a 387,865 square-foot exposition center on
building floors one through three, and a 1,640 space temporary surface parking lot;
Phase V consists of furniture showrooms on floors four through seven; Phase VI
consists of furniture showrooms on floors 8 thorough 16, and the addition of levels
nine and ten to the existing parking garage.
The temporary structures located on the parcels north of Symphony Park Avenue
will be removed to accommodate the proposed temporary parking lot.
The existing surface parking lot south of Symphony Park Avenue will be removed to
accommodate the new building.
A waiver to allow zero percent of the building façade to be located at the front and
corner side property lines where 70 percent is required has been requested. Staff
recommends approval of the request.
A waiver to allow a reduction of temporary parking lot landscaping has been
requested. Staff recommends approval of the request.
A Special Use Permit is being requested to allow a 271-foot tall building within the
175-foot Airport Overlay District. Staff recommends approval of the request.
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ANALYSIS
The request is for a proposed phased expansion to the existing World Market Center
campus located at the northwest and southwest corners of Grand Central Parkway and
Symphony Park Avenue. The expansion includes a 1,669,743 square-foot commercial
building (exposition center and showroom), a two level vertical expansion to the existing
parking garage, and a 1,640 space temporary parking lot.
The subject site is located within the Market District of the Downtown Las Vegas
Overlay (DTLV-O) and is subject to Title 19 Appendix F Area 1 development standards.
The Market District is also located within the Las Vegas Redevelopment Plan Area and
the site is designated MXU (Mixed Use), which is intended for a variety of commercial
and mixed-use development. The proposed development will expand on the existing
World Market Center campus, which is currently comprised of three furniture showroom
buildings and a parking garage. It is anticipated that the proposed exposition center will
be utilized as a convention hall that will be available to host events year-round, while the
upper floors of the building will be utilized as furniture showrooms, which will only be
accessible to the public during furniture market events.
The first development phase is identified as Phase IV on the submitted plan set. Phase
IV will consist of a 387,865 square-foot exposition center at the southwest corner of
Symphony Park Avenue and Grand Central Parkway. The exposition center will
comprise the first three floors of the proposed 16-story building. Interior to the site, a
new pedestrian walkway will connect the expo center with the existing World Market
Center buildings and the Symphony Park Avenue/Grand Central Parkway intersection.
A new staging lot is proposed to accommodate taxies, rideshare, and passenger drop-
off, with existing parking serving as a valet area. New truck loading docks will be
installed on the west side of the existing parking garage, and the first floor of the garage
will be renovated and repurposed for exposition center use. The new building will be
attached to both the existing World Market Center Building C and the existing parking
garage, and interior access will be provided between the buildings. Vehicular access is
provided via two drives from Grand Central Parkway, and three drives from Symphony
Park Avenue.
Also proposed with Phase IV is a 1,640 space temporary surface parking lot located at
the northwest corner of Symphony Park Avenue and Grand Central Parkway. The lot
will accommodate both bus and automobile parking, and will receive access via two
drives from Grand Central Parkway, and one drive from Symphony Park Avenue. The
proposed temporary parking lot will be paved and striped as required by Title 19
Appendix F standards, and a condition of approval has been included to ensure that
wheel stops are used for all spaces abutting landscaping or sidewalks. The existing
structures that are currently located on site will be removed to accommodate the
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All site landscaping will be installed with Phase IV. For the portion of the subject site
located south of Symphony Park Avenue, the streetscape requirements are dictated by
the provisions of the original site plan review [Z-100-97(3)], and Review of Conditions
(ROC-6466 and 6467), while the portion of the development on the north side of
Symphony Park Avenue is governed by the temporary parking lot standards identified
within Appendix F. Review of Condition (ROC-6467) requires a trail to be installed
along the Grand Central Parkway and Symphony Park Avenue frontages with a cross
section consisting of a 10-foot sidewalk (trail) and five feet of landscaping on either side
of the path. Review of Condition (ROC-6466) allows the landscaping and
trail/streetscape to be completed in phases as new World Market Center buildings are
constructed.
Along Grand Central Parkway between the southern project limits and Symphony Park
Avenue, the landscape plan depicts a 10-foot sidewalk back of curb, and 20 feet of
landscaping behind the sidewalk, which exceeds the width of the trail cross section
required by ROC-6467. The buffer areas are planted with 36-inch box Hybrid
Mesquites, Palo Verdes and Day Laurel’s spaced 20 feet on-center where not
conflicting with existing utility boxes. While it is preferable to have a detached sidewalk
at this location, grade issues and utility conflicts make the installation of a detached
sidewalk unfeasible. The proposed trail will match the constructed portion of the 10-foot
trail that extends south to Bonneville Avenue, and the increased landscape buffer width
will help provide additional screening for the existing utility boxes along the Grand
Central Parkway street frontage. Interior to the site, landscaping includes Date Palms,
24-box inch Shoestring Acacias and numerous five-gallon shrubs. No landscaping is
required or proposed along the I-15 frontage adjacent to the west property line.
Along the western portion of the Symphony Park Avenue southern frontage, the
landscape plan depicts a ten-foot sidewalk with a minimum of 20 feet of landscaping
back of sidewalk. For the portion of the southern Symphony Park Avenue frontage
adjacent to the new passenger pick-up area, the cross section indicates a five-foot
landscaped amenity zone back of curb, and a detached 10-foot sidewalk. The portion
of the southern Symphony Park Avenue frontage near the intersection of Grand Central
Parkway is primarily hardscaped to accommodate pedestrians crossing the intersection
and to accommodate the future installation of a pedestrian bridge. The trail provided
along this frontage is in substantial compliance with the trail provisions of ROC-6467.
All buffer areas are planted with 36-inch box Hybrid Mesquites, Palo Verdes and Day
Laurels spaced 20 feet on-center.
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Due to the temporary nature of the proposed parking lot on the north side of Symphony
Park Drive, the landscaping provisions associated with the original site plan review and
the subsequently approved Review of Conditions (ROC-6466 and ROC-6467) do not
apply to this portion of the site until it is permanently developed. Instead, temporary
parking lot landscaping is governed by Title 19 Appendix F, which specifies that two of
five landscaping provisions must be met in order to satisfy the landscaping and
screening requirements for this use. In this instance, the two options that are
incorporated into the site design are as follows:
1. A five-foot wide perimeter landscape buffer provided along the front and comer
side yard setback lines, planted with a minimum of five-gallon shrubs so as to
form a continuous hedge along the frontage lines of the property, and
2. A minimum of ten square feet of landscape area for each parking space, with a
minimum of one, 15-gallon sized shade tree for every six parking spaces with
four 1-gallon sized shrubs per tree.
Along Grand Central Parkway and the north side of Symphony Park Avenue, the
provided perimeter landscaping significantly exceeds the minimum standards outlined in
Appendix F. While there are no required setback lines for this parcel, the landscape
plan depicts a minimum of 20 feet of landscape buffer area planted with 36-inch box
trees spaced 20 feet on-center. Street trees include Hybrid Mesquites, Palo Verdes and
Day Laurels. Interior to the site, the utilized standard requires a minimum of 16,400
square feet of landscaped area within the temporary parking lot. The estimated amount
of landscape area within the parking lot is in excess of 100,000 square feet, which
greatly exceeds the minimum required. One 15-gallon shade tree is required for every
six parking spaces, and the site is deficient in the total amount of required parking lot
trees. The landscape plan depicts approximately 240 trees where 274 are required,
and a waiver has been requested to provide relief from this requirement. Staff supports
the waiver request as the deficiency will have a minimal effect on the aesthetics of the
site, and all other aspects of the parking lot landscaping substantially exceed the
minimums required by Appendix F standards.
The second phase of development is identified as Phase V on the plan set. Phase V
consists of the addition of levels four through seven above the exposition center. It is
anticipated that these additional floors will be utilized as furniture showrooms and will
not be accessible to the public outside of the twice-annual market events. This
expansion will add 412,447 square feet to the existing building. At the completion of
Phase V, the building’s floor area will be 800,312 square feet.
The final phase of development is identified as Phase VI on the plan set. Phase VI
consists of the addition of levels 8 through 16, and the addition of levels nine and ten to
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the existing parking garage. It is anticipated that these additional floors will be utilized
as furniture showrooms and will not be accessible to the public outside of the twice-
annual market events. This building expansion will add 869,431 square feet to the
existing building, and 842 additional parking spaces to the garage. At the completion of
this final phase, the building’s floor area will be 1,669,743 square feet.
Projects located within the Downtown Las Vegas Overlay - Area 1 are not subject to the
automatic application of parking requirements. The World Market Center holds twice-
annual furniture markets, which results in the greatest parking demand for the campus.
Outside of these market occurrences, events will only be held within the exposition
center, which greatly reduces the site parking demand. Historically, the parking
standards used as a baseline for the project have varied due to the unique nature of the
World Market Center, but previous phases of the World Market Center campus have
been generally calculated at 0.86 spaces per 1,000 square feet of gross floor area. This
building expansion of the World Market Center campus utilizes the same parking
standard as the previous phases. The proposed 1,669,743 square-foot building
addition will result in a total World Market Center building area of 6,513,159 square feet,
which equates to 5,603 required parking spaces. The site plan indicates 3,113 spaces
within the existing parking garage. In addition to the proposed 1,640-space parking lot
located on the north side of Symphony Park Drive, there will be 88 accessible spaces,
and 180 spaces used for valet, staging, and truck parking. In conjunction with the final
phase of construction (Phase VI), there will be a two level addition to the existing
parking garage, which will provide 842 additional parking spaces. At project completion,
there will be 5,863 parking spaces (including handicapped spaces) provided for the
World Market Center.
This project will add approximately 56,739 trips per day for peak events on Grand
Central Parkway, Symphony Park Avenue and Bonneville Avenue. Currently, Grand
Central Parkway is at about 20 percent of capacity, Symphony Park Avenue is at about
11 percent of capacity, and Bonneville Avenue is at about 63 percent of capacity. With
this project, during peak events, all of these streets will be over capacity.
The floor plans depict interior access between the exposition center, existing Building C,
and the repurposed first floor areas of the existing parking garage. An escalator system
will connect the ground floor to a mezzanine area on the third floor of the exposition
center. Levels 4 through 16 will consist of furniture showroom areas that will be leased
to individual vendors. The building elevations depict Phase IV, V and VI as an
expansion to the existing World Market Center Building C. A waiver to allow zero
percent of the building façade to be located at the front and corner side property lines
where 70 percent is required has been requested. Staff recommends approval of the
request as the existing site conditions generally dictate the placement of the proposed
building. At the completion of Phase IV, V and VI, the building heights will be 47, 96
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and 271 feet, respectively. In conjunction with Phase VI, there will be a two level
addition to the existing parking garage The elevations depict building materials, color
palettes, and design themes that match that of the existing Building C and the
remainder of buildings within the campus.
The proposed 271-foot tall building is located within the 175-foot zone of the A-O
(Airport Overlay) District. Structures in excess of the Airport Overlay height limits
require the approval of a Special Use Permit. The scale of the proposed development
is similar in height and scale to the existing buildings located within the World Market
Center campus, and therefore Staff is recommending approval of the request.
Comments received from the Clark County Department of Aviation included the
following:
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.
FINDINGS (SUP-73296)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
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The overall design of the building compliments the current design of the existing
buildings at the World Market Center and the surrounding area. The proposed
expansion of the World Market Center is consistent with the Downtown Las
Vegas Master Plan Market Center District and is compatible with surrounding
land uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is suitable for a building of this size and height, and is
consistent with previous World Market Center approvals.
Principal access to the site is provided from Grand Central Parkway, a 105-foot
wide Primary Arterial as indicated on the Master Plan of Streets and Highways.
Outside of the twice-annual market events, Grand Central Parkway has
sufficient capacity to accommodate the proposed use. Secondary access will
be provided from Symphony Park Avenue, a 90-foot wide collector street on 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 requires that the site be subject to Federal
Aviation Administration and Clark County Aviation Department review, and
therefore it will not compromise the public’s health, safety, or welfare.
5. The use meets all of the applicable conditions per Title 19.12.
There are no applicable Title 19.12 conditions for the requested Special Use
Permit; however, additional Conditions of Approval have been added to ensure
compliance with the Federal Aviation Administration and Clark County
Department of Aviation requirements.
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FINDINGS (SDR-73297)
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 overall design of the building compliments the current design of the existing
buildings at the World Market Center and the surrounding area. The proposed
expansion of the World Market Center is consistent with the goals of the
Downtown Las Vegas Overlay Market Center District.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
With approval of the requested waivers and Special Use Permit, the site will be
consistent with the General Plan, Title 19 and other applicable city plans, policies
and standards.
Principal access to the site is provided from Grand Central Parkway, a 105-foot
wide Primary Arterial as indicated on the Master Plan of Streets and Highways.
Outside of the twice-annual market events, Grand Central Parkway has sufficient
capacity to accommodate the proposed use. Secondary access will be provided
from Symphony Park Avenue, a 90-foot wide collector street on the Master Plan
of Streets and Highways.
4. Building and landscape materials are appropriate for the area and for the
City;
The building and landscape materials used are appropriate for the area and the
city.
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The proposed development is consistent and compatible with the existing World
Market Center Buildings A, B and C. The elevations are not unsightly or
obnoxious in appearance, and are harmonious and compatible with development
in the area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed development does not compromise the public’s health, safety or
general welfare.
BACKGROUND INFORMATION
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Pre-Application Meeting
A pre-application meeting was held and general site-specific issues
04/26/18
were discussed.
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Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
The site south of Symphony Park Avenue is developed with a surface
05/01/18 parking lot and a parking structure, and the site north of Symphony
Park Avenue is developed with temporary showroom structures.
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DEVELOPMENT STANDARDS
A 10-foot sidewalk. a
A 10-foot sidewalk and
South side of Symphony 5-foot amenity zone
a 5-foot amenity zone
Park Avenue (Per ROC- back of sidewalk, a Y
on either side of the
6467) 5-foot amenity zone
sidewalk
back of curb
A 5-foot wide perimeter
landscape buffer
provided along the
front and comer side
20-foot landscape
yard setback lines,
North side of Symphony buffer area with 36-
planted with a
Park Avenue (Per Appendix inch box trees Y
minimum of 5-gallon
F) spaced 20 feet on
shrubs so as to form a
center
continuous hedge
along the frontage
lines of the property
FS
SUP-73296 and SDR-73297 [PRJ-73279]
Staff Report Page Sixteen
August 14, 2018 - Planning Commission Meeting
FS
SUP-73296 and SDR-73297 [PRJ-73279]
Staff Report Page Seventeen
August 14, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
0% of the building
70% of building façade be
façade located at the
located at the front and Approval
front and corner side
corner side property lines
property lines
A minimum of 10 SF of
landscape area for each
parking space, with a Allow 200 trees for a
minimum of one, 15-gallon temporary parking lot
Approval
sized shade tree for every 6 where 274 are
parking spaces with four 1- required.
gallon sized shrubs per tree.
FS
SUP-73296
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SUP-73296
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SUP-73296
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SUP-73296
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SUP-73296
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SUP-73296
ОŐİֱՙ̶ธՙɱ
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Aฌ
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bDzЌ╗DzЌЌ●AՁ7ОՁAЌฌ
DzṲ●Ɔ╗●ЌḚ7ҜDzC●AЌฌ
Ɔ╗ŐDzDz╗7╗ŐDzDzƆ7ОDzŐ7b●╗ù7Ḷฌ ҜAŐìDz╗ C●Ɔ╗Ő●b╗
ҜAŐìDz╗7C●Ɔ╗Ő●b╗ฌ Ɔ
ƆùҜОĠḶЌù7ОAŐì7CŐ●ЋDzฌ
ùҜОĠḶЌù ОAŐì CŐ●ЋDz
AЌC7╗ŐDzDzƆฌ
ՁAƆ7ЋDzḚAƆ7CḶÛЌ╗ḶÛЌฌ
bDzЌ╗DzЌЌ●AՁ7ОՁAЌฌ ںںㅡƥ7ો゜ֱ
ㅡ ƥ ો゜ֱ Ő●ḚĠ╗ֱḶ
ֱÛAùฌ
Ő●ḚĠ╗ֱḶ
ֱÛAù
ҜAŐìDz╗7C●Ɔ╗Ő●b╗ฌ ՁAЌCƆbAОDzฌ
ՁAЌ CƆbAОDz
ㄦƥ
ㄦƥฌ
ḚŐAЌC7bDzЌ╗ŐAՁ7ОAŐìÛAùฌ AŐDzAฌ
ŐDzA
ںںxƥ7╗ŐA●Ձ7
xƥ ╗ŐA●Ձ ՁAЌCƆbAОDzฌ
ՁAЌCƆbAОDz DzṲ●Ɔ╗●ЌḚ7ㄦƥ7Ɔ●CDzÛAՁìฌ
DzṲ●Ɔ╗●ЌḚ ㄦƥ Ɔ●CDzÛAՁì
ĠAՁ
7Ɔ╗ŐDzDz╗7ŐḶÛ7ㄦxƥֱxฌ
ԱⓈ
DzŐฌ
ԱⓈ
DzŐ
Ҝ●Ќ㈠7ՁAЌCƆbAОDzฌ
ԱⓈ
DzŐ7AՁḶЌḚ7ḚŐAЌCฌ ںxƥ7Ɔ●CDzÛAՁìฌ
bDzЌ╗ŐAՁ7ОìÛù㈠ए7ธxƥֱxफฌ
ՁAЌCƆbAОDz7ОՁAЌฌ
ں゜ں″फ7ए7ںƥֱxफฌ
ں゜ں″फ7ए7ںƥֱxफฌ
ОŐİֱՙ̶ธՙɱ
xฎ゜xՙ゜ںฎ
ں゜ں″फ7ए7ںƥֱxफฌ
ں゜ں″फ7ए7ںƥֱxफฌ
ОŐİֱՙ̶ธՙɱ
xฎ゜xՙ゜ںฎ
İⓈƆ╗●●bA╗●ḶЌ7ՁDz╗╗DzŐ
Ő̬֭7 Ûਙผк₡7ҜŴผ!֭ש7b่֭֭שผ7Dzゥऑਙ⎯ħשħਙ่7b่֭֭שผฌ
7 ОŴผ㌱֭к7Ќਙ̬7̶ںɱ̶̶ֱֱㄦֱںںxںں7ִ7xںธฌ
7 Ɔਙ—שγ7Û֭⎯ש7bਙผ่֭ผ7ਙ⑾7ḚผŴ่₡7b่֭שผŴк7ОŴผ!ʉŴੂ7Ŵ่₡7Ɔੂこऑγਙ่ੂ7ОŴผ!7A֭ﭨ㈠ฌ
Ок֭Ŵ⎯֭7Ŵ㌱㌱֭ऑש7שγħ⎯7Ŵ⎯7שγ֭7ผ֭—׀ħผ֭₡7㈾—⎯שħ⑾ħ㌱Ŵשħਙ่7к֭֭ששผ7⑾ਙผ7שγ֭7Ŵ⇡ਙ֭ﭨ7ผ֭⑾֭ผ่֭㌱֭₡ฌ
ऑผਙ㈾֭㌱ש7Ŵ่₡7ਙ—ผ7ผ֭ש⎯֭—׀7⑾ਙผ7Ŵ7C֭⎯ħ่ف7Ő֭ﭨħ֭ʉ㈠ฌ
ḶЋDzŐЋ●DzÛ7
Ûਙผк₡7ҜŴผ!֭ש7b่֭֭שผ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7кਙ㌱Ŵ֭ש₡7Ŵש7ㅡɱㄦ7Ɔਙ—שγ7ḚผŴ่₡7b่֭שผŴк7ОŴผ!ʉŴੂฌ
ħ⎯7 Ŵ7 ㄦֱこħккħਙֱ่⎯—׀Ŵผֱ֭⑾ਙਙש7 ⎯γਙʉ㌱Ŵ⎯֭7 ⑾ਙผ7 שγ֭7 γਙこ֭7 Ŵ่₡7 γਙ⎯ऑħשŴкħੂש7 ㌱ਙ่שผŴ㌱שฌ
⑾—ผ่ħ⎯γħ่ف7ħ่₡—⎯שผੂ7ħ่7Cਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯㈠77●ש7ħ⎯7שγ֭7кŴผש⎯֭ف7⎯γਙʉผਙਙこ7㌱ਙこऑк֭ゥฌ
ħ่7שγ֭7ʉਙผк₡7⑾ਙผ7שγ֭7⑾—ผ่ħ⎯γħ่⎯ف7ħ่₡—⎯שผੂⓒ7⎯֭ผﭨħ่ف7₡ਙこ֭⎯שħ㌱7Ŵ่₡7ħ่֭שผ่Ŵשħਙ่Ŵкฌ
⎯֭кк֭ผ⎯7Ŵ่₡7⇡—ੂ֭ผ⎯㈠77╗ʉħ㌱֭7֭Ŵ㌱γ7ੂ֭Ŵผⓒ7שγħ⎯7㌱ਙこऑк֭ゥ7γਙ⎯⎯ש7שγ֭7ਫՁŴ⎯7Ћ֭فŴ⎯7ҜŴผ!֭ש㈚ⓒฌ
ʉγħ㌱γ7ħ⎯7שγ֭7кŴผש⎯֭ف7γਙこ֭7Ŵ่₡7γਙ⎯ऑħשŴкħੂש7こŴผ!֭ש7ħ่7שγ֭7㌱ਙ—่שผੂ㈠77╗γ֭7ՁŴ⎯7Ћ֭فŴ⎯ฌ
ҜŴผ!֭ש7ħ⎯7⎯ਙ7кŴผ֭ف7שγŴש7שγผ֭֭7ש่֭ש7⎯שผ—㌱—שผ֭⎯7Ŵผ֭7ผ֭—׀ħผ֭₡7שਙ7γਙ—⎯֭7שγ֭7֭שこऑਙผŴผੂฌ
֭ゥγħ⇡ħשਙผ⎯7ਙ่7שγ֭7่ਙผשγ7่֭₡7ਙ⑾7שγ֭7⎯ħ֭ש㈠ฌ
Ա֭㌱Ŵ—⎯֭7שγ֭7⎯ש่֭ש7γਙк₡7Ŵ7֭שこऑਙผŴผੂ7ऑ֭ผこħשⓒ7שγ֭ੂ7こ—⎯ש7⇡֭7ผ֭こਙ֭ﭨ₡7Ŵ่₡7שγ֭7Ûਙผк₡ฌ
ҜŴผ!֭ש7b่֭֭שผ7ʉħкк7⇡—ħк₡7Ŵ7кŴผ֭ف7֭ゥγħ⇡ħש7γŴкк7שਙ7Ŵ㌱㌱ਙここਙ₡Ŵ֭ש7שγ֭ħผ7֭שこऑਙผŴผੂฌ
֭ゥγħ⇡ħשਙผ⎯㈠77●่7Ŵ₡₡ħשħਙ่7שਙ7γਙ⎯שħ่ف7שγ֭7שʉħ㌱ֱ֭ੂ֭Ŵผкੂ7⑾—ผ่ħ—שผ֭7Ŵ่₡7فħ⑾ש7こŴผ!֭⎯שⓒ7שγ֭ฌ
่֭ʉ7Dzゥγħ⇡ħש7ĠŴкк7ħ⎯7Ŵк⎯ਙ7 ֭ゥऑ֭㌱֭ש₡7שਙ7 ⑾ħкк7שγ֭7่֭֭₡⎯7ਙ⑾7Cਙʉ่שਙʉ่7ՁŴ⎯7Ћ֭فŴ⎯ฌ
Ŵ㌱㌱ਙここਙ₡Ŵשħ่ف7㌱ਙ่ש่֭ﭨħਙ่⎯ⓒ7 שผŴ₡֭7 ⎯γਙʉ⎯ⓒ7 ㌱ਙ่⎯—こ֭ผ7⎯γਙʉ⎯ⓒ7кਙ㌱Ŵк7こ֭֭שħ่⎯فⓒฌ
⇡Ŵ่⎯ש֭—׀ⓒ7⎯ऑਙผשħ่ف7Ŵ่₡7ਙשγ֭ผ7кਙ㌱Ŵк7֭⎯ש่֭ﭨ㈠ฌ
╗γ֭7่֭ʉ7֭ゥγħ⇡ħש7γŴкк7ʉħкк7⇡֭7₡֭⎯ħ่֭ف₡7—שħкħ▷ħ่ف7שγ֭7فผਙ—่₡7⑾кਙਙผ7ਙ⑾7שγ֭7֭ゥħ⎯שħ่فฌ
ОŴผ!ħ่ف7ḚŴผŴ֭ف7Ŵ⎯7Ŵ7ऑŴผש7ਙ⑾7שγ֭7֭ゥγħ⇡ħש7⑾кਙਙผ7ʉħשγ7שγ֭7ผਙਙ⑾7⎯שผ—㌱—שผ֭7₡֭⎯ħ่֭ف₡7שਙฌ
Ŵкħ่ف7ʉħשγ7שγ֭7⑾ਙ—ผשγ7⑾кਙਙผ7ਙ⑾7Ա—ħк₡ħ่ف7b㈠77A7⑾——שผ֭7ӧ⑾ਙ—ผשγỏ7ऑ֭ผこŴ่่֭ש7⎯γਙʉผਙਙこฌ
⇡—ħк₡ħ่ف7ħ⎯7ऑкŴ่่֭₡7שਙ7⇡֭7㌱ਙ่⎯שผ—㌱֭ש₡7ਙ֭ﭨผ7שγ֭7⎯ਙ—שγ֭ผ่こਙ⎯ש7γŴкк7ʉħשγ7Ŵ7שਙשŴк7ਙ⑾ฌ
̶ں7Ŵ₡₡ħשħਙ่Ŵк7⑾кਙਙผ⎯㈠ฌ
ОŐİֱՙ̶ธՙɱ
О7Ŵ7ف7
О Ŵ ֭ ف77 ২7 7 ں7
xㄦ゜ںx゜ںฎ
╗γ֭7ऑผਙ㈾֭㌱ש7ħ⎯7ऑผਙऑਙ⎯֭₡7שਙ7⇡֭7⇡—ħкש7ħ่7ऑγŴ⎯֭⎯7Ŵ⎯7ਙ—ש7кħ่֭₡7⇡֭кਙʉ7ӧ่ਙ֭ש7שγŴש7ऑγŴ⎯֭⎯ฌ
●ⓒ7●●7Ŵ่₡7●●●7Ŵผ֭7⑾ਙผ7֭ゥħ⎯שħ่ف7⇡—ħк₡ħ่⎯ف7Aⓒ7Ա7Ŵ่₡7bỏ㈠77Ќਙ֭ש7שγŴש7שγ֭7⑾——שผ֭7—ऑऑ֭ผฌ
⑾кਙਙผ⎯7 ʉħкк7 ⑾—่㌱שħਙ่7 Ŵ⎯7 ⑾—ผ่ħ—שผ֭7 ⎯γਙʉผਙਙこ⎯7 ⎯ħこħкŴผ7 ħ่7 ่Ŵ—שผ֭7 שਙ7 שγ֭7 ਙשγ֭ผฌ
⎯γਙʉผਙਙこ⎯7ħ่7שγ֭7֭ゥħ⎯שħ่ف7⇡—ħк₡ħ่⎯ف㈠ฌ
≶7 ОγŴ⎯֭7●Ћ7ॅ7●่㌱к—₡֭⎯7֭ゥऑਙ⎯ħשħਙ่7㌱่֭֭שผ7ӧк֭֭ﭨк7ںỏⓒ7⇡Ŵ㌱!7ਙ⑾7γਙ—⎯֭7Ŵผ֭Ŵ⎯7Ŵ่₡ฌ
่ਙผשγ7ऑŴผ!ħ่ف7кਙש㈠ฌ
≶7 ОγŴ⎯֭7Ћ7ॅ7●่㌱к—₡֭⎯7⎯γਙʉผਙਙこ7⑾кਙਙผ⎯7Ŵ⇡ਙ֭ﭨ7֭ゥऑਙ⎯ħשħਙ่7㌱่֭֭שผ7⑾ผਙこ7к֭֭ﭨк⎯ฌ
ㅡֱՙ7ӧ่ਙ֭ש7שγŴש7שਙ7Ŵкħ่ف7ʉħשγ7שγ֭7⑾кਙਙผ⎯7ਙ่7Ա—ħк₡ħ่ف7b7к֭֭ﭨк⎯7ธ7Ŵ่₡7̶7Ŵผ֭ฌ
⎯!ħऑऑ֭₡ỏ㈠77╗γħ⎯7ऑγŴ⎯֭7ʉħкк7Ŵк⎯ਙ7ħ่㌱к—₡֭7Ŵ่7ħ่֭שผこ֭₡ħŴ֭ש7こ֭▷▷Ŵ่ħ่֭7к֭֭ﭨкฌ
שγŴש7ʉħкк7⇡֭7—⎯֭₡7שਙ7⎯γਙผ่֭ש7שγ֭7γ֭ħفγש7ਙ⑾7שγ֭7֭⎯㌱ŴкŴשਙผ⎯7⑾ผਙこ7к֭֭ﭨк7ں7שਙฌ
к֭֭ﭨк7ㅡ㈠ฌ
≶7 ОγŴ⎯֭7Ћ●7ॅ7●่㌱к—₡֭⎯7⎯γਙʉผਙਙこ⎯7⑾кਙਙผ⎯7Ŵ⇡ਙ֭ﭨ7שγ֭7֭ゥऑਙ⎯ħשħਙ่7㌱่֭֭שผ7⑾ผਙこฌ
к֭֭ﭨк⎯7ฎֱں″7Ŵ่₡7Ŵ₡₡ħשħਙ่Ŵк7⑾кਙਙผ⎯7ħ่7שγ֭7ऑŴผ!ħ่ف7فŴผŴ֭ف7Ŵ⎯7ਙ—שкħ่֭₡7⇡֭кਙʉ㈠ฌ
╗γ֭7⇡—ħк₡ħ่ف7ʉħкк7⇡֭7㌱ਙ่⎯שผ—㌱֭ש₡7ਙ⑾7こ֭שŴк7ऑŴ่֭кⓒ7ऑŴħ่֭ש₡7Dz●Ɔ7ऑŴ่֭к⎯7Ŵ่₡7فкŴ⎯⎯ฌ
こŴש㌱γħ่ف7שγ֭7Ŵผ㌱γħ֭ש㌱—שผ֭7Ŵ่₡7⑾ħ่ħ⎯γ֭⎯7ਙ⑾7שγ֭7֭ゥħ⎯שħ่ف7Ա—ħк₡ħ่ف7b㈠77╗ਙשŴк7γ֭ħفγש7ਙ⑾ฌ
שγ֭7่֭ʉ7Dzゥऑਙ7ƆऑŴ㌱֭7ʉħкк7⇡֭7ŴऑऑผਙゥħこŴ֭שкੂ7ฎxɸֱx㈚7ʉħשγ7שγ֭7Ɔγਙʉผਙਙこ⎯7Ŵ⇡ਙ֭ﭨฌ
שਙऑऑħ่ف7ਙ—ש7Ŵש7ŴऑऑผਙゥħこŴ֭שкੂ7ธՙ̶ɸֱx㈚㈠77Aкк7ผਙਙ⑾7שਙऑ7こ֭㌱γŴ่ħ㌱Ŵк7֭—׀ħऑこ่֭ש7ʉħкк7⇡֭ฌ
⎯㌱ผ่֭֭֭₡7⑾ผਙこ7ﭨħ֭ʉ㈠ฌ
ОŐİֱՙ̶ธՙɱ
О7Ŵ7ف7
О Ŵ ֭ ف77 ২7 7 ธ7
xㄦ゜ںx゜ںฎ
ОAŐì●ЌḚ7ŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ
╗γ֭7֭ゥħ⎯שħ่ف7㌱Ŵこऑ—⎯7ħ⎯7ऑŴผ!֭₡7Ŵש7ں7⎯שŴкк7ऑ֭ผ7ںⓒxxx7⎯⑾7ਙ⑾7فผਙ⎯⎯7⇡—ħк₡ħ่ف7Ŵผ֭Ŵ7ʉħשγฌ
Ŵ7 ऑŴผ!ħ่ف7 ผ֭₡—㌱שħਙ่7 ਙ⑾7 x㈠ฎ″㈠7 7 Û֭7 ผ֭ש⎯֭—׀7 שγŴש7 שγ֭7 ่֭ʉ7 Dzゥऑਙ7 b่֭֭שผ7 Ŵ่₡ฌ
⎯γਙʉผਙਙこ⎯7Ŵ⇡ਙ֭ﭨ7⇡֭7Ŵккਙʉ֭₡7שਙ7Ŵк⎯ਙ7ผ֭㌱֭ħ֭ﭨ7שγ֭7⎯Ŵこ֭7ऑŴผ!ħ่ف7ผ֭₡—㌱שħਙ่7ӧผ֭⑾֭ผฌ
שਙ7 ʉŴħ֭ﭨผ7 ผ֭ש⎯֭—׀7 ⇡֭кਙʉỏ㈠7 7 ╗γ֭7 ֭ゥħ⎯שħ่ف7 ㌱Ŵこऑ—⎯7 ㌱ਙ่⎯ħ⎯⎯ש7 ਙ⑾7 שγผ֭֭7 ⇡—ħк₡ħ่⎯فฌ
ӧԱ—ħк₡ħ่⎯ف7Aⓒ7Ա7Ŵ่₡7bỏ7ʉħשγ7Ŵ7שਙשŴк7ਙ⑾7ㅡⓒฎㅡ̶ⓒㅡں″7⎯⑾7Ŵ่₡7ผ֭—׀ħผ֭₡7ऑŴผ!ħ่ف7ਙ⑾7ㅡⓒں″″ฌ
⎯שŴкк⎯7ӧㅡⓒฎㅡ̶ⓒㅡں″7゜7ںⓒxxx7ゥ7x㈠ฎ″ỏ㈠77╗γ֭7่֭ʉ7Dzゥऑਙ7⎯ऑŴ㌱֭7ʉħкк7Ŵ₡₡7̶̶ㅡ7⎯שŴкк⎯7שਙ7שγ֭ฌ
㌱Ŵこऑ—⎯7ӧ̶ฎՙⓒฎ″ㄦ7゜7ںⓒxxx7ゥ7x㈠ฎ″ỏ7ʉħשγ7שγ֭7̶ں7⑾кਙਙผ⎯7ਙ⑾7⎯γਙʉ7ผਙਙこ⎯7Ŵ⇡ਙ֭ﭨ7Ŵ₡₡ħ่فฌ
ںⓒںx̶7⎯שŴкк⎯7שਙ7שγ֭7㌱Ŵこऑ—⎯7ӧںⓒธฎںⓒฎՙฎ7゜7ںⓒxxx7ゥ7x㈠ฎ″ỏ㈠ฌ
╗γ֭7こŴゥħこ—こ7ऑŴผ!ħ่ف7ผ֭—׀ħผ֭₡7₡—ผħ่ف7שγ֭7שʉħ㌱ֱ֭ੂ֭Ŵผкੂ7⑾—ผ่ħ—שผ֭7こŴผ!֭ש7ʉγ่֭7Ŵккฌ
⇡—ħк₡ħ่⎯ف7Ŵ่₡7שγ֭7֭ゥऑਙ⎯ħשħਙ่7㌱่֭֭שผ7Ŵผ֭7ħ่7—⎯֭7ʉਙ—к₡7⇡֭7ㄦⓒ″x̶7ऑŴผ!ħ่ف7⎯שŴкк⎯㈠ฌ
Ûγ่֭7שγ֭7֭ゥऑਙ⎯ħשħਙ่7㌱่֭֭שผ7Ŵкਙ่֭7ħ⎯7ħ่7—⎯֭7₡—ผħ่ف7שγ֭7ผ֭こŴħ่₡֭ผ7ਙ⑾7שγ֭7ੂ֭Ŵผⓒ7ħשฌ
ʉਙ—к₡7ผ֭—׀ħผ֭7″″ธ7ऑŴผ!ħ่ف7⎯שŴкк⎯7ʉγ֭ผ֭7ㄦⓒՙՙㄦ7ऑŴผ!ħ่ف7⎯שŴкк⎯7ʉħкк7⇡֭7ऑผਙﭨħ₡֭₡ⓒ7ผ֭⑾֭ผฌ
שਙ7שγ֭7ħ่⑾ਙผこŴשħਙ่7⇡֭кਙʉ7⑾ਙผ7Ŵ7⇡ผ֭Ŵ!₡ਙʉ่7ਙ⑾7ऑŴผ!ħ่ف7ऑผਙﭨħ₡֭₡7Ŵผਙ—่₡7שγ֭7⎯ħ֭ש㈠ฌ
ОŴผ!ħ่ف7Оผਙﭨħ₡֭₡̬
7 ╗ผ—㌱!7Cਙ㌱!7Ŵש7Ա—ħк₡ħ่ف7A7ִ7Ա̬7 7 ㄦㅡ7⎯שŴкк⎯ฌ
7 Û֭⎯ש7Ձਙש7Ŵש7Ա—ħк₡ħ่ف7Ա7ִ7ḚŴผŴ̬֭ف77 ฎㄦ7⎯שŴкк⎯7
7 ЋŴк֭ש7Ձਙש7ִ7DzŴ⎯ש7ƆשŴفħ่ف7Ձਙש7 7 ㅡں7⎯שŴкк⎯ฌ
ОŴผ!ħ่ف7ḚŴผŴ֭ف7ӧ֭ゥħ⎯שħ่فỏ̬7 7 ̶ⓒ̶ںں7⎯שŴкк⎯ฌ
ОŴผ!ħ่ف7ḚŴผŴ֭ف7ӧ่֭ʉֱऑγŴ⎯֭7Ћ●ỏ̬77 ฎㅡธ7⎯שŴкк⎯ฌ
Ќਙผשγ7Ձਙש7ӧ֭שこऑਙผŴผੂ7кਙשỏ̬7 7 ںⓒ″ㅡx7⎯שŴкк⎯ฌ
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╗γŴ่!7ੂ
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ҜŴשש7Ա—ผ่⎯ⓒ7Ћħ㌱֭7Оผ֭⎯ħ₡่֭שฌ
Ŵ שששԱ—ผ่⎯ Ћħ㌱֭ Оผ֭⎯ħ₡่֭ש
DzЋִA7Aผ㌱γħ֭ש㌱⎯שฌ
ОŐİֱՙ̶ธՙɱ
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xㄦ゜ںx゜ںฎ
LOCATION: 139-22-511-012
COMMENTS:
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. The CCDOA requests that the City of Las Vegas impose
the conditions listed below for the project:
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;
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.
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.
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.
Agenda Item No.: 25.
SUBJECT:
ABEYANCE - SDR-73297 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-
73296 - PUBLIC HEARING - APPLICANT/OWNER: WMC PAVILIONS SPE, LLC, ET AL -
For possible action on a request for a Site Development Plan Review FOR A PROPOSED
1,669,743 SQUARE-FOOT COMMERCIAL BUILDING WITH WAIVERS TO ALLOW
ZERO PERCENT OF THE BUILDING FACADE TO BE LOCATED AT THE FRONT AND
CORNER SIDE PROPERTY LINE WHERE 70 PERCENT IS REQUIRED; THE EXPANSION
OF AN EXISTING PARKING GARAGE; AND A 1,640 SPACE TEMPORARY SURFACE
PARKING LOT WITH A WAIVER TO ALLOW A REDUCTION OF PARKING LOT
LANDSCAPING at 445 and 209 South Grand Central Parkway (APN Multiple), PD (Planned
Development) Zone, Ward 5 (Crear) [PRJ-73279]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes from City of Las Vegas – Department of Public Works –Transportation
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR-73297
ОŐİֱՙ̶ธՙɱ
xㄦ゜ںx゜ںฎ
SDR 73297
WMC Pavilions SPE, LLC et al
Proposed Use
Bonneville Avenue
Average Daily Traffic (ADT) 22,364
PM Peak Hour (heaviest 60 minutes) 1,789
This project will add approximately 56,739 trips per day for peak events on Grand Central Pkwy., Symphony Park Ave.
and Bonneville Ave. Currently, Grand Central is at about 20 percent of capacity, Symphony Park is at about 11 percent
of capacity and Bonneville is at about 63 percent of capacity. With this project, during peak events, all of these streets
will be over capacity.
Based on Peak Hour use, this development will add into the area roughly 12,104 additional cars, or about two hundred
and two every minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 26.
SUBJECT:
ABEYANCE - SDR-73335 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: HOWARD KEYES TRUST - For possible action on a request for a
Major Amendment to a previously approved Site Development Plan Review (SDR-66483) FOR
A PROPOSED 120,000 SQUARE-FOOT MOTOR VEHICLE SALES (NEW)
DEVELOPMENT WITH WAIVERS OF THE TOWN CENTER DEVELOPMENT
STANDARDS TO ALLOW A REDUCTION OF THE PARKING LOT LANDSCAPING AND
PERIMETER LANDSCAPE BUFFER WIDTHS; AND A PARKING LOT IN FRONT OF THE
BUILDING WHERE PARKING IS ONLY ALLOWED ON THE SIDE OR REAR OF
BUILDINGS on 37.33 acres at the southeast corner of Centennial Center Boulevard and Grand
Montecito Parkway (APN 125-28-101-008), T-C (Town Center) Zone [GC-TC (General
Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-73184]. Staff
recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Abeyance Request - SDR-73335 and SDR-73336 [PRJ-73184]
2. Location and Aerial Maps - SDR-73335 and SDR-73336 [PRJ-73184]
3. Conditions and Staff Report - SDR-73335 and SDR-73336 [PRJ-73184]
4. Supporting Documentation - SDR-73335 and SDR-73336 [PRJ-73184]
5. Photo(s) - SDR-73335 and SDR-73336 [PRJ-73184]
6. Justification Letter - SDR-73335 and SDR-73336 [PRJ-73184]
7. Traffic Notes from City of Las Vegas – Department of Public Works –Transportation
Engineering Division
8. Protest Postcards for SDR-73335 and SDR-73336 [PRJ-73184]
9. Documentation Not Vetted - Protest E-mail (3)
SDR-73335 and SDR-73336 [PRJ-73184]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-73335 CONDITIONS
Planning
3. This approval shall be void 36 months 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 05/01/18, except as amended by conditions
herein.
9. Provide a test drive route to the Department of Planning for review and approval
prior to the issuance of a business license for the first dealership on this site.
10. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
11. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
12. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary for this site, if any. The
mapping action shall be completed and recorded prior to the issuance of any
building permits for the first development phase.
14. A Master Sign Plan shall be approved by the City of Las Vegas prior to the
issuance of a Certificate of Occupancy for any building on the site and prior to the
issuance of any sign permits.
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. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
17. Where not previously dedicated, dedicate 40 feet of right-of-way adjacent to this
site for Grand Montecito Parkway and a right of way taper on Centennial Center
Boulevard per Standard Drawing #201.1 as required by the City Traffic Engineer.
Additionally, dedicate a 54-foot radius on the southeast corner of Grand Montecito
Parkway and Centennial Center Parkway and a bus turnout per Standard Drawing
#234.1 on Centennial Center Boulevard prior to the issuance of any permits. Grant
a Bus Shelter Pad Easement to the Regional Transportation Commission (RTC),
unless the RTC acknowledges in writing that this easement is not required.
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page Three
August 14, 2018 - Planning Commission Meeting
19. Contact the City Engineer’s Office at 229-6272 to coordinate the development of
this project with the City of Las Vegas Capital Projects Management “Traffic Signal
at Centennial Parkway and Grand Montecito Parkway” project, the “US95 &
CC215Interchange at Centennial/Sky Point” project, and any other public
improvement projects adjacent to this site. Comply with the recommendations of
the City Engineer.
20. 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.
21. 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.
22. Submit a License Agreement for landscaping and private improvements in the
Centennial Center Boulevard and Grand Montecito Parkway public rights-of-way
prior to this issuance of permits for these improvements. The applicant must carry
an insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property encroaching in the public right-of-way at
the applicant's expense pursuant to the terms of the City's License Agreement.
The installation and maintenance of all private improvements in the public right of
way shall be the responsibility of the applicant and any successors in interest to
the property and assigns pursuant to the terms of the License Agreement.
Coordinate all requirements for the License Agreement with the Land Development
Section of the Department of Building and Safety (229-4836).
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page Four
August 14, 2018 - Planning Commission Meeting
23. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. If
additional rights of way are not required and Traffic Control devices are or may be
proposed at this site outside of the public right of way, all necessary easements for
the location and/or access of such devices shall be granted prior to the issuance of
permits for this site. Phased compliance will be allowed if recommended by the
approved Traffic Impact Analysis. No recommendation of the approved Traffic
Impact Analysis, nor compliance therewith, shall be deemed to modify or eliminate
any condition of approval imposed by the Planning Commission or the City Council
on the development of this site.
24. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits, submittal of any construction drawings or the recordation 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.
SDR-73336 CONDITIONS
Planning
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page Five
August 14, 2018 - Planning Commission Meeting
3. The duration of the interim use shall not exceed 36 months, at which time all
temporary improvements shall be removed.
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 05/01/18, except as amended by conditions
herein.
4. All required Town Center streetscape improvements shall be completed in the first
phase of site construction of the Motor Vehicle Sales establishment.
5. The interim use shall be allowed only on a parcel that is located on and accessed
by a Town Center Loop Road or Town Center Frontage Road.
6. Loading and unloading of vehicles shall occur between the hours of 7:00 a.m. and
10:00 p.m.
7. All areas used for the parking or storage of vehicles shall be paved.
8. Chain link fencing with fabric screening where such is not allowed is hereby
approved
10. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
11. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
13. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
14. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Conditions Page Six
August 14, 2018 - Planning Commission Meeting
Public Works
15. Where not previously dedicated, dedicate 40 feet of right-of-way adjacent to this
site for Grand Montecito Parkway and a right of way taper on Centennial Center
Boulevard per Standard Drawing #201.1 as required by the City Traffic Engineer.
Additionally, dedicate a 54-foot radius on the southeast corner of Grand Montecito
Parkway and Centennial Center Parkway and a bus turnout per Standard Drawing
#234.1 on Centennial Center Boulevard prior to the issuance of any permits. Grant
a Bus Shelter Pad Easement to the Regional Transportation Commission (RTC),
unless the RTC acknowledges in writing that this easement is not required.
16. Concurrent with the first phase of development on this site, construct 16 feet of
temporary paving along north bound Grand Montecito Parkway including the
necessary signing and striping modifications to remove the current
northbound/southbound lane shifts that exist adjacent to the site. Additionally,
construct a temporary asphalt sidewalk on Centennial Center Boulevard adjacent
this parcel with the first phase of development for this site. Install all appurtenant
underground facilities, if any, adjacent to this site needed for the future traffic signal
system 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.
17. Contact the City Engineer’s Office at 702-229-6272 to coordinate the development
of this project with the City of Las Vegas Capital Projects Management “Traffic
Signal at Centennial Parkway and Grand Montecito Parkway” project, the “US95 &
CC215 Interchange at Centennial/Sky Pointe” project, and any other public
improvement projects adjacent to this site. Comply with the recommendations of
the City Engineer.
18. 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.
19. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be
situated and maintained so as to not create sight visibility obstructions for vehicular
traffic at all development access drives and abutting street intersections.
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Conditions Page Seven
August 14, 2018 - Planning Commission Meeting
20. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits, submittal of any construction drawings or the recordation 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.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
Motor Vehicle Sales (New) is a conditional use in the GC-TC (General Commercial –
Town Center) special plan area. A separate Site Development Plan Review is
required for the proposed interim Auto Dealer Inventory Storage use.
A Waiver of the Town Center Development Standards Manual is requested to allow
a reduction in parking lot landscaping where landscaped islands and shade trees are
required for every six uncovered non-display parking spaces and at the ends of all
parking rows. Staff recommends approval of the Waiver.
A Waiver of the Town Center Development Standards Manual is requested to allow
a 10-foot landscape buffer along the north (front) property line where 15 feet is
required. Staff recommends approval of the Waiver.
A Waiver of the Town Center Development Standards Manual is requested to allow
a parking lot in the front of the proposed buildings where parking is only allowed on
the side or rear of the building. Staff recommends approval of the Waiver.
As this site has frontage along two major rights-of-way, offsite improvements will be
required along Centennial Center Boulevard and Grand Montecito Parkway
concurrent with development of the first phase of construction. Conditions of
approval address these requirements.
As the overall development exceeds 15 acres, a Master Sign Plan is required, which
may be approved at a future public hearing.
As the interim Auto Dealer Inventory Storage approval period is at most 36 months,
the approval for the proposed Motor Vehicle Sales (New) establishment is also 36
months. If approved, only SDR-73335 could be extended beyond the 36-month
period.
An exception is requested to not provide the required roof structure on all trash
enclosures. Staff supports this request.
The Town Center 20 percent open space requirement is not met by the first phase of
this development. Staff supports a waiver of this requirement.
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Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
The applicant has proposed to install a chain link fence with fabric to screen the
interim Auto Dealer Inventory Storage lot in lieu of a cement masonry unit (CMU)
wall. Staff supports this request.
The newly designed automobile sales complex includes the existing 78,253 square-foot
Centennial Toyota dealership, the proposed 32,000 dealership “A,” the proposed 56,000
square-foot dealership “B,” and the proposed 32,000 square-foot dealership “C.”
Dealerships A, B, and C are speculative and do not have a tenant at this time. The
proposed interim Auto Dealer Inventory Storage would become part of Dealership “C”
when fully constructed. The applicant is requesting a Waiver to not provide a landscape
island for every six uncovered parking spaces in both the customer parking and
inventory storage areas as the plant materials attract birds which become a nuisance to
the vehicle inventory. In addition, the applicant is requesting a Waiver to allow a
landscape island at the end of rows provided for customer parking only for the same
reason. Staff supports both Waiver requests. Right-of-way improvements will also be
completed in phases as the future automobile dealership complex develops. Staff has
added recommended Conditions of Approval to ensure improvements are completed as
necessary.
In a report prepared by the Department of Public Works, Traffic Division this project will
add approximately 3,341 trips per day on Centennial Center Boulevard and Grand
Montecito Parkway. Currently, Centennial Center Boulevard is at approximately 33
percent of capacity and Grand Montecito is at approximately 12 percent of capacity.
With this project, Centennial Center Boulevard is expected to be at approximately 43
percent of capacity and Grand Montecito Parkway to be at approximately 25 percent of
capacity. Based on Peak Hour use, this development will add into the area roughly 292
additional vehicles or about five vehicles every minute.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
FINDINGS (SDR-73335)
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 site is located adjacent to the Centennial Centre planned development, which
features numerous auto dealerships having similar characteristics to this site, with
parking and display areas in front of a showroom and service areas in the rear.
The proposed motor vehicle sales development would be located away from
existing residential development and is compatible with the adjacent development
in this portion of Town Center.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
This type of development is consistent with uses allowed by the GC-TC (General
Commercial – Town Center) special land use designation. However, the first
phase of construction does not include offsite improvements as required by the
Department of Public Works. Several waivers of Town Center and Title 19
standards are required due to the nature of the proposed use (automobile sales).
The driveway for the existing dealership shifts to the west with the proposed
expansion of the parking lot. Site access and circulation as proposed for all
existing and future automobile dealerships do not negatively impact adjacent
roadways.
4. Building and landscape materials are appropriate for the area and for the
City;
The proposed landscape materials for the expansion of the existing parking lot
include the Rio Grande ash tree and Red Yucca shrubbery which are appropriate
for the area. Right-of-way landscape materials will have to conform to the Town
Center Development Standards Manual. Future plantings will be subject to
building permit review to ensure the appropriateness of the materials for Town
Center.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
The revised site plan for an automobile dealership complex creates an orderly
environment and 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.
All phases of development are subject to building permit review, with any
subsequent construction subject to regular site inspections to ensure the public
health, safety, and general welfare of the public is secure.
Auto Dealer Inventory Storage is defined by Title 19.18 as “the parking or storage, other
than for purposes of display, of new motor vehicles which constitute inventory of a new
motor vehicle sales dealership, where such parking or storage is maintained by the
dealership either on the same parcel as the dealership or on a separate parcel.” It is
the applicant’s intent to use a portion of the subject site for storage of new vehicles that
constitute inventory for a new motor vehicle sales dealership on the same site. The use
is allowed in Town Center only in conjunction with the Motor Vehicle Sales (New) use
for a period not exceeding 36 months from the time of approval. There are no separate
conditional use regulations for this interim use apart from the Motor Vehicle Sales (New)
use, and no deviations from the regulations for the interim use may be approved
through the Special Use Permit process.
This use is a conditional use in the GC-TC (General Commercial – Town Center)
special land use designation. Ordinance #6446 adopted 08/19/15 amended the
conditional use regulations to include provisions for Auto Dealer Inventory Storage as
defined by Title 19.18 as an interim use of a site approved for a Motor Vehicle Sales
(New) use. These amended conditions include the following:
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
a. Motor vehicle sales may include an outdoor used car sales lot when operated by
a franchised, new car dealer. The used car sales shall be located directly
adjacent to the new car sales and service facility and be operated as an
incidental use.
The proposed use meets this condition, as used vehicle sales are indicated by
the justification letter in conjunction with new vehicle sales. The operator will be
a franchised new car dealer (Toyota).
b. The installation and use of an outside public address or bell system is prohibited.
The proposed use meets this condition, as no public address or bell system is
proposed.
The proposed use meets this condition, as all used or discard parts or equipment
will be located within enclosed service areas at the rear of the proposed building.
The proposed use meets this condition, as all lighting will be downward directed
so as to not directly shine onto adjacent parcels.
The proposed use meets this condition, as vehicle service and sales take place
within the existing sales and service building.
f. Openings in service bays shall not face public rights-of-way and shall be
designed to minimize the visual intrusion into adjoining properties.
The proposed use meets this condition, as service bays are located within an
enclosed portion of the building. The opening to the service center faces to the
east.
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Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
The proposed use meets this condition, as the area of this site is over 15 acres in
size.
The proposed use meets this condition, as vehicles will be parked in designated
display areas only.
j. A site that has been approved for this use, where the use has not yet been
exercised, may be utilized for Auto Dealer Inventory Storage as an interim use
subject to the conditional use regulations of LVMC Chapter 19.12 and subject to
the following additional conditions and limitations:
The proposed interim use meets this condition, as access to the site would
be from the adjacent parcel to the east and away from public rights-of-
way.
2. Loading and unloading of vehicles shall occur between the hours of 7:00
a.m. and 10:00 p.m.
3. All areas used for the parking or storage of vehicles shall be paved.
The proposed use meets this condition, as the inventory storage area will
be paved with an asphaltic surface and striped parking stalls.
The proposed use meets this condition, as a six-foot tall chain-link fence
with fabric screening is proposed for the perimeter of the storage lot.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
The proposed use meets this condition, as the parcel on which the interim
storage use is proposed is located on a Town Center Frontage Road
(Centennial Center Boulevard), which is classified as a secondary
thoroughfare. Access to the interim storage lot is taken from the parcel to
the east, which also has access to Centennial Center Boulevard.
7. The use shall not occupy or interfere with any parking spaces that are
required for the dealership use or any other existing or proposed use for
which required parking is or will be provided on the site. For commercial
or industrial sites 15 acres or greater in size, the use may occupy up to 50
percent of the parking area that is provided in excess of the parking that is
required by this Section for other uses.
The proposed use meets this condition. As required by the Town Center
Development Standards Manual, the interim storage use must be
removed after 36 months, so the improvements shown on the site plan for
the future automobile dealership will apply.
8. The use shall not be located adjacent to any property zoned R-E, R-D, R-
1, R-SL or R-CL unless that property has been developed with a
nonresidential use.
The proposed use meets this condition, as it is not located adjacent to any
property having a Town Center residential zoning designation that is the
equivalent of the R-E, R-D, R-1, R-SL or R-CL zoning district designation
in the Unified Development Code.
The proposed interim use meets this condition, as the applicant has submitted for
a Site Development Plan Review for both the Motor Vehicle Sales (New) use
(SDR-73335) and the Interim use (SDR-73336).
ii. All required Town Center streetscape improvements shall be completed in the
initial phase of site construction.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
The proposed interim use meets this condition. Only the Town Center
streetscape improvements spanning the existing dealership (to be expanded)
are indicated on the submitted plans. The remainder of improvements along
Centennial Center Boulevard and Grand Montecito Parkway must also be
completed during successive phases.
iii. The duration of the interim use shall not exceed 36 months, at which time all
temporary improvements are to be removed. No renewal or extension of this
time is permitted.
iv. The interim use shall be allowed only on a parcel that is located on and accessed
by a Town Center Loop Road or Town Center Frontage Road.
The proposed interim use meets this condition, as the site is located on a parcel
fronting Centennial Center Boulevard, designated as a Town Center Loop Road
by the Town Center Development Standards Manual. Access to the interim lot
would be from the adjacent existing auto dealership to the east, which also takes
access from Centennial Center Boulevard.
v. The interim use shall not be located adjacent to any property zoned for single
family residential use, unless the property has been developed with a
nonresidential use.
The proposed interim use meets this condition, as the property is only adjacent to
parcels zoned GC-TC, SC-TC or PF-TC, none of which are for single family
residential use.
vi. The provisions of this Subparagraph (j) are not subject to the Special Use Permit
provisions of Section B.3.A.
This condition renders this and the above conditions (i. through vi.) nonwaivable.
The interim use cannot be approved if any one of these conditions cannot be
met.
The applicant has met the Conditions of Approval set forth by both the Town Center
Development Standards Manual and Title 19 for the interim vehicle storage lot and staff
is recommending approval of this request.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
FINDINGS (SDR-73336)
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 interim Auto Dealer Inventory Storage is consistent with the Town
Center Development Standards Manual and Title 19 as applicable.
Access to the interim vehicle storage area would be from driveways adjacent to
the parcel east of the interim lot. Both parcels have access to a Town Center Loop
Road (Centennial Center Boulevard). Site Access and circulation do not
negatively impact the adjacent roadway.
4. Building and landscape materials are appropriate for the area and for the
City;
No buildings are proposed for the interim vehicle storage lot. Only asphalt with
fencing is proposed, which are both appropriate for an area dominated by
automobile land uses.
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Ten
August 14, 2018 - Planning Commission Meeting
No buildings are proposed for the interim vehicle storage lot. The interim storage
lot creates an orderly environment for the automobile dealership.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
Periodic inspections will ensure the welfare of the public is being protected.
BACKGROUND INFORMATION
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Eleven
August 14, 2018 - Planning Commission Meeting
NE
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Staff Report Page Twelve
August 14, 2018 - Planning Commission Meeting
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Thirteen
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a routine pre-application meeting where the submittal
04/18/18 requirements for a Site Development plan review for a new car
dealership and temporary storage were discussed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
During a routine field check staff observed the existing temporary
inventory storage lot and the undeveloped lot subject for review of the
05/03/18
proposed new automobile dealerships. Nothing of concern was noted
by staff.
Planned or Special
Surrounding Existing Land Existing Zoning
Land Use
Property Use Per TCDSM District
Designation
Undeveloped GC-TC (General
Subject
Commercial – Town T-C (Town Center)
Property Motor Vehicle Center)
Sales (New)
North Clark County 215 Right-of-Way Right-of-Way
Undeveloped PF-TC (Public
South Public or Private Facilities – Town T-C (Town Center)
School, Secondary Center)
GC-TC (General
Motor Vehicle
East Commercial – Town T-C (Town Center)
Sales (New)
Center)
SC-TC (Service
Undeveloped Commercial – Town
Center)
West T-C (Town Center)
General Retail GC-TC (General
Store Commercial – Town
Restaurant Center)
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Fourteen
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Fifteen
August 14, 2018 - Planning Commission Meeting
Actual
Functional Compliance
Street
Street Name Classification Governing Document with Street
Width
of Street(s) Section
(Feet)
Town Center
Frontage Road Development
Grand Montecito
Standards Manual 38 N*
Parkway
Master Plan of Streets
Frontage Street
and Highways Map
Town Center
Centennial Loop Road Development
Center Standards Manual 73 N*
Boulevard Master Plan of Streets
Primary Arterial
and Highways Map
*Conditions of approval address provision of half-street improvements along these roadways.
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Sixteen
August 14, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply for the
existing automobile dealership (Toyota):
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Motor 1 space
Vehicle 78,253 SF per 500 157
Sales (New) SF GFA
TOTAL SPACES REQUIRED 157 631 Y
Regular and Handicap Spaces Required 151 6 625 6 Y
4 spaces
for
Loading
78,253 SF 50,000- 4 4 Y
Spaces
100,000
SF GFA
NE
SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Seventeen
August 14, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply for the
proposed automobile dealerships A, B, and C:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Ratio Regular Regular
Units capped capped
Motor
1 space
Vehicle
32,000 SF per 500 64
Sales (New)
SF GFA
“A”
Motor
1 space
Vehicle
56,000 SF per 500 112
Sales (New)
SF GFA
“B”
Motor
1 space
Vehicle
32,000 SF per 500 64
Sales (New)
SF GFA
“C”
TOTAL SPACES REQUIRED 240 3,907 Y*
Regular and Handicap Spaces Required 233 7 3,857 50 Y*
*These numbers represent the total parking provided, included inventory storage.
Waivers
Requirement Request Staff
Recommendation
To provide an alternative
TCDS: Landscaped islands and shade landscape plan that
trees are required for every six includes landscape islands
Approval
uncovered non-display parking spaces at the end of customer
and at the ends of all parking rows. parking rows only and no
parking lot islands.
TCDS (C.2.B.9): a 15-foot landscape To allow a 10-foot
buffer shall be provided between the landscape buffer along the Approval
right-of-way and the proposed use. north (front) property line.
TCDS: Open space of at least 20
To not meet the minimum
percent of the development area shall Approval
requirement of 20 percent.
be required of all projects
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SDR-73335 and SDR-73336 [PRJ-73184]
Staff Report Page Eighteen
August 14, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff
Recommendation
TCDS: Parking facilities shall be
located away from the right-of-way on
To allow a parking lot in the
the rear side of the structure they
front of the proposed Approval
serve. All parking shall locate to the
building
side or rear of buildings and away from
the street front.
Exceptions
Staff
Requirement Request
Recommendation
TCDS & LVMC: Provide a roof
To provide no roof structure. Approval
structure for trash receptacles.
NE
SDR-73335 and SDR-73336
Items 26-27
SDR-73335
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Ŵ่֭ف㌱ੂ7שਙ7кħ⑾ש7שγ֭7₡—こऑ⎯֭שผ7ਙ่שਙ7שγ֭7שผŴ่⎯ऑਙผש7֭ﭨγħ㌱к֭㈠77A⎯7Ŵ7⎯—⇡⎯שħ֭ש—שⓒ7ʉ֭7ऑผਙऑਙ⎯֭7שਙ7ħ่⎯שŴкк7ฎɸ7שŴкк7₡֭㌱ਙผŴשħ֭ﭨ7⇡кਙ㌱5ฌ
ʉŴкк⎯7Ŵผਙ—่₡7שγ֭7ผਙкк7ਙ⑾⑾7₡—こऑ⎯֭שผ7שਙ7㌱ਙこऑк֭֭שкੂ7㌱ਙ่㌱֭Ŵк7שγ֭7кŴผ֭فผ7₡—こऑ⎯֭שผ7⑾ผਙこ7ﭨħ֭ʉ㈠77╗γ֭7⎯שŴ่₡Ŵผ₡7″ɸ7שŴкк7ʉŴкк⎯ฌ
Ŵผਙ—่₡7שγ֭7ਙשγ֭ผ7₡—こऑ⎯֭שผ7่֭㌱кਙ⎯—ผ֭7ʉħкк7㌱ਙこऑк֭֭שкੂ7㌱ਙ่㌱֭Ŵк7שγ֭7⎯こŴкк֭ผ7₡—こऑ⎯֭שผ⎯㈠ฌ
╗γ֭7ħ่ש่֭ש7ħ⎯7שਙ7ผ֭ऑкŴ㌱֭7ƆCŐ7″″ㅡฎㅡ7Ŵ่₡7Ŵこ่֭₡7ƆCŐ7″″ㅡฎ̶7ʉħשγ7שγħ⎯7Ŵऑऑкħ㌱Ŵשħਙ่㈠ฌ
╗γ֭7Ġਙ—ผ⎯7ਙ⑾7ਙऑ֭ผŴשħਙ่7⑾ਙผ7שγ֭7֭ゥħ⎯שħ่ف7⑾Ŵ㌱ħкħੂש7Ŵผ̬֭ฌ
ƆŴк֭⎯7Ġਙ—ผ⎯7ਙ⑾7ਙऑ֭ผŴשħਙ่7ӧҜਙ่₡ŴੂֱƆŴ—שผ₡Ŵੂ7ฎ̬xx7Ŵこֱںx̬xx7ऑこỏ7ֱ7Ɔ—่₡Ŵੂ7㌱кਙ⎯֭₡ฌ
Ɔ֭ผﭨħ㌱֭7Ŵ่₡7ОŴผ⎯ש7Ġਙ—ผ⎯7ਙ⑾7Ḷऑ֭ผŴשħਙ่7ӧҜਙ่₡Ŵੂ7ॅ7ƆŴ—שผ₡Ŵੂ7ՙ̬xx7Ŵこ7ॅ7″̬xx7ऑこỏ7ֱ7Ɔ—่₡Ŵੂ7bкਙ⎯֭₡ฌ
╗γŴ่⎯ⓒฌ
C֭ผผħ㌱7ÛħккħŴこ⎯ฌ
Աਙੂ₡7ҜŴผשħ่7bਙ่⎯שผ—㌱שħਙ่7ՁՁbฌ
b֭кк̬7ՙxธֱฎㅡㄦֱธںㄦ̶ฌ
Ḷ⑾⑾ħ㌱̬֭77ՙxธֱㅡㄦㅡֱɱՙ̶ںฌ
(Ŵゥ̬77ՙxธֱㅡㄦㅡ̶ֱՙ̶ㄦฌ
DzこŴħк̬7₡֭ผผħ㌱㌀⇡こ㌱่ﭨ㈠㌱ਙこฌ
ОŐİֱՙ̶ںฎㅡ
ԱⓈ●ՁC●ЌḚ7Û●╗Ġ7DzṲОDzŐ●DzЌbDzⓒ7Ћ●Ɔ●ḶЌⓒ7AЌC7●Ќ╗DzḚŐ●╗ù
╗DzḚŐ●╗ù╗ ฌ
xㄦ゜xں゜ںฎ
ㄦɱ″ㄦ7Ҝ㌱Ձ֭ਙ₡7Cผħ⊿֭ﭨ7ՁŴ⎯7Ћ֭فŴ⎯ⓒ7Ќ֭ﭨŴ₡Ŵⓒ7ฎɱںธx7777ӧՙxธỏ7ㅡㄦㅡֱɱՙ̶ں7777"Ŵゥ̬7ӧՙxธỏ7ㅡㄦㅡ̶ֱՙ̶ㄦ77
ՙ̶ㄦ 77ʉ
ʉʉʉ㈠⇡こ㌱่ﭨ
ʉʉ㈠⇡こ㌱่ﭨ㈠㌱ਙこฌ
㈠㌱ਙこ
ЌЋ7ӧԱỏ7Ձħ㌱่֭⎯֭7ㄦㄦㄦՙธ7777ЌЋ7ӧAԱỏ7Ձħ㌱่֭⎯֭7ՙฎںՙɱ7777Ⓢ╗7Ձħ㌱่֭⎯֭7ՙx″ɱㅡฎ̶ֱㄦㄦxں77777ḶŐ7Ձħ㌱่֭⎯֭7ธxںɱՙㅡ7777AΎ7Ձħ㌱่֭⎯֭7ŐḶbธㄦ̶ɱㅡㄦ7₡⇡Ŵ7ԱCҜ7bਙ่⎯שผ—㌱שħਙ่ฌ
ŐḶbธㄦ̶ɱㅡㄦ ₡⇡Ŵ ԱCҜ bਙ่⎯שผ—㌱
Proposed Use
This project will add approximately 3,341 trips per day on Centennial Center Blvd. and Grand Montecito Pkwy.
Currently, Centennial Center is at about 33 percent of capacity and Grand Montecito is at about 12 percent of capacity.
With this project, Centennial Center is expected to be at about 43 percent of capacity and Grand Montecito to be at
about 25 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 292 additional cars, or about five every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 27.
SUBJECT:
ABEYANCE - SDR-73336 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SDR-
73335 - PUBLIC HEARING - APPLICANT/OWNER: HOWARD KEYES TRUST - For
possible action on a request for a Site Development Plan Review FOR AN INTERIM AUTO
DEALER INVENTORY STORAGE FACILITY IN CONJUNCTION WITH A PROPOSED
120,000 SQUARE-FOOT MOTOR VEHICLE SALES (NEW) DEVELOPMENT on 45.63
acres at the southeast corner of Centennial Center Boulevard and Grand Montecito Parkway
(APNs 125-28-110-004 and 125-28-101-008), T-C (Town Center) Zone [GC-TC (General
Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-73184]. 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-73336
ОŐİֱՙ̶ںฎㅡ
xㄦ゜xں゜ںฎ
SDR-73336
ОŐİֱՙ̶ںฎㅡ
xㄦ゜xں゜ںฎ
Agenda Item No.: 28.
SUBJECT:
ABEYANCE - GPA-73577 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT: UPGROWTH NV, LLC - OWNER: UNITED STATES OF AMERICA - For
possible action on a request for a General Plan Amendment to Amend the Trails Element of the
2020 Master Plan and all related maps, Ward 6 (Fiore) [PRJ-73471]. Staff recommends
APPROVAL.
C.C.: 9/5/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - GPA-73577 and GPA-73578 [PRJ-73471]
2. Conditions and Staff Report - GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
3. Supporting Documentation
4. Justification Letter - GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0 - GPA-73577
8 - GPA-73578 and ZON-73579
APPROVALS 0 - GPA-73577
4 - GPA-73578 and ZON-73579
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to re-align a portion of the Multi-Use Non-Equestrian trail and a portion
of the Equestrian Trail located northeast of the Clark County 215, within parcel number
126-36-601-003.
The second portion of this request is for a General Plan Amendment and Rezoning of a
120 acre portion of 146 acres generally locally on the southwest and northeast sides of
the Clark County 215 bounded by Ann Road, Hualapai Way, Washburn Road and
Alpine Ridge Way.
ISSUES
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
ANALYSIS
Currently, the Equestrian Trail is aligned with Hammer Lane until it turns north, east of
the Ruffian Road alignment. The applicant has proposed to re-align the Equestrian Trail
from east of Ruffian Road to align with the future Hualapai Way road alignment. Staff is
recommending the adoption of the proposed re-alignment to the west side of Hualapai
Way due to the second proposed alignment adjacent to Ruffian Road being located
within Clark County’s jurisdiction where the City of Las Vegas does not have
jurisdictional general amendment authority. In addition, there is dedicated right-of-way
on Ruffian that would likely impact a future trail cross section. Hualapai Way is within
the jurisdiction of the City of Las Vegas and does not have dedicated right-of-way at this
time and still has the potential to accommodate an Equestrian Trail.
The Trails Element of the Master Plan currently aligns the Multi-Use Non-Equestrian
Trail with the previously anticipated Clark County 215 alignment. Now that the
construction of this particular portion of the Clark County 215 is near completion, the
trail alignment is no longer applicable. The applicant has proposed to re-align this trail
with the future dedicated Hualapai Way right-of-way, which staff supports as long as the
trail is aligned with the east side of Hualapai Way.
The first portion includes the land located to the far northeast section of the subject site.
The applicant has proposed to amend the General Plan from DR (Desert Rural Density
Residential) that permits a density of up to 2.49 dwelling units per acre, to RNP (Rural
Neighborhood Preservation) which would allow a density of 2.00 dwelling units per acre.
The applicant has proposed to rezone this portion of the subject site to R-E (Residence
Estates) which requires a minimum lot size of 20,000 square feet.
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
The second portion is just southwest of the previous district proposed, but east of the
Clark County 215. The applicant has proposed to amend the General Plan designation
for this portion from DR (Desert Rural Density Residential) that permits a density of up
to 2.49 dwelling units per acre, to R (Rural Density Residential) which would allow a
density of 3.59 dwelling units per acre. The applicant has proposed to rezone this
portion of the subject site to R-D (Single Family Residential Restricted) which requires a
minimum lot size of 10,000 square feet.
The third portion of the General Plan Amendment and Rezoning request includes the
portion of the overall parcel southwest of the second portion up to the Clark County 215.
The applicant has proposed to amend the General Plan for this portion from DR (Desert
Rural Density Residential) that permits a density of up to 2.49 dwelling units per acre, to
R (Rural Density Residential) which would allow a density of 3.59 dwelling units per
acre. The applicant has proposed to rezone this portion of the subject site to R-1 (Single
Family Residential) which requires a minimum lot size of 6,500 square feet.
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
The fourth and final portion of this application consists of the parcel west of the Clark
County 215. The applicant has proposed to amend the General Plan for this portion
from PF (Public Facilities), to ML (Medium Low Density Residential) which would allow
a density of 8.49 dwelling units per acre. The applicant has proposed to rezone this
portion of the subject site to R-CL (Single Family Compact-Lot) which requires a
minimum lot size of 3,000 square feet.
In December of 2016, the City of Las Vegas entered into an agreement with Clark
County commonly known as the Interlocal Agreement. This agreement outlines future
growth strategies for both the City and the County and the land under their jurisdictions
located within the northwest portion of the valley. The agreement categorized three
areas of growth; Planning Area A1 and A2, and Planning Area B. The subject site is part
of Area A2. Areas identified as Area A2 must remain residential and designated at a
density of no greater than 2.0 Units per Gross Acre on the Parties' respective
comprehensive plans. The Parties agree that they shall not accept any General Plan
Amendments (GPA) nor amend their respective comprehensive plans, rezone such
properties or approve special or conditional use permits to allow industrial or
commercial uses or residential densities above 2.0 Units Per Gross Acre and each lot
will maintain a minimum buildable net lot area of at least 18,000 square feet with a goal
of at least 18,500 square feet.” The proposed General Plan Amendment and Rezoning
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
is in conflict with this agreement as the applicant has proposed land use designations
and zoning districts for the subject site that allow lot minimums that range from 3,000 to
10,000 square feet, not the 18,000 to 18,500 square feet as defined by the Interlocal
Agreement for this area; therefore, staff is recommending denial of both the General
Plan Amendment and the rezoning request.
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:
This request is for trail re-alignment and will not affect the density or the intensity
and will remain compatible with existing and future land use designations in the
area.
The proposed amendment conforms with the Trails Element of the Master Plan
2020 Policy Document which encourages accessible trail locations that serve
the needs of the local neighborhood while ensuring connectivity to larger
regional and city-wide trail systems that connect to recreation, employment,
cultural centers, tourist destinations and transit.
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
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 density and intensity of the proposed land use designations are not
compatible with the existing surrounding Rural Neighborhood Preservation land
use designation in Clark County.
The zoning districts allowed by the proposed General Plan Amendment is not
compatible with the existing residential land uses or zoning districts, which is
currently the R-E (Rural Estates Residential District) Clark County, which limits
development to two dwellings units per acre.
Facilities at this time are not adequate and would be required to be installed as
development occurred on the subject site, including the installation of right-of-way
and public utilities.
The proposed amendment does not conform to the recently adopted Interlocal
Agreement which specifically prohibits the adoption of a General Plan
Amendment or the Rezoning of property to any density greater than 2.0 dwelling
units per acre. In addition, the agreement requires “each lot to maintain a
minimum buildable net lot area of at least 18,000 square feet.”
FINDINGS (ZON-73579)
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
If approved, the proposed zoning districts would conform to the General Plan with
the exception of the proposed R-CL (Single Family Compact-Lot) district. While
the H (High Density Residential) General Plan Designation would support the
lot size of the proposed district, it would be more appropriately located within
the ML (Medium Low Density Residential) General Plan area.
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 lot sizes permitted by the proposed zoning districts would not be compatible
with the existing large lot, RNP (Rural Neighborhood Preservation) areas that
currently abut the subject site to the north and east.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Growth and development factors do not indicate the need for the rezoning to
zoning districts that would allow significantly smaller lot sizes and ultimately
intensify an area that is currently rural in nature. Recent development in the area
and the Interlocal agreement dictate the need for the area to remain rural in nature
as it includes and allows residential development on roughly half-acre size lots.
BACKGROUND INFORMATION
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting to discuss the submittal
05/21/18 requirements for the General Plan Amendment and Rezoning
applications.
Neighborhood Meeting
Date: June 14, 2018
Start Time: 5:30 p.m.
End Time: 6:45 p.m.
Attendees:
Six project representatives, including the applicant.
Two representatives for Clark County District C office, Commissioner
Larry Brown.
One representative from the Planning Department.
Approximately 30 members of the public (neighbors).
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
Neighborhood Meeting
The neighbors agree that Skye Canyon is a nice development,
but not appropriate for their area. It is too dense with too many
homes per acre, and home values significantly less than theirs.
The neighbors do not mind development as long as it remains
R-E with similar size lots and large homes to match what has
been developed in the area.
The neighbors want the area to remain R-E, no small lots.
Match the existing development in the area and honor the
Interlocal Agreement.
Neighbors are concerned with the amount of traffic and
congestion 6,500 square-foot lots would bring to the area since
the majority of the neighbors specifically bought in this area to
enjoy less congestion and traffic. Want it to remain low density.
Concerns were raised about existing educational facilities as
they are already over capacity. A dense development would
add too many additional students for the existing schools to
handle. Asked if the developer would consider donating a
portion of the land for an additional school.
The residents did not mind the re-location of the trails as long
as they were not eliminated.
Field Check
Staff observed portions of the undeveloped 120 acres proposed for a
General Plan Amendment and Rezoning. Staff noted the majority of
05/31/18
the existing residences in this area are within the County’s jurisdiction,
and are large lot, detached single family residences.
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Ten
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply for the proposed R-E
(Residence Estates) zoning district:
Standard Required/Allowed
Min. Lot Size 20,000 SF
Min. Lot Width 100 Feet
Min. Setbacks
Front 50 Feet to Public Street
30 Feet to private Street
Side 10 Feet
Corner 15 Feet
Rear 35 Feet
NE
GPA-73577, GPA-73578 and ZON-73579 [PRJ-73471]
Staff Report Page Eleven
August 14, 2018 - Planning Commission Meeting
Pursuant to Title 19.06, the following standards apply for the proposed R-D
(Single Family Residential-Restricted) zoning district:
Standard Required/Allowed
Min. Lot Size 10,000 SF
Min. Lot Width 80 Feet
Min. Setbacks
Front 25 Feet
Side 5 Feet
Corner 15 Feet
Rear 30 Feet
Pursuant to Title 19.06, the following standards apply for the proposed R-1 Single
Family Residential) zoning district:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Pursuant to Title 19.06, the following standards apply for 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
Front 14 Feet to House
18 Feet to Garage
Side 10 Feet Combined
Corner 10 Feet
Rear 10 Feet
NE
GPA-73577
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
7ֱ7╗ผŴħк⎯7ֱ7╗ผŴ่⎯ऑਙผשŴשħਙ่7Ŵ่₡7Ő֭㌱ผ֭Ŵשħਙ่ฌ
GPA-73577
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
GPA-73577
ŐDzЋ●ƆDzC7╗ŐA●Ձฌ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
GPA-73577
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
GPA-73577
ḶО╗●ḶЌ7ںฌ
ḶО╗●ḶЌ7ธฌ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
GPA-73577
ОŐİֱՙ̶ㅡՙں
xՙ゜ںՙ゜ںฎ
SUBJECT:
ABEYANCE - RENOTIFICATION - GPA-73578 - GENERAL PLAN AMENDMENT -
PUBLIC HEARING - APPLICANT - UPGROWTH NV, LLC - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a General Plan Amendment FROM: PF
(PUBLIC FACILITIES) AND DR (DESERT RURAL DENSITY RESIDENTIAL) TO: RNP
(RURAL NEIGHBORHOOD PRESERVATION), R (RURAL DENSITY RESIDENTIAL)
AND ML (MEDIUM LOW DENSITY RESIDENTIAL) on a portion of 146.07 acres on the
southwest and northeast sides of the Clark County 215, generally bounded by Ann Road,
Hualapai Way, Washburn Road and Alpine Ridge Way (APNs 126-36-601-002 and 003; and
126-36-101-018), Ward 6 (Fiore) [PRJ-73471]. Staff recommends DENIAL.
C.C.: 9/5/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Photo(s) - GPA-73578 and ZON-73579 [PRJ-73471]
4. Protest (8)/Support (4) Postcards for GPA-73578 and ZON-73579 [PRJ-73471]
Documentation Not Vetted - Telephone Log (1) for GPA-73578 [PRJ-73471] and Comment
Forms (6) for GPA-73578 and ZON-73579 [PRJ-73471]
GPA-73578
ゥฌ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
7ֱ7Ɔħ֭שฌ
GPA-73578
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
GPA-73578
TEMPLE
RU
IRELAN
EGAN CREST DR
W EL CAMPO GRANDE AVE W E L CAMPO GRANDE AV E
N HUALAP AI WAY
ASPEN FALLS CIR
S PIDER CREEK CT
W ANN RD W ANN RD
SIERRA BROOK CT
W STEPHEN AVE W STEPHEN AVE
MB
ER
RD
RNP
PF
SUBJECT
PROPERTY
± PCD R
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Ҝ ●b Ġ Dz ՁՁ●
Ҝ ●b Ġ Dz ՁՁ●
b bฌ
b Ő Dz Ɔ ╗ 7Û A ù ฌ
b Ő Dz Ɔ ╗ 7Û A ù ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
Ő Ќ Оฌ
Ő Ⓢ ●A Ќ 7Ő C ฌ
Ő Ⓢ ●A Ќ 7Ő C ฌ
ОŐ Ḷ ОḶ ƆDzC ฌ
Ḛ DzЌ DzŐ AՁฌ b bฌ bbฌ
Ő Ќ Оฌ
Dz Ḛ A Ќ 7b Ő Dz Ɔ ╗ 7C Ő ฌ
Dz Ḛ A Ќ 7b Ő Dz Ɔ ╗ 7C Ő ฌ
О ՁA Ќ 77ՁḶ Û ฌ Ő Ќ Оฌ
О Ġ Ḷ Ќ Dz 7ӧՙxธỏ7ธฎㅡֱㄦ̶xx7
ㄦՙㅡx7Ɔ ㈠7A Ő Ћ ●Ձ Ձ Dz 7Ɔ ╗ Ő Dz Dz ╗ 7 ธں″ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱںںฎฌ
Ɔ ╗Dz О Ġ Dz Ќ ฌ Ɔ ╗Dz О Ġ Dz Ќ ฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
Ġ Ⓢ A ՁA О A ●7Û A ù ฌ
Ġ Ⓢ A ՁA О A ●7Û A ù ฌ
Ő Ќ Оฌ
AЋDzฌ A ЋDzฌ
b ՁЋ ฌ
О Ő Ḷ ОḶ ƆDzC ฌ
Ő Ќ Оฌ
Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ ฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ ฌ b bฌ
Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ ฌ Ő Ќ Оฌ
C Dz Ɔ Dz Ő ╗ 7Ő Ⓢ Ő A Ձฌ bbฌ
b ՁЋ ฌ Ő Ќ Оฌ
Ő Ќ О7
ОŐ Ḷ ОḶ ƆDzC ฌ
Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ ฌ
Ġ A Ҝ Ҝ Dz Ő 7ՁЌ 7 Ġ A Ҝ Ҝ Dz Ő 7ՁЌ ฌ Ő Ⓢ Ő A Ձฌ
ЌḶ b ՁЋ ฌ ЌḶ
Ő╗ Ő╗
Ġ 7ธ Ő Ќ Оฌ Ġ 7ธ
ںㄦ ںㄦ
7Ġ 7Ġ b ՁЋ ฌ
●Ḛ ●Ḛ
ĠÛ ĠÛ
Aù Aù Ő Ќ Оฌ
ฌ ฌ
b ՁЋ ฌ
Ġ Ⓢ A ՁA О A ●7Û A ù 7
Ġ Ⓢ A ՁA О A ●7Û A ù 7
Ő Ќ Оฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ ฌ
ОŐ Ḷ ОḶ ƆDzC ฌ
Ḛ Dz Ќ Dz Ő A Ձฌ Ḛ Dz Ќ Dz Ő A Ձฌ
О ՁA Ќ 7О Ⓢ Ա Ձ●b ฌ О ՁA Ќ 7Ҝ Dz C ●Ⓢ Ҝ ฌ
A b ●Ձ●╗ ù ฌ ՁḶ Û ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
b ●╗ ù 7Ḷ 7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ
Û A Ɔ Ġ Ա Ⓢ Ő Ќ 7Ő C 7 Û A Ɔ Ġ Ա Ⓢ Ő Ќ 7Ő C 7 Û A Ɔ Ġ Ա Ⓢ Ő Ќ 7Ő C 7 Û A Ɔ Ġ Ա Ⓢ Ő Ќ 7Ő C ฌ
b bฌ b bฌ b bฌ
Ҝ C Оฌ Ő Ќ Оฌ Ő Ќ Оฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ 7Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ 7 О Ő Ḷ О Ḷ Ɔ Dz C 7Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ ฌ
ՁDz Ḛ Dz Ќ C ฌ
Ա Ձ Ҝ 7ںธx7
A Ő Dz A 7╗ Ḷ 7Ա Dz 7A Ќ Ќ Dz Ṳ Dz C 7 Ő Ḷ Ҝ 7b ՁA Ő ì 7b Ḷ Ⓢ Ќ ╗ ù 7╗ Ḷ 7b ●╗ ù 7Ḷ 7ՁA Ɔ 7Ћ Dz Ḛ A Ɔ ฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ 7Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ 7ए77C Dz Ɔ Dz Ő ╗ 7Ő Ⓢ Ő A Ձฌ
О Ő Ḷ О Ḷ Ɔ Dz C 7Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ 7ए7Ő Ⓢ Ő A Ձ7
Ḷ Ձù ںฎxֱںxxxฌ
О Ő Ḷ О Ḷ Ɔ Dz C 7Ḛ Dz Ќ Dz Ő A Ձ7О ՁA Ќ 7ए7Ő Ќ О ฌ
Ḛ О A ゜Ő Dz ֱΎ Ḷ Ќ ●Ќ Ḛ 7Ձ●Ҝ ●╗ ฌ
ОŐİֱՙ̶ㅡՙں
xՙ゜ںՙ゜ںฎ
Ћ ●b ●Ќ ●╗ù 7Ҝ A О 7
Dz Ṳ ֱںฌ
A่่ฌ
b
b
ֱธ
ںㄦ
ฌ
Ձ่֭֭ف₡ฌ
ںxxxƥ7ਙ⑾⑾⎯֭ש7⑾ผਙこ7bbธںㄦฌ ОŐİֱՙ̶ㅡՙں
ธںㄦ7Ա֭кשʉŴੂฌ
xՙ゜ںՙ゜ںฎ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Aںฌ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Aธฌ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Աฌ
̶ⓒɱㄦx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
̶ⓒธxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
b bֱ ธ ںㄦฌ
ںฎⓒxㄦx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںㄦⓒɱ″x7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ṲṲṲ7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ɱⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ ṲṲṲ7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ՙⓒ″ฎx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
̶ںⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںںⓒㅡxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںฎⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںՙⓒɱxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںธⓒɱㄦx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ ںںⓒՙ″x7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ں″ⓒ″ㄦx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںxⓒxฎx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںںⓒㅡxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںxⓒxxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
A่่ฌ
Ġ—ŴкŴऑŴħฌ
ںɱⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ ںฎⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
̶ںⓒㄦxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ ںㄦⓒㅡxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ՙⓒ″ㅡx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںฎⓒx̶x7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ ฎⓒՙںธ7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںㄦⓒฎxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںฎⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںㄦⓒ̶xx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
̶ںⓒฎㄦx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںںⓒɱՙx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںฎⓒxxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںㅡⓒ̶xx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ㄦฌ
ںɱⓒxㅡx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ں″ⓒ″ɱx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ֱธ ں
bb
̶ںⓒɱธx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںธⓒxㅡx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںɱⓒںxx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ں″ⓒธ″x7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںɱⓒ̶xx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
̶ںⓒㅡฎx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
Ձ่֭֭ف₡ฌ
ںxxxƥ7ਙ⑾⑾⎯֭ש7⑾ผਙこ7bbธںㄦฌ ںㅡⓒฎɱx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ں″ⓒՙㅡx Ɔ* ḚŐḶƆƆ Ҝ●Ќ㈠
ں″ⓒՙㅡx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ ںธ
ںธⓒՙ̶x7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ŐDzAՁ●ḚЌDzC7ธںㄦ7Ա֭кשʉŴੂฌ ںㄦⓒxՙx Ɔ* ЌDz╗ Ҝ●Ќ㈠
ںㄦⓒxՙx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ںธⓒxɱx7Ɔ*7ḚŐḶƆƆ7Ҝ●Ќ㈠ฌ
ںxⓒxxx7Ɔ*7ЌDz╗7Ҝ●Ќ㈠ฌ
ƆỢ㈠7╗㈠ฌ
ケ7ںxxxxฌ
ںxxxx㈠ں7ֱ7ںㄦxxxฌ
ںㄦxxx㈠ں7ֱ7ںฎxxxฌ ОŐİֱՙ̶ㅡՙں
ںฎxxx㈠ں7ֱ7ںɱxxxฌ
xՙ゜ںՙ゜ںฎ
ںɱxxx㈠ں7ֱ7ธxxxxฌ
ธxxxx㈠ں7ֱ7ธธxxxฌ
⒕7ธธxxx㈠ںฌ
A่่ฌ
b
b
ֱธ
ںㄦ
ฌ
Ձ่֭֭ف₡ฌ
ںxxxƥ7ਙ⑾⑾⎯֭ש7⑾ผਙこ7bbธںㄦฌ
ธںㄦ7Ա֭кשʉŴੂฌ ОŐİֱՙ̶ㅡՙں
Dzゥ㌱֭ऑשħਙ่7Aผ֭Ŵ7Ҝਙ₡ħ⑾ħ㌱Ŵשħਙ่ฌ
xՙ゜ںՙ゜ںฎ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Aںฌ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Aธฌ
Dzゥ㌱֭ऑ֭ש₡7Aผ֭Ŵ7Աฌ
SUBJECT:
ABEYANCE - RENOTIFICATION - ZON-73579 - REZONING RELATED TO GPA-73578 -
PUBLIC HEARING - APPLICANT - UPGROWTH NV, LLC - OWNER: UNITED STATES
OF AMERICA - For possible action on a request for a Rezoning FROM: C-V (CIVIC) AND U
(UNDEVELOPED) [PF (PUBLIC FACILITIES) AND DR (DESERT RURAL DENSITY
RESIDENTIAL) GENERAL PLAN DESIGNATION] TO: R-E (RESIDENCE ESTATES), R-D
(SINGLE FAMILY RESIDENTIAL-RESTRICTED), R-1 (SINGLE FAMILY RESIDENTIAL)
AND R-CL (SINGLE FAMILY COMPACT-LOT) on a portion of 146.07 acres on the
southwest and northeast sides of the Clark County 215, generally bounded by Ann Road,
Hualapai Way, Washburn Road and Alpine Ridge Way (APNs 126-36-601-002 and 003; and
126-36-101-018), Ward 6 (Fiore) [PRJ-73471]. Staff recommends DENIAL.
C.C.: 9/5/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ZON-73579
ゥฌ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
ZON-73579
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
ZON-73579
TEMPLE
RU
IRELAN
EGAN CREST DR
W EL CAMPO GRANDE AVE W E L CAMPO GRANDE AV E
N HUALAP AI WAY
ASPEN FALLS CIR
S PIDER CREEK CT
W ANN RD W ANN RD
SIERRA BROOK CT
W STEPHEN AVE W STEPHEN AVE
MB
ER
RD
U(RNP)
C-V
SUBJECT
R-E
PROPERTY
± U(PCD)
Zoning FROM C-V AND U(PF AND DR) TO R-D, R-1 AND R-CL
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1500' Buffer
R-A - Ranch Acres
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density GIS maps are normally produced
Aù
ŐC
ŐC
ĠAЌ●AЌฌ
ḚŐḶⓈОฌ
ƆՁA╗DzŐฌ
ÛAù
DzՁՁ●
╗ ÛA
Ő●CḚDz Û
Ɔ╗7ÛAùฌ
●bĠDzՁՁ●
●AЌ7ŐCฌ
ŐDzƆ╗
ŐDzƆ╗7ÛAùฌ
Ҝ ●bĠDzՁՁ●
Ҝ●bĠ
Ҝ
Ⓢ●AЌ7ŐCฌ
bŐDzƆ╗
bŐ
bŐDz
ŐⓈ●AЌ
ŐⓈ●AЌ
bՁЋฌ b bฌ
b bฌ
ՁО●ЌDz7Ő●CḚDz7ÛAùฌ
Ⓢ ֱŐЌОฌ b bฌ Ő ֱDzฌ
ŐֱDz7
AՁО●ЌDz
AՁО●ЌDz7Ő●CḚDz7ÛAùฌ
ŐֱDzฌ b bฌ
ŐֱDzฌ
Dz ḚAЌ7bŐDzƆ╗7CŐฌ
DzḚAЌ7bŐDzƆ╗7CŐฌ
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
Ɔ╗DzОĠDzЌฌ ╗DzОĠDzЌ
Ɔ ╗DzОĠDzЌฌ
ĠⓈAՁAОA●7ÛAùฌ
ĠⓈAՁAОA●7ÛAùฌ
AЋDz7 ЋDzฌ
AЋDz b ՁЋฌ
ОŐḶОḶƆDzCฌ ŐֱDzฌ
ŐֱC7ΎḶЌ●ЌḚฌ
DzṲ●Ɔ╗●ЌḚ7Ⓢ7ӧŐЌОỏฌ b bฌ
b ՁЋฌ ŐֱDzฌ
ΎḶЌ●ЌḚฌ bֱЋฌ
ҜDzŐ
Ҝ
ĠAҜҜDz ՁЌ
Ő7ՁЌ7
Ő Ձ
ҜDzŐ ՁЌ
Ġ AҜҜDzŐ7ՁЌฌ
ЌḶ ЌḶ
Ő╗ Ő╗
Ġ7ธ Ġ
ธں 7ธธں
ㄦ7Ġ
Ġ●Ḛ ㄦ7Ġ
Ġ●Ḛ
DzṲ●Ɔ╗●ЌḚฌ ĠÛ ĠÛ
Aù Aù
ฌ ฌ
bֱЋ7ΎḶЌ●ЌḚฌ
Aùฌ
ŐḶОḶƆDzCฌ
ОŐḶОḶƆDzC
ΎḶЌ●ЌḚ
ֱں7ΎḶЌ●ЌḚฌ
Őֱں
b ՁЋฌ
ĠⓈAՁAОA●7ÛAù7
ĠⓈAՁAОA●7ÛAù7
CḚDz ÛAù
b ֱЋฌ
Ő●C
b ՁЋฌ
ОŐḶОḶƆDzCฌ ŐֱDzฌ
ŐֱbՁ7ΎḶЌ●ЌḚฌ
AՁО●ЌDz7Ő●CḚDz7Û
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆⓒ7ЌЋฌ
b bฌ b bฌ b bฌ
ŐֱⓈฌ ŐֱⓈฌ ŐֱⓈฌ
DzṲ●Ɔ╗●ЌḚ7ΎḶЌ●ЌḚ7 ОŐḶОḶƆDzC7ΎḶЌ●ЌḚฌ
Ա ՁҜ 7ںธx7
╗ ●╗ՁDz ฌ
О Ő Ḷ İDz b ╗7Ɔ ●╗Dz ฌ
Ⓢ О Ḛ Ő Ḷ Û ╗Ġ 7Ќ Ћ ⓒ7Ձ Ձb 7
Ő Dz ֱΎ Ḷ Ќ ●Ќ Ḛ 7Ɔ ●╗Dz 7О ՁA Ќ 7
Ⓢ7ӧŐЌОỏ7DzṲ●Ɔ╗●ЌḚ7ΎḶЌ●ЌḚฌ
bֱЋ7DzṲ●Ɔ╗●ЌḚ7ŐDzֱΎḶЌ●ЌḚฌ
ŐֱbՁ7ОŐḶОḶƆDzC7ŐDzֱΎḶЌ●ЌḚฌ
Őֱں7ОŐḶОḶƆDzC7ŐDzֱΎḶЌ●ЌḚฌ
Ḷ Ձù ںฎxֱںxxxฌ
ŐֱC7ОŐḶОḶƆDzC7ŐDzֱΎḶЌ●ЌḚฌ
ḚОA゜ŐDzֱΎḶЌ●ЌḚ7Ձ●Ҝ●╗ฌ
ОŐİֱՙ̶ㅡՙں
x″゜xㄦ゜ںฎ
Ћ ●b ●Ќ ●╗ù 7Ҝ A О 7
DzṲֱںฌ
ZON-73579
A Ќ Ќ 7Ő C 7 A Ќ Ќ 7Ő C ฌ
A Ṳ 7ӧՙxธỏ7ธฎㅡֱㄦ̶ɱɱฌ
Ġ A Ќ ● A Ќ ฌ
Ḛ Ő Ḷ Ⓢ Оฌ
Ɔ ՁA ╗Dz Ő ฌ
Ҝ ●b Ġ Dz ՁՁ●
Ҝ ●b Ġ Dz ՁՁ●
b Ő Dz Ɔ ╗ 7Û A ù ฌ
b Ő Dz Ɔ ╗ 7Û A ù ฌ
b ՁЋ ฌ
Ő Ⓢ ●A Ќ 7Ő C ฌ
Ő Ⓢ ●A Ќ 7Ő C ฌ
О Ő Ḷ ОḶ ƆDzC ฌ
b bฌ
Ő ֱDz 7Ύ Ḷ Ќ ●Ќ Ḛ ฌ
Ⓢ ֱŐ Ќ О ฌ b bฌ Ő ֱDz ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
A ՁО ●Ќ Dz 7Ő ●C Ḛ Dz 7Û A ù ฌ
Ő ֱDz 7 b bฌ
Dz Ḛ A Ќ 7b Ő Dz Ɔ ╗ 7C Ő ฌ
Dz Ḛ A Ќ 7b Ő Dz Ɔ ╗ 7C Ő ฌ
Ő ֱDz ฌ
О Ġ Ḷ Ќ Dz 7ӧՙxธỏ7ธฎㅡֱㄦ̶xx7
ㄦՙㅡx7Ɔ ㈠7A Ő Ћ ●Ձ Ձ Dz 7Ɔ ╗ Ő Dz Dz ╗ 7 ธں″ⓒ7Ձ A Ɔ 7Ћ Dz Ḛ A Ɔ ⓒ7Ќ Ћ 7ฎɱںںฎฌ
b Ḷ Ќ Ɔ Ⓢ Ձ╗●Ќ Ḛ 7Dz Ќ Ḛ ●Ќ Dz Dz Ő Ɔ 7ִ 7О ՁA Ќ Ќ Dz Ő
Ɔ ╗Dz О Ġ Dz Ќ ฌ Ɔ ╗Dz О Ġ Dz Ќ ฌ
Ġ Ⓢ A ՁA О A ●7Û A ù ฌ
Ġ Ⓢ A ՁA О A ●7Û A ù ฌ
AЋDzฌ A ЋDz7 О Ő Ḷ ОḶ ƆDzC ฌ
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SUBJECT:
ABEYANCE - GPA-73584 - GENERAL PLAN AMENDMENT - PUBLIC HEARING -
APPLICANT: BEAZER HOMES - OWNER: PRE RANCHO CRAIG, LLC - For possible
action on a request for a General Plan Amendment FROM: GC (GENERAL COMMERCIAL)
TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on 23.13 acres on the west side of Jones
Boulevard, 214 feet north of Rancho Drive (APN 138-02-713-007), Ward 4 (Anthony) [PRJ-
73479]. Staff recommends DENIAL.
C.C.: 9/5/2018
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
3. Supporting Documentation - GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
4. Photo(s) - GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
5. Justification Letter - GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
6. Clark County School District School Development Tacking - GPA-73584, ZON-73585 and
TMP-73586 [PRJ-73479]
7. Support Postcards for GPA-73584 and ZON-73585 [PRJ-73479] and Protest Documentation
Not Vetted -- Comment Form (1) for GPA-73584 and ZON-73585 [PRJ-73479]
JUN 27 2018
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Conditions Page One
August 14, 2018 - Planning Commission Meeting
** CONDITIONS **
TMP-73586 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.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Conditions Page Two
August 14, 2018 - Planning Commission Meeting
Public Works
7. Correct all American's with Disabilities Act (ADA) deficiencies, if any, on the
sidewalk along Jones Boulevard adjacent to this site in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer concurrent
with development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site.
8. Prior to submittal of any construction drawings, meet with the Sanitary Sewer
Section of the Department of Public Works to discuss the sewer layout of 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. In
addition, prior to release of a Final Map for Recordation, provide proof of a
perpetual, irrevocable access easement across APN: 138 02 713 008 connecting
this site to Rancho Drive.
10. Extend public sewer in Jones Boulevard to the south edge of this site at a depth
and location acceptable to the Sanitary Sewer Section of the Department of Public
Works. Additionally, extend public sewer to the west in both Common Elements
“C” and “D”. Common Elements “C” and “D” shall be labeled as “Public Sewer and
Drainage Easements, Surface to be Privately Maintained” on the Final Map for 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.
Construction drawings shall show calculated Site Visibility Restriction Zones
(SVRZs). Nothing over 24 inches in height is allowed in designated SVRZs.
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 Title19.02.130.D.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Conditions Page Three
August 14, 2018 - Planning Commission Meeting
13. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. If
additional rights of way are not required and Traffic Control devices are or may be
proposed at this site outside of the public right of way, all necessary easements for
the location and/or access of such devices shall be granted prior to the issuance of
permits for this site. Phased compliance will be allowed if recommended by the
approved Traffic Impact Analysis. No recommendation of the approved Traffic
Impact Analysis, nor compliance therewith, shall be deemed to modify or eliminate
any condition of approval imposed by the Planning Commission or the City Council
on the development of this site.
14. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainage ways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
15. As per Unified Development Code (UDC) 19.16.060.G, all requirements must be
complied with or such future compliance must be guaranteed by an approved
performance security method in accordance with UDC sections 19.02.130.C and
19.02.130.E.
15. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. 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.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page One
August 14, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
On August 6th, 2018 the applicant submitted revised drawings which reduced the
provided residential lots from 177- lots to 176-lots and provides vehicular access to
Rancho Drive through a proposed access easement.
A General Plan Amendment (GPA-73584) from GC (General Commercial) to ML
(Medium Low Density Residential) has been requested for the subject site. Staff
does not support this request.
A Rezoning (ZON-73584) from C-2 (General Commercial) to R-CL (Single Family
Compact-Lot) has been requested for the subject site. Staff does not support this
request.
A Waiver of Title 19.06.080 has been requested to allow a five-foot wide landscape
buffer along a portion of the eastern perimeter adjacent to Jones Boulevard where
six feet is the minimum required. Staff supports this request.
ANALYSIS
The applicant is proposing a Tentative Map (TMP-73586) for a 176-lot single family
residential subdivision on the 23.13-acre subject site. The subject site consist of one
parcel zoned C-2 (General Commercial) with a GC (General Commercial) general plan
land use designation. The applicant has proposed a General Plan Amendment from GC
(General Commercial) to ML (Medium Low Density Residential), which has an allowable
density of 8.49 dwelling units per gross acre. The ML (Medium Low Density Residential)
general plan land use designation allows the U (Undeveloped), R-E (Residence
Estates), R-1 (Single Family Residential), R-2 (Medium-Low Density Residential), R-SL
(Single Family Small Lot Residential), R-CL (Single Family Compact-Lot) and R-MH
(Mobile/Manufactured Home), zoning districts.
The applicant has proposed to rezone the subject site from C-2 (General Commercial)
to R-CL (Single Family Compact-Lot), the submitted tentative map indicates the
development will have lot sizes ranging from 3,341 square feet to 7,444 square feet.
Existing single family detached dwellings are located across Jones Boulevard to the
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Two
August 14, 2018 - Planning Commission Meeting
east of the subject site, which are zoned R-PD2 (Residential Planned Development – 2
Units per Acre), R-E (Residence Estates) and R-SL (Single Family Small Lot
Residential). Also, the subject site is located directly adjacent to C-2 (General
Commercial) zoning to the north and west, which fronts Craig Road and Rancho Drive.
The C-2 (General Commercial) zoning district is designed to provide the broadest scope
of compatible services for both the general and traveling public. This category allows
retail, service, automotive, wholesale, office and other general business uses of an
intense character, as well as mixed-use developments. This district should be located
away from low and medium density residential development and may be used as a
buffer between retail and industrial uses. The C-2 District is also appropriate along
commercial corridors. Staff has determined that although the proposed R-CL (Single
Family Compact-Lot) zoning district is consistent with the proposed ML (Medium Low
Density Residential) general plan land use designation, the minimum 3,000 square-foot
lot size associated with the proposed R-CL (Single Family Compact-Lot) zoning district
is not compatible with the adjacent C-2 (General Commercial) zoning district to the
north and west, therefore, staff recommends denial of this request.
The submitted north/south and east/west cross sections appear to depict a maximum
natural grade less than 2% across this site. Per the Tables in Subdivision Code
19.06.050 a development with natural slope less than 2%, is allowed a maximum 4-foot
retaining wall. It appears retaining is needed on both the east and west perimeters, but
no specific dimension was provided.
The Clark County School District projects that approximately 76 primary and secondary
school students would be generated by the proposed development on this site. Of the
three schools serving the area (Parson Elementary School, Swainston Middle School
and Cheyenne High School), the District notes that all three schools are under capacity
for the 2018-19 school year, and no new schools are planned in this area at this time.
In summary, Staff has determined that although the proposed R-CL (Single Family
Compact-Lot) zoning district is consistent with the proposed ML (Medium Low Density
Residential) general plan land use designation, the minimum 3,000 square-foot lot size
associated with the proposed R-CL (Single Family Compact-Lot) zoning district is not
compatible with the existing C-2 (General Commercial) zoning district which surrounds
the site to the north and west. Therefore, staff recommends denial of these applications.
FINDINGS (GPA-73584)
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:
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Three
August 14, 2018 - Planning Commission Meeting
All applicable plans and policies are met with the proposed amendment.
FINDINGS (ZON-73585)
The proposed Rezoning from C-2 (General Commercial) to R-CL (Single Family
Compact-Lot) is in conformance with the proposed ML (Medium Low Density
Residential) General Plan Designation under the Centennial Hills Sector Plan of
the General Plan.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Four
August 14, 2018 - Planning Commission Meeting
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
Staff has determined that although the proposed R-CL (Single Family Compact-
Lot) zoning district is consistent with the proposed ML (Medium Low Density
Residential) general plan land use designation, the minimum 3,000 square-foot
lot size associated with the proposed R-CL (Single Family Compact-Lot) zoning
district is not compatible with the existing C-2 (General Commercial) zoning
district which surrounds the site to the north and west.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
There are no development factors in the community that would warrant the
proposed R-CL (Single Family Compact-Lot) zoning district on the subject site.
FINDINGS (TMP-73586)
The proposed Tentative Map conforms to Nevada Revised Statutes. However, Staff has
determined that although the proposed R-CL (Single Family Compact-Lot) zoning
district is consistent with the proposed ML (Medium Low Density Residential) general
plan land use designation, the minimum 3,000 square-foot lot size associated with the
proposed R-CL (Single Family Compact-Lot) zoning district is not compatible with the
existing C-2 (General Commercial) zoning district which surrounds the site to the north
and west. Staff does not support this request and therefore recommends denial of the
Tentative Map. If this request is approved, it will be subject to conditions.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Five
August 14, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Six
August 14, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss the
05/22/18 submittal requirements for a General Plan Amendment, Rezoning and
Tentative Map for a proposed 177-lot residential subdivision.
Neighborhood Meeting
A neighborhood meeting was held at Santa Fe Hotel & Casino – Room
D at 4949 N Rancho Drive at 5:30pm to discuss the proposed General
Plan Amendment, Rezoning and Tentative Map for a proposed 177-lot
single-family residential subdivision, Assessor’s Parcel 138-02-713-
007.
The meeting was attended by one staff member; there were five (5)
members of the public at the meeting which raised the following
concerns to the proposed development.
Issues
1. Concerns were raised about adding additional landscaping
materials to the east perimeter of the site.
a. The applicant indicated that a landscape buffer would be
06/18/18
provided along Jones Boulevard with planting materials. Also,
the open space within the development has been oriented to
the east perimeter of the development adjacent to Jones
Boulevard to soften visual impacts from the street.
2. Concerns were raised about who would develop the homes
a. The applicant indicated Beazer Homes would develop all of the
homes within the subject site.
3. Concerns were raised regarding if a light would be installed on the
southern access.
a. The applicant indicated the entrance will be a right turn only
ingress/egress.
4. Concerns were raised regarding when construction would begin.
a. The applicant indicated the anticipated construction date is April
2019.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Seven
August 14, 2018 - Planning Commission Meeting
Field Check
During a routine site visit staff observed the subject site as
05/31/18
undeveloped with natural desert vegetation.
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Eight
August 14, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
GPA-73584, ZON-73585 and TMP-73586 [PRJ-73479]
Staff Report Page Nine
August 14, 2018 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 19 -
Intersection – Internal - 12
Cul-de-sac Terminus - 2
Intersection – External Street or Stub Terminus - -
Intersection – Stub Terminus w/ Temporary Turn Around
- -
Easements
Non-Vehicular Path - Unrestricted - -
Total 19 14
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.35
JB
GPA-73584
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GPA-73584
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GPA-73584
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bḶЌ╗ŐAb╗ḶŐƆ7ŐDzƆОḶЌƆ●Ա●Ձ●╗ù7╗Ḷ7CDz╗DzŐҜ●ЌDz7╗ĠDz7DzṲAb╗7ЋDzŐ╗●bAՁ7AЌC7ĠḶŐ●ΎḶЌ╗AՁฌ
ՁḶbA╗●ḶЌ7Ḷ7AՁՁ7DzṲ●Ɔ╗●ЌḚ7ⓈЌCDzŐḚŐḶⓈЌC7Ⓢ╗●Ձ●╗●DzƆ7ОŐ●ḶŐ7╗Ḷ7bḶҜҜDzЌb●ЌḚฌ
bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7ЌḶ7ŐDzОŐDzƆDzЌ╗A╗●ḶЌ7●Ɔ7ҜACDz7╗ĠA╗7AՁՁ7DzṲ●Ɔ╗●ЌḚ7Ⓢ╗●Ձ●╗●DzƆ7AŐDz7ƆĠḶÛЌฌ
ธƥฌ ĠDzŐDzḶЌ㈠77╗ĠDz7DzЌḚ●ЌDzDzŐ7AƆƆⓈҜDzƆ7ЌḶ7ŐDzƆОḶЌƆ●Ա●Ձ●╗ù7ḶŐ7Ⓢ╗●Ձ●╗●DzƆ7ЌḶ╗7ƆĠḶÛЌ7ḶŐฌ
㈠″
ںㄦ Ⓢ╗●Ձ●╗●DzƆ7ЌḶ╗7ƆĠḶÛЌ7●Ќ7╗ĠDz●Ő7DzṲ●Ɔ╗●ЌḚ7ՁḶbA╗●ḶЌƆ㈠ฌ
ԱAƆ●Ɔ7Ḷ 7ԱDzAŐ●ЌḚ ฌ
ƆḶⓈ╗Ġ7ฎ̶¤ㅡธƥㅡ″फ7DzAƆ╗ⓒ7ԱDz●ЌḚ7╗ĠDz7ԱDzAŐ●ЌḚ7Ḷ7╗ĠDz7ЌḶŐ╗Ġ7Ձ●ЌDz7Ḷ7╗ĠDz7ƆḶⓈ╗ĠDzAƆ╗ฌ
ỢⓈAŐ╗DzŐ7ӧƆDz7゜ںㅡỏ7Ḷ7ƆDzb╗●ḶЌ7ธⓒ7╗ḶÛЌƆĠ●О7ธx7ƆḶⓈ╗Ġⓒ7ŐAЌḚDz7″x7DzAƆ╗ⓒ7Ҝ㈠C㈠Ҝ㈠ⓒ7b●╗ù7Ḷ7ՁAƆฌ
ЋDzḚAƆⓒ7bՁAŐì7bḶⓈЌ╗ùⓒ7ЌDzЋACA7AƆ7ƆĠḶÛЌ7●Ќ7╗ĠDz7Ḷ●bDz7Ḷ7╗ĠDz7bՁAŐì7bḶⓈЌ╗ùⓒฌ
ЌDzЋACA7ŐDzbḶŐCDzŐ7●Ќ7ԱḶḶì7ںㄦںⓒ7ОAḚDz7ںxx7Ḷ7ОՁA╗Ɔฌ
ԱDzЌbĠҜ AŐìฌ
b●╗ù7Ḷ7ՁAƆ7ЋDzḚAƆ̬7ҜḶЌⓈҜDzЌ╗7●C77ㄦՁЋxxธDzㅡฌ
Ő●ЋDz╗7AЌC7ОՁA╗7●Ќ7╗ĠDz7╗ḶО7Ḷ7bⓈŐԱ7A╗7╗ĠDz7ЌḶŐ╗ĠÛDzƆ╗7bḶŐЌDzŐ7Ḷ7bŐA●Ḛ7ŐḶAC7AЌCฌ
İḶЌDzƆ7ԱՁЋC㈠ฌ
ŐAЌbĠḶ7ִ7İḶЌDzƆฌ
b●╗ù7Ḷ#7ՁAƆ7ЋDzḚAƆฌ
bḶҜ Ҝ DzŐb●AՁฌ
╗DzЌ╗A╗●ЋDz7Ҝ AО7ธฌ
⒋
⒋7
DzՁDzЋA╗●ḶЌ7″ฎɱ㈠ㅡธ̶7ҜDz╗DzŐƆ7ӧЌAЋCฎฎỏฌ
777777777777777777777ธธ″ں㈠ฎฎ7DzDz╗ฌ
ฌŐฌ
ԱDz●ЌḚ7A7ОḶŐ╗●ḶЌ7Ḷ7ՁḶ╗7ں7Ḷ7bŐA●Ḛ7AЌC7İḶЌDzƆⓒ7A7bḶҜҜDzŐb●AՁ7ƆⓈԱC●Ћ●Ɔ●ḶЌⓒ7AƆ7ƆĠḶÛЌฌ ƆฌƆ ● ฌ
ฌDzฌ
Ő Ḷฌ
ЌḶ╗7╗Ḷ7ƆbAՁDzฌ bḶⓈЌ╗ùⓒ7ЌDzЋACAฌ
ฌDzฌ
ìDzù7Ҝ AО Dzゥऑ㈠7ںธ̶ֱںֱںฎฌ
ฌ●Ɔฌ╗ฌ
AԱԱŐDzЋ●A╗●Ḷ ЌƆฌ
Aฌ╗ฌDzฌ Ḷฌ ฌЌDzฌЋฌAฌCฌ
b●Ћ●Ձฌ
ŐDzฌḚฌ
ฌ
Ɔ●╗Dzฌ ԱΎŐֱxxㄦฌ
bҜО7 bḶŐŐⓈḚA╗DzC7ҜDz╗AՁ7О●ОDzฌ ŐbԱ7 ŐDz●ЌḶŐbDzC7bḶЌbŐDz╗Dz7ԱḶṲฌ
AЌ
ОḶ Û DzŐ7ОḶ ՁDzฌ
İ ḶЌDzƆ7ԱḶⓈՁDzЋAŐCฌ
bЌՁЋ7 b●╗ù7Ḷ7ЌḶŐ╗Ġ7ՁAƆ7ЋDzḚAƆฌ ŐbО7 ŐDz●ЌḶŐbDzC7bḶЌbŐDz╗Dz7О●ОDzฌ C DzƆ●Ḛ Ќ DzC 7Աù̬ฌ b Ġ Dzb ìDzC 7Աù̬ฌ
Ġ
Ḷ
bḶĠ7 b●╗ù7Ḷ7ĠDzЌCDzŐƆḶЌฌ ŐḶÛ7 Ő●ḚĠ╗ֱḶֱÛAùฌ Ɔ╗Ḷ ŐҜ 7CŐA●Ќ7Û ゜Ҝ AЌĠḶ ՁDzฌ ƆC7 ƆCฌ
7C
ֱֱֱֱ ֱֱֱֱ
Ő
ƆĠ DzDz╗7Ќ AҜ Dz̬ฌ
Dz
Ġ ฌù ฌ
Cฌ
Ġฌ
7 ●Ќ●ƆĠ7ՁḶḶŐ7DzՁDzЋA╗●ḶЌฌ ƆÛ7 Ɔ●CDzÛAՁìฌ ●ŐDz7ĠùCŐAЌ╗ฌ xฎ゜x″゜ںฎ
Ḛ7 ●Ќ●ƆĠ7ḚŐACDzฌ ╗DzՁDz7 ╗DzՁDzОĠḶЌDzฌ
Ġ7 ●ŐDz7ĠùCŐAЌ╗ฌ ƆDzÛ DzŐ7Ձ●ЌDz7Û ゜Ҝ AЌĠḶ ՁDzฌ ƆƆ7 ƆƆฌ
╗ùО7 ╗ùО●bAՁฌ ธ7 Ḷ#7 ㅡฌ
ĠОḚ7 Ġ●ḚĠ7ОŐDzƆƆⓈŐDz7ḚAƆฌ ⓈƆC7 ⓈЌ●ḶŐҜ7Ɔ╗AЌCAŐC7CŐAÛ●ЌḚฌ
Û A╗DzŐ7Ձ●ЌDzฌ
ՁЌ7 ՁAЌDzฌ ЋbО7 Ћ●╗Ő●●DzC7bՁAù7О●ОDzฌ
ՁƆ7 ՁAЌCƆbAОDzฌ Û7 ÛA╗DzŐฌ Ɔ╗ŐDzDz╗Ձ●Ḛ Ġ╗ฌ ֱֱֱֱ ֱֱֱֱ
●ՁDz7ЌAҜDz̬ฌƆ̬⇓Ab╗●ЋDz⇓ԱDzAΎDzŐ7ĠḶҜDzƆ⇓ԱΎŐֱںฎֱxxㄦ7ֱ7ŐAЌbĠḶ7ִ7İḶЌDzƆ⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓ОŐḶCⓈb╗●ḶЌ⇓ԱΎŐֱxxㄦֱ╗Ҝ㈠CÛḚฌ
b●╗ùฌ xxxxxxxฌ
ㄦxƥ7Ő゜Ûฌ ㄦx ƥ7Ő゜Ûฌ
ㄦƥ7 ㄦƥฌ
Ɔ Ġ ╗ Ɔ ㈠ฌ A О О Ő ㈠ฌ C A ╗ Dz
О ŐḶİDzb╗7Ɔ●╗Dzฌ ㄦƥ7ՁƆ7 ㄦƥ7 ̶ںƥ7 ںㄦƥ7 ㅡںƥ7 ธƥ7 ㄦƥ7 ㄦƥ7ՁƆฌ Ḷ ОDzЌ7ƆОAbDzฌ
Աù7
A ОЌ̬7̶ںฎֱxธֱՙ̶ֱںxxㅡฌ A ОЌ̬7̶ںฎֱxธֱՙ̶ֱںxxㅡฌ
ㄦƥฌ
ฌ
●Ќ●ƆĠ7ՁḶḶŐฌ
ՙ
ฌ
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ՙฌ
ฎ
एںธ㈠x7ҜAṲฌ
ㅡ㈠x
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bฌ
╗b ฌ
●Ќ●ƆĠ7ՁḶḶŐฌ
╗b
Ќฌ
″ㄦ
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″ㅡ bฌ
ธ੧7Ҝ● ธ੧7Ҝ●Ќฌ
╗
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Ṳฌ एںx㈠x7ҜAṲ7 DzṲ㈠7DzЌbDz7
̶̬ں7ҜA ̶ ̬ں7ҜAṲฌ ธ ੧7Ҝ●Ќฌ
ฌ
″ㅡ bฌ
ธ ੧7Ҝ●Ќฌ ธ੧7Ҝ●Ќฌ ธ㈠x੧7Ҝ●Ќ㈠ฌ
ธ ㈠x੧7Ҝ●Ќ㈠ฌ ธ ੧7Ҝ●Ќฌ ̶ ̬ں7ҜAṲฌ ОACए7ՙธ㈠xฌ
ธ੧7Ҝ●Ќฌ
ธ੧7Ҝ●Ќ ̶̬ں7ҜAṲฌ ฌ ธ㈠x੧7Ҝ●Ќ㈠ฌ ̶̬ں7ҜAṲฌ ธ ੧7Ҝ●Ќฌ
ธ㈠x੧7Ҝ●Ќ㈠
ㄦƥ7Ɔ●CDzÛAՁìฌ ㄦƥ7Ɔ●CDzÛAՁìฌ
फAफ7╗ùОDz7bⓈŐԱฌ
ㅡƥ7Ɔ●CDzÛAՁìฌ ㅡƥ7Ɔ●CDzÛAՁìฌ ӧⓈƆC ธ̶ㅡỏฌ ӧⓈƆC ธ̶ㅡỏฌ
ӧⓈƆC7 ธںɱỏฌ
फՁफ7╗ùОDz7bⓈŐԱ7ִฌ
ӧⓈƆC ธ̶ㅡỏฌ ӧⓈƆC ธ̶ㅡỏ7
फAफ7╗ùОDz7bⓈŐԱฌ ḚⓈ╗╗DzŐ7ӧⓈƆC7 ธں″ỏฌ
ִ7ḚⓈ╗╗DzŐฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ӧⓈƆC7 ธںɱỏฌ
फՁफ7╗ùОDz7bⓈŐԱ7ִฌ
C Dz Ɔ b Ő ●О ╗ ●Ḷ Ќ 7
ḚⓈ╗╗DzŐ7ӧⓈƆC7 ธں″ỏฌ ƆDzb╗●ḶЌ7ֱ7ֱ
ƆDzb╗●ḶЌ7ֱ7ֱ7 ЌḶŐ╗Ġ7ԱḶⓈЌCAŐùฌ
ƆDzb╗●ḶЌ7ֱ7ֱ7 ƆDzb╗●ḶЌ7ֱ7ֱ7 Ќ㈠7İḶЌDzƆ7ԱՁЋC㈠ฌ
DzЌ╗ŐAЌbDz7Ɔ╗ŐDzDz╗7 Ɔ●CDz゜Ɔ●CDz7ՁḶ╗Ɔฌ
ƆÛ7 ƆÛฌ
ㅡՙƥฌ
Աb7 Աbฌ CDzbḶŐA╗●ЋDz7bAО7╗Ḷฌ
ҜA╗bĠ7ACİAbDzЌ╗ฌ
̶ՙƥฌ
CDzЋDzՁḶОҜDzЌ╗Ɔฌ
ฎ㈠xƥ7╗ùОฌ
bՁฌ
ЋAŐ●DzƆ7 ЋAŐ●DzƆฌ ㄦƥฌ ㄦƥฌ
ںฎ㈠ㄦƥ7 ںฎ㈠ㄦƥฌ
ЋAŐ●DzƆ7 ЋAŐ●DzƆฌ ƆÛฌ ƆÛฌ
ธㅡƥ7CŐA●ЌAḚDz7DzAƆDzҜDzЌ╗7 ̶xƥ7CŐA●ЌAḚDz7DzAƆDzҜDzЌ╗ฌ
ธƥฌ
Ќ Ḷ ㈠7
ںธ7bḶⓈŐƆDzƆฌ
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╗b
Ḷ ОDzЌ7ƆОAbDzฌ ฎफṲฎफゥں″फฌ
ㅡฎ ฌ
ฎฌ
ฌ
ƆОՁ●╗7AbDz7bҜⓈฌ
ฎ㈠ธ
AО Ќ̬7̶ںฎֱxธֱՙ̶ֱںxxㅡฌ ธ੧7Ҝ●Ќ
ธ੧ฌ
ㅡ
╗b ฌ
̶̬ں7ҜAṲฌ
ธ ㈠x੧7Ҝ●Ќ㈠ฌ ธ ੧7Ҝ●Ќฌ
ㄦƥฌ
ㄦ㈠ㄦƥ7ҜAṲฌ
ㄦ㈠ㄦƥ7ҜAṲฌ
ㄦ㈠ㄦƥ7ҜAṲฌ
ㄦ㈠ㄦƥ7ҜAṲฌ
ㅡƥ7Ɔ●CDzÛAՁìฌ
ƆbŐDzDzЌ7ÛAՁՁฌ
ƆbŐDzDzЌ7ÛAՁՁฌ
ธ ੧7Ҝ●Ќฌ
ӧⓈƆC ธ̶ㅡỏฌ
ƆbŐDzDzЌ7ÛAՁՁฌ
ƆbŐDzDzЌ7ÛAՁՁฌ
ОACए7ՙ̶㈠xฌ ОACए7ՙ̶㈠x7 ̶ ̬ں7ҜAṲฌ ОACए7ՙธ㈠xฌ
ОACए7ՙธ㈠xฌ ОACए7ՙธ㈠x7 ㅡƥ7Ɔ●CDzÛAՁìฌ
ธ੧7Ҝ ●Ќฌ ธ੧7Ҝ Ҝ●Ќฌ फŐफ7╗ùОDz7bⓈŐԱ7ִฌ ӧⓈƆC ธ̶ㅡỏฌ
̶ ̬ں7ҜA●Ќฌ ธ੧7Ҝ AṲฌ ̶ ̬ں7ҜA●Ќฌ ธ੧7 ҜAṲฌ
Ṳฌ 7Ҝ Ṳฌ ḚⓈ╗╗DzŐ7ӧⓈƆC7 ธںՙỏฌ
̶̬ں ̶̬ں7
फŐफ7╗ùОDz7bⓈŐԱ7ִฌ
●Ќ㈠ฌ
●Ќ㈠ฌ
㌀
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ḚⓈ╗╗DzŐ7ӧⓈƆC7 ธںՙỏฌ
7Ҝ
7Ҝ
DzṲ●Ɔ╗●ЌḚ7ḚŐḶⓈЌCฌ
ں੧
ں੧
●Ќ㈠ฌ
●Ќ㈠ฌ
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7Ҝ
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7Ҝ
7Ҝ
Ձ
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ƆDzb╗●ḶЌ7ֱ7ֱ7
ธธㅡՙx7ОAƆDzḶ7ЋDzŐCDzฌ
ĠDzЌCDzŐƆḶЌⓒ7ЌЋ7ฎɱxՙㅡฌ
ԱDzAΎDzŐ7ĠḶҜ DzƆฌ
ӧՙxธỏ7ฎxธֱㅡㅡธฎ7 #AṲ̬7ֱֱֱֱ
ОŐ●ЋA╗Dzฌ
Ɔ╗ŐDzDz╗ฌ
ОՁ7 ОՁฌ ОՁ7 ОՁ7 ОՁ7
ОՁ7 ОՁ7 ОՁ7 ОՁ7 ОՁ7 ОՁฌ
ธธՙธ7
ОՁ7 ОՁ7 ธธՙธ7 Dz7Ɔ7╗7㈠77 ธ7x7x7xฌ
ՁḶ╗7ธฎฌ
ธธՙx7 ธธՙxฌ
ՁḶ╗7̶ںxฌ
ОŐ●ЋA╗Dzฌ ОŐ●ЋA╗Dzฌ
ՁḶ╗7ںธɱฌ
Ɔ╗ŐDzDz╗ฌ Ɔ╗ŐDzDz╗ฌ
ธธ″ฎ7 ธธ″ฎฌ
ՁḶ╗7ںՙں7 ՁḶ╗7″ɱฌ
ՁḶ╗7̶̶ں7 ՁḶ╗7ںㅡㅡ7 ՁḶ╗7ںㅡ̶7 ՁḶ╗7ںㅡธ7 ՁḶ╗7ںՙxฌ
ธธ″″7 ธธ″″ฌ
ธธ″ㅡ7 ธธ″ㅡฌ
ธธ″ธ7 ธธ″ธฌ
ธธ″x7 ธธ″xฌ
ŐAЌbĠḶ7ִ7İḶЌDzƆฌ
b●╗ù7Ḷ#7ՁAƆ7ЋDzḚAƆฌ
bḶҜ Ҝ DzŐb●AՁฌ
ƆDzb╗●ḶЌƆ7ִ7CDz╗A●ՁƆฌ
7
7
DzḚ7ธธ″ฎ㈠ںฌ
DzḚ7ธธ″ՙ㈠ںฌ
DzḚ7ธธ″ㄦ㈠ںฌ
DzḚ7ธธ″″㈠ںฌ
DzḚ7ธธ″ՙ㈠ںฌ
DzḚ7ธธՙx㈠̶ฌ
DzḚ7ธธ″ɱ㈠ㅡฌ
DzḚ7ธธ″ฎ㈠ฎฌ
DzḚ7ธธ″ฎ㈠″ฌ
DzḚ7ธธ″ՙ㈠ㄦฌ
DzḚ7ธธ″″㈠ㄦฌ
DzḚ7ธธ″″㈠xฌ
DzḚ7ธธ″ㄦ㈠ㄦฌ
DzḚ7ธธ″ㄦ㈠ㄦฌ
DzḚ7ธธ″″㈠ฎฌ
DzḚ7ธธ″ՙ㈠ㅡฌ
DzḚ7ธธ″ՙ㈠ㅡฌ
DzḚ7ธธ″″㈠xฌ
ںںોxx7 ںںોㄦx7 ںธોxx7 ںธોㄦx7 ̶ںોxx7 ̶ںોㄦx7 ںㅡોxx7 ںㅡોㄦx7 ںㄦોxx7 ںㄦોㄦx7 ں″ોxx7 ں″ોㄦx7 ںՙોxx7 ںՙોㄦx7 ںฎોxx7 ںฎોㄦx7 ںɱોxx7 ںɱોㄦxฌ
ฌՁฌDzЌฌḚฌ●ฌЌDzฌDz
ฌḶฌฌЌAฌ
ƆƆฌ● ฌŐฌ
Dzฌฌ
ฌ
Ő Ḷฌฌ
Ɔ ╗ฌA
AЌ╗ĠḶ Ќù7b㈠ฌ
CDzՁDzḶ Ќ7İŐ㈠ฌ
Ő Dz7CฌОฌ
ฌDzฌ
Dzゥऑ㈠7ںธ̶ֱںֱںฎฌ
ฌฌ●Ɔฌ╗ฌ
ฌ╗ฌDzฌ Ḷฌ ฌЌ DzฌЋฌAฌCฌ
ŐDzฌḚ
b●Ћ●Ձฌ
ฌ ฌA
Ќਙฌ
ฌ㈠ฌธฌ̶ฌ
ںฌ̶ںฌ
C A╗Dz̬7
ฎ゜ธ゜ธxںฎฌ
Ɔb AՁDz̬ฌ
ںफए̶xƥฌ
ƆDzb╗●ḶЌ7Aฌ İḶ Ա7Ќ Ḷ ̬ฌ
ƆbAՁDz̬7ںफए̶xƥ7ĠḶ Ő●ΎḶ Ќ╗AՁ⊿7ںफए̶ƥ7ЋDzŐ╗●bAՁฌ ԱΎŐֱxxㄦฌ
C DzƆ●Ḛ Ќ DzC 7Աù̬ฌ b Ġ Dzb ìDzC 7Աù̬ฌ
ֱֱֱֱ ֱֱֱֱ
ƆĠ DzDz╗7Ќ AҜ Dz̬
ОŐİֱՙ̶ㅡՙɱ ╗Ҝ 7CDz╗ฌ
ƆĠ DzDz╗7Ќ Ⓢ Ҝ ԱDzŐ ̬
xฎ゜x″゜ںฎ
̶7 Ḷ#7 ㅡฌ
ֱֱֱֱ ֱֱֱֱ
●ՁDz7ЌAҜDz̬ฌƆ̬⇓Ab╗●ЋDz⇓ԱDzAΎDzŐ7ĠḶҜDzƆ⇓ԱΎŐֱںฎֱxxㄦ7ֱ7ŐAЌbĠḶ7ִ7İḶЌDzƆ⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓ОŐḶCⓈb╗●ḶЌ⇓ԱΎŐֱxxㄦֱ╗Ҝ㈠CÛḚฌ
b●╗ùฌ xxxxxxxฌ
ธธฎㅡ7 ธธฎㅡฌ
Ɔ Ġ ╗ Ɔ ㈠ฌ A О О Ő ㈠ฌ C A ╗ Dz
ՁḶ╗7ㅡ″ฌ
ธธฎธ7 ธธฎธฌ
Աù7
ОŐ●ЋA╗Dzฌ
Ɔ╗ŐDzDz╗ฌ
ОՁฌ
ОՁ7 ОՁฌ
ՁḶ╗7ㅡՙฌ
ธธฎx7 ธธฎxฌ
ՁḶ╗7ㅡฎฌ
ՁḶ╗7ㅡɱฌ
ธธՙฎ7 ธธՙฎฌ
ОՁ7 ОՁฌ
ОŐ●ЋA╗Dzฌ
Ɔ╗ŐDzDz╗ฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ธธՙ″7 ธธՙ″ฌ
ОŐ●ЋA╗Dzฌ
ธธՙㅡ7 ธธՙㅡฌ
Ɔ╗ŐDzDz╗ฌ
ՁḶ╗7ںՙㅡฌ ОՁ7 ОՁฌ
ՁḶ╗7ںㄦ″ฌ ОՁ7
ธธՙธ7 ธธՙธฌ
ՁḶ╗7ںㄦ̶ฌ
ธธՙx7 ՁḶ╗7̶ںx7 ธธՙxฌ
ՁḶ╗7ںธɱฌ
ธธ″ฎ7 ธธ″ฎฌ
Ќ Ḷ ㈠7
ธธ″″7 ธธ″″ฌ
ธธ″ㅡ7 ธธ″ㅡฌ
ธธ″ธ7 ธธ″ธฌ
DzḚ7ธธฎธ㈠ՙฌ
DzḚ7ธธՙɱ㈠″ฌ
DzḚ7ธธՙฎ㈠″ฌ
DzḚ7ธธՙՙ㈠ㅡฌ
DzḚ7ธธՙธ㈠″ฌ
DzḚ7ธธՙں㈠″ฌ
DzḚ7ธธՙx㈠ՙฌ
DzḚ7ธธՙx㈠̶ฌ
DzḚ7ธธ″ɱ㈠ㅡฌ
DzḚ7ธธ″ฎ㈠″ฌ
DzḚ7ธธՙㄦ㈠ㄦฌ
DzḚ7ธธՙ̶㈠ɱฌ
DzḚ7ธธ″ฎ㈠ฎฌ
DzḚ7ธธ″ฎ㈠ㄦฌ
ธธㅡՙx7ОAƆDzḶ7ЋDzŐCDzฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںںฎฌ
ĠDzЌCDzŐƆḶЌⓒ7ЌЋ7ฎɱxՙㅡฌ
ںxોㄦx7 ںںોxx7 ںںોㄦx7 ںธોxx7 ںธોㄦx7 ̶ںોxx7 ̶ںોㄦx7 ںㅡોxx7 ںㅡોㄦx7 ںㄦોxx7 ںㄦોㄦx7 ں″ોxx7 ں″ોㄦx7 ںՙોxxฌ
″x̶x7Ɔ㈠7İḶЌDzƆ7ԱḶⓈՁDzЋAŐC7
ԱDzAΎDzŐ7ĠḶҜ DzƆฌ
A Ќ Dz ù ฌ Ќ Ḛ ●Ќ Dz Dz Ő ●Ќ Ḛ ฌ
ӧՙxธỏ7̶″ธֱฎฎㅡㅡฌ7#AṲ̬7ӧՙxธỏ7̶″ธֱㄦธ̶̶ฌ
ӧՙxธỏ7ฎxธֱㅡㅡธฎ7 #AṲ̬7ֱֱֱֱ
ƆDzb╗●ḶЌ7Աฌ
Ɔ╗A̬7ںxોxx㈠xx7╗Ḷ 7ںՙોㅡㄦ㈠xxฌ
ƆbAՁDz̬7ںफए̶xƥ7ĠḶ Ő●ΎḶ Ќ╗AՁ⊿7ںफए̶ƥ7ЋDzŐ╗●bAՁฌ
ธธฎ″7 ธธฎ″ฌ
ธธฎㅡ7 ธธฎㅡ7
Dz7Ɔ7╗7㈠77 ธ7x7x7xฌ
ธธฎธ7 ธธฎธฌ
ธธฎx7 ธธฎxฌ
ธธՙฎ7 ธธՙฎฌ
ธธՙ″7 ธธՙ″ฌ
ธธՙㅡ7 ธธՙㅡฌ
ОŐ●ЋA╗Dzฌ
Ɔ╗ŐDzDz╗7 ОŐ●ЋA╗Dzฌ
ธธՙxฌ Ɔ╗ŐDzDz╗ฌ ธธՙxฌ
Ɔ╗ŐDzDz╗ฌ
ՁḶ╗7ںںxฌ ฌՁฌDzЌฌḚฌ●ЌฌDzฌDzฌ
●ฌḶฌЌฌAฌ
ฌ
ՁḶ╗7ںxՙฌ
ƆฌƆ Őฌฌ
ฌDzฌ
ՁḶ╗7ںxฎ7
ՁḶ╗7ںx″7 ՁḶ╗7ɱฎ7 ՁḶ╗7ɱՙฌ AЌ╗ĠḶ Ќù7b㈠ฌ
CDzՁDzḶ Ќ7İŐ㈠ฌ
ŐDzฌCฌОŐฌḶฌ
ฌDzฌ
ՁḶ╗7ธ7 ՁḶ╗7ںฌ
ฌ╗ฌDzฌ ḶฌЌฌDzฌЋฌฌACฌ
Ќਙฌ
ںฌ̶ฌ
ฌ㈠ธฌ̶ฌںฌ
ธธ″ㅡ7 ธธ″ㅡฌ
C A╗Dz̬7
ฎ゜ธ゜ธxںฎฌ
Ɔb AՁDz̬ฌ
ธธ″ธ7 ธธ″ธฌ
ںफए̶xƥฌ
İḶ Ա7Ќ Ḷ ̬ฌ
ԱΎŐֱxxㄦฌ
C DzƆ●Ḛ Ќ DzC 7Աù̬ฌ b Ġ Dzb ìDzC 7Աù̬ฌ