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Facilities are provided throughout City Hall for convenience of persons with disabilities. For meetings held in
the Council Chambers, sound equipment is available for persons with hearing impairments. Reasonable
efforts will be made to assist and accommodate persons with disabilities or impairments. If you need an
accommodation to attend and participate in this meeting, please call the DEPARTMENT DESIGNEE at
702-229-6301 and advise of your need at least 48 hours in advance of the meeting. Dial 7-1-1 for Relay
Nevada.
ITEMS MAY BE TAKEN OUT OF THE ORDER PRESENTED AT THE DISCRETION OF THE CHAIRPERSON. TWO
OR MORE AGENDA ITEMS FOR CONSIDERATION MAY BE COMBINED; AND ANY ITEM ON THE AGENDA MAY
BE REMOVED OR RELATED DISCUSSION MAY BE DELAYED AT ANY TIME.
Backup material for this agenda may be obtained from Milagros Escuin, Department of Planning, 333 North Rancho
Drive, 3RD Floor, (702)-229-6301 or on the City's webpage at www.lasvegasnevada.gov.
ACTIONS: All actions except general plan amendments, rezonings, and related cases thereto are final unless an appeal
is filed by the applicant or an aggrieved person, or a review is requested by a member of the city council within ten days
and payment of those costs shall be made upon filing of the application.
Page 1 of 1187
8. Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps, models
and other materials may be displayed to the Commission from the microphone area, but need not be handed in for the record
unless requested by the Commission.
As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We
appreciate your courtesy and hope you will help us make your visit with the Commission a good and fair experience.
BUSINESS ITEMS:
1. Call to Order
2. Announcement: Compliance with Open Meeting Law
3. Roll Call
4. Public Comment during this portion of the Agenda must be limited to matters on the Agenda for action. If
you wish to be heard, come to the podium and give your name for the record. The amount of discussion,
as well as the amount of time any single speaker is allowed, may be limited.
5. For Possible Action to Approve the Final Minutes for the Planning Commission Meeting of March 26, 2019.
6. For Possible Action - Any Items from the Planning Commission, staff and/or the applicant wish to be
stricken or held in abeyance to a future meeting may be brought forward and acted upon at this time.
ONE MOTION - ONE VOTE
The following are items that may be considered in one motion/one vote. They are considered routine non-public and
public hearing items. All public hearings and non-public hearings will be opened at one time. Any person representing
an application or a member of the public or a member of the Planning Commission not in agreement with the conditions
and all standard conditions for the application recommended by staff, should request to have that item removed from
this part of the agenda.
7. TMP-75951 - TENTATIVE MAP - SHOWBOAT 2019 (A COMMERCIAL SUBDIVISION) - APPLICANT: LOCHSA
ENGINEERING - OWNER: 2800 FREMONT, LLC - For possible action on a request for a Tentative Map FOR
A ONE-LOT COMMERCIAL SUBDIVISION on 25.55 acres at 2800 Fremont Street (APNs 162-01-201-006 and
007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-75892]. Staff recommends APPROVAL.
8. GPA-75937 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: BUS YARD
PROPERTIES, LLC, ET AL - For possible action on a request for a General Plan Amendment FROM: M (MEDIUM
DENSITY RESIDENTIAL) TO: ML (MEDIUM LOW DENSITY RESIDENTIAL) on 15.00 acres generally located
west of the intersection of Ann Road and Shaumber Road (APNs 126-36-101-006, 007 and 027), Ward 6 (Fiore)
[PRJ-75900]. Staff recommends APPROVAL.
9. ZON-75938 - REZONING RELATED TO GPA-75937 - PUBLIC HEARING - APPLICANT/OWNER: BUS YARD
PROPERTIES, LLC, ET AL - For possible action on a request for a Rezoning FROM: R-3 (MEDIUM DENSITY
RESIDENTIAL) TO: R-CL (SINGLE FAMILY COMPACT-LOT) on 15.00 acres generally located west of the
intersection of Ann Road and Shaumber Road (APNs 126-36-101-006, 007 and 027), Ward 6 (Fiore) [PRJ-75900].
Staff recommends APPROVAL.
10. GPA-75942 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: AMH DEVELOPMENT, LLC
- OWNER: MNC HOLDINGS, LLC - For possible action on a request for a General Plan Amendment FROM:
DR (DESERT RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD PRESERVATION) TO:
L (LOW DENSITY RESIDENTIAL) on 3.81 acres at the southeast corner of Craig Road and Buffalo Drive (APNs
138-03-301-001 and 004), Ward 4 (Anthony) [PRJ-75274]. Staff recommends APPROVAL.
11. ZON-75943 - REZONING RELATED TO GPA-75942 - PUBLIC HEARING - APPLICANT: AMH DEVELOPMENT,
LLC - OWNER: MNC HOLDINGS, LLC - For possible action on a request for a Rezoning FROM: U
(UNDEVELOPED) [DR (DESERT RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD
PRESERVATION) GENERAL PLAN DESIGNATIONS] TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 3.81 acres
at the southeast corner of Craig Road and Buffalo Drive (APNs 138-03-301-001 and 004), Ward 4 (Anthony)
[PRJ-75274]. Staff recommends APPROVAL.
Page 2 of 1187
12. TMP-75945 - TENTATIVE MAP RELATED TO GPA-75942 AND ZON-75943 - CRAIG & BUFFALO - PUBLIC
HEARING - APPLICANT: AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC - For possible action
on a request for a Tentative Map FOR A 19-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 3.81 acres
at the southeast corner of Craig Road and Buffalo Drive (APNs 138-03-301-001 and 004), U (Undeveloped) Zone
[DR (Desert Rural Density Residential) and RNP (Rural Neighborhood Preservation) General Plan Designations]
[PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-75274]. Staff recommends APPROVAL.
13. WVR-75925 - WAIVER - PUBLIC HEARING - APPLICANT/OWNER: CARMEL CANYON HOA - For possible
action on a request for a Waiver TO ALLOW NO LANDSCAPING ALONG PORTIONS OF LA CONCHA ROAD
AND LEON AVENUE WHERE SUCH IS REQUIRED FOR AN EXISTING RESIDENTIAL SUBDIVISION on a
portion of 51.50 acres adjacent to the northeast corner of Iron Mountain Road and Jones Boulevard (APNs
125-01-397-019; 125-01-497-006 and 012), RPD-3 (Residential Planned Development - 3 Units per Acre) Zone,
Ward 6 (Fiore) [PRJ-75733]. Staff recommends APPROVAL.
14. VAR-75872 - VARIANCE - PUBLIC HEARING - APPLICANT: CLEAR CHANNEL OUTDOOR - OWNER: STATE
OF NEVADA - For possible action on a request for a Variance TO ALLOW AN EXISTING 63-FOOT TALL OFF-
PREMISE SIGN TO BE INCREASED TO 83 FEET IN HEIGHT on 2.12 acres at 1604 West Oakey Boulevard
(APN 162-04-602-009), M (Industrial) Zone, Ward 3 (Coffin) [PRJ-75866]. Staff recommends APPROVAL.
15. SUP-75967 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SOUTHERN NEVADA
OCCUPATIONAL HEALTH CLINIC - OWNER: A. NICKNAM, PC, ET AL - For possible action on a request for a
Special Use Permit FOR AN ALTERNATIVE PARKING STANDARD TO ALLOW 15 PARKING SPACES WHERE
22 PARKING SPACES ARE REQUIRED FOR A PROPOSED 4,928 SQUARE-FOOT CLINIC USE at 1640 East
Sahara Avenue (APN 162-02-411-031), C-1 (Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75911]. Staff
recommends APPROVAL.
PUBLIC HEARING ITEMS
16. ABEYANCE - RENOTIFICATION - VAR-75123 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: DZ
ANN RAINBOW, LLC, ET AL - For possible action on a request for a Variance TO ALLOW A 25-FOOT
RESIDENTIAL ADJACENCY SETBACK WHERE 79 FEET IS REQUIRED on 3.24 acres at the northeast corner
of Ann Road and Rainbow Boulevard (APNs 125-26-410-004, 005, 006 and 007), C-1 (Limited Commercial) Zone,
Ward 6 (Fiore) [PRJ-75062]. Staff recommends DENIAL.
17. ABEYANCE - RENOTIFICATION - SUP-75124 - SPECIAL USE PERMIT RELATED TO VAR-75123 - PUBLIC
HEARING - APPLICANT/OWNER: DZ ANN RAINBOW, LLC, ET AL - For possible action on a request for a
Special Use Permit FOR A PROPOSED 2,985 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE
ESTABLISHMENT USE at the northeast corner of Ann Road and Rainbow Boulevard (APN 125-26-410-007),
C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75062]. Staff recommends DENIAL.
18. ABEYANCE - RENOTIFICATION - SDR-75125 - SITE DEVELOPMENT PLAN REVIEW RELATED TO
VAR-75123 AND SUP-75124 - PUBLIC HEARING - APPLICANT/OWNER: DZ ANN RAINBOW, LLC, ET AL -
For possible action on a request for a Site Development Plan Review FOR A PROPOSED 19,785 SQUARE-
FOOT COMMERCIAL CENTER INCLUDING A 2,985 SQUARE-FOOT CONVENIENCE STORE WITH FUEL
PUMPS AND CANOPY; AND TWO, 8,400 SQUARE-FOOT COMMERCIAL BUILDINGS WITH WAIVERS TO
NOT ORIENT THE BUILDINGS TO THE CORNER OR THE STREET FRONT WHERE SUCH IS REQUIRED;
TO ALLOW PORTIONS OF THE LANDSCAPE BUFFER ADJACENT TO THE WEST PROPERTY LINE TO BE
THREE FEET, AND PORTIONS OF THE SOUTH PROPERTY LINE TO BE FIVE FEET WHERE 15 FEET IS
REQUIRED FOR BOTH; AND TO ALLOW PORTIONS OF THE LANDSCAPE BUFFER ADJACENT TO THE
EAST PROPERTY LINE TO BE FIVE FEET WHERE EIGHT FEET IS REQUIRED on 3.24 acres at the northeast
corner of Ann Road and Rainbow Boulevard (APNs 125-26-410-004, 005, 006 and 007), C-1 (Limited Commercial)
Zone, Ward 6 (Fiore) [PRJ-75062]. Staff recommends DENIAL.
19. ABEYANCE – SDR-75583 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:
DEBRA J. REOCH, ET AL - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 16,800 SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN LISTED WITH A WAIVER
TO ALLOW A ZERO-FOOT LANDSCAPE BUFFER WHERE EIGHT FEET IS REQUIRED ALONG THE EAST
PERIMETER on 2.42 acres on the east side of Rainbow Boulevard, approximately 85 feet north of Ann Road
(APNs 125-26-410-004 through 006), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75062]. Staff
recommends APPROVAL.
Page 3 of 1187
20. ABEYANCE – VAR-75755 - VARIANCE RELATED TO GPA-75732 - PUBLIC HEARING - APPLICANT:
TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE ALEXANDER, LLC - For possible action on a request
for a Variance TO ALLOW A STUB STREET TERMINUS WHERE A CUL-DE-SAC IS REQUIRED AND TO
ALLOW A 25-FOOT PRIVATE STREET WITHOUT A SIDEWALK WHERE SUCH IS REQUIRED on 7.60 acres
on the east side of Hualapai Way, approximately 960 feet south of Alexander Road (APNs 138-07-103-006;
138-07-201-001 and 002), PD (Planned Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special
Land Use Designation], Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
21. ABEYANCE – VAR-75756 - VARIANCE RELATED TO GPA-75732 AND VAR-75755 - PUBLIC HEARING -
APPLICANT: TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE ALEXANDER, LLC - For possible action
on a request for a Variance TO ALLOW 179 PARKING SPACES WHERE 282 PARKING SPACES ARE
REQUIRED on 7.60 acres, on the east side of Hualapai Way (APNs 138-07-103-006; 138-07-201-001 and 002),
PD (Planned Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use Designation],
Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
22. ABEYANCE – SDR-75639 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75732 AND VAR-75755
AND VAR-75756 - PUBLIC HEARING - APPLICANT: TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE
ALEXANDER, LLC - For possible action on a request for a Site Development Plan Review FOR A PROPOSED
130-UNIT SINGLE FAMILY ATTACHED RESIDENTIAL DEVELOPMENT on 7.60 acres on the east side of
Hualapai Way, approximately 960 feet south of Alexander Road (APNs 138-07-103-006; 138-07-201-001 and
002), PD (Planned Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use
Designation], Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
23. ABEYANCE – TMP-75640 - TENTATIVE MAP RELATED TO GPA-75732, VAR-75755, VAR-75756 AND
SDR-75639 - HUALAPAI AND ALEXANDER - PUBLIC HEARING - APPLICANT: TOUCHSTONE LIVING, INC.
- OWNER: TOUCHSTONE ALEXANDER, LLC - For possible action on a request for a Tentative Map FOR A
PROPOSED 130-UNIT SINGLE FAMILY ATTACHED RESIDENTIAL SUBDIVISION on 7.60 acres on the east
side of Hualapai Way, approximately 960 feet south of Alexander Road (APNs 138-07-103-006; 138-07-201-001
and 002), PD (Planned Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use
Designation], Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
24. GPA-75668 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: ZION LOVINGIER
- For possible action on a request for a General Plan Amendment FROM: PCD (PLANNED COMMUNITY
DEVELOPMENT) TO: SC (SERVICE COMMERCIAL) on 1.50 acres at 8311 Farm Road (APN 125-16-301-003),
Ward 6 (Fiore) [PRJ-75621]. Staff recommends DENIAL.
25. ZON-75669 - REZONING RELATED TO GPA-75668 - PUBLIC HEARING - APPLICANT/OWNER: ZION
LOVINGIER - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: C-1
(LIMITED COMMERCIAL) on 1.50 acres at 8311 Farm Road (APN 125-16-301-003), Ward 6 (Fiore) [PRJ-75621].
Staff recommends DENIAL.
26. GPA-75931 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST - For possible action on a request for a General Plan Amendment FROM: PCD
(PLANNED COMMUNITY DEVELOPMENT) TO: R (RURAL DENSITY RESIDENTIAL) on 1.25 acres on the west
side of El Capitan Way, approximately 340 feet north of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore)
[PRJ-75902]. Staff recommends DENIAL.
27. ZON-75932 - REZONING - RELATED TO GPA-75931 - PUBLIC HEARING - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) ZONE
[PCD (PLANNED COMMUNITY DEVELOPMENT) GENERAL PLAN DESIGNATION] TO: R-D (SINGLE FAMILY
RESIDENTIAL-RESTRICTED) on 1.25 acres on the west side of El Capitan Way, approximately 340 feet north
of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-75902]. Staff recommends DENIAL.
28. GPA-75954 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: GOLD LT RE, LLC
- For possible action on a request for a General Plan Amendment FROM: DR (DESERT RURAL DENSITY
RESIDENTIAL) TO: SC (SERVICE COMMERCIAL) on 1.06 acres at 5445 North Rainbow Boulevard (APN
125-35-101-007), Ward 4 (Anthony) [PRJ-75934]. Staff recommends APPROVAL.
29. ZON-75955 - REZONING RELATED TO GPA-75954 - PUBLIC HEARING - APPLICANT/OWNER: GOLD LT RE,
LLC - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: C-1 (LIMITED
COMMERCIAL) on 1.06 acres at 5445 North Rainbow Boulevard (APN 125-35-101-007), Ward 4 (Anthony)
[PRJ-75934]. Staff recommends APPROVAL.
Page 4 of 1187
30. GPA-75958 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
FRANK D & JANE PERUCHINI - For possible action on a request for a General Plan Amendment FROM: R
(RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD PRESERVATION) TO: L (LOW
DENSITY RESIDENTIAL) on 4.43 acres on the north side of Regena Avenue, approximately 320 feet east of Tee
Pee Lane (APN 125-30-502-008), Ward 6 (Fiore) [PRJ-75893]. Staff recommends APPROVAL.
31. ZON-75959 - REZONING RELATED TO GPA-75958 - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: FRANK D & JANE PERUCHINI - For possible action on a request for a Rezoning FROM: R-E
(RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 4.43 acres on the north side of Regena
Avenue, approximately 320 feet east of Tee Pee Lane (APN 125-30-502-008), Ward 6 (Fiore) [PRJ-75893]. Staff
recommends APPROVAL.
32. VAR-75960 - VARIANCE RELATED TO GPA-75958 AND ZON-75959 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: FRANK D & JANE PERUCHINI - For possible action on a request for a Variance TO ALLOW
A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED AND A PRIVATE STREET
WITHOUT AN ACCESS GATE NOT TO BE CONSTRUCTED TO PUBLIC STREET STANDARDS on 4.43 acres
on the north side of Regena Avenue, approximately 320 feet east of Tee Pee Lane (APN 125-30-502-008), R-
E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75893]. Staff
recommends DENIAL.
33. VAC-75961 - VACATION RELATED TO GPA-75958, ZON-75959 AND VAR-75960 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI - For possible action on a request for a
Petition to Vacate U.S. Government Patent Easements generally located north of Regena Avenue, east of Tee
Pee Lane (APN 125-30-502-008), Ward 6 (Fiore) [PRJ-75893]. Staff recommends DENIAL.
34. TMP-75962 - TENTATIVE MAP RELATED TO GPA-75958, ZON-75959, VAR-75960 AND VAC-75961 -
REGENA CHIEFTAIN - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: FRANK D & JANE
PERUCHINI - For possible action on a request for a Tentative Map FOR A PROPOSED 16-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION WITH A WAIVER TO ALLOW A 60-FOOT INTERSECTION OFFSET WHERE
220 FEET IS REQUIRED AND TO DEFER OFFSITE IMPROVEMENTS INCLUDING STREETLIGHTS FOR
REGENA AVENUE WHERE OFFSITE IMPROVEMENTS ARE REQUIRED AT THE TIME OF DEVELOPMENT
on 4.43 acres on the north side of Regena Avenue, approximately 320 feet east of Tee Pee Lane (APN
125-30-502-008), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore)
[PRJ-75893]. Staff recommends DENIAL.
35. GPA-75969 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
SCOTT FAMILY TRUST, ET AL - For possible action on a request for a General Plan Amendment FROM: R
(RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 2.11 acres on the north side of
Alexander Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony)
[PRJ-75904]. Staff recommends DENIAL.
36. ZON-75972 - REZONING RELATED TO GPA-75969 - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a Rezoning FROM: R-E
(RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 2.11 acres on the north side of Alexander
Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904].
Staff recommends DENIAL.
37. VAR-75973 - VARIANCE RELATED TO GPA-75969 AND ZON-75972 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a Variance TO ALLOW
A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED; PRIVATE STREETS WITHOUT
A GATE TO NOT BE CONSTRUCTED TO PUBLIC STREET STANDARDS; AND A NON-GATED MODIFIED
STREET TERMINUS WHERE A CUL-DE-SAC IS REQUIRED on 2.11 acres on the north side of Alexander
Road, approximately 960 feet west of Durango Drive (APN 138-05-801-027), R-E (Residence Estates) Zone
[PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
38. VAC-75974 - VACATION RELATED TO GPA-75969, ZON-75972 AND VAR-75973 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for
a Petition to Vacate U.S. Government Patent Easements and portions of a public sewer easement generally
located on the north side of Alexander Road, west of Durango Drive (APN 138-05-801-027), Ward 4 (Anthony)
[PRJ-75904]. Staff recommends APPROVAL.
Page 5 of 1187
39. TMP-75975 - TENTATIVE MAP RELATED TO GPA-75969, ZON-75972, VAR-75973 AND VAC-75974 -
ALEXANDER JULIANO EAST - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY
TRUST, ET AL - For possible action on a request for a Tentative Map FOR A PROPOSED EIGHT-LOT SINGLE
FAMILY RESIDENTIAL SUBDIVISION on 2.11 acres on the north side of Alexander Road, approximately 960
feet west of Durango Drive (APN 138-05-801-027), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single
Family Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
40. GPA-75971 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
JOHNSON TRUST - For possible action on a request for a General Plan Amendment FROM: R (RURAL DENSITY
RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 2.09 acres on the north side of Alexander Road,
approximately 1,640 feet west of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff
recommends DENIAL.
41. ZON-75976 - REZONING RELATED TO GPA-75971 - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: JOHNSON TRUST - For possible action on a request for a Rezoning FROM: R-E (RESIDENCE
ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 2.09 acres on the north side of Alexander Road,
approximately 1,640 feet west of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff
recommends DENIAL.
42. VAR-75977 - VARIANCE RELATED TO GPA-75971 AND ZON-75976 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Variance TO ALLOW A 1.00
CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED; PRIVATE STREETS NOT
CONSTRUCTED TO PUBLIC STREET STANDARDS AND WITHOUT AN ACCESS GATE WHERE SUCH IS
REQUIRED; AND A MODIFIED STREET TERMINUS WHERE A CUL-DE-SAC OR HAMMERHEAD IS
REQUIRED on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet west of Durango Drive
(APN 138-05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4
(Anthony) [PRJ-75903]. Staff recommends DENIAL.
43. VAC-75978 - VACATION RELATED TO GPA-75971, ZON-75976, AND VAR-75977 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Petition to
Vacate U.S. Government Patent Easements generally located on the north side of Alexander Road, west of
Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends APPROVAL.
44. TMP-75979 - TENTATIVE MAP RELATED TO GPA-75971, ZON-75976, VAR-75977 AND VAC-75978 -
ALEXANDER JULIANO WEST - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST
- For possible action on a request for a Tentative Map FOR A PROPOSED EIGHT-LOT SINGLE FAMILY
RESIDENTIAL SUBDIVISION on 2.09 acres on the north side of Alexander Road, approximately 1,640 feet west
of Durango Drive (APN 138-05-801-025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family
Residential)], Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.
45. GPA-75997 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For
possible action on a request for a General Plan Amendment FROM: R (RURAL DENSITY RESIDENTIAL) AND
RNP (RURAL NEIGHBORHOOD PRESERVATION) TO: SC (SERVICE COMMERCIAL) on 5.03 acres at the
southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010 and Lot 2 of File 124 Page 42 of
Parcel Maps), Ward 6 (Fiore) [PRJ-75936]. Staff recommends DENIAL.
46. ZON-75998 - REZONING RELATED TO GPA-75997 - PUBLIC HEARING - APPLICANT/OWNER: TP 1000,
LLC - For possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [R (RURAL DENSITY
RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD PRESERVATION) GENERAL PLAN DESIGNATIONS]
TO: C-1 (LIMITED COMMERCIAL) on 5.03 acres at the southeast corner of Elkhorn Road and Hualapai Way (APN
125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel Maps), Ward 6 (Fiore) [PRJ-75936]. Staff recommends
DENIAL.
47. SUP-75999 - SPECIAL USE PERMIT RELATED TO GPA-75997 AND ZON-75998 - PUBLIC HEARING -
APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 3,500 SQUARE-FOOT LIQUOR ESTABLISHMENT (TAVERN) USE WITH A WAIVER TO ALLOW
A 630-FOOT DISTANCE SEPARATION FROM A CHURCH/HOUSE OF WORSHIP WHERE 1,500 FEET IS
REQUIRED at the southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010 and Lot 2 of File
124 Page 42 of Parcel Maps), U (Undeveloped) Zone [R (Rural Density Residential) and RNP (Rural
Neighborhood Preservation) General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward 6
(Fiore) [PRJ-75936]. Staff recommends DENIAL.
Page 6 of 1187
48. SUP-76000 - SPECIAL USE PERMIT RELATED TO GPA-75997, ZON-75998 AND SUP-75999 - PUBLIC
HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Special Use Permit
FOR A PROPOSED 6,000 SQUARE-FOOT BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the
southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel
Maps), U (Undeveloped) Zone [R (Rural Density Residential) and RNP (Rural Neighborhood Preservation)
General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-75936]. Staff
recommends DENIAL.
49. SDR-76002 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75997, ZON-75998, SUP-75999 AND
SUP-76000 - PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a
Site Development Plan Review FOR A PROPOSED 18,500 SQUARE-FOOT COMMERCIAL DEVELOPMENT,
INCLUDING A 6,000 SQUARE-FOOT CONVENIENCE STORE WITH FUEL PUMPS AND CANOPY,
RESTAURANT AND DRIVE THROUGH LANE; 3,500 SQUARE-FOOT TAVERN; 5,000 SQUARE-FOOT
RESTAURANT AND 4,000 SQUARE FEET OF GENERAL RETAIL SPACE WITH A WAIVER TO ALLOW
BUILDINGS NOT TO BE ORIENTED TO THE CORNER AND STREET FRONTAGES WHERE SUCH IS
REQUIRED on 5.03 acres at the southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010
and Lot 2 of File 124 Page 42 of Parcel Maps), U (Undeveloped) Zone [R (Rural Density Residential) and RNP
(Rural Neighborhood Preservation) General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward
6 (Fiore) [PRJ-75936]. Staff recommends DENIAL.
50. TMP-76001 - TENTATIVE MAP RELATED TO GPA-75997, ZON-75998, SUP-75999, SUP-76000 AND
SDR-76002 - PUBLIC HEARING - ELKHORN PLAZA (A COMMERCIAL SUBDIVISION) - APPLICANT/OWNER:
TP 1000, LLC - For possible action on a request for a Tentative Map FOR A ONE-LOT COMMERCIAL
SUBDIVISION on 5.03 acres at the southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010
and Lot 2 of File 124 Page 42 of Parcel Maps), U (Undeveloped) Zone [R (Rural Density Residential) and RNP
(Rural Neighborhood Preservation) General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward
6 (Fiore) [PRJ-75936]. Staff recommends DENIAL.
51. ZON-76145 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on
a request for a Rezoning FROM: U (UNDEVELOPED) [RNP (RURAL NEIGHBORHOOD PRESERVATION)
GENERAL PLAN DESIGNATION] TO: R-E (RESIDENCE ESTATES) on 3.55 acres at the southwest corner of
Elkhorn Road and Eula Street (Lot 1 of File 124 Page 42 of Parcel Maps), Ward 6 (Fiore) [PRJ-75935]. Staff
recommends APPROVAL.
52. TMP-76004 - TENTATIVE MAP RELATED TO ZON-76145 - ELKHORN ESTATES - PUBLIC HEARING -
APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Tentative Map FOR A SIX-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION on 3.55 acres at the southwest corner of Elkhorn Road and Eula
Street (Lot 1 of File 124 Page 42 of Parcel Maps), U (Undeveloped) Zone [RNP (Rural Neighborhood Preservation)
General Plan Designation] [PROPOSED: R-E (Residence Estates)], Ward 6 (Fiore) [PRJ-75935]. Staff
recommends APPROVAL.
53. ZON-75980 - REZONING - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: 1997 MORTON M.F.
WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 5.09 acres on the north
side of Deer Springs Way, approximately 300 feet east of Hualapai Way (APN 125-19-202-007), Ward 6 (Fiore)
[PRJ-75891]. Staff recommends APPROVAL.
54. VAR-75981 - VARIANCE RELATED TO ZON-75980 AND VAR-75981 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST -
For possible action on a request for a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS
THE MINIMUM REQUIRED; PRIVATE STREETS NOT CONSTRUCTED TO PUBLIC STREET STANDARDS
WITHOUT AN ACCESS GATE; AND PRIVATE STREETS TO TERMINATE IN STUB STREETS WHERE CUL-
DE-SACS OR HAMMERHEADS ARE REQUIRED on 5.09 acres on the north side of Deer Springs Way,
approximately 300 feet east of Hualapai Way (APN 125-19-202-007), R-E (Residence Estates) Zone
[PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75891]. Staff recommends DENIAL.
55. VAC-75983 - VACATION RELATED TO ZON-75980 AND VAR-75981 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST -
For possible action on a request for a Petition to Vacate U.S. Government Patent Easements generally located on
the north side of Deer Springs Way, east of Hualapai Way (APN 125-19-202-007), Ward 6 (Fiore) [PRJ-75891].
Staff recommends APPROVAL.
Page 7 of 1187
56. TMP-75984 - TENTATIVE MAP RELATED TO ZON-75980, VAR-75981 AND VAC-75983 - DEER SPRINGS
EULA - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE
ELIZABETH WONG REVOCABLE TRUST - For possible action on a request for a Tentative Map FOR A
PROPOSED 16-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION WITH A WAIVER TO ALLOW A 181-FOOT
INTERSECTION OFFSET WHERE 220 FEET IS REQUIRED on 5.09 acres on the north side of Deer Springs
Way, approximately 300 feet east of Hualapai Way (APN 125-19-202-007), R-E (Residence Estates) Zone
[PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75891]. Staff recommends DENIAL.
57. VAR-75906 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GILCREASE NATURE SANCTUARY -
For possible action on a request for a Variance TO ALLOW 38 PARKING SPACES WHERE 94 ARE REQUIRED
on 7.88 acres at 8103 Racel Street (APN 125-09-401-033), Ward 6 (Fiore) [PRJ-74896]. Staff recommends
DENIAL.
58. VAR-76015 - VARIANCE RELATED TO VAR-75906 - PUBLIC HEARING - APPLICANT/OWNER: GILCREASE
NATURE SANCTUARY - For possible action on a request for a Variance TO ALLOW NO HALF-STREET
IMPROVEMENTS WHERE SUCH ARE REQUIRED on 7.88 acres at 8103 Racel Street (APN 125-09-401-033),
Ward 6 (Fiore) [PRJ-74896]. Staff recommends DENIAL.
59. SDR-75907 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75906 AND VAR-76015 - PUBLIC
HEARING - APPLICANT/OWNER: GILCREASE NATURE SANCTUARY - For possible action on a request for
a Major Amendment to an approved Site Development Plan Review (SDR-43981) FOR THE PROPOSED 3,500
SQUARE-FOOT EXPANSION OF AN EXISTING COMMERCIAL RECREATION/AMUSEMENT (OUTDOOR)
FACILITY [NATURE SANCTUARY] on 7.88 acres at 8103 Racel Street (APN 125-09-401-033), Ward 6 (Fiore)
[PRJ-74896]. Staff recommends DENIAL.
60. VAR-75964 - VARIANCE - PUBLIC HEARING - APPLICANT: LAS VEGAS VALLEY WATER DISTRICT -
OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL - For possible action on a request for a Variance TO
ALLOW DEVIATIONS FROM TITLE 19.10.020 C-V (CIVIC) DEVELOPMENT STANDARDS on a portion of 20.00
acres at the northwest corner of Centennial Parkway and Fort Apache Road (APNs 125-19-802-013 and 006),
C-V (Civic) Zone, Ward 6 (Fiore) [PRJ-75913]. Staff recommends APPROVAL.
61. SDR-75965 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75964 - PUBLIC HEARING -
APPLICANT: LAS VEGAS VALLEY WATER DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT,
ET AL - For possible action on a request for a Site Development Plan Review FOR A PROPOSED UTILITY
INSTALLATION [ZONE RESERVOIR AND PUMPING STATION] on a portion of 20.00 acres at the northwest
corner of Centennial Parkway and Fort Apache Road (APNs 125-19-802-013 and 006), C-V (Civic) Zone, Ward
6 (Fiore) [PRJ-75913]. Staff recommends APPROVAL.
62. VAR-75957 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: LAS VEGAS-CLARK COUNTY LIBRARY
DISTRICT - For possible action on a request for a Variance TO ALLOW A PROPOSED 16-FOOT TALL
FREESTANDING SIGN WHERE 12 FEET IS THE MAXIMUM ALLOWED AND A PROPOSED ANIMATED SIGN
WITHIN 200 FEET OF PROPERTY ZONED FOR RESIDENTIAL USE WHERE SUCH IS PROHIBITED on 8.32
acres at 2851 East Bonanza Road (APN 139-36-101-001), C-V (Civic) Zone, Ward 3 (Coffin) [PRJ-75912]. Staff
recommends DENIAL.
63. SUP-75949 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: THAI HEALING SOLUTIONS SPA -
OWNER: DEER SPRINGS VILLAGE, LLC - For possible action on a request for a Special Use Permit FOR A
PROPOSED 1,432 SQUARE-FOOT MASSAGE ESTABLISHMENT USE WITH A WAIVER TO ALLOW A ZERO-
FOOT DISTANCE SEPARATION FROM A RESIDENTIALLY ZONED PROPERTY WHERE 400 FEET IS
REQUIRED at 6720 North Hualapai Way, Suite #180 (APN 125-19-313-004), C-1 (Limited Commercial) Zone,
Ward 6 (Fiore) [PRJ-75933]. Staff recommends APPROVAL.
64. SDR-75970 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: TORAH
LEARNING CENTER, INC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED TWO-STORY, 5,675 SQUARE-FOOT CLASSROOM BUILDING ADDITION TO AN EXISTING
HOUSE OF WORSHIP on 0.60 acres at 9590 West Sahara Avenue (APN 163-06-816-024), C-1 (Limited
Commercial) Zone, Ward 2 (Vacant) [PRJ-75914]. Staff recommends APPROVAL.
DIRECTOR'S BUSINESS:
65. TXT-76115- TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS - For
possible action on a request to amend LVMC Title 19.12 Permissible Uses to add Minimum Special Use Permit
Page 8 of 1187
requirements to the Multi-Family Residential use, and to provide for other related matters. Staff recommends
APPROVAL.
Citizens Participation:
66. Citizens Participation: Public comment during this portion of the agenda must be limited to matters
within the jurisdiction of the Planning Commission. No subject may be acted upon by the Planning
Commission unless that subject is on the agenda and is scheduled for action. If you wish to be
heard, come to the podium and give your name for the record. The amount of discussion on any
single subject, as well as the amount of time any single speaker is allowed, may be limited.
Facilities are provided throughout City Hall for the convenience of persons with disabilities. Reasonable efforts will be
made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to attend and
participate in this meeting, please call the City Clerk’s office at 702-229-6311 and advise of your need at least 48 hours
in advance of the meeting. Dial 7-1-1 for Relay Nevada.
THIS MEETING HAS BEEN PROPERLY NOTICED AND POSTED AT THE FOLLOWING LOCATIONS:
City Hall, 495 South Main Street, 1st Floor
Clark County Government Center, 500 South Grand Central Parkway
Grant Sawyer Building, 555 East Washington Avenue
City of Las Vegas Development Services Center, 333 North Rancho Drive
Page 9 of 1187
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 1
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
CALL TO ORDER
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 2
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 3
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
ROLL CALL
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 4
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO
MATTERS ON THE AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE
PODIUM AND GIVE YOUR NAME FOR THE RECORD. THE AMOUNT OF DISCUSSION, AS
WELL AS THE AMOUNT OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 5
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF MARCH 26, 2019.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 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 SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 7
SUBJECT:
TMP-75951 - TENTATIVE MAP - SHOWBOAT 2019 (A COMMERCIAL SUBDIVISION) -
APPLICANT: LOCHSA ENGINEERING - OWNER: 2800 FREMONT, LLC - For possible action
on a request for a Tentative Map FOR A ONE-LOT COMMERCIAL SUBDIVISION on 25.55 acres
at 2800 Fremont Street (APNs 162-01-201-006 and 007), C-2 (General Commercial) Zone, Ward
3 (Coffin) [PRJ-75892]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Action Letter for SDR-74657 [PRJ-74513]
7. Action Letter for SUP-74656 [PRJ-74513]
8. Action Letter for SUP-74781 [PRJ-74513]
TMP-75951 [PRJ-75892]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
MR
TMP-75951 [PRJ-75892]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
TMP-75951 CONDITIONS
Planning
1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final Map
is not recorded on all or a portion of the area embraced by the Tentative Map within
four (4) years of the approval of the Tentative Map, this action is void.
2. Street names must be provided in accordance with the City’s Street Naming
Regulations.
3. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
Public Works
5. Per condition #18 of SDR-74657, grant a Traffic Signal Easement, if needed, on the
south side of Fremont Street on the Final Map of this site.
7. Per Title 19.16.060.W.1, provide a note on the Final Map that states “All parcels
created through this map shall have perpetual unobstructed access to all driveways
servicing the overall subdivision unless incompatible uses can be demonstrated to
the satisfaction of the City Engineer.”
8. Per Title 19.16.060.W.2, sewer service for this commercial subdivision shall be
shown in accordance with one of the following alternatives, and the appropriate note
shall appear on the face of the recorded Final Map:
I. On-site sewers are a common element privately owned and maintained per
the Conditions, Covenants, and Restrictions (CC&Rs) of this commercial
subdivision.
II. On-site sewers are a common element privately owned and maintained per
the Joint Use Agreement of this commercial subdivision.
MR
TMP-75951 [PRJ-75892]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
9. Per Title 19.16.060.W.3, provide a note on the Final Map that states “All subdivided
lots within this Final Map shall provide perpetual inter-lot drainage rights across all
existing and future parcel limits.”
10. Label Easement 35 as a Clark County Aviation Easement on the Final Map for this
site.
11. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the recordation of the Final Map for this
site. Appropriate drainage easements shall be reserved if recommended by the
approved Drainage Plan/Study. The drainage study required by SDR-74657 may
be used to satisfy this requirement provided that it addresses the Tentative Map
area.
12. Comply with all applicable conditions of approval for Site Development Plan Review
(SDR-74657) and any other site related actions.
13. 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.
14. 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.
MR
TMP-75951 [PRJ-75892]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant requests approval for a one-lot commercial subdivision on 25.55 acres
located at 2800 Fremont Street. Currently the site consists of two commercial lots with a
single owner. There is an approved Site Development Plan Review (SDR-74657) for a
344-unit multi-family residential complex with 132,644 square-foot of commercial space.
Remapping the site will give the owner the flexibility to sell portions of the site and
delineate ownership through future records of survey. Staff recommends approval of this
request with conditions.
ISSUES
A commercial subdivision will allow the owner the flexibility to sell portions of land to
multiple owners. A single-lot subdivision accomplishes the desired flexibility.
ANALYSIS
The site consists of two parcels (APN’s 162-01-201-006 and 007) on an irregular-shaped
lot. In 2006, the City of Las Vegas Redevelopment Area 1 (RDA) was amended to include
162-01-201-007 with other parcels along Fremont Street. When APN 162-01-201-006
was annexed in 2014, it did not become part of the RDA. As a result, the current General
Plan designations of APNs 162-01-201-006 and 007 differ; the RDA parcel (007) is
designated C (Commercial) and the non-RDA parcel (006) is designated GC (General
Commercial). Both parcels are in separate tax districts; however, both land use
designations (C and GC) allow for similar uses and zoning districts, and both APNs are
zoned C-2; therefore, there is no need for a General Plan Amendment on APN 162-01-
201-006 to make the designations consistent with each other and no need to include this
parcel in the RDA.
Over 21 acres of this site is in the RDA 1. The remapping of this site is consistent with the
Las Vegas Redevelopment Plan section IV (Land Uses and Development Requirements)
subsection (G)(1)(e) Which states: “All development plans (whether public or private)
shall be processed in the manner provided by applicable City codes, as they are, or as
they may be, amended from time to time.” This Tentative map will allow the approved
development plan to be constructed in a matter consistent with City of Las Vegas zoning
and building codes by removing that property line that would bisect proposed building 17
of Site Development Plan Review (SDR-74657).
MR
TMP-75951 [PRJ-75892]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.18, the definition of Lot Frontage is “The side of the lot which fronts
on a street or drive. In the case of a corner lot, the “front” of the lot shall be considered to
be the side which has the lesser dimension in width, unless the Director authorizes
another side to be designated as the “front” and attaches whatever conditions are deemed
necessary to ensure that such alternative designation does not result in land use
incompatibility with the surrounding area.” Fremont Street was determined to be the lot
frontage. The subject property has an approved Site Development Plan Review (SDR-
74657). It was reviewed and approved with the lot frontage along Fremont Street. The
mapping of this site as a one-lot commercial subdivision will allow for the construction of
the approved development plan and future records of survey to be drawn delineating
ownership of portions of the site.
Primary access to the site will be from Fremont Street as depicted on approved SDR-
74657. Secondary access will be provided along Atlantic Street. Cross access and shared
parking will be shared throughout the commercial subdivision. Condition of approval
number Seven will ensure that shared access and parking will be recorded on the Final
Map. Additionally, Staff notes that cross sections were shown for the site, but they do not
show existing or proposed elevations. However, since the site has been in existence for
several years and all walls are existing walls and no retaining walls are shown, staff does
not anticipate perimeter walls that are greater than the allowable height.
This application was properly noticed and the Las Vegas Valley Water District (LVVWD)
returned the following comments. “These parcels are currently served by LVVWD for both
fire and domestic service and neither have the backflow prevention required for this use
per NAC 445A.67195. Civil and plumbing plans will need to be submitted to LVVWD for
domestic meter sizing, fire flow availability and backflow retrofit. To comply with LVVWD
Service Rules, executed CC&Rs or REA regarding the shared water system between the
two parcels will be required for civil plan approval.”
Findings
This Tentative map is will combine the two parcels listed above and allow for the
construction of a 132,644 square-foot commercial development and a 344-unit multi-
family complex approved by SDR-74657. This Tentative map is consistent with NRS 278,
Title 19 zoning requirements, the RDA and the City of Las Vegas 2020 Master Plan;
therefore, Staff recommends approval of this request subject to conditions.
MR
TMP-75951 [PRJ-75892]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
MR
TMP-75951 [PRJ-75892]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
02/25/19 submittal requirements for entitlements for a one-lot commercial
subdivision.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
MR
TMP-75951 [PRJ-75892]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
MR
TMP-75951 [PRJ-75892]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
MR
x
PRJ-75892
03/04/19
PRJ-75892
03/04/19
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TMP-75951 [PRJ-75892] - TENTATIVE MAP - APPLICANT: LOCHSA ENGINEERING - OWNER: 2800 FREMONT, LLC
2800 FREMONT STREET
03/13/19
PRJ-75892
03/06/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
PRJ-75892
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 8
SUBJECT:
GPA-75937 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: BUS
YARD PROPERTIES, LLC, ET AL - For possible action on a request for a General Plan
Amendment FROM: M (MEDIUM DENSITY RESIDENTIAL) TO: ML (MEDIUM LOW DENSITY
RESIDENTIAL) on 15.00 acres generally located west of the intersection of Ann Road and
Shaumber Road (APNs 126-36-101-006, 007 and 027), Ward 6 (Fiore) [PRJ-75900]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Staff Report - GPA-75937 and ZON-75938 [PRJ-75900]
4. Supporting Documentation - GPA-75937 and ZON-75938 [PRJ-75900]
5. Photo(s) - GPA-75937 and ZON-75938 [PRJ-75900]
6. Justification Letter - GPA-75937 and ZON-75938 [PRJ-75900]
GPA-75937 and ZON-75938 [PRJ-75900]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to change the land use designation and rezone 15.00
undeveloped acres generally located west of the intersection of Ann Road and Shaumber
Road.
ISSUES
A General Plan Amendment is requested to change the land use designation on this
site from M (Medium Density Residential) to ML (Medium Low Density Residential).
Staff recommends approval.
A Rezoning is requested on this site from R-3 (Medium Density Residential) to R-CL
(Single Family Compact-Lot). Staff recommends approval.
A Site Development Plan Review for a specific development on this site has not been
submitted.
ANALYSIS
The site consists of three undeveloped parcels located near the western edge of the city
limits, northwest of the Clark County School District bus transit yard. The site is
surrounded by undeveloped property. West of the site is a 380 acre parcel annexed to
the City on 01/14/17. On the south, east, and portions of the north is 58 acres owned by
the Bureau of Land Management. A gravel pit operation is located on the southern portion
of the parcel to the south, as well as on the parcel to the west. A Site Development Plan
Review has not been submitted for any specific development on this site at this time.
The subject site was annexed by the City in two portions in 2007, and has a land use
designation of M (Medium Density Residential). According to the Land Use & Rural
Neighborhoods Preservation Element of the 2020 Master Plan, the (Medium) designation
allows up to 25.49 dwelling units per acre. To the north are parcels designated M (Medium
Density Residential) and RNP (Rural Neighborhood Preservation) which allows 2.00
dwelling units per acre. To the south, east, and a portion of the north is a parcel with a PF
(Public Facilities) designation where residential density is not applicable. The land to the
west is designated DR (Desert Rural) which allows up to 2.49 units per acre.
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The applicant is proposing to designate the subject site as ML (Medium Low Density)
which allows single family detached homes up to 8.49 units per acre. This is a 66 percent
decrease in density from the current (Medium) designation. Ann Road, a 100-foot Primary
Arterial, will be extended westward to abut the northern boundary of this site. In addition,
the Sheep Mountain Parkway freeway connector is proposed to run from approximately
Ann Road north, parallel to the existing 215 freeway corridor. Considering the decrease
in density, the adjacent land use designations, and the expected growth in the area, staff
is recommending approval of the General Plan Amendment (GPA-75937) request.
The applicant is proposing to Rezone (ZON-75938) the subject site as R-CL (Single
Family Compact-Lot) which allows a minimum lot size of 3,000 square feet. According to
Title 19.06.080, the proposed R-CL (Single Family Compact-Lot) zone is consistent with
the proposed ML (Medium Low Density) land use designation. The final density of any
future residential development on the subject site will be limited by the ML (Medium Low
Density) designation of 8.49 single family dwelling units; therefore, staff is recommending
approval of the Rezoning request.
On 01/13/17, the City annexed approximately 4,500 acres of federal land generally
located along the northwest boundaries of the City, including portions of land adjacent to
and near the Tule Springs Fossil Beds National Monument and the Red Rock National
Conservation Area. These lands include an area extending over one mile west of the
subject site. Most of this land carries a Undeveloped zoning designation, which is
considered a “holding” zone to prevent haphazard development until such time as another
district becomes compatible with neighboring properties. As additional property is
developed along Ann Road, the 215, and the proposed Sheep Mountain Parkway, it is
expected that higher density uses will be appropriate in the area. The subject site would
provide more intense residential development that will provide a buffer for less intense
residential development expected to the west within the newly annexed area. Staff
therefore recommends approval of the General Plan Amendment and Rezoning. If
denied, the site will retain the existing General Plan and zoning designations.
FINDINGS (GPA-75937)
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 ML (Medium Low Density Residential) General Plan designation allows for up
to 8.49 dwelling units per acre. This is a proposed decrease in existing density, and
is compatible with the RNP (Rural Preservation Neighborhood) land use
designation to the north. All adjacent property is currently undeveloped.
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
There is currently no paved access to the subject site. Ann Road, a Primary Arterial
roadway, is proposed to be extended west by the City and would provide direct
access to the property. A future Site Development Plan Review must be filed to
review ingress and egress design and effects to neighborhood traffic, which is
currently affected by commuting buses from Clark County School District’s bus
transit yard facility. The nearest public recreation facility is located approximately
5,450 feet south of this site. Utilities must be extended to serve this site.
The proposed amendment conforms to the intent and policies of the 2020 Master
Plan. There are no neighborhood plans or special area plans that include this
area.
FINDINGS (ZON-75938)
If approved, the proposed R-CL (Single Family Compact-Lot) zoning district would
conform to the proposed ML (Medium Low Density Residential) General Plan
designation.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
The R-CL (Single Family Compact-Lot) zoning district allows for single family
residential development with densities up to 8.49 dwelling units per acre. The
surrounding area is currently undeveloped and zoning designations are subject to
change as development expands west of Shaumber Road.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Ann Road, a Primary Arterial, will be extended west along the northern boundary of
this site. The city limits were recently extended westward through annexation
adjacent to the Red Rock Conservation Area. This land will provide a buffer
between the Conservation Area and higher densities.
Access to the property will be provided by the future western extension of Ann
Road, which will align with the northern boundary of the site. Ann Road is proposed
to be a Primary Arterial (100 feet wide) in this area at full build-out, which will be
adequate in size to accommodate the densities allowed by the R-CL zoning district.
BACKGROUND INFORMATION
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted over the telephone with the
02/26/19 applicant to discuss submittal requirements for a General Plan Amendment
and Rezoning applications.
Neighborhood Meeting
Centennial Hills Community Center YMCA
6:00 - 6:30 pm
04/11/19 1 Consultant
1 Developer
1 Planning Staff Member
0 Members of the Public
Field Check
Staff conducted a routine field check and found an undeveloped area within
03/13/19 mountain terrain, and is situated at a higher elevation than Shaumber Road
and Ann Road. Shaumber Road is used extensively by commuting buses.
Existing Land
Surrounding Planned or Special Land Existing Zoning
Use Per Title
Property Use Designation District
19.12
Subject M (Medium Density R-3 (Medium Density
Undeveloped
Property Residential) Residential)
M (Medium Density R-3 (Medium Density
Residential) Residential)
North Undeveloped RNP (Rural Neighborhood R-E (Residence
Preservation) Estates)
PF (Public Facilities) C-V (Civic)
Undeveloped/
South PF (Public Facilities) C-V (Civic)
Gravel Pit
East Undeveloped PF (Public Facilities) C-V (Civic)
West Undeveloped DR (Desert Rural) U(DR)
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Actual
Functional Compliance
Street
Street Name Classification of Governing Document with Street
Width
Street(s) Section
(Feet)
Master Plan of Streets
Shaumber Road Major Collector 80 Y
and Highways
Master Plan of Streets
Ann Road (future
Primary Arterial and Highways 80 Y
alignment)
(GPA-53055)
JAB
GPA-75937 and ZON-75938 [PRJ-75900]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
JAB
PRJ-75900
03/01/19
PRJ-75900
03/01/19
PRJ-75900
03/01/19
PRJ-75900
03/01/19
GPA-75937 [PRJ-75900] - GENERAL PLAN AMENDMENT RELATED TO ZON-75938 - APPLICANT/OWNER: BUS
YARD PROPERTIES, LLC, ET AL
WEST OF THE INTERSECTION OF ANN ROAD AND SHAUMBER ROAD
03/13/19
GPA-75937 [PRJ-75900] - GENERAL PLAN AMENDMENT RELATED TO ZON-75938 - APPLICANT/OWNER: BUS
YARD PROPERTIES, LLC, ET AL
WEST OF THE INTERSECTION OF ANN ROAD AND SHAUMBER ROAD
03/13/19
GPA-75937 [PRJ-75900] - GENERAL PLAN AMENDMENT RELATED TO ZON-75938 - APPLICANT/OWNER: BUS
YARD PROPERTIES, LLC, ET AL
WEST OF THE INTERSECTION OF ANN ROAD AND SHAUMBER ROAD
03/13/19
BUS YARD PROPERTIES, LLC & VENTO BUS YARD, LLC
1635 Village Center Circle, Ste. 100
Las Vegas, NV 89134
Ph. (702) 242-4949 ▪ Fax (702) 242-0414
Re: General Plan Amendment and Zone Change Applications for APNs 126-36-101-006,
126-36-101-007 and 126-36-101-027 (the “Site”)
Dear Peter,
Bus Yard Properties, LLC and Vento Bus Yard, LLC are seeking a General Plan designation of Medium-Low
Density Residential (M-L) and a zoning designation of Single-Family Compact-Lot (R-CL) for the subject
parcels with the intent to develop a detached single-family compact-lot development (the “Project”) on
the Site.
The Project will satisfy the requirements of LVMC §§19.16.090 and 19.16.030(I). In particular, approval
1. The Site is located at the intersection of two major arterials - Puli Road and Ann Road. Both
roadways are planned for 100-foot wide rights-of-ways, which will be more than capable of
development expands west of Shaumber Road. The Project will likely serve as a
transition/buffer between the Bus Yard and gravel pit and possibly less intense uses north and
in the area are separated from the Site by vacant land and, in most cases, vacant land and the
CC-215 Beltway. There are currently no residences within a quarter mile of the Site.
6. The Project will contribute to the satisfying the need for more affordable housing in the Las
Vegas Valley.
We appreciate your consideration. Please do not hesitate to contact me should you have any questions
or need anything further.
Sincerely,
SUBJECT:
ZON-75938 - REZONING RELATED TO GPA-75937 - PUBLIC HEARING -
APPLICANT/OWNER: BUS YARD PROPERTIES, LLC, ET AL - For possible action on a request
for a Rezoning FROM: R-3 (MEDIUM DENSITY RESIDENTIAL) TO: R-CL (SINGLE FAMILY
COMPACT-LOT) on 15.00 acres generally located west of the intersection of Ann Road and
Shaumber Road (APNs 126-36-101-006, 007 and 027), Ward 6 (Fiore) [PRJ-75900]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75900
03/01/19
PRJ-75900
03/01/19
PRJ-75900
03/01/19
PRJ-75900
03/01/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 10
SUBJECT:
GPA-75942 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: AMH
DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC - For possible action on a request for a
General Plan Amendment FROM: DR (DESERT RURAL DENSITY RESIDENTIAL) AND RNP
(RURAL NEIGHBORHOOD PRESERVATION) TO: L (LOW DENSITY RESIDENTIAL) on 3.81
acres at the southeast corner of Craig Road and Buffalo Drive (APNs 138-03-301-001 and 004),
Ward 4 (Anthony) [PRJ-75274]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
4. Supporting Documentation - GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
5. Photo(s) - GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
6. Justification Letter - GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
7. Protest Postcard(s) for GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
8. Protest and/or Support Documentation Not Vetted for GPA-75942, ZON-75943 and TMP-
75945 [PRJ-75274]
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
TMP-75945 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.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
Public Works
7. Correct all Americans with Disabilities Act (ADA) deficiencies on the sidewalk along
Buffalo Drive and Craig Road adjacent to this site in accordance with code
requirements of Title 13.56.040 to the satisfaction of the City Engineer concurrent
with development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site.
9. This site shall connect to the public sewer in Helena Avenue approximately 660-feet
east of the proposed subdivision at a size, location and depth acceptable to the
Sanitary Sewer Section of the Department of Public Works.
10. 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.
11. Submit a License Agreement for landscaping and private improvements in the public
right-of-way, if any, adjacent to this site prior to this issuance of permits for these
improvements. The applicant must carry an insurance policy for the term of the
License Agreement and add the City of Las Vegas as an additionally insured entity
on this insurance policy. If requested by the City, the applicant shall remove property
encroaching in the public right-of-way at the applicant's expense pursuant to the
terms of the City's License Agreement. The installation and maintenance of all
private improvements in the public right of way shall be the responsibility of the
adjacent property owner(s) and shall be transferred with the sale of the property for
the entire term of the License Agreement. Coordinate all requirements for the
License Agreement with the Land Development Section of the Department of
Building and Safety (702-229-4836).
12. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first. Provide
and improve all drainageways recommended in the approved drainage plan/study.
The developer of this site shall be responsible to construct such neighborhood or
local drainage facility improvements as are recommended by the City of Las Vegas
Neighborhood Drainage Studies and approved Drainage Plan/Study concurrent with
development of this site.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
13. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed unless
specific written approval for such is received from the City Engineer prior to the
recordation of a Final Map or the approval of subdivision-related construction plans,
whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant is requesting to amend the General Plan designation from RNP (Rural
Neighborhood Preservation) to L (Low Density Residential). Staff supports this
request.
A companion Rezoning request from R-E (Residence Estates) to R-1 (Single Family
Residential) is requested. Staff supports this request.
ANALYSIS
The Land Use & Rural Neighborhoods Preservation Element of the City of Las Vegas
Master Plan 2020 defines both land use designations. The predominant feature of Rural
Neighborhood Preservation areas is single-family homes on large lots, many including
equestrian facilities. This is generally a rural environment that permits greater privacy and
some noncommercial raising of domestic animals. This designation allows up to 2.00
dwelling units per acre. The predominant feature of Desert Rural Density Residential
areas is the same as above except it allows up to 2.49 dwelling units per acre.
The applicant is proposing to designate both parcels as L (Low Density Residential) which
permits single-family detached homes at a maximum density of 5.49 units per acre. The
surrounding area has many other existing residential developments with different
densities. To the north is a development designated L (Low Density Residential) with 4.49
units per acre. To the south and east are Clark County developments designated Rural
Neighborhood with 2.00 units per acre. To the west is a development designated R (Rural
Density Residential) with 3.59 units per acre. Staff finds the proposed Low Density
Residential Land Use Designation to be compatible with the existing adjacent land use
designations and is recommending approval of the General Plan Amendment request.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Rezoning
Both parcels at the subject site are zoned U (Undeveloped) which is a temporary
classification used until property is ready for development for a more intense, permanent
use. This classification is used as a holding zone to prevent the premature, haphazard
development of property. The minimum lot size for this district is 20,000 square feet.
The applicant is proposing to rezone the subject site to R-1 (Single Family Residential).
The R-1 District provides for the development of single-family detached dwellings in a
suburban setting with a minimum lot size of 6,500 square feet. While the proposed R-1
zoning district allows for lot sizes as small as 6,500 square feet, the underlying General
Plan Designation will ultimately determine the number of lots developed. The lot sizes
proposed range in size from 6,501 square feet to 8,689 square feet. The proposed R-1
zoning district is compatible with the surrounding zoning districts which includes R-1 to
the north and east of the subject site; therefore, staff is recommending approval of the
rezoning request.
Tentative Map
The proposed subdivision shows 19 residential lots adjacent to a proposed 48-foot wide
public street with a cul-de-sac that meets the street cross section required in Title 19.04.
There is a proposed 15-foot wide public, pedestrian access path to Buffalo Drive that
gives the development a conforming street connectivity rating. The density of the
proposed development would be 4.98 units per acre, which is below the maximum 5.49
units allowed in the proposed L (Low Density Residential) land use designation.
The applicant proposes perimeter landscaping and landscape buffer widths that meet
Title 19.06 requirements. The proposed trees and shrubs consist of drought tolerant
species approved by the Southern Nevada Regional Planning Coalition Regional Plant
List. Appropriate street lights are shown on Maxwell Street and Helena Avenue. The
submitted tentative map shows required street improvements on Helena Avenue.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The proposed residential development is accessed from a local street; it has adequate
landscaping, street improvements, and lot size; and the density is less than allowed by
the proposed land use designation; therefore, staff is recommending approval of the
tentative map.
FINDINGS (GPA-75942)
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 Low Density Residential designation is
compatible with the existing adjacent land use designations.
The proposed Low Density Residential designation allows the proposed R-1 zoning
district, which is compatible with the adjacent zoning districts. Although the
proposed R-1 district has a minimum lot size of 6,500 square feet, the density
limitation of 5.49 set by the proposed Low Density Residential designation will
determine the number of residential lots developed.
There are adequate recreation and utility facilities to accommodate the proposed
residential development.
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
FINDINGS (ZON-75943)
If approved, the proposed Rezoning to the R-1 (Single Family Residential) zone
would be in conformance with the proposed L (Low Density Residential) General
Plan Designation.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The R-1 district allows single-family residential homes, which are compatible with
the existing residential neighborhoods and residential zoning districts adjacent to
the subject site.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The area is appropriate for residential infill and there are no neighborhood
commercial centers in this area.
BACKGROUND INFORMATION
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to discuss
12/11/18 submittal requirements for a General Plan Amendment, Rezoning, and
Tentative Map applications.
Neighborhood Meeting
Rainbow Library Meeting Room
3150 N. Buffalo Drive
6:30 – 7:50 pm
11 neighborhood residents, 1 consultant, 1 developer, 1 council representative
Presentation
Explained process of General Plan Amendment and Rezoning and why
these are necessary for development
Described orientation of houses proposed for site
Development would be rental units, detached single family homes
The perimeter would be landscaped
Street lights would meet code
Discussed neighborhood potential, neighborhood growth
04/08/19
Public Questions, Concerns and Discussion
There is no other neighborhood of single family homes that are all for rent
Concern that rental units would increase crime, traffic, high turnover
Renters do not add value to an existing rural neighborhood
Rental units will destroy property values
Some neighbors desire street lights, some demand no street lights
Developer is giving no consideration of desires of neighborhood
Will there be follow-up meetings
Where/when is Planning Commission meeting
Take Away
Neighbors want less density, no rental units, less traffic, and want to
maintain rural nature
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
Field Check
Staff conducted a routine field check and found an undeveloped parcel within
03/13/19
an existing single family residential neighborhood. No trash or debris.
Existing Land
Surrounding Planned or Special Land Existing Zoning
Use Per Title
Property Use Designation District
19.12
DR (Desert Rural Density
U (Undeveloped)
Subject Residential)
Undeveloped
Property RNP (Rural Neighborhood
U (Undeveloped)
Preservation)
Single Family L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
R-E (Rural Estates
Single Family RN (Rural Neighborhood)
South Residential) – Clark
Detached – Clark County
County
R-E (Rural Estates
Single Family RN (Rural Neighborhood)
East Residential) – Clark
Detached – Clark County
County
Single Family R (Rural Density R-D (Single Family
West
Detached Residential) Residential – Restricted)
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to 19.06, the following standards apply for the proposed R-1 Zoning District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Cul-de-sac Terminus 1
Non-Vehicular Path - Unrestricted 0.5
Total 1.5 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.50
Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Gross Floor Required
Use Area or Number Parking
of Units Parking Ratio
Regular Handi-capped
Single Family,
19 2 Per Lot 38
Detached
TOTAL SPACES REQUIRED 38
JAB
GPA-75942, ZON-75943 and TMP-75945 [PRJ-75274]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
JAB
PRJ-75274
03/04/19
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A̶ֱธںฌ
ՁDz
╗7DzՁDzЋA╗●ḶЌ77 ธںฌ
CA╗Dz̬ฌںธ゜ธ″゜ںՙฌ
ƆbAՁDz̬ฌ ゜ںㅡफएںƥֱxफฌ
ƆĠDzDz╗7 ฌ
CŐAÛ Ќ7Աù̬
ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफฌ
″゜ںธ7О●╗bĠฌ
ںธ7 ںธ7 AŐbĠ7ƆĠ●ЌḚՁDz7ŐḶḶ
ฌ ″゜ںธ7О●╗bĠฌ ںธ7 ںธฌ
ӧ╗ùОỏฌ
″7 ฎ゜ںธ7О●╗bĠฌ ″7 AŐbĠ7ƆĠ●ЌḚՁDz7ŐḶḶ
7 ฎฌ
ฎฌ
AŐbĠ7ƆĠ●ЌḚՁDz7ŐḶḶ
ฌ ӧ╗ùОỏ7 ںธฌ
ӧ╗ùОỏฌ
ԱⓈ●ՁC●ЌḚ7Ḷ
●b●AՁƆ7ִ7╗Ḷ7bḶҜ ОՁù7Û ●╗Ġ7Ɔ╗A╗Dz7ԱⓈ
ฎฌ
Ɔ●╗Dz7ОՁAЌƆ7ԱDz
ḶŐDz7bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7╗ĠDzƆDz7CŐAÛ ●ЌḚƆ7C
ŐDzbḶŐCỏ㈠7AЌù7C●ƆbŐDzОAЌbù7ӧC●Ҝ DzЌƆ●ḶЌƆⓒ7ḶŐ●DzЌ╗A╗●Ḷ
●Ќ
ḶŐҜ A╗●ḶЌ7
ḶŐ7AЌù7Ɔ╗ŐⓈb╗ⓈŐAՁ7DzՁDzҜ DzЌ╗Ɔ7ӧ╗Ḷ7ԱDz7
╗Ḷ7bḶЌ╗ŐAb╗ḶŐ7A╗7ḶЌbDz7AЌC7ЌḶ7bḶЌƆ╗ŐⓈb╗●ḶЌ7ƆĠAՁՁ
CŐAÛ ●ЌḚƆ7AЌC7╗ĠDz7AƆƆḶb●A╗DzC7CŐAÛ ●ЌḚƆ7Ŵ่₡゜ਙผ7Ɔ●╗Dz7C
″फฌ
CḶ7ЌḶ╗7ƆbAՁDz7╗ĠDzƆDz7CŐAÛ ●ЌḚƆ㈠7ЋDzŐ●
ù7ԱⓈ●ՁC●ЌḚ7ḶŐ●DzЌ╗
╗ĠDz7bḶЌ╗ŐAb╗ḶŐ7AƆƆⓈҜ DzƆ7╗ĠDz7ŐDzƆОḶЌƆ●Ա●Ձ●╗ù7╗Ḷ7Ҝ DzDz╗
ĠDzDzՁ7Ġ╗㈠ฌ
ธ่₡7
ՁŐ7bDz●Ձ●ЌḚฌ
Û ●ЌCḶÛ 7Ձ●ЌDz7 ںƥֱxफ7╗ùО㈠ฌ
Ɔ╗ⓈbbḶ7ОDzŐฌ
ںธफฌ
bḶҜ Ҝ ⓈЌ●╗ù7ƆОDzbƆฌ
ฎƥֱں
ՙƥֱxफฌ
ӧ╗ùОỏฌ
ธՙƥֱฎफ7Ő●CḚDz7Ġ╗㈠ฌ
ںธฌ
ㅡฌ ƆDzbḶЌC7
ՁŐ7 ㅡ゜ںธ7О●╗bĠฌ ″फ7ĠDzACDzŐ7╗Ő●Ҝ ฌ
Ɔ╗ⓈbbḶ7ОDzŐฌ AŐbĠ7ƆĠ●ЌḚՁDz7ŐḶḶ
7ӧ╗ùОỏฌ
Û ●ЌCḶÛ 7Ձ●ЌDzฌ
ںธफ7
ɱƥֱں
Ɔ╗ḶЌDz7ЋDzЌDzDzŐ7ОDzŐ
ՙƥֱxफ7
bḶҜ Ҝ ⓈЌ●╗ù7ƆОDzbƆฌ
ӧ╗ùОỏฌ
̶ƥֱxफฌ
●Ќ7
ՁŐ7DzՁDzЋฌ
̶x″xں7Aفਙ—ผŴ7ŐਙŴ₡ⓒƆ—ħ֭ש7ธxxฌ
AҜ Ġ 7C DzЋDzՁḶОҜ DzЌ ╗ⓒ7ՁՁbฌ
Aفਙ—ผŴ7Ġ ħкк⎯7bA7ɱ̶ںxںฌ
ՁDz
╗7DzՁDzЋA╗●ḶЌ7 ㅡ7
ŐḶЌ╗7DzՁDzЋA╗●ḶЌ7 ㅡฌ
ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफ7 ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफฌ
7
ฎफฌ
ㄦ7゜ںธफฌ
Ɔ╗ⓈbbḶ7ОDzŐฌ
bḶҜ Ҝ ⓈЌ●╗ù7ƆОDzbƆฌ
ںธฌ ӧ╗ùОỏฌ
ㅡฌ
Ɔ╗ⓈbbḶ7ОDzŐฌ
bḶҜ Ҝ ⓈЌ●╗ù7ƆОDzbƆฌ
ӧ╗ùОỏ7 xƥֱxफ7
㈠
㈠ฌ
゜ںธफ7 ㄦ7゜ںธफฌ
bḶՁⓈҜЌ7CDz╗A●Ձฌ
ƆbAՁDz̬7゜ںธफ7ए7ںƥֱxफฌ
ACCŐDzƆƆฌ
bḶⓈЌ ╗ùⓒ7b●╗ùⓒ7Ɔ╗A╗Dzฌ
ОкŴ่7 7Оֱธ̶ՙ̶7ֱḚAŐAḚDz7Ő●ḚĠ ╗7
/ŐḶЌ ╗7ִ 7Ɔ●CDz7DzՁDzЋA╗●ḶЌ Ɔ7 ㅡฌ
x̶゜xㅡ゜ںɱ
A̶㈠̶ฌ
CA╗Dz̬ฌںx゜̶゜ธxںՙฌ
ƆbAՁDz̬ฌ゜ںㅡफएںƥֱxफฌ
ƆĠDzDz╗7 ฌ
CŐAÛ Ќ7Աù̬
ㅡxƥֱxफฌ
ںɱƥֱxफ7 ธںƥֱxफฌ
ɱƥֱ″फ7 ɱƥֱ″फ7 ںㄦƥֱธफฌ ㄦƥֱںxफฌ ⓈЌ●╗7ƆDzbⓈŐDzC7╗Ḷฌ
̶ƥゥ̶ƥ7A゜b7ОACฌ
ธƥֱㅡफ7 ںxƥֱںxफฌ ธƥֱxफฌ
″फ7 ̶ㅡफゥ″xफฌ
ОŐDzֱ
AԱ7
●ԱDzŐḚՁAƆƆฌ
ƆĠḶÛ DzŐ7ОAЌฌ
″फฌ
̶xㄦx7ƆĠฌ ̶xㄦx7ƆĠฌ
bḶ Ћ Dz Ő Dz C 7О Ḷ Ő bĠ
ㅡṲㅡ7О╗7Û ŐAООDzCฌ ฌ ӧDzḚŐDzƆƆỏฌ ӧDzḚŐDzƆƆỏ7
ŐAҜ DzC7ḚՁAƆƆฌ
ОḶƆ╗77ӧ″फ7ƆỢ㈠ỏ7ӧ╗ùОỏ
ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ DzЌbՁḶƆⓈŐDzฌ
bḶ Ќ bŐ Dz ╗ Dz 7
ՁḶ Ḷ Ő Ɔ ฌ
ฎƥֱxफฌ
ฎƥֱxफฌ
Ҝ A Ɔ ╗ DzŐ 7ԱDz C Ő Ḷ Ḷ Ҝ ฌ
ɱƥֱ″फ7 ɱƥֱ″फฌ ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
Ɔ●╗Dz7ОՁAЌƆ7ԱDz
ḶŐDz7bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7╗ĠDzƆDz7CŐAÛ ●ЌḚƆ7C
ŐDzbḶŐCỏ㈠7AЌù7C●ƆbŐDzОAЌbù7ӧC●Ҝ DzЌƆ●ḶЌƆⓒ7ḶŐ●DzЌ╗A╗●Ḷ
̶ںƥֱㅡफฌ
●Ќ
ḶŐҜ A╗●ḶЌ7
ḶŐ7AЌù7Ɔ╗ŐⓈb╗ⓈŐAՁ7DzՁDzҜ DzЌ╗Ɔ7ӧ╗Ḷ7ԱDz7
╗Ḷ7bḶЌ╗ŐAb╗ḶŐ7A╗7ḶЌbDz7AЌC7ЌḶ7bḶЌƆ╗ŐⓈb╗●ḶЌ7ƆĠAՁՁ
ԱⓈ●ՁC●ЌḚ7Ḷ
●b●AՁƆ7ִ7╗Ḷ7bḶҜ ОՁù7Û ●╗Ġ7
ՁḶŐ●CA7ԱⓈ●ՁC●Ќ
7
CŐAÛ ●ЌḚƆ7AЌC7╗ĠDz7AƆƆḶb●A╗DzC7CŐAÛ ●ЌḚƆ7Ŵ่₡゜ਙผ7Ɔ●╗Dz7C
ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ
ЋƆԱ̶″ฌ
Ҝ A Ɔ ╗ DzŐ 7ԱA ╗ Ġ ฌ
″x″ฎ7ƆՁ●CDzŐฌ
ĠԱฌ ╗DzҜ Оฌ
″फ7Û AՁՁฌ
ㄦƥֱㅡफ7
ธฎ″ฎฌ
ธ″″ฎฌ
ธ7ЋƆԱ̶″ฌ
ธ″″ฎ7 ธ″″ฎฌ
ںธफ7ŐִƆ7 ںธफ7ŐִƆฌ
ธƥֱ″फฌ
ธƥֱ″फ7
Ḛ Ő Dz A ╗ 7Ő Ḷ Ḷ Ҝ 7 7ӧㄦỏ7ںธफ7Ձ●DzЌฌ
ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠7 Û ㈠●㈠b㈠ฌ ̶ธफゥธธफ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠7 ӧธỏธ″″ฎฌ
″ƥֱ″फ7
7 ƆbⓈ╗╗ՁDzฌ
ںՙƥֱฎफฌ
ธƥֱ″फ7 ̶ƥֱՙफ7 ̶ƥֱںںफ7 ̶ƥֱ″फ7 ㄦƥֱ″फ7 ɱƥֱธफ7 ㄦƥֱںxफฌ
″ƥֱxफฌ
ںธफ7ŐִƆฌ
ںxƥֱธफ7
ںธƥֱธफ7
Ա A ╗ Ġ 7 ธ ฌ
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ㄦƥֱxफฌ
″ƥֱxफ7
ƆĠḶÛ DzŐฌ
″फ7Û AՁՁฌ
Ա Dz C Ő Ḷ Ḷ Ҝ 7ธ ฌ
̶xㄦx7ƆĠฌ
ӧDzḚŐDzƆƆỏฌ
ОŐDzֱ
AԱ7ㄦƥ7╗ⓈԱ7゜ฌ
ธゥㅡ7Û AՁՁ7㌀ ฌ ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ںƥֱฎफฌ
ธƥֱ″फ7
̶ㅡ7゜ںธफ7A㈠
㈠
㈠77Û ゜ฌ
ںธफ7ԱAŐ╗ḶОฌ
ںƥֱxफฌ
ธ7 ЋƆԱㅡธฌ
̶xㄦx7ƆĠฌ
ธ″″ฎฌ
ӧDzḚŐDzƆƆỏฌ
ธฎ″ฎ7 ںƥֱㅡफฌ
̶x″xں7Aفਙ—ผŴ7ŐਙŴ₡ⓒƆ—ħ֭ש7ธxxฌ
Ա̶x7
ธฌ
AҜ Ġ 7C DzЋDzՁḶОҜ DzЌ ╗ⓒ7ՁՁbฌ
Aفਙ—ผŴ7Ġ ħкк⎯7bA7ɱ̶ںxںฌ
ɱƥֱںफ7bՁḚ㈠7Ġ╗㈠ฌ
ㅡxƥֱxफ7
Աɱ7 CÛ 7 ̶ƥֱฎफ7 ̶ƥֱxफ7 ںƥֱธफฌ
ธƥֱㅡफ7 ธƥֱxफ7
ฎƥֱㅡफ7
Û ̶xںฎฌ Û ̶x̶″
ธ7
ƆԱ ●Ќ ì
̶″ ธ″″ฎ7 ธ″″ฎฌ
ธฎ″ฎ7
̶xㄦx7ƆĠฌ
ŐAЌḚDz7゜7Ҝ ●bŐḶฌ
ì ●╗ bĠ DzЌ ฌ7
ӧDzḚŐDzƆƆỏฌ
Աںㄦฌ
″ธƥֱxफฌ
″ธƥֱxफฌ
̶ƥֱxफ7 ธƥֱฎफฌ
ĠЋAbฌ
7ӧㄦỏ7ںธफ7Ձ●DzЌฌ
ธ Û ̶x̶″ฌ
ธ7 Ա̶xฌ
ںںƥֱںxफ7
Ա Dz C Ő Ḷ Ḷ Ҝ 7̶ ฌ
Ա̶″7
ธฌ ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ɱƥֱ″फ7
ธx″ฎฌ ŐDz ฌ
̶ƥֱㅡफ7
ธฎ″ฎ7 ӧธỏธ″″ฎฌ
ںƥֱฎफ7
Û ̶″ںฎ
ธ Û ںฎ̶″Û ںฎ̶″
ธ7
″ƥֱธफ7
7ӧㄦỏ7ںธफ7ƆĠՁЋƆ
″फ7Û AՁՁฌ
ںธफ7ŐִƆฌ
ՁA Ⓢ Ќ C Ő ù 7Ő Ḷ Ḷ Ҝ ฌ
ںธफ7ŐִƆฌ
ՁḶbA╗DzC7ḶЌ7╗ĠDz7ՁDz ╗
7 Û Ġฌ
ḶОDzЌ●ЌḚฌ
″ƥֱxफゥฎƥֱxफฌ
ںxƥֱฎफ7
ㅡƥֱㅡफ7 ธƥֱㅡफ7 ″ƥֱ″फ7 ㄦƥֱںxफ7 ธƥֱںxफฌ ″ƥֱฎफ7 ธƥֱฎफ7 ฎƥֱںxफ7 ธƥֱںxफฌ
ㄦㅡफゥธธफฌ
ㄦƥֱㅡफ7
ƆbⓈ╗╗ՁDzฌ
̶xㄦx7ƆĠฌ ̶x″ฎฌ
ӧDzḚŐDzƆƆỏ7 DzЌ╗Őùฌ
ḚAŐAḚDz7Û AՁՁƆ7bḶҜ Ҝ ḶЌฌ
″ƥֱɱफ7 ″ƥ̶ֱफ7 ″ƥֱxफฌ Û ●╗Ġ7Ձ●Ћ●ЌḚ7AŐDzA Ҝ ⓈƆ╗ฌ
ㅡƥֱxफ7
ㅡƥֱxफ7
ĠAЋDz77゜ںธफ7CŐùÛ AՁՁ
ธ 7bA Ő 7Ḛ A Ő A Ḛ Dzฌ
ƆDzОAŐA╗●ḶЌฌ
ธธƥֱธफฌ
bḶ Ќ bŐ Dz ╗ Dz 7
ՁḶ Ḷ Ő Ɔ ฌ
ںɱƥֱธफ7
ںxƥֱxफ7
ںxƥֱxफ7
bḶ Ћ Dz Ő Dz C 7О Ḷ Ő bĠ 7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ ╗ Ḷ ╗ A Ձ 7A ゜b̬ฌ ں″ x ″ 7Ɔ ㈠
㈠ฌ
bḶ Ќ bŐ Dz ╗ Dz 7
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㈠ฌ
ĠԱฌ
Ő Ḷ Ќ ╗ 7bḶ Ћ Dz Ő Dz C 7Оธ ㅡḶ7Ɔ ㈠
㈠ฌ
Ő bĠ ̬
ں″ƥֱxफ7ゥ7ՙƥֱxफ7Ḷ㈠Ġ㈠7ḚAŐAḚDz7CḶḶŐฌ Ő Dz A Ő 7bḶ Ћ Dz Ő Dz C 7ОںㄦḶ ธŐ 7Ɔ
bĠ㈠
㈠ฌ
̬
╗ Ḷ ╗ A Ձ 7bḶ Ћ Dz Ő Dz Cธ̬ธ ̶ ฎ 7Ɔ ㈠
㈠ฌ
x̶゜xㅡ゜ںɱ
Aںฌ
CŐAÛ Ќ7Աù̬
ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफฌ
ںธƥֱxफ7 ธฎƥֱxफฌ
ںㄦƥ̶ֱफ7 ںธƥֱɱफฌ
ㅡƥ̶ֱ
̶ㅡफ7 ̶ƥֱㅡ
ںธफ7 ̶ƥֱㅡ
ںธफ7 ㅡƥֱธ
ںㅡफ7 ㅡƥֱ″
ںธफ7 ̶ƥֱㅡ
ںธफ7 ㅡƥֱںxफ7 ⓈЌ●╗7ƆDzbⓈŐDzC7╗Ḷฌ
̶ƥゥ̶ƥ7A゜b7ОACฌ
ںƥֱxफฌ
̶xㄦx7ƆĠ7 ̶xㄦx7ƆĠ7 ̶xㄦx7ƆĠฌ ̶xㄦx7ƆĠ7 ̶xㄦx7ƆĠ
ธƥֱxफฌ
ӧDzḚŐDzƆƆỏ ㅡ7
ㅡںธफ7ӧDzḚŐDzƆƆỏ
ںธफ7ӧDzḚŐDzƆƆỏฌ ӧDzḚŐDzƆƆỏฌ
ㅡںธफ7ӧDzḚŐDzƆƆỏฌ
″ƥֱxफฌ
ธƥֱxफฌ
AҜ ●Ձù7ŐḶḶҜ ฌ
ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ
Ɔ●╗Dz7ОՁAЌƆ7ԱDz
ḶŐDz7bḶЌƆ╗ŐⓈb╗●ḶЌ㈠7╗ĠDzƆDz7CŐAÛ ●ЌḚƆ7C
ŐDzbḶŐCỏ㈠7AЌù7C●ƆbŐDzОAЌbù7ӧC●Ҝ DzЌƆ●ḶЌƆⓒ7ḶŐ●DzЌ╗A╗●Ḷ
●Ќ
ḶŐҜ A╗●ḶЌ7
ḶŐ7AЌù7Ɔ╗ŐⓈb╗ⓈŐAՁ7DzՁDzҜ DzЌ╗Ɔ7ӧ╗Ḷ7ԱDz7
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő Ɔ ฌ
╗Ḷ7bḶЌ╗ŐAb╗ḶŐ7A╗7ḶЌbDz7AЌC7ЌḶ7bḶЌƆ╗ŐⓈb╗●ḶЌ7ƆĠAՁՁ
ԱⓈ●ՁC●ЌḚ7Ḷ
●b●AՁƆ7ִ7╗Ḷ7bḶҜ ОՁù7Û ●╗Ġ7
ՁḶŐ●CA7ԱⓈ●ՁC●Ќ
Ҝ A Ɔ ╗ DzŐ 7Ա Dz C Ő Ḷ Ḷ Ҝ ฌ
CŐAÛ ●ЌḚƆ7AЌC7╗ĠDz7AƆƆḶb●A╗DzC7CŐAÛ ●ЌḚƆ7Ŵ่₡゜ਙผ7Ɔ●╗Dz7C
ںㄦƥֱxफฌ
ӧ″फ7ƆỢ㈠ỏ7ӧ╗ùОỏ7 Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ
ںฎफฌ
ںฎƥֱธ
bḶ Ћ Dz Ő Dz C 7О Ḷ Ő bĠ ฌ
ฎƥֱxफ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
bḶ Ќ bŐ Dz ╗ Dz 7
ՁḶ Ḷ Ő Ɔ ฌ
″ƥֱxफ7 ″ƥֱxफฌ
ธฎ″ฎฌ
″x″ฎ7ƆՁ●CDzŐฌ ธ″″ฎฌ
ĠԱฌ ╗DzҜ Оฌ ธゥㅡ7Û AՁՁ7㌀ ฌ
ںธफฌ
̶ㅡ7゜ںธफ7A㈠ ㈠ ㈠ฌ
̶ƥֱㅡफฌ
ںฌธफ7
ںธƥֱxफ7 ㅡƥֱՙ
ںธफฌ ㅡƥֱں
̶ㅡफ7 ̶ƥֱںx
ںㅡफฌ ธƥֱՙ
ںธफ7 ںƥֱฎफ7 ธƥֱ″ ฎƥֱ″
ںฌธफ
ںธफ7
ธ″″ฎ7
ㄦƥ̶ֱ
̶ฌ
̶ 7ӧㄦỏ7ںธफ7Ձ●DzЌฌ
ㅡƥֱㅡफゥฎƥֱธफฌ
7ƆDzҜ ●ֱ
ŐAҜ DzՁDzƆƆฌ
ḚՁAƆƆ7DzЌbՁḶƆⓈŐDzฌ
ธƥֱ″फ7 ธƥֱɱ
ㅡxںx7╗ŐAЌƆḶҜ ฌ
●ƆՁAЌCฌ
ںںफںxफㅡफ7
ںธफฌ
C ●Ќ ●Ќ Ḛ 7Ő Ḷ Ḷ Ҝ ฌ
ںธƥֱՙ
Աㅡฎ7
ںธफ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ
̶ㅡफゥ″xफฌ
ธṲ″7Û AՁՁฌ
″ƥֱx
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő Ɔ 7 ОŐDzֱ
AԱ7
●ԱDzŐḚՁAƆƆฌ
CЋƆԱ″xฌ
Ҝ A Ɔ ╗ DzŐ 7ԱA ╗ Ġ ฌ ธ″″ฎฌ
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő Ɔ ฌ
ƆĠḶÛ DzŐ7ОAЌฌ
ںธफ
ㅡxƥֱxफฌ DzЌC7CÛ 7 ƆԱ̶″7 Ա̶x7
″ƥֱㅡ
Ɔ●Ќì
″ƥֱㅡफ7
ںںƥֱɱफ7 ㄦƥֱㄦ
ںธफ7 ธธƥֱɱ
ںธफฌ ฎफฌ
ธx″ฎฌ
ŐDz
ฌ
ธฎ″ฎฌ ںธƥֱㄦफ7 ںธफ7
″फ7 ̶ƥֱɱ ฎƥ̶ֱ
ںธफ7 ̶ƥֱՙ
ںธफฌ ธƥֱxफฌ
ںƥֱںxफ
̶7
ֱxफฌ
ㄦफ7
A╗╗●b7AbbDzƆƆ7
̶x″xں7Aفਙ—ผŴ7ŐਙŴ₡ⓒƆ—ħ֭ש7ธxxฌ
AҜ Ġ 7C DzЋDzՁḶОҜ DzЌ ╗ⓒ7ՁՁbฌ
Aفਙ—ผŴ7Ġ ħкк⎯7bA7ɱ̶ںxںฌ
ںธफฌ
ںธफฌ
ḶОDzЌ●ЌḚฌ
ธƥֱฎफ7
ธ″″ฎ7 ฎƥֱ″फ7bՁḚ㈠7 ḶОDzЌ●ЌḚ7 Û ̶x̶″7 Û ̶xںฎ7 Û ̶x̶″ฌ ں Û ●bฌ
̶ƥֱㄦ
̶ƥֱՙ
ㄦՙƥֱxफฌ
ḶОDzЌ●ЌḚฌ
̶ㅡफฌ
ฌ ֱฎफゥՙƥ
ธ″″ฎںƥ̶ֱธफฌ ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ㄦƥ̶ֱ
ںㅡफฌ
ƆՁḶООDzC7bՁḚ㈠ฌ Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő Ɔ ฌ
ںธफ7
ںธफ7
ธ″″ฎ7
ՙƥֱx
ⓈЌCDzŐ7Ɔ╗A●ŐƆฌ
ںธफฌ
7ӧㄦỏ7ںธफ7ƆĠՁЋƆฌ
ธฎ″ฎฌ
ฎƥֱธ
ฎƥֱธ
Ա Dz C Ő Ḷ Ḷ Ҝ 7ㅡ ฌ Ա DzC Ő Ḷ Ḷ Ҝ 7̶ ฌ
ฎƥֱɱ
ОAЌ╗Őù7
ںธफ7
7
ںธफ7
ںธफ7ŐִƆฌ
ƆԱ̶x7
ธฌ
ธṲ″7Û AՁՁฌ
ںธफ7ŐִƆฌ
ㄦƥֱ″
ںธफ7ŐִƆฌ
ںںƥ̶ֱ
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ 7 ՁA Ⓢ Ќ C Ő ù 7Ő Ḷ Ḷ Ҝ ฌ
ںธफ
ںธफฌ
ㄦƥֱ″फ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠7
Û AƆĠDzŐ7AՁÛ AùƆฌ
Ձ Ḷ
╗ ฌ
ㅡ ںफ7
̶ƥֱㄦफ7
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷธฎ″ฎฌ
ḶŐƆ
ںธफ7
ںㅡƥֱx
ںㅡƥֱx
̶xㄦx7ƆĠฌ
ㅡธफ7ìЌDzDz7Û AՁՁฌ
ӧDzḚŐDzƆƆỏฌ
ฎ ƥֱ″ फ7bՁ Ḛ ㈠7Ġ ╗ ㈠7ӧЋ A Ⓢ Ձ ╗ Dz C ỏ7
ธṲ″7Û AՁՁฌ
ธx7Ҝ ●Ќ㈠7 7ӧㄦỏ7ںธफ7ƆĠՁЋƆ ںธफ7ŐִƆฌ
ฎƥֱ″
Ա A ╗ Ġ 7 ̶ ฌ
̶ƥֱxफฌ
̶xㄦx7ƆĠฌ
ӧDzḚŐDzƆƆỏฌ
ธฎ″ฎฌ
ںธफ7
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì ฌ7
ՁḶ Ḷ Ő ●Ќ Ḛ ธƥ
̶xㄦx7ƆĠธ ̶xㄦx7ƆĠฌ
ㄦƥֱںں
ںธफ7 ̶ƥֱㄦ
ںธफ7 ㅡƥֱɱ
ںธफ7 ̶ƥֱՙ
ںธफ7 ̶ƥֱՙ
ںธफ7 ̶ƥֱںں
ںธफ7
ӧDzḚŐDzƆƆỏฌ ӧDzḚŐDzƆƆỏฌ
Ɔ╗ḶŐAḚDzฌ ㅡƥֱธफ7 ㅡƥֱㄦफ7 ̶ƥֱxफฌ
̶ƥֱxफ7
̶ƥֱx
ںㅡफ7
ธƥֱ″फ7
╗Ḷ7ธ่₡7
ՁŐฌ
Û Ġฌ
7ӧںՙỏ7Ő●ƆDzŐƆฌ
ОŐDzֱ
AԱ7ㄦƥ7╗ⓈԱฌ
ㅡ″ƥֱxफ7
ՙƥֱx
̶ㅡफ7
゜7ƆĠḶÛ DzŐ7
ՙ7̶゜ฎफ7Ő●ƆDzŐ7ĠDz●ḚĠ╗ฌ
ĠЋAbฌ ㄦ゜ฎफ7╗ùОDz7फṲफ7ḚùОƆⓈҜ 7ԱḶAŐCฌ
ㅡƥֱںںफ7
ㄦƥ̶ֱ
ӧธỏ7ธ″″ฎฌ
ںธफ7
ḶЌ7bDz●Ձ●ЌḚ7Ḷ
7ḚAŐAḚDzฌ
ںںफ7╗ŐDzACƆ7ӧںxफ7Û ゜7ںफ7ЌḶƆ●ЌḚỏฌ
ƆՁḶ О Dzฌ
bDz ●Ձ ●Ќ Ḛ ฌ
ƆՁḶ О Dzฌ
ӧธỏ7ธ″″ฎฌ
ںธफ7
bDz ●Ձ ●Ќ Ḛ ฌ
bĠAƆDzฌ ںธफ7ŐִƆฌ
ธƥֱx
Û AՁՁ7Ġ╗㈠7ՙƥֱںफ7ો゜ֱ7 ںธफ7ŐִƆ7 Û AՁՁ7Ġ╗㈠7ՙƥֱںफ7ો゜ֱ7 ธṲ″7Û AՁՁ7
ںธफ7
ธ″″ฎฌ
ՙںธफ7ธƥ̶ֱ
╗Ḷ7ธ่₡7
ՁŐฌ
ḶОDzЌ7ŐA●Ձ●ЌḚฌ
ㄦƥֱںں
ⓈО7ӧںՙỏ7Ő●ƆDzŐƆฌ
゜7ƆĠḶÛ DzŐฌ
̶″फゥธธफฌ
ںՙƥֱธ
ںธफ7 ںɱƥֱㄦ
ںธफฌ
ƆbⓈ╗╗ՁDzฌ
ОŐDzֱ
AԱ7ㄦƥ7╗ⓈԱฌ
ㅡxƥֱxफ7 ธx″ฎฌ
ธธƥֱธफ7
ธ″″ฎฌ
ںธफ7ŐִƆฌ
″ƥֱՙफฌ
ธƥֱxफ7 ՙƥֱՙफ7
ںɱƥֱธफ7
7ӧㄦỏ7ںธफ7Ձ●DzЌฌ
ӧธỏ7ธ″″ฎฌ
̶x″ฎฌ
DzЌ╗Őùฌ
ںธफ7 ㄦㅡںธ7╗ŐAЌƆںธफฌ
Ɔ●CDzՁ●╗Dz
Û ゜7̶फ7Ա╗ÛƆ●ЌCDzՁ●╗Dzฌ
″ƥֱںफ7 ธƥֱںx
ںธफ7 ̶ƥֱㄦ
ںธफ7 ՙƥֱՙफ7 ںxफ7 ںɱƥֱธफฌ
̶ںƥֱՙफ7
Ա DzC Ő Ḷ Ḷ Ҝ 7ธ 7 A Ő Dz A 7╗ A Ա Ⓢ Ձ A ╗ ●Ḷ Ќ ฌ
ฎƥֱںफ7
ㅡںธफฌ ธƥֱxफฌ Ḛ A Ő A Ḛ Dz ̬ฌ ㅡ ธ ㄦ 7Ɔ ㈠
㈠ฌ
″फฌ
ںƥֱฎफ7
ОкŴ่7 7Оֱธںɱ̶7ḚAŐAḚDz7Ő●ḚĠ ╗ฌ
x̶゜xㅡ゜ںɱ
Aں㈠ںฌ
CŐAÛ Ќ7Աù̬
ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफ7 ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफฌ
О A ╗ ●Ḷ ฌ
ںธ ƥֱx फ7Ṳ 7ںx ƥֱx फฌ
ںںƥֱㅡफฌ bḶ Ќ bŐ Dz ╗ Dz 7
ՁḶ Ḷ Ő Ɔ ฌ
ㅡxƥֱxफฌ
ںxƥֱxफฌ
ՙƥֱxफ7 ںxƥֱธफ7 ɱƥֱںफ7 ̶ƥֱ″फ7 ̶ƥֱ″फ7 ″ƥֱɱफฌ
ԱⓈ●ՁC●ЌḚ7Ḷ
●b●AՁƆ7ִ7╗Ḷ7bḶҜ ОՁù7Û ●╗Ġ7Ɔ╗A╗Dz7ԱⓈ
″x″ฎ7ƆḚC7ӧ╗DzҜ Оỏฌ
●Ќ
ḶŐҜ A╗●ḶЌ7
ḶŐ7AЌù7Ɔ╗ŐⓈb╗ⓈŐAՁ7DzՁDzҜ DzЌ╗Ɔ7ӧ╗Ḷ7ԱDz7
̶x̶″7ƆĠ7
╗Ḷ7bḶЌ╗ŐAb╗ḶŐ7A╗7ḶЌbDz7AЌC7ЌḶ7bḶЌƆ╗ŐⓈb╗●ḶЌ7ƆĠAՁՁ
CŐAÛ ●ЌḚƆ7AЌC7╗ĠDz7AƆƆḶb●A╗DzC7CŐAÛ ●ЌḚƆ7Ŵ่₡゜ਙผ7Ɔ●╗Dz7C
″ƥֱㅡफฌ
ƆԱ̶″ฌ
ธƥֱ″फ7 ̶ƥֱںxफ7 ㄦƥֱxफฌ
Ҝ ●bŐḶฌ
ԱŐDzAì
AƆ╗7
AҜ ●Ձù7ŐḶḶҜ ฌ
ŐAЌḚDz7Û ゜ฌ
ںธफฌ
ㄦƥֱxफ7Ṳ7ธƥֱxफฌ ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠7 ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ธƥֱxफ7
ںㅡƥֱ″
●ƆՁAЌCฌ
ںㅡƥֱںxफฌ
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ 7 Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ
ںㄦƥֱฎफฌ
bAԱƆฌ
ì ●╗ bĠ DzЌ ฌ
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ
″ƥֱธफ7
ՙƥֱՙफฌ
ŐDz
ฌ
bAԱƆฌ ธฎ″ฎฌ
ธฎ″ฎฌ DzЌ╗Őùฌ
ธṲ″7Û AՁՁฌ
ธx7Ҝ ●Ќ㈠ฌںƥֱธफฌ
╗Őฌ
ŐA╗DzCฌ
Û Ġฌ
ฌ
╗Оฌ
̶ƥֱxफฌ
ㄦƥֱฎफ7
″ฎ
ㄦƥֱㄦफ7
ОAЌ╗Őùฌ
О Ḷ Û C DzŐ 7Ա A ╗ Ġ
ธฎ″ฎ
ӧㄦỏںธफ7ƆĠՁЋƆ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ
ธx
ỏฌ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ
ںธफ7
ӧธ ธฎՙxฌ Ћ ● ù Ձ╗Őฌ ̶ƥֱںںफ7 ںธƥֱɱफฌ ̶ƥֱxफฌ
ɱƥֱں
ḶОDzЌ●ЌḚ7
̶ɱƥֱxफ7
̶ɱƥֱxफฌ
̶x″xں7Aفਙ—ผŴ7ŐਙŴ₡ⓒƆ—ħ֭ש7ธxxฌ
AҜ Ġ 7C DzЋDzՁḶОҜ DzЌ ╗ⓒ7ՁՁbฌ
Aفਙ—ผŴ7Ġ ħкк⎯7bA7ɱ̶ںxںฌ
ธƥֱɱफ7
ƆDzОAŐA╗●ḶЌฌ
ӧҜ ●Ќ㈠7ธx7Ҝ ●Ќ7
●ŐDzỏฌ
7
ธ 7bA Ő 7Ḛ A Ő A Ḛ Dzฌ
C ●Ќ ●Ќ Ḛ 7 ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ
ธxƥֱㄦफ7
bḶ Ќ bŐ Dz ╗ Dz 7
ՁḶ Ḷ Ő Ɔ ฌ
ㄦƥֱㅡफ7
ɱ ƥֱںफ7bՁ Ḛ ㈠7Ġ ╗ ㈠ฌ ɱ ƥֱںफ7bՁḚ ㈠7Ġ ╗ ㈠ฌ
ฎƥֱxफ7
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì 7
Ձ Ḷ Ḷ Ő ●Ќ Ḛ ฌ
╗Ḷ7ธ่₡7
ՁŐฌ
ㄦ゜ฎफ7╗ùОDz7फṲफ7ḚùОƆⓈҜ 7ԱḶAŐCฌ
ḶОDzЌ7ŐA●Ձ●ЌḚฌ
̶ںƥֱںxफ7
A Ҝ ●Ձ ù 7Dz Ќ ╗ Ő ù ฌ
ⓈО7ӧں″ỏ7Ő●ƆDzŐƆฌ
Ћ ●Ќ ù Ձ 7О ՁA Ќ ì ฌ7 ՁḶ Ḷ Ő ●Ќ Ḛ ฌ
ḶЌ7bDz●Ձ●ЌḚ7Ḷ 7ḚAŐAḚDzฌ
ฎxՙx7ḶОDzЌ●ЌḚ7
ՙ7̶゜ฎफ7Ő●ƆDzŐ7ĠDz●ḚĠ╗ฌ
ںxफ7╗ŐDzACƆ7ӧںxफ7Û ゜7ںफ7ЌḶƆ●ЌḚỏฌ
Ɔ╗AŐ╗7Ɔ╗A●ŐƆ7ĠDzŐDzฌ
ںธफ7
ḶŐ7
ՁḶŐ●CA7ԱⓈ●ՁCƆฌ
ㄦƥֱxफ7
̶ƥֱɱ
ㄦƥֱxफ7
ฎफ7ƆỢⓈAŐDzฌ
̶ƥֱxफ7 ธƥֱxफ7 ̶ƥֱںफ7
bḶՁⓈҜ Ќⓒฌ
̶ƥֱxफ7
ОDzŐ7ƆОDzb7
О Ḷ Ő bĠ ฌ
″फฌ
″फฌ ںںƥֱںxफ7 ㄦƥֱ″फ7 ̶ƥֱx
ںธफ7 ںƥֱɱ
ںธफ7 ں″ƥֱxफ7 ںƥֱںxफฌ
ںՙƥֱㅡफ7 ธธƥֱฎफฌ
ㅡxƥֱxफฌ
ש⎯ں7
ՁḶḶŐ7ОՁAЌฌ
ƆbAՁDz7̬7゜ںㅡफ7ए7ںƥֱxफฌ
A Ő Dz A 7╗ A Ա Ⓢ Ձ A ╗ ●Ḷ Ќ ฌ
ש⎯ں7
Ձ Ḷ Ḷ Ő 7Ձ ●Ћ ●Ќ ںx
Ḛ ̬ںㅡ 7⎯׀7⑾שฌ
ธ ่₡7
ՁḶ Ḷ Ő 7Ձ●Ћ ●Ќ̶ںḚฎ̬ธ 7⎯׀7⑾שฌ
╗ Ḷ ╗ A Ձ 7A ゜b̬7 ธ ̶ ɱ ″ 7⎯׀7⑾שฌ
Ő Ḷ Ќ ╗ 7Dz Ќ ╗ Ő ù ̬7 ฎ ㄦ 7⎯׀7⑾שฌ
Ḛ A Ő A Ḛ Dz ̬7 ̶ ɱ ㅡ 7⎯׀7⑾שฌ
╗ Ḷ ╗ A Ձ ̬7 ธ ฎ ՙㄦ 7⎯׀7⑾שฌ
ACCŐDzƆƆฌ
bḶⓈЌ ╗ùⓒ7b●╗ùⓒ7Ɔ╗A╗Dzฌ
ש⎯ں7/ՁḶḶ Ő7ОՁAЌ Ɔ7ӧธゥ″7DzṲ╗DzŐ●ḶŐ7Û AՁՁỏฌ
ОкŴ่7 7Оֱธ̶ՙ̶7ֱḚAŐAḚDz7Ő●ḚĠ ╗7
ОŐİֱՙㄦธՙㅡ
Ҝ CA7
x̶゜xㅡ゜ںɱ
Aںฌ
CA╗Dz̬ฌںx゜̶゜ธxںՙฌ
ƆbAՁDz̬ฌ゜ںㅡफएںƥֱxफฌ
ƆĠDzDz╗7
CŐAÛ Ќ7Աù̬
ㅡxƥֱxफฌ
ںՙƥֱ″फ7 ںxںธफ7 ㄦƥ̶ֱ
ںธफ7 ธƥֱㅡ
ںธफ7 ̶ںƥֱںں
ںธफฌ
ㄦƥֱںxफ7 ̶ƥֱ″फ7 ฎƥֱธफ7 ںںƥֱㄦ
ںธफ7 ธƥֱ″फฌ
ԱⓈ●ՁC●ЌḚ7Ḷ
●b●AՁƆ7ִ7╗Ḷ7bḶҜ ОՁù7Û ●╗Ġ7Ɔ╗A╗Dz7ԱⓈ
ธƥֱxफฌ
ӧDzḚŐDzƆƆỏ7 ӧDzḚŐDzƆƆỏฌ
̶ƥֱxफฌ
╗ⓈԱ゜ƆĠḶÛ DzŐฌ
ฌ
″ƥֱฎफฌ
ںธफ7ŐִƆฌ
╗Őฌ ″ฎ
ธƥֱxफฌ ỏธx
̶ƥֱㅡफ7
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GPA-75942 [PRJ-75274] - GENERAL PLAN AMENDMENT RELATED TO ZON-75943 AND TMP-75945 - APPLICANT:
AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC
SOUTHEAST CORNER OF CRAIG ROAD AND BUFFALO DRIVE
03/13/19
GPA-75942 [PRJ-75274] - GENERAL PLAN AMENDMENT RELATED TO ZON-75943 AND TMP-75945 - APPLICANT:
AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC
SOUTHEAST CORNER OF CRAIG ROAD AND BUFFALO DRIVE
03/13/19
GPA-75942 [PRJ-75274] - GENERAL PLAN AMENDMENT RELATED TO ZON-75943 AND TMP-75945 - APPLICANT:
AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC
SOUTHEAST CORNER OF CRAIG ROAD AND BUFFALO DRIVE
03/13/19
GPA-75942 [PRJ-75274] - GENERAL PLAN AMENDMENT RELATED TO ZON-75943 AND TMP-75945 - APPLICANT:
AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC
SOUTHEAST CORNER OF CRAIG ROAD AND BUFFALO DRIVE
03/13/19
GPA-75942 [PRJ-75274] - GENERAL PLAN AMENDMENT RELATED TO ZON-75943 AND TMP-75945 - APPLICANT:
AMH DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC
SOUTHEAST CORNER OF CRAIG ROAD AND BUFFALO DRIVE
03/13/19
PRJ-75274
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 11
SUBJECT:
ZON-75943 - REZONING RELATED TO GPA-75942 - PUBLIC HEARING - APPLICANT: AMH
DEVELOPMENT, LLC - OWNER: MNC HOLDINGS, LLC - For possible action on a request for a
Rezoning FROM: U (UNDEVELOPED) [DR (DESERT RURAL DENSITY RESIDENTIAL) AND
RNP (RURAL NEIGHBORHOOD PRESERVATION) GENERAL PLAN DESIGNATIONS] TO: R-
1 (SINGLE FAMILY RESIDENTIAL) on 3.81 acres at the southeast corner of Craig Road and
Buffalo Drive (APNs 138-03-301-001 and 004), Ward 4 (Anthony) [PRJ-75274]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75943, VAR-75944 and TMP-75945 [PRJ-75274]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75274
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 12
SUBJECT:
TMP-75945 - TENTATIVE MAP RELATED TO GPA-75942, ZON-75943 AND VAR-75944 -
CRAIG & BUFFALO - PUBLIC HEARING - APPLICANT: AMH DEVELOPMENT, LLC - OWNER:
MNC HOLDINGS, LLC - For possible action on a request for a Tentative Map FOR A 19-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION on 3.81 acres at the southeast corner of Craig
Road and Buffalo Drive (APNs 138-03-301-001 and 004), U (DR) [Undeveloped (Desert Rural
Density Residential) and U (RNP) [Undeveloped (Rural Neighborhood Preservation) Zones
[PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-75274]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
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-75274
03/04/19
PRJ-75274
03/04/19
PRJ-75274
03/04/19
PRJ-75274
03/04/19
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 75945
AMH Development LLC
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Craig Road
Average Daily Traffic (ADT) 14,535
PM Peak Hour 1163
(heaviest 60 minutes)
Buffalo Drive
Average Daily Traffic (ADT) 6,860
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 179 trips per day on Helena Ave., Craig Rd. and Buffalo Dr. Currently, Craig is at about
41 percent of capacity and Buffalo is at about 19 percent of capacity. With this project, Craig is expected to remain at about
41 percent of capacity and Buffalo is expected to be at about 20 percent of capacity. Counts are not available for Helena, but
it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 19 additional cars, or about one every three
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 13
SUBJECT:
WVR-75925 - WAIVER - PUBLIC HEARING - APPLICANT/OWNER: CARMEL CANYON HOA -
For possible action on a request for a Waiver TO ALLOW NO LANDSCAPING ALONG
PORTIONS OF LA CONCHA ROAD AND LEON AVENUE WHERE SUCH IS REQUIRED FOR
AN EXISTING RESIDENTIAL SUBDIVISION on a portion of 51.50 acres adjacent to the northeast
corner of Iron Mountain Road and Jones Boulevard (APNs 125-01-397-019; 125-01-497-006 and
012), RPD-3 (Residential Planned Development - 3 Units per Acre) Zone, Ward 6 (Fiore) [PRJ-
75733]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Protest Postcard(s)
7. Protest and/or Support Documentation Not Vetted
WVR-75925 [PRJ-75733]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 4
APPROVALS 0
JAB
WVR-75925 [PRJ-75733]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
WVR-75925 CONDITIONS
Planning
1. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time may
be filed for consideration by the City of Las Vegas.
2. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
3. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
4. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JAB
WVR-75925 [PRJ-75733]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to remove existing landscaping along Leon Avenue, north of Iron
Mountain Road, and portions of La Concha Road, between Bradley Road and North
Jones Boulevard.
ISSUES
The applicant is requesting a Waiver to allow no landscaping along Leon Avenue and
portions of La Concha Road. Staff supports this request.
ANALYSIS
On 08/21/02 the City Council approved a 172-lot single family residential subdivision at
the northeast corner of Jones Boulevard and Iron Mountain Road. The landscaping plan
for this development was submitted as part of Site Development Plan Review Z-0051-
02(1). The plan reflected Title 19 street frontage landscaping standards which required a
24-inch box tree every 30 linear feet and (4) five-gallon shrubs for every required tree.
The subdivision was only required to landscape the buffer areas adjacent to their
development. During a site visit on 03/13/19, staff observed that the frontage roads in this
development still meet standards. The landscaping is lush and well-maintained.
The applicant proposes to remove all landscaping along adjacent portions of La Concha
Road and Leon Avenue. La Concha Road was planned as a Primary Arterial, but was
later closed by the City of Las Vegas as the undeveloped land to the north was designated
a part of the Tule Springs Fossil Beds National Monument in 2014. No vehicular traffic
can access La Concha Road. Along La Concha Road to the north, the residential
subdivision has fewer trees per linear foot and no shrubbery. Along La Concha Road to
the south, the residential subdivision has trees every 30 linear feet and no shrubbery.
Leon Avenue has also been closed to vehicular traffic, and provides no access to the
applicant’s subdivision on the west. Leon Avenue was required by the City and
constructed so that future development to the east could use it as an access road.
However, the City Council ultimately approved a subdivision to the east whose orientation
did not require access from Leon Avenue. The subsequent development made Leon
Avenue a dead end with a half cul-de-sac that provides no access to homes or other
streets.
JAB
WVR-75925 [PRJ-75733]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Per justification letter stamped 02/28/19, the applicant wants to remove landscaping along
portions of La Concha Road and Leon Avenue because their contracted landscaping
company cannot access these areas with the heavy equipment required to maintain
mature trees, since these roads have been barricaded. The applicant is also concerned
about how much potable water is wasted every year to maintain landscaping along streets
that nobody currently uses, and will not use in the foreseeable future. Since these streets
were closed by events unanticipated in 2002, staff believes this waiver request is not self-
created or preferential in nature, and therefore supports the waiver request.
BACKGROUND INFORMATION
JAB
WVR-75925 [PRJ-75733]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
01/29/19
submittal requirements and deadlines were reviewed for a proposed Waiver.
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
During a routine field check, staff observed the subject site. The landscaping
03/13/19
was lush and well-maintained
JAB
WVR-75925 [PRJ-75733]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
WVR-75925 [PRJ-75733]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
JAB
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WVR-75925 [PRJ-75733] - WAIVER - APPLICANT/OWNER: CARMEL CANYON HOA
NORTHEAST CORNER OF IRON MOUNTAIN ROAD AND JONES BOULEVARD
03/13/19
WVR-75925 [PRJ-75733] - WAIVER - APPLICANT/OWNER: CARMEL CANYON HOA
NORTHEAST CORNER OF IRON MOUNTAIN ROAD AND JONES BOULEVARD
03/13/19
WVR-75925 [PRJ-75733] - WAIVER - APPLICANT/OWNER: CARMEL CANYON HOA
NORTHEAST CORNER OF IRON MOUNTAIN ROAD AND JONES BOULEVARD
03/13/19
WVR-75925 [PRJ-75733] - WAIVER - APPLICANT/OWNER: CARMEL CANYON HOA
NORTHEAST CORNER OF IRON MOUNTAIN ROAD AND JONES BOULEVARD
03/13/19
PRJ-75733
02/28/19
PRJ-75733
02/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 14
SUBJECT:
VAR-75872 - VARIANCE - PUBLIC HEARING - APPLICANT: CLEAR CHANNEL OUTDOOR -
OWNER: STATE OF NEVADA - For possible action on a request for a Variance TO ALLOW AN
EXISTING 63-FOOT TALL OFF-PREMISE SIGN TO BE INCREASED TO 83 FEET IN HEIGHT
on 2.12 acres at 1604 West Oakey Boulevard (APN 162-04-602-009), M (Industrial) Zone, Ward
3 (Coffin) [PRJ-75866]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-75872 [PRJ-75866]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
NE
VAR-75872 [PRJ-75866]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75872 CONDITIONS
Planning
1. Conformance to the approved conditions for Site Development Plan Review (SDR-
54890), Site Development Plan Review (SDR-71233) and Site Development Plan
Review (SDR-74329) shall be required, except as amended herein.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All 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.
NE
VAR-75872 [PRJ-75866]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting the height of an existing Off-Premise Sign at 1604 West
Oakey Boulevard to be raised from 63 feet to 83 feet.
ISSUES
The height proposed exceeds the height limitation set forth by Title 19.19.12.120
in order for the Director to grant an approval by means of a Minor Site development
Plan Review.
ANALYSIS
As ‘Project Neon’ nears completion, the existing 63-foot tall Off-Premise sign located at
1604 West Oakey Boulevard is now only visible to the vehicular traffic traveling
northbound on Interstate 15. The applicant is proposing to raise the overall height of the
Off-Premise sign to 83 feet.
As stated by Title 19.12.120, “The Director shall have the authority to grant approval, by
means of a Minor Site Development Plan Review under LVMC 19.16.100(F), to do any of
the following regarding an off-premise sign within 660 feet of any highway classified by the
State of Nevada as part of the interstate or primary highway system, and, subject to the
provision of Paragraph (3) of this Subsection (G), no Special Use Permit or public hearing
shall be required in connection therewith:
I. Restores the visibility of the sign to the same or comparable visibility as before the
construction of a noise abatement or highway improvement project;
ii. Is not more than 45 feet above the noise abatement improvement project,
measured from the tallest point of the improvement project to the top of the sign;
and
iii. Is not more than 65 feet from the existing grade at the base of the sigh to the top
thereof;
b. Relocate a sign to another location on the same existing parcel in order to achieve
visibility that was obstructed by a noise abatement or highway improvement project;
or
NE
VAR-75872 [PRJ-75866]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The proposed 83 feet in height exceeds the 65-foot height limit expressed in Title LVMC
19.12.120(G)(1)(a)(iii), therefore the applicant is requesting a Variance to raise the existing
Off-Premise Sign from 63 feet in height to 83 feet. Due to the extraordinary circumstance of
‘Project Neon’ raising the overall elevation of the interstate, staff supports the Variance
request and is recommending approval with conditions.
FINDINGS (VAR-75872)
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:
A unique and extraordinary circumstance has been presented, in that due to the
construction activities related to ‘Project Neon,’ the overall elevation of Interstate 15 has
been raised making the subject Off-Premise sign visible from the north bound lanes and
not the southbound lanes. In view of the hardship imposed by the site’s physical
characteristics, it is concluded that the applicant’s hardship is not preferential in nature,
and it is thereby within the realm of NRS Chapter 278 for granting of Variances and staff
is recommending approval of the request. If denied, the height of the Off-Premise sign
will remain at 63 feet.
NE
VAR-75872 [PRJ-75866]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a routine pre-application meeting where the submittal
02/20/19 requirements for a Variance and a Site Development Plan Review were
discussed.
NE
VAR-75872 [PRJ-75866]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff observed the subject billboard during a routine field check to the
subject site to ensure the support structure was in good condition. Staff
then drove on the interstate to view the subject billboard. While traveling
03/13/19
northbound staff observed the billboard to be visible barely above this
elevated portion of the interstate. While traveling southbound, staff was
unable to view the subject billboard amongst traffic on the interstate.
NE
VAR-75872 [PRJ-75866]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
NE
PRJ-75866
03/13/19
PRJ-75866
03/13/19
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VAR-75872 [PRJ-75866] - VARIANCE - APPLICANT: CLEAR CHANNEL OUTDOOR - OWNER: STATE OF NEVADA
1604 WEST OAKEY BOULEVARD
03/13/19
VAR-75872 [PRJ-75866] - VARIANCE - APPLICANT: CLEAR CHANNEL OUTDOOR - OWNER: STATE OF NEVADA
1604 WEST OAKEY BOULEVARD
03/13/19
PRJ-75866
03/13/19
PRJ-75866
03/13/19
PRJ-75866
03/13/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 15
SUBJECT:
SUP-75967 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: SOUTHERN NEVADA
OCCUPATIONAL HEALTH CLINIC - OWNER: A. NICKNAM, PC, ET AL - For possible action on
a request for a Special Use Permit FOR AN ALTERNATIVE PARKING STANDARD TO ALLOW
15 PARKING SPACES WHERE 22 PARKING SPACES ARE REQUIRED FOR A PROPOSED
4,928 SQUARE-FOOT CLINIC USE at 1640 East Sahara Avenue (APN 162-02-411-031), C-1
(Limited Commercial) Zone, Ward 3 (Coffin) [PRJ-75911]. 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-75967 [PRJ-75911]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
NE
SUP-75967 [PRJ-75911]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
SUP-75967 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.
NE
SUP-75967 [PRJ-75911]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for an Alternative Parking Standard to allow 15 parking spaces where
22 are required for a proposed Clinic use at 1640 East Sahara Avenue.
ISSUES
ANALYSIS
The applicant, the Southern Nevada Occupational Health Center, is currently located
within a 4,800 square-foot building at 4060 North Martin L. King Boulevard. The
applicant is proposing to relocate their operations to 1640 East Sahara Avenue which is
comparable in size at 4,928 square feet.
The subject site is located within the C-1 (Limited Commercial) zoning district which
allows a Clinic use by right. Title 19.12 defines a Clinic use as, “A facility which is occupied
and used for the purpose of providing dental or medical care, and which regularly provides
any of those services to the general public on an emergency basis or without appointment.
This use does not include a hospital or a facility which provides for the overnight care or
overnight stay of patients.”
The proposed Clinic use specializes in workers’ health and safety, and helps employees
recover from on-the-job injuries through physical exams, specialized testing and wellness
programs. The proposed occupational health clinic primarily schedules appointments, but
will take a walk-in on emergency. Due to specialization of services and uniqueness of the
proposed clinic, staff determined it was eligible for an Alternative Parking Standard which
is defined by Title 19.18.030 as “where the unique operation of a particular use creates a
lesser parking demand than the parking requirements otherwise applicable under this
Subsection and LVMC Chapter 19.12, an alternative parking standard for the use may be
established in conjunction with the submittal of a Parking Demand Analysis. In order to
qualify for consideration, a Parking Demand Analysis must be signed and sealed by a
professional traffic engineer, must document the weekday and weekend peak parking
demand for the proposed use(s) for the site, and must provide justification for the
alternative parking standard. Alternative Parking Standard request shall follow the
process for a Special Use Permit application under LVMC 19.16.0110.
NE
SUP-75967 [PRJ-75911]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
As stated by the applicant’s engineer in the justification letter and traffic analysis date
stamped 03/04/19, between June 1, 2018 and December 31, 2018, the practice saw
2,342 patients. Within those 145 working days of the practice, they saw on average 16.15
patients per day. This breaks down to an average of 2.02 patients per hour over an eight-
hour day. With a staff of four, three patients being treated, and three patients waiting to
be seen, this yields 10 vehicles parked with five available parking spaces for early arrivals
and late departures. The engineer finds the 15 available parking spaces on site is
sufficient for the proposed use.
The applicant has provided an Alternative Parking Demand Analysis that was prepared
by a Nevada licensed Professional Engineer. This analysis was based on the
observations of the current parking counts at their current location at 4060 North Martin
L. King Boulevard, and other similar medical, dental and clinic uses. The applicant has
substantiated this request through a parking study performed by a Nevada licensed
Professional Engineer which has demonstrated that 15 parking spaces is sufficient for
proposed Clinic use; therefore, staff recommends approval of the application. If denied,
the proposed Clinic use could not be located on the site.
FINDINGS (SUP-75967)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.
Currently, a variety of office type services exist within the subject building. The
applicant is proposing to operate an occupational health clinic which is compatible
the existing surrounding land uses.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
Although the proposed use is appropriate for the commercial site, the proposal
cannot adhere to minimum parking requirements as outlined by Title 19.12. The
submitted parking demand analysis substantiates a reduced number of parking
spaces required and therefore, the intensity of land use is acceptable.
NE
SUP-75967 [PRJ-75911]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
Site access is provided by Sahara Avenue, a 147-foot wide Primary Arterial that is
adequate in size to meet the requirements of the proposed use for the 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.
Approval of the Special Use Permit for an Alternative Parking Standard will not
compromise the public health, safety, or general welfare, as the proposed use is
subject to minimum licensing requirements.
5. The use meets all of the applicable conditions per Title 19.12.
The applicant has requested an Alternative Parking Standard in order to meet the
parking requirements for the proposed Clinic use.
BACKGROUND INFORMATION
NE
SUP-75967 [PRJ-75911]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19
requirements for an alternative parking plan were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check of the subject site where nothing
03/13/19
of concern was noted by staff.
NE
SUP-75967 [PRJ-75911]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Office, Other Than
Subject C-1 (Limited
Listed O (Office)
Property Commercial)
(Proposed Clinic)
Single Family, L (Low Density R-1 (Single Family
North
Detached Residential) Residential)
C-2 (General
Office, CG (Commercial
South Commercial District)
Medical or Dental General) Clark County
Clark County
C-1 (Limited
East Vacant O (Office)
Commercial)
Office, C-1 (Limited
West O (Office)
Other Than Listed Commercial)
NE
SUP-75967 [PRJ-75911]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
1:200
First 2,000 SF
Clinic 4,928 SF 22
1:250
Remaining
TOTAL SPACES REQUIRED 22 15 N*
Regular and Handicap Spaces Required 21 1 14 1 N*
*The applicant is requesting approval of an Alternative Parking Standard.
NE
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SUP-75967 [PRJ-75911] - SPECIAL USE PERMIT - APPLICANT: SOUTHERN NEVADA OCCUPATIONAL HEALTH
CLINIC - OWNER: A. NICKNAM, PC, ET AL
1640 EAST SAHARA AVENUE
03/13/19
SUP-75967 [PRJ-75911] - SPECIAL USE PERMIT - APPLICANT: SOUTHERN NEVADA OCCUPATIONAL HEALTH
CLINIC - OWNER: A. NICKNAM, PC, ET AL
1640 EAST SAHARA AVENUE
03/13/19
PRJ-75911
03/04/19
PRJ-75911
03/04/19
PRJ-75911
03/04/19
From 6-1-2018 to 12-31-2018, the Practice saw 2342 patients.
During those seven months, there are 214 days, with 145 working days, 63
weekend days and 6 public holidays.
there will be 3 patients being see, 3 patients waiting and 4 staff, which
03/04/19
PRJ-75911
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 16
SUBJECT:
ABEYANCE - RENOTIFICATION - VAR-75123 - VARIANCE - PUBLIC HEARING -
APPLICANT/OWNER: DZ ANN RAINBOW, LLC, ET AL - For possible action on a request for a
Variance TO ALLOW A 25-FOOT RESIDENTIAL ADJACENCY SETBACK WHERE 79 FEET IS
REQUIRED on 3.24 acres at the northeast corner of Ann Road and Rainbow Boulevard (APNs
125-26-410-004, 005, 006 and 007), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75062].
Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
2. Conditions and Staff Report - VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
3. Supporting Documentation - VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
4. Photo(s) - VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
5. Justification Letter - VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
6. Protest and Support Postcards for VAR-75123 and SUP-75124 and Documentation Not
Vetted - Protest Comment Forms for VAR-75123 and Support Comment Forms for VAR-75123
[PRJ-75062]
7. Protest/Support Postcard(s) for VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75123 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-75124) and Site Development Plan Review (SDR-75125) shall be required, if
approved.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-75124 CONDITIONS
Planning
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6. 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-75125 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. Site Development Plan Review (SDR-58147) and Site Development Plan Review
(SDR-68324) shall be expunged upon final approval.
4. All development shall be in conformance with the site plan date stamped 03/19/19;
landscape plan and building elevations date stamped 03/18/19, except as
amended by conditions herein.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
9. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
10. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
11. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of any building permits.
13. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
Public Works
14. Prior to the issuance of any building permits, grant a traffic signal chord easement
at the northeast corner of Ann Road and Rainbow Boulevard.
16. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks
(including sidewalk ramps) and remove unused driveways on Ann Road adjacent
to this site in accordance with code requirements of Title 13.56.040 to the
satisfaction of the City Engineer concurrent with development of this site.
17. Provide a copy of a recorded Joint Access Agreement between this site and the
adjoining parcel to the south prior to the issuance of any permits. If a map
combining these parcels is recorded, this condition will not be enforced.
18. Concurrent with development of this site the applicant shall provide proof that
abandonment of the existing individual sewage disposal system is in accordance
with Southern Nevada Health District regulations and connect to the public sewer.
19. 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.
20. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Conditions Page Five
April 23, 2019 - Planning Commission Meeting
21. Submit a License Agreement for landscaping and private improvements in the Ann
Road and Rainbow Boulevard public rights-of-way, if any, prior to this issuance of
permits for these improvements. The applicant must carry an insurance policy for
the term of the License Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property encroaching in the public right-of-way at the
applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the applicant and any successors in interest to the
property and assigns pursuant to the terms of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (229-4836).
22. 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.
23. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits or the submittal of a map for this site, whichever may occur first. Provide
and improve all drainage ways as recommended.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to construct a new 2,985 square-foot convenience store with
fuel pumps and canopy; and two, 8,400 square-foot commercial buildings at the
northeast corner of Ann Road and Rainbow Boulevard.
ISSUES
ANALYSIS
The applicant is proposing to construct a 2,985 square-foot convenience store with fuel
pumps and a canopy with a Beer/Wine/Cooler Off-Sale use at the northeast corner of
Ann Road and Rainbow Boulevard. North of the proposed convenience store, the
applicant is also proposing to construct two, 8,400 square-foot commercial buildings.
These applications were held in abeyance on January 8, 2019 to allow the applicant
time to coordinate in order to provide interior access between the two proposed
developments in order for them to function as one cohesive development.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The proposed convenience store structure does not meet residential adjacency
setbacks and is not oriented to the corner where such is required. The building meets
the 20-foot rear setback standard for a C-1 (Limited Commercial) zoned property but
does not meet the required residential adjacency setback of 70-feet from the existing
residential properties to the east of the subject site. Furthermore, a Waiver is required
due to the proposed building not being oriented to the corner of the property as required
by Title 19.08 for development on corner lots. The subject site could be redesigned in
such a way to orient the building to the corner, which would eliminate the need for the
Residential Adjacency Setback Variance, and the building orientation Waiver. A similar
use to the south of the subject site was designed in such a way to orient the building to
the corner and meet residential adjacency setbacks.
In addition to the proposed convenience store for the corner lot, the applicant is
proposing to construct two, 8,400 square-foot commercial buildings to the north.
Due to the existence of a quasi-municipal well at the rear of 5686 North Rainbow
Boulevard, an access easement is necessary to provide access to the well for
maintenance and service. This access easement prevents the proposed development
from providing the required eight-foot landscape buffer adjacent to the east property line
as required by Title 19 and a Waiver is necessary. Per the Department of Public Works,
“no onsite improvements shall be constructed within the easement.” This extraordinary
site condition prevents the applicant from meeting the minimum standards for the
eastern landscape buffer; therefore, staff supports the Waiver request. Although the
required landscape buffer is not able to be constructed adjacent to the property line as
required by Title 19, the applicant is proposing a landscape buffer along the east
property line that ranges in width from five feet to the rear of the proposed convenience
store, to 19 feet to the rear of the proposed commercial buildings. This proposed
landscape buffer does provide a buffer to the residential neighborhood to the east.
The landscape buffers adjacent to the south and west property lines of the subject are
required by Title 19.08 to be 15 feet in width due to the lots adjacency to right-of-way.
The applicant has proposed to reduce a portion of the southern landscape buffer to five
feet in width, and a portion of the western landscape buffer to three feet in width, which
staff does not support. In addition, the applicant is requesting to not construct one
parking lot landscape island that is required for the proposed 10 parking spaces in front
of the convenience store. Title 19.08 requires one parking lot landscape island for every
six uncovered parking spaces. Staff does not support this request as well.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The Department of Public Works has waived the Complete Streets requirement for the
proposed development if approved, as the proposed development is adjacent to
property that has already incurred half-street improvements and the Department of
Public Works has conditioned the development to match existing adjacent site
improvements. Rather than create sidewalks and curbing that do not match adjacent
existing improvements and create an inconsistent roadway for both pedestrians and
vehicular traffic, the Department of Public Works has conditioned the site to develop
harmoniously with the surrounding existing area.
The Beer/Wine/Cooler Off-Sale use is defined as: “An establishment whose license to
sell alcoholic beverages is limited to the sale of beer, wine and coolers to consumers
only and not for resale, in original sealed or corked containers, for consumption off the
premises where business is conducted, and is operated in connection with a grocery
store, drugstore, convenience store, restaurant or general retail store.”
The proposed site is requesting to sell beer and wine in conjunction with the General
Retail Store, Other than Listed. The alcoholic beverages will only be sold to be
consumed off-site therefore meeting the Beer/Wine/Cooler Off-Sale use.
The Minimum Special Use Permit Requirements for this use include:
The proposed use meets this requirement as there are not any protected uses
within the 400-foot radius. However, there is a school located 429 feet to the
north and west of the subject site and a private park located 397 feet from the
subject site.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
The proposed use meets this requirement as this is the measuring method used
to determine compliance with Requirement Number One.
This requirement is not applicable, as the subject site is less than 80 acres.
This requirement is not applicable as the site meets all minimum distance
requirements and no waivers have been requested.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
This requirement is not applicable, as the proposed retail floor area is less than
50,000 square feet and is not in connection with a non-restricted gaming hotel
with more than 200 guest rooms.
6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use meets this requirement as the business license will be subject
to regular inspections to ensure compliance.
This requirement is not applicable as the use meets all minimum distance
requirements.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
The subject site does not contain any site constraints that would prevent the applicant
from meeting the minimum development standards set forth by Title 19.08 for
commercially zoned property. The applicant has created self-imposed hardships by not
proposing a site plan that aligns the proposed commercial buildings with the street
frontage and corner as required by Title 19.08. This building placement would allow the
proposed buildings to meet residential adjacency standards, thus eliminating the need
for a Variance. Do to the overall site design which has resulted in a Residential
Adjacency Setback Variance, staff does not support the proposed development and is
recommending denial of all applications, subject to conditions if approved.
FINDINGS (VAR-75123)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
FINDINGS (SUP-75124)
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 a vacant lot zoned C-1 (Limited Commercial). The site is
physically suitable for the type and intensity of the land use proposed when the
proposed structure meets Title 19 requirements for residential adjacency.
The subject property can be accessed from Ann Road, a 104-foot Primary Arterial
and Rainbow Boulevard, a 97-foot Primary Arterial. These streets are adequate in
size to service the Beer/Wine/Cooler Off-Sale use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
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
ensure it will not compromise the public health, safety, and welfare if approved.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed Beer/Wine/Cooler Off-Sale use complies with all minimum Special
Use Permit Requirements per Title 19.12.
FINDINGS (SDR-75125)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development does not meet the minimum development standards
set forth by Title 19, including landscape buffer widths, parking lot landscape
island requirements, building positioning for corner lots and lots with street
frontage, and residential adjacency setback standards.
The subject property can be accessed from Ann Road, a 104-foot Primary Arterial
and Rainbow Boulevard, a 97-foot Primary Arterial. These streets are adequate in
size to service the proposed convenience store with fuel pumps, and other
commercial activities permitted by right in the C-1 (Limited Commercial) zoning
district.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials are typical for commercial development in this area. Landscape
materials are drought tolerant and are appropriate for the area and the City.
The proposed building elevations are not unsightly or obnoxious, but the structure
does not meet the minimum setback distance for residential adjacency and
therefore will not create an aesthetically pleasing environment for the adjacent
single-family residences to the east.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The subject site is subject to building permit review and regular inspections during
construction, as well as regular inspections while in operation for licensing and
food related land uses thereby protecting the health, safety, and general welfare
of the public if approved.
BACKGROUND INFORMATION
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff met with the applicant to discuss the submittal requirements and
11/13/18 deadlines for a Site Development Plan Review, Variance, and Special
Use Permit.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Eleven
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine site visit, staff observed the vacant corner lot, which
was free of trash and debris. The proposed sites north of the corner lot
11/29/18
currently contain single family residences which appear to be inhabited
and maintained as such.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Twelve
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Fourteen
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
General
Retail Store,
1:175 114
Other than
Listed
19,785 SF No additional
Beer/Wine/Co parking spaces
oler Off-Sale required beyond
Establishment that of the primary
use.
TOTAL SPACES REQUIRED 114 129 Y
Regular and Handicap Spaces Required 109 5 125 5 Y
Loading
2 3 Y
Spaces
Waivers
Requirement Request Staff Recommendation
To allow a zero-foot
To provide an eight-foot
landscape buffer
landscape buffer along the Approval
along the east
east property line.
property line.
To allow a portion of
To provide a 15-foot the landscape buffer
landscape buffer along the adjacent to the south Denial
south property line. property line to be
five feet in width.
To allow a portion of
To provide a 15-foot the landscape buffer
landscape buffer along the adjacent to the west Denial
west property line. property line to be
three feet in width.
To allow the building
To orient the buildings to the
to not be oriented to
corner and the street Denial
the corner or the
frontage.
street frontage.
NE
VAR-75123, SUP-75124 and SDR-75125 [PRJ-75062]
Staff Report Page Fifteen
April 23, 2019 - Planning Commission Meeting
Exceptions
Requirement Request Staff Recommendation
To provide a parking lot To allow no
landscape island with a 24- landscape islands in
Denial
inch box trees for every six front of the proposed
uncovered parking spaces. convenience store.
NE
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PRJ-75062
03/19/19
PRJ-75062
03/18/19
PRJ-75062
03/18/19
PRJ-75062
03/18/19
PRJ-75062
03/18/19
PRJ-75062
03/18/19
PRJ-75062
03/18/19
PRJ-75062
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PRJ-75062
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PRJ-75062
03/18/19
VAR-75123 [PRJ-75062] - VARIANCE RELATED TO SUP-75124 AND SDR-75125 - APPLICANT/OWNER: DZ ANN
RAINBOW, LLC
NORTHEAST CORNER OF ANN ROAD AND RAINBOW BOULEVARD
11/29/18
VAR-75123 [PRJ-75062] - VARIANCE RELATED TO SUP-75124 AND SDR-75125 - APPLICANT/OWNER: DZ ANN
RAINBOW, LLC
NORTHEAST CORNER OF ANN ROAD AND RAINBOW BOULEVARD
11/29/18
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⑾ħ֭ﭨ7⑾֭֭ש7₡֭֭ऑ㈠77A⎯7⎯γਙʉ่7ਙ่7⎯γ֭֭ש7AƆںⓒ7Ŵкк7ऑŴผ<ħ่ف7Ŵ่₡7₡ผħ֭ﭨʉŴੂ⎯7Ŵผ֭7שਙ7⇡֭7ħкк—こħ่Ŵ֭ש₡7⇡ੂ7่֭ʉ7ਫ₡ਙʉֱ่кħفγש㈚ฌ
ऑਙ⎯⎯ש7שਙ7֭кħこħ่Ŵ֭ש7Ŵ่ੂ7кħفγש7ऑਙкк—שħਙ่7ਙ—⎯שħ₡֭7ਙ⑾7שγ֭7⎯ħ֭שⓒ7Ŵ่₡7שਙ7㌱ਙこऑкੂ7ʉħשγ7bħੂש7ਙ⑾7ՁŴ⎯7Ћ֭فŴ⎯7ผ֭—فкŴשħਙ่⎯㈠ฌ
A₡֭—׀Ŵ֭ש7кŴ่₡⎯㌱Ŵऑ֭7ħ⎯7⇡֭ħ่ف7ħ่⎯שŴкк֭₡7ħ่7שγ֭7⑾ਙผこ7ਙ⑾7⇡—⑾⑾֭ผ⎯7ʉħשγ7֭֭ﭨผفผ่֭֭7ऑħ่֭7שผ֭֭⎯7⇡֭שʉ่֭֭ฌ
ผ֭⎯ħ₡่֭שħŴк7ऑผਙऑ֭ผשħ֭⎯7Ŵ่₡7שγ֭7ऑผਙऑਙ⎯֭₡7₡֭֭ﭨкਙऑこ่֭שⓒ7Ŵ⎯7ʉ֭кк7Ŵ⎯7⑾ħ่֭فผ⎯7ʉħשγ7שผ֭֭⎯7Ŵש7֭Ŵ㌱γ7่֭₡7ਙ⑾7ऑŴผ<ħ่ف7ผਙʉ⎯㈠ฌ
Aкк7ऑкŴ่⎯ש7⇡֭ħ่ف7—⎯֭₡7Ŵผ֭7кਙʉ7こŴħ่่֭שŴ่㌱֭ⓒ7кਙʉ7ʉŴ֭שผⓒ7Ŵ่₡7่Ŵשħ֭ﭨ7שਙ7Ɔਙ—שγ֭ผ่7Ќ֭ﭨŴ₡Ŵⓒ7㌱ਙこऑкੂħ่ف7ʉħשγ7שγ֭ฌ
ผ֭فħਙ่Ŵк7ऑкŴ่ש7кħ⎯ש㈠77●่7Ŵ₡₡ħשħਙ่7שਙ7שγ֭7кŴ่₡⎯㌱Ŵऑ֭7⇡—⑾⑾֭ผ⎯ⓒ7ʉ֭7ऑผਙऑਙ⎯֭7שਙ7֭ゥ่֭ש₡7שγ֭7֭ゥħ⎯שħ่ف7⎯ħゥ7⑾ਙਙש7γħفγ7bҜⓈฌ
ʉŴкк7Ŵкਙ่ف7שγ֭7่ਙผשγ7Ŵ่₡7֭Ŵ⎯ש7ऑผਙऑ֭ผੂש7кħ่֭⎯㈠77Աੂ7₡ਙħ่ف7⎯ਙⓒ7ʉ֭7ऑผਙऑਙ⎯֭7שγ֭7֭ゥħ⎯שħ่ف7Ŵкк֭ੂ7Ŵкਙ่ف7שγ֭7֭Ŵ⎯ש7⎯ħ₡֭7שਙฌ
ผ֭こŴħ่7ਫŴ⎯ֱħ⎯㈚ⓒ7ħ่7ਙผ₡֭ผ7⑾ਙผ7שγ֭7Ŵ₡㈾Ŵ㌱่֭ש7ผ֭⎯ħ₡่֭⎯ש7שਙ7㌱ਙ่שħ่—֭7فŴħ่ħ่ف7Ŵ㌱㌱֭⎯⎯7שਙ7שγ֭7⇡Ŵ㌱<7⎯ħ₡֭7ਙ⑾7שγ֭ħผ7ऑผਙऑ֭ผשħ֭⎯ฌ
Ŵ่₡7֭ゥħ⎯שħ่ف7ʉŴ֭שผ7שŴ่<㈠ฌ
Ḷ่֭7שผŴ⎯γ7่֭㌱кਙ⎯—ผ֭7ऑ֭ผ7⇡—ħк₡ħ่ف7⎯㌱ผ่֭֭֭₡7⑾ผਙこ7שγ֭7ผħفγש7ਙ⑾7ʉŴੂ7ħ⎯7⇡֭ħ่ف7ऑผਙऑਙ⎯֭₡7שਙ7⇡֭7㌱ਙ֭ﭨผ֭₡7ʉħשγ7Ŵ่ฌ
ผਙऑਙ⎯֭₡ שਙ ⇡֭ ㌱ਙ֭ﭨผ
Ŵк—こħ่—こ7кŴששħ㌱֭7Ŵ่₡7⎯—ผผਙ—่₡֭₡7ʉħשγ7⎯ऑкħש7⑾Ŵ㌱֭7bҜⓈ7ʉŴкк⎯㈠77Ûγ֭ผ֭7Ŵ7こħ่ħこ—こ7⑾ħ⑾ੂש7ӧㄦxƥỏ7⑾ਙਙש7⎯֭⇡שŴ㌱<7⑾ผਙこฌ
⑾ ⑾ש
⑾ħ ⑾ ੂ ӧㄦxƥỏ ⑾ਙ
⑾ ਙ⇡ש֭⎯ שŴ
ผ֭⎯ħ₡่֭שħŴк7ħ⎯7ผ֭—׀ħผ֭₡ⓒ7שγ֭7שผŴ⎯γ7่֭㌱кਙ⎯—ผ֭⎯7γŴ֭ﭨ7⇡่֭֭7кਙ㌱Ŵ֭ש₡7Ŵ7こħ่ħこ—こ7ਙ⑾7⎯ħゥੂש7֭ħفγש7ӧ″ฎƥỏ7⑾֭֭ש7⑾ผਙこ7שγ֭7่ਙผשγฌ
֭ОŐİֱՙㄦx″ธ
ħفγγ שӧ″ฎƥỏ ⑾֭֭⑾ ששผਙこ
こ
VAR-75123, SUP-75124, SDR-75125 and SDR-7
ऑผਙऑ֭ผੂש7кħ่֭ⓒ7Ŵ่₡7こħ่ħこ—こ7ਙ⑾7֭ħفγੂש7⑾ਙ—ผ7ӧฎㅡƥỏ7⑾֭֭ש7⑾ผਙこ7שγ֭7֭Ŵ⎯ש7ऑผਙऑ֭ผੂש7кħ่֭㈠ฌ x゜ںxɱ゜ںɱ
Û֭7⑾֭֭к7שγŴש7שγħ⎯7㌱ਙここ֭ผ㌱ħŴк7₡֭֭ﭨкਙऑこ่֭ש7ʉħкк7ŴששผŴ㌱ש7่֭ʉ7⇡—⎯ħ่֭⎯⎯֭⎯7שਙ7שγ֭7Ŵผ֭Ŵⓒ7ʉγħ㌱γ7ħ่7ผ֭—שผ่7ʉħккฌ
㌱ผ֭Ŵ֭ש7֭こऑкਙੂこ่֭ש7ਙऑऑਙผ่—שħשħ֭⎯7⑾ਙผ7שγ֭7㌱ਙここ—่ħੂש㈠7Ûħשγ7שγ֭⎯֭7ħ֭שこ⎯7ħ่7こħ่₡7ʉ֭7ผ֭⎯ऑ֭㌱—⑾שккੂ7Ŵ⎯<7⑾ਙผ7ੂਙ—ผฌ
ŴऑऑผਙﭨŴк7ผ֭㌱ਙここ่֭₡Ŵשħਙ่7⑾ਙผ7שγħ⎯7ऑผਙ㈾֭㌱ש㈠ฌ
7╗γŴ่<7ੂਙ—ⓒฌ
Ɔγ֭к₡ਙ่7bਙк่֭ฌ
ƆbA7C֭⎯ħ่فฌ
ОŐİֱՙㄦx″ธ
VAR-75123, SUP-75124, SDR-75125 and SDR-7 x゜ںxɱ゜ںɱ
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 17
SUBJECT:
ABEYANCE - RENOTIFICATION - SUP-75124 - SPECIAL USE PERMIT RELATED TO VAR-
75123 - PUBLIC HEARING - APPLICANT/OWNER: DZ ANN RAINBOW, LLC, ET AL - For
possible action on a request for a Special Use Permit FOR A PROPOSED 2,985 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the northeast corner of Ann Road
and Rainbow Boulevard (APN 125-26-410-007), C-1 (Limited Commercial) Zone, Ward 6 (Fiore)
[PRJ-75062]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ОŐİֱՙㄦx″ธ
ں゜ںںɱ゜ںฎ
ОŐİֱՙㄦx″ธ
ں゜ںںɱ゜ںฎ
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 18
SUBJECT:
ABEYANCE - RENOTIFICATION - SDR-75125 - SITE DEVELOPMENT PLAN REVIEW
RELATED TO VAR-75123 AND SUP-75124 - PUBLIC HEARING - APPLICANT/OWNER: DZ
ANN RAINBOW, LLC, ET AL - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 19,785 SQUARE-FOOT COMMERCIAL CENTER INCLUDING A
2,985 SQUARE-FOOT CONVENIENCE STORE WITH FUEL PUMPS AND CANOPY; AND TWO,
8,400 SQUARE-FOOT COMMERCIAL BUILDINGS WITH WAIVERS TO NOT ORIENT THE
BUILDINGS TO THE CORNER OR THE STREET FRONT WHERE SUCH IS REQUIRED; TO
ALLOW PORTIONS OF THE LANDSCAPE BUFFER ADJACENT TO THE WEST PROPERTY
LINE TO BE THREE FEET, AND PORTIONS OF THE SOUTH PROPERTY LINE TO BE FIVE
FEET WHERE 15 FEET IS REQUIRED FOR BOTH; AND TO ALLOW PORTIONS OF THE
LANDSCAPE BUFFER ADJACENT TO THE EAST PROPERTY LINE TO BE FIVE FEET WHERE
EIGHT FEET IS REQUIRED on 3.24 acres at the northeast corner of Ann Road and Rainbow
Boulevard (APNs 125-26-410-004, 005, 006 and 007), C-1 (Limited Commercial) Zone, Ward 6
(Fiore) [PRJ-75062]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Protest and Support Postcards
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
ОŐİֱՙㄦx″ธ
ں゜ںںɱ゜ںฎ
ОŐİֱՙㄦx″ธ
ں゜ںںɱ゜ںฎ
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 19
SUBJECT:
ABEYANCE – SDR-75583 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: DEBRA J. REOCH, ET AL - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 16,800 SQUARE-FOOT GENERAL RETAIL
STORE, OTHER THAN LISTED WITH A WAIVER TO ALLOW A ZERO-FOOT LANDSCAPE
BUFFER WHERE EIGHT FEET IS REQUIRED ALONG THE EAST PERIMETER on 2.42 acres
on the east side of Rainbow Boulevard, approximately 85 feet north of Ann Road (APNs 125-26-
410-004 through 006), C-1 (Limited Commercial) Zone, Ward 6 (Fiore) [PRJ-75062]. Staff
recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions
BACKUP DOCUMENTATION:
1. Request to Withdraw Without Prejudice
2. Agenda Summary Page
3. Location and Aerial Maps
4. Conditions and Staff Report
5. Photo(s)
6. Justification Letter
7. Protest and Support Postcards and Documentation Not Vetted - Protest Comment Form
SDR-75583 [PRJ-75062]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 4
APPROVALS 3
NE
SDR-75583 [PRJ-75062]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
SDR-75583 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 01/09/19, except as amended by conditions
herein.
3. Site Development Plan Review (SDR-68324) shall be expunged upon final approval.
4. A Waiver from Title 19.08 is approved to allow a zero-foot landscape buffer along
the east perimeter where eight feet is required.
5. A six to eight-foot tall solid screen wall shall be constructed along the north property
line and the east perimeter of the development, allowing access to the existing well
for maintenance.
6. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
7. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
8. The applicant shall coordinate with the City Surveyor and other city staff to determine
the most appropriate mapping action necessary to consolidate the existing lots. The
mapping action shall be completed and recorded prior to the issuance of any building
permits.
A minimum of one 24-inch box tree planted every 20 feet on-center with four,
five-gallon shrubs for each required tree in all landscape buffer areas, including
parking lot landscape islands.
A minimum of four, five-gallon shrubs for each required tree in all landscape
buffer areas, including parking lot landscape islands.
10. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
11. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
12. In accordance with code requirements of Title 13.56, remove all substandard offsite
improvements and unused driveways and replace with new improvements meeting
current City Standards concurrent with development of this site. Correct all
American's with Disabilities Act (ADA) deficiencies on the sidewalks, if any, on Ann
Road adjacent to this site concurrent with on-site development activities. 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.
14. Provide a copy of a recorded Joint Access Agreement between this site and the
adjoining parcel to the south prior to the issuance of any permits. If a map combining
these parcels is recorded, this condition will not be enforced.
15. Construct a median in Rainbow Boulevard that restricts the southern driveway to
right out access only while maintaining left-in access to the parcel on the west side
of Rainbow Boulevard.
16. 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.
NE
SDR-75583 [PRJ-75062]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
17. Abandon the existing septic tank system per Southern Nevada Health District
regulations and connect to the public sewer concurrent with on-site development
activities.
18. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
19. Submit a License Agreement for landscaping and private improvements in the
Rainbow Boulevard public rights-of-way, if any, prior to this issuance of permits for
these improvements. The applicant must carry an insurance policy for the term of
the License Agreement and add the City of Las Vegas as an additionally insured
entity on this insurance policy. If requested by the City, the applicant shall remove
property encroaching in the public right-of-way at the applicant's expense pursuant
to the terms of the City's License Agreement. The installation and maintenance of
all private improvements in the public right of way shall be the responsibility of the
applicant and any successors in interest to the property and assigns pursuant to the
terms of the License Agreement. Coordinate all requirements for the License
Agreement with the Land Development Section of the Department of Building and
Safety (229-4836).
20. A Traffic Impact Analysis must be submitted to and approved by the Department of
Public Works prior to the issuance of any building or grading permits, submittal of
any construction drawings or the recordation of a Map subdividing this site,
whichever may occur first. Comply with the recommendations of the approved
Traffic Impact Analysis prior to occupancy of the site. The Traffic Impact Analysis
shall also include a section addressing Standard Drawings #234.1 #234.2 and
#234.3 to determine additional right-of-way requirements for bus turnouts adjacent
to this site, if any; dedicate all areas recommended by the approved Traffic Impact
Analysis. All additional rights of way required by Standard Drawing #201.1 for
exclusive right turn lanes and dual left turn lanes shall be dedicated prior to or
concurrent with the commencement of on site development activities unless
specifically noted as not required in the approved Traffic Impact Analysis. Phased
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.
21. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this site
prior to submittal of construction plans, the issuance of any building or grading
permits or the submittal of a map for this site, whichever may occur first. Provide
and improve all drainage ways as recommended.
NE
SDR-75583 [PRJ-75062]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed to construct two, 8,400 square-foot single-story general retail
buildings adjacent to Rainbow Boulevard, approximately 85 feet north of Ann Road.
ISSUES
ANALYSIS
The subject site was previously approved by the City Council on January 17, 2018 for a
commercial development [Site Development Plan Review (SDR-68324)] that consisted
of two, single-story 10,680 square-foot buildings, and two, single-story 2,000 square-foot
buildings. The development was approved with a Waiver to allow a zero-foot wide
landscape buffer adjacent to the east perimeter due to the existing access easement for
an existing well that services the adjacent residential neighborhood to the east.
Due to the existence of a quasi-municipal well at the rear of 5686 North Rainbow Boulevard,
an access easement is necessary to provide access to the well for maintenance and service.
This access easement prevents the proposed development from providing the required
eight-foot landscape buffer adjacent to the east property line as required by Title 19 and a
Waiver is necessary. Per the Department of Public Works, “no onsite improvements shall
be constructed within the easement.” This extraordinary site condition prevents the applicant
from meeting the minimum standards for the eastern landscape buffer; therefore, staff
supports the Waiver request once again. Although the required landscape buffer is not able
to be constructed adjacent to the property line as required by Title 19, the applicant is
NE
SDR-75583 [PRJ-75062]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
proposing a landscape buffer along the east edge to provide landscaping for the proposed
parking lot and to buffer the proposed commercial development from the residential
neighborhood to the east.
The proposed development meets the minimum design standards set forth by Title 19.08
for commercial development for setbacks, landscape buffers, and parking lot design. In
addition, the proposed development exceeds the minimum parking requirements set forth
by Title 19.12 for general retail, which would allow for more intense uses such as a coffee
shop to operate within the development without the need for a parking variance depending
on the size and ratio of public seating areas to back-of-house.
The Department of Public Works has waived the Complete Streets requirement for the
proposed development if approved, as the proposed development is adjacent to property
that has already incurred some half-street improvements and the Department of Public
Works has conditioned the development to match existing adjacent site improvements.
Rather than create sidewalks and curbing that do not match adjacent existing
improvements and create an inconsistent roadway for both pedestrians and vehicular
traffic, the Department of Public Works has conditioned the site to develop harmoniously
with the surrounding existing area.
Staff recognizes the fact that the subject site is within the Ann-Rainbow Character Area
of the Rainbow Boulevard North Corridor Plan that stated non-residential development
should be limited to the Ann and Rainbow intersection and south thereof. On January 17,
2018 the City Council approved a request for a General Plan Amendment (GPA-67883)
and Rezoning (ZON-67884) that approved the subjects sites to further commercial
development north of the Ann and Rainbow intersection. The applicant has proposed a
commercial development that aligns the commercial buildings with the street frontage
(Rainbow Boulevard) and provides the necessary design elements to meet the minimum
requirements for a commercial development adjacent to existing residential
neighborhoods.
Staff finds the applicant has proposed a site design that is compatible with adjacent
development in the area, and provides the ability for future land uses to be conducted in
a manner that is harmonious with the surrounding area; therefore, staff is recommending
approval of this site review.
FINDINGS (SDR-75583)
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
SDR-75583 [PRJ-75062]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
2. The proposed development is consistent with the General Plan, this Title, and
other duly-adopted city plans, policies and standards;
The proposed development meets the minimum development standards set forth
by Title 19.08 for property zoned C-1 (Limited Commercial), and is consistent with
the General Plan designation.
If approved, site access and circulation would not negatively impact the adjacent
roadway (Rainbow Boulevard).
4. Building and landscape materials are appropriate for the area and for the City;
Building and landscape materials proposed are appropriate for the area and the
City as they are desert friendly and are similar to the materials used in the
immediate area.
The proposed building elevations are not unsightly or obnoxious, and create an
orderly and aesthetically pleasing environment that is compatible with the
surrounding area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
NE
SDR-75583 [PRJ-75062]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
NE
SDR-75583 [PRJ-75062]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
NE
SDR-75583 [PRJ-75062]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
NE
SDR-75583 [PRJ-75062]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
SDR-75583 [PRJ-75062]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
General
Retail Store,
16,800 SF 1:175 96
Other Than
Listed
TOTAL SPACES REQUIRED 96 124 Y
Regular and Handicap Spaces Required 92 4 120 4 Y
10,000 SF
Loading
16,800 SF to 2 2 Y
Spaces
29,999 SF
NE
SDR-75583 [PRJ-75062]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
To allow a zero-foot
An eight-foot wide landscape
wide landscape
buffer adjacent to the east Approval
buffer along the east
property line.
perimeter.
NE
ОŐİֱՙㄦx″ธ
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SDR-75583 [PRJ-75062] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: DEBRA J. REOCH, ET AL
EAST SIDE OF RAINBOW BOULEVARD, APPROXIMATELY 85 FEET NORTH OF ANN ROAD
12/27/2018
SDR-75583 [PRJ-75062] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT/OWNER: DEBRA J. REOCH, ET AL
EAST SIDE OF RAINBOW BOULEVARD, APPROXIMATELY 85 FEET NORTH OF ANN ROAD
12/27/2018
2580 St. Rose Parkway, Suite 305,
Henderson, NV 89074
LLC
Gary L. Carlson, Architect (License No. 1859)
Please accept this letter of intent for the proposed construction of a commercial development at the
following sites:
The proposed commercial development is to be a one story 7-Eleven convenience store with gas station
and two single story retail buildings. The building’s design intent is to harmoniously blend with the existing
commercial surrounding area and have accessible access from the right of way. The buildings gross square
footage is as follow:
Where 114 parking spaces are required, the site provides 141 parking spaces including 3 car and 2 van
accessible spaces, which could be easily accessed by all patrons via walkways located adjacent to all buildings.
Included on site is also one loading space per building with minimum dimensions of fifteen feet wide by twenty
five feet deep. As shown on sheet AS1, all parking and driveways are to be illuminated by new “down-light”
posts to eliminate any light pollution outside of the site, and to comply with City of Las Vegas regulations.
Adequate landscape is being installed in the form of buffers with evergreen pine trees between
residential properties and the proposed development, as well as fingers with trees at each end of parking rows.
All plants being used are low maintenance, low water, and native to Southern Nevada, complying with the
regional plant list. In addition to the landscape buffers, we propose to extend the existing six foot high CMU
wall along the north and east property lines. By doing so, we propose the existing alley along the east side to
remain “as-is”, in order for the adjacent residents to continue gaining access to the back side of their properties
One trash enclosure per building screened from the right of way is being proposed to be covered with an
aluminum lattice and surrounded with split face CMU walls. Where a minimum fifty (50') foot setback from
residential is required, the trash enclosures have been located a minimum of sixty eight (68') feet from the north
PRJ-75062
property line, and minimum of eighty four (84') feet from the east property line.
01/09/19
We feel that this commercial development will attract new businesses to the area, which in return will
create employment opportunities for the community. With these items in mind we respectfully ask for your
Thank you,
Sheldon Colen
SCA Design
PRJ-75062
01/09/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 20
SUBJECT:
ABEYANCE – VAR-75755 - VARIANCE RELATED TO GPA-75732 - PUBLIC HEARING -
APPLICANT: TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE ALEXANDER, LLC - For
possible action on a request for a Variance TO ALLOW A STUB STREET TERMINUS WHERE A
CUL-DE-SAC IS REQUIRED AND TO ALLOW A 25-FOOT PRIVATE STREET WITHOUT A
SIDEWALK WHERE SUCH IS REQUIRED on 7.60 acres on the east side of Hualapai Way,
approximately 960 feet south of Alexander Road (APNs 138-07-103-006; 138-07-201-001 and
002), PD (Planned Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land
Use Designation], Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-
75604]
2. Conditions and Staff Report - VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-
75604]
3. Supporting Documentation - VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-
75604]
4. Photo(s) - VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-75604]
5. Justification Letter - VAR-75755 and VAR-75756 [PRJ-75604]
6. Protest/Support Postcard(s) for VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-
75604]
VAR-75755, VAR-75756, SDR-75639 and TMP-75640 [PRJ-75604]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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April 23, 2019 – Planning Commission Meeting
PROTESTS 3 - VAR-75755
3 - VAR-75756
3 - SDR-75639
3 - TMP-75640
APPROVALS 1 - VAR-75755
1 - VAR-75756
0 - SDR-75639
1 - TMP-75640
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Conditions Page One
April 23, 2019 – Planning Commission Meeting
** CONDITIONS **
VAR-75755 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.
VAR-75756 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.
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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-75639 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 plans and landscape plan date
stamped 04/02/19, and building elevations and floor plans date stamped 03/26/19,
except as amended by conditions herein.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6. The applicant shall coordinate with the City Surveyor and other city staff to determine
the most appropriate mapping action necessary to consolidate the existing lots. The
mapping action shall be completed and recorded prior to the issuance of any building
permits.
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7. Republic Services shall provide documentation confirming that the waste collection
system associated with the development can be appropriately serviced prior to
issuance of building permits. If required, pad sites for trash collection shall be
established at the interior of the development to accommodate such collections.
9. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
10. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
11. 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. Grant
additional Public Sewer Easements outside of the private street such that the public
sewer main is centered within a 20-foot wide Public Sewer Easement. Additionally,
grant a 5-foot Pedestrian Access Easement adjacent to Hualapai Way to allow for
future detached sidewalks.
12. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the sidewalk
along Hualapai Way 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.
13. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
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14. An update to the Lone Mountain Master Traffic Impact Analysis shall be submitted
to the City Traffic Engineer and approved by the Department of Public Works prior
to issuance of any building or grading permits. Comply with the recommendation of
the City Traffic Engineer.
15. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first.
Provide and improve all drainageways recommended in the approved drainage
plan/study. The developer of this site shall be responsible to construct such
neighborhood or local drainage facility improvements as are recommended by the
City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
TMP-75640 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.
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Public Works
7. Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner’s Association. Grant
additional Public Sewer Easements outside of the private street such that the public
sewer main is centered within a 20-foot wide Public Sewer Easement. Additionally,
grant a 5-foot Pedestrian Access Easement adjacent to Hualapai Way to allow for
future detached sidewalks.
8. Correct all American’s with Disabilities Act (ADA) deficiencies, if any, on the sidewalk
along Hualapai Way 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.
9. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
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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10. An update to the Lone Mountain Master Traffic Impact Analysis shall be submitted
to the City Traffic Engineer and approved by the Department of Public Works prior
to issuance of any building or grading permits. Comply with the recommendation of
the City Traffic Engineer.
11. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits 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.
12. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, sewer and
drainage improvements, shall be resolved prior to approval of the construction plans
by the City. No deviations from adopted City Standards shall be allowed unless
specific written approval for such is received from the City Engineer prior to the
recordation of a Final Map or the approval of subdivision-related construction plans,
whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
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** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
The subject parcels (APNs 138-07-103-006; 138-07-201-001 and 002) combine to form
7.60-acres of undeveloped land within the Lone Mountain Master Plan area. All three
parcels are zoned P-D (Planned Development) with the MFM (Multi Family Medium)
[Medium Density] Lone Mountain special land use designation. The proposed single
family, attached residential townhouse development seeks to apply Medium Density
district development standards to this subdivision.
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The Lone Mountain Master Plan Design Standards for Single Family Residential
Developments and Multi Family Residential (Medium Density) special land use
designation Development Standards allows for a maximum of 18 residential dwelling units
per acre and shall not exceed three stories in height. The proposed development has a
land use density of 16.31 dwelling units per acre with development not exceeding three
stories in height, therefore meeting the maximum density and height requirements.
The Master Developer has determined the residential district development standards for
this project. Lot sizes range from 1,144 square-feet to 2,874 square-feet, with an average
lot size of 2,004 square-feet with a minimum lot width of 22 feet.
A Variance (VAR-75755) is requested to vary the standards for street terminations and
private gated community streets within the proposed development. Three stub street
termini are shown on the submitted plans. The Lone Mountain Master Plan does not
prescribe stub street standards; therefore, the requirements of Title 19 prevail. Title
19.04.100 requires either a cul-de-sac or a hammerhead termination for private streets
that terminate other than at an intersection with another private or public street. The
applicant’s justification letter states that stub streets have been used in previous
subdivisions in the Lone Mountain area and that stub streets were discussed with the Las
Vegas Fire Department without objection; additionally, redesigning the street layout would
significantly reduce the density of the development.
The proposed development will be a gated community, with all streets beyond the gate
functioning as private gated community streets. Title 19.04.230 requires a street width of
24 feet measured curb flow line to curb flow line with a minimum five-foot wide sidewalk
on one side. The street widths as submitted are 30-35 feet wide without sidewalks and
on-street parking on both sides.
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Building Elements for the proposed single family, attached residential townhouse
development include concrete roof tiles with pitched roofs, stucco fascia, and recessed
balconies incorporated into the building form. Colors consist of earth tones and warm off
whites. Six-foot tall private screen walls are provided where appropriate. Garages and
exterior doorways are recessed. The proposed development is designed to comply with
the Architecture requirements of the Lone Mountain Master Plan.
The Landscaping Plan incorporates trees, shrubs, subshrubs and ground covers, and
cacti / accents that match species listed in the Lone Mountain Plant Palette. Lone
Mountain Master Plan defers to the landscaping standards prescribed in Title 19.06. Title
19.06 sets out perimeter area landscaping requirements, requiring 24-inch box trees
planted every 30 feet. The landscape plan shows a total of 43 perimeter 24-inch box trees
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over 960 feet at a rate of approximately one tree per 22 feet; this meets the perimeter
area landscaping requirements. A six-foot landscape buffer is required for sites adjacent
to a right-of-way; submitted plans propose a landscape buffer of ten feet which satisfies
Title 19.06 requirements.
Lone Mountain Master Plan prescribes 330 square feet of open space for each dwelling
unit. The proposed Tentative Map provides 56,531 square feet of open space where
40,920 square feet of open space is required for 124 dwelling units, meeting the open
space requirement.
A curbside trash collection system is proposed to service the development. Three stub
streets are shown on the submitted site plan; this arrangement will require trash collection
vehicles to reverse. A condition will be imposed requiring confirmation from Republic
Services that the proposed development can be serviced appropriately.
The submitted cross sections depict a natural grade ranging from 1.5% to 4.5%, the
average being greater than 2% across this site. Per the Tables in Subdivision Code
19.06.050 a development with natural slope less than 2%, is allowed a maximum four-
foot retaining wall. A four-foot maximum retaining wall is shown interior to the site.
The Connectivity Ratio for this project is 1.04, below the minimum 1.3 ratio required for
similar projects in other parts of the city. However, the parcel is subject to the Lone
Mountain Master Plan, which does not prescribe Connectivity Ratio standards.
The Parking and Transportation department assessed the project and provided the
following information: “This project will add approximately 707 trips per day on Hualapai
Way and Alexander Rd. Currently, Hualapai is at about 20 percent of capacity and
Alexander is at about 15 percent of capacity. With this project, Hualapai is expected to be
at about 22 percent of capacity and Alexander is expected to be at about 17 percent of
capacity. Based on Peak Hour use, this development will add into the area roughly 57
additional cars, or about one every minute.”
The Clark County School District projects that approximately 56 additional primary and
secondary school students will be generated by the proposed development on this site.
Of the three levels of schools serving the area (Eileen Conners Elementary School,
Justice Myron Leavitt Middle School and Centennial High School), Justice Myron Leavitt
Middle School and Centennial High School were over capacity for the 2018-2019 school
year.
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The Las Vegas Valley Water District (LVVWD) objects to parts of the proposed
modification, providing the following comments: “The proposed development will be
served by the public water system, including public water mains and individual meters for
each lot. As such, the minimum width of the streets throughout the development must be
30 feet wide, to comply with LVVWD Service Rules and to provide adequate room for
service and maintenance of the public water facilities.”
FINDINGS (VAR-75755)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
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FINDINGS (VAR-75756)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
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FINDINGS (SDR-75639)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E) the
Planning Commission and/or City Council must affirm the following:
2. The proposed development is consistent with the General Plan, this Title, and
other duly-adopted city plans, policies and standards;
4. Building and landscape materials are appropriate for the area and for the City;
The proposed single family, attached residential townhouse development will use
building and landscape materials in conformance with the requirements of the Lone
Mountain Master Plan and are therefore appropriate for the area and the City.
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6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
FINDINGS (TMP-75640)
The proposed Tentative Map conforms to the Lone Mountain Master Development Plan
and Design Standards, and the minimum requirements set forth by Title 19 for Tentative
Maps. However, the proposed street terminations, private gated community street widths,
and on-site parking space provisions do not comply with the requirements of Title 19;
therefore, staff recommends denial.
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BACKGROUND INFORMATION
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Pre-Application Meeting
A Pre-Application Meeting was held where submittal requirements were
01/15/19
discussed with the applicant.
Neighborhood Meeting
A mandatory neighborhood meeting was held at the Durango Hills
Community Center YMCA at 3521 North Durango Drive in Las Vegas to
discuss the project. Twenty-seven (27) members of the public, four (4)
representatives from the applicant’s development team, one (1) staff
member from the City Council Office representing Ward 4, and one (1)
staff member of the Planning Department were in attendance.
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Neighborhood Meeting
Sidewalks not included as part of the development; access to
internal open space would require pedestrians to mix with vehicles
presenting a safety issue
Provision of a single access point for future residents and their
guests
Potential conflict with height of streetlights and proposed three story
building height.
Field Check
01/23/19 A routine field visit was carried out. No issues or concerns were noted.
Existing Land
Surrounding Planned or Special Existing Zoning
Use Per Title
Property Land Use Designation District
19.12
PCD (Planned
Subject Community P-D (Planned
Undeveloped
Property Development) – Multi- Development)
Family Medium
PCD (Planned
Multi-Family Community P-D (Planned
North
Residential Development) – Multi- Development)
Family Medium
PR-OS
P-D (Planned
South City Park (Park/School/Recreation
Development)
/Open Space)
PR-OS
P-D (Planned
East City Park (Park/School/Recreation
Development)
/Open Space)
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Existing Land
Surrounding Planned or Special Existing Zoning
Use Per Title
Property Land Use Designation District
19.12
PCD (Planned
Single Family, Community
Attached Development) – Multi-
Family Medium P-D (Planned
West
PCD (Planned Development)
Single Family, Community
Detached Development) – Multi-
Family Medium
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DEVELOPMENT STANDARDS
Pursuant to the Lone Mountain Master Plan (Design Standards for Single Family
Residential), the following standards apply
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 1,144 SF N/A
Min. Lot Width N/A 22 Feet N/A
Min. Setbacks
Front Yard N/A 5 Feet N/A
Side Yard N/A Zero Feet N/A
Side Yard (Corner) N/A 5 Feet N/A
10 Feet w/ 2 Feet
Overhang and 4 Feet
N/A Balcony Overhang N/A
Rear Yard N/A Zero Feet for Four-Plex N/A
Min. Distance Between
Buildings N/A 10 Feet N/A
18 dwelling units 16.31 dwelling units per
Max. Density per acre acre Y
Max. Building Height 3 Stories 3 Stories Y
Element Standard Required (for 124 Units) Provided Compliance
330 Square Feet 56,531
Open Space per Unit 40,920 Square Feet Square Feet Y
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Staff Report Page Fifteen
April 23, 2019 – Planning Commission Meeting
Pursuant to Title 19.06 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use
Number of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
Townhouse 124 2 per unit 248
Guest 1 per 6
124 21
Spaces townhouses
TOTAL SPACES REQUIRED 269 237 N*
Regular and Handicap Spaces Required 269 N/A 237 N/A N*
*The applicant has requested a Variance (VAR-75756) to allow 237 parking spaces where
269 parking spaces are required.
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 14
Intersection – Internal 8
Cul-de-sac Terminus 0
Intersection – External Street or Stub Terminus 6
Intersection – Stub Terminus w/ Temporary Turn Around
0
Easements
Non-Vehicular Path - Unrestricted 1
Total 14.5 14
Required Provided
Connectivity Ratio (Links /
N/A 1.04
Nodes):
CC
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AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 21
SUBJECT:
ABEYANCE – VAR-75756 - VARIANCE RELATED TO GPA-75732 AND VAR-75755 - PUBLIC
HEARING - APPLICANT: TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE
ALEXANDER, LLC - For possible action on a request for a Variance TO ALLOW 179 PARKING
SPACES WHERE 282 PARKING SPACES ARE REQUIRED on 7.60 acres, on the east side of
Hualapai Way (APNs 138-07-103-006; 138-07-201-001 and 002), PD (Planned Development)
Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use Designation], Ward 4
(Anthony) [PRJ-75604]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
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AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 22
SUBJECT:
ABEYANCE – SDR-75639 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75732
AND VAR-75755 AND VAR-75756 - PUBLIC HEARING - APPLICANT: TOUCHSTONE LIVING,
INC. - OWNER: TOUCHSTONE ALEXANDER, LLC - For possible action on a request for a Site
Development Plan Review FOR A PROPOSED 130-UNIT SINGLE FAMILY ATTACHED
RESIDENTIAL DEVELOPMENT on 7.60 acres on the east side of Hualapai Way, approximately
960 feet south of Alexander Road (APNs 138-07-103-006; 138-07-201-001 and 002), PD (Planned
Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use Designation],
Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SDR-75639 and TMP-75640 [PRJ-75604]
2. Supporting Documentation
3. Justification Letter - SDR-75639 and TMP-75640 [PRJ-75604]
4. School Development Tracking Form from Clark County School District for SDR-75639 and
TMP-75640 [PRJ-75604]
5. Comments from City of Las Vegas Public Works Traffic Engineering Division
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
SDR 75639
Touchstone Alexander, LLC
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Hualapai Way
Average Daily Traffic (ADT) 7,166
PM Peak Hour 573
(heaviest 60 minutes)
Alexander Road
Average Daily Traffic (ADT) 5,460
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 707 trips per day on Hualapai Wy. and Alexander Rd. Currently, Hualapai is at about 20
percent of capacity and Alexander is at about 15 percent of capacity. With this project, Hualapai is expected to be at about
22 percent of capacity and Alexander is expected to be at about 17 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 57 additional cars, or about one every minute.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 23
SUBJECT:
ABEYANCE – TMP-75640 - TENTATIVE MAP RELATED TO GPA-75732, VAR-75755, VAR-
75756 AND SDR-75639 - HUALAPAI AND ALEXANDER - PUBLIC HEARING - APPLICANT:
TOUCHSTONE LIVING, INC. - OWNER: TOUCHSTONE ALEXANDER, LLC - For possible action
on a request for a Tentative Map FOR A PROPOSED 130-UNIT SINGLE FAMILY ATTACHED
RESIDENTIAL SUBDIVISION on 7.60 acres on the east side of Hualapai Way, approximately 960
feet south of Alexander Road (APNs 138-07-103-006; 138-07-201-001 and 002), PD (Planned
Development) Zone [MFM (Multi-Family Medium) Lone Mountain Special Land Use Designation],
Ward 4 (Anthony) [PRJ-75604]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
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AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 24
SUBJECT:
GPA-75668 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: ZION
LOVINGIER - For possible action on a request for a General Plan Amendment FROM: PCD
(PLANNED COMMUNITY DEVELOPMENT) TO: SC (SERVICE COMMERCIAL) on 1.50 acres at
8311 Farm Road (APN 125-16-301-003), Ward 6 (Fiore) [PRJ-75621]. Staff recommends
DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Staff Report - GPA-75668 and ZON-75669 [PRJ-75621]
4. Supporting Documentation - GPA-75668 and ZON-75669 [PRJ-75621]
5. Photo(s) - GPA-75668 and ZON-75669 [PRJ-75621]
6. Justification Letter - GPA-75668 and ZON-75669 [PRJ-75621]
7. Protest Postcard(s) for GPA-75668 and ZON-75669 [PRJ-75621]
GPA-75668 and ZON-75669 [PRJ-75621]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing a General Plan Amendment for 8311 Farm Road. The
proposal includes designating the 1.50-acre subject site SC (Service Commercial), and
Rezoning the site to C-1 (Limited Commercial).
ISSUES
ANALYSIS
The Service Commercial category allows low to medium intensity retail, office, or other
commercial uses that serve primarily local area patrons, and that do not include more
intense general commercial characteristics. Examples include neighborhood shopping
centers, theaters, and other places of public assembly and public and semi-public uses.
This category also includes offices either singly or grouped as office centers with
professional and business services. The Service Commercial category may also allow
mixed-use development with a residential component where appropriate.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Rezoning
The subject site is currently zoned R-E (Residence Estates). The purpose of the R-E
District is to provide for low density residential units located on large lots that convey a
rural environment. This is achieved by 20,000 square-foot minimum lot sizes, and
conservative setbacks. This zoning district does allow for a limited number of commercial
uses either by right, or through an approved Special Use Permit. The chart below
demonstrates these uses and the mechanisms necessary to operate such uses within the
R-E zoning district:
Permitted Use Conditional Use Special Use Permit
Animal Hospital, Clinic, or
Animal Keeping &
Single Family, Detached Shelter (with Outside
Husbandry
Pens)
Community Recreational Community Center, Private Convalescent Care
Center (Public) (Accessory) Facility/Nursing Home
Crop Production Cemetery/Mausoleum Country Club, Private
Individual Care – Family
Community Garden Church/House of Worship
Home
Community Residence
(including Family
Public Park or Playground Community Residence and Horse Corral or Stable
Transitional Community
Residence)
Short-Term Residential
Hospice
Rental
Individual Care – Group
Home
Individual Care Center
Public or Private School,
Primary and/or Secondary
The proposed C-1 (Limited Commercial) zoning district is intended to provide most retail
shopping and personal services, and may be appropriate for mixed-use developments.
This district should be located on the periphery of residential neighborhoods and should
be confined to the intersections of primary and secondary thoroughfares along major retail
corridors. The subject site is not part of the retail corridor found west of Tule Springs Road
nor is it at the intersection of thoroughfares. While Farm Road is an 80-foot wide collector
street, east of Tule Springs Road, Farm Road primarily provides access to residential
neighborhoods.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
Below is a chart that demonstrates a sampling of the type and intensity of the land uses
that would be allowed within the proposed C-1 zoning district either by right, as a
Conditional use, or via a Special Use Permit:
Permitted Use Conditional Use Special Use Permit
Banquet Facility Mixed-Use Development Assisted Living Apartments
Business School Auto Broker Auto Repair Garage, Minor
Open Air
Church/House of Worship Vending/Transient sales Bailbond Service
Lot
Clinic Pet Shop Nightclub
Beer/Wine/Cooler On
Employment Agency Senior Citizen Apartments and/or Off-Sale
Establishment
General Personal Service
Hotel, Motel or Hotel
(Beauty Salon, Dry Social Service Provider
Suites
Cleaners, etc.)
Health Club Thrift Shop Massage Establishment
General Retail Store Motor Vehicle Sales, Used
Restaurant Mini-Storage Facility
Trade School Pawn Shop
Restaurant with Alcohol or
Wedding Chapel
Service Bar
Staff finds the proposed C-1 zoning district would permit land uses too intense for direct
residential adjacency. These uses such as restaurants and general personal services are
typically open past normal business hours and would introduce public activity adjacent to
a residential neighborhood that staff finds to be incompatible and not capable of being
operated in a harmonious manner with detached, single family residences that exist in
the immediate area.
On August 14, 2018, the Planning Commission approved a request for a Special Use
Permit (SUP-73820) for a five-bedroom short-term residential rental to be operated at the
subject site. If approved, these operations, along with any other residential type use would
have to cease immediately as they would not be permitted uses within a commercially
zoned property. Staff is prepared to issue a Cease and Desist order upon approval of
these applications.
According to the Las Vegas Valley Water District (LVVWD), this parcel is currently served
by a well. If approved, the Nevada Division of Environmental Protection (NDEP) would
be the agency to review the proposed zone change and possibly require the subject site
to relinquish well rights and connect to a water service line.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Development factors in the area indicate commercial uses west of Tule Springs Road,
with residential uses east of Tule Springs Road. The subject site is surrounded by
residentially zoned property used as such with the exception of the property directly west,
which is currently used as a daycare center for children. These existing development
factors in the area do not indicate the need for the existing commercial west of Tule
Springs Road to encroach eastward into the residential neighborhoods; therefore, staff
recommends denial of both the requested General Plan Amendment and the Rezoning
request.
FINDINGS (GPA-75668)
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 Service Commercial designation is not
compatible with the existing Low Density Residential and Planned Community
Development land use designations.
The proposed Service Commercial General Plan designation allows the C-1
(Limited Commercial), O (Office), and P-O (Professional Office) zoning districts.
Due to the subject sites adjacency to single-family residential neighborhoods, the
P-O zoning district would be the only district compatible with the adjacent residential
zoning districts, not the proposed C-1 zoning district.
There are adequate transportation and utility facilities to accommodate the uses
permitted by the proposed Service Commercial General Plan designation.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Amending the existing General Plan designation to Service Commercial does not
conform to the intent of the Commercial and Industrial Development Standards,
Title 19.08.020, which strives to “to encourage sensitive design and planning of
commercial and industrial development which enhances compatibility between
the built environment and the natural environment and will not negatively impact
the use and enjoyment of adjacent and neighboring properties.”
FINDINGS (ZON-75669)
If approved, the proposed C-1 (Limited Commercial) zoning district would conform
to the proposed SC (Service Commercial) General Plan Designation.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The uses allowed within the proposed C-1 zoning district are not compatible with
the surrounding residential land uses and zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Growth and development factors in the surrounding community do not indicate the
need for commercial zoning to encroach into the residential neighborhoods east of
Tule Springs Road.
Farm Road is an 80-foot wide Collector street, which is adequate in size to meet
the requirements of the proposed C-1 zoning district.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
01/10/19 requirements for a General Plan Amendment and Rezoning application
were discussed.
Neighborhood Meeting
Centennial Hills Community Center YMCA 6:00 pm – 7:00pm
One (1) property owner
One (1) representative for the ownership
o Nathan Taylor
Zero (0) representatives present for Council Ward 6
Thirteen (13) members of the public were in attendance.
Issues
03/28/19
1. Concerns were raised about what type of business the property
owner was proposing to develop on the subject site.
a. The applicants’ representative indicated the property owner
would like to conduct weddings on the property. He further
indicated that the applicant intended to convert the property
through a Site Development Plan Review, which would be
presented to the Planning Commission at a later date if the
property is rezoned.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
2. Concerns were raised about additional noise which would be created
by the proposed Wedding Chapel.
a. The applicants’ representative indicated the Wedding Chapel
use would be subject to all City of Las Vegas noise
ordinances and will be monitored by licensing and code
enforcement.
3. Concerns were raised about additional overflow parking for the
proposed Wedding Chapel use and how it would negatively impact
the surrounding neighborhood.
a. The applicants’ representative indicated that some onsite
parking would be provided; and overall parking requirements
for the proposed Wedding Chapel would be addressed during
the Site Development Plan Review process at a later date
4. Concerns were raised about the negative impact the existing Short-
Term Residential Rental use has to the surrounding neighborhood
(noise/traffic/trash/alcohol/parties).
a. The applicants’ representative indicated the subject site is
monitored by City of Las Vegas licensing and code
enforcement.
City staff indicated to residents that disturbances and concerns should
be reported to Code Enforcement if potential violations are taking
place.
Field Check
Staff observed the subject site during a routine field check. Nothing of
03/13/19
concern was noted by staff.
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
NE
GPA-75668 and ZON-75669 [PRJ-75621]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.08, the following standards would apply to future development
for the proposed C-1 zoning district:
Standard Required/Allowed
Min. Setbacks*
Front 10 Feet
Side 10 Feet
Corner 10 Feet
Rear 20 Feet
*Residential Adjacency could increase the minimum distance required for each setback
requirement.
Functional Actual
Governing Compliance with
Street Name Classification Street Width
Document Street Section
of Street(s) (Feet)
Master Plan of
Farm Road Collector Streets and 80 Y
Highways
NE
PRJ-75621
01/28/19
GPA-75668 [PRJ-75621] - GENERAL PLAN AMENDMENT RELATED TO ZON-75669 - APPLICANT/OWNER: ZION
LOVINGIER
8311 FARM ROAD
03/13/19
GPA-75668 [PRJ-75621] - GENERAL PLAN AMENDMENT RELATED TO ZON-75669 - APPLICANT/OWNER: ZION
LOVINGIER
8311 FARM ROAD
03/13/19
GPA-75668 [PRJ-75621] - GENERAL PLAN AMENDMENT RELATED TO ZON-75669 - APPLICANT/OWNER: ZION
LOVINGIER
8311 FARM ROAD
03/13/19
January 28, 2019
addition, this property fronts Farm Road—a very busy street with
remove the existing building and submit a plan for the property
Thank you in advance for your time and attention to this matter.
Respectfully,
NathanielTaylor
Nathaniel Taylor
President
PRJ-75621
03/25/19
8414 W. Farm Rd., #180, Las Vegas, Nevada 89131 (702) 483-7045
SUBJECT:
ZON-75669 - REZONING RELATED TO GPA-75668 - PUBLIC HEARING -
APPLICANT/OWNER: ZION LOVINGIER - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: C-1 (LIMITED COMMERCIAL) on 1.50 acres at 8311
Farm Road (APN 125-16-301-003), Ward 6 (Fiore) [PRJ-75621]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75621
01/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 26
SUBJECT:
GPA-75931 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:
JOHN J SARAPUCHIELLO TRUST - For possible action on a request for a General Plan
Amendment FROM: PCD (PLANNED COMMUNITY DEVELOPMENT) TO: R (RURAL DENSITY
RESIDENTIAL) on 1.25 acres on the west side of El Capitan Way, approximately 340 feet north
of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-75902]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Staff Report - GPA-75931 and ZON-75932 [PRJ-75902]
4. Supporting Documentation - GPA-75931 and ZON-75932 [PRJ-75902]
5. Photo(s) - GPA-75931 and ZON-75932 [PRJ-75902]
6. Justification Letter - GPA-75931 and ZON-75932 [PRJ-75902]
GPA-75931 and ZON-75932 [PRJ-75902]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a General Plan Amendment and Rezone of 1.25 acres of the
Centennial Hills Plan on the west side of El Capitan Way, approximately 340 feet north of
O’Hare Road.
ISSUES
A General Plan Amendment is requested to change the future land use designation
on this site from PCD (Planned Community Development) to L (Low Density
Residential). Staff recommends denial.
A Rezoning is requested on this site from U (Undeveloped) to R-D (Single Family
Residential-Restricted). Staff recommends denial.
A Site Development Plan Review for a specific development on this site has not been
submitted.
ANALYSIS
The site is a 1.25 acre vacant parcel on the west side of El Capitan Way, north of O’Hare
Road. The parcel is midblock at the perimeter of a 137-lot residential neighborhood that
was developed as part of a large, single project approved in 2002. The subject site only
has access to El Capitan Way and cannot access the residential neighborhood that
surrounds it on the north, south and west. Likewise, the 137-lot subdivision was
developed with a requirement that there be no direct access to El Capitan Way. The
existing neighborhood built eight-foot walls around the subject site. As a result, the subject
site is uniquely isolated from the 137-lot neighborhood on three sides. Across the street,
on the east side of El Capitan Way, is a residential neighborhood in Clark County. None
of the Clark County residential parcels have direct access to El Capitan Way. The
adjacent Clark County residential parcels have one home per two acres. The adjacent
Las Vegas 137-lot neighborhood has three homes per acre.
The subject site has a land use designation of PCD (Planned Community Development).
Every parcel, 0.5 miles to the west and 1.5 miles to the south, has a similar land use
designation. The applicant is proposing to amend the land use designation for the subject
site from PCD (Planned Community Development) to L (Low Density Residential). The
applicant has not yet proposed a specific residential development on the vacant site, but
states that there is more potential for the site if it had a different land use designation. In
2016, the same applicant applied for a similar change in land use designation, but
withdrew before payment.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The applicant is also proposing to change the current zoning from U (Undeveloped) to R-
D (Single Family Residential-Restricted). The U (Undeveloped) zone allows a maximum
of 2.18 dwelling units per acre while the R-D (Single Family Residential-Restricted) allows
4.35 dwelling units per acre. The applicant is essentially requesting a doubling of
residential density at the subject site. The entire area, again from 0.5 miles west and 1.5
miles south, is currently zoned R-PD3 (Residential Planned Development-3 Units per
Acre) which allows a maximum of three units per acre. If the applicant’s zoning change
request is approved, then the subject site will have a higher residential density than every
neighborhood near it.
When the 137-lot residential subdivision was approved [Z-0104-01(1)], City Council
added a condition that required all lots abutting El Capitan Way be larger than the rest of
the lots within the development. They also required homes on these lots be single story
only. These size and story requirements are a buffer along El Capitan Way and were in
response to discussions with a variety of stakeholders at the time. The applicant’s request
to double the density of the subject site is not compatible with the neighborhood.
Considering the uniformity of land use designation and zoning in the area, and the extent
to which the City Council and stakeholders ensured a particular lot size and density, staff
does not support the request for a General Plan Amendment (GPA-75931) and Rezoning
(ZON-75932).
FINDINGS (GPA-75931)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions
be met in order to justify a General Plan Amendment:
The zoning districts supported by the proposed L (Low Density Residential) General
Plan Amendment include the proposed R-D (Single Family Residential-Restricted)
zoning district, which is not compatible with existing adjacent land uses or zoning
districts because it would double the existing density of dwelling units.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
There are adequate transportation and utility facilities to accommodate residential uses
permitted by the L (Low Density Residential) General Plan Designation.
The proposed amendment conforms to the intent and policies of the 2020 Master
Plan.
FINDINGS (ZON-75932)
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning districts.
The R-D (Single Family Residential-Restricted) zoning district allows for single family
homes, but the proposed density would not be compatible with the surrounding land
uses and zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The neighborhood is exclusively three dwelling units per acre or less. The R-D (Single
Family Residential-Restricted) would be inappropriate at this location.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Access to the property will be provided by North El Capitan Way, an 80-foot Primary
Collector in this area after street improvements, which will be adequate in size to
accommodate the densities allowed by the R-D zoning district.
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was conducted over the telephone with the
02/26/19 applicant to discuss submittal requirements for a General Plan Amendment
and Rezoning applications.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
Centennial Hills Library Meeting Room
6711 N. Buffalo Drive
6:10 – 6:50 pm
1 neighborhood resident, 1 consultant
Presentation
Explained process of General Plan Amendment and Rezoning and why
these are necessary for development
Explained that site had previously attempted a GPA and ZON
Described possible floor plans of houses proposed for site
Assured resident that equestrian trail would remain
Assured resident that street improvement would be made
Discussed neighborhood
Field Check
Staff conducted a routine field check and found an undeveloped parcel within
03/13/19
an existing single family residential neighborhood. No trash or debris.
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
GPA-75931 and ZON-75932 [PRJ-75902]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Functional Actual
Street Governing Compliance with
Classification of Street Width
Name Document Street Section
Street(s) (Feet)
El Capitan Planned Streets
Major Collector 40 N*
Way and Highways
*Street improvements that comply with code will be part of the Conditions required of any
future mapping action.
JAB
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GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
GPA-75931 [PRJ-75902] - GENERAL PLAN AMENDMENT RELATED TO ZON-75932 - APPLICANT/OWNER: JOHN J
SARAPUCHIELLO TRUST
WEST SIDE OF EL CAPITAN WAY NORTH OF O’HARE ROAD
03/13/19
JO H N V O R N S A N D , A |C P
62 S W A N C IR C LE
H E N D E R S O N , N E V A D A 89074
February 15,2019
square foot m inim um lots on the W est side of E lC apitan W ay approxim ately 335 feet N orth of
O 'H are R oad forthe future construction of single fam ilyresidential hom es on 1.25 acres. The
accom m odate the rezoning. The adjacent property to the N orth, S outh and W est is an existing
R P D -3 zoned residential developm ent. To the E ast across E lC apitan W ay are single fam ily
C lark C ounty. A s a P U D is not feasible since the property is too sm all for an appropriate P U D
@
S IN C E R E LY
John V om sanT.:P gC P
PRJ-75902
02/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 27
SUBJECT:
ZON-75932 - REZONING - RELATED TO GPA-75931 - PUBLIC HEARING -
APPLICANT/OWNER: JOHN J SARAPUCHIELLO TRUST - For possible action on a request for
a Rezoning FROM: U (UNDEVELOPED) ZONE [PCD (PLANNED COMMUNITY
DEVELOPMENT) GENERAL PLAN DESIGNATION] TO: R-D (SINGLE FAMILY RESIDENTIAL-
RESTRICTED) on 1.25 acres on the west side of El Capitan Way, approximately 340 feet north
of O’Hare Road (APN 125-05-302-012), Ward 6 (Fiore) [PRJ-75902]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Map
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75902
02/28/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 28
SUBJECT:
GPA-75954 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER:
GOLD LT RE, LLC - For possible action on a request for a General Plan Amendment FROM: DR
(DESERT RURAL DENSITY RESIDENTIAL) TO: SC (SERVICE COMMERCIAL) on 1.06 acres
at 5445 North Rainbow Boulevard (APN 125-35-101-007), Ward 4 (Anthony) [PRJ-75934]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Abeyance Request for GPA-75954 and ZON-75955 [PRJ-75934]
2. Location and Aerial Maps
3. Land Use Map
4. Staff Report - GPA-75954 and ZON-75955 [PRJ-75934]
5. Supporting Documentation - GPA-75954 and ZON-75955 [PRJ-75934]
6. Photo(s) - GPA-75954 and ZON-75955 [PRJ-75934]
7. Justification Letter - GPA-75954 and ZON-75955 [PRJ-75934]
8. Support Postcard(s) for GPA-75954 and ZON-75955 [PRJ-75934]
Jason Binks
City of Las Vegas
Planning & Zoning Department
333 N. Rancho Drive
Las Vegas, NV 89106
Re: PRJ-75934
Due to the nature of our project and the subsequent variances we are requesting it will be
necessary to abey our item from the April 23 meeting to the May 28, 2019. This delay will allow
us to detail with staff our proposed project in greater detail and give us the time to adequately
address each specific item. It is our main desire to work with staff to come up with solutions that
will be beneficial and ultimately deliver a quality project on this site.
Currently, we are working on the neighborhood meeting place and will have it shortly for your
files.
Sincerely,
Smith Bros. Realty
_________________________
By: James P. Smith
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting to change the future land use designation and rezone 1.06
undeveloped acres at 5445 North Rainbow Boulevard.
ISSUES
A General Plan Amendment is requested to change the land use designation from DR
(Desert Rural) to SC (Service Commercial). Staff recommends approval.
A Rezoning is requested from R-E (Residence Estates) to C-1 (Limited Commercial).
Staff recommends approval.
The applicant is not proposing development for the subject site at this time.
ANALYSIS
The site is a 1.06 acre undeveloped parcel on the east side of Rainbow Boulevard and
south of Ann Road. The parcel is currently zoned residential, and has never been
developed. The site is adjacent to three different residential zones and a commercial zone
to the north. The applicant proposes to amend the land use designation from DR (Desert
Rural) to SC (Service Commercial) in order to change from a residential to a commercial
designation. The applicant has not proposed a specific commercial development, but
states that the property has more potential as a commercial lot than a residential lot, since
it’s remained undeveloped since annexation in 1964.
The subject site is in the Rainbow Boulevard North Corridor Plan, in a section titled Ann-
Rainbow. The intersection of Rainbow Boulevard and Ann Road is the single anchor to
this entire section. This section of the Corridor Plan is the primary focus of future
development because of unique vehicular patterns and large numbers of vacant parcels.
The Ann-Rainbow section of the Corridor Plan recommends commercial development
near the intersections and on vacant parcels most accessible to the surrounding
residential subdivisions. Considering the high volume of traffic on Rainbow Boulevard, a
100-foot Primary Arterial, and no other access to the subject site except Rainbow
Boulevard, staff supports the request to change the land use designation from DR (Desert
Rural) to SC (Service Commercial).
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The applicant proposes to change the zoning from R-E (Residence Estates) to C-1
(Limited Commercial). The C-1 zone is appropriate for the proposed SC (Service
Commercial) land use designation. The C-1 zone is intended to provide most retail
shopping and personal services for residential neighborhoods and fulfills the intent of the
Rainbow Boulevard North Corridor Plan. The parcel is adjacent to a commercial
development to the north and is an appropriate zone for Rainbow Boulevard, a 100-foot
Primary Arterial. Development factors in the area indeicate the appropriateness for the
subject site to be zoned commercial; therefore, staff supports the request to change the
zoning from R-E (Residence Estates) to C-1 (Limited Commercial).
FINDINGS (GPA-75954)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions
be met in order to justify a General Plan Amendment:
The proposed amendment conforms to the intent and policies of the 2020
Master Plan.
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
FINDINGS (ZON-75955)
If approved, the proposed C-1 (Limited Commercial) zoning district would conform
to the proposed SC (Service Commercial) General Plan designation.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The C-1 (Limited Commercial) zoning district allows for retail shopping and
personal services for area residents and is compatible with surrounding land uses
and zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The Rainbow Boulevard North Corridor Plan was created to manage and guide
development in this particular area in response to the need for community services.
Development factors in the area indicate the appropriateness for the subject site to
be rezoned from a residential district to a commercial district.
BACKGROUND INFORMATION
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was conducted over the telephone with the
03/04/19 applicant to discuss submittal requirements for a General Plan Amendment
and Rezoning applications.
Neighborhood Meeting
Centennial Hills Library
5:30 – 6:15pm
1 Consultant
1 Planning Staff Member
1 Member of the Public
Presentation
No specific development yet, just General Plan Amendment and Rezoning
When developer has specific plan, neighborhood will receive notification
Will work with neighbors on future development
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Field Check
Staff conducted a routine field check and found an undeveloped area within
03/13/19 surrounded by residential and commercial developments. No trash or debris
at the subject site.
Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject
Undeveloped DR (Desert Rural) R-E (Residence Estates)
Property
Building
SC (Service
North Maintenance C-1 (Limited Commercial)
Commercial)
Service
Community R (Rural Density
South R-E (Residence Estates)
Residence Residential)
R-PD4 (Residential
Single Family L (Low Density
East Planned Development – 4
Dwelling, Detached Residential)
Units per Acre)
Single Family ML (Medium Low R-1 (Single Family
West
Dwelling, Detached Density Residential) Residential)
JAB
GPA-75954 and ZON-75955 [PRJ-75934]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
PRJ-75934
03/04/19
PRJ-75934
03/04/19
PRJ-75934
03/04/19
GPA-75954 [PRJ-75934] - GENERAL PLAN AMENDMENT RELATED TO ZON-75955 - APPLICANT/OWNER: GOLD
LT RE, LLC
5445 NORTH RAINBOW BOULEVARD
03/13/19
PRJ-75934
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 29
SUBJECT:
ZON-75955 - REZONING RELATED TO GPA-75954 - PUBLIC HEARING -
APPLICANT/OWNER: GOLD LT RE, LLC - For possible action on a request for a Rezoning
FROM: R-E (RESIDENCE ESTATES) TO: C-1 (LIMITED COMMERCIAL) on 1.06 acres at 5445
North Rainbow Boulevard (APN 125-35-101-007), Ward 4 (Anthony) [PRJ-75934]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75934
03/04/19
PRJ-75934
03/04/19
PRJ-75934
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 30
SUBJECT:
GPA-75958 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON
- OWNER: FRANK D & JANE PERUCHINI - For possible action on a request for a General Plan
Amendment FROM: R (RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD
PRESERVATION) TO: L (LOW DENSITY RESIDENTIAL) on 4.43 acres on the north side of
Regena Avenue, approximately 320 feet east of Tee Pee Lane (APN 125-30-502-008), Ward 6
(Fiore) [PRJ-75893]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-
75962 [PRJ-75893]
4. Supporting Documentation - GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-
75962 [PRJ-75893]
5. Photo(s) - GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
6. Justification Letter - GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-
75893]
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Notification Page Two
April 23, 2019 - Planning Commission Meeting
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75960 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
VAC-75961 CONDITIONS
1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on the west and south sides of Assessor Parcel Number 125-
30-502-008 excluding those portions of Regena Avenue and Centennial Parkway
which will be dedicated as right-of-way.
2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
3. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
4. The Order of Relinquishment of Interest shall not be recorded until all of the
conditions of approval have been met provided, however, the conditions requiring
modification of public improvements may be fulfilled for purposes of recordation by
providing sufficient security for the performance thereof in accordance with the
Subdivision Ordinance of the City of Las Vegas. City Staff is empowered to modify
this application if necessary because of technical concerns or because of other
related review actions as long as current City right-of-way requirements are still
complied with and the intent of the vacation application is not changed. If applicable,
a five foot wide easement for public streetlight and fire hydrant purposes shall be
retained on all vacation actions abutting public street corridors that will remain
dedicated and available for public use. Also, if applicable and where needed, public
easement corridors and sight visibility or other easements that would/should cross
any right-of-way being vacated must be retain.
TMP-75962 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.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
3. Street names must be provided in accordance with the City’s Street Naming
Regulations.
4. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
Public Works
8. Street “A” must be granted and labeled on the Final Map for this site as Public Utility
Easements (P.U.E.), Public Sewer Easements, and Public Drainage Easements to
be privately maintained by the Homeowner's Association. Grant Public Pedestrian
Access Easements for all public sidewalks outside of the public right-of-way and any
public easements need for infrastructure on Centennial Parkway.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
10. Construct a median, acceptable to the City Traffic Engineer, in Centennial Parkway
that restricts this site to right-in/right-out access only.
11. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
12. Submit a License Agreement for landscaping and private improvements in the
Centennial Parkway and Regena Avenue public rights-of-way, if any, adjacent to
this site prior to this issuance of permits for these improvements. The applicant must
carry an insurance policy for the term of the License Agreement and add the City of
Las Vegas as an additionally insured entity on this insurance policy. If requested by
the City, the applicant shall remove property encroaching in the public right-of-way
at the applicant's expense pursuant to the terms of the City's License Agreement.
The installation and maintenance of all private improvements in the public right of
way shall be the responsibility of the adjacent property owner(s) and shall be
transferred with the sale of the property for the entire term of the License Agreement.
Coordinate all requirements for the License Agreement with the Land Development
Section of the Department of Building and Safety (702-229-4836).
13. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first.
Provide and improve all drainageways recommended in the approved drainage
plan/study. The developer of this site shall be responsible to construct such
neighborhood or local drainage facility improvements as are recommended by the
City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Conditions Page Five
April 23, 2019 - Planning Commission Meeting
14. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision-related construction
plans, whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant is requesting to amend the General Plan designation from RNP
(Rural Neighborhood Preservation) and R (Rural Density Residential) to L (Low
Density Residential). Staff supports this request.
A companion Rezoning request from R-E (Residence Estates) to R-1 (Single
Family Residential) is requested. Staff supports this request.
A Variance is requested to allow a Connectivity Ration of 1.0 where 1.3. Staff does
not support this request.
A second Variance is requested to allow a private street not developed to public
street standards and without gate is requested. Staff does not support this request.
The applicant is requesting a Waiver to allow a 60-foot Intersection Offset where
220 feet is the minimum required. Staff is recommending denial of this request and
the associated Tentative Map.
ANALYSIS
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The second portion of the subject site is designated R (Rural Density Residential). – This
category is a rural or semi-rural environment with a lifestyle much like that of the Desert
Rural (single-family homes on large lots, many including equestrian facilities), but with a
smaller allowable lot size.
The applicant is proposing to designate the entire parcel L (Low Density Residential)
which permits single-family detached homes, with a density of up to 5.49 units per acre.
The surrounding area includes the adjacent 4.49 acres to the east designated Low
Density Residential; the existing single-family residential development to the north
designated Residential Suburban (Clark County); the adjacent property to the north has
two designations, with the northern portion designated Residential Low (Clark County)
and the southern portion designated Rural Neighborhood Preservation (Clark County);
and finally the adjacent properties to the south are designated Rural Neighborhood
Preservation (Clark County). Staff finds the proposed Low Density Residential Land Use
Designation to be compatible with the existing adjacent land use designations and is
recommending approval of the General Plan Amendment request.
Rezoning
The subject site is currently zoned R-E (Residence Estates) which provides for low
density residential units located on large lots that convey a rural environment. The
minimum lot size for this district is 20,000 square feet. The applicant is proposing to
rezone the subject site to R-1 (Single Family Residential). The R-1 District provides for
the development of single-family detached dwellings in a suburban setting with a
minimum lot size of 6,500 square feet.
Located within the Interlocal Agreement Planning Area B, Planning Area B states that
during the term of the agreement, the areas identified as Planning Area B must remain
residential and maintain a minimum buildable lot size of 10,000 square feet. The City of
Las Vegas is not to amend its land use plan, rezone such properties or approve special
or conditional use permits to allow industrial or commercial uses or residential lots with a
buildable area of less than 10,000 square feet within the areas identified as Planning Area
B. With agreement between the City, the County, and existing property owners,
modifications to the Planning Areas may occur.
While the proposed R-1 zoning district allows for lot sizes as small as 6,500 square feet,
the underlying General Plan Designation will ultimately determine the number of lots
developed. The lot sizes proposed range in size from 10,004 square feet to 10,786 square
feet. The proposed lot sizes satisfy the requirements of the Interlocal Agreement while
providing lot sizes that are comparable to those of the surrounding area. The proposed
R-1 zoning district is compatible with the surrounding zoning districts which includes R-1
to the north and east of the subject site; therefore, staff is recommending approval of the
rezoning request.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
Variance
Connectivity is a measurement of the diversity of vehicular or pedestrian options a
transportation network provides within and around its transportation network. The higher
the ratio, the more options there are for travelers in a given neighborhood and the lower
the ratio, less options are available. The Connectivity Ratio is calculated by taking the
number of street links (road sections between intersections) in the development’s street
layout divided by the number of street nodes (intersections and terminations). For
comparison purposes, a perfect street grid has a Connectivity Ratio of 2.0, while a
subdivision with only cul-de-sacs has a Connectivity Ratio of 1.0. The proposed
residential development has one link (street) and one node (cul-de-sac) for a connectivity
ratio of 1.0. The applicant would be able to meet the minimum connectivity ratio by
providing pedestrian access within proposed Common Element “C” to Regena Avenue.
The second portion of this request includes proposing to construct a private street without
a gate and not to public standards, which would include a sidewalk on both sides of the
proposed private street. Sidewalk is proposed for the east side of the private street,
terminating at proposed Common Element “C” leaving the future residents on the west
side of the private street without a pedestrian pathway (sidewalk).
The inability to meet the minimum ratio requirement for connectivity and the proposal of
a private street not constructed to public standards and without a gate are self-imposed
hardships not based on a unique or extraordinary circumstance; therefore, staff is
recommending denial of the Variance request.
Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations generally located on the north side of Regena
Avenue, east of Tee Pee Lane. The Vacation request should be sent to all the utilities
however, as no right-of-way is proposed to be vacated, and thus no franchise rights are
involved, it is not necessary to wait for responses from any of the public utilities or other
parties interested in preserving a right in this patent easement. Since only City interests
are involved, any utility company's interests will need to be addressed with each
respective utility company and will not be affected by the City relinquishing its interest;
therefore, staff is recommending approval of the Petition to Vacate U.S. Government
Patent Reservations generally located on the north side of Regena Avenue, east of Tee
Pee Lane.
Tentative Map
The applicant has proposed to develop a 16-lot single-family residential subdivision on
4.49 net acres on the south side of Centennial Parkway, approximately 330 feet east of
Tee Pee Lane. The proposed development demonstrates 11 home sites developed
adjacent to one cul-de-sac, with the remaining four lots adjacent to Regena Avenue. The
density of the proposed development would be 3.56 units per acre.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
The submitted north/south and east/west cross sections depict a maximum grade greater
than 2% across this site. Per the Tables in Subdivision Code 19.06.050 a development
with natural slope greater than two percent is allowed a maximum six-foot retaining wall.
All retaining walls are shown as less than four feet in height.
Prior to the submittal deadline, the applicant met with the City Traffic Engineer who
determined the submitted layout is unacceptable. The applicant was advised to relocate
the entrance of the development to Regena Avenue or align the entrance with the existing
subdivision entrance on the north side of Centennial Parkway, Iguassu Falls Road. This
plan shows neither alternative staff provided. The 220-foot Intersection Offset Standard
provides a minimum distance required for turning movements that could potentially have
a conflict in the same area, in this instance Centennial Parkway. The proposed design
with a proposed 60-foot intersection offset creates an unsafe condition to a subdivision
entrance that currently has no turning movement concerns. In order to mitigate the
potential negative impact of the proposed driveway, the applicant will need to construct a
median that removes the ability for vehicular traffic to make a left turn out of the
subdivision onto Centennial Parkway, and restricts this site to right-in/right-out access
only from Centennial Parkway. If not constructed as a right-in/right-out only subdivision,
undesired “U” turn movements on Centennial Parkway could occur and become a safety
issue for vehicular and pedestrian traffic alike.
Traffic Engineering cannot support the proposed Tentative Map, for the following
reasons:
Centennial Parkway is a 100-foot right-of-way, and a future six-lane arterial with a
posted speed limit of 45 mph. For safety reasons, direct access onto an arterial
should be limited and spaced, 300-foot minimum. Closely spaced driveways
increases conflict points.
Access from Centennial Parkway will create a left-turn conflict due to the
inappropriate off-set with Iguassu Falls Road. A median island from Tee Pee
Lane to Fort Apache Road will be required to define the allowable movements.
Many of the existing intersections will be restricted to right-in/ right-out movements
only. This will increase the number of U-turn conflicts and cut-thru traffic on to other
streets.
As traffic engineers we plan for the future and try not to create future safety
issues. This is the reason the proper hierarchy of roads is so important. For
example, major arterials should be intersected by minor arterials which are
intersected with collectors which are intersected with residential
streets. Maintaining this hierarchy improves safety for all road users. Crash rates
are reduced because access points are reduced, turning movements are reduced,
and pedestrian crossings are manageable.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Regena Avenue is a residential collector. The posted speed limits will likely remain
25 miles per hour. It is appropriate for residential roads to intersect this
street. This project is expected to generate about 16 vehicle trips in the peak hour,
which is virtually undetectable. These trips would be distributed appropriately to
intersections that the City can control.
FINDINGS (GPA-75958)
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 Low Density designation is compatible
with the existing adjacent land use designations.
The proposed Low Density designation allows the R-E, R-D and the proposed R-1
zoning district, which are compatible with the adjacent zoning districts. Although the
proposed R-1 district has a minimum lot size of 6,500 square feet, the density
limitation of 5.49 set by the proposed Low Density designation will determine the
number of residential lots developed.
There are adequate recreation and utility facilities to accommodate the proposed
residential development.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
FINDINGS (ZON-75959)
If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The R-1 district allows single-family residential homes, which are compatible with
the existing residential neighborhoods and residential zoning districts adjacent to
the subject site.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
FINDINGS (VAR-75960)
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:
BACKGROUND INFORMATION
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting to discuss the submittal
02/27/19
requirements for the proposed project.
Neighborhood Meeting
Date: April 11, 2019
Start Time: 5:30 p.m.
End Time: 6:40 p.m.
Attendees:
One representative for the developer.
One representative from the Planning Department.
11-12 Members of the public (neighbors).
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
In regards to this (proposed) development, the neighbors do not
want four lots facing Regena, only two in order to buffer the RNP
lots to the south.
The neighbors would prefer to see this development mirror the
development directly to the west of this lot which contains ten
lots, with a horse trail along Regena Avenue.
This lot should only have 8-10 homes maximum.
Field Check
During a routine field check staff observed the undeveloped site and
03/13/19
noted nothing of concern.
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply for the proposed R-1 Zoning
District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Eleven
April 23, 2019 - Planning Commission Meeting
NE
GPA-75958, ZON-75959, VAR-75960, VAC-75961 and TMP-75962 [PRJ-75893]
Staff Report Page Twelve
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Cul-de-sac Terminus 1
Total 1 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00
Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
16 2 Per Lot 32
Detached
TOTAL SPACES REQUIRED 32
NE
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GPA-75958 [PRJ-75893] - GENERAL PLAN AMENDMENT RELATED TO ZON-75959, VAR-75960, VAC-75961 AND
TMP-75962 - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI
NORTH SIDE OF REGENA AVENUE EAST OF TEE PEE LANE
03/13/19
GPA-75958 [PRJ-75893] - GENERAL PLAN AMENDMENT RELATED TO ZON-75959, VAR-75960, VAC-75961 AND
TMP-75962 - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI
NORTH SIDE OF REGENA AVENUE EAST OF TEE PEE LANE
03/13/19
GPA-75958 [PRJ-75893] - GENERAL PLAN AMENDMENT RELATED TO ZON-75959, VAR-75960, VAC-75961 AND
TMP-75962 - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI
NORTH SIDE OF REGENA AVENUE EAST OF TEE PEE LANE
03/13/19
GPA-75958 [PRJ-75893] - GENERAL PLAN AMENDMENT RELATED TO ZON-75959, VAR-75960, VAC-75961 AND
TMP-75962 - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI
NORTH SIDE OF REGENA AVENUE EAST OF TEE PEE LANE
03/13/19
GPA-75958 [PRJ-75893] - GENERAL PLAN AMENDMENT RELATED TO ZON-75959, VAR-75960, VAC-75961 AND
TMP-75962 - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI
NORTH SIDE OF REGENA AVENUE EAST OF TEE PEE LANE
03/13/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 31
SUBJECT:
ZON-75959 - REZONING RELATED TO GPA-75958 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: FRANK D & JANE PERUCHINI - For possible action on a request for a
Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on
4.43 acres on the north side of Regena Avenue, approximately 320 feet east of Tee Pee Lane
(APN 125-30-502-008), Ward 6 (Fiore) [PRJ-75893]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75959, VAR-75960 and TMP-75962 [PRJ-75893]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
702-804-2299
breid@gcwengineering.com
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
breid@gcwengineering.com
PRJ-75893
03/04/19
DEPARTMENT OF PLANNING
-mail Address
(or np,;m, holder) of 11 10 l'"'I''"\ u1vel\'c,I in d,i, •ppt,rntio!l, "' I" !wee or agent fol(Y ā1IH»iicd by '
'1\'UCI to nuÙo tl1i, rnbn,i"ion, nu indic¹1<J hl' th• oWnc>'o ,ignntu10 holow.
"zj (/
.,
* An nu1ho°·d ngent may ,ign Ill lh!U 1>1 th= ptopeny ownerfor Final hl¸pr, Te11tafr1•c ȼlap�. anJ Pmc�I MnƢ
Case#
Pl'int Name Winston Chua
Meeting Date:
Subscribed and swođ before me
Total Fee:
This [D V)¥:..�---, 20 .
� ��
day of_S
Date Received:*
ЀԀ ̀
Received By:
TRñ bA$
NOTkPUo C
ubrnincd ma1eihh lm\'c been n:,1fowed by tl1-:
&'TATE Å Ny l A
tpɄtmcnt of 1111t1111it,g for co1uiɊlcnc) wl1l1 .tpplii:tddo
ĀȀ
PRJ-75893
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 32
SUBJECT:
VAR-75960 - VARIANCE RELATED TO GPA-75958 AND ZON-75959 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI - For possible action on a
request for a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE
MINIMUM REQUIRED AND A PRIVATE STREET WITHOUT AN ACCESS GATE NOT TO BE
CONSTRUCTED TO PUBLIC STREET STANDARDS on 4.43 acres on the north side of Regena
Avenue, approximately 320 feet east of Tee Pee Lane (APN 125-30-502-008), R-E (Residence
Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75893]. Staff
recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
702-804-2299
breid@gcwengineering.com
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
breid@gcwengineering.com
PRJ-75893
03/04/19
DEPARTMENT OF PLANNING
-mail Address
(or np,;m, holder) of 11 10 l'"'I''"\ u1vel\'c,I in d,i, •ppt,rntio!l, "' I" !wee or agent fol(Y ā1IH»iicd by '
'1\'UCI to nuÙo tl1i, rnbn,i"ion, nu indic¹1<J hl' th• oWnc>'o ,ignntu10 holow.
"zj (/
.,
* An nu1ho°·d ngent may ,ign Ill lh!U 1>1 th= ptopeny ownerfor Final hl¸pr, Te11tafr1•c ȼlap�. anJ Pmc�I MnƢ
Case#
Pl'int Name Winston Chua
Meeting Date:
Subscribed and swođ before me
Total Fee:
This [D V)¥:..�---, 20 .
� ��
day of_S
Date Received:*
ЀԀ ̀
Received By:
TRñ bA$
NOTkPUo C
ubrnincd ma1eihh lm\'c been n:,1fowed by tl1-:
&'TATE Å Ny l A
tpɄtmcnt of 1111t1111it,g for co1uiɊlcnc) wl1l1 .tpplii:tddo
ĀȀ
PRJ-75893
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 33
SUBJECT:
VAC-75961 - VACATION RELATED TO GPA-75958, ZON-75959 AND VAR-75960 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: FRANK D & JANE PERUCHINI - For possible
action on a request for a Petition to Vacate U.S. Government Patent Easements generally located
north of Regena Avenue, east of Tee Pee Lane (APN 125-30-502-008), Ward 6 (Fiore) [PRJ-
75893]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Map
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.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
702-804-2299
breid@gcwengineering.com
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
breid@gcwengineering.com
PRJ-75893
03/04/19
DEPARTMENT OF PLANNING
-mail Address
(or np,;m, holder) of 11 10 l'"'I''"\ u1vel\'c,I in d,i, •ppt,rntio!l, "' I" !wee or agent fol(Y ā1IH»iicd by '
'1\'UCI to nuÙo tl1i, rnbn,i"ion, nu indic¹1<J hl' th• oWnc>'o ,ignntu10 holow.
"zj (/
.,
* An nu1ho°·d ngent may ,ign Ill lh!U 1>1 th= ptopeny ownerfor Final hl¸pr, Te11tafr1•c ȼlap�. anJ Pmc�I MnƢ
Case#
Pl'int Name Winston Chua
Meeting Date:
Subscribed and swođ before me
Total Fee:
This [D V)¥:..�---, 20 .
� ��
day of_S
Date Received:*
ЀԀ ̀
Received By:
TRñ bA$
NOTkPUo C
ubrnincd ma1eihh lm\'c been n:,1fowed by tl1-:
&'TATE Å Ny l A
tpɄtmcnt of 1111t1111it,g for co1uiɊlcnc) wl1l1 .tpplii:tddo
ĀȀ
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
PRJ-75893
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 34
SUBJECT:
TMP-75962 - TENTATIVE MAP RELATED TO GPA-75958, ZON-75959, VAR-75960 AND VAC-
75961 - REGENA CHIEFTAIN - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER:
FRANK D & JANE PERUCHINI - For possible action on a request for a Tentative Map FOR A
PROPOSED 16-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION WITH A WAIVER TO
ALLOW A 60-FOOT INTERSECTION OFFSET WHERE 220 FEET IS REQUIRED AND TO
DEFER OFFSITE IMPROVEMENTS INCLUDING STREETLIGHTS FOR REGENA AVENUE
WHERE OFFSITE IMPROVEMENTS ARE REQUIRED AT THE TIME OF DEVELOPMENT on
4.43 acres on the north side of Regena Avenue, approximately 320 feet east of Tee Pee Lane
(APN 125-30-502-008), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family
Residential)], Ward 6 (Fiore) [PRJ-75893]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
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.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
702-804-2299
breid@gcwengineering.com
PRJ-75893
03/04/19
Brandi Reid
702-804-2109
breid@gcwengineering.com
PRJ-75893
03/04/19
DEPARTMENT OF PLANNING
-mail Address
(or np,;m, holder) of 11 10 l'"'I''"\ u1vel\'c,I in d,i, •ppt,rntio!l, "' I" !wee or agent fol(Y ā1IH»iicd by '
'1\'UCI to nuÙo tl1i, rnbn,i"ion, nu indic¹1<J hl' th• oWnc>'o ,ignntu10 holow.
"zj (/
.,
* An nu1ho°·d ngent may ,ign Ill lh!U 1>1 th= ptopeny ownerfor Final hl¸pr, Te11tafr1•c ȼlap�. anJ Pmc�I MnƢ
Case#
Pl'int Name Winston Chua
Meeting Date:
Subscribed and swođ before me
Total Fee:
This [D V)¥:..�---, 20 .
� ��
day of_S
Date Received:*
ЀԀ ̀
Received By:
TRñ bA$
NOTkPUo C
ubrnincd ma1eihh lm\'c been n:,1fowed by tl1-:
&'TATE Å Ny l A
tpɄtmcnt of 1111t1111it,g for co1uiɊlcnc) wl1l1 .tpplii:tddo
ĀȀ
PRJ-75893
03/04/19
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 75962
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Centennial Parkway
Average Daily Traffic (ADT) 6,608
PM Peak Hour 529
(heaviest 60 minutes)
This project will add approximately 151 trips per day on Regina Ave., Tee Pee Ln., Centennial Pkwy. and Fort Apache Rd.
Currently, Centennial is at about 19 percent of capacity and Fort Apache is at about 22 percent of capacity. With this project,
Centennial expected to remain unchanged and Fort Apache to be at about 23 percent of capacity. Counts are not available
for Regina or Tee Pee, but they are believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 16 additional cars, or about one every four
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 35
SUBJECT:
GPA-75969 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON
- OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a General Plan
Amendment FROM: R (RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL)
on 2.11 acres on the north side of Alexander Road, approximately 960 feet west of Durango Drive
(APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-
75975 [PRJ-75904]
4. Supporting Documentation - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-
75975 [PRJ-75904]
5. Photo(s) - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
6. Justification Letter - GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-
75904]
7. Protest Postcard(s) for GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975
[PRJ-75904]
8. Protest and/or Support Documentation Not Vetted for GPA-75969, ZON-75972, VAR-75973,
VAC-75974 and TMP-75975 [PRJ-75904]
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Notification Page Two
April 23, 2019 - Planning Commission Meeting
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75973 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
VAC- CONDITIONS
1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on the north, east, and west sides of Assessor Parcel Number
138-05-801-027 and the existing Public Sewer Easement generally located on the
north and east portions of this site.
2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
3. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
4. The Order of Relinquishment of Interest shall not be recorded until all of the
conditions of approval have been met provided, however, the conditions requiring
modification of public improvements may be fulfilled for purposes of recordation by
providing sufficient security for the performance thereof in accordance with the
Subdivision Ordinance of the City of Las Vegas. City Staff is empowered to modify
this application if necessary because of technical concerns or because of other
related review actions as long as current City right-of-way requirements are still
complied with and the intent of the vacation application is not changed. If applicable,
a five foot wide easement for public streetlight and fire hydrant purposes shall be
retained on all vacation actions abutting public street corridors that will remain
dedicated and available for public use. Also, if applicable and where needed, public
easement corridors and sight visibility or other easements that would/should cross
any right-of-way being vacated must be retained.
TMP-75975 CONDITIONS
Planning
1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final Map
is not recorded on all or a portion of the area embraced by the Tentative Map within
four (4) years of the approval of the Tentative Map, this action is void.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
3. Street names must be provided in accordance with the City’s Street Naming
Regulations.
4. Written approval must be submitted prior to the issuance of a building permit from
Republic Services for the modified hammerhead configuration.
5. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
Public Works
10. Grant a Multi-Use Non-Equestrian Trail Easement for the required trail that is outside
of the Public right-of-way. Street “A” must be granted and labeled on the Final Map
for this site as Public Utility Easements (P.U.E.), Public Sewer Easements, and
Public Drainage Easements to be privately maintained by the Homeowner's
Association.
11. Construct complete half street improvements on Alexander Road including the
required Multi-Use Non-Equestrian Trail meeting current City Standards adjacent to
this site concurrent with development of this site. All existing paving damaged or
removed by this development shall be restored at its original location and to its
original width concurrent with development of this site.
12. Construct a minimum 12-foot wide paved access on Common Element “C” in
between lots 4 and 5 to provide drivable access to the sanitary sewer manhole from
street “A”.
13. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
14. Submit a License Agreement for landscaping and private improvements in the
Alexander Road public right-of-way adjacent to this site prior to this issuance of
permits for these improvements. The applicant must carry an insurance policy for
the term of the License Agreement and add the City of Las Vegas as an additionally
insured entity on this insurance policy. If requested by the City, the applicant shall
remove property encroaching in the public right-of-way at the applicant's expense
pursuant to the terms of the City's License Agreement. The installation and
maintenance of all private improvements in the public right of way shall be the
responsibility of the adjacent property owner(s) and shall be transferred with the sale
of the property for the entire term of the License Agreement. Coordinate all
requirements for the License Agreement with the Land Development Section of the
Department of Building and Safety (702-229-4836).
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Conditions Page Five
April 23, 2019 - Planning Commission Meeting
15. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first.
Provide and improve all drainageways recommended in the approved drainage
plan/study. The developer of this site shall be responsible to construct such
neighborhood or local drainage facility improvements as are recommended by the
City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
16. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision-related construction
plans, whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant is proposing to amend the General Plan designation from Rural
Density Residential to Low Density Residential. Staff does not support this request.
A request to Rezone the subject site from R-E to R-1 accompanies the General
Plan Amendment. Staff does not support this request.
The applicant is requesting a Variance to allow a 1.00 Connectivity Ratio where
1.30 is required. Staff does not support this request.
A Variance to allow a private street without a gate and for it to not be constructed
to public standards is requested. Staff does not support this request.
The final portion of the Variance request is for a modified hammerhead. Staff does
not support this request.
ANALYSIS
The applicant is proposing to amend the General Plan designation to L (Low Density
Residential). The Low Density category generally permits single-family detached homes
and manufactured homes on individual lots. This category allows up to 5.49 dwelling units
per acre.
The area north of Alexander Road where the subject site is located, is currently
designated R (Rural Density Residential) or RNP (Rural Neighborhood Preservation).
These designations have a density range of 2.00 to 3.59 dwelling units per acre
respectively. Amending the General Plan designation to allow a density of 5.49 dwelling
units per acre is not compatible with the existing adjacent land use designations and staff
is recommending denial of the request.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Rezoning
The subject site is currently zoned R-E (Residence Estates). The purpose of the R-E
District is to provide for low density residential units located on large lots and conveying
a rural environment.
The applicant is proposing to Rezone the subject site to R-1 (Single Family Residential).
The purpose of the R-1 District is to provide for the development of single-family detached
dwellings in a suburban setting.
The subject site is located within an area with residential lot sizes that range from 17,500
square feet up to 32,800 square feet that conveys a rural environment. Rezoning the
subject site will introduce a suburban development pattern into an area that is rural. A
suburban zoning district is not compatible with the surrounding land uses and zoning
districts; therefore, staff is recommending denial of the Rezoning application.
Variance
Connectivity is a measurement of the diversity of vehicular or pedestrian options a
transportation network provides within and around its transportation network. The higher
the ratio, the more options there are for travelers in a given neighborhood and the lower
the ratio, less options are available. The Connectivity Ratio is calculated by taking the
number of street links (road sections between intersections) in the development’s street
layout divided by the number of street nodes (intersections and terminations). For
comparison purposes, a perfect street grid has a Connectivity Ratio of 2.0, while a
subdivision with only cul-de-sacs has a Connectivity Ratio of 1.0. The proposed
residential development has one link (street) and one node (cul-de-sac) for a connectivity
ratio of 1.0.
The Variance request also includes proposing to construct a private street without a gate
and not to public standards, which would include a sidewalk on both sides of the proposed
private street. Sidewalk is proposed for the west side of the private street, terminating at
Lot 5 leaving the future residents on the east side of the private street without a pedestrian
pathway (sidewalk).
The final portion of the Variance request is to allow a modified hammerhead as a terminus
where a standard hammerhead or cul-de-sac is required. The proposed modified
hammerhead does not provide adequate space for vehicular traffic to turn around; this
includes emergency vehicles such as ambulances and trash disposal trucks dispatched
by Republic Services. Staff has added a recommended Condition of Approval requiring
the applicant to submit written approval for the modified hammerhead from Republic
Services prior to the issuance of a building permit.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The inability to meet the minimum ratio requirement for connectivity, the proposal of a
private street not constructed to public standards and without a gate, and the request for
a modified hammerhead terminus are self-imposed hardships not based on a unique or
extraordinary circumstance. These variance requests are evidence of a site that is being
overdeveloped. Staff finds the proposed density and overall neighborhood design to be
too intense for the surrounding area and staff is recommending denial of the Variance
request in addition to the Rezoning and General Plan Amendment requests.
Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations and Public Sewer Easements generally located
on the north side of Alexander Road, west of Durango Drive. The Vacation request should
be sent to all the utilities however, as no right of way is proposed to be vacated, and thus
no franchise rights are involved, it is not necessary to wait for responses from any of the
public utilities or other parties interested in preserving a right in this patent easement.
Since only City interests are involved, any utility company's interests will need to be
addressed with each respective utility company and will not be affected by the City
relinquishing its interest.
Tentative Map
The applicant is proposing to develop eight home sites with lot sizes that range in size
from 8,684 square feet to 12,511 square feet within “Accepted Area B” of the Interlocal
Agreement. The proposed lot sizes do not satisfy the requirements of the Interlocal
Agreement, which requires a minimum lot size of 10,000 square feet. Only one of the
proposed eight-lots provide the required minimum lot size set forth in the Interlocal
Agreement, the remaining seven lots range in size from 8,684 square feet to 9,545 square
feet, below the required 10,000 square feet and well below the neighboring lot sizes that
range in size from 17,500 square feet up to 32,800 square feet. The submitted tentative
map is preferential in nature and not compatible with the Interlocal Agreement or the
surrounding area; therefore, staff is recommending denial of the Tentative Map.
The submitted north/south and east/west cross sections depict a maximum grade less
than two percent across this site. Per the Tables in Subdivision Code 19.06 a
development with natural slope less than two percent is allowed a maximum four-foot
retaining wall. A four-foot retaining wall is shown along the north and east borders.
FINDINGS (GPA-75969)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions
be met in order to justify a General Plan Amendment:
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
The surrounding area consist of Rural Density Residential and Rural Neighborhood
Preservation designations that allow a maximum of 3.59 dwelling units per acre.
The proposed Low Density Residential allows a density up to 5.49 dwelling units
per acre which is too intense for the area and not compatible with the existing
adjacent land uses.
The proposed Low Density Residential allows the proposed R-1 (Single Family
Residential) zoning district, the R-SL (Residential Small Lot) and the R-MH
(Mobile/Manufactured Home Residential) zoning districts, which are too intense and
not compatible with the existing adjacent land uses or zoning districts.
There are adequate transportation (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment
The proposed amendment does not conform to the Interlocal Agreement which
requires the subject site to remain residential and maintain a minimum buildable lot
size of 10,000 square feet.
FINDINGS (ZON-75972)
If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The Low Density Residential designation allows 6,500 square-foot residential lot
sizes, which are not compatible with the surrounding R-D (10,000 square feet), and
R-E (18,500 square feet) zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Development factors in the area do not indicate the need for 6,500 square-foot size
home sites as the smallest adjacent lot size is 17,546 square feet.
FINDINGS (VAR-75973)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19 requirements for the proposed single family residential subdivision were
discussed.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
Date: 04/08/19
Start Time: 6:30 p.m.
End Time: 6:50 p.m.
Application: GPA-75969 (PRJ-75904)
Attendees:
One representative for the applicant.
One representative from the Planning Department.
Two members of the public (neighbors).
Meeting Notes:
The applicant’s representative gave an introduction to the
proposed residential development and explained to the
04/08/19 residents in attendance that the homes would be single-story
ranging in size from 2,400 square feet to 2,500 square feet.
They anticipate the price of the homes to start in the low
$500,000 range without upgrades.
The residents in attendance had questions about the perimeter
wall and whether or not it would abut theirs, or have a dead
space; and that they prefer to have sidewalks and streetlights.
The residents also expressed the preference would be for the
lot sizes to be closer to theirs (north of 17,000 square feet). The
smaller lot size in addition to a lower price point then their
existing homes (to the east) give them concern as to whether or
not this development will affect their property value since a
contributing factor to determining property values is what homes
sell for in the area.
Field Check
Staff observed the undeveloped lot during a routine field check. Staff did
03/13/19
not note anything of concern.
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply for the proposed R-1 Zoning
District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet
NE
GPA-75969, ZON-75972, VAR-75973, VAC-75974 and TMP-75975 [PRJ-75904]
Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Modified Hammerhead Terminus 1
Total 1 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00
Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
8 2 Per Lot 16
Detached
TOTAL SPACES REQUIRED 16
NE
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GPA-75969 [PRJ-75904] - GENERAL PLAN AMENDMENT RELATED TO ZON-75972, VAR-75973, VAC-75974 AND
TMP-75975 - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
GPA-75969 [PRJ-75904] - GENERAL PLAN AMENDMENT RELATED TO ZON-75972, VAR-75973, VAC-75974 AND
TMP-75975 - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 36
SUBJECT:
ZON-75972 - REZONING RELATED TO GPA-75969 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a
Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on
2.11 acres on the north side of Alexander Road, approximately 960 feet west of Durango Drive
(APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75972, VAR-75973 and TMP-75975 [PRJ-75904]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75904
03/05/19
702-804-2109 702-804-2299
breid@gcwengineering.com
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 37
SUBJECT:
VAR-75973 - VARIANCE RELATED TO GPA-75969 AND ZON-75972 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on
a request for a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE
MINIMUM REQUIRED; PRIVATE STREETS WITHOUT A GATE TO NOT BE CONSTRUCTED
TO PUBLIC STREET STANDARDS; AND A NON-GATED MODIFIED STREET TERMINUS
WHERE A CUL-DE-SAC IS REQUIRED on 2.11 acres on the north side of Alexander Road,
approximately 960 feet west of Durango Drive (APN 138-05-801-027), R-E (Residence Estates)
Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4 (Anthony) [PRJ-75904]. Staff
recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75904
03/05/19
702-804-2109 702-804-2299
breid@gcwengineering.com
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 38
SUBJECT:
VAC-75974 - VACATION RELATED TO GPA-75969, ZON-75972 AND VAR-75973 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: SCOTT FAMILY TRUST, ET AL - For possible
action on a request for a Petition to Vacate U.S. Government Patent Easements and portions of a
public sewer easement generally located on the north side of Alexander Road, west of Durango
Drive (APN 138-05-801-027), Ward 4 (Anthony) [PRJ-75904]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75904
03/05/19
702-804-2109 702-804-2299
breid@gcwengineering.com
PRJ-75904
03/05/19
A
S
S
E
S
S
O
R
'
S
C
O
P
Y
PRJ-75904
03/05/19
A
S
S
E
S
S
O
R
'
S
C
O
P
Y
PRJ-75904
03/05/19
A
S
S
E
S
S
O
R
'
S
C
O
P
Y
PRJ-75904
03/05/19
A
S
S
E
S
S
O
R
'
S
C
O
P
Y
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 39
SUBJECT:
TMP-75975 - TENTATIVE MAP RELATED TO GPA-75969, ZON-75972, VAR-75973 AND VAC-
75974 - ALEXANDER JULIANO EAST - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: SCOTT FAMILY TRUST, ET AL - For possible action on a request for a Tentative Map
FOR A PROPOSED EIGHT-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 2.11 acres
on the north side of Alexander Road, approximately 960 feet west of Durango Drive (APN 138-05-
801-027), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4
(Anthony) [PRJ-75904]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75904
03/05/19
702-804-2109 702-804-2299
breid@gcwengineering.com
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
PRJ-75904
03/05/19
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 75975
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Alexander Road
Average Daily Traffic (ADT) 8,237
PM Peak Hour 659
(heaviest 60 minutes)
Durango Drive
Average Daily Traffic (ADT) 21,726
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 76 trips per day on Alexander Rd., Juliano Rd. and Durango Dr. Currently, Alexander is at
about 23 percent of capacity and Durango is at about 61 percent of capacity. With this project, these capacities are expected
to remain unchanged. Counts are not available for Juliano, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 8 additional cars, or about two every fifteen
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 40
SUBJECT:
GPA-75971 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: DR HORTON
- OWNER: JOHNSON TRUST - For possible action on a request for a General Plan Amendment
FROM: R (RURAL DENSITY RESIDENTIAL) TO: L (LOW DENSITY RESIDENTIAL) on 2.09
acres on the north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN
138-05-801-025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-
75979 [PRJ-75903]
4. Supporting Documentation - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-
75979 [PRJ-75903]
5. Photo(s) - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
6. Justification Letter - GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-
75903]
7. Protest/Support Postcard(s) for GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-
75979 [PRJ-75903]
8. Protest and/or Support Documentation Not Vetted for GPA-75971, ZON-75976, VAR-75977,
VAC-75978 and TMP-75979 [PRJ-75903]
GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Notification Page Two
April 23, 2019 - Planning Commission Meeting
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75977 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.
3. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
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Conditions Page Two
April 23, 2019 - Planning Commission Meeting
4. The Order of Relinquishment of Interest shall not be recorded until all of the
conditions of approval have been met provided, however, the conditions requiring
modification of public improvements may be fulfilled for purposes of recordation by
providing sufficient security for the performance thereof in accordance with the
Subdivision Ordinance of the City of Las Vegas. City Staff is empowered to modify
this application if necessary because of technical concerns or because of other
related review actions as long as current City right-of-way requirements are still
complied with and the intent of the vacation application is not changed. If applicable,
a five foot wide easement for public streetlight and fire hydrant purposes shall be
retained on all vacation actions abutting public street corridors that will remain
dedicated and available for public use. Also, if applicable and where needed, public
easement corridors and sight visibility or other easements that would/should cross
any right-of-way being vacated must be retained.
TMP-75975 CONDITIONS
Planning
1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final Map
is not recorded on all or a portion of the area embraced by the Tentative Map within
four (4) years of the approval of the Tentative Map, this action is void.
3. Street names must be provided in accordance with the City’s Street Naming
Regulations.
4. Written approval must be submitted prior to the issuance of a building permit from
Republic Services for the modified hammerhead configuration.
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
5. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
Public Works
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
10. Dedicate 30 feet of right-of-way on Juliano Road where such does not existing on
the Final Map for this site. Additionally, Grant a Multi-Use Non-Equestrian Trail
Easement for the required trail that is outside of the Public right-of-way. Street “A”
must be granted and labeled on the Final Map for this site as Public Utility
Easements (P.U.E.), Public Sewer Easements, and Public Drainage Easements to
be privately maintained by the Homeowner's Association.
11. Construct complete half street improvements on Alexander Road and Juliano Road
including the required Multi-Use Non-Equestrian Trail meeting current City
Standards adjacent to this site concurrent with development of this site. All existing
paving damaged or removed by this development shall be restored at its original
location and to its original width concurrent with development of this site.
12. Concurrent with development, remove the existing sanitary sewer manhole from the
proposed backyard of lot 5.
13. Landscape and maintain all unimproved rights-of-way, if any, adjacent to this site.
All landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
14. Submit a License Agreement for landscaping and private improvements in the
Alexander Road and Juliano Road public rights-of-way, if any, adjacent to this site
prior to this issuance of permits for these improvements. The applicant must carry
an insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property encroaching in the public right-of-way at
the applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the adjacent property owner(s) and shall be transferred
with the sale of the property for the entire term of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (702-229-4836).
15. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first.
Provide and improve all drainageways recommended in the approved drainage
plan/study. The developer of this site shall be responsible to construct such
neighborhood or local drainage facility improvements as are recommended by the
City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
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Conditions Page Five
April 23, 2019 - Planning Commission Meeting
16. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision-related construction
plans, whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant is proposing to amend the General Plan designation from Rural
Density Residential to Low Density Residential. Staff does not support this request.
A request to Rezone the subject site from R-E to R-1 accompanies the General
Plan Amendment. Staff does not support this request.
The applicant is requesting a Variance to allow a 1.00 Connectivity Ratio where
1.30 is required. Staff does not support this request.
A Variance to allow a private street without a gate and for it to not be constructed
to public standards is requested. Staff does not support this request.
The final portion of the Variance request is for a modified hammerhead. Staff does
not support this request.
ANALYSIS
The applicant is proposing to amend the General Plan designation to L (Low Density
Residential). The Low Density category generally permits single-family detached homes
and manufactured homes on individual lots. This category allows up to 5.49 dwelling units
per acre.
The area north of Alexander Road where the subject site is located, is currently
designated R (Rural Density Residential) or RNP (Rural Neighborhood Preservation).
These designations have a density range of 2.00 to 3.59 dwelling units per acre
respectively. Amending the General Plan designation to allow a density of 5.49 dwelling
units per acre is not compatible with the existing adjacent land use designations and staff
is recommending denial of the request.
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Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
Rezoning
The subject site is currently zoned R-E (Residence Estates). The purpose of the R-E
District is to provide for low density residential units located on large lots and conveying
a rural environment.
The applicant is proposing to Rezone the subject site to R-1 (Single Family Residential).
The purpose of the R-1 District is to provide for the development of single-family detached
dwellings in a suburban setting.
The subject site is located within an area with residential lot sizes that range from 20,000
square feet up to 25,250 square feet that conveys a rural environment. Rezoning the
subject site will introduce a suburban development pattern into an area that is rural. A
suburban zoning district is not compatible with the surrounding land uses and zoning
districts; therefore, staff is recommending denial of the Rezoning application.
Variance
Connectivity is a measurement of the diversity of vehicular or pedestrian options a
transportation network provides within and around its transportation network. The higher
the ratio, the more options there are for travelers in a given neighborhood and the lower
the ratio, less options are available. The Connectivity Ratio is calculated by taking the
number of street links (road sections between intersections) in the development’s street
layout divided by the number of street nodes (intersections and terminations). For
comparison purposes, a perfect street grid has a Connectivity Ratio of 2.0, while a
subdivision with only cul-de-sacs has a Connectivity Ratio of 1.0. The proposed
residential development has one link (street) and one node (cul-de-sac) for a connectivity
ratio of 1.0.
The Variance request also includes proposing to construct a private street without a gate
and not to public standards, which would include a sidewalk on both sides of the proposed
private street. Sidewalk is proposed for the west side of the private street, terminating at
Lot 5 leaving the future residents on the east side of the private street without a pedestrian
pathway (sidewalk).
The final portion of the Variance request is to allow a modified hammerhead as a terminus
where a standard hammerhead or cul-de-sac is required. The proposed modified
hammerhead does not provide adequate space for vehicular traffic to turn around; this
includes emergency vehicles such as ambulances and trash disposal trucks dispatched
by Republic Services. Staff has added a recommended Condition of Approval requiring
the applicant to submit written approval for the modified hammerhead from Republic
Services prior to the issuance of a building permit.
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GPA-75971, ZON-75976, VAR-75977, VAC-75978 and TMP-75979 [PRJ-75903]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The inability to meet the minimum ratio requirement for connectivity, the proposal of a
private street not constructed to public standards and without a gate, and the request for
a modified hammerhead terminus are self-imposed hardships not based on a unique or
extraordinary circumstance. These variance requests are evidence of a site that is being
overdeveloped. Staff finds the proposed density and overall neighborhood design to be
too intense for the surrounding area and staff is recommending denial of the Variance
request in addition to the Rezoning and General Plan Amendment requests.
Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations generally located at the northeast corner of
Alexander Road and Juliano Road. The Vacation request should be sent to all the utilities
however, as no right of way is proposed to be vacated, and thus no franchise rights are
involved, it is not necessary to wait for responses from any of the public utilities or other
parties interested in preserving a right in this patent easement. Since only City interests
are involved, any utility company's interests will need to be addressed with each
respective utility company and will not be affected by the City relinquishing its interest.
Tentative Map
The applicant is proposing to develop eight home sites with lot sizes that range in size
from 7,465 square feet to 12,650 square feet within “Accepted Area B” of the Interlocal
Agreement. The proposed lot sizes do not satisfy the requirements of the Interlocal
Agreement, which requires a minimum lot size of 10,000 square feet. Only two of the
proposed eight-lots provide the required minimum lot size set forth in the Interlocal
Agreement, the remaining seven lots range in size from 7,465 square feet to 8,063 square
feet, below the required 10,000 square feet and well below the neighboring lot sizes that
range in size from 20,000 square feet up to 25,250 square feet. The submitted tentative
map is preferential in nature and not compatible with the Interlocal Agreement or the
surrounding area; therefore, staff is recommending denial of the Tentative Map.
The submitted north/south and east/west cross sections depict a maximum grade less
than two percent across this site. Per the Tables in Subdivision Code 19.06 a
development with natural slope less than two percent is allowed a maximum four-foot
retaining wall. A four-foot retaining wall is shown along the north and east borders.
FINDINGS (GPA-75971)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following conditions
be met in order to justify a General Plan Amendment:
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Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
The surrounding area consist of Rural Density Residential and Rural Neighborhood
Preservation designations that allow a maximum of 3.59 dwelling units per acre.
The proposed Low Density Residential allows a density up to 5.49 dwelling units
per acre which is too intense for the area and not compatible with the existing
adjacent land uses.
The proposed Low Density Residential allows the proposed R-1 (Single Family
Residential) zoning district, the R-SL (Residential Small Lot) and the R-MH
(Mobile/Manufactured Home Residential) zoning districts, which are too intense and
not compatible with the existing adjacent land uses or zoning districts.
There are adequate transportation (Alexander Road), recreation and utility facilities
to accommodate the uses and densities permitted by the proposed General Plan
Amendment
The proposed amendment does not conform to the Interlocal Agreement which
requires the subject site to remain residential and maintain a minimum buildable lot
size of 10,000 square feet.
FINDINGS (ZON-75976)
If approved, the proposed R-1 (Single Family Residential) zoning district would
conform to the proposed L (Low Density Residential).
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Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The Low Density Residential designation allows 6,500 square-foot residential lot
sizes, which are not compatible with the surrounding R-D (10,000 square feet), and
R-E (18,500 square feet) zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Development factors in the area do not indicate the need for 6,500 square-foot size
home sites as the smallest adjacent lot size is 20,000 square feet.
FINDINGS (VAR-75977)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
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Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19 requirements for the proposed single family residential subdivision were
discussed.
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Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
Date: 04/08/19
Start Time: 5:30 p.m.
End Time: 5:45 p.m.
Application: GPA-75971 (PRJ-75903)
Attendees:
One representative for the applicant.
One representative from the Planning Department.
Two property owners.
Four members of the public (neighbors).
Meeting Notes:
The applicant’s representative gave an introduction to the
proposed residential development and explained to the residents
in attendance that the homes would be single-story ranging in
04/08/19 size from 2,400 square feet to 2,500 square feet. They anticipate
the price of the homes to start in the low $500,000 range without
upgrades.
The residents in attendance had questions about the perimeter
wall and whether or not it would abut theirs, or have a dead
space; and that they prefer to have sidewalks and streetlights.
The residents also expressed the preference would be for the lot
sizes to be closer to theirs (north of 17,000 square feet). The
smaller lot size in addition to a lower price point then their existing
homes (to the east) give them concern as to whether or not this
development will affect their property value since a contributing
factor to determining property values is what homes sell for in the
area.
The neighbors with a home just northwest of the subject had
similar concerns and would prefer to see half-acre home sites
similar to theirs.
Field Check
Staff observed the undeveloped lot during a routine field check. Staff did
03/13/19
not note anything of concern.
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Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject R (Rural Density
Undeveloped R-E (Residence Estates)
Property Residential)
R-E (Rural Estates
Single Family, RL (Residential
North Residential District) Clark
Detached Low) Clark County
County
R-PD5 (Residential
Single Family, L (Low Density
South Planned Development – 5
Detached Residential)
Units Per Acre)
R-E (Rural Estates
RL (Residential
East Undeveloped Residential District) Clark
Low) Clark County
County
R-E (Rural Estates
RL (Residential
West Undeveloped Residential District) Clark
Low) Clark County
County
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Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply for the proposed R-1 Zoning
District:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet
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Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 1
Modified Hammerhead Terminus 1
Total 1 1
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00
Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
8 2 Per Lot 16
Detached
TOTAL SPACES REQUIRED 16
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GPA-75971 [PRJ-75903] - GENERAL PLAN AMENDMENT RELATED TO ZON-75976, VAR-75977, VAC-75978 AND
TMP-75979 - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
GPA-75971 [PRJ-75903] - GENERAL PLAN AMENDMENT RELATED TO ZON-75976, VAR-75977, VAC-75978 AND
TMP-75979 - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST
NORTH SIDE OF ALEXANDER ROAD WEST OF DURANGO DRIVE
03/13/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 41
SUBJECT:
ZON-75976 - REZONING RELATED TO GPA-75971 - PUBLIC HEARING - APPLICANT: DR
HORTON - OWNER: JOHNSON TRUST - For possible action on a request for a Rezoning FROM:
R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE FAMILY RESIDENTIAL) on 2.09 acres on the
north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN 138-05-801-
025), Ward 4 (Anthony) [PRJ-75903]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75976, VAR-75977 and TMP-75979 [PRJ-75903]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 42
SUBJECT:
VAR-75977 - VARIANCE RELATED TO GPA-75971 AND ZON-75976 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a request for
a Variance TO ALLOW A 1.00 CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM
REQUIRED; PRIVATE STREETS NOT CONSTRUCTED TO PUBLIC STREET STANDARDS
AND WITHOUT AN ACCESS GATE WHERE SUCH IS REQUIRED; AND A MODIFIED STREET
TERMINUS WHERE A CUL-DE-SAC OR HAMMERHEAD IS REQUIRED on 2.09 acres on the
north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN 138-05-801-
025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4
(Anthony) [PRJ-75903]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 43
SUBJECT:
VAC-75978 - VACATION RELATED TO GPA-75971, ZON-75976, AND VAR-75977 - PUBLIC
HEARING - APPLICANT: DR HORTON - OWNER: JOHNSON TRUST - For possible action on a
request for a Petition to Vacate U.S. Government Patent Easements generally located on the north
side of Alexander Road, west of Durango Drive (APN 138-05-801-025), Ward 4 (Anthony) [PRJ-
75903]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 44
SUBJECT:
TMP-75979 - TENTATIVE MAP RELATED TO GPA-75971, ZON-75976, VAR-75977 AND VAC-
75978 - ALEXANDER JULIANO WEST - PUBLIC HEARING - APPLICANT: DR HORTON -
OWNER: JOHNSON TRUST - For possible action on a request for a Tentative Map FOR A
PROPOSED EIGHT-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 2.09 acres on the
north side of Alexander Road, approximately 1,640 feet west of Durango Drive (APN 138-05-801-
025), R-E (Residence Estates) Zone [PROPOSED: R-1 (Single Family Residential)], Ward 4
(Anthony) [PRJ-75903]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
PRJ-75903
03/05/19
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 75979
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Alexander Road
Average Daily Traffic (ADT) 8,237
PM Peak Hour 659
(heaviest 60 minutes)
Durango Drive
Average Daily Traffic (ADT) 21,726
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 76 trips per day on Alexander Rd., Juliano Rd. and Durango Dr. Currently, Alexander is at
about 23 percent of capacity and Durango is at about 61 percent of capacity. With this project, these capacities are expected
to remain unchanged. Counts are not available for Juliano, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 8 additional cars, or about two every fifteen
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 45
SUBJECT:
GPA-75997 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: TP
1000, LLC - For possible action on a request for a General Plan Amendment FROM: R (RURAL
DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD PRESERVATION) TO: SC
(SERVICE COMMERCIAL) on 5.03 acres at the southeast corner of Elkhorn Road and Hualapai
Way (APN 125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel Maps), Ward 6 (Fiore) [PRJ-
75936]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Land Use Map
3. Conditions and Staff Report - GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002
and TMP-76001 [PRJ-75936]
4. Supporting Documentation - GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002
and TMP-76001 [PRJ-75936]
5. Photo(s) - GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001
[PRJ-75936]
6. Justification Letter - GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and
TMP-76001 [PRJ-75936]
7. Protest Postcard(s) for GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and
TMP-76001 [PRJ-75936]
8. Protest and/or Support Documentation Not Vetted for GPA-75997, ZON-75998, SUP-75999,
SUP-76000, SDR-76002 and TMP-76001 [PRJ-75936]
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Notification Page Two
April 23, 2019 - Planning Commission Meeting
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
SUP-75999 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Liquor
Establishment (Tavern) use.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
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 6.50 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.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
SUP-76000 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.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
SDR-76002 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the site plan and landscape plan,
date stamped 04/09/19 and building elevations, date stamped 03/05/19, except as
amended by conditions herein.
4. A Waiver from Title 19.08.040 is hereby approved, to allow buildings to be set back
behind the minimum setback lines along Hualapai Way and Elkhorn Road where
required to be located at the front and corner of the site at the minimum setback
line.
6. An Exception from Title 19.08.110 is hereby approved, to allow 34 parking lot trees
where 55 trees are required (one every six uncovered spaces and at the ends of
each parking row).
7. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
8. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
9. The applicant shall coordinate with the City Surveyor and other city staff to
determine the most appropriate mapping action necessary to consolidate the
existing lots. The mapping action shall be completed and recorded prior to the
issuance of any building permits.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
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. 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.
13. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
14. Where such does not exist, dedicate 50 feet of right-of-way for Hualapai Way and
50 feet for Elkhorn Road including an appropriate radius corner at the southeast
corner of Hualapai Way and Elkhorn Road adjacent to this site prior to the
issuance of offsite permits or concurrent with the recordation the Final Map,
whichever occurs first. Also dedicate additional right-of way per Standard Drawing
#201.1 on Hualapai Way and Elkhorn Road. Dedicate a bus turnout per Standard
Drawing #234.4 on Elkhorn Road and grant a Bus Shelter Pad Easement to the
Regional Transportation Commission.
15. Construct complete half-street improvements on Hualapai Way and Elkhorn Road
including the exclusive right turn lane on Hualapai Way and the bus turnout on
Elkhorn Road per current City Standards and traffic signal underground
infrastructure at the southeast corner of Hualapai Way and Elkhorn Road adjacent
to this site concurrent with development of this site. All existing off-site
improvements damaged or removed by this development shall be restored at its
original location and to its original width concurrent with development of this site.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Five
April 23, 2019 - Planning Commission Meeting
16. 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 onsite roadway
network and shall be terminated onsite with a handicap ramp.
17. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
18. Submit a License Agreement for landscaping and private improvements in the
Hualapai Way and Elkhorn Road public rights-of-way prior to this issuance of
permits for these improvements. The applicant must carry an insurance policy for
the term of the License Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property encroaching in the public right-of-way at the
applicant’s expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right-of-way
shall be the responsibility of the applicant and any successors in interest to the
property and assigns pursuant to the terms of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (702-229-4836).
19. 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 onsite 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, or
compliance therewith, shall be deemed to modify or eliminate any condition of
approval imposed by the Planning Commission or the City Council on the
development of this site.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Seven
April 23, 2019 - 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 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.
TMP-76001 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.
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Eight
April 23, 2019 - Planning Commission Meeting
6. The Final Map shall contain a note granting perpetual common access and parking
across the entire subdivision.
Public Works
8. Where such does not exist, dedicate 50 feet of right-of-way for Hualapai Way and
50 feet for Elkhorn Road including an appropriate radius corner at the southeast
corner of Hualapai Way and Elkhorn Road adjacent to this site prior to the
issuance of offsite permits or concurrent with the recordation the Final Map,
whichever occurs first. Also dedicate additional right-of-way per Standard Drawing
#201.1 on Hualapai Way and Elkhorn Road. Dedicate a bus turnout per Standard
Drawing #234.4 on Elkhorn Road and grant a Bus Shelter Pad Easement to the
Regional Transportation Commission.
10. Per Title 19.16.060.W.1, provide a note on the Final Map that states, “All parcels
created through this map shall have perpetual unobstructed access to all
driveways servicing the overall subdivision unless incompatible uses can be
demonstrated to the satisfaction of the City Engineer.”
SS
GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
75936]
Conditions Page Nine
April 23, 2019 - Planning Commission Meeting
11. Per Title 19.16.060.W.3, provide a note on the Final Map that states, “All
subdivided lots within this Final Map shall provide perpetual inter-lot drainage
rights across all existing and future parcel limits.” This condition shall not be
enforced if the Owner demonstrates to the satisfaction of the Flood Control Section
of Public Works that each lot can drain independently to abutting public roadways.
12. The Commercial Subdivision sewer note shown on this Tentative Map shall appear
on the recorded Final Map.
13. 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.
14. Comply with all applicable conditions of approval for Site Development Plan
Review SDR-76002 and any other site related actions.
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 Section 19.02.130.
16. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No additional deviations from adopted City Standards shall be
allowed unless specific written approval for such is received from the City Engineer
prior to the recordation of a Final Map or the approval of subdivision related
construction plans, whichever may occur first. Approval of this Tentative Map does
not constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
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April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The subject site is located within Planning Area B of the 2016 Interlocal Agreement
document between the City of Las Vegas and Clark County, an area within which
the parties have agreed to maintain residential uses unless agreed otherwise.
A General Plan Amendment is requested to change the General Plan land use on
this site from R (Rural Density Residential) and RNP (Rural Neighborhood
Preservation) to SC (Service Commercial). Staff recommends denial.
A Rezoning is requested to change the zoning classification on this site from U
(Undeveloped) [R (Rural Density Residential) and RNP (Rural Neighborhood
Preservation) General Plan Designations] to C-1 (Limited Commercial). Staff
recommends denial.
Special Use Permits are requested for Liquor Establishment (Tavern) and
Beer/Wine/Cooler Off-Sale Establishment uses in conjunction with the proposed
commercial development. A waiver of the minimum distance separation requirement
between the proposed Tavern and an existing Church/House of Worship is
requested. Staff recommends denial of the waiver.
A Tentative Map for a one-lot commercial subdivision is included with this request.
A Waiver of Title 19.08.040(B) is requested to allow buildings not to be oriented to
the corner and street frontages where such is required. Staff recommends denial.
Waivers of the required 15-foot perimeter landscape buffer requirements along
portions of Hualapai Way and Wittig Avenue are requested. Staff recommends
denial.
An Exception of Title 19.08.040(F) is requested to allow 34 parking lot trees where
55 trees are required. Staff denies the Exception.
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GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
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April 23, 2019 - Planning Commission Meeting
ANALYSIS
The site is located at the corner of two major arterials. There are existing commercial
uses on the west side of Hualapai Way within the Providence master planned
community. However, except at the intersection of Hualapai Way and Deer Springs
Way, the area east of Hualapai Way is exclusively residentially zoned. A previous
request for commercial zoning at this corner was denied in December 2015. That
request was originally for a 60,900 square-foot commercial development on 10 acres,
but was reduced to a smaller development on five acres with the remaining five acres
west of Eula Street reserved for future residential uses.
Since the denial of the previous actions requesting commercial uses on this site, an
updated Interlocal Agreement between the City of Las Vegas and Clark County was
adopted that placed restrictions on land use and development in certain portions of the
northwest Las Vegas Valley, including this area. Within the 2016 Interlocal Agreement,
the subject site is designated as a portion of Planning Area B. The parties have agreed
that within this area the land use must remain residential and maintain a minimum
buildable lot size of 10,000 square feet, and that the City may not amend its land use
plan, rezone or approve special or conditional use permits to allow industrial or
commercial uses or residential lots with a buildable area of less than 10,000 square
feet, unless otherwise agreed to by the existing property owner and the two parties.
Staff has not received written evidence of such an agreement between the parties and
therefore cannot recommend land use actions that would allow commercial
development on this site at this time. However, the Interlocal Agreement still allows the
property owner, City of Las Vegas and Clark County to negotiate to allow nonresidential
uses.
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April 23, 2019 - Planning Commission Meeting
In order to allow commercial uses on this site, a General Plan Amendment and
Rezoning must be approved. The General Plan designates 4.49 acres (APN 125-19-
101-010) of the subject site as R (Rural Density Residential) and 0.54 acres (APN 125-
19-101-013) as RNP (Rural Neighborhood Preservation). These designations allow
only low density residential zoning districts. The applicant has made the necessary
preparations for requesting a General Plan Amendment by obtaining approval of a
Variance to allow a 40-foot wide lot and recordation of a Parcel Map (PMP-75517) to
separate the proposed commercial area from a planned low density residential area
under separate requests. Given its location at the intersection of two Primary Arterials,
which are intended to carry higher volumes of traffic, the subject site would typically be
appropriate for commercial uses. Per the Las Vegas 2020 Master Plan, the SC
(Service Commercial) designation is intended to accommodate low to medium intensity
retail, office or other commercial uses and mixed-use developments that serve primarily
local area patrons and do not include more intense general commercial characteristics.
This category is typically located on the periphery of residential development adjacent to
major streets. However, because staff supports the terms of the Interlocal Agreement,
which discourages amendments to land use plans or rezonings to allow for
nonresidential uses within Planning Area B, staff recommends denial of the request to
amend the General Plan from R (Rural Density Residential) and RNP (Rural
Neighborhood Preservation) to SC (Service Commercial) and likewise the request to
rezone the site from U (Undeveloped) to C-1 (Limited Commercial).
The Liquor Establishment (Tavern) use is defined as “a facility which sells alcoholic
beverages for consumption on the premises where the same are sold and authorizes
the sale, to consumers only and not for resale, of alcoholic beverages in original sealed
or corked containers, for consumption off the premises where the same are sold.” The
proposed use meets the definition, as the establishment intends to sell alcoholic
beverages for consumption on the premises.
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April 23, 2019 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include the following: (an
asterisk indicates that the requirement is nonwaivable):
*1. Pursuant to its general authority to regulate the sale of alcoholic beverages, the
City Council declares that the public health, safety and general welfare of the City
are best promoted and protected by generally requiring both a minimum
separation between liquor establishments (tavern), and a minimum separation
between a liquor establishment (tavern) and certain other uses that should be
protected from the impacts associated with a liquor establishment (tavern).
Therefore, except as otherwise provided below, no liquor establishment (tavern)
may be located within 1500 feet of any other liquor establishment (tavern),
church/house of worship, school, individual care center licensed for more than 12
children, or City park.
The proposed use does not meet this requirement, as there is a church/house of
worship located 630 feet northeast of the property. This requirement is waivable
under Special Use Permit Requirement 5e, as the protected use (church) is
separated from the proposed Liquor Establishment (Tavern) by a planned 100-
foot right-of-way (Elkhorn Road).
*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:
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April 23, 2019 - Planning Commission Meeting
4. The distance separation requirement set forth in Requirement 1 does not apply to
an establishment which has a non-restricted gaming license in connection with a
hotel having 200 or more guest rooms on or before July 1, 1992, or in connection
with a resort hotel having in excess of 200 guest rooms after July 1, 1992.
This requirement does not apply, as neither circumstance applies to the subject
establishment.
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April 23, 2019 - Planning Commission Meeting
*6. The use shall conform to, and is subject to, the provisions of LVMC Chapters
6.40 and 6.50.
The Tavern use would be located in a proposed 3,500 square-foot building that would
be centrally located on the site. Approximately 2,000 square feet would be utilized for
seating and waiting. Food is intended to be served at this location, although there is no
specific tenant for the building at this time. This use will be located within 1,500 feet of
a church/house of worship to the northwest along Elkhorn Road. Per Title 19.12.070,
the separation requirement is waivable, as Elkhorn is a planned 100-foot public right-of-
way. As the proposed use is to be located within a commercial development suited to
accommodate similar uses and is separated from the protected use by a Primary
Arterial, staff supports the waiver request. However, the 2016 Interlocal Agreement
precludes the City from approving a Special Use Permit that would allow a commercial
use within Planning Area B unless otherwise agreed to by the parties. Without such an
approval, staff supports the Interlocal Agreement and recommends denial of the Special
Use Permit for a Liquor Establishment (Tavern).
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GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
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April 23, 2019 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include the following: (an
asterisk indicates that the requirement is nonwaivable):
The proposed use meets this requirement, as the proposed use will not be
located within 400 feet of any protected use.
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April 23, 2019 - Planning Commission Meeting
a. From the nearest property line of the existing use to the nearest portion of
the structure in which the establishment will be located, without regard to
intervening obstacles; or
b. In the case of a proposed establishment which will be located within a
shopping center or other multiple tenant structure, from the nearest
property line of the existing use to the nearest property line of a leasehold
or occupancy parcel in which the establishment will be located, without
regard to intervening obstacles.
This requirement does not apply, as the parcel is less than 80 acres in size.
Neither condition above applies to this request; therefore, the minimum distance
requirements apply.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
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April 23, 2019 - Planning Commission Meeting
This requirement does not apply, as the proposed use would not be located on or
adjacent to the Pedestrian Mall.
The proposed Beer/Wine Cooler Off-Sale Establishment use would be located within a
proposed convenience store that is also planned to contain restaurant and drive-through
uses. As there is no specific group of tenants for the building, it is not known at this
time where the alcohol would be located on the floor plan. All distance separation
requirements will be met by the proposed use, and the use can be conducted in a
manner that is harmonious and compatible with the surrounding land uses. However,
the 2016 Interlocal Agreement precludes the City from approving a Special Use Permit
that would allow a commercial use within Planning Area B unless otherwise agreed to
by the parties. Without such an approval, staff supports the Interlocal Agreement and
recommends denial of the Special Use Permit for a Liquor Establishment (Tavern).
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GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
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Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
Access to the subject property is provided by one driveway along northbound Hualapai
Way, which will allow right-in, right-out turning movements only and from one driveway
along Elkhorn Road, also with right-in, right-out only access. Additional right-of-way
along Hualapai Way, Elkhorn Road and Wittig Avenue will be dedicated and improved
with this project. Internally, drive aisles are all at least 24 feet wide to accommodate 90
degree parking rows, and there do not appear to be any traffic circulation conflicts.
The site consists of four buildings oriented away from the corner and surrounded by
parking. Buildings must be oriented to the corner and street frontages, unless the
applicant has cause to place the buildings otherwise. In this case, staff recommends
approval of the requested waiver if the Site Development Plan Review is approved, as
this will allow for consistent circulation around the perimeter of the site. The 6,000
square-foot convenience store will feature a fueling station covered by a canopy and a
restaurant with a drive through that meets all conditional use regulations of Title
19.12.070. A 4,000 square-foot multitenant building is proposed to contain four lease
spaces. The other two buildings are proposed to contain a tavern and restaurant with
no drive-through uses. Sufficient parking is provided for all proposed uses; however, if
the intensity of even one of these uses increases in the future, a variance to reduce the
parking requirement would be necessary. Loading spaces will be provided in sufficient
number and would be appropriately located on the site.
Title 19.08 residential adjacency standards apply to the buildings on this site. Buildings
will conform to the required 3:1 proximity slope from both the planned residential parcel
to the east and the existing single-family residential development to the south. The
provided trash enclosures will be placed at least 50 feet away from existing or future
residential property.
Perimeter landscaping will be provided on all four sides of the development, with a
wider buffer containing tightly spaced Mondel Pines and a six-foot CMU wall along the
east property line to screen proposed uses from the planned future low density
residential development. Conceptually, the proposed perimeter landscaping conforms
to Title 19 requirements with two minor exceptions that will require waivers. Along
Hualapai Way, the perimeter buffer pinches down to approximately 13 feet where the
street must accommodate a right-turn lane. Along the Wittig Avenue cul-de-sac bulb,
the buffer is reduced to approximately 12 feet in order to maintain a 24-foot drive aisle
along the curve. In these instances, the waivers are warranted and staff would support
their approval if the Site Development Plan Review is ultimately approved. Within the
parking lot, landscape buffer islands with 24-inch box trees are required every six
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April 23, 2019 - Planning Commission Meeting
spaces; trees are also required at the ends of each parking row. In order to
accommodate sufficient parking, only 34 of the 55 required trees will be provided. If the
Site Development Plan Review is ultimately approved, staff approves the needed
Exception from Title 19, as more than the minimum number of trees will be provided in
the perimeter, which will compensate for the loss of trees in the parking area.
Hualapai Way and Elkhorn Road are classified as Primary Arterial streets by the city’s
Master Plan of Streets and Highways. Title 19 Complete Streets Standards require a
five-foot sidewalk and a three-foot amenity zone with shade trees 45 feet on center.
The landscape plan indicates that a five-foot detached sidewalk and five-foot amenity
zone will be provided containing Mexican Fan Palms and shrubs in 25-foot intervals. As
the palm trees would be inappropriate for shading the sidewalk, a condition of approval
will require that 24-inch box shade trees be provided within the amenity zone no more
than 45 feet on center in conformance with Complete Streets Standards.
Tentative Map
The accompanying tentative map proposes a one-lot commercial subdivision, which will
allow for future parceling through records of survey. The final map must contain a note
to allow for perpetual shared access and parking throughout the entire subdivision.
Staff notes that the street sections for Hualapai Way and Elkhorn Road do not match
the proposed site plan for the commercial development. Complete Streets Standards
are more accurately reflected on the site and landscape plan. The submitted east/west
and north/south cross sections do not show proposed or existing grades. Based on the
preliminary layout and the overall flatness of the site, no retaining walls are anticipated.
Although the map substantially conforms to all requirements, the proposed commercial
development is inconsistent with the 2016 Interlocal Agreement and therefore, staff
cannot recommend approval.
The Las Vegas Valley Water District (LVVWD) has reviewed the proposed project and
has provided the following comment: “Civil and plumbing plans will need to be submitted
to LVVWD for domestic meter sizing and fire flow availability. The closest available
distribution water main to serve the property is located adjacent to the parcel on Elkhorn
Road. The development may propose a shared onsite fire system, but for domestic
service, each building shall be individually metered to comply with LVVWD Service
Rules. CC&Rs will be required with the recordation of a commercial subdivision map, is
required prior to civil plan approval by LVVWD.”
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GPA-75997, ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-76001 [PRJ-
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April 23, 2019 - Planning Commission Meeting
This project requires a completed Development Impact Notice and Assessment (DINA)
based on the request for a Special Use Permit within 500 feet of the city’s boundary with
unincorporated Clark County. The DINA was distributed to internal and external
agencies for review and comment. No responses have been received. Based on the
proposed uses, the applicant estimates that approximately 4,600 daily trips would be
generated by the development. Both Hualapai Way and Elkhorn Road, once fully
improved, will be capable of handling these expected trips.
FINDINGS (GPA-75997)
Section 19.16.030(I) of the Las Vegas Zoning Code requires that the following
conditions be met in order to justify a General Plan Amendment:
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April 23, 2019 - Planning Commission Meeting
The SC (Service Commercial) land use designation allows for the C-1 (Limited
Commercial), O (Office) and P-O (Professional Office) zoning districts. If
approved, these zoning districts would be compatible with the PD (Planned
Development) zoning district west of Hualapai Way. The residential zoning
districts north or south of the subject site are either separated from this site by a
100-foot Primary Arterial or existing development walls.
The subject site is adequately served by Hualapai Way and Elkhorn Road, both
classified by the Master Plan of Streets and Highways as Primary Arterials. If
approved, these roadways will be fully improved adjacent to the site. The nearest
fire station is approximately one mile east on Elkhorn Road, and the nearest
police substation is approximately five miles to the south.
FINDINGS (ZON-75998)
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April 23, 2019 - Planning Commission Meeting
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The C-1 (Limited Commercial) zoning district allows for retail shopping and
personal services, as well as mixed use developments. This zoning district is
allowed on the periphery of residential development adjacent to major streets.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The site is located at the intersection of two Primary Arterials, making this an
appropriate location for commercial development and inappropriate for ultra-low
density residential development.
Access would be provided by two 100-foot wide Primary Arterials (Elkhorn Road
and Hualapai Way), which when fully improved will be adequate in size to meet
the needs of the proposed C-1 (Limited Commercial) zoning district.
FINDINGS (SUP-75999)
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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April 23, 2019 - Planning Commission Meeting
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient area to accommodate parking and building facilities
spaces for the proposed Liquor Establishment (Tavern) use.
Access would be provided by two 100-foot wide Primary Arterials (Elkhorn Road
and Hualapai Way), which when fully improved will be adequate in size to meet
the needs of the proposed C-1 (Limited Commercial) zoning district.
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.
All minimum Special Use Permit requirements for the Liquor Establishment
(Tavern) use can be met by the proposal, except for distance separation from an
existing church/house of worship. Staff supports the requested waiver of the
distance separation, but cannot recommend approval of the Special Use Permit
based on incompatibility with the Interlocal Agreement.
FINDINGS (SUP-76000)
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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April 23, 2019 - Planning Commission Meeting
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site has sufficient area to accommodate parking and building facilities
spaces for the proposed Beer/Wine/Cooler Off-Sale Establishment use.
Access would be provided by two 100-foot wide Primary Arterials (Elkhorn Road
and Hualapai Way), which when fully improved will be adequate in size to meet
the needs of the proposed C-1 (Limited Commercial) zoning district.
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.
All minimum Special Use Permit requirements for the Beer/Wine/Cooler Off-Sale
Establishment use can be met by the proposal. However, staff cannot
recommend approval of the Special Use Permit based on incompatibility with the
Interlocal Agreement.
FINDINGS (SDR-76002)
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:
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April 23, 2019 - Planning Commission Meeting
The site is located at the corner of two major arterials. The proposed commercial
development is designed to locate buildings away from existing and planned
residential development and employs additional landscaping to screen the
commercial uses from these surrounding properties. However, as the site is
located within the Interlocal Agreement Planning Area B, commercial uses on this
site would be inconsistent with the Agreement.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
Right-only ingress and egress to and from the site is proposed from Hualapai Way
and Elkhorn Road, both classified as Primary Arterial streets by the Master Plan of
Streets and Highways. Due to this design, access is not anticipated to negatively
affect traffic in the vicinity.
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials are similar to those used for commercial buildings in this area.
Landscape materials are reduced in the parking lot but are compensated for along
the perimeter, where screening from residential development is a priority.
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6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
FINDINGS (TMP-76001)
The proposed Tentative Map conforms to Nevada Revised Statutes and Title 19
requirements for tentative maps. However, although the map substantially conforms to
these requirements, the proposed commercial development is inconsistent with the
2016 Interlocal Agreement and therefore, staff cannot recommend approval of the
Tentative Map.
BACKGROUND INFORMATION
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Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for General Plan Amendment, Rezoning,
Special Use Permit, Site Development Plan Review and Tentative Map
02/28/19 applications. It was noted that this area lies within Excepted Area B of
the Interlocal Agreement and that modifications to land use in this area
may occur with agreement between the City, County and existing
property owners.
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Neighborhood Meeting
A neighborhood meeting was held at the Centennial Hills Community
Center/YMCA at 6601 North Buffalo Drive, Las Vegas to address the
proposed General Plan Amendment and related cases. Approximately
75 members of the public were in attendance along with five
owner/developer representatives and one member of Planning staff.
Field Check
The site is undeveloped with native vegetation, but contains some
03/13/19 debris. Existing single family dwellings are constructed to the north
and are under construction to the south.
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DEVELOPMENT STANDARDS
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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 Handi- Handi-
Units Ratio Regular Regular
capped capped
General
1 space
Retail Store,
7,600 per 175 sf 44
Other Than
GFA
Listed
1 space
per 50 sf
Liquor seating
3,500
Establish- plus 1
(2,000 sf 48
ment space per
seating)
(Tavern) 200 sf
remaining
GFA
1 space
per 50 sf
seating
7,400
plus 1
Restaurant (3,800 sf 94
space per
seating)
200 sf
remaining
GFA
TOTAL SPACES REQUIRED 186 186 Y
Regular and Handicap Spaces Required 180 6 178 8 Y
Loading 10,000-
18,500 sf 2 2 Y
Spaces 29,000 sf
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April 23, 2019 - Planning Commission Meeting
Waivers
Requirement Request Staff
Recommendation
Buildings on corners should be To allow buildings to be set
oriented to the corner and street back 82 feet from Hualapai
Approval
frontages at the minimum Way and 66 feet from Elkhorn
setback line (10-15’) Road
Liquor Establishment (Tavern)
To allow a 668-foot distance
use shall maintain a 1,500-foot
separation from a Approval
distance separation from
Church/House of Worship use
protected uses
15-foot perimeter landscape To allow a 13-foot buffer along
buffer along all public rights-of- Hualapai Way and a 12-foot Approval
way buffer along Wittig Ave
Exceptions
Requirement Request Staff
Recommendation
One 24” box parking lot tree in
island per 6 parking spaces and
To allow 34 parking lot trees Approval
at the end of each parking row
(55 total trees required)
SS
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GPA-75977 [PRJ-75936] - GENERAL PLAN AMENDMENT REALTED TO ZON-75998, SUP-75999, SUP-76000, SDR-
76002 AND TMP-76001 - APPLICANT/OWNER: TP 1000, LLC
SOUTHEAST CORNER OF ELKHORN ROAD AND HUALAPAI WAY
03/13/19
GPA-75977 [PRJ-75936] - GENERAL PLAN AMENDMENT REALTED TO ZON-75998, SUP-75999, SUP-76000, SDR-
76002 AND TMP-76001 - APPLICANT/OWNER: TP 1000, LLC
SOUTHEAST CORNER OF ELKHORN ROAD AND HUALAPAI WAY
03/13/19
GPA-75977 [PRJ-75936] - GENERAL PLAN AMENDMENT REALTED TO ZON-75998, SUP-75999, SUP-76000, SDR-
76002 AND TMP-76001 - APPLICANT/OWNER: TP 1000, LLC
SOUTHEAST CORNER OF ELKHORN ROAD AND HUALAPAI WAY
03/13/19
GPA-75977 [PRJ-75936] - GENERAL PLAN AMENDMENT REALTED TO ZON-75998, SUP-75999, SUP-76000, SDR-
76002 AND TMP-76001 - APPLICANT/OWNER: TP 1000, LLC
SOUTHEAST CORNER OF ELKHORN ROAD AND HUALAPAI WAY
03/13/19
PRJ-75936
03/05/19
PRJ-75936
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 46
SUBJECT:
ZON-75998 - REZONING RELATED TO GPA-75997 - PUBLIC HEARING -
APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Rezoning FROM: U
(UNDEVELOPED) [R (RURAL DENSITY RESIDENTIAL) AND RNP (RURAL NEIGHBORHOOD
PRESERVATION) GENERAL PLAN DESIGNATIONS] TO: C-1 (LIMITED COMMERCIAL) on
5.03 acres at the southeast corner of Elkhorn Road and Hualapai Way (APN 125-19-101-010 and
Lot 2 of File 124 Page 42 of Parcel Maps), Ward 6 (Fiore) [PRJ-75936]. Staff recommends
DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - ZON-75998, SUP-75999, SUP-76000, SDR-76002 and TMP-
76001 [PRJ-75936]
3. Land Use Map
4. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75936
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 47
SUBJECT:
SUP-75999 - SPECIAL USE PERMIT RELATED TO GPA-75997 AND ZON-75998 - PUBLIC
HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 3,500 SQUARE-FOOT LIQUOR ESTABLISHMENT (TAVERN)
USE WITH A WAIVER TO ALLOW A 630-FOOT DISTANCE SEPARATION FROM A
CHURCH/HOUSE OF WORSHIP WHERE 1,500 FEET IS REQUIRED at the southeast corner of
Elkhorn Road and Hualapai Way (APN 125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel
Maps), U (Undeveloped) Zone [R (Rural Density Residential) and RNP (Rural Neighborhood
Preservation) General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward 6
(Fiore) [PRJ-75936]. Staff recommends DENIAL.
CC: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Special Map
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75936
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 48
SUBJECT:
SUP-76000 - SPECIAL USE PERMIT RELATED TO GPA-75997, ZON-75998 AND SUP-75999 -
PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for
a Special Use Permit FOR A PROPOSED 6,000 SQUARE-FOOT BEER/WINE/COOLER OFF-
SALE ESTABLISHMENT USE at the southeast corner of Elkhorn Road and Hualapai Way (APN
125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel Maps), U (Undeveloped) Zone [R (Rural
Density Residential) and RNP (Rural Neighborhood Preservation) General Plan Designations]
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-75936]. Staff recommends
DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Special Map
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75936
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 49
SUBJECT:
SDR-76002 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-75997, ZON-75998,
SUP-75999 AND SUP-76000 - PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED 18,500
SQUARE-FOOT COMMERCIAL DEVELOPMENT, INCLUDING A 6,000 SQUARE-FOOT
CONVENIENCE STORE WITH FUEL PUMPS AND CANOPY, RESTAURANT AND DRIVE
THROUGH LANE; 3,500 SQUARE-FOOT TAVERN; 5,000 SQUARE-FOOT RESTAURANT AND
4,000 SQUARE FEET OF GENERAL RETAIL SPACE WITH A WAIVER TO ALLOW BUILDINGS
NOT TO BE ORIENTED TO THE CORNER AND STREET FRONTAGES WHERE SUCH IS
REQUIRED on 5.03 acres at the southeast corner of Elkhorn Road and Hualapai Way (APN 125-
19-101-010 and Lot 2 of File 124 Page 42 of Parcel Maps), U (Undeveloped) Zone [R (Rural
Density Residential) and RNP (Rural Neighborhood Preservation) General Plan Designations]
[PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-75936]. Staff recommends
DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Comments from City of Las Vegas Public Works Traffic Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75936
03/05/19
SDR 76002
TP 1000, LLC
RATE/#
First Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Second Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Third Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Total Use DESCRIPTION #UNIT UNIT TOTAL
Elkhorn Road
Average Daily Traffic (ADT) 1,900
PM Peak Hour 152
(heaviest 60 minutes)
Hualapai Way
Average Daily Traffic (ADT) 9,002
PM Peak Hour 275
(heaviest 60 minutes)
Traffic Capacity of adjacent streets:
Adjacent street ADT
Capacity
Elkhorn Road 16,380
Hualapai Way 25,935
This project will add approximately 3,931 trips per day on Elkhorn Rd. and Hualapai Wy. Currently, Elkhorn is at about 12
percent of capacity and Hualapai is at about 36 percent of capacity. With this project, Elkhorn is expected to be at about 29
percent of capacity and Hualapai to be at about 50 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 329 additional cars, or about eleven every two
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 50
SUBJECT:
TMP-76001 - TENTATIVE MAP RELATED TO GPA-75997, ZON-75998, SUP-75999, SUP-76000
AND SDR-76002 - PUBLIC HEARING - ELKHORN PLAZA (A COMMERCIAL SUBDIVISION) -
APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Tentative Map FOR
A ONE-LOT COMMERCIAL SUBDIVISION on 5.03 acres at the southeast corner of Elkhorn Road
and Hualapai Way (APN 125-19-101-010 and Lot 2 of File 124 Page 42 of Parcel Maps), U
(Undeveloped) Zone [R (Rural Density Residential) and RNP (Rural Neighborhood Preservation)
General Plan Designations] [PROPOSED: C-1 (Limited Commercial)], Ward 6 (Fiore) [PRJ-
75936]. Staff recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75936
03/05/19
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AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 51
SUBJECT:
ZON-76145 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: TP 1000, LLC - For
possible action on a request for a Rezoning FROM: U (UNDEVELOPED) [RNP (RURAL
NEIGHBORHOOD PRESERVATION) GENERAL PLAN DESIGNATION] TO: R-E (RESIDENCE
ESTATES) on 3.55 acres at the southwest corner of Elkhorn Road and Eula Street (Lot 1 of File
124 Page 42 of Parcel Maps), Ward 6 (Fiore) [PRJ-75935]. Staff recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-76145 and TMP-76004 [PRJ-75935]
2. Conditions and Staff Report - ZON-76145 and TMP-76004 [PRJ-75935]
3. Supporting Documentation - ZON-76145 and TMP-76004 [PRJ-75935]
4. Photo(s) - ZON-76145 and TMP-76004 [PRJ-75935]
5. Justification Letter - ZON-76145 and TMP-76004 [PRJ-75935]
6. Protest/Support Postcard(s) for ZON-76145 and TMP-76004 [PRJ-75935]
7. Protest and/or Support Documentation Not Vetted for ZON-76145 and TMP-76004 [PRJ-
75935]
ZON-76145 and TMP-76004 [PRJ-75935]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
TMP-76004 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.
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
Public Works
7. Grant Public Pedestrian Access Easements for all public sidewalks located outside
of the public right-of-way on Elkhorn Road on the Final Map for this site.
8. Construct complete half street improvements on Elkhorn Road concurrent with the
development of this site. Per the approved administrative deferral form signed
March 18, 2019, all off-site improvements on Eula Street and Wittig Avenue are
deferred. In accordance with Title 19.02.025.F, the applicant shall make an
improvement contribution equal to 50% of the City’s bond estimate costs for all
deferred improvements. The street light contribution for Eula Street and Wittig
Avenue may be reduced to 25% if a service is provided. All existing paving
damaged or removed by this development shall be restored at its original location
and to its original width concurrent with development of this site.
9. All lots shall be connected to the public sewer system. Extend public sewer in
Wittig Avenue to a depth and location acceptable to the Sewer Planning Section of
the Department of Public Works.
10. Sign and record a Covenant Running with Land agreement for the possible future
installation of half-street improvements on Eula Street and Wittig Avenue in
accordance with City Standards for all improvements not required to be
constructed at this time. Such Covenant Running with Land agreement shall
record prior to the issuance of any permits.
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.
12. Submit a License Agreement for landscaping and private improvements in the
Elkhorn Road, Eula Street, and Wittig Avenue public rights-of-way prior to the
issuance of permits for these improvements. The applicant must carry an
insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by
the City, the applicant shall remove property encroaching in the public right-of-way
at the applicant's expense pursuant to the terms of the City's License Agreement.
The installation and maintenance of all private improvements in the public right-of-
way shall be the responsibility of the applicant and any successors in interest to
the property and assigns pursuant to the terms of the License Agreement.
Coordinate all requirements for the License Agreement with the Land Development
Section of the Department of Building and Safety (702-229-4836).
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
13. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required improvements shall be constructed
in accordance with Title 19.02.130.D.
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 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.
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 Section 19.02.130.
16. The approval of all Public Works related improvements shown on this Tentative
Map is in concept only. Specific design and construction details relating to size,
type and/or alignment of improvements, including but not limited to street, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision related construction
plans, whichever may occur first. Approval of this Tentative Map does not
constitute approval of any deviations. If such approval cannot be obtained, a
revised Tentative Map must be submitted showing elimination of such deviations.
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant requests approval of a Tentative Map for a proposed six-lot single-family
residential subdivision on 3.55 net acres at the southwest corner of Elkhorn Road and
Eula Street.
ISSUES
ANALYSIS
The proposed area to be mapped is included in Planning Area B of the 2016 Interlocal
Agreement between the City of Las Vegas and Clark County. Within this area, the
parties have agreed that the land use must remain residential and maintain a minimum
buildable lot size of 10,000 square feet, and the City may not amend its land use plan,
rezone or approve special or conditional use permits to allow industrial or commercial
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
uses or residential lots with a buildable area of less than 10,000 square feet, unless
otherwise agreed to by the existing property owners and the two parties. No changes to
Planning Area B are proposed concerning this site. If this project is approved, all of the
proposed lots will have a buildable area exceeding 10,000 square feet in conformance
with the Interlocal Agreement.
Access to each of the lots will be provided from Eula Street or Wittig Avenue, both Minor
Collector streets that will be fully improved with this project. Since there are no internal
links or nodes created by the subdivision design, the Connectivity Ratio of this
development cannot apply; appropriately, as an R-E zoned development, the
subdivision is not subject to Title 19.04 connectivity requirements. Nevertheless, each
lot may be considered to have full connectivity to exterior streets.
Per Title 19.06.040(F), landscape standards apply to all single family residential
development with five or more lots adjacent to streets classified as major collectors (80
feet wide) or larger. In this case, the proposed development will contain six lots, with
the northern boundary abutting Elkhorn Road, which is classified as a Primary Arterial.
The applicant is providing an onsite seven-foot wide landscape buffer with a five-foot
sidewalk and three-foot wide amenity zone within public right-of-way along Elkhorn
Road to comply with the standard. A landscape plan indicating conformance with tree
and shrub planting requirements along Elkhorn Road will be required to be submitted
with the plans for building permit review.
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The submitted east/west cross section depicts a maximum grade greater than two
percent across this site. Per Title 19.06.050 a development with natural slope greater
than two percent is allowed a maximum six-foot retaining wall. Cross sections show a
proposed six-foot screen wall along Elkhorn Road and a retaining wall of up to six feet
and a total height of 12 feet along the west property line, each of which meets Title 19
standards. No perimeter wall is indicated or required along Eula Street adjacent to Lot
2 at this time.
The Clark County School District projects that three additional primary and secondary
school students would be generated by the proposed residential development on this
site. The District notes that Centennial High School is over capacity for the 2018-2019
school year.
FINDINGS (ZON-76145)
The proposed R-E (Residence Estates) zoning district conforms to the existing
RNP (Rural Neighborhood Preservation) General Plan designation, which allows
for the proposed district.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The R-E (Residence Estates) zoning district provides for low intensity residential
units on large lots conveying a rural environment. These and related uses are
compatible with the R-1 (Single Family Residential) and R-E (Rural Estates
Residential – Clark County Designation) zoning districts on adjacent parcels,
which similarly provide for low density residential units.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Both Eula Street and Wittig Avenue are planned 60-foot rights-of-way that will be
fully improved as part of any proposed development on the adjacent property.
The proposed improvements will be adequate in size to meet the needs of the
proposed R-E (Residence Estates) zoning district.
FINDINGS (TMP-76004)
The proposed Tentative Map conforms to Nevada Revised Statutes and Title 19
requirements for tentative maps, and the Department of Public Works has
administratively approved deferral of offsite improvements along Eula Street and Wittig
Avenue. Staff therefore recommends approval of the tentative map, subject to
conditions.
BACKGROUND INFORMATION
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
submittal requirements for a Tentative Map application for residential
02/28/19
lots at the same time as discussion on the adjacent commercial
development to the west.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
The site is undeveloped and contains native vegetation. There are
03/13/18
no existing perimeter walls.
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 0
Intersection – Internal 0
Cul-de-sac Terminus 0
Intersection – External Street or Stub Terminus 0
Intersection – Stub Terminus w/ Temporary Turn Around
0
Easements
Non-Vehicular Path - Unrestricted 0
Total 0 0
Required Provided
Connectivity Ratio (Links / Nodes): N/A N/A
SS
ZON-76145 and TMP-76004 [PRJ-75935]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
Single
2 spaces
Family, 6 units 12
per unit
Detached
TOTAL SPACES REQUIRED 12 12 Y
Regular and Handicap Spaces Required 12 0 12 0 Y
SS
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Ќ̬⇓Ա֭㌱֭ผ㈠Dzผ่֭⎯ש7ֱ7Dzкγਙผֱ่Ġ—ŴкŴऑŴħ7Աธ̶ธ⇓CÛḚ⇓ҜAОƆ⇓Ա֭㌱֭ผ7╗Ҝxں7Ő֭⎯ħ₡่֭שħŴк㈠₡ʉفⓒ7̶゜ธՙ゜ธxںɱ7̬ںںธ̬ںธㅡ7AҜฌ
ZON-76145 [PRJ-75935] - REZONING RELATED TO TMP-76004 - APPLICANT/OWNER: TP 1000, LLC
SOUTHWEST CORNER OF ELKHORN ROAD AND EULA STREET
03/13/19
ZON-76145 [PRJ-75935] - REZONING RELATED TO TMP-76004 - APPLICANT/OWNER: TP 1000, LLC
SOUTHWEST CORNER OF ELKHORN ROAD AND EULA STREET
03/13/19
ZON-76145 [PRJ-75935] - REZONING RELATED TO TMP-76004 - APPLICANT/OWNER: TP 1000, LLC
SOUTHWEST CORNER OF ELKHORN ROAD AND EULA STREET
03/13/19
ОŐİֱՙㄦɱ̶ㄦ
x̶゜ธՙ゜ںɱ
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 52
SUBJECT:
TMP-76004 - TENTATIVE MAP RELATED TO ZON-76145 - ELKHORN ESTATES - PUBLIC
HEARING - APPLICANT/OWNER: TP 1000, LLC - For possible action on a request for a Tentative
Map FOR A SIX-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION on 3.55 acres at the
southwest corner of Elkhorn Road and Eula Street (Lot 1 of File 124 Page 42 of Parcel Maps), U
(Undeveloped) Zone [RNP (Rural Neighborhood Preservation) General Plan Designation]
[PROPOSED: R-E (Residence Estates)], Ward 6 (Fiore) [PRJ-75935]. Staff recommends
APPROVAL.
CC: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
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ЌḶ╗Dz̬ฌ
ОŐİֱՙㄦɱ̶ㄦ
x̶゜ธՙ゜ںɱ
Ќ̬⇓Ա֭㌱֭ผ㈠Dzผ่֭⎯ש7ֱ7Dzкγਙผֱ่Ġ—ŴкŴऑŴħ7Աธ̶ธ⇓CÛḚ⇓ҜAОƆ⇓Ա֭㌱֭ผ7╗Ҝxں7Ő֭⎯ħ₡่֭שħŴк㈠₡ʉفⓒ7̶゜ธՙ゜ธxںɱ7̬ںںธ̬ںธㅡ7AҜฌ
Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 76004
TP 1000, LLC
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Elkhorn Road
Average Daily Traffic (ADT) 1,900
PM Peak Hour 152
(heaviest 60 minutes)
Hualapai Way
Average Daily Traffic (ADT) 9,002
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 57 trips per day on Eula St., Elkhorn Rd. and Hualapai Wy. Currently, Elkhorn is at about
12 percent of capacity and Hualapai is at about 35 percent of capacity. With this project, these capacities are expected to
remain unchanged. Counts are not available for Eula, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 6 additional cars, or about one every ten minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 53
SUBJECT:
ZON-75980 - REZONING - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: 1997
MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST - For possible
action on a request for a Rezoning FROM: R-E (RESIDENCE ESTATES) TO: R-1 (SINGLE
FAMILY RESIDENTIAL) on 5.09 acres on the north side of Deer Springs Way, approximately 300
feet east of Hualapai Way (APN 125-19-202-007), Ward 6 (Fiore) [PRJ-75891]. Staff
recommends APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-75980, VAR-75981, VAR-75982 and TMP-75984 [PRJ-
75891]
2. Land Use Map
3. Conditions and Staff Report - ZON-75980, VAR-75981, VAR-75982, VAC-75983 and TMP-
75984 [PRJ-75891]
4. Supporting Documentation - ZON-75980, VAR-75981, VAR-75982, VAC-75983 and TMP-
75984 [PRJ-75891]
5. Photo(s) - ZON-75980, VAR-75981, VAR-75982, VAC-75983 and TMP-75984 [PRJ-75891]
6. Justification Letter - ZON-75980, VAR-75981, VAR-75982, VAC-75983 and TMP-75984 [PRJ-
75891]
7. Protest and/or Support Documentation Not Vetted for ZON-75980, VAR-75981, VAR-75982,
VAC-75983 and TMP-75984 [PRJ-75891]
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0 - ZON-75980
0 - VAR-75981
0 - VAC-75983
0 - TMP-75984
APPROVALS 0 - ZON-75980
0 - VAR-75981
0 - VAC-75983
0 - TMP-75984
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75981 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
VAC-75983 CONDITIONS
1. The limits of this Petition of Vacation shall be the U.S. Government Patent
Easements located on the west and south sides of Assessor Parcel Number 125-
19-202-007 excluding those portions of Deer Springs Way and Eula Street which
will be dedicated as right-of-way.
2. This Order of Relinquishment shall record immediately prior to and concurrent with
a mapping action that subdivides this site.
3. All public improvements, if any, adjacent to and in conflict with this vacation
application are to be modified, as necessary, at the applicant's expense prior to the
recordation of an Order of Vacation.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
4. The Order of Relinquishment of Interest shall not be recorded until all of the
conditions of approval have been met provided, however, the conditions requiring
modification of public improvements may be fulfilled for purposes of recordation by
providing sufficient security for the performance thereof in accordance with the
Subdivision Ordinance of the City of Las Vegas. City Staff is empowered to modify
this application if necessary because of technical concerns or because of other
related review actions as long as current City right-of-way requirements are still
complied with and the intent of the vacation application is not changed. If applicable,
a five foot wide easement for public streetlight and fire hydrant purposes shall be
retained on all vacation actions abutting public street corridors that will remain
dedicated and available for public use. Also, if applicable and where needed, public
easement corridors and sight visibility or other easements that would/should cross
any right-of-way being vacated must be retained.
TMP-75984 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. Written approval must be submitted prior to the issuance of a building permit from
Republic Services for the stub street configuration.
4. Street names must be provided in accordance with the City’s Street Naming
Regulations.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
5. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
Public Works
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
10. Dedicate 45 feet of right-of-way for Deer Springs Way, 30 feet for Eula Street, and
a 20-foot radius at the southwest corner of Deer Springs Way and Eula Street
adjacent to this site on the Final Map.
11. Street “A” must be granted and labeled on the Final Map for this site as Public Utility
Easements (P.U.E.), Public Sewer Easements, and Public Drainage Easements to
be privately maintained by the Homeowner's Association.
12. Construct complete half street improvements on Deer Springs Way and Eula Street
meeting current City Standards adjacent to this site concurrent with development of
this site. All existing paving damaged or removed by this development shall be
restored at its original location and to its original width concurrent with development
of this site.
13. Modify the existing median in Deer Springs Way, to the satisfaction of the City Traffic
Engineer, to further restrict the right-in/right-out access on Deer Springs Way.
14. 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.
15. Submit a License Agreement for landscaping and private improvements in the Deer
Springs Way and Eula Street public rights of way, if any, adjacent to this site prior to
this issuance of permits for these improvements. The applicant must carry an
insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by the
City, the applicant shall remove property encroaching in the public right-of-way at
the applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the adjacent property owner(s) and shall be transferred
with the sale of the property for the entire term of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (702-229-4836).
16. 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
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Conditions Page Five
April 23, 2019 - Planning Commission Meeting
17. The approval of all Public Works related improvements shown on this Tentative Map
is in concept only. Specific design and construction details relating to size, type
and/or alignment of improvements, including but not limited to street, gating, sewer
and drainage improvements, shall be resolved prior to approval of the construction
plans by the City. No deviations from adopted City Standards shall be allowed
unless specific written approval for such is received from the City Engineer prior to
the recordation of a Final Map or the approval of subdivision-related construction
plans, whichever may occur first. Approval of this Tentative Map does not constitute
approval of any deviations. If such approval cannot be obtained, a revised Tentative
Map must be submitted showing elimination of such deviations.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
The applicant is requesting to Rezone the subject site from R-E (Residence
Estates) to R-1 (Single Family Residential). Staff supports this request.
A Variance is requested to allow a Connectivity Ration of 1.0 where 1.3. Staff does
not support this request.
A Variance is requested to allow a private street not developed to public street
standards and without gate. The private street is also proposed to terminate in a
non-standard terminus (stub streets). Staff does not support this request.
A Petition to Vacate U.S. Government Patent Reservations generally located on
the north side of Deer Springs Way, west of Eula Street. Staff supports this request.
The applicant is requesting a Waiver to allow a 181-foot Intersection Offset where
220 feet is the minimum required. Staff is recommending denial of this request and
the associated Tentative Map.
ANALYSIS
Rezoning
The subject site is currently zoned R-E (Residence Estates) which provides for low
density residential units located on large lots that convey a rural environment. The
minimum lot size for this district is 20,000 square feet. The applicant is proposing to
rezone the subject site to R-1 (Single Family Residential). The R-1 District provides for
the development of single-family detached dwellings in a suburban setting with a
minimum lot size of 6,500 square feet.
Located within the Interlocal Agreement Planning Area B, Planning Area B states that
during the term of the agreement, the areas identified as Planning Area B must remain
residential and maintain a minimum buildable lot size of 10,000 square feet. The City of
Las Vegas is not to amend its land use plan, rezone such properties or approve special
or conditional use permits to allow industrial or commercial uses or residential lots with a
buildable area of less than 10,000 square feet within the areas identified as Planning Area
B. With agreement between the City, the County, and existing property owners,
modifications to the Planning Areas may occur.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
While the proposed R-1 zoning district allows for lot sizes as small as 6,500 square feet,
the underlying General Plan Designation will ultimately determine the number of lots
developed. The subject site has a General Plan designation of R (Rural Density
Residential), which allows a maximum density of 3.59 dwelling units per acre. The subject
site is adjacent to commercially zoned property to the west and south, with the residential
development to the north zoned R-1, like the proposed. The parcel east of the subject site
is zoned R-E and the proposed R-1 will provide a buffer zone to the commercially zoned
property to the west, adjacent to Hualapai Way; therefore, staff is recommending approval
of the rezoning request.
Variance
Connectivity is a measurement of the diversity of vehicular or pedestrian options a
transportation network provides within and around its transportation network. The higher
the ratio, the more options there are for travelers in a given neighborhood and the lower
the ratio, less options are available. The Connectivity Ratio is calculated by taking the
number of street links (road sections between intersections) in the development’s street
layout divided by the number of street nodes (intersections and terminations). For
comparison purposes, a perfect street grid has a Connectivity Ratio of 2.0, while a
subdivision with only cul-de-sacs has a Connectivity Ratio of 1.0. The proposed
residential development has three links and three nodes for a connectivity ratio of 1.0.
The applicant would be able to meet the minimum connectivity ratio by providing primary
access via Eula Street with a secondary “right in right out” only access via Deer Springs
Way.
The second portion of this request includes proposing to construct a private street without
a gate and not to public standards, which would include a sidewalk on both sides of the
proposed private street. Sidewalk is proposed for the west side of the private street,
terminating at proposed Lot 7, leaving the future residents on the north and east sides of
the private street without a pedestrian pathway (sidewalk).
The final part of the Variance request includes a request to allow a private street to
terminate in a nonstandard terminus such as a hammerhead or cul-de-sac. The applicant
is proposing two stub streets that are perpendicular to the proposed “Street A.” Stub
streets do not provide adequate space for vehicular traffic to turn around; this includes
emergency vehicles such as ambulances and trash disposal trucks dispatched by
Republic Services. Staff has added a recommended Condition of Approval requiring the
applicant to submit written approval for the stub streets from Republic Services prior to
the issuance of a building permit.
The inability to meet the minimum ratio requirement for connectivity and the proposal of
a private street not constructed to public standards, without a gate, and to terminate in
stub streets are self-imposed hardships not based on a unique or extraordinary
circumstance; therefore, staff is recommending denial of the Variance request.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
Vacation
Staff has no objection to the vacation application request to relinquish the City's interests
in U.S. Government Patent Reservations generally located on the north side of Deer
Springs Way, west of Eula Street. The Vacation request should be sent to all the utilities
however, as no right of way is proposed to be vacated, and thus no franchise rights are
involved, it is not necessary to wait for responses from any of the public utilities or other
parties interested in preserving a right in this patent easement. Since only City interests
are involved any utility company's interests will need to be addressed with each respective
utility company and will not be affected by the City relinquishing its interest; therefore,
staff is recommending approval of the Petition to Vacate U.S. Government Patent
Reservations generally located on the north side of Deer Springs Way, west of Eula
Street.
Tentative Map
The applicant has proposed to develop a 16-lot single-family residential subdivision on
5.09 gross acres on the north side of Deer Springs Way, approximately 300 feet east of
Hualapai Way. The proposed development demonstrates four home sites developed with
access via a stub street, with the remaining 12 lots adjacent to proposed private “Street
A.” The density of the proposed development is 3.14 units per acre.
The submitted east/west cross section depicts a maximum grade greater than two percent
across this site. Per the Tables in Subdivision Code 19.06.050, a development with a
natural slope, greater than two percent is allowed a maximum six-foot retaining wall.
There are two, four-foot retaining walls separated by a five-foot required spacing in
between the retaining walls.
The submitted north/south cross section depicts a maximum grade less than two percent
across this site. Per the Tables in Subdivision Code 19.06.050 a development with
natural slope greater than two percent is allowed a maximum four-foot retaining wall. No
retaining walls are shown.
Through previous correspondence, Traffic Engineering has advised the applicant that the
submitted layout is unacceptable and requested the applicant to provide access to the
proposed residential neighborhood via Eula Street and not Deer Springs Way, as the
proposed design creates an unsafe condition to a commercial site that currently has no
turning movement concerns. The proposed subdivision entrance may encourage drivers
to drive into oncoming traffic and create illegal “U” turns on Deer Springs Way, and future
residents will be forced to make a u-turn at Eula Street in order to access their
neighborhood. In addition, residents will not be able to make a left-turn onto Deer Springs
Way and will be forced to Dorrell Lane via Hualapai Way in order to get to the middle
school located at the southeast corner of Echelon Point Drive and Grand Canyon Drive.
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
In order to mitigate the potential negative impact of the proposed driveway on Deer
Springs Way, the applicant will need to construct a median that removes the ability for
vehicular traffic to make a left turn out of the subdivision onto Deer Springs Way, and
restricts this site to right-in/right-out access only from Deer Springs Way. If not
constructed as a right-in/right-out only subdivision, undesired “U” turn movements on Eula
Street could occur and become a safety issue for vehicular and pedestrian traffic alike.
Reconfiguring the proposed neighborhood to provide primary access via Eula Street with
a right-in/right-out access only onto Deer Springs Way would mitigate future traffic
conflicts for Deer Springs Way while satisfying the Connectivity Ratio required by Title
19.04.
As traffic engineers we plan for the future and try not to create future safety issues. This
is the reason the proper hierarchy of roads is so important. For example, major arterials
should be intersected by minor arterials, which are intersected with collectors, which are
intersected with residential streets. Maintaining this hierarchy improves safety for all road
users. Crash rates are reduced because access points are reduced, turning movements
are reduced, and pedestrian crossings are manageable.
Eula Street is a residential collector. The posted speed limits will likely remain 25 miles
per hour. It is appropriate for residential roads to intersect this street. The number of
vehicle trips generated by this development is expected to be minimal and virtually
undetectable in the area. These trips would be distributed appropriately to intersections
that the City can control.
The applicant is proposing to develop 16 home sites with lot sizes that range in size from
8,805 square feet to 11,705 square feet within “Accepted Area B” of the Interlocal
Agreement. The proposed lot sizes do not satisfy the requirements of the Interlocal
Agreement, which requires a minimum lot size of 10,000 square feet. Only four of the
proposed 16-lots provide the required minimum lot size set forth in the Interlocal
Agreement. While the proposed R-1 zoning district allows a minimum residential lots size
of 6,500 square feet, the current land use designation of Rural Density Residential limits
the number of home sites to 3.59 dwelling units per acre. The submitted tentative map is
preferential in nature and not compatible with the Interlocal Agreement, nor is it compliant
with the RTC Clark County Area Access Management Guidelines for vehicular traffic;
therefore, staff is recommending denial of the Tentative Map and associated Waiver
request.
FINDINGS (ZON-75980)
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
The proposed R-1 zoning district conforms to the existing Rural Residential Density
designation.
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The R-1 zoning district allows single-family detached homes, which is compatible
with the surrounding land uses and zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
Development factors in the area including commercial to the west and south of the
subject indicate the need and appropriateness of the proposed R-1 zoning district.
If approved, half-street improvements for both Deer Springs Way and Eula Street
will be required that includes a median to limit the vehicular traffic of the proposed
neighborhood to right-in/right-out only traffic movements, thus creating street
facilities that are adequate in size to meet the requirements of the proposed R-1
zoning district.
FINDINGS (VAR-75981)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
02/27/19
requirements for the proposed residential subdivision where discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff observed the undeveloped site during a routine field check and did
03/13/19
not note any concerns or issues.
Planned or Special
Surrounding Existing Land Use
Land Use Existing Zoning District
Property Per Title 19.12
Designation
Subject R (Rural Density
Undeveloped R-E (Residence Estates)
Property Residential)
RNP (Rural
Single Family, R-1 (Single Family
North Neighborhood
Detached Residential)
Preservation)
SC (Service
South Shopping Center C-1 (Limited Commercial)
Commercial)
RL (Residential R-E (Rural Estates
East Undeveloped
Low) Residential) Clark County
SC (Service
West Shopping Center C-1 (Limited Commercial)
Commercial)
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
*With agreement between the City, the County, and existing property owners, modifications
to the Planning Areas may occur. Upon completion of the western beltway, both parties
acknowledge the boundaries of Areas A2 and B may change between Ann Road and Lone
Mountain at the western beltway.
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply for the proposed R-1 zoning
district:
Standard Required/Allowed
Min. Lot Size 6,500 SF
Min. Lot Width 60 Feet
Min. Setbacks
Front 20 Feet
Side 5 Feet
Corner 15 Feet
Rear 15 Feet
Min. Distance Between Buildings 6 Feet
Max. Lot Coverage 50 %
Max. Building Height 2 Stories / 35 Feet
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
NE
ZON-75980, VAR-75981, VAC-75983 and TMP-75984 [PRJ-75891]
Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
19.04.040 Connectivity
Transportation Network Element # Links # Nodes
Internal Street 3
Intersection – Internal 1
Cul-de-sac, Hammerhead or Non-Standard Terminus 2
Total 3 3
Required Provided
Connectivity Ratio (Links / Nodes): 1.30 1.00
Pursuant to Title 19.06 and 19.12, the following parking standards apply for the
proposed R-1 Zoning District:
Required
Gross Floor Area or
Use Parking
Number of Units Parking Ratio
Regular Handi-capped
Single Family,
16 2 Per Lot 32
Detached
TOTAL SPACES REQUIRED 32
NE
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ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
ZON-75980 [PRJ-75891] - REZONING RELATED TO VAR-75981, VAC-75938 AND TMP-75984 - APPLICANT: DR
HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST
NORTH SIDE OF DEER SPRINGS WAY EAST OF HUALAPAI WAY
03/13/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 54
SUBJECT:
VAR-75981 - VARIANCE RELATED TO ZON-75980 AND VAR-75981 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH
WONG REVOCABLE TRUST - For possible action on a request for a Variance TO ALLOW A 1.00
CONNECTIVITY RATIO WHERE 1.30 IS THE MINIMUM REQUIRED; PRIVATE STREETS NOT
CONSTRUCTED TO PUBLIC STREET STANDARDS WITHOUT AN ACCESS GATE; AND
PRIVATE STREETS TO TERMINATE IN STUB STREETS WHERE CUL-DE-SACS OR
HAMMERHEADS ARE REQUIRED on 5.09 acres on the north side of Deer Springs Way,
approximately 300 feet east of Hualapai Way (APN 125-19-202-007), R-E (Residence Estates)
Zone [PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75891]. Staff
recommends DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75891
03/05/19
Brandi Reid
breid@gcwengineering.com
PRJ-75891
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 55
SUBJECT:
VAC-75983 - VACATION RELATED TO ZON-75980 AND VAR-75981 - PUBLIC HEARING -
APPLICANT: DR HORTON - OWNER: 1997 MORTON M.F. WONG AND EUNICE ELIZABETH
WONG REVOCABLE TRUST - For possible action on a request for a Petition to Vacate U.S.
Government Patent Easements generally located on the north side of Deer Springs Way, east of
Hualapai Way (APN 125-19-202-007), Ward 6 (Fiore) [PRJ-75891]. Staff recommends
APPROVAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps
3. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75891
03/05/19
Brandi Reid
breid@gcwengineering.com
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 56
SUBJECT:
TMP-75984 - TENTATIVE MAP RELATED TO ZON-75980, VAR-75981 AND VAC-75983 - DEER
SPRINGS EULA - PUBLIC HEARING - APPLICANT: DR HORTON - OWNER: 1997 MORTON
M.F. WONG AND EUNICE ELIZABETH WONG REVOCABLE TRUST - For possible action on a
request for a Tentative Map FOR A PROPOSED 16-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION WITH A WAIVER TO ALLOW A 181-FOOT INTERSECTION OFFSET WHERE
220 FEET IS REQUIRED on 5.09 acres on the north side of Deer Springs Way, approximately
300 feet east of Hualapai Way (APN 125-19-202-007), R-E (Residence Estates) Zone
[PROPOSED: R-1 (Single Family Residential)], Ward 6 (Fiore) [PRJ-75891]. Staff recommends
DENIAL.
C.C.: 06/05/2019
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Comments from City of Las Vegas Public Works Traffic Engineering Division
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.
GCW, Inc./Brandi Reid Project Coordinator
PRJ-75891
03/05/19
Brandi Reid
breid@gcwengineering.com
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
PRJ-75891
03/05/19
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Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
Project Name
Project Description
APN's
(1) Single Family unit is defined as single family detached home, mobile home, and town homes.
(2) Multi-Family unit is defined as apartment, multiplexes, and condominiums.
(3) Resort Condominium units for tracking purposes only.
* To be completed by CCSD
* CCSD Comments
Approved Disapproved
TMP 75984
DR Horton
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
Hualapai Way
Average Daily Traffic (ADT) 27,764
PM Peak Hour 275
(heaviest 60 minutes)
This project will add approximately 151 trips per day on Eula St., Deer Springs Wy. and Hualapai Wy. Currently, Deer
Springs is at about 15 percent of capacity and Hualapai is at about 78 percent of capacity. With this project, Deer Springs is
expected to remain unchanged and Hualapai to be at about 79 percent of capacity. Counts are not available for Eula, but it is
believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 16 additional cars, or about one every four
minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 57
SUBJECT:
VAR-75906 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: GILCREASE NATURE
SANCTUARY - For possible action on a request for a Variance TO ALLOW 38 PARKING SPACES
WHERE 94 ARE REQUIRED on 7.88 acres at 8103 Racel Street (APN 125-09-401-033), Ward 6
(Fiore) [PRJ-74896]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
2. Conditions and Staff Report - VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
3. Supporting Documentation - VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
4. Photo(s) - VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
5. Justification Letter - VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
6. Support Postcard(s) for VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75907 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.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
VAR-76015 CONDITIONS
Planning
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-75907 CONDITIONS
Planning
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All development shall be in conformance with the site plan, and building elevations,
date stamped 03/19/19, 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.
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
10. Prior to the approval of Construction drawings for this site, sign a Covenant Running
with Land agreement for the possible future installation of any off-site improvements
that are not constructed at this time. The Covenant agreement must be recorded
with the County Recorder and a copy of the recorded document must be provided
to the City prior to the issuance of building permits for this site.
11. Abandon all existing septic tank systems in accordance with Southern Nevada
Heath District regulations and connect to the City of Las Vegas public sewer system.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Conditions Page Four
April 23, 2019 - Planning Commission Meeting
12. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
13. Submit an Encroachment Agreement for all landscaping and private improvements,
if any, located in the public right-of-way adjacent to this site prior to occupancy of
this site. The applicant must carry an insurance policy for the term of the
encroachment 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
landscaping and private improvements encroaching in the public right-of-way at the
applicant’s expense pursuant to the terms of the City’s encroachment agreement.
The installation and maintenance of all private structures 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 Encroachment Agreement.
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 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.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to add a new 1,500 square-foot building to an existing bird
sanctuary at 8103 Racel Street.
ISSUES
ANALYSIS
The previously approved Site Development Plan Review (SDR-43981) designated a pad
for the future construction of the aviary building. The pad is located in the middle of the
subject site, outside of the required setback areas. The proposed aviary building is a 30-
foot by 50-foot prefabricated metal building with rib siding and roof panels to enclose the
aviary. These materials are consistent with the architectural character of the existing
buildings on site and, according to the submitted justification letter date stamped
03/14/19, are suitable to properly house the birds and keep them secure.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The site is currently developed with 38 parking stalls where 55 are required. Title 19.12
requires one parking space for every 200 square feet of gross floor area for a Commercial
Recreation/Amusement (Outdoor) use [bird sanctuary]. The subject site is currently
developed with 11,000 square feet of existing floor area which requires 55 parking stalls.
The proposed 1,500 square-foot aviary building will require nine additional parking spaces
for a total of 64 parking spaces required. No additional parking spaces are proposed and
a Variance is requested to allow for 38 parking spaces where 64 are required. Staff does
not support this request.
Racel Street and Al Carrisson Street are currently not improved roadways and do not
have the necessary curb, gutter, or sidewalk. The applicant is requesting to permanently
remove the requirement for off-site [half-street] improvements and to not make an
improvement contribution where 50 percent is required by Title 19.02.025.B. Since the
adoption of the new off-site code in August of 2018, a Variance has not been approved
to allow an applicant to make zero contribution for future improvements made by the City
of Las Vegas. If this request (VAR-76015) is approved, the City will be responsible for
100 percent of the costs to perform half-street improvements for this section of Racel
Street and Al Carrison Street. This approval could also have unintended consequences
and set a precedence that will allow other applicants and/or developers to come in and
request a similar Variance, thus placing more financial burden on the City for necessary
off-site improvements.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
The applicant has proposed no additional parking to an already deficient site in addition
to requesting a Variance to not install required half street improvements, nor make any
contribution to such future improvements performed by the City; therefore, staff is
recommending denial of all request.
FINDINGS (VAR-75906)
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 (VAR-76015)
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:
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
FINDINGS (SDR-75907)
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 existing bird and animal sanctuary has been operating for several years. The
proposed structure is not visible from the public right-of-way and the park-like setting
will remain as is and is compatible with the existing residential developments.
2. The proposed development is consistent with the General Plan, this Title, and
other duly-adopted city plans, policies and standards;
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
The subject site is zoned C-V (Civic) which is consistent with the PF (Public
Facilities) category of the General Plan. These designations intend to house public
and quasi-public uses. The proposed addition is consistent with these policies and
can be operated under this designation as it provides education and recreation to
members of the community and is operated by a recognized service organization;
but the proposed development is not consistent with the development standards as
the applicant is requesting two Variances to allow a deficiency in the parking
requirement, and to not contribute to the future costs the off-site [half-street]
improvements required by Title 19.02.025.B.
The proposed addition will not impact the existing conditions for neighborhood
traffic. Racel Street, a 47-foot wide collector street, and Al Carrisson Street, a 32-
foot wide local street, are of adequate size to serve the proposed site. The lack of
half-street improvements will negatively impact both vehicular and pedestrian traffic
in the area.
4. Building and landscape materials are appropriate for the area and for the City;
The proposed building materials are consistent with the architectural character of
the surrounding structures on site and are appropriate for the subject site.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The development is subject to building permit review and regular inspections during
construction; thus securing the public health, safety, and general welfare.
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff met with the applicant to discuss the project proposal and submittal
10/30/18
deadlines.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine field check staff observed the subject site. Nothing of
03/13/19
concern was noted by staff during the field check.
Planned or
Surrounding Existing Land Use Existing Zoning
Special Land
Property Per Title 19.12 District
Use Designation
Commercial
Subject Recreation/Amusement PF (Public
C-V (Civic)
Property Outdoor (Nature Facility)
Sanctuary)
R-PD3 (Residential
Single Family L (Low Density
North Planned Development –
Residential Residential)
3 Units per Acre)
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Planned or
Surrounding Existing Land Use Existing Zoning
Special Land
Property Per Title 19.12 District
Use Designation
R-PD4 (Residential
Single Family
Planned Development –
Residential PCD (Planned
4 Units per Acre)
South Community
R-A (Residential
Wedding Chapel and Development)
Agriculture – Clark
Banquet Facility
County Designation)
PCD (Planned R-A (Residential
East Undeveloped Community Agriculture – Clark
Development) County Designation)
PCD (Planned R-A (Residential
Single Family
West Community Agriculture – Clark
Residential
Development) County Designation)
DEVELOPMENT STANDARDS
ES/NE
VAR-75906, VAR-76015 and SDR-75907 [PRJ-74896]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Commercial
Recreation /
12,800 SF 1:200 SF 64
Amusement
(Outdoor)
TOTAL SPACES REQUIRED 64 38 N*
Regular and Handicap Spaces Required 61 3 36 2 N*
Percent Deviation 40.6%
*The applicant is requesting a Variance to allow the existing 38 parking stalls to remain with no
additional parking stalls to be installed with the proposed addition.
ES/NE
PRJ-74896
02/26/19
PRJ-74896
02/26/19
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bḶⓈЌ╗7AЋA●ՁAԱՁDz ฌ
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ㅡ7Ġb7ƆОAbDzƆ7ӧں7ЋAЌỏฌ
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x̶゜ںㅡ゜ںɱ
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Ⓢฌ
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●ฌ
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Ћฌ
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Ợฌ ÛḶҜDzЌ7ए7゜ںธxx7ए7ՙ㈠ՙ ฌ
Ⓢฌ Ɔฌ ЌDzÛ7AЋ●AŐù 7 ㄦxƥṲ̶xƥ7 ںⓒㄦxx7Ɔ㈠㈠7 ㄦฌ ╗Ḷ╗AՁ7ŐDzỢⓈ●ŐDzC ฌ
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Ձฌ Ⓢฌ
Ɔ●CDzÛAՁì7AŐDzA7 ں″ⓒธ″″7Ɔ㈠㈠7 ธⓒ̶ธ̶㈠ՙںฌ ÛḶҜDzЌ7ए7ธㅡ7╗Ḷ●ՁDz╗Ɔ7ִ7ฎ7ՁAЋA╗ḶŐ●DzƆ ฌ
ìฌ Ћฌ
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Û7 ОAŐì●ЌḚ7bAՁbⓈՁA╗●ḶЌ ฌ
ОA╗●Ḷ7╗AԱՁDz7AŐDzA7 ธⓒฎㄦx7Ɔ㈠㈠7 ںɱx ฌ
bⓈŐŐDzЌ╗Ձù7ЌḶ7DzṲ●Ɔ╗●ЌḚ7Ɔ╗Ő●О●ЌḚ7ƆḶ7ЌḶ7ОAŐì●ЌḚ ฌ
╗Ḷ╗AՁƆ 7 ԱՁCḚ7AŐDzA 7 ḶbbⓈОAЌ╗Ɔ ฌ
bḶⓈЌ╗7AЋA●ՁAԱՁDz ฌ
ธธ ̶ƥֱɱ7゜ںㅡ फฌ
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x̶゜ںㅡ゜ںɱ
VAR-75906 [PRJ-74896] - VARIANCE RELATED TO VAR-76015 AND SDR-75907 - APPLICANT/OWNER: GILCREASE
NATURE SANCTUARY
8103 RACEL STREET
03/13/19
VAR-75906 [PRJ-74896] - VARIANCE RELATED TO VAR-76015 AND SDR-75907 - APPLICANT/OWNER: GILCREASE
NATURE SANCTUARY
8103 RACEL STREET
03/13/19
VAR-75906 [PRJ-74896] - VARIANCE RELATED TO VAR-76015 AND SDR-75907 - APPLICANT/OWNER: GILCREASE
NATURE SANCTUARY
8103 RACEL STREET
03/13/19
VAR-75906 [PRJ-74896] - VARIANCE RELATED TO VAR-76015 AND SDR-75907 - APPLICANT/OWNER: GILCREASE
NATURE SANCTUARY
8103 RACEL STREET
03/13/19
To: City of Las Vegas Planning
The new structure will be a 30’x50’ prefabricated metal building with High
rib siding and roofing panels for the enclosed portion. The outdoor areas of
the building will be covered in lobster wire over the steel frame. It is
important for the structure to be sturdy as the birds to be housed there
Imagine a 3 year old with a can opener attached to their face and you ’ll
have a pretty good idea of the destructive potential.
The colors will be complementary with the existing facility. There will be a
man door on either side with a hallway through the middle to provide a path
The 7.88 acre property is zoned C-V. Parking is existing and will be left as
is. The addition of the aviary will greatly improve the ability to care for the
animals and will have no detrimental impact. It is the opinion of this office
that an addition to the facility can only serve to improve the property.
Sincerely
KC Camis, Architect
PRJ-74896
03/14/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 58
SUBJECT:
VAR-76015 - VARIANCE RELATED TO VAR-75906 - PUBLIC HEARING - APPLICANT/OWNER:
GILCREASE NATURE SANCTUARY - For possible action on a request for a Variance TO ALLOW
NO HALF-STREET IMPROVEMENTS WHERE SUCH ARE REQUIRED on 7.88 acres at 8103
Racel Street (APN 125-09-401-033), Ward 6 (Fiore) [PRJ-74896]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-74896
02/26/19
PRJ-74896
02/26/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 59
SUBJECT:
SDR-75907 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75906 AND VAR-76015
- PUBLIC HEARING - APPLICANT/OWNER: GILCREASE NATURE SANCTUARY - For possible
action on a request for a Major Amendment to an approved Site Development Plan Review (SDR-
43981) FOR THE PROPOSED 3,500 SQUARE-FOOT EXPANSION OF AN EXISTING
COMMERCIAL RECREATION/AMUSEMENT (OUTDOOR) FACILITY [NATURE SANCTUARY]
on 7.88 acres at 8103 Racel Street (APN 125-09-401-033), Ward 6 (Fiore) [PRJ-74896]. Staff
recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-74896
02/26/19
PRJ-74896
02/26/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 60
SUBJECT:
VAR-75964 - VARIANCE - PUBLIC HEARING - APPLICANT: LAS VEGAS VALLEY WATER
DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL - For possible action on
a request for a Variance TO ALLOW DEVIATIONS FROM TITLE 19.10.020 C-V (CIVIC)
DEVELOPMENT STANDARDS on a portion of 20.00 acres at the northwest corner of Centennial
Parkway and Fort Apache Road (APNs 125-19-802-013 and 006), C-V (Civic) Zone, Ward 6
(Fiore) [PRJ-75913]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-75964 and SDR-75965 [PRJ-75913]
2. Conditions and Staff Report - VAR-75964 and SDR-75965 [PRJ-75913]
3. Supporting Documentation - VAR-75964 and SDR-75965 [PRJ-75913]
4. Photo(s) - VAR-75964 and SDR-75965 [PRJ-75913]
5. Justification Letter - VAR-75964 and SDR-75965 [PRJ-75913]
VAR-75964 and SDR-75965 [PRJ-75913]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75964 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-75913 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.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 03/04/19, except as amended by conditions
herein.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
6. The applicant shall coordinate with the City Surveyor and other city staff to determine
the most appropriate mapping action necessary to consolidate the existing lots. The
mapping action shall be completed and recorded prior to the issuance of any building
permits.
8. A fully operational fire protection system, including fire apparatus roads, fire hydrants
and water supply, shall be installed and shall be functioning prior to construction of
any combustible structures.
9. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
10. Provide written proof that any conflicting Clark County Bureau of Land Management
Grants, if any, have been relinquished prior the issuance of permits for this site.
11. Construct all half-street improvements meeting Current City Standards (detached
sidewalks) on Centennial Parkway and Fort Apache concurrent with the
development of this site. All existing paving damaged or removed by this
development shall be restored at its original location and to its original width
concurrent with development of this site. Grant appropriate Public Pedestrian
Access Easements if needed.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Conditions Page Three
April 23, 2019 - Planning Commission Meeting
12. Contact the City Traffic Engineer’s Office at 702-229-2199 to coordinate the
development of this project with the Centennial Parkway/Fort Apache Road Traffic
signal project and any other public improvement projects adjacent to this site.
Comply with the recommendations of the City Traffic Engineer. Additionally, provide
written proof of coordination with Clark County project’s for Fort Apache Road.
13. Landscape and maintain all unimproved rights-of-way adjacent to this site. All
landscaping and private improvements installed with this project shall be situated
and maintained so as to not create sight visibility obstructions for vehicular traffic at
all development access drives and abutting street intersections.
14. Submit a License Agreement for landscaping and private improvements in the
Centennial Parkway and Fort Apache Road public rights-of-way, if any, prior to this
issuance of permits for these improvements. The applicant must carry an insurance
policy for the term of the License Agreement and add the City of Las Vegas as an
additionally insured entity on this insurance policy. If requested by the City, the
applicant shall remove property encroaching in the public right-of-way at the
applicant's expense pursuant to the terms of the City's License Agreement. The
installation and maintenance of all private improvements in the public right of way
shall be the responsibility of the applicant and any successors in interest to the
property and assigns pursuant to the terms of the License Agreement. Coordinate
all requirements for the License Agreement with the Land Development Section of
the Department of Building and Safety (702-229-4836).
15. A Drainage Plan and Technical Drainage Study must be submitted to and approved
by the Department of Public Works prior to the issuance of any building or grading
permits or submittal of any construction drawings, whichever may occur first. Provide
and improve all 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.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Zone Reservoir and Pumping Station on 20 acres on the northwest
corner of Centennial Parkway and Fort Apache Road.
ISSUES
ANALYSIS
The subject property is located in the C-V (Civic) zoning district and has an underlying
General Plan designation of PF (Public Facilities). The proposed Utility Installation will
occupy a portion of the 20 acre site, on two adjacent parcels, along the southern boundary
of the property. The subject property is located at the corner of two primary arterial streets
within the Centennial Sector Hill Plan. The property is adjacent to the jurisdictional
boundary with Clark County, but the proposed development does not require a
Development Impact Notice and Assessment and is not a Project of Regional
Significance.
The applicant is proposing a water pumping station and a five million gallon below-grade
reinforced concrete water reservoir. There is proposed space for a future five million
gallon reservoir. A station building will incorporate equipment to pump 38 million gallons
of treated water per day into the rapidly expanding northwest Centennial Zone. A second
building will house operations and electrical equipment, and a third building will contain
sodium hypochlorite/disinfection processing machinery. The subject site will not be open
to the public, and will only be manned during routine maintenance. As a result, only two
parking spaces will be provided. An access road will encircle the site for maintenance
vehicles.
In the C-V (Civic) zoning district, Title 19.10.020 states that development standards shall
be designed to ensure compatibility of the development with existing and planned
development in the surrounding area. The subject site is adjacent to residentially zoned
properties on the south, and residentially zoned properties in Clark County on the east
and west. Development standards should ensure compatibility with these residential
zones.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The proposed perimeter walls and building orientation do not meet the minimum
standards set forth in Title 19.10. Consequently, the applicant is requesting a Variance
(VAR-75964) for deviations to Title 19.10.020. The applicant proposes a ten-foot wall
along the front and corner property lines where five feet is the maximum allowed and a
ten-foot wall along the rear and portions of the west property line where eight feet is the
maximum allowed. The applicant also proposes to place several buildings near the center
of the site, whereas Title 19.10 requires buildings be located at the front of the site at the
minimum setback line. Finally, the applicant proposes no landscape buffer to the north
and west where perimeters of utility installations shall be buffered with drought-tolerant
landscape material. Staff supports these requests as the Utility Installation is a unique
development with specific design elements in order to secure the site.
The applicant proposes to end Darling Road on their property in a modified street terminus
where a cul-de-sac is required. According to Title 19.02.010, the Director of Public Works
has the authority to allow administrative deviations to certain development standards. At
the subject site, the Director of Public Works will allow a modified street terminus instead
of a cul-de-sac. Any future adjacent development would be required to complete the right-
of-way improvements for this portion of Darling Road. All future building permits will be
issued by the State of Nevada.
Along Centennial Parkway and Fort Apache Road, the applicant is proposing 73 trees
and associated shrubs. The landscaping consists of drought tolerant species in
compliance with the Southern Nevada Regional Planning Coalition Regional Plant List.
The materials and color of the buildings and fence pilasters are consistent with a desert
environment and surrounding development. The design and landscaping are aesthetically
pleasing. The pump station and reservoir is necessary for the communities in the
northwest, and the zoning district was created with Utility Installations in mind; therefore
staff recommends approval of all applications.
FINDINGS (VAR-75964)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
A Utility Installation is a unique development that is located close to, and among,
residential neighborhoods, yet often produces noise and light that is difficult to conceal
from outside the property. Title 19.10 requires public facilities to be oriented to roads at
the minimum setback line. In order to buffer the sounds and light associated with the
proposed use, the applicant has proposed to locate the proposed pumping station and
associated electrical and mechanical equipment buildings at the center of the subject site.
The applicant also proposes a 10-foot tall wall instead of the required eight-foot wall for
added site security and buffering to adjacent residential neighborhoods. Staff finds the
requested Variance (VAR-75964) to not be preferential in nature and is therefore
recommending approval of the request.
FINDINGS (SDR-75965)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E) the
Planning Commission and/or City Council must affirm the following:
The proposed development of the subject site is compatible with the surrounding
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;
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Site access and circulation will not negatively impact adjacent roadways or
neighborhood traffic. The site will only be frequented by maintenance personnel of the
water district and is not open to the public.
4. Building and landscape materials are appropriate for the area and for the City;
The building and landscape materials are appropriate for the area and the City.
The design characteristics of the proposed building elevations are compatible with
development in the area. The proposed materials are suitable for the surrounding uses
and create an orderly environment.
6. Appropriate measures are taken to secure and protect the public health, safety
and general welfare.
Site development is subject to permits and inspection by the State of Nevada, thereby
safeguarding the public health, safety and general welfare.
BACKGROUND INFORMATION
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/27/19 submittal requirements and deadlines were reviewed for a proposed Variance
and Site Development Plan Review.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
During a routine field check, staff observed the subject site. There was some
03/13/19
wind-blown trash on the undeveloped lot.
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
VAR-75964 and SDR-75965 [PRJ-75913]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required Provided Compliance
Gross Floor Parking Parking
Use
Area or # of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
1 + one for each
Utility
840 SF 300 SF office 1
Installation
space
TOTAL SPACES REQUIRED 1 2 Y*
Regular and Handicap Spaces Required 1 0 2 0 Y*
* The site is not open to the public and will not be manned, except during routine maintenance.
Therefore, staff concludes that two parking spaces are sufficient.
JAB
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ธธㅡฎ77!AŐACAù77AЋDz㈠ฌ bAŐՁƆԱACⓒ77bA777ɱธxxฎ
bAŐՁƆԱACⓒ77bA777ɱธxxฎฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОŐİֱՙㄦɱ̶ں
x̶゜xㅡ゜ںɱ
İ77Û77Ύ77Ⓢ77Ќ77●77Ќ77Ḷฌ
Ձ7A7Ќ7C7Ɔ7b7A7О7Dz77A7Ő7b7Ġ7●7╗7Dz7b7╗7Ⓢ7Ő7Dzฌ
Ձ7777A7777Ɔ777777777Ћ77777Dz77777Ḛ77777A77777Ɔ777777777777777Ќ77Ћฌ
̶ ںɱ ں77Ɔ㈠77İḶЌDzƆ77ԱՁЋC㈠7 ՁAƆ77ЋDzḚAƆⓒ77ЌЋ7777ฎɱ ںㅡ″ฌ
╗777ՙ7x7ธ7㈠7ธ7ㄦ7̶7㈠7ɱ7̶7ɱ7x7 !777ՙ7x7ธ7㈠7ธ7ㄦ7̶7㈠7 ں7x7 ں7″ฌ
b777777A777777Ő777777Ձ777777Ɔ777777Ա777777A777777C777777777b77Aฌ
ธธㅡฎ77!AŐACAù77AЋDz㈠7 bAŐՁƆԱACⓒ77bA777ɱธxxฎฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОŐİֱՙㄦɱ̶ں
x̶゜xㅡ゜ںɱ
İ77Û77Ύ77Ⓢ77Ќ77●77Ќ77Ḷฌ
Ձ7A7Ќ7C7Ɔ7b7A7О7Dz77A7Ő7b7Ġ7●7╗7Dz7b7╗7Ⓢ7Ő7Dzฌ
Ձ7777A7777Ɔ777777777Ћ77777Dz77777Ḛ77777A77777Ɔ777777777777777Ќ77Ћฌ
̶ ںɱ ں77Ɔ㈠77İḶЌDzƆ77ԱՁЋC㈠7 ՁAƆ77ЋDzḚAƆⓒ77ЌЋ7777ฎɱ ںㅡ″ฌ
╗777ՙ7x7ธ7㈠7ธ7ㄦ7̶7㈠7ɱ7̶7ɱ7x7 !777ՙ7x7ธ7㈠7ธ7ㄦ7̶7㈠7 ں7x7 ں7″ฌ
b777777A777777Ő777777Ձ777777Ɔ777777Ա777777A777777C777777777b77Aฌ
ธธㅡฎ77!AŐACAù77AЋDz㈠7 bAŐՁƆԱACⓒ77bA777ɱธxxฎฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ƆĠDzDz╗7 ìDzùЌḶ╗DzƆฌ
ںฌ
ںธฌ ں㈠7 ОŐDz● Ќ● ƆĠDzC7 ҜDz╗AՁ7 Ő● CḚDz7 b AО7 ╗ùО● b AՁฌ
ںธ7 ㅡ7 ӧb ḶООDzŐ7 Ա ŐḶÛЌỏฌ
ㅡฌ ธฌ ธ㈠7 ОŐDz● Ќ● ƆĠDzC7 Ɔ╗AЌC● ЌḚ7 ƆDzAҜ7 ҜDz╗AՁฌ
ŐḶḶƆùƆ╗DzҜ7 ╗ùО● b AՁ7 ӧb ḶООDzŐ7 Ա ŐḶÛЌỏฌ
̶㈠7 ОŐDz● Ќ● ƆĠDzC7 AՁⓈҜ● Ќ● ⓈҜ7 AƆb ● A7 ╗ùО● b AՁฌ
̶ฌ ӧb ḶООDzŐ7 Ա ŐḶÛЌỏฌ
ㅡ㈠7 DzṲ╗DzŐ● ḶŐ7 ● ЌƆⓈՁA╗● ḶЌ7 AЌC7 ● Ќ● ƆĠ7 ƆùƆ╗DzҜฌ
╗ùО● b AՁӧƆ● DzŐŐA7 ╗AЌỏฌ
╗ḶО7 Ḷ7 ҜAƆḶЌŐùฌ ㄦ㈠7 DzṲ╗DzŐ● ḶŐ7 ● ЌƆⓈՁA╗● ḶЌ7 AЌC7 ● Ќ● ƆĠ7 ƆùƆ╗DzҜฌ
DzՁ7 ธ″ㅡ̶㈠ㄦxƥฌ ╗ùО● b AՁӧԱ Ⓢb ìƆì● Ќỏฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ ″㈠7 Dz● Ɔ7 ŐDzЋDzAՁฌ
ธฌ b İ7 b İ7 b İ7 b İ7 İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶7 ՙ㈠7 ḶОDzЌ● ЌḚ7 ḶŐ7 CⓈb ╗ⓒ7 CDz╗A● Ձ7 ƥ ںx゜ACธƥⓒ 7 ƆDzDzฌ
Dz● Ɔ7 ŐDzЋDzAՁฌ b İ7
ĠЋAb 7 CÛḚƆ7 ╗ùО● b AՁ㈠ฌ
AC̶ฌ ╗ùО㈠ฌ
ฎ㈠7 ḶОDzЌ● ЌḚ7 ḶŐ7 ҜDzb Ġ㈠ⓒ7 ƆDzDz7 ҜDzb Ġ㈠7 CÛḚƆฌ
″ฌ
ںƥֱ″फฌㅡƥֱ″फฌ
ㅡฌ ḚDzЌDzŐAՁ7 ЌḶ╗DzƆฌ
ںㅡƥֱxफฌ
ㄦฌ ں㈠7 ҜDz╗AՁ7 ŐḶḶ7 AЌC7 AƆb ● A7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
Ա DzŐŐ● CḚDz7 ҜAЌⓈAb ╗ⓈŐ●ЌḚ7 b ḶҜОAЌù㈠ฌ
ฎƥֱxफฌ
ธ㈠7 Dz● Ɔ7 ֱ7 DzṲ╗DzŐ● ḶŐ7 ● ЌƆⓈՁA╗● ḶЌ7 AЌC7 ● Ќ● ƆĠ7 ƆùƆ╗DzҜฌ
● DzՁC7 AЌC7 Ab b DzЌ╗7 Ա AЌC7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
CŐùЋ● ╗7 ƆùƆ╗DzҜ7 ● Ќb ㈠ฌ
●Ќ7 ՁŐ7 DzՁ7 ธ″ธɱ㈠ㄦxƥฌ ̶㈠7 Ɔ● Ҝ● ՁAŐ7 ḶŐ7 AООŐḶЋDzC7 DzỢⓈAՁ7 ОŐḶCⓈb ╗Ɔ7 Ḷ7 Ḷ╗ĠDzŐฌ
ҜAЌⓈAb ╗ⓈŐDzŐƆ7 ƆĠAՁՁ7 Ա Dz7 ОŐḶЋ● CDzC㈠ฌ
ḶО ںxں7 ḶО ںxธ7 ḶО ںx̶7 ḶО ںxㅡ7 ḶО ںxㄦ7 ḶО ںx″ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 "AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
● Ќ● ƆĠ7 ḚŐACDzฌ C ںx ںAฌ b İ ̬7 ՁḶb A╗● ḶЌ7 Ḷฌ ㅡ㈠7 AՁՁ7 DzṲ╗DzŐ● ḶŐ7 ÛAՁՁ7 ƆⓈŐAb DzƆ7 Ḷ7 ╗ĠDz7 Ա Ⓢ● ՁC●ЌḚฌ
ՙฌ╗ùО㈠7 ƆĠAՁՁ7 Ա Dz7 b ḶA╗DzC7 Û● ╗Ġ7 फḚƆƆֱ ںx7 AЌ╗● ֱḚŐA● ╗● ฌ
DzՁ7 ธ″ธɱ㈠xxƥฌ b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗7 ● Ќ7 Dz● Ɔฌ
ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ b ḶA╗● ЌḚफ7 AƆ7 ҜAЌⓈAb ╗ⓈŐDzC7 Ա ù7 AҜDzŐ● b AЌฌ
ОḶՁùҜDzŐ7 b ḶŐОḶŐA╗● ḶЌ7 ḶŐ7 AЌ7 AООŐḶЋDzC7 DzỢⓈAՁ㈠ฌ
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ںฌ ںฌ
ںธฌ
x
゜ںธ7
ЋDzŐ●ù7 ƆbAՁDzฌ
̶ฌ ̶ฌ
b İ7 b İฌ
b İ7 b İฌ
ㅡฌ
ㅡฌ
ںƥֱ″फฌㅡƥֱ″फฌ
ںƥֱ″फฌㅡƥֱ″फฌ
ㄦฌ ㄦฌ
ںㅡƥֱxफฌ
ںㅡƥֱxफฌ
ฎƥֱxफฌ
ฎƥֱxफฌ
●Ќ7 ՁŐ7 DzՁ7 ธ″ธɱ㈠ㄦxƥ7 ●Ќ7 ՁŐ7 DzՁ7 ธ″ธɱ㈠ㄦxƥฌ
ںฌ
ںธ7 ںธฌ
ㅡ7 ㅡฌ ธฌ
ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ
ḶОDzŐA╗●ḶЌƆ7 ԱⓈ●ՁC●ЌḚ7 DzՁDzЋA╗●ḶЌƆฌ
̶ฌ
bDzЌ╗DzЌЌ●AՁ7 ธ″̶ㄦ7 ΎḶЌDz7 ŐDzƆDzŐЋḶ●Ő7 AЌCฌ
Ձ ںxں7 ㅡฌ
ںƥֱ″फฌㅡƥֱ″फฌ
ㄦฌ
ںㅡƥֱxफฌ
ฎ7 ╗ùО㈠ฌ
ฎƥֱxफฌ
●Ќ7 ՁŐ7 DzՁ7 ธ″ธɱ㈠ㄦxƥฌ
CŐAÛЌ7 Ա ù̬ฌ
ںƥֱ″फฌ
ںƥֱ″फฌ
ㅡ7 ㅡฌ
b İ7 b İฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ b İ7 b İ7 b İ7 b İ7 b İ7 b ḶЌ╗ŐḶՁฌ ㅡฌ
İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
ɱƥֱㅡफฌ
ɱƥֱㅡफฌ
ՙƥֱ ںxफฌ
ՙƥֱ ںxफฌ
″7 ″ฌ
╗ḶО7 Ḷ7 ҜAƆḶЌŐùฌ
DzՁ7 ธ″̶ฎ㈠ㄦxƥฌ ḚDzЌDzŐAՁ7 ЌḶ╗DzƆฌ
b İ7 b İ7 b İ7 b İฌ b ḶЌ╗ŐḶՁฌ ㅡฌ
İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
ㅡƥֱxफฌ
ں㈠7 ҜDz╗AՁ7 ŐḶḶ7 AЌC7 AƆb ● A7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
Ա DzŐŐ● CḚDz7 ҜAЌⓈAb ╗ⓈŐ● ЌḚ7 b ḶҜОAЌù㈠ฌ
╗ḶО7 Ḷ7 ՁḶⓈЋDzŐฌ ㅡ7 ธ㈠7 Dz● Ɔ7 ֱ7 DzṲ╗DzŐ● ḶŐ7 ● ЌƆⓈՁA╗● ḶЌ7 AЌC7 ●Ќ●ƆĠ7 ƆùƆ╗DzҜฌ
DzՁ7 ธ″̶″㈠ㄦƥฌ ● DzՁC7 AЌC7 Ab b DzЌ╗7 Ա AЌC7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
CŐùЋ● ╗7 ƆùƆ╗DzҜ7 ● Ќb ㈠ฌ
ںธƥ ֱxफฌ
″ฌ
̶㈠7 Ɔ● Ҝ● ՁAŐ7 ḶŐ7 AООŐḶЋDzC7 DzỢⓈAՁ7 ОŐḶCⓈb ╗Ɔ7 Ḷ7 Ḷ╗ĠDzŐฌ
ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
Ձںxธฌ
ฎƥֱxफฌ
ҜAЌⓈAb ╗ⓈŐDzŐƆ7 ƆĠAՁՁ7 Ա Dz7 ОŐḶЋ● CDzC㈠ฌ
ㄦฌ
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
●Ќ7 ՁŐ7 DzՁ7 ธ″ธ″㈠ㄦxƥฌ b ḶA╗● ЌḚफ7 AƆ7 ҜAЌⓈAb ╗ⓈŐDzC7 Ա ù7 AҜDzŐ● b AЌฌ
ОḶՁùҜDzŐ7 b ḶŐОḶŐA╗● ḶЌ7 ḶŐ7 AЌ7 AООŐḶЋDzC7 DzỢⓈAՁ㈠ฌ
● Ќ● ƆĠ7 ḚŐACDz7 DzՁ7 ธ″ธฎ㈠xxƥ7 CธxธԱ7 Cธxںฌ ŐDzDzŐ7 ƆОDzb ● ● b A╗● ḶЌ7 xɱ7 ɱ″7 xxֱОŐḶ╗Dzb ╗● ЋDzฌ
b İ̬7 ՁḶb A╗● ḶЌ7 Ḷฌ
゜ںธ7
ฎ7 b ḶA╗● ЌḚƆฌ
b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗7 ● Ќ7 Dz●Ɔฌ
AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ
Ɔ╗ŐⓈb ╗ⓈŐAՁ7 CŐAÛ● ЌḚƆ7 ḶŐฌ
x7
゜ںธ7
ЋDzŐ●ù7 ƆbAՁDzฌ
Ɔb AՁDz ฌ
̶゜ ں″फए ںƥxफฌ ● Ќb ĠDzƆ7 ḶЌ7 ḶŐ●Ḛ●ЌAՁฌ
̶ฌ ̶ฌ
ㅡƥֱxफฌ
ㅡฌ
ㅡƥ ֱxफฌ
╗ḶО7 Ḷ7 ՁḶⓈЋDzŐฌ ㅡ7 DzՁ7 ธ″̶ՙ㈠ฎ̶ƥฌ
DzՁ7 ธ″̶ㅡ㈠ㄦxƥ7 ḶО ںxՙฌ
Ձ ںxㅡ7 ㄦฌ
ںธƥֱxफฌ
ںธƥ ֱxफฌ
ㄦฌ
ḶО ںxฎฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7
Ձ ںx̶ฌ
ฎƥֱxफฌ
ฎƥ ֱxफฌ
●Ќ7 ՁŐ7 DzՁ7 ธ″ธ″㈠ㄦxƥ7 ● Ќ7 ՁŐ7 DzՁ7 ธ″ธ″㈠ㄦxƥฌ
b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗7 ● Ќ7 Dz● Ɔฌ
AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ
AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ
Ɔ╗ŐⓈb ╗ⓈŐAՁ7 CŐAÛ● ЌḚƆ7 ḶŐฌ
Ɔ╗ŐⓈb ╗ⓈŐAՁ7 CŐAÛ● ЌḚƆ7 ḶŐฌ
b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗7 CDz╗A● Ձ7 ● Ќฌ
bDzЌ╗DzЌЌ●AՁ7 ธ″̶ㄦ7 ΎḶЌDz7 ŐDzƆDzŐЋḶ●Ő7 AЌCฌ
ںธ7
ںฌ
ںธฌ
ㅡ7 ㅡฌ
ธฌ
̶ฌ
╗ḶО7 Ḷ7 ҜAƆḶЌŐùฌ
DzՁ7 ธ″̶ฎ㈠ㄦxƥฌ
b İ7 b İ7 b İ7 b İ7
″ฌ
ㅡƥֱxफฌ
ㅡฌ
ḚƆ╗7
AԱ Աฌ
b ĠŐ● Ɔ╗ḶОĠDzŐ7 ՁⓈỢⓈDz╗╗Dzฌ
ŐùAЌ7 ОDzAŐƆḶЌฌ
ḶО ںxɱฌ
ŐDzb ḶҜҜDzЌCDzC7 Ա ù̬ฌ
Ab b DzО╗DzC7 Ա ù̬ฌ
CŐAÛЌ7 Ա ù̬ฌ
ںธƥ ֱxफฌ
ḶО ں ںxฌ
ㄦฌ
ฎƥֱxफฌ
● Ќ7 ՁŐ7 DzՁ7 ธ″ธ″㈠ㄦxƥฌ
ḚDzЌDzŐAՁ7 ЌḶ╗DzƆฌ
̶ฌ
ں㈠7 ҜDz╗AՁ7 ŐḶḶ
7 AЌC7
AƆb ● A7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
Ա DzŐŐ● CḚDz7 ҜAЌⓈ
Ab ╗ⓈŐ● ЌḚ7 b ḶҜОAЌù㈠ฌ
╗ḶО7 Ḷ
7 ҜAƆḶЌŐùฌ
ธ㈠7 Dz●
Ɔ7 ֱ7 DzṲ╗DzŐ● ḶŐ7 ● ЌƆⓈՁA╗● ḶЌ7 AЌC7
● Ќ● ƆĠ7 ƆùƆ╗DzҜฌ
DzՁ7 ธ″ㄦ ں㈠ ںՙƥฌ
● DzՁC7 AЌC7 Ab b DzЌ╗7 Ա AЌC7 b ḶՁḶŐƆ7 Ա AƆDzC7 ḶЌฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ CŐùЋ● ╗7 ƆùƆ╗DzҜ7 ● Ќb ㈠ฌ
İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ ̶㈠7 Ɔ● Ҝ● ՁAŐ7 ḶŐ7 AООŐḶЋDzC7 DzỢⓈAՁ7 ОŐḶCⓈb ╗Ɔ7 Ḷ
7 Ḷ╗ĠDzŐฌ
b İ7 b İฌ ҜAЌⓈ
Ab ╗ⓈŐDzŐƆ7 ƆĠAՁՁ7 Ա Dz7 ОŐḶЋ● CDzC㈠ฌ
ㅡ㈠7 AՁՁ7 DzṲ╗DzŐ● ḶŐ7 ÛAՁՁ7 ƆⓈŐ
Ab DzƆ7 Ḷ
7 ╗ĠDz7 Ա Ⓢ● ՁC● ЌḚฌ
Dz●
Ɔ7 ŐDzЋDzAՁฌ ธฌ ƆĠAՁՁ7 Ա Dz7 b ḶA╗DzC7 Û● ╗Ġ7 फḚƆƆֱ ںx7 AЌ╗● ֱḚŐA
● ╗● ฌ
╗ùО㈠ฌ AC̶ฌ b ḶA╗● ЌḚफ7 AƆ7 ҜAЌⓈ
Ab ╗ⓈŐDzC7 Ա ù7 AҜDzŐ● b AЌฌ
ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
̶ ںƥֱธफฌ
ŐDz
DzŐ7 ƆОDzb ●
● b A╗● ḶЌ7 xɱ7 ɱ″7 xxֱОŐḶ╗Dzb ╗● ЋDzฌ
″ฌ b ḶA╗● ЌḚƆฌ
ںฌ
ㅡฌ
ธธƥֱฎफฌ
ںƥֱ″फฌ
゜ںธ7
x7
ㄦฌ
Ա AŐ7 ŐDzОŐDzƆDz╗ЌƆฌ
ḶЌDz7 AЌC7 ḶЌDzֱĠAՁ
ฌ
゜ںธ7
ЋDzŐ●ù7 ƆbAՁDzฌ
ฎƥֱxफฌ
● Ќ● ƆĠ7
ՁḶḶŐฌ
Ɔb AՁDz ฌ
DzՁ7 ธ″ธฎ㈠ㄦxƥฌ
ḶО ں ںธ7
̶゜ ں″फए ںƥxफฌ ● Ќb ĠDzƆ7 ḶЌ7 ḶŐ●Ḛ●ЌAՁฌ
DzAƆ╗7DzՁDzЋA╗●ḶЌฌ
7 ̶゜ ں″फ7 ए7 ںƥ ֱxफฌ
ںธฌ
ںฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7
ںธฌ
ㅡฌ
ㅡฌ
ธฌ
̶ฌ
ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ
╗ḶО7 Ḷ
7 ҜAƆḶЌŐùฌ
ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌ7 ԱⓈ●ՁC●ЌḚ7 DzՁDzЋA╗●ḶЌƆฌ
b İ7 b İ7 b İ7 b İ7 b İ7 b İ7 Dz●
Ɔ7 ŐDzЋDzAՁฌ ธฌ
╗ḶО7 Ḷ
7 ՁḶⓈЋDzŐฌ AC̶ฌ
╗ùО㈠ฌ
ОŐDzՁ●Ҝ●ЌAŐù7ֱ7ЌḶ╗7
ḶŐ7bḶЌƆ╗ŐⓈb╗●ḶЌฌ
DzՁ7 ธ″ㅡ″㈠″ՙƥฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ
̶ ںƥֱธफฌ
İḶ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
ธธƥֱฎफฌ
ㅡฌ
ںƥֱ″फฌ
″ฌ
ฎƥֱxफฌ
ㄦฌ
● Ќ● ƆĠ7
ՁḶḶŐฌ
DzՁ7 ธ″ธฎ㈠ㄦxƥฌ
C̶x ںb7 C̶x ںԱ7 b İ ̬7 ՁḶb A╗● ḶЌ7 Ḷ
ฌ
● Ќ● ƆĠ7 ḚŐACDzฌ b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗7 ● Ќ7 Dz●
Ɔฌ
AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ
DzՁ7 ธ″ธฎ㈠xxƥฌ Ɔ╗ŐⓈb ╗ⓈŐAՁ7 CŐAÛ● ЌḚƆฌ
ḚƆ╗7
AԱ Աฌ
b ĠŐ● Ɔ╗ḶОĠDzŐ7 ՁⓈỢⓈDz╗╗Dzฌ
ŐùAЌ7 ОDzAŐƆḶЌฌ
ḶŐ7 b ḶЌ╗ŐḶՁ7 İ Ḷ● Ќ╗ฌ
ŐDzb ḶҜҜDzЌCDzC7 Ա ù̬ฌ
Ab b DzО╗DzC7 Ա ù̬ฌ
CŐAÛЌ7 Ա ù̬ฌ
CDz╗A● Ձ7 ● Ќ7 ҜAƆḶЌŐùฌ
ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
7 ̶゜ ں″फ7 ए7 ںƥ ֱxफฌ
ƆĠDzDz╗7 ɱฎ7 Ḷ
7 ธ″̶ฌ
ƆĠDzDz╗7 ìDzùЌḶ╗DzƆฌ
╗ḶО7 Ḷ7 ҜAƆḶЌŐùฌ
DzՁ7 ธ″ㄦ ں㈠ ںՙƥฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ ḚDzЌDzŐAՁ7 ЌḶ╗DzƆฌ
İḶ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
̶ ںƥֱธफฌ
CŐùЋ● ╗7 ƆùƆ╗DzҜ7 ● Ќb ㈠ฌ
̶㈠7 Ɔ● Ҝ● ՁAŐ7 ḶŐ7 AООŐḶЋDzC7 DzỢⓈAՁ7 ОŐḶCⓈb ╗Ɔ7 Ḷ7 Ḷ╗ĠDzŐฌ
″ฌ ҜAЌⓈAb ╗ⓈŐDzŐƆ7 ƆĠAՁՁ7 Ա Dz7 ОŐḶЋ● CDzC㈠ฌ
ㅡ㈠7 AՁՁ7 DzṲ╗DzŐ● ḶŐ7 ÛAՁՁ7 ƆⓈŐAb DzƆ7 Ḷ7 ╗ĠDz7 Ա Ⓢ● ՁC● ЌḚฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ธธƥֱฎफฌ
ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
ںƥ ֱ″फฌ
b ḶA╗● ЌḚƆฌ
ںฌ
ㄦฌ
゜ںธ7
ฎƥ ֱxफฌ
x7
● Ќ● ƆĠ7 ՁḶḶŐฌ
Ա AŐ7 ŐDzОŐDzƆDz╗ЌƆฌ
DzՁ7 ธ″ธฎ㈠ㄦxƥฌ
ḶЌDz7 AЌC7 ḶЌDzֱĠAՁฌ
゜ںธ7
C̶x ںA7
ЋDzŐ●ù7 ƆbAՁDzฌ
CDz╗A● Ձ7 ● Ќ7 ҜAƆḶЌŐùฌ
̶゜ ں″फए ںƥxफฌ ● Ќb ĠDzƆ7 ḶЌ7 ḶŐ●Ḛ●ЌAՁฌ
ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ
7 ̶゜ ں″फ7 ए7 ںƥ ֱxफฌ
ںธฌ
ںฌ
ںธฌ
ㅡฌ
ㅡฌ
ธฌ
̶ฌ
╗ḶО7 Ḷ7 ҜAƆḶЌŐùฌ
DzՁ7 ธ″ㄦ ں㈠ ںՙƥฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ
İḶ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7
b İ7 b İ7 b İ7 b İ7 b İ7 b İ7 b İฌ
Dz● Ɔ7 ŐDzЋDzAՁฌ ธฌ
╗ùО㈠ฌ AC̶ฌ
̶ ںƥֱธफฌ
ḶОں ں ںฌ
″ฌ
ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ
ㅡฌ
ธธƥֱฎफฌ
ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌ7 ԱⓈ●ՁC●ЌḚ7 DzՁDzЋA╗●ḶЌƆฌ
ںƥ ֱ″फฌ
ㄦฌ
ОŐDzՁ●Ҝ●ЌAŐù7ֱ7ЌḶ╗7
ḶŐ7bḶЌƆ╗ŐⓈb╗●ḶЌฌ
ฎƥ ֱxफฌ
● Ќ● ƆĠ7 ՁḶḶŐฌ
DzՁ7 ธ″ธฎ㈠ㄦxƥฌ
b İ ̬7 ՁḶb A╗● ḶЌ7 Ḷฌ
● Ќ● ƆĠ7 ḚŐACDzฌ b ḶЌ╗ŐḶՁ7 İḶ● Ќ╗7 ● Ќ7 Dz● Ɔฌ
DzՁ7 ธ″ธฎ㈠xxƥฌ AЌC7 ҜAƆḶЌŐù7 ÛAՁՁ㈠7 ƆDzDzฌ
Ɔ╗ŐⓈb ╗ⓈŐAՁ7 CŐAÛ● ЌḚƆฌ
ḶŐ7 b ḶЌ╗ŐḶՁ7 İḶ● Ќ╗ฌ
CDz╗A● Ձ7 ● Ќ7 ҜAƆḶЌŐùฌ
ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
7 ̶゜ ں″फ7 ए7 ںƥ ֱxफฌ
ںƥ ֱ″फฌ
ںƥ ֱ″फฌ
╗ḶО7 Ḷ7 ҜAƆḶЌAŐùฌ ╗ḶО7 Ḷ7 ҜAƆḶЌAŐùฌ ╗ḶО7 Ḷ7 ҜAƆḶЌAŐùฌ
ںƥֱ″फฌ
CŐAÛЌ7 Ա ù̬ฌ
b İ7 b İ7 b İ7 b İ7 b İ7 b İฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ b ḶЌ╗ŐḶՁฌ ㅡฌ
b ḶЌ╗ŐḶՁฌ ㅡฌ
İḶ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ İ Ḷ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
İḶ● Ќ╗7 ╗ùО㈠ฌ AC̶ฌ
ںxƥֱxफฌ
ںxƥֱxफฌ
ںxƥֱxफฌ
ฎƥֱ″फฌ
ฎƥ ֱ″फฌ
ฎƥ ֱ″फฌ
ㄦ7 ㄦ7 ㄦฌ
ƆḶⓈ╗Ġ7DzAƆ╗7ОDzŐƆОDzb╗●ЋDzฌ
ЌḶŐ╗Ġ7ÛDzƆ╗7ОDzŐƆОDzb╗●ЋDzฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ŐDzЋ● Ɔ● ḶЌƆ̬ฌ bDzЌ╗DzЌЌ●AՁ7 ธ″̶ㄦ7 ΎḶЌDz7 ŐDzƆDzŐЋḶ●Ő7 AЌCฌ
CŐAÛЌ7 Ա ù̬ฌ
ḚƆ╗7 ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ ЋDzŐ●ù7 ƆbAՁDzฌ ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
b ĠDzb ìDzC7 Ա ù̬ฌ
AԱ Աฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7 ゜ںธ7 x7 ゜ںธ7 ںฌ
ƆĠDzDz╗7 ฎ̶7
ŐDzb ḶҜҜDzЌCDzC7 Ա ù̬ฌ
ḶОDzŐA╗●ḶЌƆ7 ԱⓈ●ՁC●ЌḚ7 ̶C7 ОDzŐƆОDzb╗●ЋDz7 Ћ●DzÛƆฌ
b ĠŐ● Ɔ╗ḶОĠDzŐ7 ՁⓈỢⓈDz╗╗Dzฌ
Ɔb AՁDzฌ Ա AŐ7 ŐDzОŐDzƆDz╗ЌƆฌ
Ab b DzО╗DzC7 Ա ù̬ฌ ḶЌDz7 AЌC7 ḶЌDzֱĠAՁฌ
b ḶЌ╗ŐAb ╗7 ЌⓈҜԱ DzŐ
●Ќb ĠDzƆ7 ḶЌ7 ḶŐ● Ḛ● ЌAՁฌ ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
Ḷ7 ธ″ںฌ
ŐùAЌ7 ОDzAŐƆḶЌฌ
bںㅡฎ ںฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 "AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ОՁḶ╗╗DzC̬ฌ̶゜ㅡ゜ธx ںɱ7 ں ں̬ ں ں̬ ں ں7 AҜฌ
ЌḶ7 Ɔb AՁDz7
ЌḶ7 Ɔb AՁDzฌ
ƆḶⓈ╗Ġ7DzAƆ╗7ОDzŐƆОDzb╗●ЋDzฌ
ЌḶŐ╗Ġ7ÛDzƆ╗7ОDzŐƆОDzb╗●ЋDzฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ŐDzЋ● Ɔ● ḶЌƆ̬ฌ bDzЌ╗DzЌЌ●AՁ7 ธ″̶ㄦ7 ΎḶЌDz7 ŐDzƆDzŐЋḶ●Ő7 AЌCฌ
CŐAÛЌ7 Ա ù̬ฌ
ḚƆ╗7 ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ ЋDzŐ●ù7 ƆbAՁDzฌ ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
b ĠDzb ìDzC7 Ա ù̬ฌ
AԱ Աฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7 ゜ںธ7 x7 ゜ںธ7 ںฌ
ƆĠDzDz╗7 ɱx7
ŐDzb ḶҜҜDzЌCDzC7 Ա ù̬ฌ
C●Ɔ●ЌDzb╗●ḶЌ7 ԱⓈ●ՁC●ЌḚ7 ̶C7 ОDzŐƆОDzb╗●ЋDz7 Ћ●DzÛƆฌ
b ĠŐ● Ɔ╗ḶОĠDzŐ7 ՁⓈỢⓈDz╗╗Dzฌ
Ɔb AՁDzฌ Ա AŐ7 ŐDzОŐDzƆDz╗ЌƆฌ
Ab b DzО╗DzC7 Ա ù̬ฌ ḶЌDz7 AЌC7 ḶЌDzֱĠAՁฌ
●Ќb ĠDzƆ7 ḶЌ7 ḶŐ● Ḛ● ЌAՁฌ ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
Ḷ7 ธ″ںฌ
CŐAÛ● ЌḚ7 ЌⓈҜԱ DzŐ7 Aฎฌ
ŐùAЌ7 ОDzAŐƆḶЌฌ
bںㅡฎ ںฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 "AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
ОՁḶ╗╗DzC̬ฌ̶゜ㅡ゜ธx ںɱ7 ںธ̬ ںx̬xx7 ОҜฌ
ЌḶ7 Ɔb AՁDzฌ
ЌḶ7 Ɔb AՁDzฌ
ƆḶⓈ╗Ġ7DzAƆ╗7ОDzŐƆОDzb╗●ЋDz7
ЌḶŐ╗Ġ7ÛDzƆ╗7ОDzŐƆОDzb╗●ЋDzฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ŐDzЋ● Ɔ● ḶЌƆ̬ฌ bDzЌ╗DzЌЌ●AՁ7 ธ″̶ㄦ7 ΎḶЌDz7 ŐDzƆDzŐЋḶ●Ő7 AЌCฌ
CŐAÛЌ7 Ա ù̬ฌ
ḚƆ╗7 ธՙㅡㄦ7 ΎḶЌDz7 ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌฌ ЋDzŐ●ù7 ƆbAՁDzฌ ՁAƆ7ЋDzḚAƆ7ЋAՁՁDzù7ÛA╗DzŐ7C●Ɔ╗Ő●b╗ฌ
b ĠDzb ìDzC7 Ա ù̬ฌ
AԱ Աฌ
AŐbĠ●╗Dzb╗ⓈŐAՁ7 ゜ںธ7 x7 ゜ںธ7 ںฌ
ƆĠDzDz╗7 ɱ″7
ŐDzb ḶҜҜDzЌCDzC7 Ա ù̬ฌ
ОⓈҜО●ЌḚ7 Ɔ╗A╗●ḶЌ7 ԱⓈ●ՁC●ЌḚ7 ̶C7 ОDzŐƆОDzb╗●ЋDz7 Ћ●DzÛƆฌ
b ĠŐ● Ɔ╗ḶОĠDzŐ7 ՁⓈỢⓈDz╗╗Dzฌ
Ɔb AՁDzฌ Ա AŐ7 ŐDzОŐDzƆDz╗ЌƆฌ
Ab b DzО╗DzC7 Ա ù̬ฌ ḶЌDz7 AЌC7 ḶЌDzֱĠAՁฌ
●Ќb ĠDzƆ7 ḶЌ7 ḶŐ● Ḛ● ЌAՁฌ ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
Ḷ7 ธ″ںฌ
ŐùAЌ7 ОDzAŐƆḶЌฌ
bںㅡฎ ںฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 "AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
╗7
╗ฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
╗ฌ
╗7 ╗ฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
ОĠḶЌDz̬7 ӧՙxธỏ 7 ՙ̶ธֱxㅡㅡฎⓒ 7 !AṲ̬7 ӧՙxธỏ 7 ㅡ̶ㅡ̶̶ֱՙฎฌ
x̶゜xㅡ゜ںɱ
ОŐİֱՙㄦɱ̶ں
ฎɱ″ㄦ7 Ɔ㈠ 7 DzAƆ╗DzŐЌ7 AЋDz㈠ ⓒ 7 ƆⓈ●╗Dz7 ̶ธㄦⓒ 7 Ձ AƆ7 ЋDzḚAƆⓒ 7 ЌЋ7 ฎɱںธ̶ฌ
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VAR-75964 [PRJ-75913] - VARIANCE REALTED TO SDR-75965 - APPLICANT: LAS VEGAS VALLEY WATER
DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL
NORTHWEST CORNER OF CENTENNIAL PARKWAY AND FORT APACHE ROAD
03/13/19
VAR-75964 [PRJ-75913] - VARIANCE REALTED TO SDR-75965 - APPLICANT: LAS VEGAS VALLEY WATER
DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL
NORTHWEST CORNER OF CENTENNIAL PARKWAY AND FORT APACHE ROAD
03/13/19
VAR-75964 [PRJ-75913] - VARIANCE REALTED TO SDR-75965 - APPLICANT: LAS VEGAS VALLEY WATER
DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL
NORTHWEST CORNER OF CENTENNIAL PARKWAY AND FORT APACHE ROAD
03/13/19
VAR-75964 [PRJ-75913] - VARIANCE REALTED TO SDR-75965 - APPLICANT: LAS VEGAS VALLEY WATER
DISTRICT - OWNER: LAS VEGAS VALLEY WATER DISTRICT, ET AL
NORTHWEST CORNER OF CENTENNIAL PARKWAY AND FORT APACHE ROAD
03/13/19
PRJ-75913
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 61
SUBJECT:
SDR-75965 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-75964 - PUBLIC
HEARING - APPLICANT: LAS VEGAS VALLEY WATER DISTRICT - OWNER: LAS VEGAS
VALLEY WATER DISTRICT, ET AL - For possible action on a request for a Site Development
Plan Review FOR A PROPOSED UTILITY INSTALLATION [ZONE RESERVOIR AND PUMPING
STATION] on a portion of 20.00 acres at the northwest corner of Centennial Parkway and Fort
Apache Road (APNs 125-19-802-013 and 006), C-V (Civic) Zone, Ward 6 (Fiore) [PRJ-
75913]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
PRJ-75913
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 62
SUBJECT:
VAR-75957 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: LAS VEGAS-CLARK
COUNTY LIBRARY DISTRICT - For possible action on a request for a Variance TO ALLOW A
PROPOSED 16-FOOT TALL FREESTANDING SIGN WHERE 12 FEET IS THE MAXIMUM
ALLOWED AND A PROPOSED ANIMATED SIGN WITHIN 200 FEET OF PROPERTY ZONED
FOR RESIDENTIAL USE WHERE SUCH IS PROHIBITED on 8.32 acres at 2851 East Bonanza
Road (APN 139-36-101-001), C-V (Civic) Zone, Ward 3 (Coffin) [PRJ-75912]. Staff recommends
DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
VAR-75957 [PRJ-75912]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
SS
VAR-75957 [PRJ-75912]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
VAR-75957 CONDITIONS
Planning
2. Conformance to the approved conditions for Site Development Plan Review (SDR-
67915).
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.
6. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SS
VAR-75957 [PRJ-75912]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to erect a 16-foot tall illuminated freestanding sign along the
south side of Bonanza Road, west of Wardelle Street. The sign will feature a 48
square-foot double-faced animated LED display with 24-hour on-premise marketing
content.
ISSUES
A Variance is requested to allow a 16-foot tall freestanding sign where C-V (Civic)
zoning district sign regulations allow a maximum of 12 feet. For public and
semipublic institutions within the C-V zoning district, Title 19.10 allows signs in
addition to those allowed by the base standards on a case-by-case basis subject to
review and approval by the Planning Commission.
A Variance is requested to allow an animated sign 106 feet from property zoned for
residential use where 200 feet is required. Staff recommends denial.
ANALYSIS
The sign is proposed to advertise a new public library. As the property is zoned C-V
(Civic), special sign standards apply, which are detailed in Title 19.10.020. The base
sign regulations are those that apply in the P-O (Professional Office and Parking)
zoning district. Under these standards, the sign does not meet the 12-foot maximum
height provision. However, on a case-by-case basis, Title 19.10.020(H)(3) permits
additional signs for public institutions subject to the review and approval of the Planning
Commission. In this case, the proposed height of 16 feet represents a 33 percent
deviation from the standard; however, the sign is compatible with the scale of the
adjacent library building and the two-story buildings on the adjacent properties. Staff
therefore has no objection to a sign with a proposed height of 16 feet.
SS
VAR-75957 [PRJ-75912]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
as they do not contain electronic message units, animated or flashing signs. However,
animated signs (such as the proposed sign), flashing signs and electronic message
units are prohibited within 200 feet of property zoned for any residential use, including
multi-family residential uses, unless the sign design, location or orientation ensure that
light from the sign will not be visible from the property zoned for residential use. The
sign will be located 106 feet from the adjacent multi-family residential development to
the north of this site and 198 feet from a multi-family residential development to the east
of this site. Although the sign is oriented to the east and west, light from the display and
from the exterior of the supporting structure will still be visible from the multi-family
residential developments. According to the applicant, the proposed sign will be
programmed to provide diminished light output outside of normal library operating
hours.
Although the Unified Development Code provides flexibility in the sign standards to
accommodate public and semipublic institutions such as the adjacent library where
compatible with surrounding development, there is no such flexibility for animated
signage. The applicant has not adequately demonstrated that the proposed sign would
not be placed or designed in a manner such that light from the sign would not be visible
from the adjacent multi-family residential developments. Furthermore, there is nothing
extraordinary about the property that warrants use of an animated display when a non-
animated display would meet Title 19 requirements. Staff therefore recommends denial
of the requested variance, subject to conditions if approved, which include standard
Title 19 restrictions on animated on-premise signs such as brightness, transition time
between messages and duration of message display.
FINDINGS (VAR-75957)
In accordance with the provisions of Title 19.16.140(B), Planning Commission and City
Council, in considering the merits of a Variance request, shall not grant a Variance in
order to:
SS
VAR-75957 [PRJ-75912]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
SS
VAR-75957 [PRJ-75912]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to review
02/27/19
submittal requirements for a Variance application.
Neighborhood Meeting
A neighborhood meeting is not required, nor was one held.
Field Check
A field check revealed that the library is still under construction. The
existing apartment complex on the north side of Bonanza Road is
buffered from the street by mature evergreen trees. Buildings situated
03/13/19 along Bonanza Road have south facing windows except for the
building directly across from the proposed sign location. The buildings
on the east side of Wardelle Avenue are screened by parking canopies
and a CMU wall.
SS
VAR-75957 [PRJ-75912]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Planned or Special
Surrounding Existing Land Use Existing Zoning
Land Use
Property Per Title 19.12 District
Designation
Library, Art Gallery or
Subject Property PF (Public Facilities) C-V (Civic)
Museum (Public)
Multi-Family
Residential
General Retail Store,
Other Than Listed M (Medium Density R-3 (Medium
North
Car Wash, Full Service Residential) Density Residential)
or Auto Detailing
Package Liquor Off-
Sale Establishment
Multi-Family ML (Medium Low R-3 (Medium
Residential Density Residential) Density Residential)
South
Warehouse/Distribution
PF (Public Facilities) C-V (Civic)
Center
Senior Citizen
Apartments
M (Medium Density R-3 (Medium
East Multi-Family
Residential) Density Residential)
Residential
(condominiums)
Multi-Family M (Medium Density R-3 (Medium
West
Residential Residential) Density Residential)
SS
VAR-75957 [PRJ-75912]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
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Ɔ╗AҜОฌ
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bḶЌ╗ŐḶՁ7DzՁDzЋA╗●ḶЌƆฌ
ḶÛЌDzŐฌ
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A ●ḶЌ
A╗
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ʉʉʉ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к֭שผ㈠㌱ਙこฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ЌḶ㈠77 CA╗Dz7 CDzƆbŐ●О╗●ḶЌฌ
bḶЌƆⓈՁ╗AЌ╗ฌ
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CḶⓈԱՁDzֱAbDzC7ՁDzC7ԱḶAŐCฌ Ɔ╗AҜОฌ
ں″ҜҜ7ⓈՁՁ7bḶՁḶŐฌ
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AЋDzЌ●Ő7ŐDzḚⓈՁAŐฌ
ՁDzC7DzCḚDz7Ձ●ḚĠ╗ฌ
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AŐDzAƆ7ḶЌՁùỏฌ
ՁAƆ7ЋDzḚAƆֱbՁAŐì7bḶⓈЌ╗ùฌ
Ձ●ԱŐAŐù7C●Ɔ╗Ő●b╗ฌ
ОùՁḶЌ7Ɔ●ḚЌฌ
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Ɔ●ḚЌ7DzՁDzЋA╗●ḶЌƆฌ
ḶÛЌDzŐฌ
ОŐḶİDzb╗7ЌAҜDzฌ DzAƆ╗7ՁAƆ7ЋDzḚAƆ7Ձ●ԱŐAŐùฌ
ƆĠDzDz╗7╗●╗ՁDzฌ
ںฎ7ḚA㈠7AՁⓈҜ㈠7ԱAƆDz7bḶЋDzŐ7Û●╗Ġฌ
ՁDzC7ⓈОՁ●ḚĠ╗Ɔ7ӧธ7ОDzŐ7Ɔ●CDzỏฌ
ОŐİֱՙㄦɱںธ CA╗Dzฌ x゜ںธฎ゜ںɱฌ
ОŐḶİDzb╗7ЌḶ㈠ฌ ƆbƆֱںฎ̶ںฌ
x̶゜xㅡ゜ںɱ
ƆⓈԱҜ●╗╗AՁฌ Ɔ●ḚЌAḚDzฌ
ОAbìAḚDzฌ
ƆĠDzDz╗7ЌḶ㈠ฌ
DzAƆ╗7DzՁDzЋA╗●ḶЌฌ ЌḶŐ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ՁDzЋA
ЋA╗●ḶЌ
ƆbAՁDz̬7゜ ںธ㈚7ए7 ںɸ7x㈚ฌ ƆbAՁDz̬7゜ںธ㈚
ธ㈚7ए7ں x㈚
ए ںɸɸ7x㈚ฌ ƆОֱxՙฌ
ںㄦ ں7Dz㈠7ÛŴผこ7Ɔऑผħ่⎯ف7Ő₡㈠ฌ
ՁŴ⎯7Ћ֭فŴ⎯ⓒ7ЌЋ7ฎɱںںɱฌ
ՙxธֱㅡ̶ㄦֱںںㄦxฌ
ʉʉʉ㈠⎯ħこऑ⎯ਙ่㌱ਙ—к֭שผ㈠㌱ਙこฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ЌḶ㈠77 CA╗Dz7 CDzƆbŐ●О╗●ḶЌฌ
bḶЌƆⓈՁ╗AЌ╗ฌ
″ɸֱx㈚7╗AՁՁ7Ṳ7ฎɸֱx㈚7Û●CDzฌ Ɔ╗AҜОฌ
CḶⓈԱՁDzֱAbDzC7ՁDzC7ԱḶAŐCฌ
ں″ҜҜ7ⓈՁՁ7bḶՁḶŐฌ
ՁⓈƆĠ7ҜḶⓈЌ╗7ƆDzbⓈŐ●╗ù7bAҜDzŐAฌ
ӧں7ОDzŐ7Ɔ●CDzỏฌ
AԱŐ●bA╗DzC7ںฎ7ḚA㈠7AՁⓈҜ㈠ฌ
bAԱ●ЌDz╗ฌ
ŐḶⓈ╗DzC7ḶⓈ╗7Ɔ╗ŐDzDz╗7ACCŐDzƆƆฌ
Û゜7ÛĠ●╗Dz7ОՁDzṲⓒ7ՁDzC7ԱAbìՁ●╗ฌ
bḶОù7″㈚7ĠDz●ḚĠ╗7●Ќ7ḶЌ╗7AЋDzЌ●Őฌ
ŐDzḚⓈՁAŐฌ
ՁDzC7DzCḚDz7Ձ●ḚĠ╗ฌ
ӧ╗ùО●bAՁ7ḶŐ7AՁՁ7ḶЋDzŐՁAОฌ
AŐDzAƆ7ḶЌՁùỏฌ
ՁAƆ7ЋDzḚAƆֱbՁAŐì7bḶⓈЌ╗ùฌ
Ձ●ԱŐAŐù7C●Ɔ╗Ő●b╗ฌ
ОùՁḶЌ7Ɔ●ḚЌฌ
ธฎㄦں7Dz㈠7ԱḶЌAЌΎA7ŐC㈠ฌ
ՁAƆ7ЋDzḚAƆⓒ7ЌЋ7ฎɱںxںฌ
Ɔ●ḚЌ7DzՁDzЋA╗●ḶЌƆฌ
ḶÛЌDzŐฌ
ОŐḶİDzb╗7ЌAҜDzฌ DzAƆ╗7ՁAƆ7ЋDzḚAƆ7Ձ●ԱŐAŐùฌ
ƆĠDzDz╗7╗●╗ՁDzฌ
ںฎ7ḚA㈠7AՁⓈҜ㈠7ԱAƆDz7bḶЋDzŐ7Û●╗Ġฌ
ՁDzC7ⓈОՁ●ḚĠ╗Ɔ7ӧธ7ОDzŐ7Ɔ●CDzỏฌ
ÛDzƆ╗7DzՁDzЋA╗●ḶЌฌ ƆḶⓈ╗Ġ7DzՁDzЋA╗●ḶЌฌ
ՁDzЋA
ЋA╗●ḶЌ
ƆbAՁDz̬7゜ ںธ㈚7ए7 ںɸ7x㈚ฌ ƆbAՁDz̬7゜ںธ㈚
ธ㈚7ए7ں x㈚
ए ںɸɸ7x㈚ฌ ƆОֱxฎฌ
VAR-75957 [PRJ-75912] - VARIANCE - APPLICANT/OWNER: LAS VEGAS-CLARK COUNTY LIBRARY DISTRICT
2851 EAST BONANZA ROAD
03/13/19
VAR-75957 [PRJ-75912] - VARIANCE - APPLICANT/OWNER: LAS VEGAS-CLARK COUNTY LIBRARY DISTRICT
2851 EAST BONANZA ROAD
03/13/19
VAR-75957 [PRJ-75912] - VARIANCE - APPLICANT/OWNER: LAS VEGAS-CLARK COUNTY LIBRARY DISTRICT
2851 EAST BONANZA ROAD
03/13/19
VAR-75957 [PRJ-75912] - VARIANCE - APPLICANT/OWNER: LAS VEGAS-CLARK COUNTY LIBRARY DISTRICT
2851 EAST BONANZA ROAD
03/13/19
East Las Vegas Library Pylon Sign: Justification Letter
The East Las Vegas Library Pylon Sign is intended to accompany the newly constructed East Las
Vegas Library on 2851 E. Bonanza Rd. It is an aluminum sign with a full color, double-faced LED
board that will feature various marketing content related to the Las Vegas-Clark County Library
District’s services and programs at the East Las Vegas Library. The LED board is intended to feature
marketing content 24 hours a day, with diminished light output at night (outside of the library hours of
operation) for minimizing light pollution entering the residential complex north of the library site. The
sign is oriented in the east-west direction, to be visible to pedestrians and vehicles traveling east-
west on Bonanza Road and will be located on the north side of the East Las Vegas Library parcel,
The sign is 15 feet 3 inches high, approximately 10 feet wide on the primary elevation, and 2 feet 6
inches wide on the secondary elevation. It sits on a 5 foot by 5 foot aluminum base which is 6 inches
in height. The aluminum panels that make up the cabinets leading up to the LED board will be paint-
ed to feature the colors associated with the LVCCLD branding (detailed color information provided
in drawings). The street address is routed and backlit and located just under the LED board on both
sides. The sign also contains a flush-mounted security camera on both sides for monitoring any acts
of vandalism.
The current City of Las Vegas code requires a 200-foot setback of all such electronic messaging
units from residential developments. The intended location of the sign as indicated on the site plan
places it 175 feet away from the neighboring residential complex to the north of the site. We are
requesting a variance based on this condition. The orientation of the sign to the east-west direction
ensures that minimal light pollution will extend to the residential complex to the north. Additionally, a
site survey revealed that the residential complex to the north has no windows on the south facades
that could potentially allow for light pollution to penetrate living spaces. There is also a significant
landscape buffer that mitigates light pollution penetrating exterior or courtyard spaces within the
complex. To minimize light pollution even further, the Las Vegas-Clark County Library District intends
on programming the sign’s content and settings at night so that light output is significantly de-
creased during the time of day when light pollution is most concerning.
PRJ-75912
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 63
SUBJECT:
SUP-75949 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT: THAI HEALING
SOLUTIONS SPA - OWNER: DEER SPRINGS VILLAGE, LLC - For possible action on a request
for a Special Use Permit FOR A PROPOSED 1,432 SQUARE-FOOT MASSAGE
ESTABLISHMENT USE WITH A WAIVER TO ALLOW A ZERO-FOOT DISTANCE SEPARATION
FROM A RESIDENTIALLY ZONED PROPERTY WHERE 400 FEET IS REQUIRED at 6720 North
Hualapai Way, Suite #180 (APN 125-19-313-004), C-1 (Limited Commercial) Zone, Ward 6 (Fiore)
[PRJ-75933]. 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-75949 [PRJ-75933]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
SUP-75949 [PRJ-75933]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
SUP-75949 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Massage
Establishment use.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time may
be filed for consideration by the City of Las Vegas.
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.
7. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
JAB
SUP-75949 [PRJ-75933]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Special Use Permit to allow a proposed Massage Establishment
use with a distance separation waiver from residentially zoned property at 6720 North
Hualapai Way.
ISSUES
ANALYSIS
The proposed Massage Establishment use will operate out of an existing 1,432 square-
foot suite within a 97,415 square-foot shopping center. The shopping center is at the
northeast corner of Clark County 215 and Hualapai Way, and is adjacent to several
undeveloped properties and a 416-unit mutli-family residential development. The
Massage Establishment will be across the street from a shopping center that contains a
convenience store, a mini-storage facility, and a restaurant with drive through. The subject
site is a developing shopping center that contains a grocery store with a package liquor
license. While a waiver for a zero-foot distance separation is required because the
shopping center is adjacent to residentially zoned property to the east, the actual location
of the proposed Massage Establishment use is in the center of the shopping center
separated by a block wall, as there is no direct access from the shopping center to the
residentially zoned property.
A Massage Establishment use is permitted in the C-1 (Limited Commercial) zoning district
with the approval of a Special Use Permit. A Massage Establishment is defined by Title
19 as, “A facility which is occupied and used for the purpose of practicing massage
therapy as defined in LVMC Chapter 6.52. This use does not include the “accessory
massage,” as defined in this Title.” The proposed use meets the definition as the applicant
intends to operate a Massage Studio at the subject site.
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The Minimum Special Use Permit Requirements for this use include:
1. The use shall comply with all applicable requirements of LVMC Title 6.
A condition of approval has been added requiring compliance with all applicable LVMC
Title 6 requirements.
The proposed use meets this requirement, as the property is adjacent to North
Hualapai Way, a 96-foot Primary Arterial as indicated in the Master Plan of Streets
and Highways.
3. The use may not be located within 400 feet of any church/house of worship, school,
City park, individual care center licensed for more than 12 children, or any parcel
zoned for residential use.
The proposed use does not meet this requirement as the applicant has requested a
Waiver to allow a zero-foot distance separation from residentially zoned property.
Staff supports the request, as there is no direct access between the subject site and
the residentially zoned property.
4. The use may not be located within 1000 feet of any other massage establishment.
The proposed use meets this requirement, as the subject site is not located within
1,000 feet of another massage establishment.
5. The hours of operation shall be limited to the period between 6:00 a.m. and 10:00
p.m., unless further limited by the City Council on a case-by-case basis.
The proposed use meets this requirement as stated in the applicant’s justification letter
that the business would operate between 9:00 a.m. and 9:00 p.m.
While the applicant has requested a distance separation Waiver from residentially zoned
property, staff supports the request as the subject site is a developing shopping center
designed to accommodate a variety of land uses, including the proposed Massage
Establishment use. Staff finds the proposed use to be compatible with the surrounding
land uses; therefore, staff recommends approval with conditions.
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
FINDINGS (SUP-75949)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
1. The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding
land uses as projected by the General Plan.
The proposed land use can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses. Staff supports the requested
distance separation Waiver from a residentially-zoned property as there is no direct
access to the residentially zoned property from the subject site.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the type and intensity of the proposed
Massage Establishment use, as it is located within an existing shopping center
which is designed to provide a variety of services for the surrounding area.
The subject site is accessed by Hualapai Way, a Primary Arterial, and Deer Springs
Way, a Major Collector, as defined by the Master Plan of Streets and Highways,
and are adequate in size to meet the requirements of the proposed use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or the
overall objectives of the General Plan.
The approval of the Special Use Permit would be subject to Conditions of Approval
and regular inspections conducted by the Business Licensing Division of the
Planning Department to ensure the public health, safety, and welfare are not
compromised.
5. The use meets all of the applicable conditions per Title 19.12.
The applicant has requested a Waiver to allow a zero-foot distance separation from
residentially zoned property to the east where 400 feet is required. Staff supports
the request due to the lack of direct access between the two properties.
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
BACKGROUND INFORMATION
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Eight
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
02/28/19
submittal requirements were discussed for a Special Use Permit.
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
Staff conducted a routine field check of the site and observed a well-
03/13/19
maintained shopping center with no trash, debris or graffiti.
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Nine
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
SUP-75949 [PRJ-75933]
Staff Report Page Ten
April 23, 2019 - Planning Commission Meeting
Waivers
Requirement Request Staff
Recommendation
A 400-Foot minimum distance To allow a zero-foot distance
separation from a residentially separation from a residentially Approval
zoned property. zoned property.
JAB
PRJ-75933
03/04/19
PRJ-75933
03/04/19
PRJ-75933
03/04/19
SUP-75949 [PRJ-75933] - SPECIAL USE PERMIT - APPLICANT: THAI HEALING SOLUTIONS SPA - OWNER: DEER
SPRINGS VILLAGE, LLC
6720 NORTH HUALAPAI WAY, SUITE #180
03/13/19
SUP-75949 [PRJ-75933] - SPECIAL USE PERMIT - APPLICANT: THAI HEALING SOLUTIONS SPA - OWNER: DEER
SPRINGS VILLAGE, LLC
6720 NORTH HUALAPAI WAY, SUITE #180
03/13/19
SUP-75949 [PRJ-75933] - SPECIAL USE PERMIT - APPLICANT: THAI HEALING SOLUTIONS SPA - OWNER: DEER
SPRINGS VILLAGE, LLC
6720 NORTH HUALAPAI WAY, SUITE #180
03/13/19
SUP-75949 [PRJ-75933] - SPECIAL USE PERMIT - APPLICANT: THAI HEALING SOLUTIONS SPA - OWNER: DEER
SPRINGS VILLAGE, LLC
6720 NORTH HUALAPAI WAY, SUITE #180
03/13/19
SUP-75949 [PRJ-75933] - SPECIAL USE PERMIT - APPLICANT: THAI HEALING SOLUTIONS SPA - OWNER: DEER
SPRINGS VILLAGE, LLC
6720 NORTH HUALAPAI WAY, SUITE #180
03/13/19
PRJ-75933
03/04/19
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 64
SUBJECT:
SDR-75970 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER:
TORAH LEARNING CENTER, INC - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED TWO-STORY, 5,675 SQUARE-FOOT CLASSROOM BUILDING
ADDITION TO AN EXISTING HOUSE OF WORSHIP on 0.60 acres at 9590 West Sahara Avenue
(APN 163-06-816-024), C-1 (Limited Commercial) Zone, Ward 2 (Vacant) [PRJ-75914]. Staff
recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
6. Action Letter for Z-139-88
7. Action Letter for Z-139-88(22)
8. Comments from City of Las Vegas Public Works Traffic Engineering Division
SDR-75970 [PRJ-75914]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
SDR-75970 [PRJ-75914]
Conditions Page One
April 23, 2019 - Planning Commission Meeting
** CONDITIONS **
SDR-75970 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 03/05/19, except as amended by conditions
herein.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
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.
JAB
SDR-75970 [PRJ-75914]
Conditions Page Two
April 23, 2019 - Planning Commission Meeting
Public Works
9. An update to the previously approved Drainage Plan and Technical Drainage Study
must be submitted to and approved by the Department of Public Works prior to
submittal of any construction drawings or the issuance of any building or grading
permits, whichever may occur first. Provide and improve all drainageways
recommended in the approved drainage study update.
JAB
SDR-75970 [PRJ-75914]
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a two-story, 5,675 building addition for an existing House of Worship
in a shopping center at 9590 West Sahara Avenue.
ISSUES
ANALYSIS
The proposed building addition is for a preschool at an existing House of Worship. In the
justification letter stamped 03/05/19, the applicant notes that the preschool will “benefit
the surrounding community” and “will improve the lives of the many children and families
who will be able to use the facility.” The subject site is zoned C-1 (Limited Commercial)
and is part of the Village Square Shopping Center. Per Title 19.12.070, a preschool is a
land use allowed as part of a House of Worship. However, when the Shopping Center
was originally approved by the City Council on 02/15/89, a condition was added that
required all subsequent site development plan reviews and building elevations be
reviewed by the Planning Commission and City Council.
The House of Worship is in the extreme northwest corner of the Shopping Center, behind
a medical office and next to the West Sahara Public Library. The existing building is at
the rear of the parcel with a landscaped parking lot in front. According to the site plan
stamped 03/05/19, the proposed two-story building will be in the front where the parking
lot is currently located. The proposed building will require 23 additional parking spaces,
and will eliminate six current parking spaces. Nevertheless, the entire Shopping Center
shares parking spaces throughout. If this proposed building addition is approved, the
Village Center Shopping Center will still have 238 more parking spaces than required.
The applicant will reorient and maximize the remaining parking spaces on the parcel, and
will provide landscaped parking islands and an internal pedestrian walkway.
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Two
April 23, 2019 - Planning Commission Meeting
The submitted building elevations show a two-story, 5,675 square-foot structure with
classrooms and restroom facilities on both levels. There is an attached, covered
playground screened by a six-foot wall. The architectural character meets the design
guidelines for a commercial development. There is coherent design and color between
the proposed structure, the existing House of Worship, and the other existing buildings in
the shopping center. The structure provides an aesthetically-minded façade articulation,
massing, orientation and visual interest. The materials consist of stucco and metal
paneling in shades that compliment a desert environment. The landscaping consists of
drought tolerant species according to the Southern Nevada Regional Planning Coalition
Regional Plant List and Title 19 Development Standards.
FINDINGS (SDR-75970)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E) the
Planning Commission and/or City Council must affirm the following:
The proposed development is designed to have direct access to, and be compatible with,
the layout and landscape design of the existing shopping center and other development
along the Sahara Avenue corridor.
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 density and intensity of use in the
General Plan, and is consistent with Title 19.12.
The proposed site access and circulation patterns do not negatively impact adjacent
roadways or neighborhood traffic.
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Three
April 23, 2019 - Planning Commission Meeting
4. Building and landscape materials are appropriate for the area and for the City;
The landscape species are consistent with the previously approved planting list
submitted as part of the original landscape plan. The building and landscape materials
are appropriate for the area and the City.
The design characteristics and building elevations blend with the existing structure and
will create an orderly and aesthetically pleasing environment.
6. Appropriate measures are taken to secure and protect the public health, safety
and general welfare.
The proposed building is subject to building permit review and regular inspections
during construction protecting the public health, safety and general welfare.
BACKGROUND INFORMATION
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Four
April 23, 2019 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal requirements
02/28/19
for a Site Development Plan Review were discussed.
Neighborhood Meeting
A neighborhood meeting was not required or held.
Field Check
Staff conducted a site visit and noted a well maintained house of worship and
03/13/19
parking lot without debris or graffiti.
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Five
April 23, 2019 - Planning Commission Meeting
Existing Land
Surrounding Planned or Special
Use Per Title Existing Zoning District
Property Land Use Designation
19.12
Subject SC (Service
Shopping Center C-1 (Limited Commercial)
Property Commercial)
M (Medium Density R-3 (Medium Density
North Multi-Family
Residential) Residential)
R-PD20 (Residential
M (Medium Density
South Multi-Family Planned Development –
Residential)
20 Units per Acre)
SC (Service
East Shopping Center C-1 (Limited Commercial)
Commercial)
Government
West PF (Public Facilities) C-V (Civic)
Facility (Library)
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Six
April 23, 2019 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
SDR-75970 [PRJ-75914]
Staff Report Page Seven
April 23, 2019 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Required Provided Compliance
Gross Floor Parking Parking
Use
Area or # of Parking Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
432,442 SF 1 space / 250 SF 1,730
Center
Proposed 5,675 SF 1 space / 250 SF 23
TOTAL SPACES REQUIRED 1,752 1,990 87 Y
Regular and Handicap Spaces Required 1,725 27 1,903 87 Y
JAB
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With respect to the Preschool Project and its owner Torah Learning Center Inc, located at 9590
W. Sahara Ave. Please accept this Letter of Justification.
The intended use of the 9590 W. Sahara site is for an addition of a Preschool to the existing
Young Israel Aish synagogue. Young Israel has been open since 2001 and providing worship
and learning to the community for the past 18 years. With their continued membership and
family’s growth, there is a profound interest in providing the services of a Preschool at their
location.
This site is zoned C-1 – Limited Commercial District and the proposed Preschool (part of
House of Worship) is a permitted use, with a Special Use Permit. All off-sites are existing, and
the parcel is currently a part of the Village Square Shopping Center accessed by internal drives
The Preschool will utilize a new two-story building sharing an entry courtyard with the existing
building. The site is currently surrounded by C-1 uses on the east and south, Sahara Public
library on the west and a multi-family apartment complex to the north. There are existing
agreements with the two adjacent businesses for shared parking and access to each other’s
parcels. Hours of operation will generally be between the hours of seven a.m. and six p.m. and
The Preschool will improve the lives of the many children and families who will be able to use
the facility along so near their House of Worship. The project will also be a nice addition to and
Thank you for your consideration to approve the required Reviews and Permits necessary to
Respectfully,
//signature
Rabbi Wyne
Torah Learning Center Inc.
9590 W. Sahara Ave.
Las Vegas, NV 89117
PRJ-75914
03/05/19
PRJ-75914
03/05/19
PRJ-75914
03/05/19
PRJ-75914
03/05/19
PRJ-75914
03/05/19
SDR 75970
Torah Learning Center, Inc.
RATE/#
Proposed Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Existing Use DESCRIPTION #UNIT UNIT TOTAL
RATE/#
Total Use DESCRIPTION #UNIT UNIT TOTAL
Sahara Avenue
Average Daily Traffic (ADT) 14,618
PM Peak Hour 1169
(heaviest 60 minutes)
On weekdays (Fridays), this project will add approximately 197 trips per day on Sahara Ave. and Grand Canyon Dr.
Currently, Sahara is at about 27 percent of capacity and Grand Canyon is at about 18 percent of capacity. With this project,
Sahara is expected to be at about 28 percent of capacity and Grand Canyon to be at about 20 percent of capacity.
On Saturdays, this project is expected to add about 21 trips in the peak hour, or about one every three minutes.
Based on Peak Hour use, this development will add into the area about 16 additional cars, or about one every four minutes.
Note that this report assumes all traffic from this development uses all named streets.
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 65
SUBJECT:
TXT-76115- TEXT AMENDMENT - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request to amend LVMC Title 19.12 Permissible Uses to add
Minimum Special Use Permit requirements to the Multi-Family Residential use, and to provide for
other related matters. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Proposed Amendments and Staff Report
TXT-76115
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
APPROVALS 0
PROTESTS 0
SG
TXT-76115
Proposed Amendment Page One
April 23, 2019 - Planning Commission Meeting
** PROPOSED AMENDMENTS **
Multi-Family Residential
SG
TXT-76115
Staff Report Page One
April 23, 2019 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to amend LVMC Title 19.12 Permissible Uses to amend the Multi-Family
Residential use to add a non-waivable Minimum Special Use Permit Requirement that
will permit the use in commercial zones only in conjunction with a Mixed-Use
development.
ANALYSIS
FINDINGS
SG
AGENDA SUMMARY PAGE
Planning Commission Agenda Item No.:
Meeting of: April 23, 2019 66
DEPARTMENT: Planning
DIRECTOR: Robert Summerfield
SUBJECT:
CITIZENS PARTICIPATION: PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA
MUST BE LIMITED TO MATTERS WITHIN THE JURISDICTION OF THE PLANNING
COMMISSION. NO SUBJECT MAY BE ACTED UPON BY THE PLANNING COMMISSION
UNLESS THAT SUBJECT IS ON THE AGENDA AND IS SCHEDULED FOR ACTION. IF YOU
WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR THE RECORD.
THE AMOUNT OF DISCUSSION ON ANY SINGLE SUBJECT, AS WELL AS THE AMOUNT
OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED