Professional Documents
Culture Documents
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made to assist and accommodate persons with disabilities or impairments. If you need an accommodation to
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NOTICE: This meeting has been properly noticed and posted at the following locations:
ACTIONS: ALL ACTIONS EXCEPT GENERAL PLAN AMENDMENTS, REZONINGS AND RELATED CASES
THERETO ARE FINAL UNLESS AN APPEAL IS FILED BY THE APPLICANT OR AN
AGGRIEVED PERSON, OR A REVIEW IS REQUESTED BY A MEMBER OF THE CITY
COUNCIL WITHIN TEN DAYS AND PAYMENT OF THOSE COSTS SHALL BE MADE UPON
FILING OF THE APPLICATION.
Planning Commission November 13, 2018 - Page 1
ANY ITEM LISTED IN THIS AGENDA MAY BE TAKEN OUT OF ORDER IF SO REQUESTED
BY THE APPLICANT, STAFF, OR A MEMBER OF THE PLANNING COMMISSION AND
AGREED TO BY THE PLANNING COMMISSION. THE PLANNING COMMISSION MAY
IMPOSE TIME LIMITATIONS, AS NECESSARY, ON THOSE PERSONS WISHING TO BE
HEARD ON ANY AGENDAED ITEM.
1. Staff will present each item to the Commission in order as shown on the agenda, along with a recommendation and
suggested conditions of approval, if appropriate.
2. The applicant is asked to be at the public microphone during the staff presentation. When the staff presentation is
complete, the applicant should state his name and address, and indicate whether or not he accepts staff’s conditions of
approval.
3. If areas of concern are known in advance, or if the applicant does not accept staff’s condition, the applicant or his
representative is invited to make a brief presentation of his item with emphasis on any items of concern.
4. Persons other than the applicant who support the request are invited to make brief statements after the applicant. If
more than one supporter is present, comments should not be repetitive. A representative is welcome to speak and
indicate that he speaks for others in the audience who share his view.
5. Objectors to the item will be heard after the applicant and any other supporters. All who wish to speak will be heard,
but in the interest of time it is suggested that representatives be selected who can summarize the views of any groups
of interested parties.
6. After all objectors’ input has been received; the applicant will be invited to respond to any new issues raised.
7. Following the applicant’s response, the public hearing will be closed; Commissioners will discuss the item amongst
themselves, ask any questions they feel are appropriate, and proceed to a motion and decision on the matter.
8. Letters, petitions, photographs and other submissions to the Commission will be retained for the record. Large maps,
models and other materials may be displayed to the Commission from the microphone area, but need not be handed in
for the record unless requested by the Commission.
As a courtesy, we would ask those not speaking to be seated and not interrupt the speaker or the Commission. We appreciate
your courtesy and hope you will help us make your visit with the Commission a good and fair experience.
BUSINESS ITEMS:
1. CALL TO ORDER
3. ROLL CALL
4. PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO MATTERS ON THE
AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME FOR
THE RECORD. THE AMOUNT OF DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE
SPEAKER IS ALLOWED, MAY BE LIMITED
5. FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING COMMISSION MEETING
OF OCTOBER 9, 2018.
6. FOR POSSIBLE ACTION - Any Items from the Planning Commission, staff and/or the applicant wish to be stricken or
held in abeyance to a future meeting may be brought forward and acted upon at this time.
10. TMP-74627 - TENTATIVE MAP RELATED TO ZON-74626 - LONE MOUNTAIN ESTATES AREA 4 - PUBLIC
HEARING - APPLICANT/OWNER: LONE MOUNTAIN ESTATES, LLC - For possible action on a request for a
Tentative Map FOR A SIX-LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION WITH A WAIVER TO ALLOW A
DEFERRAL OF OFF-SITE IMPROVEMENTS on 9.92 acres at the southwest and southeast corner of Grand Canyon
Drive and Helena Avenue (APN 138-06-301-013), U (UNDEVELOPED) [RNP (RURAL NEIGHBORHOOD
PRESERVATION) GENERAL PLAN DESIGNATION] [PROPOSED: R-E (RESIDENCE ESTATES)], Ward 4
(Anthony) [PRJ-74586]. Staff recommends APPROVAL.
11. ZON-74615 - REZONING - PUBLIC HEARING - APPLICANT: VOLUNTEERS OF AMERICA - OWNER: LAS
VEGAS VOA ELDERLY HOUSING - For possible action on a request for a Rezoning FROM: R-PD15
(RESIDENTIAL PLANNED DEVELOPMENT - 15 UNITS PER ACRE) TO: R-3 (MEDIUM DENSITY
RESIDENTIAL) on 4.87 acres at 4445 Diamond Head Drive (APN 140-32-103-002), Ward 3 (Coffin) [PRJ-74233]. Staff
recommends APPROVAL.
12. SUP-74618 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: HONG DA, INC. - For
possible action on a request for a Special Use Permit FOR A PROPOSED 7,300 SQUARE-FOOT RESTAURANT WITH
ALCOHOL USE north of Oso Blanca Road and 50 feet west of Durango Drive (APN 125-17-314-007), T-C (Town
Center) Zone [GC-TC (General Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-74474].
Staff recommends APPROVAL.
15. SDR-74649- SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-74647 - PUBLIC HEARING -
APPLICANT/OWNER: SOUTHERN NEVADA HOUSING AUTHORITY - For possible action on a request for a
Site Development Plan Review FOR A PROPOSED 64-UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT on
6.73 acres at the southeast corner of Harris Avenue and Wardelle Street (APN 139-25-410-040, 041 and a portion of 039),
R-3 (Medium Density Residential) Zone, Ward 3 (Coffin) [PRJ-74609]. Staff recommends APPROVAL.
16. SDR-74661 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: CHASE BANK -
OWNER: REMINGTON SKYE, LLC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 3,650 SQUARE-FOOT FINANCIAL INSTITUTION, GENERAL (WITH DRIVE-THOUGH) ON PAD G
OF AN EXISTING SHOPPING CENTER on 6.13 acres at the northeast corner of Skye Park Drive and W Skye Canyon
Park Drive (APN 125-07-210-007), T-D (Traditional Development) Zone [GC (General Commercial) Skye Canyon
Special Land Use Designation], Ward 6 (Fiore) [PRJ-74459]. Staff recommends APPROVAL.
18. ABEYANCE - SDR-73891 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-73890 - PUBLIC
HEARING - APPLICANT: QUINCY AUTO SALE, INC. - OWNER: SUNSTONE RANCHO, LLC - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED 1,890 SQUARE-FOOT USED CAR
DEALERSHIP WITH A WAIVER TO ALLOW THE BUILDING ORIENTATION TO NOT ORIENT TO THE
CORNER AND TO THE STREET FRONT IS REQUIRED on 0.56 acres at the northeast corner of Serene Drive and
Lone Mountain Road (APN 125-35-401-012), C-2 (General Commercial) Zone, Ward 4 (Anthony) [PRJ-73354]. Staff
recommends DENIAL.
19. GPA-74633 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB HOME - OWNER:
MS NORTHWEST LAND COMPANY, LLC - For possible action on a request for a General Plan Amendment to
amend the Trails Element of the Las Vegas 2020 Master Plan and all related maps on 52.97 acres at the northeast corner of
Deer Springs Way and Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003 and 006; 125-20-602-002,
005, 009 and 010; 125-20-603-001 through 004), Ward 6 (Fiore) [PRJ-74608]. Staff recommends APPROVAL.
20. SUP-74637 - SPECIAL USE PERMIT RELATED TO GPA-74633 - PUBLIC HEARING - APPLICANT: KB
HOME - OWNER: MS NORTHWEST LAND COMPANY, LLC - For possible action on a request for a Special Use
Permit FOR A PROPOSED GATED COMMUNITY WITH PRIVATE STREETS WITHIN TOWN CENTER at the
northeast corner of Deer Springs Way and Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003 and 006;
125-20-602-002, 005, 009 and 010; 125-20-603-001 through 004), T-C (Town Center) Zone [MC-TC (Montecito - Town
Center) and UC-TC (Urban Center - Town Center) Special Land Use Designations], Ward 6 (Fiore) [PRJ-74608]. Staff
recommends DENIAL.
22. TMP-74639 - TENTATIVE MAP RELATED TO GPA-74633, SUP-74637 AND SDR-74638 - MONTECITO 60 -
PUBLIC HEARING - APPLICANT: KB HOME - OWNER: MS NORTHWEST LAND COMPANY, LLC - For
possible action on a request for a Tentative Map FOR A PROPOSED 724-LOT SINGLE FAMILY RESIDENTIAL
SUBDIVISION WITH A WAIVER TO ALLOW PRIVATE STREETS TO TERMINATE IN DEAD-END STUBS
WHERE CULS-DE-SAC OR HAMMERHEADS ARE REQUIRED on 52.97 acres at the northeast corner of Deer
Springs Way and Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003 and 006; 125-20-602-002, 005, 009
and 010; 125-20-603-001 through 004), T-C (Town Center) Zone [MC-TC (Montecito - Town Center) and UC-TC (Urban
Center - Town Center) Special Land Use Designations], Ward 6 (Fiore) [PRJ-74608]. Staff recommends DENIAL.
23. ZON-73549 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS VEGAS - For possible
action on a request for a Rezoning FROM: C-1 (LIMITED COMMERCIAL), M (INDUSTRIAL), PD (PLANNED
DEVELOPMENT), R-5 (APARTMENT) AND R-PD19 (RESIDENTIAL PLANNED DEVELOPMENT - 19 UNITS
PER ACRE) TO: T4-C (T4 CORRIDOR), T5-C (T5 CORRIDOR), T5-MS (T5 MAIN STREET), T5-M (T5 MAKER),
T5-N (T5 NEIGHBORHOOD), T6-UG (T6 URBAN GENERAL) AND T6-UG-L (T6 URBAN GENERAL LIMITED)
on approximately 307.00 acres in the Las Vegas Medical District generally located south of U.S. Highway 95, west of
Interstate 15, north of Charleston Boulevard, and east of Rancho Drive (APNs Multiple), Wards 1 and 5 (Tarkanian and
Crear) [PRJ-74798]. Staff recommends APPROVAL.
26. VAR-74643 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: CARPI ENTERPRISES, LLC - For
possible action on a request for a Variance TO ALLOW A ZERO-FOOT REAR YARD SETBACK WHERE 20 FEET IS
REQUIRED on 2.69 acres at the southeast corner of Charleston Boulevard and Arville Street (APNs 162-06-510-001 and
002), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74555]. Staff recommends DENIAL.
27. SDR-74641 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-74643 - PUBLIC HEARING -
APPLICANT/OWNER: CARPI ENTERPRISES, LLC - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 35,220 SQUARE-FOOT SHOPPING CENTER WITH WAIVERS TO ALLOW A ZERO-
FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE WHERE EIGHT FEET
IS REQUIRED; A FIVE-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE NORTH PROPERTY
LINE AND A ZERO-FOOT WIDE LANDSCAPE BUFFER ADJACENT TO A PORTION OF THE WEST PROPERTY
LINE WHERE 15 FEET IS REQUIRED on 2.69 acres at the southeast corner of Charleston Boulevard and Arville Street
(APNs 162-06-510-001 and 002), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74555]. Staff recommends
DENIAL.
28. SUP-74656 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 2800 FREMONT, LLC -
For possible action on a request for a Special Use Permit FOR A MULTI-FAMILY RESIDENTIAL USE at the northeast
corner of Oakey Boulevard and Atlantic Street (APNs 162-01-201-006 and 007), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-74513]. Staff recommends DENIAL.
30. SDR-74657 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-74656 AND SUP-74781 - PUBLIC
HEARING - APPLICANT/OWNER: 2800 FREMONT, LLC - For possible action on a request for a Site Development
Plan Review FOR A PROPOSED TWO-STORY, 344-UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT AND
A 132,664 SQUARE-FOOT COMMERCIAL DEVELOPMENT WITH A WAIVER TO ALLOW COMMERCIAL
BUILDINGS TO NOT BE LOCATED AT THE MINIMUM FRONT SETBACK LINE WHERE SUCH IS REQUIRED
on 25.55 acres at the northeast corner of Oakey Boulevard and Atlantic Street (APNs 162-01-201-006 and 007), C-2
(General Commercial) Zone, Ward 3 (Coffin) [PRJ-74513]. Staff recommends DENIAL.
31. SDR-74296 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT/OWNER: 3250
SPRING MOUNTAIN TRUST - For possible action on a request for a Major Amendment to previously approved Site
Development Plan Review (SDR-71783) FOR A PROPOSED A 2,900 SQUARE-FOOT RESTAURANT WITH DRIVE
THROUGH WITH A WAIVER OF THE INTERIM DOWNTOWN LAS VEGAS SETBACK STANDARDS on 1.04
acres at 1141 South Las Vegas Boulevard (APN 162-03-112-021), C-2 (General Commercial) Zone, Ward 3 (Coffin)
[PRJ-74200]. Staff recommends DENIAL.
32. SDR-74625 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT: DUTCH BROS
COFFEE - OWNER: BLV HOLDINGS, LLC - For possible action on a request for a Site Development Plan Review
FOR A PROPOSED 810 SQUARE-FOOT RESTAURANT [COFFEE SHOP] WITH DRIVE THROUGH WITH A
WAIVER TO ALLOW A FIVE-FOOT WIDE LANDSCAPE BUFFER ALONG THE NORTH PROPERTY LINE
WHERE 15 FEET IS REQUIRED on 0.51 acres on the south side of Sahara Avenue, approximately 243 feet east of Rye
Street (APN 162-08-104-003), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74597]. Staff recommends
APPROVAL.
CITIZENS PARTICIPATION:
33. CITIZENS PARTICIPATION: PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE
LIMITED TO MATTERS WITHIN THE JURISDICTION OF THE PLANNING COMMISSION. NO SUBJECT MAY
BE ACTED UPON BY THE PLANNING COMMISSION UNLESS THAT SUBJECT IS ON THE AGENDA AND IS
SCHEDULED FOR ACTION. IF YOU WISH TO BE HEARD, COME TO THE PODIUM AND GIVE YOUR NAME
FOR THE RECORD. THE AMOUNT OF DISCUSSION ON ANY SINGLE SUBJECT, AS WELL AS THE AMOUNT
OF TIME ANY SINGLE SPEAKER IS ALLOWED, MAY BE LIMITED
SUBJECT:
CALL TO ORDER
Agenda Item No.: 2.
SUBJECT:
ANNOUNCEMENT: COMPLIANCE WITH OPEN MEETING LAW
Agenda Item No.: 3.
SUBJECT:
ROLL CALL
Agenda Item No.: 4.
SUBJECT:
PUBLIC COMMENT DURING THIS PORTION OF THE AGENDA MUST BE LIMITED TO
MATTERS ON THE AGENDA FOR ACTION. IF YOU WISH TO BE HEARD, COME TO
THE PODIUM AND GIVE YOUR NAME FOR THE RECORD. THE AMOUNT OF
DISCUSSION, AS WELL AS THE AMOUNT OF TIME ANY SINGLE SPEAKER IS
ALLOWED, MAY BE LIMITED
Agenda Item No.: 5.
SUBJECT:
FOR POSSIBLE ACTION TO APPROVE THE FINAL MINUTES FOR THE PLANNING
COMMISSION MEETING OF OCTOBER 9, 2018.
Agenda Item No.: 6.
SUBJECT:
FOR POSSIBLE ACTION - Any items from the Planning Commission, staff and/or the
applicant wish to be stricken or held in abeyance to a future meeting may be brought forward and
acted upon at this time.
Agenda Item No.: 7.
SUBJECT:
ABEYANCE - SUP-74317 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT:
TERRIBLE HERBST, INC. - OWNER: MARY BARTSAS 22, LLC - For possible action on a
request for a Special Use Permit FOR A PROPOSED 4,490 SQUARE-FOOT
BEER/WINE/COOLER OFF-SALE ESTABLISHMENT USE at the southwest corner of
Fremont Street and Eastern Avenue (APN 139-35-817-006), C-2 (General Commercial) Zone,
Ward 3 (Coffin) [PRJ-74020]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-74317 and SDR-74318 [PRJ-74020]
2. Conditions and Staff Report - SUP-74317 and SDR-74318 [PRJ-74020]
3. Supporting Documentation - SUP-74317 and SDR-74318 [PRJ-74020]
4. Photo(s) - SUP-74317 and SDR-74318 [PRJ-74020]
5. Justification Letter - SUP-74317 and SDR-74318 [PRJ-74020]
6. Protest (1)/Support (10) Postcards for SUP-74317 and SDR-74318 [PRJ-74020]
7. Documentation Not Vetted - Support (1) Altered Postcard for SUP-74317 and SDR-74318
[PRJ-74020]
SUP-74317 and SDR-74318 [PRJ-74020]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 10
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-74317 CONDITIONS
Planning
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the
Department of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business
license application.
6. Approval of this Special Use Permit does not constitute approval of a liquor
license.
7. This business shall operate in conformance to Chapter 6.50 of the City of Las
Vegas Municipal Code.
8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-74318 CONDITIONS
Planning
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 09/25/18, except as amended by conditions
herein.
5. A Waiver from Title 19.08.040 (B)(4) is hereby approved, to allow the wash bay
door to face public right-of-way.
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.
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.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
Public Works
12. Dedicate an additional five feet of right-of-way for a total half-street width of 50
feet on Fremont Street adjacent to this site prior to the issuance of any permits.
13. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks
adjacent to this site in accordance with code requirements of Title 13.56.040, if
any, to the satisfaction of the City Engineer concurrent with development of this
site.
14. 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.
15. 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.
16. Submit a License Agreement for landscaping and private improvements in the
City of Las Vegas portion of the Fremont Street public right-of-way prior to this
issuance of permits for these improvements. The applicant must carry an
insurance policy for the term of the License Agreement and add the City of Las
Vegas as an additionally insured entity on this insurance policy. If requested by
the City, the applicant shall remove property encroaching in the public right-of-
way at the applicant's expense pursuant to the terms of the City's License
Agreement. The installation and maintenance of all private improvements in the
public right of way shall be the responsibility of the applicant and any successors
in interest to the property and assigns pursuant to the terms of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (229-4836).
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Conditions Page Four
November 13, 2018 - Planning Commission Meeting
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 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.
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 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.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing a Convenience Store with Fuel Pump, and a Car Wash, Full
Service located at southwest corner of Fremont Street and Eastern Avenue.
ISSUES
· The subject property is located within the Downtown Las Vegas Overlay District –
Area 1 (Fremont East District) and it is subject to the development standards
outlined in the Interim Downtown Las Vegas Development Standards (Appendix
F).
· A Beer/Wine/Cooler Off-Sale Establishment use is permitted in the C-2 (General
Commercial) zoning district with the approval of a Special Use Permit. Staff
supports this request.
· A Waiver Title 19.08 Development Standards is requested to allow the wash bay
door to face public rights-of-way. Staff supports this request.
· The applicant has requested a Waiver of the Downtown Las Vegas Overlay
(Appendix F) Site Planning Standards, to allow setbacks to be at zero percent
along the front and corner side yard setbacks, where the building façade shall
align along the front property lines. Staff supports this request.
· A Waiver of the Downtown Las Vegas Overlay (Appendix F), parking lot
development standards to allow no 15-gallon size shade tree for every six
parking spaces, one-gallon size shrubs per tree in landscape islands and on the
perimeter lot is required. Staff supports this request.
· A Waiver of the Downtown Las Vegas Overlay (Appendix F), for now ornamental
screen where such is required on parking lots facing public streets. Staff
supports this request.
· A Waiver of the Downtown Las Vegas Overlay (Appendix F) Architectural Design
standard is requested to allow no articulated cornice to be continuous on all sides
and to allow blank, expressionless walls to extend greater than 10 feet is
required and to allow no architectural details on all sides of the building. Staff
supports this request.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
ANALYSIS
The applicant proposes to construct a 4,490 square-foot Convenience Store with a Car
Wash bay located on the south side of the Convenience Store, and a fuel canopy
located approximately 60 feet to the east of the Convenience Store. The perimeter
landscape buffers are not required within the Downtown Las Vegas Overlay District and
a Waiver is not necessary. The applicant has requested a Waiver of Title
19.08.040(B)(4)(e) which requires openings of the bay door to not face public rights-of-
way. The proposed car wash bay doors face the public right-of-way towards Eastern
Avenue. The applicant has requested a Waiver of the Downtown Las Vegas Overlay to
allow setbacks to be at zero percent along the front and corner side yard setbacks,
where 70 percent of the building façade should align along the front property lines. The
proposed building placement is located away from the front property lines. There is an
existing utility box adjacent to Fremont Street, which is not subject to the screening
requirements of the Downtown Las Vegas Overlay District.
The building elevations depict a typical gas station canopy, convenience store and car
wash. The convenience store and car wash building materials consists of concrete
block wall, cement plaster, decorative metal panel, metal roof, canopy and aluminum
storefront glazing. A Waiver of the Downtown Las Vegas Overlay (Appendix F)
Architectural Design to allow no articulated cornice to be continuous on all sides, to
allow blank, expressionless walls to extend greater than 10 feet and to allow no
architectural details on all sides of the building. The north and west elevations depicts a
building wall that is expressionless without any decorative metal roof or awing. While
the north elevation has the decorative metal panel, metal roof and storefront glazing, it
does an expressionless wall extended that is greater than 10 feet.
Although the landscape plan indicates a perimeter landscape buffers with shrubs with
no trees. The perimeter landscape buffers are not required within Downtown Las Vegas
Overlay – Area 1. The applicant is requesting a Waiver no ornamental screen where
such is required on parking lots facing public streets. A Waiver of the parking lot
development standards to allow no 15-gallon size shade tree for every six parking
spaces, one-gallon size shrubs per tree in landscape islands and on the perimeter lot is
required.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
The car wash is designed as a single lane with stacking capacity for at least six
vehicles. The stacking space capacity is adequate and will make it unlikely for traffic to
back-up and block any drive aisle or driveway within the commercial subdivision. The
parking provided meets the Title 19 minimum requirements within the commercial
subdivision.
The proposed development will not provide the required streetscapes along Fremont
Street and Eastern Avenue. Per the Interim Downtown Las Vegas Development
Standards (Appendix F) - Threshold Document the subject site qualifies as a partial
block frontage. Any streetscape not implemented due to existing conditions will require
a Covenant Running with Land to obtain property owner’s consent for future
improvements.
Department of Public Works has indicated the Average Daily Traffic (ADT), that this
project will add is approximately 2,464 trips per day on Eastern Avenue, Fremont Street,
and Charleston Boulevard. Currently, Eastern Avenue is at about 61 percent of
capacity, Fremont Street is at about 34 percent of capacity, and Charleston Boulevard is
at about 88 percent of capacity. With this proposed development, Eastern Avenue is
expected to be at about 66 percent of capacity, Fremont Street to be at about 41
percent of capacity, and Charleston Boulevard is expected to be at about 95 percent of
capacity. Based on the Peak Hour use, this development will add to the area 168
additional cars per hour or three every minute.
The Minimum Special Use Permit Requirements for this use include:
The proposed use meets this requirement as there are no protected land uses
within 400 feet of the subject property.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
The proposed use meets this requirement as there are no protected land uses
within 400 feet of the subject property.
Not applicable.
Not applicable.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
Not applicable.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use will be subject to all business licensing requirements outlined
in LVMC Chapter 6.50 if approved.
This requirement is met as there are no protected land uses within 400 feet of the
subject property.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
This requirement does not apply, as the subject site is not located adjacent to an
existing Pedestrian Mall, as defined in LVMC Chapter 11.68.
The proposed development meets all Title 19 requirements and is appropriate for the
area, as it is located at the intersection of two major thoroughfares and is in close
proximity to similar commercial development and a vehicle oriented development. The
proposed Beer/Wine Cooler Off-Sale Establishment use is not located within proximity
of a protected land use and can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses. Therefore, staff recommends approval
with conditions.
FINDINGS (SUP-74318)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
The use will locate in a new C-2 (General Commercial) development with other
compatible uses. In addition, there are no protected land uses within 400 feet of
the subject site.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is accessed from Fremont Street and Eastern Avenue, both are a
100-foot Primary Arterial as classified by the Master Plan of Streets and
Highways. These roadways are adequate in size to accommodate the proposed
Beer/Wine/Cooler Off-Sale Establishment use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
The proposed use will be subject to business license review and periodic
inspection, thereby safeguarding the public health, safety and general welfare.
5. The use meets all of the applicable conditions per Title 19.12.
FINDINGS (SDR-74318)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is consistent with Title 19 and the Downtown Las
Vegas Overlay with approved of several waivers, which staff supports.
Site access is provided from Fremont Street and Eastern Avenue, 100-foot
Primary Arterials as designated in the Master Plan of Streets and Highways.
These streets are sufficient in size to accommodate the needs of the proposed
development.
4. Building and landscape materials are appropriate for the area and for the
City;
The building and landscape materials are in accordance with the Downtown Las
Vegas Overlay District. The landscape materials are drought-tolerant and
compatible with other landscaping in this area.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
The proposed building elevations are not unsightly in appearance and are
harmonious and compatible with the development in the area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed development will be subject to design review during the building
permit process, as well as regular inspections during the construction phase of the
project. Once in operation, the proposed land uses will be subject to regular
inspection by the Planning Department, Business Licensing Division. These
safeguards ensure the health, safety, and welfare of the general public before,
during, and after the proposed project is developed.
BACKGROUND INFORMATION
Related Relevant City Actions by P&D, Fire, Bldg., and Code Enforcement, etc.
The City Council pulled a Required One Year Review (RQR-1346) of
04/02/03 an approved Special Use Permit (U-0133-01) for a proposed Supper
Club (on Fremont) at 2100 Fremont Street.
The City Council approved a request for a Special Use Permit (SUP-
5802) for a proposed Supper Club at 2100 Fremont Street. The
03/02/05
Planning Commission and Staff recommended approval of the
request.
The Planning Commission struck a request for a Required One-Year
Review (RQR-13440) of an approved Special Use Permit (SUP-5802)
06/22/06
which allowed a Supper Club at 2100 Fremont Street. Staff
recommended denial of the request.
The Planning Department denied a request for an Administrative Site
Development Plan Review (SDR-22045) to allow a proposed 10-foot
06/28/07
extension and co-location of antennas on an existing 60-foot Wireless
Communication Facility, Non-Stealth at 2110 Fremont Street.
The Planning Department approved a request for an Administrative
Site Development Plan Review (SDR-22771) to allow a proposed co-
07/26/07
location of antennas on an existing 60-foot Wireless Communication
Facility, Non-Stealth at 2110 Fremont Street.
The Planning Department approved a request for an Administrative
Site Development Plan Review (SDR-24969) to allow a proposed co-
11/08/07
location of antennas on an existing 73-foot tall Wireless
Communications Facility, Non-Stealth at 2110 Fremont Street.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Related Relevant City Actions by P&D, Fire, Bldg., and Code Enforcement, etc.
The City Council approved a request for a General Plan Amendment
(GPA-37467) from MXU (Mixed Use) to C (Commercial) at 2100
Fremont Street. The Planning Commission and Staff recommended
denial of the request.
05/19/10 The City Council approved a request for a Site Development Plan
Review (SDR-37470) for a proposed 90,595 square-foot Shopping
Center with Waivers of the Downtown Centennial Plan setback
standards and Title 19 building placement standards at the southwest
and northwest corners of Fremont Street and Eastern Avenue
The Planning Department approved a request for an Administrative
Site Development Plan Review (SDR-40499) to install three (3) panel
02/08/11 antennas, one (1) COVP, and three (3) RF modules at the 42'-10"
centerline of an existing 70-foot tall Wireless Communication Facility,
Non-Stealth Design (Monopole) located at 2110 Fremont Street.
The Planning Department approved a request for an Administrative
Site Development Plan Review (SDR-41358) to remove three (3)
06/14/11 existing antennas and install six (6) new antennas at the 60-foot
centerline of an existing 70-foot tall Wireless Communication Facility,
Non-Stealth Design (Monopole) at 2100 Fremont Street.
The City Council approved a request for an Extension of Time (EOT-
10/19/11 43119) for a Non-Conforming Tavern at 2100 Fremont Street. Staff
recommended denial of the request.
The City Council approved a request for an Extension of Time (EOT-
45165) of a previously approved Site Development Plan Review (SDR-
37470) for a proposed 90,595 square-foot Shopping Center with
06/06/12 Waivers of the Downtown Centennial Plan setback standards and Title
19 building placement standards at the southwest and northwest
corners of Fremont Street and Eastern Avenue. Staff recommended
approval of the request.
The Planning Department approved a request for an Administrative
Site Development Plan Review (SDR-47532) to remove six existing
antennas and install three new antennas and nine radio remote heads
11/29/12
at the 72-foot centerline of an existing 73-foot Wireless
Communication Facility, Non-Stealth Design (Monopole) at 2100
Fremont Street.
The City Council approved a request for an Extension of Time (EOT-
54177) of a previously approved Site Development Plan Review (SDR-
37470) for a proposed 90,595 square-foot Shopping Center with
07/02/14 Waivers of the Downtown Centennial Plan setback standards and title
19 building placement standards at the southwest and northwest
corners of Fremont Street and Eastern Avenue. Staff recommended
approval of the request. This extension of time expired on 05/19/16.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
Related Relevant City Actions by P&D, Fire, Bldg., and Code Enforcement, etc.
The Planning Commission approved a request for a Tentative Map
(TMP-65447) for a one-lot commercial subdivision on 3.82 acres at the
08/09/16
southwest corner of Fremont Street and Eastern Avenue. Staff
recommended approval.
The City Council approved a request for a Site Development Plan
Review (SDR-64855) for a proposed 2,065 square-foot Restaurant
08/17/16 with a Drive-Through with Waivers of the Downtown Centennial Plan
Setback and Parking Lot Screening Standards at 2100 Fremont Street.
The Planning Commission and staff recommended approval.
A Code Enforcement (#191431) was issued for window of the bus
07/30/18 company is 100 percent covered at 2222 Fremont Street. The case
was resolved on 08/30/18.
The Planning Commission voted to hold SUP-74317 and SDR-74318
10/09/18 [PRJ-74020] in abeyance to the November 13, 2018 Planning
Commission meeting.
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to review
the application materials and submittal requirements for a Special Use
08/20/18 Permit and Site Development Plan Review for a proposed
Beer/Wine/Cooler Off-Sale Establishment use and Convenience Store
with Fuel Pumps and Car Wash, Full Serve.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine site visit and found the subject site contains
08/30/18
a bus depot with a well-maintained commercial building.
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Eleven
November 13, 2018 - Planning Commission Meeting
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Twelve
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
SUP-74317 and SDR-74318 [PRJ-74020]
Staff Report Page Thirteen
November 13, 2018 - Planning Commission Meeting
RG
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שγħ Ŵऑऑкħ㌱Ŵשħਙ่ ⑾ਙผ Ⓢ֭ О֭ผこħש Ŵ่₡ Ɔħ֭ש C֭֭ﭨкਙऑこ่֭ש Ő֭ﭨħ֭ʉ ⑾ਙผ Ŵ ऑผਙऑਙ֭₡ ㌱ਙ่่֭ﭨħ่֭㌱֭ שਙผ֭ⓒฌ
فŴਙкħ่֭ שŴשħਙ่ ㌱Ŵ่ਙऑੂ ʉħשγ Ŵ㌱㌱֭ਙผੂ ֭ﭨγħ㌱к֭ ʉŴγⓒ ⇡֭֭ผ Ŵк֭ⓒ ʉħ่֭ Ŵк֭ Ŵ่₡ فŴこħ่ف㈠ ╗γ֭ ऑŴผ㌱֭к ħ
кਙ㌱Ŵ֭ש₡ Ŵש שγ֭ ਙשγʉ֭ש ㌱ਙผ่֭ผ ਙ⑾ Сผ֭こਙ่ש Ɔשผ֭֭ש Ŵ่₡ DzŴ֭שผ่ A่֭ﭨ֭ Ŵ่₡ ħ ㌱ผผ่֭שкੂ ▷ਙ่֭₡ Ḛ่֭֭ผŴк
ਙここ֭ผ㌱ħŴкӧֱธỏʉħשγŴкŴ่₡ֱ֭₡֭ħ่فŴשħਙ่ਙ⑾Ḛ่֭֭ผŴк╗ਙผħשਙここ֭ผ㌱ħŴкʉħשγħ่Aผ֭Ŵںਙ⑾שγ֭C╗ՁЋ
Ḷ֭ﭨผкŴੂCħשผħ㌱ש㈠╗γ֭㌱ਙ่่֭ﭨħ่֭㌱֭שਙผ֭Ŵ่₡فŴਙкħ่֭שŴשħਙ่Ŵผ֭ऑ֭ผこħ֭שש₡֭ʉγħк֭שγ֭⑾ккֱ֭ผﭨħ㌱֭㌱Ŵผ
ʉŴγ֭ħŴ㌱ਙ่₡ħשħਙ่Ŵк֭㈠ฌ
Aкਙ่فʉħשγשγ֭Ɔħ֭שC֭֭ﭨкਙऑこ่֭שŐ֭ﭨħ֭ʉⓒʉ֭Ŵผ֭ผ֭׀֭שħ่فʉŴħ֭ﭨผ⑾ਙผשγ֭⑾ਙккਙʉħ่̬فฌ
ں㈠ Աħк₡ħ่فਙผħ่֭שŴשħਙ่゜֭⇡שŴ㌱T่ਙשŴкħ่֭ف₡ਙ่⑾ผਙ่שŴ่₡゜ਙผ㌱ਙผ่֭ผħ₡֭ऑผਙऑ֭ผੂשкħ่֭㈠
ธ㈠ ŴผʉŴγ⇡Ŵੂ₡ਙਙผ⑾Ŵ㌱ħ่فผħفγֱשਙ⑾ֱʉŴੂʉħשγਙש㌱ผ่֭֭ħ่ف㈠ฌ
̶㈠ Ⓢ่㌱ผ่֭֭֭₡שħкħੂש֭ผﭨħ㌱֭֭׀ħऑこ่֭ש㈠ฌ
Ûħשγผ֭فŴผ₡שਙÛŴħ֭ﭨผ ںⓒʉ֭Ŵผ֭ผ֭׀֭שħ่فשਙʉŴħ֭ﭨשγ֭ผ֭׀ħผ֭こ่֭ששγŴששγ֭⇡ħк₡ħ่ف⇡֭кਙ㌱Ŵ֭ש₡Ŵששγ֭ฌ
ऑผਙऑ֭ผੂשкħ่֭ਙ⑾שγ֭⑾ผਙ่שŴ่₡ħ₡֭㌱ਙผ่֭ผ⑾ผਙ่שŴ֭ف㈠╗γ֭ऑผਙऑਙ֭₡ħ֭ש₡֭ħ่فħŴผ֭кשਙ⑾שγ่֭ħ׀֭ฌ
㌱ਙ่⑾ħفผŴשħਙ่ਙ⑾שγ֭ħ֭שŴкਙ่فʉħשγשγ֭⑾Ŵ㌱ששγŴשفŴשŴשħਙ่Ŵผ֭֭ﭨγħ㌱кֱ֭ਙผħ่֭֭ש₡֭㈠╗γ֭ħ่֭שผ֭㌱שħਙ่ฌ
ਙ⑾Сผ֭こਙ่שƆשผ֭֭שⓒDzŴ֭שผ่A่֭ﭨ֭Ŵ่₡γŴผк֭שਙ่Աਙк֭ﭨŴผ₡Ŵผ֭ऑผħこŴผħкੂ֭ﭨγħ㌱кֱ֭ਙผħ่֭֭ש₡㌱ਙผผħ₡ਙผŴ
ʉ֭кк㈠╗γ֭ऑผਙऑਙ֭₡ħ֭ש₡֭ħ่فħ⇡ਙשγ㌱ਙこऑŴשħ⇡к֭Ŵ่₡ŴऑऑผਙऑผħŴ֭שŴ่₡ʉħккγŴ֭ﭨこħ่ħこŴк่֭فŴשħ֭ﭨħこऑŴ㌱שฌ
שਙשγ֭₡֭֭ﭨкਙऑこ่֭שਙ⑾שγ֭ผผਙ่₡ħ่فŴผ֭Ŵ㈠ฌ
ÛŴħ֭ﭨผ ธ ผ֭׀֭ש שਙ ʉŴħ֭ﭨ שγ֭ ผ֭׀ħผ֭こ่֭ש שγŴש ֭ผﭨħ㌱֭ ⇡Ŵੂ゜₡ਙਙผ ่ਙש ⑾Ŵ㌱֭ שγ֭ ऑ⇡кħ㌱ ผħفγֱשਙ⑾ֱʉŴੂฌ
ʉħשγਙש ㌱ผ่֭֭ħ่ف㈠ AفŴħ่ⓒ ₡֭ שਙ שγ֭ ㌱ਙ่שผŴħ่ש ਙ⑾ שγ֭ ่ħ׀֭кੂ γŴऑ֭₡ ħ֭ש Ŵ่₡ кħこħ֭ש₡ ⑾ผਙ่שŴ֭ف Ŵкਙ่ف
DzŴ֭שผ่ A่֭ﭨ֭ⓒ ㌱ผ่֭֭ħ่ف ਙ⑾ שγ֭ ֭ผﭨħ㌱֭ ⇡Ŵੂ ħ ่ਙש ऑਙħ⇡к֭ ʉγħк֭ こŴħ่שŴħ่ħ่ف ֭ﭨγħ㌱кŴผ Ŵ㌱㌱֭ שਙฌ
DzŴ֭שผ่A่֭ﭨ֭㈠ฌ
ÛŴħ֭ﭨผ ̶ ผ֭׀֭ש שਙ ʉŴħ֭ﭨ ㌱ผ่֭֭ħ่ف ผ֭׀ħผ֭こ่֭ש Ŵש שħкħੂש ֭ผﭨħ㌱֭ ֭׀ħऑこ่֭ש㈠ Û֭ Ŵ่שħ㌱ħऑŴ֭ש שγŴשฌ
⑾שผ֭ ʉŴ֭שผ ֭ผﭨħ㌱֭ ֭׀ħऑこ่֭ש ʉħкк ⇡֭ кਙ㌱Ŵ֭ש₡ Ŵкਙ่ف שγ֭ Сผ֭こਙ่ש Ɔשผ֭֭ש ⑾ผਙ่שŴ֭فⓒ ʉγ֭ผ֭ ֭ゥħשħ่ف ʉŴ֭שผฌ
こ֭֭שผŴผ֭кਙ㌱Ŵ֭ש₡㈠A㌱㌱֭שŴ่₡Ŵผ₡⑾ਙผשγħʉŴ֭שผ֭ผﭨħ㌱֭֭׀ħऑこ่֭שऑผ֭ש่֭ﭨ㌱ผ่֭֭ħ่ف⑾ผਙこשγ֭ऑ⇡кħ㌱ฌ
ผħفγֱשਙ⑾ֱʉŴੂŴשγ֭֭׀ħऑこ่֭שこש⇡֭Ŵ⇡к֭שਙ⇡֭Ŵ㌱㌱֭₡ħผ֭㌱שкੂ⑾ผਙこשγ֭שผ֭֭ש㈠ฌ
่ਙʉħ่ف שγ֭ ऑผਙऑਙ֭₡ ħ֭ש ħ ऑผਙこħ่่֭ש ħ่ שγ֭ C╗ՁЋ Ŵ่₡ Сผ֭こਙ่ש DzŴש ऑкŴ่่ħ่ف Ŵผ֭Ŵⓒ שγ֭ ₡֭֭ﭨкਙऑ֭ผฌ
Ŵผ֭ऑผਙऑਙħ่فŴ⇡ħк₡ħ่فשγŴשħਙ⑾่֭γŴ่㌱֭₡Ŵผ㌱γħ֭ש㌱שผŴк₡֭ħ่فⓒ⇡ਙผผਙʉħ่ف₡֭ħ่ف׀֭֭⑾ผਙこשγ֭こħ₡ֱ
㌱่֭שผੂγħשਙผħ㌱㌱ਙ่֭שゥשਙ⑾שγ֭ผผਙ่₡ħ่فŴผ֭ŴŴ่֭֭ħ่こŴ่ੂγਙ֭שк゜こਙ֭שк⑾ผਙ่שŴ֭فŴ่₡ħ่فŴ֭ف㈠╗γ֭ฌ
₡֭ħ่ف ⑾ਙผ שγ֭ ऑผਙऑਙ֭₡ ⇡ħк₡ħ่ف שħкħ▷֭ Ŵ こħゥ ਙ⑾ Ŵผ㌱γħ֭ש㌱שผŴккੂ Ŵ֭שγ֭שħ㌱ こŴ֭שผħŴкⓒ ħ่㌱к₡ħ่ف ש㌱㌱ਙⓒฌ
ऑŴ֭ששผ่֭₡ ㌱ਙ่㌱ผ֭֭ש こŴਙ่ผੂⓒ ֭֭שк Ŵʉ่ħ่فⓒ Ŵ่₡ ʉਙк₡ ⇡֭ ਙ⑾ ʉŴผこ ֭Ŵผשγֱשਙ่֭₡ ֭₡ ㌱ਙкਙผ㈠
㌱ਙкਙผ㈠ ╗γ֭
╗γ֭ ऑผਙऑਙ
ऑผਙऑਙ֭₡
Ŵผ֭ Ŵ שŴ γ֭ħفγ שਙ⑾ ธx
⇡ħк₡ħ่فŴผ֭ธㅡɸֱՙ㈚שਙשγ֭γħفγ֭שผਙਙ⑾֭к֭こ่֭שⓒʉγħк֭שγ֭こŴ㈾ਙผħੂשਙ⑾שγ֭⇡ħк₡ħ่فŴผ֭ŴשŴγ֭ħفγשਙ⑾ธxɸֱx㈚
ਙผк֭㈠
Ɔ ่ ֭ ﭨ ֭ש A ㈠ Ő ħ㌱ γ Ŵ ผ₡ ਙ ่ A ●A ОŐİֱՙㅡxธx
xฎ゜ธՙ゜ںฎ
Ҝ ħ㌱ γ Ŵ ֭ к Dz ㈠ Û ֭ ֭ ▷שк A ●A
╗γ֭ ऑŴผ㌱֭к ħ Ŵ ऑਙผשħਙ่ ਙ⑾ Ŵ่ ֭ゥħשħ่ف ਙここ֭ผ㌱ħŴк Ɔ⇡₡ħﭨħħਙ่ ʉħשγ שγ֭ שγผ֭֭ ӧ̶ỏ Ŵ₡㈾Ŵ㌱่֭ש ऑŴผ㌱֭к שਙ שγ֭ฌ
ਙשγŴ่₡ ਙשγʉ֭שŴʉ֭ккŴγŴผ֭₡ऑŴผTħ่فŴ่₡Ŵ㌱㌱֭Ŵ㌱ผਙŴккऑŴผ㌱֭кʉħשγħ่שγ֭⇡₡ħﭨħħਙ่㈠╗γ֭
ऑผ֭ﭨħਙкੂŴऑऑผਙ֭ﭨ₡゜㌱ਙ่שผ㌱֭ש₡֭ʉħשγħ่שγ֭⇡₡ħﭨħħਙ่ผ֭׀ħผ֭ں̶ںऑŴผTħ่فऑŴ㌱֭Ŵ่₡ऑผਙﭨħ₡֭ںㄦx
ऑŴผTħ่ف ऑŴ㌱֭ⓒ ऑ֭ผ ƆCŐֱ″″ฎxฎ㈠ ╗γ֭ ऑผਙऑਙ֭₡ Ŵ₡₡ħשħਙ่ ਙ⑾ שγ֭ ㌱ਙ่่֭ﭨħ่֭㌱֭ שਙผ֭ⓒ فŴ שŴשħਙ่ Ŵ่₡ ㌱Ŵผ
ʉŴγ Ŵ₡₡ Ŵ ผ֭׀ħผ֭こ่֭ש ਙ⑾ ธ″ ऑŴผTħ่ف ऑŴ㌱֭ⓒ ⇡ผħ่فħ่ف שγ֭ שਙשŴк Ŵ㌱ผਙ שγ֭ ⇡₡ħﭨħħਙ่ שਙ ںㄦՙ ऑŴ㌱֭ฌ
ผ֭׀ħผ֭₡㈠ں″ऑŴผTħ่فऑŴ㌱֭Ŵผ֭ऑผਙﭨħ₡֭₡ਙֱ่ħ֭שʉħשγħ่שγ֭⇡㈾֭㌱שऑŴผ㌱֭кⓒʉħשγŴ่ਙשγ֭ผںㅡऑŴ㌱֭γਙʉ่
שਙ⇡֭㌱ਙ่שผ㌱֭ש₡ਙ่שγ֭Ŵ₡㈾Ŵ㌱่֭שऑŴผ㌱֭к㈠Ûħשγשγ֭Ŵ₡₡ħשħਙ่ਙ⑾שγ̶֭x่֭ʉऑŴผTħ่فऑŴ㌱֭ⓒשγ֭㌱ਙここ֭ผ㌱ħŴкฌ
⇡₡ħﭨħħਙ่ʉħккऑผਙﭨħ₡֭ںฎxऑŴผTħ่فऑŴ㌱֭ⓒʉγ֭ผ֭ںㄦՙऑŴ㌱֭Ŵผ֭ผ֭׀ħผ֭₡㈠
A₡֭׀Ŵ֭שкŴ่₡㌱Ŵऑħ่فʉħкк⇡֭ऑผਙﭨħ₡֭₡Ŵγਙʉ่ਙ่ऑкŴ่Ŵ่₡ऑ֭ผ╗ħשк֭ںɱผ֭׀ħผ֭こ่֭ש㈠ฌ
Ḛħ่֭ﭨשγħ₡ŴשŴⓒʉ֭ผ֭׀֭שੂਙผऑऑਙผשਙ่שγħऑผਙ㈾֭㌱ש㈠●⑾Ŵ₡₡ħשħਙ่Ŵкħ่⑾ਙผこŴשħਙ่ħ่֭㌱֭Ŵผੂשਙऑผ֭ऑŴผ֭ฌ
שγ֭֭Ŵऑऑкħ㌱Ŵשħਙ่⑾ਙผऑ⇡кħ㌱γ֭Ŵผħ่فⓒऑк֭Ŵ֭㌱ਙ่שŴ㌱שこ֭Ŵשੂਙผ֭Ŵผкħ֭ש㌱ਙ่่֭ﭨħ่֭㌱֭㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒฌ
γผħA㈠Őħ㌱γŴผ₡ਙ่ⓒՁDzDzCAОฌ
ОкŴ่่ħ่فCħผ֭㌱שਙผ
Őħ㌱γŴผ₡ਙ่Û֭֭▷שкAผ㌱γħ֭ש㌱ש
ОŐİֱՙㅡxธx
xฎ゜ธՙ゜ںฎ
SUBJECT:
ABEYANCE - SDR-74318 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-
74317 - PUBLIC HEARING - APPLICANT: TERRIBLE HERBST, INC. - OWNER: MARY
BARTSAS 22, LLC - For possible action on a request for a Site Development Plan Review FOR
A PROPOSED 4,490 SQUARE-FOOT GENERAL RETAIL STORE, OTHER THAN LISTED
[CONVENIENCE STORE] WITH FUEL PUMPS AND CANOPY; AND A 1,140 SQUARE-
FOOT CAR WASH, FULL SERVICE WITH WAIVERS OF THE DOWNTOWN LAS VEGAS
OVERLAY SETBACK, PARKING LOT LANDSCAPNG AND SCREENNING,
ARCHITECTURAL DESIGN; AND TO ALLOW A FOUR-FOOT LANDSCAPE BUFFER
WHERE 15 FEET IS REQUIRED ALONG THE NORTH AND EAST PROPERTY LINES, A
ONE-FOOT LANDSCAPE BUFFER WHERE EIGHT FEET IS REQUIRED ALONG THE
SOUTH PROPERTY LINE, AND TO ALLOW A WASH BAY TO FACE PUBLIC RIGHT-
OF-WAY WHERE SUCH IS NOT ALLOWED on 1.03 acres at the southwest corner of
Fremont Street and Eastern Avenue (APN 139-35-817-006), C-2 (General Commercial) Zone,
Ward 3 (Coffin) [PRJ-74020]. Staff recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-74318
ОŐİֱՙㅡxธx
xฎ゜ธՙ゜ںฎ
SDR-74318
ОŐİֱՙㅡxธx
xฎ゜ธՙ゜ںฎ
SDR 74318
Terrible Herbst, Inc.
Proposed Use
Fremont Street
Average Daily Traffic (ADT) 11,661
PM Peak Hour (heaviest 60 minutes) 933
Charleston Boulevard
Average Daily Traffic (ADT) 30,457
PM Peak Hour (heaviest 60 minutes) 2,437
This project will add approximately 2,464 trips per day on Eastern Ave., Fremont St. and Charleston Blvd. Currently,
Eastern is at about 61 percent of capacity, Fremont is at about 34 percent of capacity and Charleston is at about 88
percent of capacity. With this project, Eastern is expected to be at about 66 percent of capacity, Fremont to be at about
41 percent of capacity and Charleston to be at about 95 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 168 additional cars, or about three every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 9.
SUBJECT:
ZON-74626 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: LONE
MOUNTAIN ESTATES, 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 9.92 acres at the southwest and
southeast corner of Grand Canyon Drive and Helena Avenue (APN 138-06-301-013), Ward 4
(Anthony) [PRJ-74586]. Staff recommends APPROVAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - ZON-74626 and TMP-74627 [PRJ-74586]
2. Conditions and Staff Report - ZON-74626 and TMP-74627 [PRJ-74586]
3. Supporting Documentation - ZON-74626 and TMP-74627 [PRJ-74586]
4. Photo(s) - ZON-74626 and TMP-74627 [PRJ-74586]
5. Justification Letter -ZON-74626 and TMP-74627 [PRJ-74586]
6. School Development Tracking Form from Clark County School District
ZON-74626 AND TMP-74627 [PRJ-74586]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
NOTICES MAILED 90
PROTESTS 0
APPROVALS 0
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
TMP-74627 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. 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. Dedicate 40-feet of right-of-way adjacent to this site for Grand Canyon Drive, 30-
feet for Helena Avenue, and 30-feet for Hickam Avenue. Additionally, dedicate a
20-foot radius at the southwest corner of Grand Canyon Drive and Helena Avenue,
a 20-foot radius the southeast corner of Helena Avenue and Grand Canyon Drive
and a 20-foot radius at the northeast corner of Grand Canyon Drive and Hickam
Avenue.
6. Construct pavement on Grand Canyon Drive, Hickam Avenue and Helena Avenue
meeting Standard Drawing number 209 as modified by the required Drainage
Study. All other off-site improvements are hereby deferred. In accordance with Title
19.02.025.F, the applicant shall make an improvement contribution equal to 100%
of the City’s bond estimate costs for deferred improvements on Grand Canyon
Drive and 50% of the City’s bond estimate costs for all deferred improvements on
Helena Avenue and Hickam Avenue. Per 19.02.025.F, the street light contribution
on Grand Canyon Drive may be reduced to 50% if a service is provided. The street
light contribution on Helena Avenue and Hickam Avenue may be reduced to 25% if
a service is provided.
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
7. Prior to the issuance of any permits, meet with the Environmental Health Division
of the Southern Nevada Health District for temporary individual sewage disposal
system requirements.
8 Meet with the Fire Protection Engineering Section of the Department of Fire
Services to discuss fire requirements for the proposed use of this site.
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request to develop the subject site with a six-lot residential subdivision on a
9.92-acre undeveloped parcel located at the southwest and southeast corner of Grand
Canyon Drive and Helena Avenue.
ISSUES
ANALYSIS
The City Council approved the property owner’s request to annex the subject site into
the City of Las Vegas on 02/15/17 through Annexation (ANX-67643). It is currently
zoned U (Undeveloped) [RNP (Rural Neighborhood Preservation) General Plan
Designation] and is subject to the development standards of Title 19. While the
applicant has submitted a request for a six-lot residential subdivision, the sixth lot
located on the east side of Grand Canyon Drive will be re-mapped at a later date. The
applicant has proposed to rezone the subject parcel to R-E (Residence Estates). The
proposed zone change conforms with the existing RNP (Rural Neighborhood
Preservation) General Plan designation. Adjacent properties to the north, east and west
are under Clark County jurisdiction and are all zoned R-E (Rural Estates Residential).
The applicant has requested a Waiver of Title 19.06.025 in conjunction with their
Tentative Map request. Approval of this Waiver would allow the applicant to defer off-
site improvements. The Public Works Department recommends approval of the Waiver
request subject to condition. The condition reads as follows, “Construct pavement on
Grand Canyon Drive, Hickam Avenue and Helena Avenue meeting Standard Drawing
number 209 as modified by the required Drainage Study. All other off-site improvements
are hereby 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 on Grand Canyon Drive may be reduced to
25% if a service is provided.”
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The submitted east/west cross section depicts a maximum natural grade greater than
2% across this site. Per the Tables in Subdivision Code 19.06.050 a development with
natural slope greater than 2%, is allowed a maximum 6-foot retaining wall. No retaining
walls are indicated. The submitted north/south cross section depicts maximum natural
grade less than 2% across this site. Per the Tables in Subdivision Code 19.06.050 a
development with natural slope less than 2%, is allowed a maximum 4-foot retaining
wall. A 4-foot and 3-foot retaining wall are indicated on the north side of the property.
The proposed lot on the east side of Grand Canyon Drive does not have any cross
sections provided. Those will be required upon future development.
The Clark County School District projects that approximately three primary and
secondary school students would be generated by the proposed development on this
site. The District notes that all four schools serving the area including, Tarr Elementary
School, Garehime Elementary School, Leavitt Middle School and Centennial High
School were all over capacity for the 2017-18 school year. In particular, Tarr Elementary
School was at 107.75 percent capacity, Garehime Elementary School was at 143.67
percent over capacity, Leavitt Middle School was at 101.18 percent capacity and
Centennial High School was at 120.6 percent capacity.
The subject site is located within Planning Area A2 of the Interlocal Agreement. This
agreement was adopted by the City of Las Vegas and Clark County on December 21,
2016. It established a joint position on Corporate boundaries, Planning and Public
Facilities/Service Provisions within the defined Joint Land Use Planning Area. The
Interlocal Agreement stipulates that the area must remain residential and designated at
a density of no greater than 2.0 units per gross acre. Furthermore, it states, “The Parties
agree that they shall not accept any General Plan Amendment (GPA) nor amend their
respective comprehensive plans, rezone such properties or approve special or
conditional use permits to allow industrial or commercial uses or residential densities
above 2.0 Units per Gross Acre and each lot will maintain a minimum buildable net lot
area of at least 18,000 square feet with a goal of at least 18,500 square feet.” The
proposed entitlements adhere to this agreement.
FINDINGS (ZON-74626)
The proposed zone change conforms with the existing RNP (Rural Neighborhood
Preservation) General Plan land use designation.
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
The large-lot residential uses allowed with the proposed zone change would be
compatible with the existing residential uses in the surrounding area.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The site will be accessed by Grand Canyon Drive, Helena Avenue and Hickam
Avenue. The applicant has requested a deferral of off-site improvements. Once
dedicated and paved, the streets will be adequate to serve the needs of the
proposed zoning district.
FINDINGS (TMP-74627)
The proposed Tentative Map conforms to Nevada Revised Statutes and adheres to all
applicable requirements of Title 19 and the Interlocal Agreement; therefore, staff
recommends approval, subject to conditions.
BACKGROUND INFORMATION
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
09/19/18 submittal requirements and deadlines were reviewed for a proposed
Rezoning and Tentative Map.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found an undeveloped lot.
10/04/18
No issues were noted.
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
CS
ZON-74626 AND TMP-74627 [PRJ-74586]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Installation of essential off-
Deferral of all off-site
site improvements as Approval, subject to condition
improvements.
directed by the City.
CS
ZON-74626
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
ZON-74626
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
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ZON-74626
ZON-74626
N GRAND CANYO N DR
W CRAIG RD
N PARK ST
N TEE PEE LN
HELENA AVE
HELENA AVE
U(RNP)
SUBJECT
PROPERTY
N JENSEN ST
U(DR)
SOLITARIA DR
R-D
DESERT TRACE CT
ST
GNA
±
C-V
A
ONT
M
U(R)
VI A
Zoning
FROM U (RNP) TO R-E
U - (GPA Designation) R-2 - Medium-Low P-O - Professional Office C-M - Commercial/Industrial
Undeveloped Density Residential
R-3 - Medium Density N-S - Neighborhood Service M - Industrial 1000' Buffer
R-A - Ranch Acres
Residential
O - Office C-V - Civic
R-E - Residential Estates R-4 - High Density GIS maps are normally produced
R-D - Single-Family Residential C-D - Designed Commercial P-C - Planned Community City Limits only to meet the needs of the City .
Due to continuous development activity
Residential-Restricted R-5 - Apartment this map is for reference only .
R-PD - Residential C-1 - Limited Commercial T-D - Traditional Development Geographic Information System
R-MH - Mobile/Manufactured Planning & Development Dept.
Planned Development Home Residence
Not City 702-229-6301
C-2 - General Commercial PD - Planned Development
R-1 - Single Family Date: Monday, October 01, 2018
R-MHP - Residential Mobile/ C-PB - Planned Business
Residential T-C - Town Center
Manufactured Home Park Park Subject Property
R-CL - Single-Family
Compact-Lot P-R - Professional Offices
and Parking
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●Ќ╗DzŐ●ḶŐƆ●CDz̬ฌ ںxƥฌ ОŐDzОAŐDzCAЌCҜACDz╗DzŐҜ●ЌDzḶ╗ĠDzŐÛ●ƆDz㈠ฌ
ĠОḚ Ġ●ḚĠОŐDzƆƆⓈŐDzḚAƆฌ ⓈƆC ⓈЌ●СḶŐҜƆ╗AЌCAŐCCŐAÛ●ЌḚฌ
Û A╗DzŐՁ●ЌDzฌ
ں ḶС ธฌ
ՁЌ ՁAЌDzฌ ЋО Ћ●╗Ő●С●DzCՁAО●ОDzฌ
ḶŐЌDzŐƆ●CDz̬ฌ ںㄦƥฌ ㅡ㈠ AԱḶЋDz ḚŐḶⓈЌC Ⓢ╗●Ձ●╗ ԱḶṲDzƆ ƆĠAՁՁ ЌḶ╗ ԱDz ОՁADzC Û●╗Ġ●Ќ ╗ŐA●Ձ ḶŐŐ●CḶŐƆⓒ ●Сฌ
ՁƆ ՁAЌCƆAОDzฌ Û ÛA╗DzŐฌ Ɔ╗ŐDzDz╗Ձ●Ḛ Ġ╗ฌ
ŐDzAŐ̬ฌ ̶ㄦƥฌ ╗ŐA●ՁAŐDzAƆAŐDzCDzƆ●ḚЌA╗DzCḶЌ╗ĠDzҜAО㈠ฌ
С●ՁDzЌAҜDz̬ฌƆ̬⇓A╗●ЋDz⇓ՁḶЌDzҜḶⓈЌ╗A●ЌDzƆ╗A╗DzƆՁՁ⇓ՁҜ╗ֱںฎֱxxںֱİDzЌƆDzЌִĠDzՁDzЌA⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓╗Ҝ⇓╗DzЌ╗A╗●ЋDzҜAО﹝AŐDzAㅡ㈠CÛḚฌ
ՁЋฌ ฌ
ธㄦՙธ ธㄦՙธฌ
ОՁฌ
Ա
СՁ ОՁฌ
ธㄦՙxฌ ธㄦՙxฌ
СՁฌ
ՁḶ╗ㄦӧОACएธㄦ″ՙ㈠ՙxỏฌ
ธㄦ″ฎ ธㄦ″ฎฌ
СՁฌ
ОՁฌ
ธㄦ″″ ธㄦ″″ฌ
СՁฌ
ՁḶ╗ㅡӧОACएธㄦ″̶㈠ฎㅡỏฌ
ธㄦ″ㅡ ธㄦ″ㅡฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ОՁ Ձฌ
СՁฌ
ธㄦ″x ธㄦ″xฌ
ՁḶ╗̶ӧОACएธㄦㄦɱ㈠ธںỏฌ
СՁ ОՁฌ
ธㄦㄦฎ ธㄦㄦฎฌ
СՁฌ ОՁฌ
СՁฌ
СՁ СՁฌ
ՁḶ╗ธӧОACएธㄦㄦㄦ㈠ں″ỏฌ
ธㄦㄦ″ ธㄦㄦ″ฌ
ՁḶ╗ںӧОACएธㄦㄦㅡ㈠ㄦ″ỏฌ
ธㄦㄦㅡ ธㄦㄦㅡฌ
ธㄦㄦธ ธㄦㄦธฌ
Ќ Ḷ ㈠
СḚธㄦ″ฎ㈠̶ธฌ
СḚธㄦ″″㈠ՙ̶ฌ
СḚธㄦ″ㅡ㈠ㄦɱฌ
СḚธㄦ″̶㈠ںธฌ
СḚธㄦ″x㈠ɱ″ฌ
СḚธㄦㄦฎ㈠ɱฎฌ
СḚธㄦㄦฎ㈠ㅡɱฌ
СḚธㄦㄦՙ㈠ㅡฎฌ
СḚธㄦㄦㄦ㈠xㄦฌ
СḚธㄦㄦ″㈠x″ฌ
СḚธㄦㄦ″㈠̶ںฌ
СḚธㄦㄦ″㈠ɱɱฌ
СḚธㄦㄦฎ㈠ㅡɱฌ
СḚธㄦㄦฎ㈠ㄦฎฌ
DzḚӧธㄦ″ฎ㈠̶ỏฌ
DzḚӧธㄦ″″㈠ՙỏฌ
DzḚӧธㄦ″ㅡ㈠″ỏฌ
DzḚӧธㄦ″̶㈠ںỏฌ
DzḚӧธㄦ″ں㈠xỏฌ
DzḚӧธㄦㄦɱ㈠xỏฌ
DzḚӧธㄦㄦฎ㈠ㄦỏฌ
DzḚӧธㄦㄦՙ㈠ㄦỏฌ
DzḚӧธㄦㄦㄦ㈠xỏฌ
DzḚӧธㄦㄦ″㈠ںỏฌ
DzḚӧธㄦㄦ″㈠ںỏฌ
DzḚӧธㄦㄦՙ㈠xỏฌ
DzḚӧธㄦㄦฎ㈠ㄦỏฌ
DzḚӧธㄦㄦฎ㈠″ỏฌ
xોㄦx ںોxx ںોㄦx ธોxx ธોㄦx ̶ોxx ̶ોㄦx ㅡોxx ㅡોㄦx ㄦોxx ㄦોㄦx ″ોxx ″ોㄦx ՙોxxฌ
ƆDz╗●ḶЌAƆ╗A̬xોxx╗Ḷՙો̶ㄦฌ
ںफएㅡxƥĠḶŐ●ΎḶЌ╗AՁฌ
ںफएㅡƥЋDzŐ╗●AՁฌ
ОՁฌ
ธㄦՙㅡฌ ธㄦՙㅡฌ
DzṲОACएธㄦՙ̶㈠̶ฌ
CDzḶŐA╗●ЋDzAО╗Ḷฌ
ҜA╗ĠACİADzЌ╗ฌ
ธㄦՙธ ธㄦՙธฌ CDzЋDzՁḶОҜDzЌ╗Ɔฌ
ฎ㈠xƥ╗Оฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںㅡ″ฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
″x̶xƆ㈠İḶЌDzƆԱḶⓈՁDzЋAŐC
Ő゜Û Ő゜Ûฌ
ฎxƥŐḶÛฌ ธ Ḷ Ⓢ Ő Ɔ Dz Ɔ ฌ
̶̶ںںƆ㈠ŐA●ЌԱḶÛ ԱՁЋC㈠ⓒƆ╗Dzธธㄦฌ
A Ќ Dz ฌ Ќ Ḛ ●Ќ Dz Dz Ő ●Ќ Ḛ ฌ
ธㄦՙx ธㄦՙxฌ
ӧՙxธỏ̶″ธֱฎฎㅡㅡฌСAṲ̬ӧՙxธỏ̶″ธֱㄦธ̶̶ฌ
ՁḶЌDzҜ ḶⓈЌ╗A●ЌDzƆ╗A╗DzƆՁՁฌ
DzṲ㈠Aฌ
ОAЋDzҜDzЌ╗ฌ
ธㄦ″″ ธㄦ″″ฌ ฎ Ḷ Ⓢ Ő Ɔ Dz Ɔ ฌ
ธ ㈠x੧ฌ ธ ㈠x੧ฌ
ฎफṲ ฎफṲ ں″फฌ
ธ̬ںҜ
Ɔ Ҝ Ḷ Ḷ ╗ Ġ С A Dz Ҝ Ⓢ ฌ
Ձ●Ḛ Ġ ╗ Dz A Ő ╗ Ġ ╗ Ḷ Ќ Dz Ɔ ฌ
ธㄦ″ㅡ ธㄦ″ㅡฌ
AṲƆ
DzṲ╗ОDz●●ԱAƆDzฌ
AŐОฌ
ธㄦ″ธ ธㄦ″ธ DzṲ●Ɔ╗●ЌḚḚŐḶⓈЌCฌ
ОDzŐ●ҜDz╗DzŐCDzḶŐA╗●ЋDzԱՁḶÛAՁՁƆDz╗●ḶЌฌ
ธㄦ″x ธㄦ″xฌ
╗О●AՁฎxƥŐḶÛӧḚŐAЌCAЌḶЌCŐỏฌ Ќ╗Ɔฌ
Ќ╗Ɔฌ
DzƆ╗㈠ ธxxxฌ
ธㄦㄦฎ ธㄦㄦฎฌ
СՁฌ
ḚŐAЌCAЌḶЌCŐฌ
ธㄦㄦ″ ธㄦㄦ″ฌ
ՁḶ╗ธӧОACएธㄦㄦㄦ㈠ں″ỏฌ
Ձฌ
Ő゜Ûฌ Ő゜Ûฌ
ОՁ゜ŐḶÛฌ
ธㄦㄦㅡ C ธㄦㄦㅡ ″xƥŐḶÛฌ Ɔ ●C Dz A Ő C ḶҜҜḶЌՁḶ╗ฌ Ɔ ●C Dz A Ő C ฌ
Û
ฌ ОՁ ںㄦƥDzƆҜ╗ฌ ОՁฌ
Ձฌ ОⓈԱՁ●ฌ
̶xƥฌ
″ƥҜ A Ṳ ฌ
CŐA●ЌAḚDzฌ
ธㄦㄦธ ธㄦㄦธฌ
Ɔ Ő Dz Dz Ќ Û A ՁՁ ″ƥҜ A Ṳ ฌ
ںㅡƥ ں″ƥ ں″ƥฌ
Ɔ Ő Dz Dz Ќ Û A ՁՁฌ
ЌDzÛAฌ
ㄦՙ
ОAЋDzҜDzЌ╗ฌ
㈠ธ
ƆḶՁ●Cฌ
ธㄦㄦx ธㄦㄦxฌ
Ձฌ
ՙС
Ձฌ
ÛAՁՁฌ
㈠ฎ
О A C एㄦɱ㈠ՙธฌ
ㄦㄦ
О A C एㄦㄦ㈠ɱxฌ
ธㄦㅡฎ ธㄦㅡฎฌ
ㄦ
ㄦ㈠ㅡ
╗ОDz●●ԱAƆDzฌ ̶С
ㅡƥҜAṲŐDz╗ฌ Ձฌ
ƆḶՁ●CḚŐḶⓈ╗ฌ
Ḷ Ќ Ő Dz ╗Dz ฌ
ÛAՁՁฌ
Ḷ Ћ Dz Ő ╗ О Dz ●●ฌ
СḚธㄦㄦฎ㈠̶ฎฌ
СḚธㄦㄦՙ㈠x″ฌ
СḚธㄦㄦㄦ㈠ՙธฌ
СḚธㄦㄦㅡ㈠″ㅡฌ
СḚธㄦㄦ̶㈠″xฌ
СḚธㄦㄦธ㈠ㅡㅡฌ
СḚธㄦㄦx㈠ฎxฌ
DzḚӧธㄦㄦฎ㈠ㅡỏฌ
DzḚӧธㄦㄦՙ㈠ںỏฌ
DzḚӧธㄦㄦㄦ㈠ՙỏฌ
DzḚӧธㄦㄦㅡ㈠″ỏฌ
DzḚӧธㄦㄦ̶㈠″ỏฌ
DzḚӧธㄦㄦธ㈠ㅡỏฌ
DzḚӧธㄦㄦx㈠ฎỏฌ
xોㄦx ںોxx ںોㄦx ธોxx ธોㄦx ̶ોxx ̶ોㄦxฌ CŐA●ЌAḚDzDzAƆDzҜDzЌ╗ฌ
╗О●AՁ″xƥŐḶÛӧĠDzՁDzЌAAЋDzִĠ●AҜAЋDzỏฌ
Ќ╗Ɔฌ
Ќ╗Ɔฌ
ƆDz╗●ḶЌԱƆ╗A̬xોxx╗Ḷ̶ોฎxฌ
ںफएㅡxƥĠḶŐ●ΎḶЌ╗AՁฌ
ںफएㅡƥЋDzŐ╗●AՁฌ
ՁḶЌDzҜ ḶⓈЌ╗A●ЌDzƆ╗A╗DzƆAŐDzAㅡฌ
AŐDzƆ●CDzЌ╗●AՁƆⓈԱC●Ћ●Ɔ●ḶЌฌ
ŐḶƆƆƆDz╗●ḶЌƆִCDz╗A●ՁƆฌ
⒋
⒋
⒋
ฌՁฌDzЌฌḚฌ●ЌฌฌDzฌDz
ฌḶฌЌฌAฌ ฌŐฌ
ƆฌƆ ● ฌ
СฌDzฌฌ
Ɔ ╗ฌ
Ő Ḷฌ
Ɔ╗AЌՁDzฌ
ОՁ゜ŐḶÛ Ձ ОՁ゜ŐḶÛ Ձฌ
СḶ ЌḚ ฌ
Ő DzCฌОฌ
ฌDzฌ
Ɔ ●C Dz A Ő C ㄦƥֱ″ƥҜⓈฌ Dzゥऑ㈠″̶ֱxֱںɱฌ
ฌ●Ɔฌ╗ฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ A Ő Dz A ̶ฌ О Ő Ḷ О Ḷ Ɔ Dz C A Ő Dz A ㅡฌ
Aฌ╗ฌDzฌ ḶฌС ฌЌDzฌЋฌAฌCฌ
ÛAՁՁฌ
Ő Dz A Ő A Ő C ฌ Ő Dz A Ő A Ő C ฌ Aฌ
ÛAՁՁฌ
ฎƥҜAṲฌ
СՁ Ќਙฌ
ฌ ฌ㈠ธฌธฌ
″ฌںฌ″ฌ
ОAC Ɔ ●C Dz A Ő C ՁЋ
ОՁฌ
̶ƥҜAṲฌ
ㄦƥฌ
ŐDz╗ÛAՁՁฌ ̶xƥ ̶xƥฌ
ںxƥ C A╗Dz̬
ںx゜ں″゜ธxںฎฌ
Ɔ ●C Dz A Ő C ฌ
ÛAՁՁฌ
″ƥҜAṲฌ
ںƥҜ ●Ќ Ա Dz Ќ Ġ ฌ
ƆŐDzDzЌฌ
О A C एՙธ㈠ฎՙฌ Ɔ AՁDz̬ฌ
Ġ Dz ՁDz Ќ A A Ћ Dz Ġ Dz ՁDz Ќ A A Ћ Dz ƆḶՁ●CḚŐḶⓈ╗ฌ
ÛAՁՁฌ
ںफएㅡxƥฌ
″ƥҜAṲฌ
ںƥҜ●Ќฌ
ƆŐDzDzЌฌ
ㅡƥҜAṲฌ
″ƥՁƆ ″ƥՁƆฌ ÛAՁՁฌ ธ ̬ں
ԱDzЌĠฌ Ҝ İḶ ԱЌ Ḷ ̬ฌ
ŐḶÛAՁՁฌ
ÛAՁՁฌ
Dz Ṳ ●Ɔ ╗ ●Ќ Ḛ
″ƥҜAṲฌ
ƆŐDzDzЌฌ
Ḛ Ő Ḷ Ⓢ Ќ C AṲ
ธ㈠x੧ฌ
ฌ ฌ
ธ㈠x ੧ฌ
ฌ
ՁҜ ╗ֱںฎֱxxںฌ
AṲ О A C एㄦɱ㈠ՙธฌ
Ҝ О A C ए″″㈠ՙ″ C DzƆ●Ḛ Ќ DzC Ա̬ Ġ Dz DzC Ա̬ฌ
ธ ̬ں
ОAC ฌ ЌԱ ƆСฌ
С
С
ЋAŐ●DzƆฌ ЋAŐ●DzƆ ƆĠ DzDz╗Ќ AҜ Dz̬ฌ
Ձฌ
Ձฌ
ฌ ںฎƥֱㅡธƥฌ
ЌḶŐ╗ĠԱḶⓈЌCAŐֱÛDzƆ╗ОḶŐ╗●ḶЌฌ СՁ
ںธƥҜAṲฌ
Ќ╗Ɔฌ ㄦxƥฌ ОŐİֱՙㅡㄦฎ″
ЌḶŐ╗ĠԱḶⓈЌCAŐֱҜ●CCՁDzAЌCDzAƆ╗ОḶŐ╗●ḶЌฌ ƆĠ DzDz╗Ќ Ⓢ Ҝ ԱDzŐ ̬ฌ
╗Ҝ ธฌ
ƆḶⓈ╗ĠԱḶⓈЌCAŐฌ ÛDzƆ╗ԱḶⓈЌCAŐฌ
Ќ╗Ɔฌ ںx゜ںՙ゜ںฎ
Ќ╗Ɔฌ Ќ╗Ɔฌ
ธ ḶС ธฌ
С●ՁDzЌAҜDz̬ฌƆ̬⇓A╗●ЋDz⇓ՁḶЌDzҜḶⓈЌ╗A●ЌDzƆ╗A╗DzƆՁՁ⇓ՁҜ╗ֱںฎֱxxںֱİDzЌƆDzЌִĠDzՁDzЌA⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓╗Ҝ⇓╗DzЌ╗A╗●ЋDzҜAО﹝AŐDzAㅡ㈠CÛḚฌ
ՁЋฌ ฌ
APN's 138-06-301-013
* CCSD Comments Tarr ES, Garehime ES, Leavitt MS and Centennial HS were over capacity for the 2017-2018 school
year. Tarr ES was at 107.75%, Garehime ES was at 143.67 %, Leavitt MS was at 101.18 %, and
Centennial HS was at 120.60% Enrollment Plus State Excluded Enrollment Percent of Program
Capacity.
Approved Disapproved
Agenda Item No.: 10.
SUBJECT:
TMP-74627 - TENTATIVE MAP RELATED TO ZON-74626 - LONE MOUNTAIN ESTATES
AREA 4 - PUBLIC HEARING - APPLICANT/OWNER: LONE MOUNTAIN ESTATES, LLC
- For possible action on a request for a Tentative Map FOR A SIX-LOT SINGLE-FAMILY
RESIDENTIAL SUBDIVISION WITH A WAIVER TO ALLOW A DEFERRAL OF OFF-
SITE IMPROVEMENTS on 9.92 acres at the southwest and southeast corner of Grand Canyon
Drive and Helena Avenue (APN 138-06-301-013), U (UNDEVELOPED) [RNP (RURAL
NEIGHBORHOOD PRESERVATION) GENERAL PLAN DESIGNATION] [PROPOSED: R-
E (RESIDENCE ESTATES)], Ward 4 (Anthony) [PRJ-74586]. Staff recommends APPROVAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
TMP-74627
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
TMP-74627
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
TMP-74627
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
TMP-74627
ОŐİֱՙㅡㄦฎ″
xɱ゜ธㅡ゜ںฎ
TMP-74627
Աฌ
╗Ҝธฌ
DzṲ●Ɔ╗●ЌḚAŐDzA̶ฌ DzṲ●Ɔ╗●ЌḚAŐDzA̶ฌ DzṲ●Ɔ╗●ЌḚAŐDzA̶ฌ
DzṲ●Ɔ╗●ЌḚAŐDzA̶ฌ DzṲ●Ɔ╗●ЌḚAŐDzA̶ฌ
ՁḶ╗ㄦฌ ՁḶ╗ㅡฌ ՁḶ╗ںฌ
ՁḶ╗̶ฌ ՁḶ╗ธฌ
ӧธ
ㄦ″
ỏฌں
ӧธ
ㄦ″
x
ӧОⓈԱՁ●ỏฌ
ỏฌ
ںㄦƥCŐA●ЌAḚDzฌ
DzAƆDzҜDzЌ╗ฌ
ӧธ
ㄦㄦ
AОЌ̶̬ںฎֱx″̶ֱֱںںxx̶ฌ
ɱ
Aฌ
ỏฌ
ḶÛЌDzŐ̬ƆAЌCĠⓈฌ
ĠDzՁDzЌAAЋDz ฌ
╗Ҝธฌ
СAҜ●Ձ╗ŐⓈƆ╗ฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ㅡ̶ںㄦҜ●AĠƆAЌḶЌ╗ฌ
ӧธ
ㄦㄦ
C Dz Ɔ Ő ●О ╗ ●Ḷ Ќ
ฎ ỏฌ
ㄦฌ
ㅡฌ
̶ฌ
ںฌ
ธฎ ㅡ㈠ՙɱƥ
ธ″̶㈠̶ɱƥ
ธฌ
ธฎㅡ㈠ՙ̶ƥฌ
㈠Dz㈠Aฌ
ธฎㅡ㈠″ՙƥฌ
ㅡⓒธ″ɱƆС
ธฎㅡ㈠ㄦɱƥฌ
ธฎㅡ㈠ㄦฎƥฌ
̶ธⓒxㅡںƆ С ฌ
̶ธⓒx̶ㅡƆ С ฌ
ӧธ ㄦ
ธฎㅡ㈠ㄦںƥฌ
ธ㈠ฎㅡ੧ฌ
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ՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
AОЌ̶̬ںฎֱx″ֱฎxֱںxںxฌ
″x̶xƆ㈠İḶЌDzƆԱḶⓈՁDzЋAŐC
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ḶÛЌDzŐ̬ⓈƆAฌ
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СⓈ╗ⓈŐDzAŐDzAՙฌ
СⓈ╗ⓈŐDzAŐDzAㄦฌ
СⓈ╗ⓈŐDzฌ
ՁḶЌDzҜ ḶⓈЌ╗A●ЌDzƆ╗A╗DzƆՁՁฌ
ՁЋ
ՁЋ
ՁЋ
СⓈ╗ⓈŐDzฌ
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ӧС Ⓢ ╗ Ⓢ Ő Dz A Ő Dz A ″ỏฌ
СⓈ╗ⓈŐDzฌ
″ฌ
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С Ⓢ ╗ Ⓢ Ő Dz A Ő Dz A ″ฌ ̶xƥŐḶÛฌ
ںՙธⓒㅡฎฎƆСฌ
ธ″ㄦ㈠ںธƥฌ
ธ″ՙ㈠̶ɱƥฌ
ӧОⓈԱՁ●ỏฌ
DzƆ╗㈠ ธxxxฌ
Ġ●AҜ AЋDz
DzҜ AО ЌḶ╗╗ḶƆAՁDzฌ
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Ⓢ╗●Ձ●╗C●ƆՁA●Ҝ DzŐฌ
ฌ ″ ̶̶㈠ฎㅡƥฌ Û ŐA●ḚŐCฌ DzṲ●Ɔ╗●ЌḚⓈ╗●●╗ՁḶA╗●ḶЌƆƆĠḶÛЌĠDzŐDz●ЌAŐDzAООŐḶṲ●ҜA╗DzḶЌՁ㈠●╗ƆĠAՁՁԱDz╗ĠDzฌ
ḶЌ╗ŐA╗ḶŐƆŐDzƆОḶЌƆ●Ա●Ձ●╗╗ḶCDz╗DzŐҜ●ЌDz╗ĠDzDzṲA╗ЋDzŐ╗●AՁAЌCĠḶŐ●ΎḶЌ╗AՁฌ
ՁḶA╗●ḶЌḶСAՁՁDzṲ●Ɔ╗●ЌḚⓈЌCDzŐḚŐḶⓈЌCⓈ╗●Ձ●╗●DzƆОŐ●ḶŐ╗ḶḶҜҜDzЌ●ЌḚฌ
ОŐḶİDz╗Ɔ●╗Dzฌ ḶЌƆ╗ŐⓈ╗●ḶЌ㈠ЌḶŐDzОŐDzƆDzЌ╗A╗●ḶЌ●ƆҜACDz╗ĠA╗AՁՁDzṲ●Ɔ╗●ЌḚⓈ╗●Ձ●╗●DzƆAŐDzƆĠḶÛЌฌ
ĠDzŐDzḶЌ㈠╗ĠDzDzЌḚ●ЌDzDzŐAƆƆⓈҜDzƆЌḶŐDzƆОḶЌƆ●Ա●Ձ●╗СḶŐⓈ╗●Ձ●╗●DzƆЌḶ╗ƆĠḶÛЌḶŐฌ
Û ĠDzՁDzЌAAЋDzฌ Ⓢ╗●Ձ●╗●DzƆЌḶ╗ƆĠḶÛЌ●Ќ╗ĠDz●ŐDzṲ●Ɔ╗●ЌḚՁḶA╗●ḶЌƆ㈠ฌ
ԱAƆ●ƆḶ СԱDzAŐ●ЌḚ ฌ
ЌİDzЌƆDzЌƆ╗ฌ
ЌḶŐ╗Ġxx¤ㄦㅡƥㄦںफDzAƆ╗ⓒԱDz●ЌḚ╗ĠDzԱDzAŐ●ЌḚḶСDzAƆ╗Ձ●ЌDzḶС╗ĠDzƆḶⓈ╗ĠÛDzƆ╗ỢⓈAŐ╗DzŐฌ
ӧƆÛ゜ںㅡỏḶСƆDz╗●ḶЌ″ⓒ╗ḶÛЌƆĠ●ОธxƆḶⓈ╗ĠⓒŐAЌḚDz″xDzAƆ╗Ҝ㈠C㈠Ա㈠ִҜ㈠ⓒ●╗ḶСՁAƆฌ
ЋDzḚAƆⓒՁAŐḶⓈЌ╗ⓒЌDzЋACAⓒAƆƆĠḶÛЌС●ՁDzںxںⓒОAḚDzฎ″ḶСƆⓈŐЋDzƆ●Ќ╗ĠDzḶСС●Dzฌ
ḶС╗ĠDzՁAŐḶⓈЌ╗ⓒЌDzЋACAŐDzḶŐCDzŐฌ
Ќ╗DzDzОDzDzฌ
ƆḶՁ●╗AŐ●ACŐฌ
ԱDzЌĠҜ AŐฌ
●╗ḶСՁAƆЋDzḚAƆԱDzЌĠҜAŐฌ
Û AՁDzṲAЌCDzŐ ŐCฌ ҜḶЌⓈҜDzЌ╗●CЌⓈҜԱDzŐɱՁЋxxՙЌㅡฌ
ฌ
ՁḶЌDzҜ ḶⓈЌ╗A●ЌDzƆ╗A╗DzƆAŐDzAㅡฌ
AŐDzƆ●CDzЌ╗●AՁƆⓈԱC●Ћ●Ɔ●ḶЌฌ
╗DzЌ╗A╗●ЋDzҜ AОฌ
⒋
⒋
⒋
Ő C Ő●ЋDz╗ִОՁA╗Dz●Ќ╗ḶОḶСⓈŐԱA╗ƆDzḶŐЌDzŐḶСAՁDzṲAЌCDzŐִḚŐAЌCAЌḶЌฌ
DzŐ
A ЌC
DzՁDzЋA╗●ḶЌՙɱธ㈠ฎㅡธҜDz╗DzŐƆӧЌAЋDzฎฎỏธ″xں㈠ںฎСDzDz╗ฌ
ЌḶ╗╗ḶƆAՁDzฌ
Ћ●●Ќ●╗Ҝ AО ՁDzṲ
Û A
ЌḚŐAЌCAЌḶЌCŐฌ
Ɔ╗ฌ
Aﭨਙħ₡㌱ששħ่ف่₡֭ผفผਙ่₡ฌ ӧƆÛ⊁ỏḶС╗ĠDzƆḶⓈ╗ĠDzAƆ╗ỢⓈAŐ╗DzŐӧƆDz⊁ỏ⊿AЌC╗ĠDzЌḶŐ╗ĠDzAƆ╗ỢⓈAŐ╗DzŐӧЌDz⊁ỏḶС╗ĠDzЌḶŐ╗ĠDzAƆ╗ฌ
שħкħੂשкħ่֭㈠ħשƥ㌱ਙשкੂ㈠ฌ ỢⓈAŐ╗DzŐӧЌDz⊁ỏḶС╗ĠDzƆḶⓈ╗ĠÛDzƆ╗ỢⓈAŐ╗DzŐӧƆÛ⊁ỏḶС╗ĠDzƆḶⓈ╗ĠDzAƆ╗ỢⓈAŐ╗DzŐӧƆDz⊁ỏ⊿AՁՁ●Ќฌ
Ɔ╗AЌՁDzฌ
ƆDz╗●ḶЌ″ⓒ╗ḶÛЌƆĠ●ОธxƆḶⓈ╗ĠⓒŐAЌḚDz″xDzAƆ╗ⓒҜ㈠C㈠Ա㈠ִҜ㈠ⓒՁAŐḶⓈЌ╗ⓒЌDzЋACA㈠ฌ СḶ ЌḚ ฌ
ŐฌDzCฌОฌ
ฌDzฌ
AՁՁฌ Dzゥऑ㈠″̶ֱxֱںɱฌ
ฌ●Ɔฌ╗ฌ
Aฌ╗ฌDzฌ ḶฌС ฌЌDzฌЋฌAฌCฌ
C
ธ㈠ ╗ĠDzƆ●╗DzḶЌ╗A●ЌƆЌḶЌḶÛЌСAⓈՁ╗ƆAЌCС●ƆƆⓈŐDzƆⓒAḚDzḶ╗DzĠЌ●AՁAЌAՁƆ●ƆḶСฌ
ฌC
ԱⓈ●ՁC●ЌḚ ƆDz╗ԱAƆฌ ฌ Ġฌ ฌ
╗ĠDzƆ●╗Dz●ƆԱDz●ЌḚОŐDzОAŐDzCAЌCҜACDz╗DzŐҜ●ЌDzḶ╗ĠDzŐÛ●ƆDz㈠ฌ
Ҝ●Ќ●ҜⓈҜՁḶ╗Ɔ●ΎDzAՁՁḶÛDzC̬ ธxⓒxxxƆСฌ СС С●Ќ●ƆĠСՁḶḶŐDzՁDzЋA╗●ḶЌฌ ƆÛ Ɔ●CDzÛAՁฌ С●ŐDzĠCŐAЌ╗ฌ ںx゜ںՙ゜ںฎ
ҜAṲ●ҜⓈҜĠDz●ḚĠ╗AՁՁḶÛDzC̬ ̶ㄦС╗ฌ СḚ С●Ќ●ƆĠḚŐACDzฌ ╗DzՁDz ╗DzՁDzОĠḶЌDzฌ
СŐḶЌ╗ִСŐḶЌ╗ฌ ㄦxƥ╗ḶОⓈԱՁ●⊿ฌ ̶㈠ ╗Ġ●Ɔ Ɔ●╗Dz ĠAƆ ЌḶ ЌḶÛЌ ḚŐḶⓈЌCÛA╗DzŐ CDzО╗ĠƆ Ġ●Ɔ╗ḶŐ●AՁՁ Û●╗Ġ●Ќ ธx СDzDz╗ ḶСฌ ƆƆ ƆƆฌ
СĠ С●ŐDzĠCŐAЌ╗ฌ ╗О ╗О●AՁฌ ƆDzÛ DzŐՁ●ЌDzÛ ゜Ҝ AЌĠḶ ՁDzฌ
ḚAŐAḚDz̬ฌ ̶xƥ╗ḶОŐ●ЋA╗Dzฌ ╗ĠDz DzṲ●Ɔ╗●ЌḚ ḚŐḶⓈЌC ƆⓈŐСADzⓒ A ḚDzḶ╗DzĠЌ●AՁ AЌAՁƆ●Ɔ ḶС ╗ĠDz Ɔ●╗Dz ●Ɔ ԱDz●ЌḚฌ
●Ќ╗DzŐ●ḶŐƆ●CDz̬ฌ ںxƥฌ ОŐDzОAŐDzCAЌCҜACDz╗DzŐҜ●ЌDzḶ╗ĠDzŐÛ●ƆDz㈠ฌ
ĠОḚ Ġ●ḚĠОŐDzƆƆⓈŐDzḚAƆฌ ⓈƆC ⓈЌ●СḶŐҜƆ╗AЌCAŐCCŐAÛ●ЌḚฌ
Û A╗DzŐՁ●ЌDzฌ
ں ḶС ธฌ
ՁЌ ՁAЌDzฌ ЋО Ћ●╗Ő●С●DzCՁAО●ОDzฌ
ḶŐЌDzŐƆ●CDz̬ฌ ںㄦƥฌ ㅡ㈠ AԱḶЋDz ḚŐḶⓈЌC Ⓢ╗●Ձ●╗ ԱḶṲDzƆ ƆĠAՁՁ ЌḶ╗ ԱDz ОՁADzC Û●╗Ġ●Ќ ╗ŐA●Ձ ḶŐŐ●CḶŐƆⓒ ●Сฌ
ՁƆ ՁAЌCƆAОDzฌ Û ÛA╗DzŐฌ Ɔ╗ŐDzDz╗Ձ●Ḛ Ġ╗ฌ
ŐDzAŐ̬ฌ ̶ㄦƥฌ ╗ŐA●ՁAŐDzAƆAŐDzCDzƆ●ḚЌA╗DzCḶЌ╗ĠDzҜAО㈠ฌ
С●ՁDzЌAҜDz̬ฌƆ̬⇓A╗●ЋDz⇓ՁḶЌDzҜḶⓈЌ╗A●ЌDzƆ╗A╗DzƆՁՁ⇓ՁҜ╗ֱںฎֱxxںֱİDzЌƆDzЌִĠDzՁDzЌA⇓DzЌḚ⇓DzЌ╗●╗ՁDzҜDzЌ╗Ɔ⇓╗Ҝ⇓╗DzЌ╗A╗●ЋDzҜAО﹝AŐDzAㅡ㈠CÛḚฌ
ՁЋฌ ฌ
TMP-74627
ธㄦՙㅡ ธㄦՙㅡฌ
Ɔ Ġ ╗ Ɔ ㈠ฌ A О О Ő ㈠ฌ C A ╗ Dz
ธㄦՙธ ธㄦՙธฌ
ОՁฌ
Ա
СՁ ОՁฌ
ธㄦՙxฌ ธㄦՙxฌ
СՁฌ
ՁḶ╗ㄦӧОACएธㄦ″ՙ㈠ՙxỏฌ
ธㄦ″ฎ ธㄦ″ฎฌ
СՁฌ
ОՁฌ
ธㄦ″″ ธㄦ″″ฌ
СՁฌ
ՁḶ╗ㅡӧОACएธㄦ″̶㈠ฎㅡỏฌ
ธㄦ″ㅡ ธㄦ″ㅡฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ОՁ Ձฌ
СՁฌ
ธㄦ″x ธㄦ″xฌ
ՁḶ╗̶ӧОACएธㄦㄦɱ㈠ธںỏฌ
СՁ ОՁฌ
ธㄦㄦฎ ธㄦㄦฎฌ
СՁฌ ОՁฌ
СՁฌ
СՁ СՁฌ
ՁḶ╗ธӧОACएธㄦㄦㄦ㈠ں″ỏฌ
ธㄦㄦ″ ธㄦㄦ″ฌ
ՁḶ╗ںӧОACएธㄦㄦㅡ㈠ㄦ″ỏฌ
ธㄦㄦㅡ ธㄦㄦㅡฌ
ธㄦㄦธ ธㄦㄦธฌ
Ќ Ḷ ㈠
СḚธㄦ″ฎ㈠̶ธฌ
СḚธㄦ″″㈠ՙ̶ฌ
СḚธㄦ″ㅡ㈠ㄦɱฌ
СḚธㄦ″̶㈠ںธฌ
СḚธㄦ″x㈠ɱ″ฌ
СḚธㄦㄦฎ㈠ɱฎฌ
СḚธㄦㄦฎ㈠ㅡɱฌ
СḚธㄦㄦՙ㈠ㅡฎฌ
СḚธㄦㄦㄦ㈠xㄦฌ
СḚธㄦㄦ″㈠x″ฌ
СḚธㄦㄦ″㈠̶ںฌ
СḚธㄦㄦ″㈠ɱɱฌ
СḚธㄦㄦฎ㈠ㅡɱฌ
СḚธㄦㄦฎ㈠ㄦฎฌ
DzḚӧธㄦ″ฎ㈠̶ỏฌ
DzḚӧธㄦ″″㈠ՙỏฌ
DzḚӧธㄦ″ㅡ㈠″ỏฌ
DzḚӧธㄦ″̶㈠ںỏฌ
DzḚӧธㄦ″ں㈠xỏฌ
DzḚӧธㄦㄦɱ㈠xỏฌ
DzḚӧธㄦㄦฎ㈠ㄦỏฌ
DzḚӧธㄦㄦՙ㈠ㄦỏฌ
DzḚӧธㄦㄦㄦ㈠xỏฌ
DzḚӧธㄦㄦ″㈠ںỏฌ
DzḚӧธㄦㄦ″㈠ںỏฌ
DzḚӧธㄦㄦՙ㈠xỏฌ
DzḚӧธㄦㄦฎ㈠ㄦỏฌ
DzḚӧธㄦㄦฎ㈠″ỏฌ
xોㄦx ںોxx ںોㄦx ธોxx ธોㄦx ̶ોxx ̶ોㄦx ㅡોxx ㅡોㄦx ㄦોxx ㄦોㄦx ″ોxx ″ોㄦx ՙોxxฌ
ƆDz╗●ḶЌAƆ╗A̬xોxx╗Ḷՙો̶ㄦฌ
ںफएㅡxƥĠḶŐ●ΎḶЌ╗AՁฌ
ںफएㅡƥЋDzŐ╗●AՁฌ
ОՁฌ
ธㄦՙㅡฌ ธㄦՙㅡฌ
DzṲОACएธㄦՙ̶㈠̶ฌ
CDzḶŐA╗●ЋDzAО╗Ḷฌ
ҜA╗ĠACİADzЌ╗ฌ
ธㄦՙธ ธㄦՙธฌ CDzЋDzՁḶОҜDzЌ╗Ɔฌ
ฎ㈠xƥ╗Оฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںㅡ″ฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
″x̶xƆ㈠İḶЌDzƆԱḶⓈՁDzЋAŐC
Ő゜Û Ő゜Ûฌ
ฎxƥŐḶÛฌ ธ Ḷ Ⓢ Ő Ɔ Dz Ɔ ฌ
̶̶ںںƆ㈠ŐA●ЌԱḶÛ ԱՁЋC㈠ⓒƆ╗Dzธธㄦฌ
A Ќ Dz ฌ Ќ Ḛ ●Ќ Dz Dz Ő ●Ќ Ḛ ฌ
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TMP-74627
TMP 74627
Lone Mountain Estates, LLC
Proposed Use
Alexander Road
Average Daily Traffic (ADT) 5,353
PM Peak Hour (heaviest 60 minutes) 428
This project will add approximately 57 trips per day on Grand Canyon Dr., Alexander Rd. and Craig Rd. Currently,
Grand Canyon is at about 18 percent of capacity and Alexander is at about 15 percent of capacity. With this project,
Grand Canyon is expected to be at about 19 percent of capacity and Alexander to remain unchanged. Counts are not
available for Craig in this vicinity, 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 Item No.: 11.
SUBJECT:
ZON-74615 - REZONING - PUBLIC HEARING - APPLICANT: VOLUNTEERS OF
AMERICA - OWNER: LAS VEGAS VOA ELDERLY HOUSING - For possible action on a
request for a Rezoning FROM: R-PD15 (RESIDENTIAL PLANNED DEVELOPMENT - 15
UNITS PER ACRE) TO: R-3 (MEDIUM DENSITY RESIDENTIAL) on 4.87 acres at 4445
Diamond Head Drive (APN 140-32-103-002), Ward 3 (Coffin) [PRJ-74233]. Staff recommends
APPROVAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report
3. Supporting Documentation
4. Photo(s)
5. Justification Letter
ZON-74615 [PRJ-74233]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVAL 0
JB
ZON-74615 [PRJ-74233]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
· A Site Development Plan Review has not been submitted for this site, which would
exhibit more specific future development characteristics such as any new structures
or lot reconfiguration.
ANALYSIS
The site is located in an area of residential character with varying lots sizes in each
direction. The neighboring lot to the north is zoned C-1 (Limited Commercial) and is
developed with an existing 8.08 acre shopping center. There are two lots to the west of
the subject site. The first lot is zoned R-PD21 (Residential Planned Development – 21
Units per Acre) and is developed with an existing 56-unit multi-family residential
development. The second lot is zoned R-E (Residence Estates) and is developed with
an existing church/house of worship development. Lots to the east of the subject site
are zoned R-PD6 (Residential Planned Development – 6 Units per Acre) with lots that
average 4,356 square feet; lots on the south are zoned R-1 (Single Family Residential)
with lots that average 6,500 square-feet in size.
The subject site consists of one parcel zoned R-PD15 (Residential Planned
Development – 15 Units per Acre) with a M (Medium Density Residential) General Plan
land use designation, which has an allowable density of 25.49 dwelling units per gross
acre. The M (Medium Density Residential) General Plan land use designation allows the
R-3 (Medium Density Residential), R-2 (Medium-Low Density Residential) and R-TH
(Single Family Attached) zoning districts.
The proposed R-3 (Medium Density Residential) zoning district would allow the existing
75-unit multi-family residential development to remain onsite. If the proposed zoning
district is approved, a maximum of 124 units could be constructed on the site, an
increase of 49 units from the current R-PD15 (Residential Planned Development – 15
Units per Acre) zoning district, not excluding nonresidential area such as streets,
drainage areas or open space that would further decrease density.
JB
ZON-74615 [PRJ-74233]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
Because of the density of the existing development, staff has determined the proposed
R-3 (Medium Density Residential) zoning district is compatible with the existing
residential and commercial developments in the area; therefore, staff recommends
approval of this request.
FINDINGS (ZON-74615)
2. The uses which would be allowed on the subject property by approving the
rezoning will be compatible with the surrounding land uses and zoning
districts.
Staff has determined that the proposed R-3 (Medium Density Residential)
zoning district is consistent with the existing M (Medium Density Residential)
general plan land use designation and the existing Senior Citizens Apartment
development.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
The site is accessed by Diamond Head Drive, which will provide adequate
capacity to serve the proposed use.
JB
ZON-74615 [PRJ-74233]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was conducted with the applicant to go over
08/21/18 the application materials and submittal requirements for a Rezoning
and Site Development Plan Review on the subject site.
JB
ZON-74615 [PRJ-74233]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine site visit and found the subject site to be a
10/04/18 well maintained multi-family residential development free from trash
and debris.
JB
ZON-74615 [PRJ-74233]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JB
=21
ОŐİֱՙㅡธ̶̶
xɱ゜ธㅡ゜ںฎ
=21
3&
ОŐİֱՙㅡธ̶̶
xɱ゜ธㅡ゜ںฎ
ZON-74615
SUBJECT
PROPERTY
±
Zoning
U - (GPA D esignation) R-TH - Sing le Family P-R - Profe ssional Offices C-M - Com mercia l/Industrial
FROM R-PD15 TO R-3
Unde ve loped Attached and Pa rking
M - Industrial
R-A - Ra nch Acres R-2 - Medium-Low P-O - Pro fessional Office
Density Re sidential C-V - C ivic
R-E - R esidential Estates N-S - N eighbo rhood Service
R-3 - Medium Density
R-D - Single-Family Residential P-C - Plan ned C ommunity Subject Property
O - Office
Resident ial-Restricted
R-4 - High D ensity
R-PD - Re sidential T-D - T ra dit ion al Development
Residential C-D - De signe d C ommercial GIS ma ps are norm ally produced
Plan ned Development only t o mee t the need s of the City.
R-5 - Apa rtment C-1 - Lim it ed C ommercial PD - Planne d De velopment Due t o co nti nuous d eve lopment ac tivity
R-1 - Sin gle Family 1000ft Buffer this ma p i s fo r ref erence only.
Residential R-MH - Mo bile /Manufactured Ge ogra phic Information System
T-C - Tow n C enter
R-CL - Sin gle-Family Hom e Re sidence C-2 - Ge neral Commercial Pla nning & Devel opment Dept.
702-229-6301
Com pact-Lot R-MHP - R eside ntial Mobile/ C-PB - P lan ned Business
Manu factured Home Park Park City Limits Date: Tuesday, October 30, 2018
ZON-74615 [PRJ-74233] – REZONING PUBLIC HEARING - APPLICANT: VOLUNTEERS OF AMERICA - OWNER:
LAS VEGAS VOA ELDERLY HOUSING
4445 DIAMOND HEAD DRIVE
10/04/18
ОŐİֱՙㅡธ̶̶
xɱ゜ธㅡ゜ںฎ
=21
Agenda Item No.: 12.
SUBJECT:
SUP-74618 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: HONG
DA, INC. - For possible action on a request for a Special Use Permit FOR A PROPOSED 7,300
SQUARE-FOOT RESTAURANT WITH ALCOHOL USE north of Oso Blanca Road and 50
feet west of Durango Drive (APN 125-17-314-007), T-C (Town Center) Zone [GC-TC (General
Commercial - Town Center) Special Land Use Designation], Ward 6 (Fiore) [PRJ-74474]. Staff
recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-74618 and SDR-74619 [PRJ-74474]
2. Special Map
3. Conditions and Staff Report - SUP-74618 and SDR-74619 [PRJ-74474]
4. Supporting Documentation
5. Photo(s) - SUP-74618 and SDR-74619 [PRJ-74474]
6. Justification Letter - SUP-74618 and SDR-74619 [PRJ-74474]
SUP-74618 and SDR-74619 [PRJ-74474]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-74618 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.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
SDR-74619 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74618) shall be required, if approved.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 09/25/18 except as amended by conditions
herein.
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
7. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
8. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
Public Works
10. An Update to the previously approved Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to the issuance of any grading or building permits, submittal of construction
drawings or the submittal of a Final Map for this site, whichever may occur first.
Provide and improve all drainageways as recommended in the approved drainage
plan/study.
11. Site development to comply with all applicable conditions of approval for Site
Development Plan Review SDR-58128, TMP-59501, FMP-62116 and all other
applicable site-related actions.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a 7,300 square-foot building and Restaurant with Alcohol
use on Pad “A” of a previously approved shopping center located at the northwest
corner of Oso Blanca Road and Durango Drive.
ISSUES
· A Restaurant with Alcohol use is only permitted in the T-C (Town Center) zone [GC-
TC (General Commercial – Town Center) Special Land Use Designation] with a
Special Use Permit.
· A Waiver is requested to allow a 10-foot landscape buffer along the east property
line where 15 feet is required. Staff supports this request.
ANALYSIS
The subject site is located within the Town Center plan area with a GC-TC (General
Commercial – Town Center) special area plan designation. The site is one of the last
remaining undeveloped pads (Pad “A”) at a previously approved 37,220 square-foot
shopping center. Since this Site Development Plan Review does not require any
waivers and meets all applicable Town Center standards, staff recommends approval of
the application.
The site is at the southern end of the shopping center on the northwest corner of Oso
Blanca Road and Durango Drive. The site plan stamped 10/22/18 depicts a new 7,300
square foot (6,800 indoor), 20-foot tall building located on the center of the parcel. The
site abuts a right of way parcel to the east and an irregularly-shaped parcel to the south
that has not yet been dedicated as a right of way. Consequently, the subject site is on
the corner but has interior lot lines. The previously approved Site Development Plan
(SDR-58128) established the subject site as Pad “A,” and anticipated a future structure
that would be used as a restaurant. The approved shopping center was granted a
waiver for a six foot landscape buffer on the east. A condition of approval has been
included to ensure that the proper amenity zone landscaping and hardscape is installed
per the previously approved Site Development Plan Review and the Town Center
standards.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The applicant proposes a Japanese restaurant and 50 parking spaces. It has the
appropriate handicapped spaces, loading zone and screened trash enclosure. The
proposed restaurant requires 80 spaces, but the entire shopping center is overparked;
304 parking spaces are provided when only 145 spaces are required. Thus, there is
adequate space on the commercial subdivision for the proposed land use. The site plan
shows two entrances to the restaurant from the shopping center and a drive aisle that
circles the structure for smooth flow of traffic. There is a continuous internal pedestrian
and handicap accessible walkway from the perimeter public sidewalk to the principal
customer entrance.
The building elevations show a flat roof restaurant with an architectural character that
meets the design guidelines for a commercial development. There is a coherent design
between the proposed structure and the rest of the existing buildings in the shopping
center. The structure provides an aesthetically-minded façade articulation, massing,
orientation, and visual interest. The materials consist of rock veneer, stucco, fabric
awnings, concrete flat tile and stained wood. Colors are consistent with a desert
environment and surrounding development. The landscaping consists of drought
tolerant species according to the Southern Nevada Regional Planning Coalition
Regional Plant List and Town Center Standards. The landscape plan stamped 10/22/18
provides the required 24 trees for the parking islands and more trees than required for
the landscape buffers. A Town Center Multi-Use Trail runs along Oso Blanca Road. A
Japanese restaurant with the architectural style, landscaping, and site design noted
above is a good addition along the trail.
A Restaurant with Alcohol use is permitted with the approval of a Special Use Permit on
a TC (Town Center) zone [GC-TC (General Commercial – Town Center) Special Land
Use Designation] parcel. The Restaurant with Alcohol use is defined as “A restaurant
and bar operation with alcoholic beverage sales in which:
1. The actual seating available at all times within the dining area will accommodate
at least 100 persons. For purposes of this requirement, the “dining area” does not
include bar stool seating at the bar or lounge seating, but may include table or
booth seating within the bar area and table seating within a patio area;
2. Alcoholic beverages are served in the restaurant area only in conjunction with the
service of food;
3. Full-course meals are available during all hours the bar area is open to the
public;
4. A cook and food server, other than a bartender, are available at all times the bar
area is open to the public; and
5. The restaurant operation is the principal portion of the business.”
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
1. The total occupancy load for indoor restaurant seating is 163 people;
2. The primary purpose of the restaurant area is food service;
3. Full-course meals are available during all operating hours;
4. The indoor restaurant area will be serviced by a cook and food server, other than
a bartender, during all hours of operation;
5. The restaurant, based on the seating diagram in the submitted floor plans, is the
principal portion of the business.
The Minimum Special Use Permit Requirements for this use include:
a) No Restaurant with Alcohol shall be located within 400 feet of any church,
synagogue, school, child care facility licensed for more than twelve children, or
city park.
The proposed use meets this requirement since the closest protected use is a
school 896 feet to the west.
The proposed use meets this requirement since the Las Vegas City Council has
no distance separation requirements between Restaurants with Alcohol.
d) All businesses that sell alcoholic beverages shall conform to the provisions of
LVMC 6.50.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
The proposed development meets all Town Center Development Standards and Title 19
requirements. It is appropriate in a shopping center along a frontage road with a multi-
use trail. The design and landscaping is visually appealing and is right-sized for the
parcel. There is adequate parking and vehicle access, and the development nicely
anchors the corner of Oso Blanca Road and Durango Drive. Staff recommends
approval of this application request with conditions.
FINDINGS (SUP-74618)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
The proposed Restaurant with Alcohol use meets all distance separation
requirements and therefore can be conducted in a manner that is harmonious and
compatible with existing surrounding land uses, and with future surrounding land
uses as projected by the General Plan.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The primary entry from Oso Blanca Road is adequate in size to provide access to
the property. The subject site is one of the last developments in an existing
shopping center that has been planned with adequate interior access for vehicles
and pedestrians between structures.
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 Restaurant with Alcohol use will require the conformance to all
Title 6 licensing requirements and therefore it will not compromise the public
health, safety, and welfare, or the overall objectives of the General Plan.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions of the Town Center
Development Standards Manual.
The proposed Restaurant with Alcohol use meets all Special Use Conditions of
the Town Center Development Standards Manual.
FINDINGS (SDR-74619)
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;
Access to the site is proposed from Oso Blanca Road. Since this is one of the last
remaining developments of an existing shopping center, interior access between
buildings has already been planned for vehicles and pedestrians. Consequently,
access and circulation do not negatively impact adjacent roadways and
neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials consist of rock veneer, stucco, fabric awnings, concrete flat tile
and stained wood. Colors are consistent with a desert environment and
surrounding development. The landscaping species are consistent with Town
Center Standards and are drought tolerant according to the Southern Nevada
Regional Planning Coalition Regional Plant List. These materials and landscaping
is appropriate for the area
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
The proposed building elevations are coherently designed with a consistent level
of detailing, articulation, contrast and finish on all sides. The features are not
unsightly and are compatible with development in the area. The proposed
materials have a comprehensive theme that is visually appealing and are suitable
for the surrounding commercial uses.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application conference with the applicant where the
09/05/18 submittal requirements for a Special Use Permit and a Site Development
Plan Review were reviewed.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine site visit of the undeveloped subject site. No issues
10/04/18
were noted.
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Functional Actual
Street Governing Compliance with
Classification Street Width
Name Document Street Section
of Street(s) (Feet)
Town Center
Oso Blanca Town Center
Development 100 Y
Road Frontage Road
Standards Manual
JAB
SUP-74618 and SDR-74619 [PRJ-74474]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Required Provided Compliance
Floor Parking Parking
Use Area or Parking
Handi- Handi-
Number Ratio Regular Regular
capped capped
of Units
Restaurant
7,300 SF 1:250* 28
(Proposed)
Shopping
29,736
Center 1:250 119
SF
(Existing)
TOTAL SPACES REQUIRED 147 310 Y
Regular and Handicap Spaces Y
142 5 295 15
Required
Loading
3 5 Y
Spaces
*The subject pad is part of a large shopping center that is significantly overparked (145
required, 304 provided). Addition of the proposed restaurant will not have a detrimental
effect on the remainder of the site.
JAB
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⇡֭ħ่שγ֭ħ่㌱ਙผऑਙผŴ֭ש₡ħ่ħ่֭שผħਙผ₡֭ħ่فਙ⑾שγ֭ผ֭שŴผŴ่ש㈠Ḷ ִ่ ਙ⑾⑾ħ֭שħこ ऑผਙ֭ﭨこ ่֭שγŴкк⇡֭
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Ŵऑऑкħ㌱Ŵ⇡к֭㌱ਙ₡֭ਙ⑾שγ֭О кŴ่่ħ่فC ֭ऑש㈠C ผਙفγששਙк֭ผŴ่שкŴ่₡㌱Ŵऑ֭γŴкк⇡֭ऑผਙﭨħ₡֭₡Ŵผਙ่₡שγ֭ฌ
⇡ħк₡ħ่فŴ่₡ħ่ऑŴผ+ħ่فкਙש㈠Ա ħк₡ħ่فγŴкк⇡֭Сħผ֭Ɔ ऑผħ่+к֭₡ʉ ħשγ⑾ħผ֭ש㌱+Ŵ㌱㌱֭ผਙ֭ש㈠ฌ
֭ﭨผੂこ ㌱γ⑾ਙผੂਙผ㌱ਙਙऑ֭ผŴשħਙ่㈠ฌ
Ձ ִ C ਙ่שผ㌱שħਙ่●่㌱㈠ฌ
ОŐİֱՙㅡㅡՙㅡ
xɱ゜ธㄦ゜ںฎ
683 6'5
Agenda Item No.: 13.
SUBJECT:
SDR-74619 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-74618 - PUBLIC
HEARING - APPLICANT/OWNER: HONG DA, INC. - For possible action on a request for a
Site Development Plan Review FOR A PROPOSED 7,300 SQUARE-FOOT RESTAURANT on
1.00 acre north of Oso Blanca Road and 50 feet west of Durango Drive (APN 125-17-314-007),
T-C (Town Center) Zone [GC-TC (General Commercial - Town Center) Special Land Use
Designation], Ward 6 (Fiore) [PRJ-74474]. 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.
Ɔ ╗A ╗Dz Ҝ Dz Ќ ╗Ḷ С|ֱ●Ќ A Ќ ●A ●ⓒ●Ќ ╗Dz ⓒŐ Dz Ɔ ╗ฌ
6'5
Ŵ֭Ќ こ ⇡֭ผк̬⇓Ṳ ֱ⑾⑾㈠ケкΎשผС A ऑЌ ̬ฌ кธケֱ ⇓ֱкֱֱ㈾שㅡֱ ֱՙ
Ќ Ŵこ ֭ਙ⑾О ผਙऑ֭ӧੂ ỏʉ ่֭ผ̬●ƥ⇓ਙผﭨỢ ƥC Ŵ⑾〈ֱ㈠ฌ ⇓㈠שોⓒƥŴฌ
Ќ Ŵこ ֭ਙผA ऑऑשħ㌱Ŵ่ שⓒΎкں২ ㅡA ⓒשӧՙㅡİA Ќ שкฌ
Ќ Ŵこ ㌱ਙкƥŐ ㌱ऑผ㌱㌱่שŴשħﭨ㌱̬ƥħケֱֱA שƥⓒผЌ ŴผผผŴ่ⓒฌ
ƥ∵⇡שγ֭⇡㌱שਙںƥੂਙผ:่ਙʉ к㌱₡ف㌱㈠₡ਙ㌱שγ㌱Ҝ ŴੂਙผਙผŴ่ੂ
こ ֭こ ⇡㌱ผਙ⑾שγ֭ ħੂשḶ ਙ่㌱ħкਙผ
О кŴ่่ħ่ف ਙこ こ ħħਙ่γŴ֭ﭨŴ่ﭨкк่Ŵ่㌱ħŴкħ่֭שผ֭שħ่שγħਙผŴ่ੂਙשγ㌱ผऑผਙऑ֭ผੂשผﭨħשγשγ֭
ऑผਙऑ㌱ผੂשਙʉ ่㌱ผ㈠Ŵऑऑкħ㌱Ŵ่ש㈠ںγ֭ऑผਙऑ㌱ผкผ㈠ƥਙʉ ่㌱ผਙผŴऑऑкħ㌱Ŵ่שƥف㌱่㌱ผŴкਙผкħผ่ħ֭ש₡ऑŴ⑾่ש㌱ผ㈠ਙผฌ
Ŵ่ਙккк㌱֭ผਙкƥשγ֭ħผ㌱ਙผऑਙผŴשħਙ่ ਙผкħผ่ħ֭ש₡кħŴ⇡ħкħﭨש㌱ਙこ ਙŴ่ﭨƥ㈠ỏฌ
●к ֭ Ṳ Ќ फฌ
●кƥੂ㌱ⓒऑк֭Ŵ㌱ħ่₡ħ㌱Ŵ֭ששγ֭ผ่֭こ ⇡㌱ผਙкƥשγ㌱ ħੂש ƥਙ่㌱ħкਙผкỏкŴ่่ħ่ف ֱƥਙこ こ ħħਙ่ʉ γਙħ
ħ่ﭨਙкﭨ㌱₡Ŵ่₡кħששγ㌱่Ŵこ ㌱ӧỏਙкƥשγ㌱ऑ㌱ผਙ่ਙผऑ㌱ผਙ่ʉ ħשγʉ γਙこ שγ㌱Ḷ ħੂשḶ ккħ㌱ħŴкγਙк₡
Ŵ่ħ่֭שผ㌱ש㈠A кਙкħששγ֭A ֭ਙผƥО Ŵผ㌱֭кЌ こ ⇡֭ผħкƥשγ֭ऑผਙऑ֭ผੂשħ่ʉ γħ㌱γשγ֭ħ่֭שผ֭שħ
γ֭к₡ħ₡ħккƥ㌱ผ㌱่ש⑾ħਙこ שγ㌱㌱Ŵ㌱ऑŴผ㌱㌱к㈠ฌ
ħੂשḶ к⑾ħ㌱ħŴк̬ฌ
О Ŵผ่ש㌱ผƥӧỏ̬
A О Ќ ̬ฌ
Ɔ ħ่فŴשผ㌱ਙںƥкỏผਙऑ֭ผੂשḶ ผ่֭ﭨผ̬ฌ
О ผħ่שЌ Ŵこ ֭ⓒ
Ɔ ש㌱ผ〈⇓֭ŴƆ Ќ ֭ﭨ㌱ผผֱк㌱ⓒⓒ ㌱ⓒשⓒֱ⑾㈠ں㌱ⓒħŴ:к⊿〈ฌ
ՙĠ ששผA ผשỢ ŴA ผોฌ
Ɔ ⇡㌱ผħ⇡֭₡ฌŴ่₡ʉ ਙผ่⇡֭⑾⇡ผ֭こ ㌱ฌ
ֱⓒ
㈠ผผผħ ㏂㈠⇓ﭨผฌ
̶xƥ ਙк╗㈠﹝⇓שİ
₡Ŵੂ ㈠▷ਙ㈾ İฌ Ɔ Ⓢ Ҝ A ╗Ġ ●О A Ő A Ҝ ฌ
Ợ ֱƥⓒ׀⑾⑾ֱ̬ں㈠Ợ ֱħผ㌱ħผผİ Ќ ਙ⇡ผੂש⇡●㌱Ɔ ששਙਙ⑾кк֭ﭨŴ₡Ŵฌ
Ќ ਙ㈠x॥ɱฎںՙںֱںฌ
ฎںՙںֱںฌ
ש⑾ੂA ऑऑשDz ผऑ㈠İ่֭ฎⓒธxธںฌ
Ќ ਙשŴผੂО ⇡кħ㌱ħ่Ŵ่₡⑾⇡ผŴħ₡ ਙ่ੂשŴ่₡Ɔ שŴ֭שฌ
ОŐİֱՙㅡㅡՙㅡ
Ő שħผ㌱₡xкֱỏ⑾ħ●″ฌ
xɱ゜ธㄦ゜ںฎ
A О О ●ⓒ● A ╗●Ḷ Ќ ゜О Dz ╗●╗●Ḷ Ќ СḶ Ő Ҝ
SUBJECT:
SUP-74647 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT:
APPLICANT/OWNER: SOUTHERN NEVADA HOUSING AUTHORITY - For possible
action on a request for a Special Use Permit FOR AN ALTERNATIVE PARKING
STANDARD TO ALLOW 95 PARKING SPACES WHERE 134 SPACES ARE REQUIRED at
the southeast corner of Harris Avenue and Wardelle Street (APN 139-25-410-040, 041 and a
portion of 039), R-3 (Medium Density Residential) Zone, Ward 3 (Coffin) [PRJ-74609]. Staff
recommends APPROVAL.
RECOMMENDATION:
Staff recommends APPROVAL, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-74647 and SDR-74649 [PRJ-74609]
2. Conditions and Staff Report - SUP-74647 and SDR-74649 [PRJ-74609]
3. Supporting Documentation - SUP-74647 and SDR-74649 [PRJ-74609]
4. Photo(s) - SUP-74647 and SDR-74649 [PRJ-74609]
5. Justification Letter - SUP-74647 and SDR-74649 [PRJ-74609]
6. Parking Analysis - SUP-74647 and SDR-74649 [PRJ-74609]
SUP-74647 and SDR-74649 [PRJ-74609]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-74647 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. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-74649 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74647) 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.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
3. All development shall be in conformance with the site plans date stamped
10/02/18, landscape plans date stamped 10/17/18, and building elevations date
stamped 10/03/18 except as amended by conditions herein.
4. An Exception from Title 19.06 is hereby approved, to allow for a reduction of 24-
inch box trees and the inclusion of riprap and five-gallon shrubs within the
landscape buffer area along the east property line where 24-inch box trees are
required to be spaced no more than 20 feet on-center.
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. 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.
9. All trash enclosures shall be screened per the provisions of Title 19.06.
10. All mechanical equipment shall be screened per the provisions of Title 19.06.
11. The applicant shall coordinate with the Post Entitlement Approval Conference
(PEAC) team at (702) 229-6853 to coordinate preliminary building and civil plan
reviews for this project.
13. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
14. 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.
15. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
16. Unless otherwise allowed by the City Engineer, dedicate a 25-foot radius on the
northeast corner of Bonanza Road and Wardelle Street prior to the issuance of any
permits.
17. Correct all American’s with Disabilities Act (ADA) deficiencies and remove all
unused driveway cuts, if any, on the sidewalk adjacent to this site in accordance
with code requirements of Title 13.56.040 to the satisfaction of the City Engineer
concurrent with development of this site. All existing paving damaged or removed
by this development shall be restored at its original location and to its original width
concurrent with development of this site.
18. 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. Unless otherwise allowed by the City Engineer, submit a License Agreement for
landscaping and private improvements in the Wardelle Street, Harris Avenue, and
Bonanza 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 (229-4836).
20. Prior to the issuance of any construction permits, meet with the Sanitary Sewer
Planning Section of the Department of Public Works to determine an acceptable
point of connection to the public sewer in Harris Avenue.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Conditions Page Four
November 13, 2018 - Planning Commission Meeting
21. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a 64-unit multi-family residential development on 6.73 acres at the
southeast corner of Wardelle Street and Harris Avenue. A companion Special Use
Permit has been requested to allow for an alternative parking standard to allow 98
parking spaces where 134 are required for a 64-unit multi-family residential use.
ISSUES
· A Special Use Permit has been requested to allow for an alternative parking
standard to allow 98 parking spaces where 134 are required for a 64-unit multi-
family residential use. Staff recommends approval of the request.
· A Site Development Plan Review has been requested to allow for a 64-unit multi-
family residential development. Staff recommends approval of the request.
· An Exception from Title 19.06 perimeter landscape requirements has been
requested to allow riprap and five-gallon shrubs where 24-inch box trees are
required within the buffer area along the east property line. Staff recommends
approval of the request.
ANALYSIS
The subject site is being developed by the Southern Nevada Housing Authority in order
to provide a mix of affordable housing options within the Las Vegas Valley. The
proposal is for 64 multi-family units within 13 residential buildings at the southeast
corner of Wardelle Street and Harris Avenue. The unit mix consists of 18 one-bedroom,
32 two-bedroom, and 14 three-bedroom units that will be arranged in a townhouse style
configuration. Four of the three-bedroom units will be provided as market rate
workforce housing, and the remaining 60 units will be income-restricted. A 3,200
square-foot community center, which is an accessory use within the R-3 (Medium
Density Residential) zoning district, will be located onsite for the enjoyment of the
residents. Other amenities include picnic areas, a tot lot, and dog play areas. The site
will receive access via two drives from Wardelle Street, and one drive from Harris
Avenue.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
Nighty-eight on-site parking spaces have been provided where 134 are required;
however, due to the unique nature of income-restricted housing, a companion Special
Use Permit has been submitted to allow for an alternative parking standard. Title 19.18
allows for an alternative parking standard where the unique operation of a particular use
creates a lesser parking demand than the parking requirements otherwise applicable
under Title 19.12. In order to qualify for consideration, a Parking Demand Analysis
must be signed by a professional traffic engineer and processed as a Special Use
Permit. A registered professional engineer submitted an analysis and made the
determination that 1.38 parking spaces are required per unit, which equates to 89 total
parking stalls. As tenants occupying income-restrictive housing often utilize alternate
modes of transportation and have fewer multi-vehicle households, staff concurs with the
applicant’s findings and recommends approval of the Special Use Permit request.
The landscape plan depicts numerous existing mature trees that will be preserved and
integrated into the design of the subject site. The required 10-foot wide perimeter
landscape buffers along the north and west property lines are planted with 24-inch box
Shoestring Acacias and Rio Grande Ashes spaced 20-feet on-center. A six-foot
perimeter landscape buffer is provided along the south property line, which is planted
with 24-inch box Shoestring Acacia, Live Oaks and Chaste Trees spaced 17 feet on-
center. A six-foot wide perimeter landscape buffer is provided as required along the
east property line; however, the landscape plan does not depict the required
landscaping specified in Title 19.06, and an exception from standards has been
requested to allow the use of alternate landscaping materials.
The landscape plan depicts intermittent 24-inch box Mountain Laurels, with a large
concentration of 5-gallon shrubs along the east property line. Also shown within this
buffer area is an 80-foot wide zone where riprap will be installed to assist with the
conveyance of storm water through the property. The east landscape buffer is also
within a 20-foot Nevada Power easement located beneath overhead power lines, which
further restricts the types of landscaping that can be utilized. The exception request is
justified due to the need to convey storm water through the property, and the restrictions
inherent to being located within a power easement and beneath overhead power lines.
The use of alternate landscaping materials does not adversely affect the civic and
commercial uses to the east, and the buffer area’s location interior to the site minimizes
any visual impacts due to the reduction of perimeter trees. Staff recommends approval
of the Exception request.
The building elevations depict both one and two-story structures with generally flat roofs
and an exterior constructed of metal panels and stucco in several shades of desert
earthtone colors. The design incorporates numerous architectural features such as
pop-outs and recesses that provide visual interest. The buildings are pleasant in
appearance, and are compatible with other multi-family residential developments in the
surrounding area.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
These parcels are currently served by the Las Vegas Valley Water District (LVVWD),
but the services do not have the required backflow prevention per NAC 445A.67195.
Civil and plumbing plans will need to be submitted to LVVWD for domestic meter sizing,
fire flow availability and backflow prevention. Proof of parcel consolidation or the
recordation of a commercial subdivision will be required prior to civil plan approval.
Southern Nevada Water Authority Regional Connection Charges will be assessed on a
per unit basis and all fees will be due prior to civil plan approval or building permit
issuance.
This proposed multi-family residential development advances the housing goals of the
Southern Nevada Strong Regional Plan by providing much needed low-income and
workforce housing options within the City of Las Vegas. The proposed development and
associated alternative parking standard can be conducted in a manner that is consistent
and compatible with adjacent development and development in the area, and the
requested landscape exception does not significantly affect either the appearance of the
site, or its impact on surrounding uses. Staff recommends approval of all requests.
FINDINGS (SUP-74647)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is physically suitable for the proposed multi-family residential
development.
The street facilities providing access to the property are adequate in size to meet
the requirements of the proposed multi-family residential development.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The approval of the Special Use Permit for an alternative parking standard will not
be inconstant 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.
FINDINGS (SDR-74649)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and 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;
With approval of the companion Special Use Permits and Title 19.06 perimeter
landscape Exception, the proposed multi-family development will be consistent
with the General Plan, Title 19 and other duly adopted city plans, policies and
standards.
4. Building and landscape materials are appropriate for the area and for the
City;
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
With the approval of the requested landscape Exception, the building and
landscape materials will be appropriate for the area and for the City.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to building inspections and therefore ensuring the public’s
health, safety and general welfare.
BACKGROUND INFORMATION
Pre-Application Meeting
A pre-application meeting was held and general Special Use Permit
09/11/18 and Site Development Plan Review submittal requirements were
discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
Field Check
A portion of the undeveloped site is currently being used as
10/04/18
construction staging for Lied Animal Shelter rehabilitation project.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to Title 19.06, the following standards apply the following standards
apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size 6,500 SF 293,000 SF Y
Min. Setbacks
· Front 10 Feet 15 Feet Y
· Side 5 Feet 45 Feet Y
· Corner 5 Feet 25 Feet Y
· Rear 20 Feet 75 Feet Y
Min. Distance Between Buildings 10 Feet 10 Feet Y
Max. Building Height 55 Feet 35 Feet Y
Screened, Gated, w/ a Not
Trash Enclosure Y*
Roof or Trellis indicated
Not
Mech. Equipment Screened indicated Y*
*Conditions of approval have been included to ensure compliance with these
requirements.
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Eight
November 13, 2018 - 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 Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
One 1.25
bedroom 18 spaces 23
Units per unit
Two 1.75
bedroom 32 spaces 56
units per unit
FS
SUP-74647 and SDR-74649 [PRJ-74609]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Three 2.0
Bedroom 14 spaces 28
Units per unit
1 space
Guest
64 per 6 11
Parking
units
Community
1 space
Center,
3,200 Sf per 200 16
Private
GFA
(Accessory)
TOTAL SPACES REQUIRED 134 98 N*
Regular and Handicap Spaces Required128 6 90 8 N*
*A companion Special Use Permit (SUP-74647) was submitted to allow for an
Alternative Parking Standard.
Exceptions
Requirement Request Staff Recommendation
To allow for a
24-inch box trees 20 feet on-
reduction of 24-inch
center with four five-gallon
box trees and the
shrubs within the perimeter Approval
inclusion of riprap
landscape buffer adjacent to
within the landscape
the east property line.
buffer area.
FS
SUP-74647
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ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ธ″̶ƥֱںںफฌ
ЌЋՁ●㈠ ㄦں″ฎฌ
╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
שਙשγ֭ਙผħفħ่Ŵкऑผਙ㈾֭㌱שħ֭ש⑾ਙผʉγħ㌱γשγ֭ੂฌ
ʉ֭ผ֭㌱ผ֭Ŵ֭ש₡ⓒŴ่₡ऑ⇡кħ㌱Ŵשħਙ่שγ֭ผ֭ਙ⑾ħฌ
╗Оฌ
֭ゥऑผ֭кੂкħこħ֭ש₡שਙ㌱γ֭㈠ฌ
ںՙƥḶ㈠㈠ฌ
AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzCฌ
Ġ AŐŐ●ƆAЋDzЌⓈDzฌ
СŐⓈ ╗ ฌ
ธxƥḶ㈠㈠ฌ
̶ںƥ ̶ںƥ ̶ںƥฌ ธxƥḶ㈠㈠ฌ
╗Оฌ ╗Оฌ
ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ ฌ ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ฌ
ЌḶОՁAЌ╗ΎḶЌDzฌ ЌḶОՁAЌ╗ΎḶЌDzฌ
ฌ
╗●
Ќ
A
Ő ●Ḷ
Ҝ
″ƥՁAЌCƆAОDzԱⓈССDzŐฌ
Dz
╗ Ќ DzҜ Dz Ɔ A Dz Ќ A ОҜḶ Ő DzÛḶ О A C A Ћ Dz Ќ ƥ xธḚ Ќ ●╗ Ɔ ●Ṳ Dz ฌ ⓒƆ Ő Dz ╗ Ќ A Ձ О C Dz Ɔ ●A Ő Ġ ╗ ●Û Ќ Dz C Ő AḚ ╗ ●Ќ ⓈҜҜḶ ฌ Ɔ Dz Ġ Ќ Dz Ա ⓒƆ Dz Ձ Ա A ╗Ɔ A Ő●ЌDz ●О●Ա Ġ ╗ ●Û A Dz Ő A ●Ќ ●О ฌ О ╗ ⓒDzḚ A ЌḚ Ɔ Ő ╗ Ќ Dz ฌ
╗ Ⓢ
Ɔ Dz Dz Ő ╗ ╗ ●Ⓢ Ő С С Ő AÛ C C Ќ A ฌ ㈠Ќ A Ġ Ɔ A Ő ╗ C Ќ A ฌ
Ḷ Ő
″ƥՁAЌCƆAОDzԱⓈССDzŐฌ
Ɔ
ƆҜAՁՁ╗ŐDzDzƆⓈЌCDzŐںㄦƥĠDz●ḚĠ╗ⓒ╗О㈠ฌ Ќ Ɔ╗
DzṲ●Ɔ╗●ЌḚҜⓈÛAՁՁ╗ḶŐDzҜA●Ќⓒ╗О㈠ฌ Dz Ձ AÛ Ɔ О A Ő О ●Ő ╗ ●Ձ A ⓈỢ Ő Dz ╗ AÛ Ҝ ŐḶ ╗ Ɔ ฌ СⓈ╗ⓈŐDzҜⓈÛAՁՁԱACİADzЌ╗ОŐḶОDzŐ╗ḶÛЌDzŐฌ Ќ
Ḷ
DzṲ●Ɔ╗●ЌḚÛŐḶⓈḚĠ╗●ŐḶЌСDzЌDz╗ḶŐDzҜA●Ќⓒ╗О㈠ฌ
ںxㄦㅡƥֱںफฌ
ОՁAЌ╗ƆĠDzCⓈՁDz ՁAЌCƆAОDzDzՁDzҜDzЌ╗Ɔฌ
ОՁAЌ╗ƆĠDzCⓈՁDzฌ
╗ŐDzDzƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ AՁ Ợ╗ฌ ƆĠŐⓈԱƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ฌ Ợ╗ฌ
ƆҜԱḶՁ CDzƆŐ●О╗●ḶЌฌ Ợ╗㈠ฌ
AA●AƆ╗DzЌḶОĠՁՁA ธㅡफԱḶṲ ں㈠ㄦxफ ՙธฌ AA●AŐDzCḶՁDzЌƆCDzƆDzŐ╗AŐОDz╗╗Ҝ ںḚAՁฌ ธՙฌ
ƆĠḶDzƆ╗Ő●ЌḚAA●Aฌ ŐDzDzО●ЌḚAA●Aฌ CDzḶҜОḶƆDzCḚŐAЌ●╗Dz㈠ḶՁḶŐḚḶՁC╗Ḷฌ ںxxⓒɱฎxƆСฌ
Ɔ●ЌḚՁDz╗ŐⓈЌฌ CḚ ╗AЌ㈠Ɔ●ΎDz̬゜ںㅡफҜ●ЌⓈƆ゜ĠA╗㈠Ҝ●Ќ●ҜⓈҜฌ
ADzƆAՁО●Ќ●AОⓈՁĠDzŐŐ●ҜA ㄦḚAՁฌ ̶ฎฌ CDzО╗Ġ̬ธफ㈠●ЌƆ╗AՁՁՁAЌCƆAОDzСAԱŐ●●Ќฌ
CÛAŐССŐⓈ●╗╗ŐDzDz ںㄦḚAՁ x㈠ՙㄦफ ″ฌ ŐDzCԱ●ŐCḶСОAŐAC●ƆDzฌ AՁՁՁAЌCƆAОDzAŐDzAƆ㈠ฌ
ḶՁḶŐ̬╗ḶҜA╗ĠCDzḶҜОḶƆDzCḚŐAЌ●╗Dz㈠ฌ
СŐAṲ●ЌⓈƆЋDzՁⓈ╗●ЌAŐ●ḶḚŐAЌCDz ธㅡफԱḶṲ ں㈠ㄦxफ ธธฌ
СAЌֱ╗DzṲAƆĠฌ CAƆՁ●Ő●ḶЌÛĠDzDzՁDzŐ● ㄦḚAՁฌ ՙ̶ฌ
Ɔ●ЌḚՁDz╗ŐⓈЌฌ ḚŐDzCDzƆDzŐ╗ƆОḶḶЌฌ
ՁŴЋ֭فŴⓒЌЋฎɱںxںฌ
ЌDzÛСDzƆⓈDzƆḶC㈠ ㄦⓒںㅡ″ƆСฌ
ธɱxںDz㈠Աਙ่Ŵ่▷ŴŐਙŴ₡ฌ
ՁОxxںฌ
ОкŴ่שħ่فОкŴ่ฌ
ОŐİՙㅡ″xɱ﹝ՁОxx⇡ں Окਙ֭שש₡Ḷ่̬ںx゜ɱ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
SUP-74647 and SDR-74649
ƆҜAՁՁ╗ŐDzDzƆⓈЌCDzŐںㄦƥĠDz●ḚĠ╗ⓒ╗О㈠ฌ
ĠA╗ĠŐDzОŐDzƆDzЌ╗ƆㄦƥЌḶОՁAЌ╗ԱⓈССDzŐⓒ╗О●AՁОDzŐḚDzḶ╗DzĠЌ●AՁŐDzОḶŐ╗㈠ฌ
C Ќ A ḚⓒЌDz Ő●ⓈC╗ЌⓈⓈḶŐҜ ╗ Ɔ Dz C A Ġ Ɔ Ġ ╗ ●Û C Ќ ⓈḶ ŐḚ A Ձ О ฌ
Dz Ћ ●Ɔ Ќ Dz С Dz C Ợ Ա Ա C Ќ A ⓒA Dz Ő A ●Ќ ●О ฌ
DzṲ̶ㄦƥЌDzЋACAฌ ㈠О ╗ ⓒDz О A Ɔ C Ќ A Ձฌ
О ḶÛDzŐฌ ธxƥḶ㈠㈠ฌ
ḶҜОAЌฌ ㈠О Ɔ╗ DzĠ ⓒЌDzDzԱЌ Dz СĠ ╗ ●Û A Dz Ő A Ḛ Ќ ●╗ ╗ ●Ɔ ฌ ՁAŐḚDzDzṲ●Ɔ╗●ЌḚО●ЌDz╗ŐDzDz╗ḶŐDzҜA●Ќ㈠ฌ
A ЋDzŐAḚDzฌ ՁAŐḚDzDzṲ●Ɔ╗●ЌḚО●ЌDz╗ŐDzDz╗ḶŐDzҜA●Ќ㈠ฌ
DzAƆDzҜDzЌ╗ฌ ÛAŐCDzՁՁDzƆ╗ŐDzDz╗ ОŐḶ╗Dz╗●ЌОՁADz㈠Ձ●Ҝ●╗ḶЌƆ╗ŐⓈ╗●ḶЌA╗●Ћ●╗ฌ
Û●╗Ġ●ЌŐ●╗●AՁŐḶḶ╗ΎḶЌDz㈠ฌ ОŐḶ╗Dz╗●ЌОՁADz㈠Ձ●Ҝ●╗ḶЌƆ╗ŐⓈ╗●ḶЌA╗●Ћ●╗ฌ
ԱⓈССDzŐฌ
DzЌ╗Őฌ Û●╗Ġ●ЌŐ●╗●AՁŐḶḶ╗ΎḶЌDz㈠ฌ
Ɔ●ḚЌAḚDzฌ DzЌ╗Őฌ
ںxƥՁAЌCƆAОDzฌ
Ɔ●ḚЌAḚDzฌ ں″ƥ ںㄦƥ ںㄦƥฌ ں″ƥֱㅡफ ㅡฎƥֱㅡफ ںㅡƥֱㄦफ ںㄦƥֱㄦफ ںɱƥֱՙफฌ
ںxƥՁAЌCƆAОDzԱⓈССDzŐฌ
ธฌ ોฌ
ںฌ ોฌ ںฌ ોฌ
ธฌ ોฌ
̶ ોฌ
ธธƥฌ
ธฌ ોฌ
ںฌ ો ธ ો ں ોฌ
╗Оฌ
СŐⓈ ╗ ฌ
ธxƥḶ㈠㈠ฌ
ธ ોฌ
ƆОAŐСՁ●ḚĠ╗Ɔ╗ⓈC●ḶƆ২AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzC২ʉʉʉ㈠ऑŴผ=⑾кħفγשש₡ħਙ㈠㌱ਙこฌ
ں ોฌ
СŐⓈ ╗ ฌ
̶″फฌ
″ xफฌ
ธ̶ƥ
ƆऑŴผ=⑾кħفγשƆש₡ħਙฌ
ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ธ″̶ƥֱںںफฌ
ЌЋՁ●㈠ ㄦں″ฎฌ
╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
שਙשγ֭ਙผħفħ่Ŵкऑผਙ㈾֭㌱שħ֭ש⑾ਙผʉγħ㌱γשγ֭ੂฌ
ʉ֭ผ֭㌱ผ֭Ŵ֭ש₡ⓒŴ่₡ऑ⇡кħ㌱Ŵשħਙ่שγ֭ผ֭ਙ⑾ħฌ
╗Оฌ
֭ゥऑผ֭кੂкħこħ֭ש₡שਙ㌱γ֭㈠ฌ
ںՙƥḶ㈠㈠ฌ
AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzCฌ
Ġ AŐŐ●ƆAЋDzЌⓈDzฌ
СŐⓈ ╗ ฌ
ธxƥḶ㈠㈠ฌ
̶ںƥ ̶ںƥ ̶ںƥฌ ธxƥḶ㈠㈠ฌ
╗Оฌ ╗Оฌ
ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ ฌ ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ฌ
ЌḶОՁAЌ╗ΎḶЌDzฌ ЌḶОՁAЌ╗ΎḶЌDzฌ
ฌ
╗●
Ќ
A
Ő ●Ḷ
Ҝ
″ƥՁAЌCƆAОDzԱⓈССDzŐฌ
Dz
╗ Ќ DzҜ Dz Ɔ A Dz Ќ A ОҜḶ Ő DzÛḶ О A C A Ћ Dz Ќ ƥ xธḚ Ќ ●╗ Ɔ ●Ṳ Dz ฌ ⓒƆ Ő Dz ╗ Ќ A Ձ О C Dz Ɔ ●A Ő Ġ ╗ ●Û Ќ Dz C Ő AḚ ╗ ●Ќ ⓈҜҜḶ ฌ Ɔ Dz Ġ Ќ Dz Ա ⓒƆ Dz Ձ Ա A ╗Ɔ A Ő●ЌDz ●О●Ա Ġ ╗ ●Û A Dz Ő A ●Ќ ●О ฌ О ╗ ⓒDzḚ A ЌḚ Ɔ Ő ╗ Ќ Dz ฌ
╗ Ⓢ
Ɔ Dz Dz Ő ╗ ╗ ●Ⓢ Ő С С Ő AÛ C C Ќ A ฌ ㈠Ќ A Ġ Ɔ A Ő ╗ C Ќ A ฌ
Ḷ Ő
″ƥՁAЌCƆAОDzԱⓈССDzŐฌ
Ɔ
ƆҜAՁՁ╗ŐDzDzƆⓈЌCDzŐںㄦƥĠDz●ḚĠ╗ⓒ╗О㈠ฌ Ќ Ɔ╗
DzṲ●Ɔ╗●ЌḚҜⓈÛAՁՁ╗ḶŐDzҜA●Ќⓒ╗О㈠ฌ Dz Ձ AÛ Ɔ О A Ő О ●Ő ╗ ●Ձ A ⓈỢ Ő Dz ╗ AÛ Ҝ ŐḶ ╗ Ɔ ฌ СⓈ╗ⓈŐDzҜⓈÛAՁՁԱACİADzЌ╗ОŐḶОDzŐ╗ḶÛЌDzŐฌ Ќ
Ḷ
DzṲ●Ɔ╗●ЌḚÛŐḶⓈḚĠ╗●ŐḶЌСDzЌDz╗ḶŐDzҜA●Ќⓒ╗О㈠ฌ
ںxㄦㅡƥֱںफฌ
ОՁAЌ╗ƆĠDzCⓈՁDz ՁAЌCƆAОDzDzՁDzҜDzЌ╗Ɔฌ
ОՁAЌ╗ƆĠDzCⓈՁDzฌ
╗ŐDzDzƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ AՁ Ợ╗ฌ ƆĠŐⓈԱƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ฌ Ợ╗ฌ
ƆҜԱḶՁ CDzƆŐ●О╗●ḶЌฌ Ợ╗㈠ฌ
AA●AƆ╗DzЌḶОĠՁՁA ธㅡफԱḶṲ ں㈠ㄦxफ ՙธฌ AA●AŐDzCḶՁDzЌƆCDzƆDzŐ╗AŐОDz╗╗Ҝ ںḚAՁฌ ธՙฌ
ƆĠḶDzƆ╗Ő●ЌḚAA●Aฌ ŐDzDzО●ЌḚAA●Aฌ CDzḶҜОḶƆDzCḚŐAЌ●╗Dz㈠ḶՁḶŐḚḶՁC╗Ḷฌ ںxxⓒɱฎxƆСฌ
Ɔ●ЌḚՁDz╗ŐⓈЌฌ CḚ ╗AЌ㈠Ɔ●ΎDz̬゜ںㅡफҜ●ЌⓈƆ゜ĠA╗㈠Ҝ●Ќ●ҜⓈҜฌ
ADzƆAՁО●Ќ●AОⓈՁĠDzŐŐ●ҜA ㄦḚAՁฌ ̶ฎฌ CDzО╗Ġ̬ธफ㈠●ЌƆ╗AՁՁՁAЌCƆAОDzСAԱŐ●●Ќฌ
CÛAŐССŐⓈ●╗╗ŐDzDz ںㄦḚAՁ x㈠ՙㄦफ ″ฌ ŐDzCԱ●ŐCḶСОAŐAC●ƆDzฌ AՁՁՁAЌCƆAОDzAŐDzAƆ㈠ฌ
ḶՁḶŐ̬╗ḶҜA╗ĠCDzḶҜОḶƆDzCḚŐAЌ●╗Dz㈠ฌ
СŐAṲ●ЌⓈƆЋDzՁⓈ╗●ЌAŐ●ḶḚŐAЌCDz ธㅡफԱḶṲ ں㈠ㄦxफ ธธฌ
СAЌֱ╗DzṲAƆĠฌ CAƆՁ●Ő●ḶЌÛĠDzDzՁDzŐ● ㄦḚAՁฌ ՙ̶ฌ
Ɔ●ЌḚՁDz╗ŐⓈЌฌ ḚŐDzCDzƆDzŐ╗ƆОḶḶЌฌ
ՁŴЋ֭فŴⓒЌЋฎɱںxںฌ
ЌDzÛСDzƆⓈDzƆḶC㈠ ㄦⓒںㅡ″ƆСฌ
ธɱxںDz㈠Աਙ่Ŵ่▷ŴŐਙŴ₡ฌ
ՁОxxںฌ
ОкŴ่שħ่فОкŴ่ฌ
ОŐİՙㅡ″xɱ﹝ՁОxxธŴฌ Окਙ֭שש₡Ḷ่̬ںx゜ɱ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
SUP-74647 and SDR-74649
Dz Ձ AÛ Ɔ О A Ő О ●Ő ╗ ●Ձ A ⓈỢ Ő Dz ╗ AÛ Ҝ ŐḶ ╗ Ɔ ฌ
ƆОAŐСՁ●ḚĠ╗Ɔ╗ⓈC●ḶƆ২AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzC২ʉʉʉ㈠ऑŴผ9⑾кħفγשש₡ħਙ㈠㌱ਙこฌ
DzṲ●Ɔ╗●ЌḚҜAЌЌ●ЌḚƆ╗ŐDzDz╗ฌ
╗ Ő A О A ╗Ḷ Ќ ฌ
ธxƥḶ㈠㈠ฌ
╗О ̶ںƥ ̶ںƥ ̶ںƥ ธxƥḶ㈠㈠ฌ Ձ●Ҝ●╗ḶСÛḶŐฌ
╗Оฌ ƆऑŴผ9⑾кħفγשƆש₡ħਙฌ
ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ ฌ ㅡxƥƆ╗ḶŐҜÛA╗DzŐỢⓈAՁ●╗ฌ Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ЌḶОՁAЌ╗ΎḶЌDzฌ ЌḶОՁAЌ╗ΎḶЌDzฌ
ЌЋՁ●㈠ ㄦں″ฎฌ
╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
שਙשγ֭ਙผħفħ่Ŵкऑผਙ㈾֭㌱שħ֭ש⑾ਙผʉγħ㌱γשγ֭ੂฌ
ƥ xธḚ Ќ ●╗ ●Ṳ Dz ฌ ʉ֭ผ֭㌱ผ֭Ŵ֭ש₡ⓒŴ่₡ऑ⇡кħ㌱Ŵשħਙ่שγ֭ผ֭ਙ⑾ħฌ
Ő DzÛḶ О A C A Ћ Dz Ќ ฌ ֭ゥऑผ֭кੂкħこħ֭ש₡שਙ㌱γ֭㈠ฌ
DzṲ●Ɔ╗●ЌḚCDzAC╗ŐDzDz㈠ฌ ╗ Ќ DzҜ Dz Ɔ A Dz Ќ A ОҜḶ AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzCฌ
ОĠḶ╗ḶСA●ЌḚDzAƆ╗ฌ ਙऑੂผħفγש⊕ธxںฎฌ
ƆऑŴผ9⑾кħفγשƆש₡ħਙฌ
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDz㈠ฌ
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDzḚŐḶⓈО●ЌḚ㈠ฌ DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDzḚŐḶⓈО●ЌḚ㈠ฌ ОĠḶ╗ḶСA●ЌḚDzAƆ╗ЌḶŐ╗ĠDzAƆ╗ฌ
ОĠḶ╗ḶСA●ЌḚDzAƆ╗ЌḶŐ╗ĠDzAƆ╗ฌ ОĠḶ╗ḶСA●ЌḚƆḶⓈ╗ĠDzAƆ╗ ںՙxxÛĠਙผħ▷ਙ่Őħ₡֭فО9ʉੂⓒƆħ֭שธx̶ฌ ՙxธ㈠ㄦɱՙ ㈠̶ںxฎฌ
Ġ่֭₡֭ผਙ่ЌЋฎɱxںธฌ ʉʉʉ㈠ਙשγʉħ㌱9кŴ㈠㌱ਙこฌ
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDzḚŐḶⓈО●ЌḚ㈠ฌ
ОĠḶ╗ḶСA●ЌḚЌḶŐ╗ĠDzAƆ╗ฌ
ฌ
╗●
Ќ
A
Ő ●Ḷ
Ҝ
Dz
СḶ ╗
Ġ
╗ Ⓢ
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDzḚŐḶⓈО●ЌḚ㈠ฌ Ḷ Ő
Ɔ
ОĠḶ╗ḶСA●ЌḚƆḶⓈ╗ĠDzAƆ╗ฌ Ќ Ɔ╗
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDz㈠ฌ DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDz㈠ฌ Ќ
ОĠḶ╗ḶСA●ЌḚDzAƆ╗ฌ ОĠḶ╗ḶСA●ЌḚDzAƆ╗ฌ Ḷ
DzṲ●Ɔ╗●ЌḚҜA╗ⓈŐDz╗ŐDzDzḚŐḶⓈО●ЌḚ㈠ฌ DzṲ●Ɔ╗●ЌḚ╗ŐDzDz㈠ฌ
ОĠḶ╗ḶСA●ЌḚЌḶŐ╗Ġฌ ОĠḶ╗ḶСA●ЌḚDzAƆ╗ฌ
Ɔħ֭ש●Cฌ
ՁŴЋ֭فŴⓒЌЋฎɱںxںฌ
ธɱxںDz㈠Աਙ่Ŵ่▷ŴŐਙŴ₡ฌ
ÛŴผ₡֭кк֭╗ਙʉ่γਙ֭ฌ
Ɔਙשγ֭ผ่Ќ֭ﭨŴ₡ŴŐ֭فħਙ่ŴкĠਙħ่فAשγਙผħੂשฌ
ОՁAЌ╗ƆĠDzCⓈՁDzֱҜAЌЌ●ЌḚƆ╗ŐDzDz╗ ╗ŐDzDzƆḶЌҜAЌЌ●ЌḚ̬ฌ
╗ŐDzDzƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ฌ DzṲ●Ɔ╗●ЌḚ╗ŐDzDzƆ ԱḶ╗AЌ●AՁЌAҜDz ḶЌ╗ AՁ Ợ╗ฌ ╗ŐDzDzƆŐDzỢⓈ●ŐDzCÛ●╗Ġ●ЌՁ●Ҝ●╗ḶСÛḶŐฌ ㄦ̶ฌ
О●ЌⓈƆDzՁCAŐ●A ธㅡफԱḶṲฌ DzṲ●Ɔ╗●ЌḚ ̶ㅡ
ธՙฌ ںफA╗ⓈAՁฌ
DzṲ●Ɔ╗●ЌḚ╗ŐDzDzƆฌ ธՙฌ
AСḚĠAЌО●ЌDzฌ DzṲ●Ɔ╗●ЌḚ╗ŐDzDzֱ╗ḶŐDzҜA●Ќฌ
ОŐḶЋ●CDzC╗ŐDzDzƆฌ ธՙฌ ●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ɔ●ЌḚՁDz╗ŐⓈЌฌ ЌḶ╗ ҜDzAƆⓈŐDz ḶЌDz ●ЌĠ ӧںफỏฌ
╗Ḷ╗AՁ╗ŐDzDzƆฌ ㄦㅡฌ DzṲA╗Ձⓒ ╗Ġ●Ɔ CŐAÛ●ЌḚ Û●ՁՁฌ
ĠAЋDz ԱDzDzЌ DzЌՁAŐḚDzC ḶŐฌ
ŐDzCⓈDzCⓒAССDz╗●ЌḚAՁՁՁAԱDzՁDzCฌ
ƆḶОĠḶŐAƆDzⓈЌC●СՁḶŐAฌ ธㅡफԱḶṲฌ ƆAՁDzƆ㈠ฌ
╗DzṲAƆҜḶⓈЌ╗A●ЌՁAⓈŐDzՁฌ
ҜⓈՁ╗●ֱ╗ŐⓈЌⓒAՁ●ОDzŐƆ●ΎDzОDzŐ╗ŐⓈЌฌ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
Ћ●╗DzṲAḚЌⓈƆֱAƆ╗ⓈƆฌ ธㅡफԱḶṲฌ
ĠAƆ╗Dz╗ŐDzDzฌ
ҜⓈՁ╗●ֱ╗ŐⓈЌⓒAՁ●ОDzŐƆ●ΎDzОDzŐ╗ŐⓈЌฌ x ㅡxƥ ฎxƥ ںธxƥฌ
ƆAՁDz̬ںफएㅡxƥฌ
CŴ̬֭שฌ ںx゜ںɱ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ḚCฌ
İਙ⇡̬ฌ ںฎֱx̶̶ฌ
Ɔγ̬֭֭שฌ ﹝﹝ਙ⑾ธฎฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧CCฌ
ںx゜ںՙ゜ںฎ
ՁОxxธฌ
Dzゥħשħ่ف╗ผ֭֭ਙ่ҜŴ่่ħ่فฌ
ОŐİՙㅡ″xɱ﹝ՁОxx̶ Окਙ֭שש₡Ḷ่̬ںx゜ɱ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
SUP-74647 and SDR-74649
ƆОAŐСՁ●ḚĠ╗Ɔ╗ⓈC●ḶƆ২AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzC২ʉʉʉ㈠ऑŴผ)⑾кħفγשש₡ħਙ㈠㌱ਙこฌ
ƆऑŴผ)⑾кħفγשƆש₡ħਙฌ
ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ЌЋՁ●㈠ ㄦں″ฎฌ
╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
שਙשγ֭ਙผħفħ่Ŵкऑผਙ㈾֭㌱שħ֭ש⑾ਙผʉγħ㌱γשγ֭ੂฌ
ʉ֭ผ֭㌱ผ֭Ŵ֭ש₡ⓒŴ่₡ऑ⇡кħ㌱Ŵשħਙ่שγ֭ผ֭ਙ⑾ħฌ
֭ゥऑผ֭кੂкħこħ֭ש₡שਙ㌱γ֭㈠ฌ
AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzCฌ
ਙऑੂผħفγש⊕ธxںฎฌ
ƆऑŴผ)⑾кħفγשƆש₡ħਙฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗ฌ
ОŐḶОDzŐ╗Ձ●ЌDzฌ DzЌ╗ŐƆ●ḚЌAḚDzฌ ㄦƥƆDz╗ԱAฌ
ںxƥՁAЌCƆAОDzԱⓈССDzŐฌ
DzЌ╗ŐƆ●ḚЌAḚDz
Ɔħ֭שA₡₡ผ֭ںฌ
ՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵⓒฎɱںxںฌ
AОЌ ̶ںɱֱธㄦㅡֱںxx̶ֱɱⓒㅡxⓒㅡںฌ
ÛŴผ₡֭кк֭╗ਙʉ่γਙ֭ฌ
Ɔਙשγ֭ผ่Ќ֭ﭨŴ₡ŴŐ֭فħਙ่ŴкĠਙħ่فAשγਙผħੂשⓒӧƆЌŐĠAỏฌ
С●ŐDzՁAЌDzฌ
ںफA╗ⓈAՁฌ
С●ŐDzՁAЌDzฌ
ԱḶЌAЌΎAŐḶACฌ
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
ĠAŐŐ●ƆAЋDzЌⓈDzฌ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
Dz Ќ╗ŐƆ●ḚЌAḚDzฌ
С●ŐDzՁAЌDz
С●ŐDzՁAЌDzฌ
ОŐİՙㅡ″xɱ﹝ОAxxںฌ
Окਙ֭שש₡Ḷ่̬ںx゜ธ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭ҜŴ֭שผฌ
ОAŐ●ЌḚŐDzḶЌС●ḚⓈŐA╗●ḶЌฌ
ОŐİֱՙㅡ″xɱ
ںx゜x̶゜ںฎ
ӧAԱ̶ỏ ӧAԱㅡỏฌ
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝ DzЋxx″
ОŐİՙㅡ″xɱ﹝DzЋxx″Ŵฌ
A̶ฌ
ں ธ ธ㈠ธ ธ㈠ㅡ ธ㈠ɱ ̶ ̶㈠ں ㅡ ㅡ㈠ㄦ ㅡ㈠ฎ ㅡ㈠ɱ ㄦ ㄦ㈠ں ㄦ㈠″ ㄦ㈠ฎ ″ ″㈠ɱ ՙฌ
ںںƥֱㅡफ ″ƥֱxफ ՙƥֱㅡफ ธںƥֱㄦ̶゜ㅡफ ںxƥֱㄦ゜ںㅡफ ںธƥֱ″゜ںธफ ฎƥֱںںफ ㅡƥֱںx̶゜ㅡफ ธںƥֱㄦ̶゜ㅡफ ՙƥֱㅡफ ″ƥֱxफ ںںƥֱㅡफ ՙƥֱxफฌ
A Aฌ
ОŐİՙㅡ″xɱ﹝СОxںՙ⑾ฌ
ㄦƥֱںںफฌ
ㄦƥֱںںफฌ
ӧںxxՙỏฌ
Ա Աฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
Ա㈠ں Ա㈠ںฌ
ธƥֱx゜ںธफ
Ɔħ֭ש●Cฌ
ӧںxںںỏฌ
″ƥֱxफ ธƥֱx゜ںธफ
Ɔħ֭שA₡₡ผ֭ںฌ
Ա㈠ㄦฌ
ں″ƥֱ″फ
Aںฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
Aธฌ
ںxƥֱ″फ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ธƥֱںں゜ںธफฌ
ںफA╗ⓈAՁฌ
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ӧںxxฎỏฌ
̶ƥֱՙफ
C ՙƥֱںں゜ں″ㅡफ Cฌ
Dz Dzฌ
ںƥֱ″फ
ںƥֱ″फ
CŴ̬֭שฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
ں ธ ธ㈠″ ธ㈠ɱ ̶ ̶㈠ں ㅡ ㅡ㈠ㅡ ㅡ㈠ฎ ㅡ㈠ɱ ㄦ ㄦ㈠ں ㄦ㈠ㅡ ″ ″㈠ɱ ՙฌ CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Aㅡฌ
ธฌ
̶ฌ
ㅡฌ
Ɔγ̬֭֭שฌ ںਙ⑾ՙฌ
A̶ںx㈠ธxฌ
A̶ںx㈠ธxฌ
A̶ںx㈠ธxฌ
Aںںں㈠ธxฌ
ОŐİՙㅡ″xɱ﹝СОxxㅡ₡ Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فAฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफAफฌ
Աㅡฌ
Ա ԱDzCŐḶḶҜธฌ Աฌ
ĠAՁՁÛAฌ ĠAՁՁÛAฌ ĠAՁՁÛAฌ
A̬ںںㅡ㈠ธ׀⑾שฌ
A̬ՙ″㈠xՙ׀⑾שฌ CḶÛЌ
A̬ں″x㈠x″׀⑾שฌ CḶÛЌ CḶÛЌฌ A̬ՙ″㈠xՙ׀⑾שฌ
ОAЌ╗Őฌ ОAЌ╗Őฌ
Աธฌ
ՁḶƆDz╗ธฌ
A̬ธ㈠ฎ̶׀⑾שฌ ŐḚฌ A̬ธ㈠ฎ̶׀⑾שฌ
Сฌ
С
A̬ธㄦ㈠ㅡں׀⑾שฌ
CŐฌ
ՁAⓈЌCŐฌ ●╗ĠDzЌฌ Ա㈠ㄦฌ
Û
A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ɱՙ㈠ՙㅡ׀⑾שฌ
Ɔħ֭ש●Cฌ
Ա̶ฌ
ՁḶƆDz╗ںฌ
Ɔħ֭שA₡₡ผ֭ںฌ
●╗ĠDzЌฌ ●╗ĠDzЌฌ
ŐḚฌ
ŐḚฌ
A̶̬ธ㈠ธㄦ׀⑾שฌ Сฌ
A̶̬ںㅡ㈠̶ɱ׀⑾שฌ A̶̬ںㅡ㈠̶ɱ׀⑾שฌ
ԱDzCŐḶḶҜںฌ ฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ A̬ںธธ㈠ں׀⑾שฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
CÛฌ
CÛฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
A̬ธ̶ɱ㈠ฎธ׀⑾שฌ
C Ɔ╗A●ŐƆฌ Cฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
A̬ฎธ㈠ฎธ׀⑾שฌ
C㈠̶ฌ
ںफA╗ⓈAՁฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफԱफ ںx゜xธ゜ںฎ
̶゜ں″फएںƥֱxफฌ
x ㅡƥ ฎƥ ںธƥฌ
ОŐİՙㅡ″xɱ﹝СОxx″⑾ Окਙ֭שש₡Ḷ่̬ɱ゜ธฎ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فԱฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफԱफฌ
A̶ฌ
ں ธ ธ㈠ธ ธ㈠ㅡ ธ㈠ɱ ̶ ̶㈠ں ㅡ ㅡ㈠ㄦ ㅡ㈠ฎ ㅡ㈠ɱ ㄦ ㄦ㈠ں ㄦ㈠″ ㄦ㈠ฎ ″ ″㈠ɱ ՙฌ
ԱA╗ĠŐḶḶҜںฌ
A̬ՙx㈠xɱ׀⑾שฌ
A Aฌ
ОA╗●Ḷฌ
Ɔ╗ḶŐAḚDzƆⓈA ฌ ОA╗●Ḷฌ A̬ㄦx㈠ㅡں׀⑾שฌ
ԱA╗ĠŐḶḶҜฌ Ɔ╗ḶŐAḚDzƆⓈAฌ ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ ԱA╗ĠŐḶḶҜںฌ
A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ՙx㈠xɱ׀⑾שฌ
A̬ธㄦ㈠ں׀⑾שฌ
Ա Աฌ
Ա㈠ں ԱDzCŐḶḶҜธฌ ĠAՁՁÛAฌ Ա㈠ںฌ
A̬ںxฎ㈠ՙՙ׀⑾שฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
Û C Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ A̬ںںㅡ㈠ธ׀⑾שฌ C Ûฌ
A̬ธ″x㈠ㅡ׀⑾ש
A̬ธ″x㈠ㅡ׀⑾שฌ
ŐḚฌ
ԱA╗ĠŐḶḶҜธฌ ՁḶƆDz╗ธฌ ОAЌ╗Őฌ
ĠAՁՁÛAฌ ԱA╗ĠŐḶḶҜธฌ
A̶̬ธ㈠ธㄦ׀⑾שฌ A̶̬ธ㈠ՙں׀⑾שฌ ĠAՁՁÛAฌ ՁAⓈЌCŐฌ
CŐฌ
A̬ㅡՙ㈠ㅡɱ׀⑾שฌ A̬ںx″㈠ɱฎ׀⑾שฌ A̬ㅡՙ㈠ㅡɱ׀⑾שฌ
ՁAⓈЌCŐฌ ●╗ĠDzЌฌ A̬ںxㅡ㈠ɱں׀⑾שฌ A̬ںՙ㈠xธ׀⑾שฌ Ա㈠ㄦฌ
A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ںں″㈠″ㄦ׀⑾שฌ
Û
ՁḶƆDz╗ธฌ ՁḶƆDz╗ںฌ ՁḶƆDz╗ںฌ ՁḶƆDz╗ธฌ
Ɔħ֭ש●Cฌ
ՁḶƆDz╗̶ฌ ՁḶƆDz╗̶ฌ
Aںฌ
Aธฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ԱDzCŐḶḶҜںฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
DzЌ╗ŐAЌDzฌ A̬ںธธ㈠ں׀⑾שฌ DzЌ╗ŐAЌDzฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
С A̬ธՙㅡ㈠″ں׀⑾ש Сฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠″ ธ㈠ɱ ̶ ̶㈠ں ㅡ ㅡ㈠ㅡ ㅡ㈠ฎ ㅡ㈠ɱ ㄦ ㄦ㈠ں ㄦ㈠ㅡ ″ ″㈠ɱ ՙฌ
Aㅡฌ
CŴ̬֭שฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफAफ ̶゜ں″फएںƥֱxफฌ Ɔγ̬֭֭שฌ ㄦਙ⑾″ฌ
ںx゜xธ゜ںฎ
ОŐİՙㅡ″xɱ﹝СОxxㅡ㌱ Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فAฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁCЌḚफAफฌ
Աㅡฌ
ㄦƥֱںںफฌ
ㄦƥֱںںफฌ
ㄦƥֱںںफฌ
ԱA╗ĠŐḶḶҜฌ ОA╗●Ḷฌ
ՙƥֱธफฌ
ՙƥֱธफฌ
A̬ธㄦ㈠ںฎ׀⑾שฌ ԱDzCŐḶḶҜฌ
ԱDzCŐḶḶҜฌ Ɔ╗ḶŐAḚDzฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ㅡɱ㈠ㅡธ׀⑾ש A̬ںธں㈠ɱ̶׀⑾שฌ
ںƥֱฎ゜ںธफฌ
A̶̬ں㈠ՙㅡ׀⑾שฌ A㈠ฎฌ
̶ƥֱxफ
A̬ںธں㈠ɱ̶׀⑾ש
ԱDzCŐḶḶҜธฌ ĠAՁՁÛAฌ
̶゜ںธफฌ
A̬ںںㅡ㈠ธ׀⑾שฌ
ㄦƥֱㄦ゜ںธफ
A̶̬ں㈠ՙㅡ׀⑾שฌ A̬″x㈠ㄦ″׀⑾שฌ A̬ՙ㈠ՙɱ׀⑾שฌ
ㅡƥֱㄦ゜ںธफฌ
ŐḚฌ
ธںฌ ธںฌ ОAЌ╗Ő ธںฌ
Աธฌ
ՁḶƆDz╗ںฌ
ธxฌ ธxฌ ธxฌ
A̶̶̬㈠ںՙ׀⑾ש
Сฌ
Сฌ
A̶̬ธ㈠ธㄦ׀⑾ש
CŐฌ
ںɱฌ ●╗ĠDzЌฌ ںɱฌ ںɱฌ
DzỢ㈠
ںฎฌ ՁAⓈЌCŐฌ ںฎฌ ںฎฌ
̶ںƥֱธफ
A̬ںں″㈠″ㄦ׀⑾שฌ Ա㈠ㄦฌ
ՙƥֱxफ
ՙƥֱxफ ธƥ̶ֱ゜ںธफฌ
Û
A̬ธธ㈠ՙㅡ׀⑾שฌ
ں″ฌ ں″ฌ ㅡƥֱㅡ゜ںธफں″ฌ ںxƥֱxफฌ ธफ ںธƥֱ″゜ںธफ ㄦƥֱ″फ ธƥֱںफฌ
Ա̶ฌ
DzỢ㈠
ںฎƥֱںxफ
ںㅡฌ ںㅡฌ ںㅡฌ
̶ㅡƥֱxफฌ
̶ㅡƥֱxफฌ
ںxƥֱธ゜ںธफฌ
ŐḚฌ
ŐḚฌ
ธƥֱںफ
A̶̬ںㅡ㈠ㅡฎ׀⑾שฌ
ںธฌ ںธฌ ںธฌ
ธ″ƥֱՙफ
ںںฌ ںƥֱںxफฌ ںںฌ ںںฌ
ںxฌ ںxƥ̶ֱ゜ںธफ ںƥֱㄦफ ธƥֱں゜ںธफㄦƥֱںxफฌںƥֱㅡफ ㄦƥֱธ゜ںธफ ㅡƥֱธफฌ ㅡƥ̶ֱ゜ںธफฌ
ںx ںxฌ ฌ
Ɔħ֭ש●Cฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธƥֱฎ゜ںธफ
ՙฌ
A̬ธ̶̶㈠ธՙ׀⑾שฌ ՙฌ ՙฌ
A̬ㄦՙ㈠̶″׀⑾שฌ
ฎƥֱㄦफ
″ฌ ″ฌ ″ฌ
ㅡƥֱธफ
ㄦฌ ㄦฌ ㄦฌ
C ㅡฌ ㅡฌ ㅡฌ
Cฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
̶ںƥֱ″फ
̶ฌ ̶ฌ ̶ฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
ںธƥֱธफ
ธฌ ธฌ ธฌ
ںฌ ںฌ ںฌ
C㈠̶ฌ
ںธƥֱธफ
ОḶŐĠฌ ⓈО
ОḶŐĠฌ
ⓈОฌ ⓈОฌ ОḶŐĠฌ
″ƥֱ″फฌ
A̬ㄦɱ㈠ㅡㄦ׀⑾שฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ㄦƥֱںफ
A̬ㅡฎ㈠ںㅡ׀⑾שฌ A̬″″㈠̶ں׀⑾שฌ
Dz Dzฌ
ںफA╗ⓈAՁฌ
ںxƥ̶ֱ゜ںธफ ںںƥֱธ゜ںธफ ںxƥ̶ֱफ ㅡƥֱɱफ ㅡƥֱںxफ ɱƥֱ″゜ںธफ ̶ںƥֱธफ ՙƥֱں゜ںธफ ●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
ںƥֱ″फฌ
ںƥֱ″फ
ںƥֱ″फ
ںƥֱ″फ
DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
ḚDzЌDzŐAՁЌḶ╗Dz̬ḶḶŐC●ЌA╗DzḚŐ●CՁ●ЌDzฌ ḚDzЌDzŐAՁЌḶ╗Dz̬ḶḶŐC●ЌA╗DzḚŐ●CՁ●ЌDzฌ AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
CDzƆ●ḚЌA╗●ḶЌʉ゜ԱⓈ●ՁC●ЌḚСՁḶḶŐОՁAЌƆฌ CDzƆ●ḚЌA╗●ḶЌʉ゜ԱⓈ●ՁC●ЌḚСՁḶḶŐОՁAЌƆฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
Աںฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफԱफ ̶゜ں″फएںƥֱxफฌ
Ɔγ̬֭֭שฌ ںਙ⑾ㄦฌ
x ㅡƥ ฎƥ ںธƥฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ںx゜xธ゜ںฎ
ОŐİՙㅡ″xɱ﹝СОxx″֭ฌ Окਙ֭שש₡Ḷ่̬ɱ゜ธฎ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فԱฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफԱफฌ
ՁŴੂ●Cฌ
Cผ●فCฌ
ں ธ ธ㈠″ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠ฎ ㄦ ㄦ㈠ɱ ″ ″㈠ں ՙ ՙ㈠ㅡ ฎ ฎ㈠ɱ ɱฌ
ՙƥֱں゜ںธफ ںㄦƥֱㄦफ ՙƥ̶ֱ゜ںธफ ㅡƥֱںں̶゜ㅡफ ธธƥֱںں̶゜ㅡफ ฎƥֱںںफ ㅡƥֱںx̶゜ㅡफ ںธƥ̶ֱ゜ںㅡफ ںㄦƥֱㄦफ ՙƥֱں゜ںธफ ՙƥֱxफฌ
ㅡƥ̶ֱफ ㄦƥֱxफ DzỢ DzỢ ㄦƥֱxफ ɱƥֱںxफ ㅡƥֱՙफ DzỢ DzỢ DzỢ DzỢ ㄦƥֱxफ ㅡƥ̶ֱफฌ
A Aฌ
ӧںxx″ỏฌ
ㄦƥֱںںफฌ
ՙƥֱธफฌ
ӧںxx″ỏฌ
ӧںxxฎỏ ӧںxx″ỏฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxฎỏ ӧںxxฎỏฌ A㈠ฎฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
Ա ӧںxxฎỏ ӧںxxฎỏฌ Աฌ
ںƥ̶ֱफ
ӧںxxฎỏ ӧںxxฎỏ
ӧںxx″ỏฌ
ㅡƥֱںںफฌ
ㅡƥֱںںफฌ
ӧںxxฎỏฌ
ӧںxx″ỏ ธںฌ ธںฌ ธںฌ ӧںxx″ỏฌ
ՙƥֱธफ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
̶ںƥֱธफ
ںՙฌ ںՙฌ ںՙฌ
Ա㈠ㄦฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ӧںxxฎỏฌ
ںxฌ ںxฌ ںxฌ
ɱฌ ɱฌ ɱฌ
ฎฌ ฎฌ ฎฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ՙฌ ՙฌ ՙฌ
ㄦƥֱฎफ
ㄦƥֱฎफ
″ฌ ″ฌ ″ฌ
ㄦฌ ㄦฌ ㄦฌ
C ㅡฌ ㅡฌ ㅡฌ
Cฌ
ںफA╗ⓈAՁฌ
Cผ●فCฌ ̶ฌ ̶ฌ ̶ฌ
ںƥֱㄦफ
″ƥֱ″फ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
ㄦƥֱںफ
ӧںxxฎỏ ӧںxxฎỏ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
Dz ӧںxxฎỏ ӧںxxฎỏ ӧںxxฎỏ Dzฌ
ㅡƥֱںफ ㄦƥֱxफ DzỢ DzỢ ںxƥֱㄦफ ㄦƥֱںxफ ธƥֱxफ ㄦƥֱںफ DzỢ DzỢ ㄦƥֱxफ ㅡƥֱںफฌ
ՙƥֱں゜ںธफ ̶ںƥֱธफ ɱƥֱ″゜ںธफ ㅡƥֱںں̶゜ㅡफ ธںƥֱՙ̶゜ㅡफ ںxƥ̶ֱफ ㅡƥֱںx̶゜ㅡफ ㅡƥֱںں̶゜ㅡफ ɱƥֱ″゜ںธफ ̶ںƥֱธफ ՙƥֱں゜ںธफ ՙƥֱxफฌ
Cผ●فCฌ
ՁŴੂ●Cฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠ՙ ㄦ ㄦ㈠ɱ ″ ″㈠ں ՙ ՙ㈠ㄦ ฎ ฎ㈠ɱ ɱฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
Cผ●فCฌ CผŴʉ่̬ฌ ƆСƆฌ
ՁŴੂ●Cฌ
Cผ●فCฌ
ՁŴੂ●Cฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ㅡਙ⑾ㄦฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफԱफ ̶゜ں″फएںƥֱxफฌ ںx゜xธ゜ںฎ
x ㅡƥ ฎƥ ںธƥฌ
ОŐİՙㅡ″xɱ﹝СОxx″ف Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فԱฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफԱफฌ
ธฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ธ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںxฌ
A Aฌ
ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ Ɔ╗ḶŐAḚDzƆⓈA ОA╗●Ḷฌ
A̬ธ″x㈠ㅡ׀⑾שฌ Ɔ╗ḶŐAḚDzں
A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾שฌ
ԱA╗ĠŐḶḶҜں Ɔ╗ḶŐAḚDzƆⓈA ฌ ОA╗●Ḷฌ A̬ธㅡ㈠″̶׀⑾שA̬ں″㈠̶׀⑾ש A̬ㄦx㈠ㅡں׀⑾שฌ
ԱA╗ĠŐḶḶҜฌ ԱA╗ĠŐḶḶҜฌ
A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ՙx㈠xɱ׀⑾שฌ A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ
Ա Աฌ
ԱDzCŐḶḶҜธฌ ĠAՁՁÛAฌ Ɔ╗ḶŐAḚDzธฌ ĠAՁՁÛAฌ ԱDzCŐḶḶҜธฌ
ںxxฌ A̬ںxฎ㈠ՙՙ׀⑾שฌ A̬ธㄦ㈠ɱㅡ׀⑾ש A̬ںxฎ㈠ՙՙ׀⑾שฌ ںxxฌ Ա㈠ںฌ
Û C
A̬ںںㅡ㈠ธ׀⑾שฌ ĠAՁՁÛAฌ ธںฌ
A̬ںںㅡ㈠ธ׀⑾שฌ
ŐḚ A̬ںxㅡ㈠ɱں׀⑾שฌ ธxฌ ŐḚฌ
ՁḶƆDz╗ںฌ ธں
ԱA╗ĠŐḶḶҜธ ОAЌ╗Őฌ ОAЌ╗Őฌ
ںɱ ธںฌ ՁḶƆDz╗ںฌ
ՁAⓈЌCŐฌ ںฎ
ㅡฌ
ธx A̶̶̬㈠ںՙ׀⑾ש ธxฌ
A̶̬ธ㈠ธㄦ׀⑾שฌ A̬ㅡՙ㈠ㅡɱ׀⑾שA̶̶̬㈠ںՙ׀⑾שฌ A̶̬ธ㈠ธㄦ׀⑾שฌ
CŐฌ
CŐฌ
Û
Û
A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ธธ㈠ՙㅡ׀⑾שฌ
ں″ฌ ՁḶƆDz╗ธฌ ՁḶƆDz╗ںฌ ںㅡฌ ں″ฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ںฌ
ฎฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
″ฌ ″ฌ
Ա㈠ɱฌ ㄦฌ A̬ںㅡx㈠ธՙ׀⑾שฌ A̶̬ںㄦ㈠̶ɱ׀⑾שฌ ̶ฌ ㄦฌ Ա㈠ɱฌ
A̶̬ں″㈠xㅡ׀⑾שฌ
ㅡฌ ธฌ ㅡฌ
̶ฌ ںฌ ̶ฌ
ںफA╗ⓈAՁฌ
ฌ ธฌ ОḶŐĠฌ ⓈОฌ ธฌ ฌ
ںฌ ںฌ ●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
ⓈО
A̬ฎ″׀⑾שฌ ⓈО Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
ОḶŐĠฌ ОḶŐĠฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
Cฌ Cฌ ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
A̬ㅡฎ㈠ںㅡ׀⑾שฌ A̬ㅡฎ㈠ںㅡ׀⑾ש AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
Dz Dz ∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠″ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںxฌ
̶ฌ CŴ̬֭שฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफफ ̶゜ں″फएںƥֱxफฌ Ɔγ̬֭֭שฌ ںਙ⑾ںㅡฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
x ㅡƥ ฎƥ ںธƥฌ
ںx゜xธ゜ںฎ
ОŐİՙㅡ″xɱ﹝СОxxՙ֭ฌ
Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफฌ
ธฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ธ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںxฌ
A Aฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈAฌ A̬ธɱx㈠ฎㅡ׀⑾שฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ ОA╗●Ḷฌ
A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾שฌ
ԱA╗ĠŐḶḶҜں Ɔ╗ḶŐAḚDzƆⓈAฌ ԱAՁḶЌฌ A̬ธㅡ㈠″̶׀⑾שฌ A̬ㄦx㈠ㅡں׀⑾שฌ
ԱA╗ĠŐḶḶҜฌ ԱA╗ĠŐḶḶҜฌ
A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ՙx㈠xɱ׀⑾שฌ A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ
Ա Աฌ
ԱDzCŐḶḶҜธฌ CḶÛЌ
ԱDzCŐḶḶҜธฌ Ա㈠ںฌ
ĠAՁՁÛAฌ ĠAՁՁÛAฌ
A̬ںںㅡ㈠ธ׀⑾שฌ Û Cฌ A̬ںںㅡ㈠ธ׀⑾שฌ
A̬ں″x㈠x″׀⑾ש CḶÛЌ CḶÛЌฌ
A̬ں″x㈠x″׀⑾שฌ
ㅡฌ
A̬ธㄦ㈠ㅡں׀⑾שฌ ŐḚ A̬ںՙ㈠ں׀⑾שฌ A̬ںxɱ㈠ՙ׀⑾שฌ ŐḚ A̬ธㄦ㈠ㅡں׀⑾שฌ
CŐฌ
CŐฌ
A̬ㅡՙ㈠ㅡɱ׀⑾ש Ա㈠̶ฌ
ՁAⓈЌCŐฌ ●╗ĠDzЌฌ ●╗ĠDzЌฌ ՁAⓈЌCŐฌ
Û
Û
Ա㈠ㄦฌ
ԱDzCŐḶḶҜںฌ ԱDzCŐḶḶҜںฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
Ɔħ֭שA₡₡ผ֭ںฌ
A̬ںธธ㈠ں׀⑾שฌ A̬ںธธ㈠ں׀⑾שฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ ОAЌ╗Őฌ Сฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
Ա㈠ɱฌ Ɔ╗A●ŐƆ
A̬ںㅡx㈠ธՙ׀⑾שฌ A̶̬ںㄦ㈠̶ɱ׀⑾שฌ Ɔ╗A●ŐƆฌ Ա㈠ɱฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
A̶̬ں″㈠xㅡ׀⑾שฌ
A̬ฎธ㈠ฎธ׀⑾שฌ A̬ฎธ㈠ฎธ׀⑾שฌ
ฌ ฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
C Cฌ
ںफA╗ⓈAՁฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠″ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںxฌ
̶ฌ
CŴ̬֭שฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ธਙ⑾ںㅡฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफफ ̶゜ں″फएںƥֱxफฌ
ںx゜xธ゜ںฎ
x ㅡƥ ฎƥ ںธƥฌ
ОŐİՙㅡ″xɱ﹝СОxxՙ⑾ฌ
Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफफฌ
ธฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ธ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںxฌ
ںxƥ̶ֱ゜ںธफ ںธƥֱ″゜ںธफ ฎƥֱںںफ ㅡƥֱںx̶゜ㅡफ ںںƥֱㄦ̶゜ㅡफ ″ƥֱxफ ՙƥֱㅡफ ธxƥֱںx゜ںธफ ㄦƥֱx゜ںㅡफ ㅡƥֱںx̶゜ㅡफ ฎƥֱںںफ ںธƥֱ″゜ںธफ ںxƥ̶ֱ゜ںธफ ՙƥֱxफฌ
̶ƥֱㄦ゜ںธफ ㄦƥֱxफ ㅡƥֱՙ゜ںธफ ㅡƥֱ″゜ںธफ ㅡƥֱںx̶゜ㅡफ ̶ƥֱฎफ ՙƥֱxफ ɱƥֱxफ ㅡƥֱ″゜ںธफ ㅡƥֱՙ゜ںธफ ㄦƥֱxफ ̶ƥֱㄦ゜ںธफฌ
A Aฌ
ㄦƥֱںںफฌ
A̶̶x㈠ธxฌ
ӧںxxฎỏ ӧںxxฎỏฌ ธฌ
ӧںxx″ỏฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
Ա ӧںxxฎỏ Աฌ
ӧںxxՙỏฌ
Ա㈠ںฌ
ӧںxx″ỏ ธںฌ ӧںxx″ỏฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ธxฌ
ธںฌ ںɱฌ ธںฌ
ںฎฌ
ㅡฌ
ธxฌ ธxฌ
Ɔħ֭ש●Cฌ
ںฎƥֱ″゜ںธफ
ںฌ ںㄦฌ ̶ںฌ ںㄦฌ
A̶̶x㈠ธx ںㅡฌ ںธฌ ںㅡฌ ӧںxںںỏฌ
ӧںxxɱỏ ̶ںฌ ںںฌ ̶ںฌ ӧںxxɱỏฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ںxฌ ฎฌ ںxฌ
ɱฌ ՙฌ ɱฌ Cผ●فCฌ
ฎฌ ″ฌ ฎฌ ՁŴੂ●Cฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ՙฌ ㄦฌ ՙฌ
ธƥֱںں゜ںธफฌ
″ฌ ㅡฌ ″ฌ
Ա㈠ɱฌ ㄦฌ ̶ฌ ㄦฌ Ա㈠ɱฌ
ㅡฌ ธฌ ㅡฌ ںफA╗ⓈAՁฌ
ӧںxxɱỏฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
̶ƥֱՙफ
C Cฌ
ӧںxxฎỏ ∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
Dz ӧںxxฎỏ ӧںxxฎỏ Dzฌ
ںƥֱ″फ
ㄦƥ̶ֱ゜ںธफ ㄦƥֱธ゜ںธफ ̶ƥֱ″फ ㄦƥ̶ֱ゜ںธफ ㅡƥֱںں゜ںธफ ںxƥ̶ֱफ ̶ƥֱںफ ̶ƥֱ″फ ″ƥֱxफ ㄦƥֱxफฌ
ں ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠″ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںxฌ
CŴ̬֭שฌ
̶
ㅡฌ
ㄦฌ
″
ՙฌ
CผŴʉ่̬ฌ ƆСƆฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ㄦਙ⑾ںㅡฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌฌ ̶゜ں″फएںƥֱxफฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxxՙفฌ
Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफफฌ
ธฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ธ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںxฌ
̶ƥֱㄦ゜ںธफ ㄦƥֱxफ ㅡƥֱՙ゜ںธफ ㅡƥֱ″゜ںธफ ㅡƥֱںx̶゜ㅡफ ̶ƥֱฎफ ՙƥֱxफ ɱƥֱxफ ㅡƥֱՙ゜ںธफ ㄦƥֱxफ ̶ƥֱㄦ゜ںธफฌ
A Aฌ
A̶̶x㈠ธxฌ
ӧںxxฎỏ ӧںxxฎỏฌ ธฌ
ӧںxx″ỏฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
Ա ӧںxxฎỏ Աฌ
ӧںxxՙỏฌ
CḶÛЌ
Ա㈠ںฌ
ӧںxx″ỏ CḶÛЌ CḶÛЌ ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
ㅡฌ
Ա㈠̶ฌ
Ɔħ֭ש●Cฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ںฌ
ںฌ
A̶̶x㈠ธxฌ
ӧںxxɱỏ ӧںxxɱỏฌ
Ա㈠ㄦฌ
ӧںxںxỏ ӧںxںxỏฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
Cผ●فCฌ
ՁŴੂ●Cฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
Ա㈠ɱ Ա㈠ɱฌ
ںफA╗ⓈAՁฌ
ฌ
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
C Cฌ ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
Dz Dz ∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ㄦƥ̶ֱ゜ںธफ ㄦƥֱธ゜ںธफ ㄦƥֱں゜ںธफ ธƥֱㄦफ ㄦƥ̶ֱ゜ںธफ ㅡƥֱںں゜ںธफ ںxƥ̶ֱफ ̶ƥֱںफ ㄦƥֱں゜ںธफ ″ƥֱxफ ㄦƥֱxफฌ
ں ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠″ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںxฌ
̶ฌ CŴ̬֭שฌ
̶
ㅡฌ
ㄦฌ
″ฌ
ՙฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
A̶̶x㈠ธںฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ″ਙ⑾ںㅡฌ
ƆDzḶЌCՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌ ̶゜ں″फएںƥֱxफฌ ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
x ㅡƥ ฎƥ ںธƥฌ
ںx゜xธ゜ںฎ
ОŐİՙㅡ″xɱ﹝СОxxՙγฌ
Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فฌ
ƆDzḶЌCՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफफฌ
A Aฌ
С С Сฌ
Cㅡฌ
ںธฌ ںธฌ ںธฌ
ธںฌ ںںฌ ںںฌ ںںฌ
ธxฌ ںxฌ ںxฌ ںxฌ
Сฌ
ںɱฌ ɱฌ ɱฌ ɱฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
ںฎฌ ฎฌ Ɔ╗A●ŐƆฌ ฎฌ Ɔ╗A●ŐƆฌ ฎฌ Ɔ╗A●ŐƆฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ŐḚฌ
A̶̬ںㅡ㈠ㅡฎ׀⑾שฌ ̶ںฌ ̶ฌ ̶ฌ ̶ฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ںธฌ ธฌ ธฌ ธฌ
ںںฌ ںฌ ںฌ ںฌ
C ںxฌ ⓈО ⓈО ⓈОฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ ɱฌ
ԱA╗ĠŐḶḶҜฌ A̬ธ″″㈠ՙธ׀⑾ש ฎฌ DzЌ╗ŐAЌDzฌ DzЌ╗ŐAЌDzฌ DzЌ╗ŐAЌDzฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
″ฌ
ㄦฌ
ㅡฌ
Dz ̶ฌ
Dzฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ธฌ
ںฌ
ОḶŐĠฌ Ɔ╗ḶŐAḚDzƆⓈA ⓈОฌ ОḶŐĠƆ╗ḶŐAḚDzƆⓈA ОḶŐĠƆ╗ḶŐAḚDzƆⓈA ОḶŐĠฌ
A̬ธՙ㈠ں׀⑾שฌ A̬ɱㅡ㈠ɱɱ׀⑾שA̬ธՙ㈠ں׀⑾ש A̬ɱㅡ㈠ɱɱ׀⑾שA̬ธՙ㈠ں׀⑾ש A̬ɱㅡ㈠ɱɱ׀⑾שฌ ںफA╗ⓈAՁฌ
A̬ㄦɱ㈠ㅡㄦ׀⑾ש
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
С Сฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠̶ ㄦ ㄦ㈠ɱ ″ ″㈠ں ″㈠̶ ՙ ՙ㈠ɱ ฎ ฎ㈠ں ฎ㈠̶ ɱ ɱ㈠ɱ ںxฌ
C̶ฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ںਙ⑾ںںฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफ ̶゜ں″फएںƥֱxफฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxںธ֭ฌ Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فCฌ
С●ŐƆ╗ՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफฌ
Ûฌ
Ûฌ
Ûฌ
C
C
C
CḶÛЌฌ
Cㅡฌ
ОAЌ╗Őฌ
A̬ธ㈠ฎ̶׀⑾שฌ
Сฌ
ՁḶƆDz╗ธฌ ՁḶƆDz╗ธฌ ՁḶƆDz╗ธฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ŐḚฌ
A̶̬ںㅡ㈠̶ɱ׀⑾שฌ
Ɔħ֭שA₡₡ผ֭ںฌ
Cฌ
ԱA╗ĠŐḶḶҜฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
CÛฌ
A̬ㄦՙ㈠̶″׀⑾שฌ A̬ธ″ㄦ㈠̶ɱ׀⑾שฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
Ɔ╗A●ŐÛAฌ
ںफA╗ⓈAՁฌ
A̬ฎㅡ㈠″ՙ׀⑾ש
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
С Сฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠̶ ㄦ ㄦ㈠ɱ ″ ″㈠ں ″㈠̶ ՙ ՙ㈠ɱ ฎ ฎ㈠ں ฎ㈠̶ ɱ ɱ㈠ɱ ںxฌ
C̶ฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ธਙ⑾ɱฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफ ̶゜ں″फएںƥֱxफฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxںธ⑾ Окਙ֭שש₡Ḷ่̬ɱ゜ธฎ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فCฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफฌ
ں ธ ธ㈠ՙ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ɱ ″ ″㈠ں ՙ ՙ㈠ɱ ฎ ฎ㈠ں ɱ ɱ㈠ɱ ںxฌ
ՙƥֱں゜ںธफ ںㄦƥֱㄦफ ՙƥ̶ֱ゜ںธफ ㅡƥֱںں̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱ″̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱ″̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱㄦफ ՙƥֱxफฌ
ㅡƥ̶ֱफ ㄦƥֱxफ DzỢ DzỢ ″ƥֱɱफ ̶ƥֱՙ゜ںธफ ″ƥֱɱफ ̶ƥֱՙ゜ںธफ ″ƥֱɱफ ̶ƥֱՙ゜ںธफฌ
A Aฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxxɱỏฌ
ฎƥֱxफฌ
ՙƥֱںxफฌ
Ա A㈠ɱฌ
ธฌ ӧںxx″ỏ ӧںxx″ỏ ӧںxx″ỏฌ
̶ƥֱxफ
A̶ㅡx㈠ธxฌ
ธںฌ ธںฌ ธںฌ Ա㈠ธฌ
ӧںxx″ỏฌ
″ƥֱㅡ̶゜ㅡफ
ՙƥֱธफ
ธxฌ ธxฌ ธxฌ
ӧںxںںỏฌ
̶ƥֱxफ
ӧںxxՙỏฌ
ฌ ں″ฌ ں″ฌ ں″ฌ
ӧںxxฎỏ ӧںxxฎỏฌ ںㄦฌ ںㄦฌ ںㄦฌ
ںㅡฌ ںㅡฌ ںㅡฌ
Cںฌ
Cㅡฌ
ㅡƥֱںںफฌ
ںธฌ ںธฌ ںธฌ
ӧںxx″ỏฌ ธںฌ ںںฌ ںںฌ ںںฌ
ӧںxxฎỏฌ
ธxฌ ںxฌ ںxฌ ںxฌ
ںɱฌ ɱฌ ɱฌ ɱฌ
Ɔħ֭ש●Cฌ
ںฎฌ ฎฌ ฎฌ ฎฌ
̶ںƥֱธफ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफ
ںՙฌ ՙฌ ՙฌ ՙฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ں″ฌ ″ฌ ″ฌ ″ฌ
ธxƥֱธफ
ںㄦฌ ㄦฌ ㄦฌ ㄦฌ
ธxƥֱธफ
ںㅡฌ ㅡฌ ㅡฌ ㅡฌ
̶ںฌ ̶ฌ ̶ฌ ̶ฌ
ںธฌ ธฌ ธฌ ธฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
ںںฌ
C ںxฌ ⓈО ⓈО ⓈОฌ
ɱฌ
ฎฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ՙฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ㄦƥֱฎफ
″ฌ
ㄦฌ
ㅡฌ
Dz Dz ںफA╗ⓈAՁฌ
̶ฌ
ӧںxxฎỏ ӧںxxɱỏ ӧںxںںỏฌ
ธฌ ●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxںxỏฌ
″ƥֱ″फ
″ƥֱ″फ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
ӧںxxฎỏฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
С ӧںxxฎỏ Сฌ
ںƥֱںxफ ںƥֱںxफ ںƥֱںxफฌ
ㅡƥֱںफ ㄦƥֱxफ DzỢ DzỢ ㄦƥֱㅡ゜ںธफ ㄦƥֱㅡ゜ںธफ ㄦƥֱㅡ゜ںธफฌ
ՙƥֱں゜ںธफ ̶ںƥֱธफ ɱƥֱ″゜ںธफ ㅡƥֱںں̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱ″̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱ″̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱㄦफ ՙƥֱxफฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠̶ ㄦ ㄦ㈠ɱ ″ ″㈠ں ″㈠̶ ՙ ՙ㈠ɱ ฎ ฎ㈠ں ฎ㈠̶ ɱ ɱ㈠ɱ ںx CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
C̶ฌ Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
ㅡฌ
ںฌ
̶ฌ
ㄦฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ㅡਙ⑾ںںฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌ ̶゜ں″फएںƥֱxफฌ ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxںธفฌ Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فCฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफCफฌ
ں ธ ธ㈠ՙ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ɱ ″ ″㈠ں ՙ ՙ㈠ɱ ฎ ฎ㈠ں ɱ ɱ㈠ɱ ںxฌ
ՙƥֱں゜ںธफ ںㄦƥֱㄦफ ՙƥ̶ֱ゜ںธफ ㅡƥֱںں̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱ″̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱ″̶゜ㅡफ ں″ƥֱธ̶゜ㅡफ ㅡƥֱㄦफ ՙƥֱxफฌ
ㅡƥ̶ֱफ ㄦƥֱxफ DzỢ DzỢ ″ƥֱɱफ ̶ƥֱՙ゜ںธफ ″ƥֱɱफ ̶ƥֱՙ゜ںธफ ″ƥֱɱफ ̶ƥֱՙ゜ںธफฌ
A Aฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxxɱỏฌ
ฎƥֱxफฌ
ՙƥֱںxफฌ
Ա A㈠ɱฌ
ธฌ ӧںxx″ỏ ӧںxx″ỏ ӧںxx″ỏฌ
̶ƥֱxफ
A̶ㅡx㈠ธxฌ
ธںฌ ธںฌ ธںฌ Ա㈠ธฌ
ӧںxx″ỏฌ
″ƥֱㅡ̶゜ㅡफ
ՙƥֱธफ
ธxฌ ธxฌ ธxฌ
ӧںxںںỏฌ
̶ƥֱxफ
ӧںxxՙỏฌ
ฌ ں″ฌ ں″ฌ ں″ฌ
ӧںxxฎỏ ӧںxxฎỏฌ ںㄦฌ ںㄦฌ ںㄦฌ
ںㅡฌ ںㅡฌ ںㅡฌ
Cںฌ
Cㅡฌ
ㅡƥֱںںफฌ
ںธฌ ںธฌ ںธฌ
ӧںxx″ỏฌ ธںฌ ںںฌ ںںฌ ںںฌ
ӧںxxฎỏฌ
ธxฌ ںxฌ ںxฌ ںxฌ
ںɱฌ ɱฌ ɱฌ ɱฌ
Ɔħ֭ש●Cฌ
ںฎฌ ฎฌ ฎฌ ฎฌ
̶ںƥֱธफ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफ
ںՙฌ ՙฌ ՙฌ ՙฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ں″ฌ ″ฌ ″ฌ ″ฌ
ธxƥֱธफ
ںㄦฌ ㄦฌ ㄦฌ ㄦฌ
ธxƥֱธफ
ںㅡฌ ㅡฌ ㅡฌ ㅡฌ
̶ںฌ ̶ฌ ̶ฌ ̶ฌ
ںธฌ ธฌ ธฌ ธฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
ںںฌ
C ںxฌ ⓈО ⓈО ⓈОฌ
ɱฌ
ฎฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ՙฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ㄦƥֱฎफ
″ฌ
ㄦฌ
ㅡฌ
Dz Dz ںफA╗ⓈAՁฌ
̶ฌ
ӧںxxฎỏ ӧںxxɱỏ ӧںxںںỏฌ
ธฌ ●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxںxỏฌ
″ƥֱ″फ
″ƥֱ″फ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
ӧںxxฎỏฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
С ӧںxxฎỏ Сฌ
ںƥֱںxफ ںƥֱںxफ ںƥֱںxफฌ
ㅡƥֱںफ ㄦƥֱxफ DzỢ DzỢ ㄦƥֱㅡ゜ںธफ ㄦƥֱㅡ゜ںธफ ㄦƥֱㅡ゜ںธफฌ
ՙƥֱں゜ںธफ ̶ںƥֱธफ ɱƥֱ″゜ںธफ ㅡƥֱںں̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱ″̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱ″̶゜ㅡफ ㄦƥֱx̶゜ㅡफ ںںƥֱธफ ㅡƥֱㄦफ ՙƥֱxफฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠̶ ㄦ ㄦ㈠ɱ ″ ″㈠ں ″㈠̶ ՙ ՙ㈠ɱ ฎ ฎ㈠ں ฎ㈠̶ ɱ ɱ㈠ɱ ںx CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
C̶ฌ Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
ㅡฌ
ںฌ
̶ฌ
ㄦฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
A̶ㅡx㈠ธxฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ㅡਙ⑾ںںฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌ ̶゜ں″फएںƥֱxफฌ ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxںธفฌ Окਙ֭שש₡Ḷ่̬ںx゜ں゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فCฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफCफฌ
ں ธ ธ㈠ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ㄦ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںx㈠ںฌ
ҜA╗ĠAֱAฌ
ҜA╗ĠԱֱԱฌ
Aฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
A̬ธɱx㈠ฎㅡ׀⑾ש ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈAฌ
ԱA╗ĠŐḶḶҜںฌ Ɔ╗ḶŐAḚDzƆⓈAฌ ԱAՁḶЌฌ A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾שฌ A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾שฌ
ԱA╗ĠŐḶḶҜฌ ԱA╗ĠŐḶḶҜฌ
A̬ՙx㈠xɱ׀⑾שฌ A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ㄦ̶㈠ㅡՙ׀⑾שฌ
Աฌ
CḶÛЌฌ
ԱDzCŐḶḶҜธฌ ԱDzCŐḶḶҜธฌ ԱDzCŐḶḶҜ
ĠAՁՁÛAฌ ĠAՁՁÛAฌ
ƆОAŐСՁ●ḚĠ╗Ɔ╗ⓈC●ḶƆ২AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzC২ʉʉʉ㈠ऑŴผ*⑾кħفγשש₡ħਙ㈠㌱ਙこฌ
Ա㈠ں Û Cฌ A̬ںںㅡ㈠ธ׀⑾שฌ
A̬ں″x㈠x″׀⑾שฌ
A̬ںںㅡ㈠ธ׀⑾שฌ
A̬ں″x㈠x″׀⑾ש
A̬ںںㅡ㈠ธ׀
CḶÛЌ CḶÛЌฌ
CŐฌ
CŐฌ
A̬ㅡՙ㈠ㅡɱ׀⑾ש
ՁAⓈЌCŐฌ ●╗ĠDzЌฌ ՁAⓈЌCŐฌ ●╗ĠDzЌฌ
Û
Û
ՁḶƆDz╗ธฌ ՁḶƆDz╗ںฌ A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ɱՙ㈠ՙㅡ׀⑾שฌ A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ɱՙ㈠ՙㅡ׀⑾שฌ
ՁḶƆDz╗̶ฌ A̬ںธ㈠̶ՙ׀⑾ש A̬ںธ㈠̶ՙ׀⑾שฌ ՁḶƆDz╗ںฌ ՁḶƆDz╗ںฌ ՁḶƆDz╗
●╗ĠDzЌฌ
A̬ںธ㈠ㅡฎ׀⑾שฌ A̶̬ธ㈠ธㄦ׀⑾שฌ A̶̬ธ㈠ธㄦ׀⑾שฌ A̶̬ธ㈠ธㄦ׀
A̶̬ں″㈠ㅡฎ׀⑾ש С Сฌ ƆऑŴผ*⑾кħفγשƆש₡ħਙฌ
ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
ԱDzCŐḶḶҜںฌ ԱDzCŐḶḶҜںฌ ԱDzCŐḶḶҜ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ЌЋՁ●㈠ ㄦں″ฎฌ
Dzㅡฌ
A̬ںธธ㈠ں׀⑾שฌ A̬ںธธ㈠ں׀⑾שฌ A̬ںธธ㈠ں׀
ОAЌ╗Őฌ С
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
㈠ㄦฌ
Cฌ
Dzฌ
ں ธ ธ㈠″ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںx ںx㈠ںฌ
Dz̶ฌ
ںxฌ
ɱ ɱ㈠ɱ ںx㈠ں ںں ںں㈠ㄦ ںธ ںธ㈠ɱ ̶ں ̶ں㈠ں ںㅡ ںㅡ㈠″ ںㅡ㈠ฎ ںㄦ ںㄦ㈠ɱ ں″ฌ
ҜA╗ĠAֱAฌ
ҜA╗ĠԱֱԱฌ
Aฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ ОA╗●Ḷฌ Ɔ╗ḶŐAḚDzƆⓈAฌ A̬ธɱx㈠ฎㅡ׀⑾שฌ
A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾שฌ A̬ㄦx㈠ㅡں׀⑾שฌ A̬ธㅡ㈠″̶׀⑾ש ԱAՁḶЌฌ Ɔ╗ḶŐAḚDzƆⓈA ฌ ԱA╗ĠŐḶḶҜںฌ
ԱA╗ĠŐḶḶҜฌ
A̬ㄦ̶㈠ㅡՙ׀⑾שฌ A̬ㄦㄦ㈠ธں׀⑾שฌ A̶̬ㄦ㈠ㅡ″׀⑾שฌ A̬ՙx㈠xɱ׀⑾שฌ
Ɔħ֭ש●Cฌ
Աฌ
Ɔħ֭שA₡₡ผ֭ںฌ
ԱDzCŐḶḶҜธฌ CḶÛЌฌ
ĠAՁՁÛAฌ
A̬ںںㅡ㈠ธ׀⑾שฌ
A̬ں″x㈠x″׀⑾שฌ C Û Ա㈠ںฌ
CḶÛЌ CḶÛЌฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
CŐฌ
A̬ㅡՙ㈠ㅡɱ׀⑾שฌ
●╗ĠDzЌฌ ՁAⓈЌCŐฌ ●╗ĠDzЌฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
Û
̬ɱՙ㈠ՙㅡ׀⑾שฌ A̬ธธ㈠ՙㅡ׀⑾שฌ A̬ɱՙ㈠ՙㅡ׀⑾ש ՁḶƆDz╗ںฌ ՁḶƆDz╗ธฌ Ա㈠ㄦฌ
ՁḶƆDz╗ںฌ A̬ںธ㈠̶ՙ׀⑾שฌ A̬ںธ㈠̶ՙ׀⑾ש ՁḶƆDz╗̶ฌ
●╗ĠDzЌฌ ںफA╗ⓈAՁฌ
A̶̬ธ㈠ธㄦ׀⑾שฌ A̬ںธ㈠ㅡฎ׀⑾שฌ
С Сฌ A̶̬ں″㈠ㅡฎ׀⑾שฌ
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
ԱDzCŐḶḶҜںฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
A̬ںธธ㈠ں׀⑾שฌ AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ С ОAЌ╗Őฌ Ա㈠ՙฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
A̬ธ̶ɱ㈠ฎธ׀⑾שฌ ∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
Ɔ╗A●ŐƆฌ A̬ںธ㈠ฎ″׀⑾שฌ
A̬ฎɱ㈠ฎɱ׀⑾ש ԱDzCŐḶḶҜںฌ ԱDzCŐḶḶҜธฌ ԱDzCŐḶḶҜ̶ฌ
Ɔ╗A●ŐƆฌ Ɔ╗A●ŐƆฌ A̶̬ںㄦ㈠̶ɱ׀⑾שฌ A̬ںㅡx㈠ธՙ׀⑾שฌ Ա㈠ฎฌ
A̶̬ں″㈠xㅡ׀⑾ש
A̬ฎธ㈠ฎธ׀⑾שฌ A̬ฎธ㈠ฎธ׀⑾שฌ
ฌ
㈠ㄦฌ
Cฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
Dzฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ธਙ⑾ںںฌ
ɱ ɱ㈠ɱ ںx ںx㈠ں ںں ںں㈠ㅡ ںธ ںธ㈠ɱ ̶ں ̶ں㈠ں ںㅡ ںㅡ㈠ㅡ ںㄦ ںㄦ㈠ɱ ں″ฌ ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
Dz̶ฌ
ںx゜xธ゜ںฎ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فDzฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफDzफฌ
ں ธ ธ㈠ธ ธ㈠ㅡ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ㄦ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㄦ ɱ ɱ㈠ɱ ںx㈠ںฌ
ҜA╗ĠAֱA ฌ
ҜA╗ĠԱֱԱฌ
ںںƥֱx″̶゜″ㅡफ ″ƥ̶ֱ゜ں″ㅡफ ՙƥֱㅡफ ธxƥֱںx゜ںธफ ㄦƥֱx゜ںㅡफ ںxƥֱㄦ゜ںㅡफ ںธƥֱ″゜ںธफ ฎƥֱںںफ ㅡƥֱںx̶゜ㅡफ ںxƥֱㄦ゜ںㅡफ ںธƥֱ″゜ںธफ ฎƥֱںںफฌ
ㅡƥֱںx̶゜ㅡफฌ
Aฌ
ㄦƥֱںںफฌ
ӧںxx″ỏฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
ӧںxxՙỏฌ
Աฌ
ӧںxxՙỏฌ
Ա㈠ںฌ
ธںฌ ӧںxx″ỏ ӧںxx″ỏฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ƆОAŐСՁ●ḚĠ╗Ɔ╗ⓈC●ḶƆ২AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzC২ʉʉʉ㈠ऑŴผ*⑾кħفγשש₡ħਙ㈠㌱ਙこฌ
ธxฌ
ںɱฌ ธںฌ ธںฌ
ธƥֱx゜ںธफฌ
ںฎฌ ธxฌ ธxฌ
ںՙฌ
ӧںxںںỏ ںɱฌ ӧںxںںỏฌ ںɱฌ
ں″ฌ ںฎฌ ںฎฌ
″ฌ ںㄦฌ ںՙฌ ںՙฌ
A̶ㄦx㈠ธںฌ ںㅡฌ ں″ฌ ں″ฌ
̶ںฌ ںㄦฌ ںㄦฌ
ںธฌ ںㅡฌ ںㅡฌ
ں″ƥֱㄦ″̶゜″ㅡफ
ںںฌ ӧںxxɱỏ ̶ںฌ ӧںxxɱỏฌ ̶ںฌ
ںxฌ ںธฌ ںธฌ
ɱฌ ӧںxx″ỏ ںںฌ ӧںxx″ỏ ںںฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ƆऑŴผ*⑾кħفγשƆש₡ħਙฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
ฎฌ ںxฌ ںxฌ
Dzㅡฌ
ՙฌ ɱฌ ɱฌ ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒฌ
″ฌ ฎฌ ฎฌ Ġ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ㄦฌ ՙฌ ՙฌ ЌЋՁ●㈠ ㄦں″ฎฌ
ธƥֱںں゜ںธफฌ
ㅡฌ ″ฌ ″ฌ
Ա㈠ฎฌ ̶ฌ ㄦฌ ㄦฌ ╗γ֭֭ਙ⑾שγ֭֭ऑкŴ่γŴкк⇡֭ผ֭שผħ㌱֭ש₡ฌ
ธฌ ㅡฌ ㅡฌ שਙשγ֭ਙผħفħ่Ŵкऑผਙ㈾֭㌱שħ֭ש⑾ਙผʉγħ㌱γשγ֭ੂฌ
ӧںxxฎỏฌ
ںฌ ̶ฌ ̶ฌ ʉ֭ผ֭㌱ผ֭Ŵ֭ש₡ⓒŴ่₡ऑ⇡кħ㌱Ŵשħਙ่שγ֭ผ֭ਙ⑾ħฌ
ฌ ⓈОฌ ธฌ ธฌ ֭ゥऑผ֭кੂкħこħ֭ש₡שਙ㌱γ֭㈠ฌ
ںฌ ںฌ AՁՁŐ●ḚĠ╗ƆŐDzƆDzŐЋDzCฌ
ⓈО ⓈОฌ ਙऑੂผħفγש⊕ธxںฎฌ
ӧںxxฎỏฌ
ӧںxxฎỏฌ
̶ƥֱՙफ
ƆऑŴผ*⑾кħفγשƆש₡ħਙฌ
㈠ㄦฌ
ӧںxxฎỏฌ
Cฌ ӧںxxฎỏ ӧںxxฎỏฌ
ںƥֱ″फ
Dzฌ
ںںƥֱㅡफ ธxƥֱฎफ ̶ںƥֱ″゜ںธफ ㄦƥֱx゜ںㅡफ ںxƥֱㄦ゜ںㅡफ ںںƥֱธ゜ںธफ ںxƥ̶ֱफ ㅡƥֱںx̶゜ㅡफ ںxƥֱㄦ゜ںㅡफ ںںƥֱธ゜ںธफ ںxƥ̶ֱफ ㅡƥֱںx̶゜ㅡफฌ
ں ธ ธ㈠″ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㄦ ㄦ㈠ㅡ ″ ″㈠ɱ ՙ ՙ㈠ں ฎ ฎ㈠ㅡ ɱ ɱ㈠ɱ ںx ںx㈠ںฌ
Dz̶ฌ
ںฌ
ธฌ
̶ฌ
A̶ㄦx㈠ธxฌ
A̶ㄦx㈠ธxฌ
A̶ㄦx㈠ธxฌ
ںxฌ
ںx㈠ں ںں ںں㈠ㄦ ںธ ںธ㈠ɱ ̶ں ̶ں㈠ں ںㅡ ںㅡ㈠″ ںㅡ㈠ฎ ںㄦ ںㄦ㈠ɱ ں″ฌ
ҜA╗ĠAֱA ฌ
ҜA╗ĠԱֱԱฌ
ںxƥֱㄦ゜ںㅡफ ںธƥֱ″゜ںธफ ฎƥֱںںफ ㅡƥֱںx̶゜ㅡफ ㄦƥֱx゜ںㅡफ ธxƥֱںx゜ںธफ ՙƥֱㅡफ ″ƥֱxफ ںںƥֱㅡफ ՙƥֱxफฌ
Aฌ
ㄦƥֱںںफฌ
ธƥֱx゜ںธफฌ
ӧںxx″ỏฌ
ӧںxxՙỏฌ
Աฌ
Ɔħ֭ש●Cฌ
ӧںxxՙỏฌ
Ɔħ֭שA₡₡ผ֭ںฌ
Ա㈠ںฌ
ӧںxx″ỏ ธںฌ
ӧںxxฎỏฌ
ธxฌ
ธںฌ ںɱฌ
ธxฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
Dzں
ںฎฌ
ՙƥֱฎ゜ںธफ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
ںՙฌ
ӧںxںںỏฌ ںɱฌ
ںฎฌ ں″ฌ
ںՙฌ ںㄦฌ
ں″ฌ ںㅡฌ Ա㈠ㄦฌ
ÛAŐCDzՁՁDzƆ╗ŐDzDz╗╗ḶÛЌĠḶⓈƆDzƆฌ
ںㄦฌ ̶ںฌ
ںㅡฌ ںธฌ
ӧںxxɱỏฌ ̶ںฌ ںںฌ
″ƥֱxफ
ںธฌ ںxฌ
ںफA╗ⓈAՁฌ
ӧںxx″ỏ ںںฌ ɱฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ӧںxںںỏฌ
ธƥֱɱ゜ںธफฌ
ӧںxxฎỏฌ
ںxฌ ฎฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
ɱฌ ՙฌ Ա㈠ՙฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ฎฌ ″ฌ ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ՙฌ ㄦฌ AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
″ฌ ㅡฌ
ㄦฌ ̶ฌ
Ա㈠ฎ ∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ㅡฌ ธฌ
ӧںxxฎỏฌ
̶ฌ ںฌ
ธƥֱںں゜ںธफฌ
ธฌ ⓈОฌ ฌ
ںฌ
ⓈОฌ
ӧںxxฎỏ
㈠ㄦฌ
ӧںxxฎỏฌ
̶ƥֱՙफ
ӧںxxฎỏ Cฌ
ںƥֱ″फ
Dz CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
ㅡफ ںxƥֱㄦ゜ںㅡफ ںںƥֱธ゜ںธफ ںxƥ̶ֱफ ㅡƥֱںx̶゜ㅡफ ㄦƥֱx゜ںㅡफ ̶ںƥֱ″゜ںธफ ธxƥֱฎफ ںںƥֱㅡफ ՙƥֱxफฌ CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
ںx ںx㈠ں ںں ںں㈠ㅡ ںธ ںธ㈠ɱ ̶ں ̶ں㈠ں ںㅡ ںㅡ㈠ㅡ ںㄦ ںㄦ㈠ɱ ں″ฌ
Ɔγ̬֭֭שฌ ㄦਙ⑾̶ںฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ㄦ
ㅡฌ
A̶ㄦx㈠ธxฌ
A̶ㄦx㈠ธxฌ
ںx゜xธ゜ںฎ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فDzฌ
С●ŐƆ╗ՁDzЋDzՁC●ҜDzЌƆ●ḶЌОՁAЌԱⓈ●ՁC●ЌḚफDzफฌ
Ûฌ
Ûฌ
Ûฌ
C
C
C
CḶÛЌฌ
Cㅡฌ
ОAЌ╗Őฌ
A̬ธ㈠ฎ̶׀⑾שฌ
Сฌ
ՁḶƆDz╗ธฌ ՁḶƆDz╗ธฌ ՁḶƆDz╗ธฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
ŐḚฌ
A̶̬ںㅡ㈠̶ɱ׀⑾שฌ
Ɔħ֭שA₡₡ผ֭ںฌ
Cฌ
ԱA╗ĠŐḶḶҜฌ Ձ●Ћ●ЌḚ゜C●Ќ●ЌḚฌ
CÛฌ
A̬ㄦՙ㈠̶″׀⑾שฌ A̬ธ″ㄦ㈠̶ɱ׀⑾שฌ
ธںゥ″ɱ゜̶ธफएںںƥֱxफฌ
кħ่֭שСккЌŴこ֭ⓒ кħ่֭ששਙこฌ
Ɔħ֭שħੂשⓒ Ɔħ֭שƆשŴ֭שⓒ Ɔħ֭שОਙש㌱ਙ₡֭ฌ
Ɔ╗A●ŐÛAฌ
ںफA╗ⓈAՁฌ
A̬ฎㅡ㈠″ՙ׀⑾ש
●С ╗ĠDz AԱḶЋDz C●ҜDzЌƆ●ḶЌ CḶDzƆฌ
Ќ Ḷ ╗ Ҝ DzAƆ Ⓢ ŐDz Ḷ Ќ Dz ● Ќ Ġ ӧ ںफ ỏฌ
С Сฌ DzṲA╗Ձⓒ╗Ġ●ƆCŐAÛ●ЌḚÛ●ՁՁĠAЋDzฌ
ԱDzDzЌ DzЌՁAŐḚDzC ḶŐ ŐDzCⓈDzCⓒฌ
AССDz╗●ЌḚAՁՁՁAԱDzՁDzCƆAՁDzƆ㈠ฌ
∀ ŐDzЋ●Ɔ●ḶЌƆ CA╗Dzฌ
ں ธ ธ㈠ㄦ ̶ ̶㈠ɱ ㅡ ㅡ㈠ں ㅡ㈠̶ ㄦ ㄦ㈠ɱ ″ ″㈠ں ″㈠̶ ՙ ՙ㈠ɱ ฎ ฎ㈠ں ฎ㈠̶ ɱ ɱ㈠ɱ ںxฌ
C̶ฌ
CŴ̬֭שฌ ɱ゜ںธ゜ںฎฌ
Ɔ㌱Ŵк̬֭ฌ AƆЌḶ╗DzCฌ
CผŴʉ่̬ฌ ƆСƆฌ
İਙ⇡̬ฌ Ок่ฌ
Ɔγ̬֭֭שฌ ธਙ⑾ɱฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफ ̶゜ں″फएںƥֱxफฌ
ОŐİֱՙㅡ″xɱ ОγŴ̬֭ฌ ںxx੧ƆCฌ
ОŐİՙㅡ″xɱ﹝СОxںธ⑾ Окਙ֭שש₡Ḷ่̬ɱ゜ธฎ゜ںฎฌ
Ա●ҜƆ֭ผ֭ﭨผ̬⇡ħこ㈠Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこֱԱ●ҜƆ֭ผ֭ﭨผธx゜ںՙxxฎÛŴผ₡֭кк֭╗ਙʉ่γਙ֭゜ںฎxՙธ̶ÛŴผ₡֭кк֭╗ਙʉ่γਙֱ֭Աħк₡ħ่فCฌ
ƆDzḶЌCՁDzЋDzՁСՁḶḶŐОՁAЌԱⓈ●ՁC●ЌḚफCफฌ
Dz●СƆ╗DzṲ╗ⓈŐDzฌ
Оֱں Оֱธ
Оֱธ О̶ֱ
Оֱ Оֱㅡฌ
ԱⓈ●ՁC●ЌḚฌ
ԱⓈ●ՁC●ЌḚCฌ ОŐİֱՙㅡ″xɱ
ںx゜x̶゜ںฎ
ںㅡฎɱÛÛŴผこƆऑผħ่فŐ₡ⓒƆħ֭שںںxⓒĠ่֭₡֭ผਙ่ⓒЌ֭ﭨŴ₡Ŵฎɱxںㅡฌ
ںㅡฎ
ЌЋՁ●㈠ ㄦں″ฎฌ
C֭ऑŴผשこ่֭שਙ⑾ОкŴ่่ħ่فฌ
ħੂשਙ⑾ՁŴЋ֭فŴฌ
ผ₡๎
̶̶̶ЌਙผשγŐŴ่㌱γਙCผħ֭ﭨⓒ̶๎ Скਙਙผฌ
ՁŴЋ֭فŴⓒЌЋฎɱںx″ฌ
Ő̬֭ AОЌ̶ںɱֱธㄦֱㅡںxֱxㅡںฌ
̶ںɱֱธㄦֱㅡںxֱxㅡxฌ
̶ںɱֱธㄦֱㅡںxֱx̶ɱ ОŐİՙㅡ″xɱ﹝İСxxںฌ
ธɱxںDz㈠Աਙ่Ŵ่▷ŴŐ₡ฌ
ՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵฎɱںxںฌ
╗ਙÛγਙこ●שҜŴੂਙ่㌱֭ผ่̬ฌ
●ƆƆⓈDz
Ḷผਙ⑾⑾ħ㌱֭ผ֭ऑ֭㌱⑾שккੂ⇡こħששγħОผֱ֭Aऑऑкħ㌱Ŵשħਙ่ਙ่⑾֭ผ่֭㌱֭⑾ਙผこ⑾ਙผธɱxںDz㈠Աਙ่Ŵ่▷ŴŐ₡ฌ
ՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵฎɱںxں㈠ÛŴผ₡֭кк֭Ɔשผ֭֭ש╗ਙʉ่γਙ֭ħŴ″ㅡֱ่ħשŴ⑾⑾ਙผ₡Ŵ⇡к֭⑾Ŵこħкੂฌ
₡֭֭ﭨкਙऑこ่֭שкਙ㌱Ŵ֭ש₡่ਙผשγ֭Ŵשਙ⑾₡ਙʉ่שਙʉ่ՁŴЋ֭فŴⓒŴ㌱ผਙשγ֭שผ֭֭ש⑾ผਙこשγ่֭֭ʉDzŴשՁŴฌ
Ћ֭فŴԱผŴ่㌱γО⇡кħ㌱Ձħ⇡ผŴผੂŴ่₡Ŵ₡㈾Ŵ㌱่֭ששਙŴऑкŴ่่֭₡ħੂשਙ⑾ՁŴЋ֭فŴ֭Ŵผкੂ㌱γħк₡γਙਙ₡ฌ
֭₡㌱Ŵשħਙ่ӧDzDzỏ⑾Ŵ㌱ħкħੂש㈠╗γ֭ऑผਙ㈾֭㌱שħ₡֭֭ﭨкਙऑ֭₡⇡ੂשγ֭Ɔਙשγ֭ผ่Ќ֭ﭨŴ₡ŴĠਙħ่فAשγਙผħੂשฌ
ӧƆЌŐĠAỏŴ่₡ħש่ਙֱ่ऑผਙ⑾ħשŴ⑾⑾ħкħŴ֭שⓒA⑾⑾ਙผ₡Ŵ⇡к֭Ġਙħ่فОผਙفผŴこⓒ●่㌱㈠ÛŴผ₡֭кк֭Ɔשผ֭֭שฌ
╗ਙʉ่γਙ֭֭ผ֭ﭨŴ⇡ผਙŴ₡こħゥਙ⑾γਙ֭γਙк₡שγผਙفγਙששγ֭ՁŴЋ֭فŴЋŴкк֭ੂⓒ⑾ผਙこฌ
кਙʉֱħ่㌱ਙこ֭⑾Ŵこħкħ֭㌱ਙ่שħ่ħ่فਙ่שγ֭ħผऑŴשγשਙʉŴผ₡֭㌱ਙ่ਙこħ㌱֭к⑾ֱ⑾⑾ħ㌱ħ่֭㌱ੂשਙʉਙผ<ħ่فฌ
⑾Ŵこħкħ֭ਙ㌱㌱ऑੂħ่ف่ผ֭שผħ㌱֭ש₡こŴผ<֭שผŴ֭ש่ħש㈠╗γ֭₡֭֭ﭨкਙऑこ่֭שħкਙ㌱Ŵ֭ש₡ਙ่ਙ่֭ਙ⑾שγ֭ħ֭שฌ
ਙ⑾שγ֭⑾ਙผこ֭ผDzผ่ħ֭ผŴفħ่╗֭ผผŴ㌱֭ऑ⇡кħ㌱γਙħ่ف₡֭֭ﭨкਙऑこ่֭שⓒʉγħ㌱γʉŴ₡֭㌱ਙここħħਙ่֭₡Ŵ่₡ฌ
₡֭こਙкħγ֭₡⇡ੂƆЌŐĠAħ่ธxںx㈠ฌ
Û֭ผ֭׀֭שŴƆऑ֭㌱ħŴкⓈ֭О֭ผこħשӧƆⓈОỏŴк֭שผ่Ŵשħ֭ﭨऑŴผ<ħ่فשŴ่₡Ŵผ₡⑾ਙผผ֭₡㌱֭₡ऑŴผ<ħ่ف㈠╗ผŴ⑾⑾ħ㌱ฌ
Dz่فħ่֭֭ผʉħкк⇡่֭֭فŴ֭ف₡שਙש₡ੂשγ֭ऑŴผ<ħ่ف㌱ਙ่₡ħשħਙ่Ŵ่₡こŴ<֭Ŵผ֭㌱ਙここ่֭₡Ŵשħਙ่㈠AƆऑ֭㌱ħŴкฌ
Ⓢ֭О֭ผこħשӧƆⓈОỏħผ֭׀֭֭ש₡⑾ਙผשγ֭кਙ㌱Ŵשħਙ่ਙ⑾שγ֭ਙここ่ħੂש่֭֭שผ֭ש⇡Ŵ㌱<⑾ผਙこÛŴผ₡֭кк֭ฌ
Ɔשผ֭֭שŴкਙ่فשγ֭こŴħ่่֭שผੂ₡ผħ֭ﭨŴ่₡Ŵ่ħ่㌱ผ֭Ŵ֭⑾ผਙこ̶ⓒxxxŴккਙʉŴ⇡к֭׀Ŵผ֭⑾֭֭ששਙऑשਙ̶ⓒธxxฌ
׀Ŵผ֭⑾֭֭ש㈠ฌ
╗γ֭֭ゥħשħ่فऑŴผ㌱֭кผ֭׀ħผ֭ŴこŴऑऑħ่فŴ㌱שħਙ่שਙ㌱ผ֭Ŵ֭ששʉਙ่֭ʉऑŴผ㌱֭к⊿שγ֭ਙשγ֭ผ่ऑŴผ㌱֭кħฌ
ผ֭֭ผ֭ﭨ₡⑾ਙผשγ֭ऑ่֭₡ħ่فħੂשਙ⑾ՁŴЋ֭فŴDzDzऑผਙ㈾֭㌱ש㈠A่Ŵ₡こħ่ħשผŴשħ֭ﭨ⑾ผਙ่שŴ֭فผ֭׀֭שฌ
ʉħкк⇡֭こŴ₡֭שਙŴ₡₡ผ֭שγ֭ऑŴผ㌱֭кਙ่שਙÛŴผ₡֭кк֭Ɔשผ֭֭ש֭ﭨผDz㈠ĠŴผผħA่֭ﭨ֭㈠╗γ֭⑾ผਙ่שŴ֭فਙ่ฌ
ĠŴผผħA่֭ﭨ֭ħк֭שγŴ่ธㅡɱ⑾֭֭שŴ่₡ħ่ਙשħשŴ⇡к֭⑾ਙผשγ֭こкשħऑк֭₡ผħ֭ﭨŴ㌱㌱่֭֭֭֭₡֭₡⑾ਙผฌ
שγħ₡֭֭ﭨкਙऑこ่֭ש㈠Aккਙʉħ่ف⑾ਙผŴ₡₡ผ֭Ŵ่₡Ŵ㌱㌱֭ਙ⑾⑾ਙ⑾ÛŴผ₡֭кк֭Ɔשผ֭֭ש⑾ผਙ่שŴ֭فħ⇡֭ש⑾ਙผשγ֭ฌ
ऑผਙ㈾֭㌱שħ₡่֭שħ⑾ħ㌱Ŵשħਙ่ŴਫÛŴผ₡֭кк֭╗ਙʉ่γਙ֭㈚Ŵ่₡Ŵﭨਙħ₡שผŴ⑾⑾ħ㌱⇡Ŵ㌱<ऑ⑾ผਙこĠŴผผħA่֭ﭨ֭ฌ
ਙ่ÛŴผ₡֭кк֭Ɔשผ֭֭ש㈠ฌ
ОŴ ں ֭فਙ⑾ ㅡ
ОŴ֭فںਙ⑾ㅡ
ОŐİֱՙㅡ″xɱ
ںx゜ں゜ںںฎ
ОŐİՙㅡ″ɱx﹝İСxxںฌ
ОŐİՙㅡ″xɱ﹝İСxxںฌ
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝İСxxںฌ
SUP-74647 and SDR-74649
●ЌСḶŐҜA╗●ḶЌ
ОŴผ㌱֭к̶ںɱֱธㄦֱㅡںxֱxㅡںⓒ̶ںɱֱธㄦֱㅡںxֱxㅡxⓒŴ่₡̶ںɱֱธㄦֱㅡںxֱx̶ɱʉħкк⇡֭ผ֭こŴऑऑ֭₡Ŵ่₡שผ่֭₡ħ่שਙฌ
שʉਙऑŴผ㌱֭к⊿ਙ่֭ӧŴऑऑผਙゥħこŴ֭שкੂ″㈠ՙ̶Ŵ㌱ผ֭ỏ⑾ਙผשγ֭֭ਙ⑾ƆЌŐĠAɸÛŴผ₡֭кк֭Ɔשผ֭֭ש╗ਙʉ่γਙ֭ฌ
Ŵ่₡שγ֭ਙשγ֭ผӧŴऑऑผਙゥħこŴ֭שкੂں㈠̶Ŵ㌱ผ֭ỏ⑾ਙผשγ֭ħੂשਙ⑾ՁŴЋ֭فŴɸDzDz㈠╗γ่֭֭ʉֱ㌱ਙ่שผ㌱שħਙ่ฌ
שਙʉ่γਙ֭ħ่㌱к₡֭″ㅡשŴ㌱<֭₡⑾кŴשŴ่₡ŴששŴ㌱γ֭₡שਙʉ่γਙֱ֭ੂשк่֭ħשʉħשγਙ⑾⑾ֱשผ֭֭שผ⑾Ŵ㌱֭ฌ
ऑŴผ<ħ่ف㈠╗γ֭ऑผਙऑਙ֭₡่ħשこħゥħ̬ฌ
╗γ֭㌱ਙこऑк֭ゥγŴŴ㌱่֭שผŴккੂкਙ㌱Ŵ֭ש₡ⓒ̶ⓒธxxƆСਙここ่ħੂש่֭֭שผŴ่₡ҜŴ่Ŵ֭فこ่֭שਙ⑾⑾ħ㌱֭⑾ਙผ֭ฌ
⇡ੂשγ֭ผ֭ħ₡่֭ש㈠A่שħ㌱ħऑŴ֭ש₡γਙผਙ⑾ਙऑ֭ผŴשħਙ่⑾ਙผשγ֭ਙここ่ħੂש่֭֭שผŴผ֭Ҝਙ่₡Ŵੂשγผਙفγฌ
Сผħ₡Ŵੂ⑾ผਙこɱ̬xxAҜשਙㄦ̬xxОҜ㈠ฌ
╗γ֭₡֭֭ﭨкਙऑこ่֭ש֭שŴこ㌱ਙ่ħשਙ⑾ƆЌŐĠAŴ่₡ħש่ਙֱ่ऑผਙ⑾ħשŴ⑾⑾ħкħŴ֭שA⑾⑾ਙผ₡Ŵ⇡к֭Ġਙħ่فฌ
ОผਙفผŴこⓒ●่㌱㈠Сਙผこ֭₡ħ่İŴ่ŴผੂธxںxⓒƆЌŐĠA㌱ผผ่֭שкੂਙऑ֭ผŴ֭שธⓒՙㄦㄦऑ⇡кħ㌱γਙħ่ف่ħשⓒฌ
ɱฎฎŴħ֭ש₡γਙħ่ف่ħשⓒŴ่₡ธธɱこਙ⇡ħк֭γਙこ֭ऑŴ₡㈠ÛħשγħשŴऑऑผਙゥħこŴ֭שкੂںںⓒxxxĠਙħ่فฌ
γਙħ㌱֭Ћਙ㌱γ֭ผⓒשγ֭㌱ਙ่ਙкħ₡Ŵ֭ש₡ƆЌŐĠAħשγ̶֭ธ๎่₡๎кŴผ֭فשऑ⇡кħ㌱γਙħ่فŴשγਙผħੂשħ่שγ֭ฌ
㌱ਙ่שผੂ㈠ОผŴゥħਙ่кשħ่فḚผਙऑՁՁħʉਙผ<ħ่فħ่㌱ਙ่㈾่㌱שħਙ่ʉħשγƆЌŐĠA⑾ਙผ⑾่₡ħ่فฌ
ŴʉŴผ₡㈠ОผŴゥħγŴ֭㌱ผ֭₡⑾ħ่Ŵ่㌱ħ่ف⑾ਙผਙ֭ﭨผㄦxŴ⑾⑾ਙผ₡Ŵ⇡к֭γਙħ่ف₡֭֭ﭨкਙऑこ่֭שऑผħこŴผħкੂħ่ฌ
Ќ֭ﭨŴ₡ŴⓒשਙשŴкħ่فਙ֭ﭨผㅡⓒㄦxx่ħשŴ่₡॥ՙธㄦこħккħਙ่ħ่⑾ħ่Ŵ่㌱ħ่ف㈠ฌ
╗γ֭֭こ֭֭שŴккਙ⑾שγ֭Ŵऑऑкħ㌱Ŵ⇡к֭㌱ਙ่₡ħשħਙ่ऑ֭ผ╗ħשк֭ںɱ㈠ںธ㈠╗γ֭₡֭֭ﭨкਙऑこ่֭שħ่שγħŐ̶ֱฌ
Ձħこħ֭ש₡Ҝкשħऑк֭Ő֭ħ₡่֭㌱֭Cħשผħ㌱๎שħ่㌱к₡֭⇡ħк₡ħ่فŴ่₡Ŵਙ㌱ħŴ֭ש₡ऑŴผ<ħ่فผ֭׀ħผ֭こ่֭ש㈠Û֭ฌ
Ŵผ֭๎
่ਙ๎ש
ผ֭׀֭שħ่فŴкŴ่₡֭㌱γŴ่֭ف㈠A₡㈾Ŵ㌱่֭ש▷ਙ่ħ่فħ่㌱к₡ֱ֭Ћ๎ ħﭨħ㌱Cħשผħ㌱ש●ⓒ๎ֱ๎ں
Ձħこħ֭ש₡ฌ
ਙここ֭ผ㌱ħŴкCħשผħ㌱๎שⓒŴ่₡Ő̶ֱ๎Ձħこħ֭ש₡Ҝкשħऑк֭Ő֭ħ₡่֭㌱֭Cħשผħ㌱๎ש㈠Ɔ֭֭ΎҜxxںΎḶЌ●ЌḚҜAО㈠ฌ
A₡㈾Ŵ㌱่֭שŴこ่֭ħשħ֭Ŵ่₡㌱ਙこऑŴשħ⇡к֭֭ħ่㌱к₡֭שγ่֭֭ʉDzŴשՁŴЋ֭فŴՁħ⇡ผŴผੂⓒऑผਙऑਙ֭₡DzŴผкੂฌ
γħк₡γਙਙ₡Dz₡㌱Ŵשħਙ่่֭֭שผӧDzDzỏŴששγ֭ਙשγ֭₡֭فਙ⑾ħ֭שⓒŴ่₡่֭Ŵผ⇡ੂऑŴผ<Ŵ่₡שผŴħк㈠╗γ֭ผ֭ฌ
ħŴ่֭ゥħשħ่فこŴ㈾ਙผ⇡ผਙ֭שਙ่Աਙ่Ŵ่▷ŴשγŴש⑾Ŵ㌱ħкħשŴ֭שผ֭ħ₡่֭ששผŴ่ऑਙผשŴשħਙ่㈠ฌ
ОŴ ֭فธ ਙ⑾ ㅡ
ОŴ֭فธਙ⑾ㅡ
ОŐİֱՙㅡ″xɱ
ںx゜ں゜ںںฎ
ОŐİՙㅡ″ɱx﹝İСxxںฌ
ОŐİՙㅡ″xɱ﹝İСxxںฌ
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝İСxxں
SUP-74647 and SDR-74649
Ḷֱ่ħ֭שкŴ่₡㌱Ŵऑ֭ऑкŴ่שħ่فŴผ֭ऑผਙﭨħ₡֭₡Ŵħ่₡ħ㌱Ŵ֭ש₡ਙ่ƆОxxںƆ●╗DzОՁAЌ㈠ՁŴ่₡㌱Ŵऑ֭⇡⑾⑾֭ผฌ
Ŵผ֭ऑผਙﭨħ₡֭₡Ŵשऑผਙऑਙ֭₡֭㌱ਙ่₡Ŵผੂ⑾ผਙ่שŴ֭فŴкਙ่فĠŴผผħA่֭ﭨ֭ⓒħ₡֭ੂŴผ₡ⓒผ֭ŴผੂŴผ₡ŴשСħผ֭ฌ
ՁŴ่֭ⓒŴ่₡ऑผਙऑਙ֭₡ऑผħこŴผੂ⑾ผਙ่שŴ֭فŴкਙ่فÛŴผ₡֭кк֭Ɔשผ֭֭ש㈠Сħผ֭кŴ่֭кਙ㌱Ŵשħਙ่ʉ֭ผ֭ผ֭ﭨħ֭ʉ֭₡ฌ
ʉħשγħੂשਙ⑾ՁŴЋ֭فŴСħผ֭Dz่فħ่֭֭ผħ่فⓒŴ่₡⑾ккऑ֭ผħこ֭֭שผŴ㌱㌱֭ħऑผਙﭨħ₡֭₡㌱ਙ่ħשħ่فਙ⑾ฌ
ÛŴผ₡֭кк֭Ɔשผ֭֭שŴ่₡שγ֭㌱ਙ่่֭㌱֭ש₡Сħผ֭ՁŴ่֭ผ่่ħ่فשγ֭⑾кк่ਙผשγֱਙשγ֭ゥש่֭שਙ⑾שγ֭֭Ŵש֭₡֭فฌ
ਙ⑾ħ֭ש㈠╗γ֭ਙここ่ħੂש่֭֭שผγŴ֭Ŵੂ⑾ħผ֭Ŵ㌱㌱֭ﭨħŴこŴħ่่֭שผੂ₡ผħ֭ﭨਙ⑾⑾ਙ⑾ÛŴผ₡֭кк֭㈠Сħผ֭ฌ
γੂ₡ผŴ่שʉħкк⇡֭ผ֭кਙ㌱Ŵ֭ש₡Ŵผ֭׀ħผ֭₡שਙこ֭֭ש㌱ਙ₡֭⑾ਙผŴ㌱㌱֭㈠ฌ
Û֭ऑผਙऑਙ֭Ŵผ֭₡㌱֭₡ऑŴผ<ħ่ف㌱ਙ่ש⑾ਙผשγħкਙʉֱħ่㌱ਙこ֭ऑਙऑкŴשħਙ่⇡֭㌱Ŵ֭ʉ֭֭ゥऑ֭㌱שŴкਙʉ֭ผฌ
่こ⇡֭ผਙ⑾ऑŴ่֭֭فผ֭ﭨγħ㌱к֭⇡Ŵ֭₡ਙ่γħשਙผħ㌱₡ŴשŴ㈠Aผ֭₡㌱֭₡ऑŴผ<ħ่ف㌱ਙ่שŴккਙʉ⑾ਙผฌ
Ŵ₡₡ħשħਙ่Ŵк₡֭⑾่֭ħ⇡к֭ऑŴ㌱֭⑾ਙผ֭Ŵ㌱γ่ħשⓒこਙผ֭فผ่֭֭ऑŴ㌱֭ⓒŴ่₡ऑŴ㌱֭⑾ਙผਙ㌱ħŴк㌱ਙ่่֭㌱שħﭨħੂשฌ
ÛŴผ₡֭кк֭Ɔשผ֭֭שħŴкਙʉֱﭨਙкこ֭שผ֭֭שⓒŴ่₡ผ֭ħ₡่֭שγŴ֭ﭨשγ֭ਙऑऑਙผש่ħੂששਙ֭ਙֱ่שผ֭֭שऑŴผ<ħ่فฌ
ħ่⑾ผਙ่שਙ⑾ธں่ħששγŴש⑾Ŵ㌱֭ÛŴผ₡֭кк֭㈠О֭ผ╗ħשк֭ںɱ㈠ںธⓒ̶ںㅡऑŴผ<ħ่فऑŴ㌱֭Ŵผ֭ผ֭׀ħผ֭₡ⓒㅡਙ⑾ฌ
ʉγħ㌱γŴผ֭γŴ่₡ħ㌱ŴऑŴ㌱㌱֭ħ⇡к֭Ŵש₡ʉ֭ккħ่ف่ħשⓒŴ่₡ںγŴ่₡ħ㌱ŴऑŴ㌱㌱֭ħ⇡к֭Ŵששγ֭ਙここ่ħੂשฌ
่֭֭שผ㈠Û֭Ŵผ֭ऑผਙऑਙħ่فŴผ֭₡㌱֭₡㌱ਙ่שਙ⑾ɱㄦऑŴผ<ħ่فऑŴ㌱֭Ŵשՙں੧ਙ⑾ผ֭׀ħผ֭₡ӧ╗Ŵ⇡к֭ں㈠ธỏ㈠Aฌ
שผŴ⑾⑾ħ㌱่֭فħ่֭֭ผħ่֭فŴ֭ف₡שਙऑผ֭ऑŴผ֭ŴऑŴผ<ħ่فש₡ੂ㈠ƆОxxںƆ●╗DzОՁAЌγਙʉผ֭׀ħผ֭₡ฌ
ऑŴผ<ħ่ف㌱ਙ่שŴש̶ںㅡऑŴผ<ħ่فऑŴ㌱֭ӧ╗Ŵ⇡к֭ں㈠ںỏ㈠ฌ
╗Ŵ⇡к֭ں㈠ںŐ֭׀ħผ֭₡
Ⓢ่ħש╗ੂऑ֭ Ŵк㌱゜่ħש Ⓢ่ħשਙ่ש Ќਙ㈠ਙ⑾ОŴผ-ħ่فฌ
ƆऑŴ㌱֭ฌ
⇡ֱں₡ผこ ں㈠ธㄦ ںฎ ธ̶ฌ
ธֱ⇡₡ผこ ں㈠ՙㄦ ̶ธ ㄦ″ฌ
̶ֱ⇡₡ผこ ธ ںㅡ ธฎฌ
Ḛ֭שОŴผ<ħ่ف ″ㅡ゜″ ںںฌ
ਙここ่ħੂש่֭֭שผ ̶ⓒธxx゜ธxx ں″ฌ
╗ਙשŴк ̶ںㅡฌ
╗Ŵ⇡к֭ں㈠ธОผਙऑਙ֭₡
Ⓢ่ħש╗ੂऑ֭ Ŵк㌱゜่ħש Ⓢ่ħשਙ่ש Ќਙ㈠ਙ⑾ОŴผ-ħ่فฌ
ƆऑŴ㌱֭ฌ
⇡ֱں₡ผこӧՁ●Ġ╗ỏ ں ںฎ ںฎฌ
ธֱ⇡₡ผこӧՁ●Ġ╗ỏ ں ̶ธ ̶ธฌ
̶ֱ⇡₡ผこӧՁ●Ġ╗ỏ ں ںx ںxฌ
Ⓢ่ผ֭שผħ㌱֭ש₡ ธ ㅡ ฎฌ
Ḛ֭שОŴผ<ħ่ف ″ㅡ゜″ ںںฌ
ਙここ่ħੂש่֭֭שผ ̶ⓒธxx゜ธxx ں″ฌ
╗ਙשŴкОผਙऑਙ֭₡ӧՙں੧ਙ⑾Ő֭׀ħผ֭₡╗ਙשŴкỏ ɱㄦฌ
ОŴ֭ف̶ਙ⑾ㅡ
ОŴ ̶ ֭فਙ⑾ ㅡ
ОŐİֱՙㅡ″xɱ
ںx゜ں゜ںںฎ
ОŐİՙㅡ″ɱx﹝İСxxںฌ
ОŐİՙㅡ″xɱ﹝İСxxں
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝İСxxںฌ
SUP-74647 and SDR-74649
С●ЌC●ЌḚƆฌ
Ɔħ֭שC֭֭ﭨкਙऑこ่֭שОкŴ่
Aこкשħֱ⑾Ŵこħкੂ₡֭֭ﭨкਙऑこ่֭שŴששγħкਙ㌱Ŵשħਙ่ħ㌱ਙこऑŴשħ⇡к֭ʉħשγŴ₡㈾Ŵ㌱่֭שผ֭ħ₡่֭שħŴкŴ่₡ऑŴผ<ฌ
₡֭֭ﭨкਙऑこ่֭שħ่שγ֭Ŵผ֭Ŵ㈠●่⑾Ŵ㌱שⓒשγ֭ħ֭שʉŴऑผ֭ﭨħਙкੂ₡֭֭ﭨкਙऑ֭₡Ŵשγ֭Dzผ่ħ֭ผŴفħ่ฌ
こкשħֱ⑾Ŵこħкੂ₡֭֭ﭨкਙऑこ่֭ש㈠AこŴऑऑħ่فŴ㌱שħਙ่ʉħкк㌱ผ֭Ŵ֭ששʉਙ่֭ʉऑŴผ㌱֭к⊿שγ֭ਙשγ֭ผ่ऑŴผ㌱֭кฌ
ʉħкк⇡֭ผ֭֭ผ֭ﭨ₡⑾ਙผשγ֭ऑ่֭₡ħ่فħੂשਙ⑾ՁŴЋ֭فŴDzDzऑผਙ㈾֭㌱ש㈠AऑऑผਙﭨŴкਙ⑾שγ֭Ŵ₡こħ่ħשผŴשħ֭ﭨฌ
⑾ผਙ่שŴ֭فผ֭׀֭ששਙŴ₡₡ผ֭שγ֭ऑŴผ㌱֭кਙ่שਙÛŴผ₡֭кк֭Ɔשผ֭֭ש֭ﭨผDz㈠ĠŴผผħA่֭ﭨ֭ʉħккħこऑผਙ֭ﭨฌ
ħ֭שŴ㌱㌱֭㈠Ḷ֭ﭨผŴккⓒħ֭שŴ㌱㌱֭Ŵ่₡㌱ħผ㌱кŴשħਙ่₡ਙ่ਙש่֭فŴשħ֭ﭨкੂħこऑŴ㌱שŴ₡㈾Ŵ㌱่֭שผਙŴ₡ʉŴੂਙผฌ
่֭ħفγ⇡ਙผγਙਙ₡שผŴ⑾⑾ħ㌱㈠╗ผŴ⑾⑾ħ㌱кਙŴ₡ħ่ਙفผ֭Ŵ֭שผשγŴ่ऑผ֭ﭨħਙ₡֭֭ﭨкਙऑこ่֭שŴ่₡ħこħשħفŴ֭ש₡⇡ੂฌ
שγ֭ऑผ่֭֭㌱֭ਙ⑾Ŵ่Ő╗⇡ผਙ֭שŴ่₡кਙʉ֭ﭨγħ㌱к֭ਙʉ่֭ผγħऑผŴ֭ש⇡ੂผ֭ħ₡่֭ש㈠ՁŴ่₡㌱Ŵऑ֭₡֭ħ่فฌ
ผ֭₡㌱֭γ֭ŴשħкŴ่₡֭⑾⑾֭㌱שŴ่₡㌱ผ֭Ŵ֭שŴऑ֭₡֭שผħŴֱ่⑾ผħ่֭₡кੂħ֭שʉħשγŴ֭ผħ֭ਙ⑾ħ่֭שผ่Ŵкऑ֭₡֭שผħŴ่ฌ
ʉŴк<ʉŴੂⓒ㌱ਙここ่ħੂשفŴผ₡่֭ⓒŴ่₡₡ਙفऑŴผ<㈠Ő֭׀ħผ֭₡кŴ่₡㌱Ŵऑ֭⇡⑾⑾֭ผŴкਙ่فऑ֭ผħこ֭֭שผਙ⑾שγ֭ฌ
ħ֭שʉħкк⇡֭ħ่שŴкк֭₡㈠A่ƆⓈОħผ֭׀֭֭ש₡⑾ਙผՙں੧ਙ⑾ผ֭׀ħผ֭₡ऑŴผ<ħ่ف㈠О֭ผкŴผ<ਙ่ੂשฌ
Ő֭فħਙ่ŴкСкਙਙ₡ਙ่שผਙкCħשผħ㌱ששγħऑŴผ㌱֭кħ่ਙשħ่Ŵںxxֱੂ֭Ŵผ⑾кਙਙ₡▷ਙ่֭Ŵ่₡ħ่ਙשŴ⑾⑾֭㌱֭ש₡⇡ੂŴฌ
ՁḶҜŐӧС●ŐҜОŴ่֭кธںฎ″ỏ㈠ฌ
Ɔऑ֭㌱ħŴкⓈ֭О֭ผこħשฌ
Aऑผ֭ﭨħਙкੂこ่֭שħਙ่֭₡ⓒŴƆऑ֭㌱ħŴкⓈ֭О֭ผこħשӧƆⓈОỏħผ֭׀֭֭ש₡⑾ਙผՙں੧ਙ⑾ผ֭׀ħผ֭₡ऑŴผ<ħ่ف㈠ฌ
ОŴผ<ħ่ف㌱ਙ่ששγ㌱ਙ่ħשਙ⑾ɱㄦऑŴผ<ħ่فऑŴ㌱֭ⓒħ่㌱к₡ħ่فㄦγŴ่₡ħ㌱Ŵऑऑ֭₡ऑŴ㌱֭₡֭ħ่فŴ֭ש₡Ŵשฌ
₡ʉ֭ккħ่ف่ħשŴ่₡ںŴשਙここ่ħੂש่֭֭שผⓒħ่㌱к₡ħ่ف่֭ʉŴऑγŴкשऑŴﭨħ่فⓒשผħऑħ่فⓒŴ่₡кŴ่₡㌱Ŵऑ֭ฌ
ऑкŴ่שħ่فħкŴ่₡㈠ฌ
A่ƆⓈОħŴкਙผ֭׀֭֭ש₡⑾ਙผשγ֭кਙ㌱Ŵשħਙ่ਙ⑾שγ֭ਙここ่ħੂש่֭֭שผשਙ⇡֭֭ש⇡Ŵ㌱<⑾ผਙこÛŴผ₡֭кк֭ฌ
Ɔשผ֭֭שŴкਙ่فשγ֭こŴħ่่֭שผੂ₡ผħ֭ﭨⓒŴ่₡Ŵ่ħ่㌱ผ֭Ŵ֭⑾ผਙこ̶ⓒxxxŴккਙʉŴ⇡к֭׀Ŵผ֭⑾֭֭ששਙऑשਙ̶ⓒธxxฌ
׀Ŵผ֭⑾֭֭ש㈠╗γ֭֭Ŵ₡㈾שこ่֭ש㌱ผ֭Ŵ֭שऑผħﭨŴ㌱ੂ⑾ਙผשγ֭ผ֭ħ₡่֭שɸ֭ਙ⑾שγ֭ਙここ่ħੂש่֭֭שผŴ่₡ฌ
ผ֭₡㌱่֭ਙֱ่ผ֭ħ₡่֭ש㌱ਙ่⑾ħਙ่Ŵ⇡ਙששγ֭Ŵ㌱㌱֭שਙਙผ֭ਙ⑾שγ่֭֭֭שผ㈠╗γ֭Ŵ₡₡ħשħਙ่Ŵк׀Ŵผ֭ฌ
⑾ਙਙשŴ֭فŴ₡₡ผ֭֭שγ֭Ŵ₡₡ħשħਙ่Ŵкผ֭׀ħผ֭こ่֭ש⑾ਙผਙ㌱ħŴк֭ผﭨħ㌱֭Ŵ่₡ਙֱ่ħ֭שこŴħ่่֭שŴ่㌱֭שγŴשฌ
֭ゥ㌱֭֭₡שγਙ֭ਙ⑾ੂשऑħ㌱Ŵкผ֭ħ₡่֭שħŴк₡֭֭ﭨкਙऑこ่֭ש㈠ฌ
Ок֭Ŵ֭㌱ਙ่שŴ㌱שこ֭Ŵשӧՙxธỏㄦㄦ̶̶̶ֱธ̶ⓒਙผ๎
Ŵ㈾ਙγ่ਙ่㌀Ŵ㈾Ŵผ㌱γħ֭ש㌱ש㈠㌱ਙこ๎
ħ⑾ੂਙผ֭׀ħผ֭Ŵ₡₡ħשħਙ่Ŵкฌ
ħ่⑾ਙผこŴשħਙ่㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒฌ
A่่֭İਙγ่ਙ่ⓒA●Aฌ
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㌱㌱̬Ɔਙשγ֭ผ่Ќ֭ﭨŴ₡ŴŐ֭فħਙ่ŴкĠਙħ่فAשγਙผħੂשⓒОผŴゥħਙ่кשħ่فḚผਙऑՁՁ
ОŴ֭ف ㅡ ਙ⑾ ㅡ
ОŴ֭فㅡਙ⑾ㅡ
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İСxxںฌ
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SUP-74647 and SDR-74649
ОŐİֱՙㅡ″xɱ
ОŐİՙㅡ″xɱ﹝ОAxxธฌ ںx゜x̶゜ںฎ
SUBJECT:
SDR-74649- SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-74647 - PUBLIC
HEARING - APPLICANT/OWNER: SOUTHERN NEVADA HOUSING AUTHORITY - For
possible action on a request for a Site Development Plan Review FOR A PROPOSED 64-UNIT
MULTI-FAMILY RESIDENTIAL DEVELOPMENT on 6.73 acres at the southeast corner of
Harris Avenue and Wardelle Street (APN 139-25-410-040, 041 and a portion of 039), R-3
(Medium Density Residential) Zone, Ward 3 (Coffin) [PRJ-74609]. Staff recommends
APPROVAL.
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. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-74649
ОŐİֱՙㅡ″xɱฌ
ОŐİֱՙㅡ″xɱ
xɱ゜ธㄦ゜ںฎ
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝ƆСxxں
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SDR-74649
ОŐİֱՙㅡ″xɱ
xɱ゜ธㄦ゜ںฎ
Оผ֭Aऑऑธxںฎxxɱ″ฎ̶﹝AОxxں
ОŐİՙㅡ″xɱ﹝AОxxںฌ
Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
* CCSD Comments Lund ES, Cambeiro ES, and Desert Pines HS were over capacity for the 2017-2018 school year. Lund
ES was at 148.90%, Cambeiro ES was at 133.93 %, and Desert Pines HS was at 107.47% Enrollment
Plus State Excluded Enrollment Percent of Program Capacity.
Approved Disapproved
SDR 74649
Southern Nevada Housing Authority
Proposed Use
Bonanza Road
Average Daily Traffic (ADT) 28,038
PM Peak Hour (heaviest 60 minutes) 2,243
This project will add approximately 468 trips per day on Wardelle St., Harris Ave. and Bonanza Rd. Currently, Harris is at
about 14 percent of capacity and Bonanza is at about 55 percent of capacity. With this project, Harris expected to be at
about 18 percent of capacity and Bonanza to be at about 56 percent of capacity. Counts are not available for Wardelle in
this vicinity, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 36 additional cars, or about one every two
minutes.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 16.
SUBJECT:
SDR-74661 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT:
CHASE BANK - OWNER: REMINGTON SKYE, LLC - For possible action on a request for a
Site Development Plan Review FOR A PROPOSED 3,650 SQUARE-FOOT FINANCIAL
INSTITUTION, GENERAL (WITH DRIVE-THOUGH) ON PAD G OF AN EXISTING
SHOPPING CENTER on 6.13 acres at the northeast corner of Skye Park Drive and W Skye
Canyon Park Drive (APN 125-07-210-007), T-D (Traditional Development) Zone [GC (General
Commercial) Skye Canyon Special Land Use Designation], Ward 6 (Fiore) [PRJ-74459]. 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. Skye Canyon Approval Letter
7. Protest (1) Postcard
SDR-74661 [PRJ-74459]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 1
APPROVALS 0
FS
SDR-74661 [PRJ-74459]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-74661 CONDITIONS
Planning
1. Conformance to the approved conditions for Site Development Plan Review (SDR-
63598) shall be required.
2. Master Sign Plan (MSP-72987) shall be amended to depict the proposed signage
for all pad sites not included with the original master sign plan approval.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 09/26/18 except as amended by conditions
herein.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
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.
FS
SDR-74661 [PRJ-74459]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
9. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
10. An Update to the previously approved Drainage Plan and Technical Drainage
Study must be submitted to and approved by the Department of Public Works prior
to the issuance of any grading or building permits, submittal of construction
drawings or the submittal of a Final Map for this site, whichever may occur first.
Provide and improve all drainageways as recommended in the approved drainage
plan/study.
12. Site development to comply with all applicable conditions of approval for the Skye
Canyon II Tentative Map (TMP-58560), Site Development Plan Review SDR-
63598 and all other applicable site-related actions.
FS
SDR-74661 [PRJ-74459]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The request is for a Site Development Plan Review for a proposed Financial Institution,
General (with Drive Through) on Pad G within an existing shopping center located at the
northwest corner of Grand Canyon Drive and Skye Canyon Park Drive.
ISSUES
· In 2016, a Site Development Plan Review (SDR-63598) for a 265,108 square-
foot shopping center was approved on the subject site. At that time, only plans
for the anchor tenant were finalized, and therefore a condition was included that
required a Site Development Plan Review for each of the remaining pad sites.
· The proposed Site Development Plan Review is for the development of a 3,650
square-foot Financial Institution, General (with Drive Through) on Pad G of an
existing shopping center. Staff recommends approval of the request.
· The subject site is located within the Skye Canyon Master Planned Community
and the required perimeter landscape and streetscape improvements were
previously installed with the development of the shopping center’s anchor tenant.
· The Skye Canyon Design Review Committee approved the design of the
proposed development on September 25, 2018.
ANALYSIS
The request is for approval of a 3,650 square-foot Financial Institution, General (with
Drive Through) on Pad G within a previously approved 265,108 square-foot shopping
center at the northwest corner of Grand Canyon Drive and Skye Canyon Park Drive.
The proposed drive through will accommodate a stand-alone automated teller machine
(ATM). The required Skye Canyon streetscape and perimeter landscape improvements
were installed with the construction of the shopping center’s anchor tenant. In addition,
the majority of the parking lot and associated landscaping has also been installed, and
any remaining parking lot or landscaping improvements will be subject to the site and
landscape plans associated with the approved Site Development Plan Review (SDR-
63598).
Internal to subject pad site, numerous trees, shrubs and ground cover is provided
adjacent to the proposed building. Parking lot landscaping is provided as required by
SDR-63598, and additional landscaping has been included adjacent to the proposed
ATM drive-through and stacking lanes.
FS
SDR-74661 [PRJ-74459]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The provided elevations depict a single-story stucco building that is consistent with the
existing buildings within the shopping center. The building incorporates numerous
architectural features such as articulated rooflines, storefront glazing, and awnings to
provide visual interest. As required by the Skye Canyon Development Standards, the
elevations were approved by the Skye Canyon Design Review Committee on
September 25, 2018. Staff recommends approval of the Site Development Plan Review
request.
FINDINGS (SDR-74661)
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:
This proposal will continue the buildout of the previously approved shopping
center. The proposed development is compatible with adjacent development
and development in the area.
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed site access and circulation patterns do not negatively impact
adjacent roadways or neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
The building and landscape materials have been reviewed and approved by the
Skye Canyon Design Review Committee, and are appropriate for the area and
for the City.
FS
SDR-74661 [PRJ-74459]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
The building elevations have been reviewed and approved by the Skye Canyon
Design Review Committee, and are not unsightly or obnoxious in appearance.
The buildings are harmonious and compatible with development in the
surrounding area.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The site will be subject to building and licensing inspections, and therefore the
public safety and welfare is protected.
BACKGROUND INFORMATION
FS
SDR-74661 [PRJ-74459]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held and general submittal
07/25/18
requirements were discussed.
FS
SDR-74661 [PRJ-74459]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
The subject site consists of a finished commercial pad within an
10/04/18
existing shopping center.
FS
SDR-74661 [PRJ-74459]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Per the 2011 static version of Title 19.08.040, the following Residential Adjacency
Standards apply.
Residential Adjacency Standards Required/Allowed Provided Compliance
3:1 proximity slope 63 Feet 165 Feet Y
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ОŐḶİDz╗CA╗Aฌ ОՁAЌ╗●ЌḚЌḶ╗DzƆฌ
ОAŐDzՁ●ЌСḶ̬ฌ ں㈠ ОŐⓈЌDzОՁAЌ╗ƆAƆC●ŐDz╗DzCԱİ㈠О㈠ҜḶŐḚAЌĠAƆDzОŐḶİDz╗ฌ
DzṲ●Ɔ╗●ЌḚΎḶЌ●ЌḚ̬ ╗ŐAC●╗●ḶЌAՁCDzЋDzՁḶОҜDzЌ╗C●Ɔ╗Ő●╗ӧ╗ֱCỏฌ ҜAЌAḚDzŐ●ЌС●DzՁC㈠ฌ
ОŐḶОḶƆDzCⓈƆDz̬ С●ЌAЌ●AՁ●ЌƆ╗●╗Ⓢ╗●ḶЌÛ゜ŐDzҜḶ╗DzCŐ●ЋDzֱⓈОA╗Ҝฌ
ОAŐDzՁЌⓈҜԱDzŐ̬ ںธㄦֱxՙֱธںxֱxxՙฌ ธ㈠ ḚŐACDzƆḶ●Ձ╗ḶƆҜḶḶ╗ĠС●Ќ●ƆĠḚŐACDzⓒŐDzҜḶЋ●ЌḚAՁՁՁⓈҜОƆⓒՁDzAЌฌ
ƆḶ●ՁḶСCDzԱŐ●Ɔ㈠ƆDzDz●Ћ●ՁОՁAЌƆСḶŐḚŐAC●ЌḚ㈠ฌ
ОAŐ●ЌḚӧОDzŐՁЋںɱ㈠xฎ㈠ںںxỏ̬ฌ
╗Ḷ╗AՁОAŐ●ЌḚОŐḶЋ●CDzC̬ ㅡธƆОADzƆฌ ̶㈠ ƆОŐDzACธफḶŐḚAЌ●ḶҜОḶƆ╗AЌC╗●ՁՁ″फҜ●Ќ㈠●Ќ╗ḶƆḶ●ՁA╗ЌDzÛฌ
ОՁAЌ╗●ЌḚAŐDzAƆฌ
╗ŐDzDzƆŐDzỢⓈ●ŐDzC̬ ՙ╗ŐDzDzƆฌ
╗ฌ ㅡ㈠ ●ЌƆ╗AՁՁҜⓈՁĠ╗ḶОACԱḶⓈЌCAŐ㈠●ЌƆ╗AՁՁҜⓈՁĠA╗ฌ
ӧҜ●Ќ㈠ں╗ŐDzDzОDzŐ″ƆОADzƆⓒںОDzŐ●ƆՁAЌCⓒฌ
̶xƥḶ㈠㈠ҜAṲ㈠ⓒธㅡफԱḶṲƆ●ΎDzҜ●Ќ㈠ỏฌ Ɔ╗ŐDzDz╗ƆAОDzAЌCDzЌ╗ŐCŐ●ЋDzⓈО╗ḶDzṲ●Ɔ╗●ЌḚҜⓈՁĠִฌ
ՁAЌCƆAОDz●ЌЌDzA╗ִՁDzAЌҜAЌЌDzŐⓒÛ●╗ĠЌḶDzṲОḶƆDzCC●Ő╗㈠ฌ
╗ŐDzDzƆОŐḶЋ●CDzC̬ ɱ╗ŐDzDzƆฌ
ㄦ㈠ ОՁAЌ●ƆC●AḚŐAҜҜA╗●㈠AՁՁÛḶŐƆĠAՁՁḶЌСḶŐҜ╗ḶՁḶAՁฌ
ƆĠŐⓈԱƆŐDzỢⓈ●ŐDzC̬ ̶″ƆĠŐⓈԱƆฌ ḶCDzƆ㈠╗ŐDzDzִƆĠŐⓈԱՁḶA╗●ḶЌƆƆĠAՁՁԱDzCDz╗DzŐҜ●ЌDzC●Ќ╗ĠDzฌ
ӧㅡỏㄦḚAՁ㈠ƆĠŐⓈԱƆОDzŐ╗ŐDzDzฌ С●DzՁCAЌCAООŐḶЋDzCԱḶÛЌDzŐƥƆŐDzОŐDzƆDzЌ╗A╗●ЋDz㈠ฌ
╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
″㈠ ОՁAЌ╗ƆҜⓈƆ╗ҜDzDz╗╗ĠDzՁA╗DzƆ╗DzC●╗●ḶЌḶСफAҜDzŐ●AЌƆ╗AЌCAŐCฌ
ÛÛÛ㈠AОҜ●㈠ḶҜ ฌ
ƆĠŐⓈԱƆОŐḶЋ●CDzC̬ ㅡ̶ƆĠŐⓈԱƆฌ
СḶŐЌⓈŐƆDzŐƆ╗ḶफԱ╗ĠDzAҜDzŐ●AЌAƆƆḶ●A╗●ḶЌḶСฌ
ЌDzÛԱŐAЌĠԱⓈ●ՁC●ЌḚฌ ЌⓈŐƆDzŐҜDzЌ㈠ОՁAЌ╗Ɔ╗ĠA╗CḶЌḶ╗ҜDzDz╗╗ĠDzƆDzƆ╗AЌCAŐCƆÛ●ՁՁฌ
ЌḶ╗Dz̬ฌ ԱDzŐDzİDz╗DzC㈠ฌ
ƆDzDzƆ●╗DzОՁAЌⓒƆĠDzDz╗Ax㈠ธСḶŐҜḶŐDz●ЌСḶŐҜA╗●ḶЌ㈠ฌ
ՙ㈠ ḶЌ╗ŐA╗ḶŐ●ƆŐDzƆОḶЌƆ●ԱՁDzСḶŐОŐḶЋ●C●ЌḚОՁAЌ╗ҜA╗DzŐ●AՁƆAƆฌ
ОACḚฌ ƆĠḶÛЌḶЌОՁAЌ㈠ÛĠDzŐDzC●ƆŐDzОAЌDzṲ●Ɔ╗ƆԱDz╗ÛDzDzЌÛŐ●╗╗DzЌฌ
ỢⓈAЌ╗●╗ִƆҜԱḶՁƆḶЌОՁAЌⓒƆҜԱḶՁƆƆĠAՁՁОŐDzЋA●Ձ㈠ฌ
ฎ㈠ AՁՁОՁAЌ╗●ЌḚAŐDzAƆƆĠAՁՁԱDzҜA●Ќ╗A●ЌDzCСḶŐ″xCAƆСḶՁՁḶÛ●ЌḚฌ
ADzО╗AЌDzԱḶÛЌDzŐƥƆŐDzОŐDzƆDzЌ╗A╗●ЋDz㈠ḶЌ╗ŐA╗ḶŐƆĠAՁՁฌ
ḚⓈAŐAЌ╗DzDzAՁՁОՁAЌ╗ҜA╗DzŐ●AՁСḶŐḶЌDzСⓈՁՁDzAŐAС╗DzŐС●ЌAՁฌ
ADzО╗AЌDzԱḶÛЌDzŐƥƆŐDzОŐDzƆDzЌ╗A╗●ЋDz㈠ḶЌ╗ŐA╗ḶŐƆĠAՁՁฌ
ŐDzОՁADzAЌCDzACḶŐC●ЌḚҜA╗DzŐ●AՁCⓈŐ●ЌḚ╗Ġ●ƆОDzŐ●ḶC㈠●Сฌ
ḶЌ╗ŐA╗ḶŐCḶDzƆЌḶ╗ԱDzՁ●DzЋDzОՁAЌ╗ҜA╗DzŐ●AՁ●ƆƆⓈ●╗AԱՁDzСḶŐฌ
╗ĠDzƆ●╗DzḶЌC●╗●ḶЌƆḶŐҜ●ŐḶՁ●ҜA╗DzƆⓒḶЌ╗ŐA╗ḶŐƆĠAՁՁฌ
ҜADzAЌḶֱḶƆ╗ƆⓈԱƆ╗●╗Ⓢ╗●ḶЌŐDzỢⓈDzƆ╗●ЌÛŐ●╗●ЌḚ╗ḶՁAЌCƆAОDzฌ
AŐĠ●╗Dz╗ОŐ●ḶŐ╗ḶОՁAЌ╗●ЌƆ╗AՁՁA╗●ḶЌ㈠ฌ
●ŐŐ●ḚA╗●ḶЌЌḶ╗DzƆฌ
ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ
ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฎㄦธㄦฎฌ
ں㈠ ƆƆ╗DzҜƆĠAՁՁԱDzЌDzÛⓒÛA╗DzŐֱDzСС●●DzЌ╗CŐ●О●ŐŐ●ḚA╗●ḶЌÛ●╗Ġฌ
Û●С●ֱḶЌЌDz╗DzCḶЌ╗ŐḶՁՁDzŐОDzŐİОҜŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ㈠ฌ
ธ㈠ ОŐḶЋ●CDzƆՁDzDzЋDzƆСŐḶҜḶЌ╗ŐḶՁՁDzŐ╗ḶЋAՁЋDzƆ㈠ОŐḶЋ●CDzฌ
ƆՁDzDzЋDzƆⓈЌCDzŐAՁՁОAЋ●ЌḚ㈠ฌ
ฌ
Ḷ╗ Ќ
̶㈠ ƆƆ╗DzҜ ƆĠAՁՁ ḶҜОՁ Û●╗Ġ AՁՁ ՁḶAՁ ḶCDzƆ㈠
ֱЌ ●Ḷ
ƆDzAЌḶЌОAŐCŐฌ Ő ╗ Ḛ
A Ⓢ ●Ќ
●Ќ ╗Ő ŐC
●Ҝ Ќ Ɔ Ḷ
ŐDzՁ Ḷ Dz
О Ő Ő Ő
x ںx ธx ㅡxฌ
СḶ ЌḶ
ՁAЌCƆAОDzОՁAЌฌ
ƆAՁDz̬ںफएธxƥֱxफฌ
ƆAՁDz̬ฌ СDzDz╗ฌ
CŐAÛЌฌ ҜÛⓒҜŐฌ
CA╗Dzฌ ธㄦ㈠ƆDzО╗DzҜԱDzŐ㈠ธxںฎฌ
ОŐḶİDz╗ฌ ںฎںxㄦ㈠xxฌ
ՁAЌCƆAОDzОՁAЌฌ
ОŐİֱՙㅡㅡㄦɱ
ՁAЌCƆAОDzAŐĠ●╗Dz╗ⓈŐDzฌ
AОDz AŐĠ●╗Dz╗ⓈŐDz
xɱ゜ธ″゜ںฎ
Ő ㄏਙ γ ผ ⇡ ㌱ ਙ ″ x ںⓒƆ ħ ֭ש ںՙ ں″ฌ
Ṳ ਙ ㌱ਙ ⓒҜ ֭ ゥħ㌱ਙ ħੂשx ̶ ̶ ̶ x ⓒҜ ֭ ゥħ㌱ਙฌ
ӧㅡںㄦỏㄦㅡㄦฎㅡ″̶ㄦธӧㄦㄦỏㄦں̶ں̶ฎՙㄦฌ
ㄦ ฎㅡ″̶ ㄦธ ӧㄦㄦỏ ㄦ̶ ں̶ںฎՙㄦ
″̶ՙ AΎ Ձħ㌱㈠ ㄦɱՙธฎ ЌЋ Ձħ㌱㈠ ɱɱՙ
AՁħ㌱㈠ㅡ″̶ՙAΎՁħ㌱㈠ㄦɱՙธฎЌЋՁħ㌱㈠ɱɱՙฌ
Ձں㈠ںฌ
6'5
СՁḶḶŐОՁAЌЌḶ╗DzƆ Aֱ ฌ
ں㈠ ƆDzƆDzỢⓈ●ОҜDzЌ╗ⓒ●ЌƆ╗AՁՁОDzŐAՁՁЌЋDzЌDzŐḚŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ●ЌՁⓈC●ЌḚฌ
ḶЌŐDz╗DzԱAƆDzAЌCԱḶՁՁAŐCƆ㈠ฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฌ
ЌÛḶСÛƆAЌḶЌОAŐCŐ●ЋDzִḚŐAЌCAЌḶЌCŐ●ЋDzฌ
ĠÛɱㄦAЌCƆDzAЌḶЌฌ
ฎㅡƥֱںx゜ںㅡफฌ
″̶゜ฎफ ธƥֱฎ̶゜ㅡफ ںƥֱՙ゜ںㅡफ ںㅡƥֱɱ゜ںธफ ںںƥ̶ֱ゜ںㅡफ ̶ƥֱㅡफ ธxƥֱฎफ ̶ƥֱㅡफ ںںƥֱㄦ゜ںฎफ ںㅡƥֱՙㄦ゜ฎफฌ ″̶゜ฎफ ںƥֱxՙ゜ฎफฌ
ธxƥֱธ゜ںㅡफ ںxƥֱxՙ゜ฎफ ㅡƥֱฎफ ㅡƥֱฎफ ںxƥֱธ̶゜ㅡफ ںㄦƥֱฎ̶゜ฎफฌ
ںƥֱںں゜ںฎफ ̶ƥֱㅡफ ںƥֱxफ ̶ƥֱㅡफ ںƥֱxफ ̶ƥֱㅡफ ںƥֱxफ ̶ƥֱㅡफ ںƥֱںں゜ںฎफںƥֱฎ゜ںธफ ̶ƥֱㅡफ ㄦƥֱx̶゜ฎफ ㄦƥֱx̶゜ฎफ ̶ƥֱㅡफ ںƥֱںx̶゜ฎफںƥֱɱ゜ںㅡफ ̶ƥֱㅡफ ںƥֱxफ ̶ƥֱㅡफฌ ںƥֱxफ ̶ƥֱㅡफ ںƥֱxफ ںں゜ںฎफฌ
ںฌ
Aธ㈠ںฌ
″̶゜ฎफฌ
″̶゜ฎफฌ
С Dz㈠ɱ Сฌ
ธƥֱxफฌ
ธƥֱxफฌ
ธƥֱxՙ゜ฎफฌ
ธƥֱxՙ゜ฎफฌ
ںƥֱںں゜ںฎफฌ
ںƥֱںں゜ںฎफฌ
ธƥֱxफ
ธƥֱxफฌ
Dzฌ
ҜDzЌฌ
̶ƥֱㅡफ
ԱḶḶ╗Ġ ԱḶḶ╗Ġฌ
ՙƥֱฎफฌ
ںƥֱxफ
С●ŐDzฌ
ОŐ●Ќ╗゜ฌ
ںںƥ̶ֱ゜ںฎफฌ
ںںƥ̶ֱ゜ںฎफฌ
Ő●ƆDzŐฌ
С●ՁDzฌ
ОƆฌ
̶ƥֱㅡफ
ںธƥֱฎ̶゜ㅡफ
ںธƥֱฎ̶゜ㅡफ
ںƥֱฎՙ゜ฎफฌ
ĠAՁՁฌ
ںƥֱฎफ
ںƥֱฎफ
ÛḶҜDzЌฌ
İAЌฌ
ОƆ ḚDzЌDzŐAՁЌḶ╗Dzฌ
ㅡƥֱฎफ
ㅡƥֱฎफ
ں㈠ AՁՁҜDzĠAЌ●AՁDzỢⓈ●ОҜDzЌ╗СⓈՁՁƆŐDzDzЌDzCḶЌŐḶḶСԱDzĠ●ЌCฌ
ОAŐAОDz╗㈠ฌ
Cฌ
ธ㈠ AՁՁDzՁDz╗Ő●AՁDzỢⓈ●ОҜDzЌ╗ՁḶA╗DzC●ЌƆ●CDzƆDzƆŐḶḶҜ㈠ฌ
ธƥֱՙ゜ںฎफ ںƥֱฎՙ゜ฎफฌ
╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
ÛÛÛ㈠AОҜ●㈠ḶҜฌ
ธƥֱںxफ
Ձ●Ћ●ЌḚฌ
ธฌ ŐḶḶҜ ㅡฌ
Aธ㈠ںฌ Aธ㈠ธฌ
ՁḶⓈЌḚDzฌ
ՁḶԱԱฌ
″ƥֱxफ
̶ںƥֱxफ
ںںƥֱฎफ
ںںƥֱฎफ
̶ںƥֱxफ
ㅡ̶ƥֱ″゜ںㅡफฌ
ㅡ̶ƥֱ″゜ںㅡफฌ
╗DzՁՁDzŐฌ
ธƥֱںxफ
Ձ●ЌDzฌ
ธƥֱՙ゜ںฎफ ںƥֱฎՙ゜ฎफฌ
ฌ
ОƆฌ
ㅡƥֱฎफ
ㅡƥֱฎफ
AƆⓈAՁҜ╗Ḛฌ ОƆฌ
ƆОADzฌ
ںƥֱฎफ
ںƥֱฎफ
ںƥֱฎՙ゜ฎफฌ
ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ
ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฌฎㄦธㄦฎฌ
Aֱں DzỢⓈ●О㈠ฌ
ںธƥֱฎ̶゜ㅡफ
ںธƥֱฎ̶゜ㅡफ
̶ƥֱㅡफ
ЋDzƆ╗●ԱⓈՁDzฌ
╗
ОƆฌ
╗
Ḛ Ќฌ
Ḷ
ՙƥֱฎफ
ںƥֱxफ
DzՁDz゜ฌ
●Ќ ●Ḷ
Ձ╗ḶƆ゜ฌ
A
ںںƥ̶ֱ゜ںฎफ
ںںƥ̶ֱ゜ںฎफ
C
ƆDzƆฌ CA╗Aฌ
AƆĠฌ
Ő
Ḷ
Ő Ⓢ ֱЌ
̶ƥֱㅡफ
Dz ╗
Ő Ќ Ɔ Ő
ОŐ
ОŐḶİDz╗CA╗A ฌ
Ő
Ա
ฌ DzՁ
Ḷ Ḷ ●Ќ
СḶ
ḶⓈОAЌՁAƆƆ●С●A╗●ḶЌฌ
Ќ Ő ●Ҝ
ԱⓈƆ●ЌDzƆƆḚŐḶⓈОԱฌ
ธƥֱxफ
ธƥֱxफ
ธƥֱxफ
ธƥֱxफ
A㈠ں ḶⓈОAЌՁḶACОDzŐՁAƆƆ●С●A╗●ḶЌฌ
ธƥֱxՙ゜ฎफฌ
ธƥֱxՙ゜ฎफฌ
A Aฌ
ںƥֱںں゜ںฎफฌ
ںƥֱںں゜ںฎफ
″̶゜ฎफ
″̶゜ฎफฌ
x ธ ㅡ ฎฌ
ОŐİֱՙㅡㅡㄦɱ
СՁḶḶŐОՁAЌ
xɱ゜ธ″゜ںฎ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफ СDzDz╗ฌ
╗Ќฌ
Aں㈠ں㈠ںฌ
6'5
ㅡ
̶ฌ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफ
ОŐḶОḶƆDzCÛDzƆ╗DzՁDzЋA╗●ḶЌ
ОŐḶОḶƆDzCЌḶŐ╗ĠDzՁDzЋA╗●ḶЌ
x
x
СDzDz╗ฌ
СDzDz╗ฌ
ธ
ธ
ㅡ
ㅡ
ฎฌ
ฎฌ
С●Ќ●ƆĠՁDzḚDzЌCฌ
xɱ゜ธ″゜ںฎ
ОŐİֱՙㅡㅡㄦɱ
ОŐ ĠÛɱㄦAЌCƆDzAЌḶЌฌ
СḶ
ฌ DzՁ
CŐAÛЌ
Ќ Ő ●Ҝ
Ḷ Ḷ ●Ќ
6'5
ОŐḶİDz╗ฌ
Ő A
Ő Ќ Ɔ Ő
Dz ฌ ╗
Ő Ⓢ ֱЌ
Ḷ Ḷ
Ő ╗ ╗
C
●Ќ ●Ḷ
ԱⓈ●ՁC●ЌḚฌ
Ḛ Ќ ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ ╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
DzՁDzЋA╗●ḶЌƆฌ
ЌÛḶСÛƆAЌḶЌОAŐCŐ●ЋDzִḚŐAЌCAЌḶЌCŐ●ЋDzฌ
ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฌฎㄦธㄦฎฌ ÛÛÛ㈠AОҜ●㈠ḶҜฌ
ںฎںxㄦ㈠xxฌ
İḚฌ
CA╗Dzฌ ธㄦ㈠ƆDzО╗DzҜԱDzŐ㈠ธxںฎฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฌ
Aธ㈠ธฌ
ՙฌ
ƆAՁDz̬ ゜ںฎफएںƥֱxफฌ
Ɔ●╗DzƆDz╗●ḶЌฌ
6'5
ОŐİֱՙㅡㅡㄦɱ
xɱ゜ธ″゜ںฎ
ĠÛɱㄦAЌCƆDzAЌḶЌฌ
ОŐḶİDz╗ฌ
CA╗Dzฌ ธㄦ㈠ƆDzО╗DzҜԱDzŐ㈠ธxںฎฌ
CŐAÛЌ
ОŐ
Aธ㈠ㅡฌ
СḶ
ฌ DzՁ
Ќ Ő ●Ҝ
ƆDz╗●ḶЌฌ
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Ő ḶЌ AŐ
Ɔ●╗Dzฌ
Ő Ɔ
Dz ฌ ╗
Ő Ⓢ ֱЌ
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ںฎںxㄦ㈠xxฌ
C
●Ќ ●Ḷ
Ḛ Ќ ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ ╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
İḚฌ
ЌÛḶСÛƆAЌḶЌОAŐCŐ●ЋDzִḚŐAЌCAЌḶЌCŐ●ЋDzฌ
ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฌฎㄦธㄦฎฌ ÛÛÛ㈠AОҜ●㈠ḶҜฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฌ
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ƆAՁDz̬ Ќ㈠╗㈠Ɔ㈠
Ɔ●ḚЌA╗ⓈŐDzAЌḶОDzՁDzЋA╗●ḶЌƆִС●Ќ●ƆĠDzƆ
″ฌ
ƆAՁDz̬ Ќ㈠╗㈠Ɔ㈠ฌ
Ɔ●ḚЌA╗ⓈŐDzAЌḶОฌ
xɱ゜ธ″゜ںฎ
ОŐİֱՙㅡㅡㄦɱ
6'5
ОŐ ĠÛɱㄦAЌCƆDzAЌḶЌฌ
СḶ
ฌ DzՁ
CŐAÛЌ
Ќ Ő ●Ҝ
Ḷ Ḷ ●Ќ
ОŐḶİDz╗ฌ
Ő A
Ő Ќ Ɔ Ő
Dz ฌ ╗
Ő Ⓢ ֱЌ
Ḷ Ḷ
Ő ╗ ╗
C
●Ќ ●Ḷ
Ḛ Ќ ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ ╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
DzՁDzЋA╗●ḶЌƆฌ
ЌÛḶСÛƆAЌḶЌОAŐCŐ●ЋDzִḚŐAЌCAЌḶЌCŐ●ЋDzฌ
ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฌฎㄦธㄦฎฌ ÛÛÛ㈠AОҜ●㈠ḶҜฌ
ںฎںxㄦ㈠xxฌ
İḚฌ
CA╗Dzฌ ธㄦ㈠ƆDzО╗DzҜԱDzŐ㈠ธxںฎฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฌ
Aธ㈠̶ฌ
Ɔ●ḚЌA╗ⓈŐDzAЌḶОฌ
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xɱ゜ธ″゜ںฎ
CA╗Dzںں㈠İⓈЌDz㈠ธxںฎฌ
Ҝ╗Ձฌ ОŐḶİDz╗ฌںฎںxㄦ㈠xxฌ
ĠDzDzCฌ
ฎ̶xxЌḶŐ╗ĠĠACDzЌŐḶACⓒƆⓈ●╗DzAֱธxɱฌ
AḚƆ ƆḶ╗╗ƆCAՁDzⓒAŐ●ΎḶЌAฎㄦธㄦฎฌ
╗̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
╗̬ ㅡฎx㈠ɱɱฎ㈠xՙxɱ
ÛÛÛ㈠AОҜ●㈠ḶҜ
ÛÛÛ㈠AОҜ●㈠ḶҜฌ
6'5 ЌÛḶСÛƆAЌḶЌОAŐCŐ●ЋDzִḚŐAЌCAЌḶЌCŐ●ЋDzฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฌ
SDR-74661 [PRJ-74459] – SITE DEVELOPMENT PLAN REVIEW – PUBLIC HEARING - APPLICANT: CHASE BANK -
OWNER: REMINGTON SKYE, LLC
NORTHEAST CORNER OF SKYE PARK DRIVE AND W SKYE CANYON PARK DRIVE
10/04/18
SDR-74661 [PRJ-74459] – SITE DEVELOPMENT PLAN REVIEW – PUBLIC HEARING - APPLICANT: CHASE BANK -
OWNER: REMINGTON SKYE, LLC
NORTHEAST CORNER OF SKYE PARK DRIVE AND W SKYE CANYON PARK DRIVE
10/04/18
SDR-74661 [PRJ-74459] – SITE DEVELOPMENT PLAN REVIEW – PUBLIC HEARING - APPLICANT: CHASE BANK -
OWNER: REMINGTON SKYE, LLC
NORTHEAST CORNER OF SKYE PARK DRIVE AND W SKYE CANYON PARK DRIVE
10/04/18
SDR-74661 [PRJ-74459] – SITE DEVELOPMENT PLAN REVIEW – PUBLIC HEARING - APPLICANT: CHASE BANK -
OWNER: REMINGTON SKYE, LLC
NORTHEAST CORNER OF SKYE PARK DRIVE AND W SKYE CANYON PARK DRIVE
10/04/18
AОҜ●ⓒ●่㌱㈠ฌ
ฎ̶xxЌਙผשγĠŴੂ₡่֭ŐਙŴ₡ฌ
Ɔħ֭שAֱธxɱฌ
Ɔ㌱ਙשש₡Ŵк֭ⓒAผħ▷ਙ่Ŵฎㄦธㄦฎฌ
İשħ⑾ħ㌱Ŵשħਙ่Ձ֭֭ששผฌ
╗֭к̬ㅡฎx㈠ɱɱฎ㈠xՙxɱฌ
Aفשںㄦⓒธxںฎฌ
СŴゥ̬ㅡฎx㈠ɱɱฎ㈠ՙɱㄦฎฌ
DzこŴħк̬Ŵऑこħ㌀Ŵऑこħ㈠㌱ਙこ
Ő̬֭Ɔħ֭שC֭֭ﭨкਙऑこ่֭שŐ֭ﭨħ֭ʉฌ
Ќ֭ʉγŴ֭ԱŴ่4Ő֭שŴħкԱผŴ่㌱γฌ
Ќਙผשγʉ֭שਙผ่֭ผਙ⑾Ɔ4ੂ֭Ŵ่ੂਙ่ОŴผ4Cผħ֭ﭨŴ่₡ḚผŴ่₡Ŵ่ੂਙ่Cผħ֭ﭨฌ
ՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵฌ
ОŴผ㌱֭кЌこ⇡֭ผ̬ںธㄦֱxՙֱธںxֱxxՙฌ
╗γħऑผਙ㈾֭㌱שħŴऑผਙऑਙ֭₡่֭ʉ⇡Ŵ่4⇡ผŴ่㌱γʉħשγŴผ֭こਙ֭ש₡ผħ֭ﭨשγผA╗Ҝʉħשγħ่שγ֭֭ゥħשħ่فƆ4ੂ֭ฌ
Ŵ่ੂਙ่ҜŴผ4֭שऑкŴ㌱֭γਙऑऑħ่ف㌱่֭֭שผ㈠╗γ֭γਙऑऑħ่ف㌱่֭֭שผħкਙ㌱Ŵ֭ש₡Ŵששγ֭ħ่֭שผ֭㌱שħਙ่ਙ⑾Ɔ4ੂ֭Ŵ่ੂਙ่ฌ
ОŴผ4Cผħ֭ﭨŴ่₡ḚผŴ่₡Ŵ่ੂਙ่Cผħ֭ﭨʉħשγשγ֭ऑผਙऑਙ֭₡ऑŴ₡ħ֭שкਙ㌱Ŵ֭ש₡Ŵששγ֭ਙשγֱ㌱่֭שผŴк֭㌱שħਙ่ਙ⑾שγ֭ฌ
ਙ֭ﭨผŴкк₡֭֭ﭨкਙऑこ่֭ש㈠╗γ֭⇡㈾֭㌱שऑผਙऑ֭ผੂשкħ֭ħ่Ŵੂк֭Ŵ่ੂਙ่ਫ╗ผŴ₡ħשħਙ่ŴкC֭֭ﭨкਙऑこ่֭שCħשผħ㌱שӧ╗ֱCỏ㈚ฌ
ऑ֭㌱ħŴкਙ֭ﭨผкŴੂ₡ħשผħ㌱שʉγħ㌱γŴккਙʉ⑾ਙผḚ่֭֭ผŴкਙここ֭ผ㌱ħŴк▷ਙ่ħ่فֱธŴ่₡שγ֭ऑ֭ผこħ֭שש₡֭ਙ⑾ਫСħ่Ŵ่㌱ħŴкฌ
●่שħששħਙ่ⓒḚ่֭֭ผŴк㈚㈠ฌ
╗γ่֭֭שħ֭שŴผ֭Ŵਙ⑾שγ֭֭ゥħשħ่ف㌱่֭֭שผħŴऑऑผਙゥħこŴ֭שкੂ̶x㈠̶Ŵ㌱ผ֭ӧںⓒ̶ںฎⓒɱㅡx㈠⑾㈠ỏʉħשγשγ֭ऑผਙऑਙ֭₡ฌ
⇡Ŵ่4ऑŴผ㌱֭кħ▷֭₡Ŵשں㈠ںŴ㌱ผ֭ӧㅡฎⓒںฎ̶㈠⑾㈠ỏ㈠╗γ֭⇡ħк₡ħ่فʉħкк⇡֭ŴऑऑผਙゥħこŴ֭שкੂ̶ⓒㅡՙx㈠⑾㈠╗γ่֭֭ʉ⇡ผŴ่㌱γฌ
ʉħккفผ֭Ŵשкੂħ่㌱ผ֭Ŵ֭㌱ਙ่่֭ﭨħ่֭㌱֭⑾ਙผऑ֭ผਙ่ผ֭ħ₡ħ่فਙผʉਙผ4ħ่فħ่שγ֭ﭨħ㌱ħ่ħੂשħ่㌱֭ħשਙ⑾⑾֭ผ⇡ਙשγʉŴк4ֱħ่ฌ
Ŵ่₡₡ผħֱ֭ﭨऑਙऑשħਙ่שਙ㌱ਙ่₡㌱ששγ֭⇡ħ่֭㈠ฌ
╗γ֭⇡ħк₡ħ่ف₡֭ħ่فŴ่₡㌱ਙкਙผŴผ֭ħ่่֭ש₡֭₡שਙ่֭ผħ㌱γŴ่₡ऑऑਙผששγ֭ผผਙ่₡ħ่ف㌱ਙ่֭שゥשŴ่₡ฌ
שŴ่₡Ŵผ₡㈠╗γ֭֭ゥ֭שผħਙผこŴ֭שผħŴкऑŴк֭֭שש㌱ਙ่ħשਙ⑾こਙ₡ħ⑾ħ֭₡Dz㈠●㈠С㈠Ɔ㈠ੂ֭שこⓒ㌱кשผ֭₡שਙ่֭ⓒשŴ่₡ħ่ف֭Ŵこฌ
こ֭שŴкผਙਙ⑾㈠Aккשγ֭֭Ŵ⇡ਙ֭ﭨ₡֭㌱ผħ⇡֭₡こŴ֭שผħŴкŴผ֭ऑŴผשਙ⑾שγ֭֭ゥħשħ่فƆ4ੂ֭Ŵ่ੂਙ่ҜŴผ4֭שऑкŴ㌱֭ผ֭שŴħкฌ
㌱่֭֭שผ₡֭ħ่فऑŴк֭֭שש㈠ฌ
╗γ֭ħ֭שкŴੂਙשγŴ⇡่֭֭₡֭ħ่֭ف₡שਙऑผਙこਙ֭ש֭ŴħкੂŴ㌱㌱֭ħ⇡к֭ऑ֭₡֭שผħŴ่Ŵ㌱㌱֭שਙשγ֭⑾Ŵ㌱ħкħੂש⑾ผਙこฌ
ऑ⇡кħ㌱ผħفγשਙ⑾ʉŴੂʉγħ㌱γऑผਙこਙ֭שŴ⑾֭ੂשŴ่₡㌱ਙ่่֭ﭨħ่֭㌱֭㈠╗γ֭ħ₡֭ʉŴк4ⓒऑŴผ4ħ่فŴ่₡₡ผħ֭ﭨŴħк֭Ŵผ֭ฌ
㌱Ŵผ֭⑾ккੂ₡֭ħ่֭ف₡שਙऑผ֭֭ผ֭ﭨこŴゥħここਙऑ่֭ऑŴ㌱֭ʉħשγਙש㌱ਙこऑผਙこħħ่فשγ֭֭ﭨγħ㌱к֭Ŵ่₡ऑ֭₡֭שผħŴ่ฌ
㌱ħผ㌱кŴשħਙ่Ŵ่₡Ŵ⑾֭ੂש㈠ฌ
╗γ֭ผਙਙ⑾שਙऑこ֭㌱γŴ่ħ㌱Ŵк่ħשʉħкк⇡֭㌱ਙ่㌱֭Ŵк֭₡⇡ੂשγ֭⇡ħк₡ħ่فऑŴผŴऑ֭שŴ่₡֭к֭㌱שผħ㌱Ŵк֭׀ħऑこ่֭שʉħккฌ
⇡֭γਙ֭₡ħ่ħ₡֭שγ֭⇡ħк₡ħ่ف㈠╗γ֭ħ֭שʉħкк⇡֭кŴ่₡㌱Ŵऑ֭₡㌱ਙ่ħש่֭שʉħשγשγ֭γਙऑऑħ่ف㌱่֭֭שผऑŴкŴ֭שฌ
֭שŴ⇡кħγ֭₡⇡ੂשγ֭ਙ֭ﭨผŴкк₡֭֭ﭨкਙऑ֭ผŴ่₡ผ֭ﭨħ֭ʉ֭₡⇡ੂשγ֭こŴ֭שผ₡֭֭ﭨкਙऑ֭ผ㈠╗γ֭֭ਙ⑾Ŵऑऑผਙ֭ﭨ₡שผ֭֭Ŵ่₡ฌ
γผ⇡ऑ֭㌱ħこ่֭Ŵ่₡่Ŵשħ֭ﭨкŴ่₡㌱Ŵऑ֭こŴ֭שผħŴкʉħкк่֭γŴ่㌱֭שγ֭Ŵשこਙऑγ֭ผ֭ਙ⑾שγ֭㌱่֭֭שผ㈠╗γŴ่4ੂਙ⑾ਙผฌ
ੂਙผשħこ֭ผ֭ﭨħ֭ʉħ่فשγħ⇡こħששŴкŴ่₡ऑк֭Ŵ֭㌱ਙ่שŴ㌱שħ⑾ੂਙγŴ֭ﭨŴ่ੂ׀֭שħਙ่㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒฌ
AОҜ●ⓒ●่㌱㈠ฌ
A₡ŴこƆħผਙⓒA●Aฌ
ОŐİֱՙㅡㅡㄦɱ
xɱ゜ธ″゜ںฎ
6'5
Ɔ֭ऑ֭שこ⇡֭ผธㄦⓒธxںฎฌ
ħੂשਙ⑾ՁŴЋ֭فŴ
Աħк₡ħ่فŴ่₡ƆŴ⑾֭ੂשC֭ऑŴผשこ่֭ש
̶̶̶Ɔ㈠ŐŴ่㌱γਙCผħ֭ﭨ
ՁŴЋ֭فŴⓒЌЋฎɱںx″ฌ
Ő̬֭ Ɔੂ֭Ŵ่ੂਙ่̬ОŴผ㌱֭кธ㈠̶ՙฌ
γŴ֭ԱŴ่̬C֭ħ่فŐ֭ﭨħ֭ʉฌ
C֭Ŵผħੂשਙ⑾ՁŴЋ֭فŴ̬ฌ
╗γħ к֭֭ששผ ħ ʉผħ่֭שש ħ่ ㌱ਙ่่֭㌱שħਙ่ ʉħשγ שγ֭ Ŵ⇡ਙ֭ﭨ ผ֭⑾֭ผ่֭㌱֭₡ こŴ֭ששผ Ŵ ħש ऑ֭ผשŴħ่ שਙ שγ֭ฌ
₡֭֭ﭨкਙऑこ่֭ש ਙ⑾ ОŴผ㌱֭к ธ㈠̶ՙⓒ Ŵ่₡ שγ֭ ㌱ਙ่שผ㌱שħਙ่ ਙ⑾ שγ֭ ऑผਙऑਙ֭₡ γŴ֭ ԱŴ่ Ŵש Ɔੂ֭ Ŵ่ੂਙ่
ҜŴผ֭שऑкŴ㌱֭㈠
╗γ֭ਙ่㌱֭ऑשŴкԱħк₡ħ่فDzк֭ﭨŴשħਙ่⑾ਙผγŴ֭ԱŴ่γŴ֭ﭨ⇡่֭֭ผ֭ﭨħ֭ʉ֭₡㈠
╗γ֭㌱ਙ่㌱֭ऑשŴк֭к֭ﭨŴשħਙ่⑾ਙผשγ֭γŴ֭ԱŴ่Ŵผ֭㌱ਙ่ħ₡֭ผ֭₡ħ่㌱ਙこऑкħŴ่㌱֭ʉħשγשγ֭C֭֭ﭨкਙऑ֭ผ
ผ֭ﭨħ֭ʉŴ่₡שγ֭Ɔੂ֭Ŵ่ੂਙ่C֭ħ่فḚħ₡֭кħ่֭₡Ŵ֭ש₡Ḷ㌱שਙ⇡֭ผ̶ںⓒธxںฎ㈠C֭ħ่فผ֭ﭨħ֭ʉਙ⑾
㌱ਙ่שผ㌱שħਙ่₡ਙ㌱こ่֭שਙ⑾שγ֭⇡Ŵ่ħผ֭׀ħผ֭₡שਙ่֭ผ֭㌱ਙ่ħ่֭ש㌱ੂʉħשγשγ֭Ŵऑऑผਙ֭ﭨ₡₡֭ħ่ف
㌱ਙ่㌱֭ऑש㈠
╗γ֭ऑผਙऑਙ֭₡γŴ֭ԱŴ่ਙ่㌱֭ऑשŴкОкŴ่Ŵผ֭ħ่㌱ਙこऑкħŴ่㌱֭ʉħשγשγ֭C֭֭ﭨкਙऑ֭ผผ֭׀ħผ֭こ่֭ש
Ŵ่₡שγ֭Ɔੂ֭Ŵ่ੂਙ่C֭ħ่فḚħ₡֭кħ่֭ⓒŴ่₡Ŵผ֭㌱ਙ่ħ₡֭ผ֭₡AООŐḶЋDzC㈠
Ɔγਙк₡ੂਙγŴ֭ﭨŴ่ੂ׀֭שħਙ่ਙผผ֭׀ħผ֭Ŵ₡₡ħשħਙ่Ŵкħ่⑾ਙผこŴשħਙ่ⓒऑк֭Ŵ֭㌱ਙ่שŴ㌱שこ֭₡ħผ֭㌱שкੂ㈠
Ɔħ่㌱֭ผ֭кੂⓒ
ƆשŴ㌱ħÛγħ֭שฌ
Ɔੂ֭Ŵ่ੂਙ่Оผਙ㈾֭㌱שŐ֭ﭨħ֭ʉ╗֭Ŵこฌ
ںںㅡںںƆਙשγ֭ผ่ĠħفγкŴ่₡ОŴผʉŴੂⓒƆħ֭ש̶xxⓒՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵฎɱںㅡںฌ
̶xxⓒ ՁŴЋ֭فŴⓒ Ќ֭ﭨŴ₡Ŵ ฎɱں
Оγਙ่֭ӧՙxธỏธธxֱ″ㄦ″ㄦСŴ㌱ħこħк֭ӧՙxธỏธธxֱ″ㄦ″″
ㄦ″ㄦ СŴ㌱
СŴ㌱ħこ
ħこħк֭
ħк֭ ӧՙx
ӧՙxธỏ
ธỏธธx
ธธxֱ″ㄦ
ֱ″ㄦ
ОŐİֱՙㅡㅡㄦɱ
xɱ゜ธ″゜ںฎ
6'5
Agenda Item No.: 17.
SUBJECT:
ABEYANCE - SUP-73890 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT:
QUINCY AUTO SALE, INC. - OWNER: SUNSTONE RANCHO, LLC - For possible action on
a request for a Special Use Permit FOR A PROPOSED MOTOR VEHICLE SALES (USED)
USE WITH A WAIVER TO ALLOW THE MINIMUM SITE AREA OF 24,394 SQUARE
FEET TO BE DESIGNATED FOR THE USE WHERE 25,000 SQUARE FEET IS THE
MINIMUM REQUIRED at the northeast corner of Lone Mountain Road and Serene Drive (APN
125-35-401-012), C-2 (General Commercial) Zone, Ward 4 (Anthony) [PRJ-73354]. Staff
recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-73890 and SDR-73891 [PRJ-73354]
2. Conditions and Staff Report - SUP-73890 and SDR-73891 [PRJ-73354]
3. Supporting Documentation - SUP-73890 and SDR-73891 [PRJ-73354]
4. Photo(s) - SUP-73890 and SDR-73891 [PRJ-73354]
5. Justification Letter - SUP-73890 and SDR-73891 [PRJ-73354]
6. Protest (4) Postcards for SUP-73890 and SDR-73891 [PRJ-73354]
SUP-73890 and SDR-73891 [PRJ-73354]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-73890 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Motor
Vehicle Sales (Used) use, unless waived herein.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
4. A Waiver from Title 19.12 is hereby approved, to allow the minimum site area
designated for this use to be 24,394 square feet where 25,000 square feet is, the
minimum required.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the
Department of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business
license application.
8. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
SDR-73891 CONDITIONS
Planning
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the site plan, landscape plan, and
building elevations, date stamped 08/15/18, except as amended by conditions
herein.
5. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the
Department of Building and Safety.
6. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
8. 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.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
Public Works
10. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks
on Lone Mountain Road adjacent to this site in accordance with code
requirements of Title 13.56.040, if any, to the satisfaction of the City Engineer
concurrent with development of this site. All existing paving damaged or
removed by this development shall be restored at its original location and to its
original width concurrent with development of this site.
11. Concurrent with development, this site shall connect to the public sewer in
Serene Drive.
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. 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.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is requesting a Special Use Permit and Site Development Plan Review for
a proposed 1,890 square-foot Motor Vehicle Sales (Used) on property located at the
northeast corner of Lone Mountain Road and Serene Drive.
ISSUES
· A Motor Vehicle Sales (Used) use is permitted in the C-2 (General Commercial)
zoning district with the approval of a Special Use Permit.
· A Waiver is requested for Special Use Permit (SUP-73890) to allow a minimum site
area designated for the use at 24,394 square feet, where 25,000 square feet is the
minimum required. Staff does not support this request.
· A Site Development Plan Review (SDR-73891) is requsted to develop the site for a
proposed Motor Vehicle Sales (Used).
· A Waiver is requested of Title 19.08 Development Standards to allow the building
orientation to not orient to the corner and to the street front where such is required.
Staff does not support this request.
ANALYSIS
The subject property is an undeveloped lot currently zoned C-2 (General Commercial).
The applicant is proposing to develop the subject site with a 1,890 square-foot building
with a Waiver to not orient the proposed building to the corner where such is required
on 0.56 acres at the northeast corner of Lone Mountain Road and Serene Drive. The
building as proposed will house a proposed Motor Vehicle Sales (Used) use, which
requires the approval of a Special Use Permit. The applicant has requested a Waiver to
allow a minimum site area designated for the use at 24,394 square feet where 25,000
square feet.
The Motor Vehicle Sales (Used) use is defined as “A facility or area, other than an auto
sales showroom, used primarily for the display and sale or leasing of used automobiles,
motorcycles and motor scooters, but excluding mopeds. This use includes service bays
and auto body shops which are incidental and accessory to the sales use.”
The Minimum Special Use Permit Requirements for this use include:
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
1. The minimum site area designated for this use shall be 25,000 square feet.
The proposed use does not meet this requirement as the lot size of the
subject property is 0.56 acres or 24,394 square feet; the applicant has
requested a Waiver this requirement.
The proposed use meets this requirement as the proposed use will not have
outside public address or bell system.
The proposed use meets this requirement there are no light posts located
anywhere on the submitted Site Plan.
The applicant will not operate an accessory automobile rental at this location.
*5. No motor vehicle sales (used) may be located on Rancho Drive, between
Vegas Drive and Craig Road.
The proposed use meets this requirement as the subject site is not located
within the aforementioned right of way.
The proposed site design complies with all applicable Title 19.08.070 site design
requirements, except for the building placement. The proposed 1,890 square-foot
building will cover eight percent of the 0.56-acre site, which is well below the 50 percent
lot coverage allowed by Title 19.08.080.
The submitted elevations show the proposed building is 15 feet in height measured to
the top of the roof. The building elevations indicate the building facades will have
stucco finish painted with light and dark earth tones.
The site will provide six total parking spaces, including one van-accessible handicapped
parking space, which exceeds the four spaces required by Title 19.12.010 for a 1,890
square-foot Motor Vehicle Sales (Used). The site also provides one trash enclosure
which complies with Title 19.08.040(E)(4)(b), Residential Adjacency Standards.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
The submitted landscape plan depicts the on-site landscape with the primary tree
species being utilized are the 24-inch box Chitalpa and Desert Willow trees, which are
consistent with the Southern Nevada Regional Plan Plant List.
The Las Vegas Valley Water District (LVVWD) has noted that the subject parcel is not
served by a municipal water system. However, the site does have a well that is only
permitted for domestic use only. The water district recommends that the applicant to
provide documentation from the Nevada Division of Water Resources that will allow a
commercial usage on domestic well.
Department of Public Works has indicated the Average Daily Traffic (ADT), that this
project will add approximately 61 trips per day on Serene Drive, Lone Mountain Road,
Rancho Drive and Torrey Pines Drive. Currently, Lone Mountain is at about 40 percent
of capacity; Rancho Drive is at about 52 percent of capacity and Torrey Pines Drive is at
about 37 percent of capacity. With this proposed development, these capacities are
expected to be unchanged. Recent counts are not available for Serene Drive, but it is
believed to be under capacity. Based on the Peak Hour use, this development will add
into the area approximately 5 additional cars or about one car every 12 minutes.
The applicant is proposing to develop this site with a Motor Vehicles Sale (Used) use.
The applicant has requested Waivers to allow a 24,394 square-foot site area for the
designated use, and to not orient the proposed building to the corner; it is determined
that the proposed use cannot be conducted in a manner that is harmonious and
compatible with surrounding uses. Therefore, staff recommends denial of these
requests. If these requests are approved, they are subject to conditions.
FINDINGS (SUP-73890)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
The proposed Motor Vehicle Sales (Used) use cannot be conducted in a manner
that is harmonious and compatible with existing surrounding land uses, as the
proposed use requires a Waiver of the Minimum Special Use Permit Requirement
to allow a minimum site area designated for the use at 24,394 square feet where
25,000 square feet is required. Staff does not support this request.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The subject site is a corner lot which is 24,394 square feet in size that that is not
physically suitable for the intensity of the proposed land use where it requires at
least 25,000 square feet.
Primary site access is from Lone Mountain Road, a 100-foot Primary Arterial
which provides adequate capacity to serve 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.
Approval of this Special Use Permit will not compromise the public safety and
general welfare of the public. The use will be subject building permit review and
issuance with inspections to ensure that the public health, safety, and welfare will
not be compromised.
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use does not meet all of the applicable conditions of Title 19.12 with
regards to the minimum site area designated for the use. A Waiver has been
requested to allow the minimum site area for the use at 24,394 square feet where
25,000 square feet is required.
FINDINGS (SDR-73891)
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 Motor Vehicle Sales (Used) development is not compatible with
adjacent commercial and residential development in the area. The applicant has
requested Waivers of the development standards to allow the building orientation
to not orient to the corner and to the street front. Staff does not support this
request.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is consistent with the General Plan and complies with
all Title 19 development standards, with the exception of the requested Waiver to
not orient the proposed building to the corner. Staff cannot support the requested
Waiver.
4. Building and landscape materials are appropriate for the area and for the
City;
The project design and style are appropriate for the area and will be harmonious
with buildings in the surrounding area. The building elevations indicate the
building facades will have combination of stucco finish which will be painted with
light and dark earth tones. The primary tree species being utilized are the 24-inch
box Chitalpa and Desert Willow trees, which are consistent with the Southern
Nevada Regional Plan Plant List.
The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area. The proposed materials are
suitable for the surrounding commercial and residential uses and the desert
environment.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant to discuss
06/26/18 the applications for a Special Use Permit and Site Development Plan
Review submittal requirements.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
A routine field check was conducted by staff and noted the site is
08/02/18 surrounded by a block wall along the east property line and chain link
fence along the west and south property lines.
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Title 19.08.040(B)(6):
To allow the
Buildings on corner lots to be
proposed building to
oriented to the corner and
not be oriented Denial
street fronts, with parking
towards the corner or
and curb cuts away from
street frontage
corners
RG
SUP-73890 and SDR-73891 [PRJ-73354]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Title 19.12, The minimum To allow a minimum
site area designated for this site area designated
Denial
use shall be 25,000 square for the use at 24,394
feet. square feet
RG
SUP-73890
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SUP-73890 and SDR-73891 - REVISED
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SUP-73890 and SDR-73891
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SUP-73890 [PRJ-73354] - SPECIAL USE PERMIT RELATED TO SDR-73891 - APPLICANT: QUINCY AUTO SALE,
INC. - OWNER: SUNSTONE RANCHO, LLC
NORTHEAST CORNER OF LONE MOUNTAIN ROAD AND SERENE DRIVE
08/02/18
SUP-73890 [PRJ-73354] - SPECIAL USE PERMIT RELATED TO SDR-73891 - APPLICANT: QUINCY AUTO SALE,
INC. - OWNER: SUNSTONE RANCHO, LLC
NORTHEAST CORNER OF LONE MOUNTAIN ROAD AND SERENE DRIVE
08/02/18
SUP-73890 [PRJ-73354] - SPECIAL USE PERMIT RELATED TO SDR-73891 - APPLICANT: QUINCY AUTO SALE,
INC. - OWNER: SUNSTONE RANCHO, LLC
NORTHEAST CORNER OF LONE MOUNTAIN ROAD AND SERENE DRIVE
08/02/18
Aऑผħк ̶ںⓒ ธxںฎฌ
╗γŴ่E ੂਙ ħ่ Ŵ₡ﭨŴ่㌱֭ ⑾ਙผ ੂਙผ שħこ֭ Ŵ่₡ Ŵש่֭ששħਙ่ שਙ שγħ こŴ֭ששผ㈠ ฌ
Ɔγਙк₡ ੂਙ γŴ֭ﭨ Ŵ่ੂ ׀֭שħਙ่ ਙผ ㌱ਙ่㌱֭ผ่ⓒ ऑк֭Ŵ֭ ㌱ਙ่שŴ㌱ש こ֭ ਙ่ฌ
こੂ こਙ⇡ħк֭ ऑγਙ่֭ Ŵ ̬ש ՙxธֱɱɱㅡ̶ֱฎㅡㅡฌ
Ő֭ऑ֭㌱⑾שккੂⓒ ฌ
ЌŴשγŴ่ħ֭к╗Ŵੂкਙผ
ЌŴשγŴ่ħ֭к ╗Ŵੂкਙผฌ
Оผ֭ħ₡่֭ש
ОŐİֱՙ̶̶ㄦㅡ
xฎ゜ธธ゜ںฎ
ฎㅡںㅡÛ㈠СŴผこŐ₡㈠ⓒ ںฎxⓒՁŴЋ֭فŴⓒЌ֭ﭨŴ₡Ŵฎɱں̶ںӧՙxธỏㅡฎ̶ֱՙxㅡㄦฌ
ֱՙ x ㅡ ㄦ
SUBJECT:
ABEYANCE - SDR-73891 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-
73890 - PUBLIC HEARING - APPLICANT: QUINCY AUTO SALE, INC. - OWNER:
SUNSTONE RANCHO, LLC - For possible action on a request for a Site Development Plan
Review FOR A PROPOSED 1,890 SQUARE-FOOT USED CAR DEALERSHIP WITH A
WAIVER TO ALLOW THE BUILDING ORIENTATION TO NOT ORIENT TO THE
CORNER AND TO THE STREET FRONT IS REQUIRED on 0.56 acres at the northeast corner
of Serene Drive and Lone Mountain Road (APN 125-35-401-012), C-2 (General Commercial)
Zone, Ward 4 (Anthony) [PRJ-73354]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-73891
ОŐİֱՙ̶̶ㄦㅡ
xฎ゜x″゜ںฎ
SDR-73891
ОŐİֱՙ̶̶ㄦㅡ
xฎ゜x″゜ںฎ
SDR 73891
Quincy Auto Sale, Inc.
Proposed Use
Rancho Drive
Average Daily Traffic (ADT) 27,535
PM Peak Hour (heaviest 60 minutes) 2,203
This project will add approximately 61 trips per day on Serene Dr., Lone Mountain Rd., Rancho Dr. and Torrey Pines Dr.
Currently, Lone Mountain is at about 40 percent of capacity, Rancho is at about 52 percent of capacity and Torrey Pines
is at about 37 percent of capacity. With this project, these capacities are expected to be unchanged. Recent counts are
not available for Serene, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 5 additional cars, or about one every twelve
minutes.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 19.
SUBJECT:
GPA-74633 - GENERAL PLAN AMENDMENT - PUBLIC HEARING - APPLICANT: KB
HOME - OWNER: MS NORTHWEST LAND COMPANY, LLC - For possible action on a
request for a General Plan Amendment to amend the Trails Element of the Las Vegas 2020
Master Plan and all related maps on 52.97 acres at the northeast corner of Deer Springs Way and
Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003 and 006; 125-20-602-002,
005, 009 and 010; 125-20-603-001 through 004), Ward 6 (Fiore) [PRJ-74608]. Staff
recommends APPROVAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report - GPA-74633, SUP-74637, SDR-74638 and TMP-74639 [PRJ-
74608]
3. Supporting Documentation - GPA-74633, SUP-74637, SDR-74638 and TMP-74639 [PRJ-
74608]
4. Photo(s) - GPA-74633, SUP-74637, SDR-74638 and TMP-74639 [PRJ-74608]
5. Justification Letter - GPA-74633, SUP-74637, SDR-74638 and TMP-74639 [PRJ-74608]
6. Protest (1)/Support (1) Postcards for GPA-74633 and SUP-74637 [PRJ-74608]
7. Documentation Not Vetted - Protest (1) Comment Form for GPA-74633 and SDR-74638
[PRJ-74608] and Support (1) Comment Form for SUP-74637 and TMP-74639 [PRJ-74608]
GPA-74633, SUP-74637, SDR-74638 AND TMP-74639 [PRJ-74608]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
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GPA-74633, SUP-74637, SDR-74638 AND TMP-74639 [PRJ-74608]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-74637 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. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SDR-74638 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74637) and Tentative Map (TMP-74639) shall be required.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
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Conditions Page Two
November 13, 2018 - Planning Commission Meeting
3. The number of handicap parking stalls shall be provided in compliance with Title
19.18.030(D)(3) within the single family, attached portions of the development.
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.
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.
11. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
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Conditions Page Three
November 13, 2018 - Planning Commission Meeting
Public Works
12. Dedicate an additional 10 feet of right-of-way, for a total 80-foot width for Oso
Blanca Road as a Town Center Arterial on the Final Map for this site. Additionally,
dedicate 10 feet on Deer Springs Road to accommodate the cross section
provided on the approved site plan. Grant a Public Pedestrian Access Easement
for any proposed public sidewalk outside of the public right-of-way. Private street
“A” shall be a Public street if required in the approved Traffic Impact Analysis.
14. 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. Coordinate with the Sanitary Sewer Planning Section of the Department of Public
Works to determine the appropriate location for public sewer connection to this site
for all lots east of Doe Brook Trail, prior to the issuance of any permits. Comply
with the recommendations of the Sanitary Sewer Planning Section. Provide public
sewer easements for all public sewers not located within existing public street
right-of-way prior to the issuance of any permits. Improvement Drawings
submitted to the City for review shall not be approved for construction until all
required public sewer easements necessary to connect this site to the existing
public sewer system have been granted to the City.
16. The applicant shall maintain the approved landscaping in Grand Montecito
Parkway, including the median, adjacent to this site, per the existing recorded
Encroachment Agreement. The applicant shall either amend the existing
agreement, or submit a new License Agreement for landscaping and private
improvements in the Deer Springs Road public right-of-way, if any, 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.
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Conditions Page Four
November 13, 2018 - Planning Commission Meeting
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).
17. 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. Private Street “A” shall not be gated.
18. 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-74639 CONDITIONS
Planning
1. Approval of the Tentative Map shall be for no more than four (4) years. If a Final
Map is not recorded on all or a portion of the area embraced by the Tentative Map
within four (4) years of the approval of the Tentative Map, this action is void.
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Conditions Page Five
November 13, 2018 - Planning Commission Meeting
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74637) and Site Development Plan Review (SDR-74638) shall be required.
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
7. Prior to the recordation of a Final Map for this site overlying or adjacent to existing
public right-of-way or easements in conflict with such Map, a Petition of Vacation
for such conflicts must be submitted to and approved by the City Council. The
required vacation shall record immediately prior to and concurrent with the
recordation of Final Maps that include the areas proposed to be vacated.
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Conditions Page Six
November 13, 2018 - Planning Commission Meeting
8. Dedicate an additional 10 feet of right-of-way, for a total 80-foot width for Oso
Blanca Road as a Town Center Arterial on the Final Map for this site. Additionally,
dedicate 10 feet on Deer Springs Road to accommodate the cross section
provided on the approved site plan. Grant a Public Pedestrian Access Easement
for any proposed public sidewalk outside of the public right-of-way. Private street
“A” shall be a Public street if required in the approved Traffic Impact Analysis.
9. Private streets must be granted and labeled on the Final Map for this site as Public
Utility Easements (P.U.E.), Public Sewer Easements, and Public Drainage
Easements to be privately maintained by the Homeowner’s Association.
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. All lots west of the Doe Brook Trail alignment may connect to public sewer in Doe
Brook Trail. Coordinate with the Sanitary Sewer Planning Section of the
Department of Public Works to determine the appropriate location for public sewer
connection to this site for all lots east of Doe Brook Trail, prior to the issuance of
any permits. Comply with the recommendations of the Sanitary Sewer Planning
Section. Provide public sewer easements for all public sewers not located within
existing public street right-of-way prior to the issuance of any permits.
Improvement Drawings submitted to the City for review shall not be approved for
construction until all required public sewer easements necessary to connect this
site to the existing public sewer system have been granted to the City.
13. Construct off-site sewer in Oso Blanca Road at a depth and location acceptable to
the Sanitary Sewer Section of the Department of Public Works. Civil improvement
plans for the east half of the subdivision cannot be approved until the public sewer
in Oso Blanca Road downstream of this project to Centennial Center Boulevard is
under construction.
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Conditions Page Seven
November 13, 2018 - Planning Commission Meeting
14. The onsite sewer must comply with current City standards. Meet with the Sanitary
Sewer Section of the Department of Public Works to discuss sewer setbacks from
property lines and parking spaces.
15. Modify the existing downstream public sewer at the intersection of Deer Springs
Way and Doe Brook Trail to send flow southward to existing manhole LT-62.
16. Grant a 30-foot wide “Public Sewer Easement and Public Utility Easement,
Surface to be Privately Maintained over the common lots at the south end of alley
“B” and the north end of street “W”.
17. Construct a minimum 5-foot wide paved surface over the proposed public sewer in
Common Element “U”.
18. Construct a minimum 12-foot wide paved surface over the proposed public sewer
in Common Elements “K” and “T” to provide maintenance vehicle access to all
public sewer manholes. Construct vehicular access gates at the north and south
ends of Common Elements “K” and “T” for city maintenance vehicles.
19. Grant a “Public Sewer Easement, Surface to be Privately Maintained” over the
entirety of Common Elements “K” and “T”. No trees and no landscaping over 3-
feet tall shall be allowed within any of the proposed sewer easements.
20. A working sanitary sewer connection shall be in place prior to final inspection of
any units within this development. Full permanent improvements on all major
access streets, including all required landscaped areas between the perimeter wall
and adjacent public street, shall be constructed and accepted by the City prior to
issuance of any building permits beyond 50% of all units within this development.
All off-site improvements adjacent to this site, including all required landscaped
areas between the perimeter walls and adjacent public streets, shall be
constructed and accepted prior to issuance of building permits beyond 75%. The
above thresholds notwithstanding, all required Improvements shall be constructed
in accordance with Title19.02.130.D.
21. The applicant shall maintain the approved landscaping in Grand Montecito
Parkway, including the median, adjacent to this site, per the existing recorded
Encroachment Agreement. The applicant shall either amend the existing
agreement, or submit a new License Agreement for landscaping and private
improvements in the Deer Springs Road public right-of-way, if any, 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
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Conditions Page Eight
November 13, 2018 - Planning Commission Meeting
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. Private Street “A” shall not be gated.
23. A Drainage Plan and Technical Drainage Study must be submitted to and
approved by the Department of Public Works prior to the issuance of any building
or grading permits or submittal of any construction drawings, whichever may occur
first. Provide and improve all drainageways recommended in the approved
drainage plan/study. The developer of this site shall be responsible to construct
such neighborhood or local drainage facility improvements as are recommended
by the City of Las Vegas Neighborhood Drainage Studies and approved Drainage
Plan/Study concurrent with development of this site.
24. 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 Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to develop 60.53 acres located on the west and east sides of
Grand Montecito Parkway, north of Deer Springs Way.
ISSUES
ANALYSIS
Due to revisions received on October 24, 2018, the proposed project will be re-noticed
for the December 11, 2018 Planning Commission meeting.
BACKGROUND INFORMATION
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Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
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Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
09/20/18 requirements and deadlines for the proposed development were
discussed.
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Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
Date: 10/22/18
Start Time: 5:30 p.m.
End Time: 7:00 p.m.
Attendees:
Approximately 27 members of the public (neighbors).
One representative from the Department of Planning.
Four representatives for the applicant.
Meeting Results:
The meeting began with an overview of the project and the application
requests presented by one of the applicant’s representatives:
· Detached two-story single family homes; and
· Attached two and three-story Townhomes.
· The two-story Townhome model is a front load garage with a
typical 18-foot driveway; The three-story Townhome model is a
rear alley load product with a five-foot driveway leading to the
attached garages.
· The two-story Townhomes have a starting price of $210,000 -
$229,000; the three-story Townhomes have a starting price of
$310,000 - $340,000.
10/22/18 · The Townhome units range in size from 1,100 SF – 1,600 Sf for
the two-story; and 1,600 SF – 1,900 SF for the three-story units.
· The applicant’s representative also indicated that they have met
the open space requirement and the Waiver would no longer be
necessary.
The meeting was then turned over to the neighbors in attendance for
questions. Their questions and concerns are as follows:
· The neighbors wanted to know how wide the buffer was
between the Timberlake homes located on Deer Springs Way
and the proposed Townhomes located adjacent to the
southernmost property line of the development. The applicant’s
representative indicated there would be a 20-foot wide buffer
between the two.
· The neighbors indicated the wall along Deer Springs Way is
owned and maintained by the Timberlakes association and they
do not want to have to be responsible for damage to their wall
by future residents of the proposed development. The
applicant’s representative indicated that they would explore
multiple options to resolve the potential conflict, including a
secondary perimeter wall adjacent to the existing perimeter
wall.
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Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
· The neighbors asked if this proposed development would have
a single or multiple Home Owner’s Associations (HOA), to
which the applicant responded only one HOA would govern the
proposed development. The gates would not be guard gated,
only keypads controlling access to the development.
· The neighbors raised concerns about the townhome portion of
the development being primarily rental units. The applicant
assured the neighbors that KB Homes would watch for and
prevent a single buyer purchasing multiple units, or a “block” of
units to aid in the prevention of a rental community, but that
there are no laws preventing someone from renting out their
property for over 31 days to a long term renter.
· The applicant assured the residents the proposed east/west
right-of-way would not be gated to help reduce the traffic flow
that utilizes Deer Springs Way as a “cut through” to Oso Blanca
Road and that only the ingress/egress to the individual
neighborhoods within the proposed development would be
gated. The proposed east/west right-of-way would have a
minimum width of 60 feet and include a pedestrian pathways
and a bike lane for a variety of users. There are a total of four
gated ingress/egress for the proposed development.
· The neighbors indicated the parking in adjacent neighborhoods
is a problem during pick-up and drop-off periods for the
adjacent school, and that individuals are often parked in the
right-of-way creating a traffic hazard. In addition, the adjacent
neighborhoods do not provide adequate parking for the
residents and their guests which also leads to on-street parking.
The applicant’s representative indicated that every Townhome
and Single Family home has an attached 2-car garage, and the
Townhome portions of the proposed development provide for
additional visitor parking throughout the development.
· The residents of Timberlake indicated they would prefer the
detached, single family homes to be adjacent to their detached,
single family homes rather than Townhomes. The Timberlake
community is concerned that having Townhomes constructed
immediately adjacent to their development that have a lower
price point than their existing detached single family homes
would affect their property values. The applicant’s
representative assured the neighbors that the applicant (KB
Home) would explore an alternative site plan that would include
located the detached single family homes adjacent to
Timberlakes.
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Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
· Timberlakes would also appreciate a more “customized”
notification “ring” for future neighborhood meetings as not all
residents are reached with the traditional 500-foot notification
radius. The applicant agreed to make sure all residents are kept
informed.
· The Timberlakes residence would like to have one more
neighborhood meeting prior to the Planning Commission
meeting held on November 13th in order for the residents to
evaluate any revisions to the site plan that come about from this
neighborhood meeting.
· The neighbors asked about lot sizes, to which the applicant’s
representative indicated the detached single family homes have
a lot size just north of 3,000 SF, and the Townhomes will not
have traditional “lots” as they will have common areas that are
maintained by the HOA (no individual yard space). The
Townhome lot would only consist of the Townhome footprint
itself.
· The neighbors expressed concern about the number of “lots”
not having individual yard space and for the development to
turn “Section 8.” They indicated they felt the proposed
development was too “dense” and that there would be too many
people and vehicles trying utilize an already crowded area,
especially the roads. The applicant informed the resident’s that
the current district designation for the subject site’s allowed
density up to 25 dwelling units per acre, and the proposed
development is approximately 13 dwelling units per acre. The
applicant will not be pursuing the originally requested Major
Modification and will maintain the current land designations of
UC-TC and MC-TC. In addition, if subsequent traffic studies
indicated the need, mitigating measures would be implemented
to relieve traffic congestion as much as possible, but with the
on-going right-of-way improvements that are currently under
construction in the immediate area that it would take some time
to get resolved. KB Home would be completing the right-of-way
improvements of Oso Blanca adjacent to the subject site.
· The residents asked about community centers and pools, to
which the applicant indicated those amenities along with the
open space amenities would be programmed at a later date.
· The residents also expressed concern in regards to flooding
during rain events, to which the applicant indicated there would
be Drainage Studies performed and the storm water would be
channeled as to not cause property damage.
NE
GPA-74633, SUP-74637, SDR-74638 AND TMP-74639 [PRJ-74608]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
· The neighbors asked if they would still be able to “cut through”
the subject site to access the park to the north. The applicant’s
representative indicated that the development would not be
accessible by the public. Non-residents would have utilize
walkways adjacent to either Oso Blanca Road or Grand
Montecito Parkway to access the park.
Field Check
Staff observed the undeveloped sites proposed for development.
10/04/18
Nothing of concern was noted by staff.
Planned or
Existing Land
Surrounding Special Land Existing Zoning Town Center
Use Per Title
Property Use District District
19.12
Designation
MC-TC
(Montecito –
Town Center)
Subject TC (Town T-C (Town
Undeveloped UC-TC (Urban
Property Center) Center)
Center Mixed-
Use – Town
Center)
PF-TC (Public
TC (Town T-C (Town
North City Park Facilities –
Center) Center)
Town Center)
MC-TC
(Montecito –
Single family, TC (Town T-C (Town Town Center)
South
Detached Center) Center) L-TC (low
Residential –
Town center)
NE
GPA-74633, SUP-74637, SDR-74638 AND TMP-74639 [PRJ-74608]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
Planned or
Existing Land
Surrounding Special Land Existing Zoning Town Center
Use Per Title
Property Use District District
19.12
Designation
Oso Blanca
Road ROW (Right-of- ROW (Right-of- ROW (Right-of-
East
Way) Way) Way)
US 95
Grand
ROW (Right-of- ROW (Right-of- ROW (Right-of-
Montecito
Way) Way) Way)
Parkway
West
MC-TC
TC (Town T-C (Town
Undeveloped (Montecito –
Center) Center)
Town Center)
NE
GPA-74633
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ںx゜ธ̶゜ںฎ
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GPA-74633
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ḶŐЌDzŐḶСḚŐAЌCҜḶЌ╗Dz●╗ḶОAŐÛAAЌCCDzDzŐƆОŐ●ЌḚƆÛA ՁDzḚ AՁCDzƆŐ●О╗●Ḷ Ќฌ
ԱDzЌĠҜ AŐฌ
A㈠ ՁḶ ╗╗О● AՁֱธㄦƥОŐ Ḷ C Ⓢ ╗ฌ
ԱAƆ●ƆḶ СԱDzAŐ●ЌḚ ฌ
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●╗ḶСՁAƆЋDzḚAƆⓒЌЋฌ
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Ա㈠ ՁḶ ╗╗О● AՁֱОՁⓈ Ҝ ОŐ Ḷ C Ⓢ ╗ฌ
ĠḶҜDzฌ
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ںธㄦֱธxֱ″xธֱxxธⓒֱxxㄦⓒֱxxɱⓒֱxںxⓒִںธㄦֱธxֱ″x̶ֱxxںฌ DzЌḚ ●ЌDzDzŐ●ЌСḶ ŐҜ A╗●Ḷ Ќฌ
ОĠḶЌDzӧՙxธỏธฎㅡֱㄦ̶xxฌ
ㄦՙㅡxƆ㈠AŐЋ●ՁՁDzƆ╗ŐDzDz╗ ธں″ⓒՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
╗Ġ Ő Ⓢ ֱxxㅡฌ
AƆ●ЌḚՁDzСAҜ●ՁŐDzƆ●CDzЌ╗●AՁƆⓈԱC●Ћ●Ɔ●ḶЌฌ
Û●╗Ġ●Ќ╗ĠDz●╗ḶСՁAƆЋDzḚAƆⓒЌDzЋACAⓒḚDzЌDzŐAՁՁՁḶA╗DzCA╗╗ĠDzЌḶŐ╗ĠDzAƆ╗ฌ
ḶŐЌDzŐḶСḚŐAЌCҜḶЌ╗Dz●╗ḶОAŐÛAAЌCCDzDzŐƆОŐ●ЌḚƆÛA ՁDzḚ AՁCDzƆŐ●О╗●Ḷ Ќฌ
ԱDzЌĠҜ AŐฌ
A㈠ ՁḶ ╗╗О● AՁֱธㄦƥОŐ Ḷ C Ⓢ ╗ฌ
ԱAƆ●ƆḶ СԱDzAŐ●ЌḚ ฌ
CDzЋDzՁḶ ОҜ DzЌ╗Ɔ╗AЌCAŐCƆฌ
●╗ḶСՁAƆЋDzḚAƆⓒЌЋฌ
Ћ●●Ќ●╗Ҝ AОฌ
Ա㈠ ՁḶ ╗╗О● AՁֱОՁⓈ Ҝ ОŐ Ḷ C Ⓢ ╗ฌ
ĠḶҜDzฌ
Ҝ Ḷ Ќ ╗Dz ●╗Ḷ ″xฌ
Ɔ●╗DzОՁA Ќ Ḷ ЋDzŐ ฌ
Ա㈠ ОŐ ●ЋA╗DzՁḶ AՁƆ╗Ő DzDz╗ƆDz ╗●Ḷ Ќ Dz㈠ ОŐ ●ЋA╗DzŐ DzƆ●C DzЌ ╗●AՁƆ╗Ő DzDz╗ƆDz ╗●Ḷ Ќ ฌ
Ա Ġ ںฎxㄦֱxxxฌ
ОŐ●ЋA╗DzƆ╗ŐDzDz╗ЌḶ ╗Dzฌ
ОŐİֱՙㅡ″xฎ
ںx゜xں゜ںฎ
ƆОֱںฌ
㈠ ОŐ ●ЋA╗DzAՁՁDzƆ╗Ő DzDz╗ƆDz ╗●Ḷ Ќ С㈠ ОŐ ●ЋA╗DzŐ DzƆ●C DzЌ ╗●AՁƆ╗Ő DzDz╗ƆDz ╗●Ḷ Ќ ฌ
ƆՁA ╗DzŐ ฌ
ḚŐḶⓈОฌ
ĠAЌ●СAЌฌ
ɱ″ฌ
ฎㄦ ฎ″ ฎՙ ฎฎ ฎɱ ɱx ɱں ɱธ ɱ̶ ɱㅡ ɱㄦ ɱՙ ɱฎ ɱɱ ںxx ںxں ںxธ ںx̶ ںxㅡ ںxㄦ ںx″ ںxՙ ںxฎ ںxɱ ںںx ںںں ںںธฌ
ОĠḶЌDzӧՙxธỏธฎㅡֱㄦ̶xxฌ
ㄦՙㅡxƆ㈠AŐЋ●ՁՁDzƆ╗ŐDzDz╗ ธں″ⓒՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
Աฌ
ƆО ֱںฌ
Ɔ ╗Ő DzDz╗Ġ ฌ
ธㄦฌ
″ธฌ
ฎㅡ ฎ̶ ฎธ ฎں ฎx ՙɱ ՙฎ ՙՙ ՙ″ ՙㄦ ՙㅡ ՙ̶ ՙธ ՙں ՙx ″ɱ ″ฎ ″ՙ ″″ ″ㄦ ″ㅡ ″̶ฌ
ธㅡ ″ںฌ
ธ̶ ″xฌ
Ɔ ╗Ő DzDz╗Сฌ
ธںฌ
ㅡธ ㅡㄦฌ ㄦฎฌ
Ɔ╗Ő DzDz ╗C ฌ
̶ՙฌ Աฌ ㄦx
ธฎฌ
Ɔ О ֱںฌ
Ɔ ╗Ő DzDz╗ Dzฌ
ธxฌ
̶″ ㅡㅡฌ
ธɱฌ ㅡ̶ฌ
Ɔ ╗Ő DzDz ╗
ںɱฌ
̶ㄦฌ
Ա
̶x ฌ
Ա
Ɔ О ֱںฌ DzDz╗
Ɔ О ֱںฌ
●╗ḶСՁAƆЋDzḚAƆⓒЌЋฌ
Ɔ ╗Ő
ںฎ ̶ںㅡฌ ̶̶ں ̶ںธ ں̶ںฌ
̶ںㄦ ̶ںxฌ
̶ں ̶ں″ฌ ںธɱฌ
ںธฎฌ ںธՙ
̶ㅡ
Dzฌ
Աฌ
Ɔ О ֱںฌ
ںՙฌ
ƆО
Cฌ ฌ
Ɔ О ֱںฌ
Ɔ╗Ő Dz
Ɔ О ֱں
ֱƆDzDzƆĠDzDz╗ƆОֱㄦฌ
̶ธ
Ա ֱ ںฌ
ںฌ
ธฌ
Dz ╗ Ա
ں″ฌ ฌ
Dz ╗ ̶ฌ
̶̶ ŐDz ㅡฌ
Ɔ ╗Ő DzDz ╗A
ฌ
Ɔ╗
ںㄦฌ
ㄦฌ
ҜA╗ĠՁ●ЌDzฌ
ĠḶҜDzฌ
″ ธɱ̶ฌ
ںㅡ ̶xธฌ
ธɱฎ ธɱɱ
ՙฌ ธɱธฌ ̶xx̶xںฌ
Ḛ
Ҝ Ḷ Ќ ╗Dz ●╗Ḷ ″xฌ
̶x̶̶xㅡ
̶xㄦ̶x″
̶ںฌ ธɱںฌ
Ɔ ╗Ő Dz
ŐA
ฎ ฌ
Ќ
A
ƆО
Dz╗ Ɔ ╗Ő DzDz ╗Ợ
Ɔ●╗DzОՁA Ќ ●ֱОՁA Ќ Ћ●DzÛ ฌ
C Ҝ
ںธฌ
Dz ╗ Ա
ŐDz
Dz ֱ ںฌ
ฌ
A
Ɔ╗ ธɱxฌ
ḶЌ
Ɔ О ֱںฌ
╗
Cฌ ธɱㅡ ธɱㄦ
ธฎɱฌ ธɱ″ ธɱՙฌ
ںں Ɔ О ֱں
Dz
Aฌ
●╗
ںxฌ Ɔ О ֱںฌ
Ḷ О
ธฎฎฌ
Ɔ ╗Ő DzDz╗О
Û
ɱ ธฎՙฌ
ฌ
ธฎ″ธฎㄦ ธฎㅡ ธฎ̶ ธฎธธฎںธฎxธՙɱ ธՙฎธՙՙธՙ″ธՙㄦฌ
ƆО
С ֱں
Ɔ╗Ő DzDz╗İฌ
ฌ
Ɔ ╗Ő DzDz╗İ
Ɔธxฌ
╗ںɱƆฌ
Ő″xDzฌ
ธㄦㄦ ธㄦ″ธㄦՙ ธㄦฎ ธㄦɱธ″xธ″ ںธ″ธธ″̶ ธ″ㅡ ธ″ㄦ ธ″″ธ″ՙ ธՙxธՙںธՙธ ธՙ̶
Ɔ О ֱںฌ
̶ںՙฌ
̶ںฎฌ ธ″ฎ ธ″ɱฌ
̶ںɱฌ
ںㅡxฌ
Ɔ╗
Ő
A ֱںฌ
DzDz
ںㅡںฌ Ɔ О
ںㅡธฌ Ա Ġ ںฎxㄦֱxxxฌ
╗
ںㅡ̶ฌ
ںㅡㅡฌ Ɔ╗ Ő DzDz╗Ќ Ɔ ╗Ő DzDz╗Ќ ฌ
ںㅡㄦฌ
A
ƆՁA ╗DzŐ ฌ
ḚŐḶⓈОฌ
ĠAЌ●СAЌฌ
″″″ฌ
″″ㄦ ″ㄦ″ฌ ″ㄦㄦฌ
ںںx ںںں ںںธ ̶ںں ںںㅡ ںںㄦ ںں″ฌ ″″ՙฌ
″″ㅡ ″ㄦՙฌ ″ㄦㅡฌ
ОĠḶЌDzӧՙxธỏธฎㅡֱㄦ̶xxฌ
ㄦՙㅡxƆ㈠AŐЋ●ՁՁDzƆ╗ŐDzDz╗ ธں″ⓒՁAƆЋDzḚAƆⓒЌЋฎɱںںฎฌ
″″ฎฌ
″″̶ ″ㄦฎฌ ″ㄦ̶ฌ
″″ɱฌ
″″ธ ″ㄦɱฌ ″ㄦธฌ
Ɔ ╗Ő DzDz╗Ġ
″ՙxฌ
″″ں ″″xฌ
Ɔ ╗Ő DzDz╗ԱԱฌ
″ㄦںฌ
″ㄦxฌ
ḶƆ
Ա
″ธ ںںՙฌ
Ɔ О ֱںฌ
″ㅡɱฌ
Ḷ
Ɔ ╗Ő DzDz╗AA ฌ
ԱՁ
″ㅡฎฌ
″ںฌ ″ՙںฌ
AЌ
Ա ฌ ںںฎ
Ɔ О ֱں ″ㅡՙฌ
A
Ő
″ՙธฌ ՙxฎ ՙxՙՙx″ՙxㄦՙxㅡฌ
C
″ㅡ″ฌ
″x ںںɱฌ
″ՙ̶ฌ A ֱںฌ″ㅡㄦฌ
ՙx̶ฌ ƆО
″ՙㅡฌ ″ㅡㅡฌ
ՙxธฌ
Ɔ
ㄦɱ ںธx ″ㅡ̶ฌ
╗Ő
ՙxɱฌ
Ɔ╗Ő DzDz╗ Ḛ ฌ
Dz
Aฌ ՙxںฌ
Dz╗
″ՙㄦฌ Ɔ О ֱں ՙںฎ ՙxxฌ
Ύ
ںธںฌ ″ㅡธฌ
ฌ
ՙںxฌ
ㄦฎ ″ɱɱฌ ″ㅡںฌ
″ՙ″ฌ ՙںՙ
ՙںںฌ ฌ ″ㅡxฌ
ںธธฌ ″ՙՙฌ Ɔ О ֱں
ՙںธฌ ՙں″ ″̶ɱฌ
ՙںɱฌ
Ɔ ╗Ő DzDz╗ ฌ
″̶ฎฌ
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ՙ̶ںฌ ՙںㄦฌ
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Ɔ ╗Ő DzDz ╗
ฌ
A ՁՁDz
″ՙɱฌ ″ɱ″ฌ ″̶ՙฌ
ՙںㅡ ՙธںฌ ″ɱՙฌ
″̶″ฌ
●╗ḶСՁAƆЋDzḚAƆⓒЌЋฌ
″̶ㄦฌ
″̶ㅡฌ
Ա
Ɔ ╗Ő DzDz ╗C C ฌ
ธɱฌ ″ฎxฌ
Ɔ О ֱںฌ
ںธฎฌ ںธՙ ″̶̶ฌ
ںธ″
A
ںธㄦ ″ɱㄦฌ
ںธ̶ฌ ″ฎںฌ
ںธㅡฌ ″ฎ″
Ɔ О ֱ ںฌ
″ɱxฌ
AՁՁDz
″ɱㅡฌ A ฌ
″ฎՙฌ
ֱƆDzDzƆĠDzDz╗ƆОֱธฌ
″ฎธฌ ″ɱںฌ
Dz╗
″ฎㄦฌ ŐDz
AՁՁDz Aฌ
Dz
Ḛ ֱㅡ
″ฎฎฌ
Ա ฌ
ฌ ″ɱ̶ฌ Ɔ╗
Ɔ О ֱںฌ
ƆО
″ฎ̶ฌ Ɔ О ֱں Ɔ О ֱںฌ
″ɱธฌ
″ฎㅡฌ Cฌ
Ɔ ╗Ő DzDz ╗A
″ฎɱฌ
Ɔ╗ Ő DzDz╗DzDz ฌ
Ɔ О ֱںฌ
ҜA╗ĠՁ●ЌDzฌ
ธฌ
ĠḶҜDzฌ
″̶ ںฌ
″̶
Ɔ ╗Ő DzDz ╗A
ธฌ ฌ
x
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ɱฌ
Ҝ Ḷ Ќ ╗Dz ●╗Ḷ ″xฌ
Dz
̶xɱฌ ̶ㄦ̶ฌ
Ɔ О ֱں
Ɔ ╗Ő DzDz ╗Ợ
ฌ
Ɔ●╗DzОՁA Ќ ●●ֱОՁA Ќ Ћ●DzÛ ฌ
ㄦ″ㄦฌ ɱ
Aฌ ㄦՙธฌ ̶ฌ
Dz╗
̶ㅡɱ ̶ㄦՙฌ ㄦฎ ″ธ
ㄦ″ㅡฌ ฎ
Ɔ╗Ő DzDz╗Ő ฌ
Ɔ О ֱں ㄦՙ̶ฌ
ḶƆ
ㄦฎ
Ḷ
Ɔ╗Ő DzDz╗DzDzฌ
ㄦ″̶ฌ ՙ ธں
ՁA
ㄦ″ธฌ ㄦฎ ƆО ″ธ
̶ㅡՙฌ ㄦՙㄦฌ ㄦ ɱฌ
Ɔธxฌ
╗ںɱƆฌ
Ő″xDzฌ
̶ںㄦฌ Cฌ ″ں
ㄦ″ںฌ ㄦฎ ㅡฌ
ฎฌ
ㄦՙ″ฌ
Ɔ ╗Ő DzDz╗Ɔ
Ɔ О ֱںฌ ㄦฎ ″ں
̶″ںฌ
̶″ธฌ
̶″xฌ
ธՙxธՙںธՙธ ธՙ̶ฌ ̶ㅡ″ฌ
̶ㄦɱ
̶ㄦฎ
̶ں″ฌ ㄦ″xฌ ̶
ㄦՙՙฌ ㄦฎ ՙ
ธ″ɱฌ
Ɔ╗Ő DzDz╗Û ฌ
̶ㅡㄦ ㄦㄦɱฌ ″ ںฌ
ㄦฎںฌ
ㄦՙɱฌ
ㄦฎxฌ
̶ںՙฌ
ㄦฎธฌ
ㄦՙฎฌ ″
″ں
̶ㅡㅡฌ ㄦฌ
″ں
ㅡฌ
̶ںฎฌ ″ں
Ɔ ╗Ő DzDz╗Ћ ฌ ̶ฌ
̶ㅡ̶ฌ ″ں Ա Ġ ںฎxㄦֱxxxฌ
̶ธㅡธ ธㅡں ธㅡxธ̶ɱฌ
Aฌ
̶ںɱฌ ̶ㅡธฌ
Ɔ О ֱں
Aฌ ธฌ
Ɔ╗Ő DzDz╗Ќ ฌ ″ں
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ㄦ̶ธฌ
Ɔ О ֱں
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ธ̶ㅡธ̶ㄦธ̶″ธ̶ՙธ̶ฎ ̶ㅡxฌ ɱ
Ɔ╗
̶″ㄦฌ ″x
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ㄦxㄦ
ㄦx̶
ㄦxㅡ
ㄦxธ
ㄦxں
Ɔ О ֱںฌ
ㄦxxฌ
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̶ՙฎ ㅡ″ㄦ
ㅡㄦㄦ ㄦธㅡ ㄦ̶ㄦฌ
Ɔ ╗Ő DzDz╗╗
Ɔ ╗Ő DzDz╗Ⓢ ฌ
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ㅡㄦㅡ ㄦธ̶ ㄦ̶″ฌ
̶ฎx ㅡㄦ̶ ㅡ″ՙ
ㄦธธ ㄦ̶ՙฌ
ㅡ″ฎฌ
ㅡㄦธ ㄦธں ㄦ̶ฎฌ
̶ฎںฌ
ㅡㄦںฌ ㄦธx ㄦ̶ɱฌ
̶ฎธฌ ㅡ″ɱฌ
ㄦ″ںฌ
ㄦ″ธฌ
ㄦㄦɱฌ
ㄦ″̶ฌ
ㄦ″xฌ
ㄦ″ㅡฌ
ㄦ″ㄦฌ
ㄦ″ՙฌ
ㄦ″″ฌ
ㄦ″ฎฌ
ḶЌ
ƆО ֱ ںฌ
̶ฎ̶ ㅡՙx Dz
ㄦںɱฌ
Ɔ О ֱںฌ
ㅡՙںฌ
Aฌ
̶ฎㅡ ㅡㄦx ㄦㅡx
ㄦںฎ
ㅡㅡɱ ㅡՙธ
Ɔ ╗Ő DzDz╗Û ฌ
ҜA╗ĠՁ●ЌDzֱƆDzDzƆĠDzDz╗ƆО̶ֱฌ
̶ฎㄦ ㄦㅡںฌ
ㄦںՙฌ
ㅡㅡฎ ㅡՙ̶ ㄦㅡธฌ
ㄦں″ฌ
ㅡㅡՙ ㄦㅡ̶ฌ
̶ฎ″ ㄦںㄦ
ㅡㅡ″ ㅡՙㅡ A
ㄦㅡㅡ
ㄦ″ɱฌ
ㄦՙㅡฌ
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ㄦՙธฌ
ㄦՙㄦฌ
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ㄦՙ̶ฌ
ㄦՙฎฌ
ㄦՙ″ฌ
ㄦՙՙฌ
̶ฎՙ
ㅡՙㄦ Ɔ О ֱں
GPA-74633, SUP-74637, SDR-74638 and TMP-74639
̶ฎฎ ㄦںㅡฌ
ㅡՙ″
Ɔ ╗Ő DzDz╗ Ṳฌ
ㅡㅡㄦฌ ㄦㅡㄦฌ
ㄦ̶ں
Ɔ ╗Ő DzDz╗Ћ ฌ
̶ฎɱ ㅡㅡㅡฌ ㅡՙՙ ㄦㅡ″
ㄦںธฌ
̶ɱx ㅡㅡ̶ฌ ㅡՙฎ Aฌ ㄦՙɱฌ
ㄦㅡՙ
Ɔ О ֱںฌ ㄦںں
ㅡㅡธ ㄦฎx
̶ɱں ㄦںx ㄦㅡฎฌ
ㅡㅡں ㄦฎںฌ
ㄦㅡɱ
̶ɱธ ㅡՙɱ
ㄦɱ
ㄦฎธฌ
ธ
ㅡฎx
ɱں
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̶̶ธฌ ̶ՙxฌ ՙฌ
ںㄦ ″ฌ ̶̶xฌ ̶ՙںฌ
ںฎฎ ธxㄦฌ
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̶̶ںฌ ̶ՙธฌ ㄦ ɱㄦ
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ОŐİֱՙㅡ″xฎ
ںx゜xں゜ںฎ
ՁƆ ֱںฌ
╗γ֭⇡㈾֭㌱שħ֭שħкਙ㌱Ŵ֭ש₡Ŵששγ֭Ќਙผשγ֭Ŵש㌱ਙผ่֭ผਙ⑾C֭֭ผƆऑผħ่فÛŴੂŴ่₡ḚผŴ่₡Ҝਙ่֭ש㌱ħשਙฌ
ОŴผ1ʉŴੂ⊿Ŵ่₡ħ⇡ਙผ₡֭ผ֭₡ਙ่שγ֭֭Ŵש⇡ੂḶƆḶԱкŴ่㌱ŴŐਙŴ₡㈠╗γ֭A֭ਙผɸОŴผ㌱֭кЌこ⇡֭ผŴผ֭ฌ
ںธㄦֱธxֱ″xֱںxx̶ִxx″⊿ںธㄦֱธxֱ″xธֱxxธⓒxxㄦⓒxxɱⓒִxںx⊿ںธㄦֱธxֱ″x̶ֱxxںשγผxxㅡ⊿Ŵ่₡ںธㄦֱธֱں
ธxֱںxxں㈠╗γ֭ऑŴผ㌱֭кħŴऑऑผਙゥħこŴ֭שкੂㄦธ㈠ɱՙો゜ֱŴ㌱ผ֭㈠╗γ֭ऑผਙऑਙ֭₡₡֭֭ﭨкਙऑこ่֭ש㌱ਙ่ħשਙ⑾ՙธㅡฌ
ħ่فк֭⑾Ŵこħкੂผ֭ħ₡่֭שħŴккਙשʉγħ㌱γผ֭кשħ่Ŵ่ਙ֭ﭨผŴккفผਙ₡่֭ħੂשਙ⑾̶ں㈠″″ӧ₡゜Ŵ㌱ỏ㈠╗γ֭ऑผਙ㈾֭㌱שฌ
ʉħкк⇡֭₡֭֭ﭨкਙऑ֭₡ħ่ف╗ਙʉ่่֭֭שผC֭ħ่فƆשŴ่₡Ŵผ₡㈠ฌ
Û֭Ŵผ֭⑾ħкħ่فŴ╗่֭שŴשħ֭ﭨҜŴऑ⑾ਙผੂਙผผ֭ﭨħ֭ʉŴ่₡㌱ਙ่ħ₡֭ผŴשħਙ่㈠╗γ֭╗่֭שŴשħ֭ﭨҜŴऑŴऑऑкħ㌱Ŵשħਙ่ฌ
ħ⇡֭ħ่ف⇡こħ֭שש₡ħ㌱ਙ่ħש่֭שʉħשγשγ֭ħ่ש่֭ש⑾ਙผשγ֭╗ਙʉ่่֭֭שผՁŴ่₡Ⓢ֭⑾ผਙこҜਙ่֭ש㌱ħשਙӧҜֱ
╗ỏŴ่₡Ⓢผ⇡Ŵ่่֭֭שผҜħゥ֭₡ֱⓈ֭ӧⓈֱ╗ỏ㈠ฌ
Оผਙ㈾֭㌱שC֭㌱ผħऑשħਙ่ฌ
╗γ֭Ŵ㌱㌱ਙこऑŴ่ੂħ่فħ֭שऑкŴ่ħ่㌱к₡֭ՙธㅡผ֭ħ₡่֭שħŴккਙשਙ่ㄦธ㈠ɱՙŴ㌱ผ֭ⓒʉγħ㌱γผ֭кשħ่Ŵ₡่֭ħੂשฌ
ਙ⑾̶ں㈠″″ӧ₡゜Ŵ㌱ỏ㈠╗γ֭ผ֭Ŵผ֭שʉਙ่֭שผħ֭ऑผਙﭨħ₡ħ่فŴ㌱㌱֭שਙשγ֭ħ֭ש㈠╗γ่֭֭שผੂŴкਙ่فḚผŴ่₡ฌ
Ҝਙ่֭ש㌱ħשਙОŴผ1ʉŴੂŴкħ่فʉħשγשγ֭֭ゥħשħ่ف㌱ผ⇡ਙऑ่֭ħ่ف㈠╗γ֭ธ่₡่֭שผੂħкਙ㌱Ŵ֭ש₡Ŵкਙ่فשγ֭Ḷਙฌ
ԱкŴ่㌱ŴŐਙŴ₡Ŵкħ่فこ่֭שⓒŴששγ֭֭Ŵש⇡ਙ่₡Ŵผੂਙ⑾שγ֭ħ֭ש㈠╗γ֭שʉਙ่֭שผħ֭שਙשγ֭ħ֭שγਙк₡ऑผਙﭨħ₡֭ฌ
Ŵ₡֭׀Ŵ֭ש ֭こ֭ผ่֭ف㌱ੂ ֭ﭨγħ㌱к֭ Ŵ㌱㌱֭ שਙ שγ֭ ₡֭֭ﭨкਙऑこ่֭ש㈠ О֭₡֭שผħŴ่ Ŵ㌱㌱֭ ऑਙħ่ש ʉħкк ⇡֭ฌ
ऑผਙﭨħ₡֭₡ ħ่ ֭֭ﭨผŴк кਙ㌱Ŵשħਙ่ ħ่㌱к₡ħ่ف ่֭Ŵผ שγ֭ ่ਙผשγʉ֭ש ㌱ਙผ่֭ผ שਙ ḚผŴ่₡ Ҝਙ่֭ש㌱ħשਙⓒ שγ֭ฌ
ਙשγ֭Ŵש㌱ਙผ่֭ผשਙḶਙԱкŴ่㌱ŴŐਙŴ₡ⓒŴ่₡Ŵ″xֱ⑾ਙਙשAผผਙੂਙʉħשγŴ่ਙผשγ֭ผ่㌱ਙ่่֭㌱שħਙ่שਙשγ֭ฌ
ḚผŴ่₡Ҝਙ่֭ש㌱ħשਙƆ1Ŵ֭שОŴผ1Ŵ่₡ਙשγ֭ผ่㌱ਙ่่֭㌱שħਙ่שਙC֭֭ผƆऑผħ่فÛŴੂ㈠ฌ
Ḷऑ่֭ƆऑŴ㌱֭ฌ
╗γ֭ผ֭׀ħผ֭こ่֭ש⑾ਙผਙऑ่֭ऑŴ㌱֭ਙ่שγ֭⇡㈾֭㌱שऑผਙ㈾֭㌱שħںธ੧⇡Ŵ֭₡ਙ่שγ֭₡่֭ħੂשਙ⑾⇡֭ħ่فħ่ฌ
שγ֭ผŴ่֭فਙ⑾ںธ㈠ںો₡ʉ֭ккħ่ف่ħשऑ֭ผŴ㌱ผ֭㈠ںธ੧ਙ⑾ㄦธ㈠ɱՙŴ㌱ผ֭ħ″㈠̶ㄦŴ㌱ผ֭ӧธՙ″ⓒ″x″׀Ŵผ֭ฌ
⑾֭֭שỏ㈠╗γ֭ħ֭שこ֭֭ששγ֭ผ֭׀ħผ֭₡ਙऑ่֭ऑŴ㌱֭ʉħשγՙ㈠ںㅡŴ㌱ผ֭ӧ̶ںںⓒxฎɱ׀Ŵผ֭⑾֭֭שỏਙ⑾ਙऑ่֭ฌ
ऑŴ㌱֭֭שŴħ₡֭ħ่㌱ਙここਙ่кਙשⓒŴ″xֱ⑾שŴผผਙੂਙ㌱ਙ่่֭㌱שħਙ่⑾ผਙこ่ਙผשγשਙਙשγשγผਙفγשγ֭㌱่֭֭שผฌ
ਙ⑾שγ֭₡֭֭ﭨкਙऑこ่֭שⓒŴこ่֭ħੂש▷ਙִ่֭кŴ่₡㌱Ŵऑ֭⇡⑾⑾֭ผŴкਙ่ف㌱ਙкк֭㌱שਙผשผ֭֭שⓒŴ่₡Ŵ่Ŵこ่֭ħੂשฌ
Ŵผ֭Ŵӧʉ゜ऑਙਙкỏ㈠╗γħऑผਙ㈾֭㌱שこŴゥħこħ▷֭שγ֭֭ਙ⑾שγ֭ऑผਙऑ֭ผੂשŴ่₡֭こऑγŴħ▷֭Ŵ⇡к֭㌱ਙここਙ่ฌ
ਙऑ่֭ऑŴ㌱֭⑾ਙผऑ֭₡֭שผħŴ่Ŵ㌱㌱֭Ŵ่₡㌱ਙ่่֭㌱שħﭨħੂש㈠ฌ
╗ผŴħкִਙ่่֭㌱שħﭨħੂשฌ
╗γ֭₡֭֭ﭨкਙऑこ่֭שऑผਙऑਙ֭₡こਙ₡ħ⑾ħ㌱Ŵשħਙ่שਙשγ֭╗ਙʉ่่֭֭שผҜкשħֱⓈ֭╗ผŴħкこŴऑ㈠Aγਙʉ่ฌ
╗ผŴħк こŴऑ㈠ A γਙ
่ ש่֭שħ שਙ ㌱ਙ่שħ่֭
ਙ่שγ่֭֭㌱кਙ֭₡╗ผŴħкҜŴऑŴऑŴผשਙ⑾שγ֭Ḛ่֭֭ผŴкОкŴ่Aこ่֭₡こ่֭שⓒשγ֭ħ่ש่֭שħשਙ㌱ਙ่שħ่֭שγ֭ฌ
╗ਙʉ่ ่֭֭שผ ਙкк֭㌱שਙผ ╗ผŴħк Ŵкਙ่ف שγ֭ ่ਙผשγ֭ผ่ ⇡ਙ่₡Ŵผੂ ӧʉħשγħ่ שγ֭ ֭ゥħשħ่ فऑ
֭ゥħשħ่ف Ŵผ1 ħ֭שỏ
ऑŴผ1 ħ֭שỏ Ŵ่₡ฌ
γ שγ֭ Ŵऑऑผਙ֭ﭨ₡ ╗ ╗
שγผਙفγשγ֭″xֱ⑾שŴผผਙੂਙŴкਙ่فשγ֭Cਙ֭Աผਙਙ1Ŵкħ่فこ่֭שħ่㌱ਙこऑкħŴ่㌱֭ʉħשγשγ֭Ŵऑऑผਙ֭ﭨ₡╗╗ผŴħкฌ
ОŐİֱՙㅡ″xฎ
ਙ่ف
ҜŴऑ㈠ ╗γ֭ ₡֭֭ﭨкਙऑこ่֭ש ऑผਙऑਙ֭ שਙ こŴħ่שŴħ่ שγ֭ ҜкשħֱⓈ֭ ╗ผŴħк Ŵкਙ่ف שγ֭ C֭֭ผ
שγ֭ C֭֭ผ Ɔऑผħ่فฌ
Ɔऑผħħ
ںx゜ธ̶゜ںฎ
Ŵкħ่فこ่֭ששγผਙفγשਙḶਙԱкŴ่㌱Ŵ㈠Aкשγਙفγשγ֭ħ֭שऑкŴ่ऑผਙऑਙ֭שਙผ֭こਙ֭ﭨשγ֭╗ਙкк֭㌱שਙผฌ
╗ผŴħк⑾ผਙこḚผŴ่₡Ҝਙ่֭ש㌱ħשਙשਙḶਙԱкŴ่㌱Ŵⓒשγ֭ħ่ש่֭שħשਙऑผਙﭨħ₡֭ऑ֭₡֭שผħŴ่ऑŴשγŴкਙ่فḶਙฌ
ԱкŴ่㌱Ŵ ʉγħ㌱γ ʉħкк ่֭㌱ŴऑкŴ֭ש שγ֭ ऑผਙ㈾֭㌱ש ʉħשγ ऑ֭₡֭שผħŴ่ שผŴħк ผผਙ่₡ħ่ف שγ֭ ่֭שħผ֭ฌ
₡֭֭ﭨкਙऑこ่֭ש⑾ਙผऑ֭₡֭שผħŴ่Ŵ㌱㌱֭Ŵ่₡㌱ਙ่่֭㌱שħﭨħੂש㈠ฌ
╗γ֭ਙ֭ﭨผŴккऑผਙ㈾֭㌱שħ֭שऑผਙﭨħ₡֭Ŵ㌱ਙ่่֭㌱שħﭨħੂשผŴשħਙਙ⑾ں㈠ธㄦ㈠ฌ
Ɔ֭⇡שŴ㌱7ฌ
Ա֭кਙʉŴผ֭שγ֭こħ่ħここ֭⇡שŴ㌱1⇡֭ħ่فผ֭׀֭֭ש₡⑾ਙผשγ֭⇡㈾֭㌱ש₡֭֭ﭨкਙऑこ่֭ש
Ő֭⑾֭ผשਙੂשऑħ㌱Ŵкשਙʉ่γਙこ֭кਙש₡֭שŴħкਙ่Ɔħ֭שОкŴ่⑾ਙผ֭⇡שŴ㌱1₡ħこ่֭ħਙ่㈠ฌ
Dzゥ㌱֭ऑשħਙ่̬C֭שਙשγ֭㌱ผ֭ﭨ₡שผ֭֭שⓒՁਙש̶ںՙֱںㄦ″ⓒ″̶ธⓒŴ่₡″ㄦxこŴੂγŴ֭ﭨħผผ֭فкŴผγŴऑ֭₡ฌ
₡ผħ֭ﭨʉŴੂ⊿ਙ⑾ʉγħ㌱γשγ֭γਙผ֭שผħ₡֭ਙ⑾שγ֭₡ผħ֭ﭨʉŴੂγŴкк⇡֭֭שŴששγ֭こħ่ħここ֭⇡שŴ㌱1㌱Ŵħ่فฌ
שγ֭кਙ่֭فผħ₡֭ਙ⑾שγ֭₡ผħ֭ﭨʉŴੂשਙ⑾Ŵкк⇡֭שʉ่֭֭שγ֭ㄦֱ⑾ששਙںฎֱ⑾ש֭⇡שŴ㌱1₡ħこ่֭ħਙ่ⓒผ֭⑾֭ผ่֭㌱֭₡ฌ
Ŵ⇡ਙ֭ﭨ㈠Û֭⑾֭֭кשγħ₡ਙ่֭ਙשऑਙ֭Ŵ่ੂŴ₡֭ﭨผ֭ħこऑŴ㌱ששਙשγ֭γਙこ֭ਙʉ่֭ผŴ่₡こ֭֭ששγ֭ħ่ש่֭שฌ
ਙ⑾שγ֭فŴผŴ֭ف֭⇡שŴ㌱1ผ֭׀ħผ֭こ่֭ש㈠ฌ
●่֭שผ่ŴкƆשผ֭֭שฌ
╗γ֭ ħ่֭שผ่Ŵк שผ֭֭ש ʉħкк ⇡֭ ऑผħﭨŴ֭שкੂ ₡֭₡ħ㌱Ŵ֭ש₡ Ŵ่₡ ऑผħﭨŴ֭שкੂ こŴħ่שŴħ่֭₡㈠ ╗γħ Ŵऑऑкħ㌱Ŵשħਙ่ฌ
ऑผਙऑਙ֭שਙŴ₡֭ﭨħŴשħਙ่⑾ผਙこשγ֭╗ਙʉ่่֭֭שผƆשŴ่₡Ŵผ₡Ő֭ħ₡่֭שħŴкƆשผ֭֭ששŴ่₡Ŵผ₡ⓒ⇡ੂผ֭₡㌱ħ่فฌ
שγ֭こħ่ħここ⇡Ŵ㌱1ਙ⑾㌱ผ⇡שਙ⇡Ŵ㌱1ਙ⑾㌱ผ⇡₡ħこ่֭ħਙ่⑾ผਙこ̶ՙֱ⑾שʉħשγՁֱ㌱ผ⇡שਙשγ֭⑾ਙккਙʉħ่̬فฌ
Ő֭ħ₡่֭שħŴкƆשผ֭֭שฌ
≶ ㅡㅡֱ⑾שӧԱֱԱỏʉħשγՁֱผ⇡⊿ऑŴผ1ħ่فਙ่⇡ਙשγħ₡֭⊿ִㄦֱ⑾ש₡֭שŴ㌱γ֭₡ħ₡֭ʉŴк1ਙ่⇡ਙשγħ₡֭㈠ฌ
Ձਙ㌱ŴкƆשผ֭֭שฌ
≶ ̶″ֱ⑾שӧԱֱԱỏʉħשγŐਙккֱผ⇡⊿ऑŴผ1ħ่فਙ่⇡ਙשγħ₡֭⊿ִㅡֱ⑾שŴששŴ㌱γ֭₡ħ₡֭ʉŴк1ਙ่ਙ่֭ħ₡֭㈠ฌ
≶ ̶xֱ⑾שӧԱֱԱỏʉħשγŐਙккֱผ⇡⊿่ਙऑŴผ1ħ่فਙ่ਙ่֭ħ₡֭⊿ִ่ਙħ₡֭ʉŴк1㈠ฌ
Aкк֭ੂƆשผ֭֭שฌ
≶ ธ″ֱ⑾שӧԱֱԱỏʉħשγŐਙккֱผ⇡゜Őħ⇡⇡ਙ่ผ⇡ִ่ਙऑŴผ1ħ่فਙ่֭ħשγ֭ผħ₡֭⊿ִ่ਙħ₡֭ʉŴк1㈠ฌ
╗γ֭ผ֭₡㌱֭₡ऑผħﭨŴ֭ששผ֭֭ש֭㌱שħਙ่γŴкк㌱ਙこऑкੂʉħשγשγ֭Ŵ₡ਙऑ֭ש₡ҜḶⓈ₡Ŵ֭ש₡ธ゜ںธ゜ںฎ㈠╗γ֭ฌ
₡֭֭ﭨкਙऑ֭ผ่₡֭ผשŴ่₡שγŴשŴккħ่فкֱ֭⑾Ŵこħкੂγਙこ֭γŴккผ֭׀ħผ֭שγ֭ħ่שŴккŴשħਙ่ਙ⑾ผ֭ħ₡่֭שħŴк⑾ħผ֭ฌ
ऑผħ่1к֭ผੂ֭שこ㈠ฌ
ОผħﭨŴ֭שƆשผ֭֭שֱÛŴħ֭ﭨผŐ֭׀֭שฌ
╗γħऑผਙ㈾֭㌱שऑผਙऑਙ֭שਙ₡֭֭ﭨкਙऑŴऑऑผਙゥħこŴ֭שкੂγŴк⑾ਙ⑾שγ֭ħ֭שʉħשγऑผħﭨŴ֭ש₡ผħ֭ﭨⓒʉγħ㌱γ㌱ਙ่ħשฌ
֭ ₡ผħ֭ﭨⓒ ʉγħ㌱γ ㌱ਙ่
Ŵゥħここ ںㄦxɸ к่֭ש فγ
ਙ⑾ऑֱשਙںxкਙש֭ผ֭ﭨ₡⑾ผਙこŴħ่فк֭₡֭Ŵ₡ֱ่֭₡שผ֭֭שӧ่ਙששਙ֭ゥ㌱֭֭₡שγ֭こŴゥħここںㄦxɸк่֭שفγऑ֭ผฌ
ਙ ש㌱к֭שผ㈠ ╗γħ ੂשऑ
ՁЋСħผ֭ਙ₡֭⊿●Сㄦx̶㈠ธ㈠ㄦỏ㈠Ҝਙשਙ⑾שγ֭֭кਙשŴผ֭㌱ਙ่⑾ħفผ֭₡ŴŴħゥֱкਙש㌱к֭שผ㈠╗γħੂשऑ֭ਙ⑾ฌ
ħ่ОŐİֱՙㅡ″xฎ
кŴੂਙש Ŵ่₡ ऑผħﭨŴ֭ש ₡ผħ֭ﭨ ㌱ਙ่⑾ħفผŴשħਙ่ ħ ㌱ਙ่ħש่֭ש ʉħשγ שγŴש ⑾ਙ่₡ ħ่ שγ֭ ħこħкŴผ
שγ֭ ħこħкŴผ ֭ゥħשħ่فฌ
֭ゥħ
ںx゜ธ̶゜ںฎ
₡֭֭ﭨкਙऑこ่֭שŴ่₡γŴऑผਙ่֭ﭨשਙ⇡֭㌱㌱֭⑾кŴ่₡ŴऑਙऑкŴผŴк֭שผ่Ŵשħ֭ﭨשਙשγ֭שŴ่₡Ŵผ₡кਙשฌ
㌱ਙ่⑾ħفผŴשħਙ่㈠╗γ֭ऑผħﭨŴ֭ש₡ผħ֭ﭨ⑾ਙผשγ֭㌱к֭שผŴผ֭㌱ผผ่֭שкੂ₡֭ħ่֭ف₡ʉħשγŴ₡֭Ŵ₡ֱ่֭₡ʉγ֭ผ֭Ŵฌ
γŴここ֭ผγ֭Ŵ₡ħผ֭׀ħผ֭₡⇡ੂ╗ħשк֭ںɱ㈠Û֭₡ਙ่ਙש⑾֭֭кשγ֭ऑผਙऑਙ֭₡ऑผħﭨŴ֭ש₡ผħ֭ﭨʉγħ㌱γ่֭₡ħ่Ŵฌ
γŴここ֭ผγ֭Ŵ₡ʉħккŴ₡֭ﭨผ֭кੂħこऑŴ㌱ששγ֭㌱ਙここ่ħੂשਙผ㌱Ŵ֭ŴŴ⑾֭ੂשਙผこŴħ่่֭שŴ่㌱֭ħ֭Ŵ่₡ฌ
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שγ֭ऑผħﭨŴ֭ש₡ผħ֭ﭨγŴккこ֭֭ש╗ħשк֭ںɱผ֭׀ħผ֭こ่֭ש㈠ฌ
Ɔผผਙ่₡ħ่فC֭֭ﭨкਙऑこ่֭שฌ
╗γ֭▷ਙ่ħ่ف⑾ਙผשγ֭кŴ่₡ผผਙ่₡ħ่فשγħऑผਙ㈾֭㌱שħҜਙ่֭ש㌱ħשਙӧҜֱ╗ỏשਙשγ֭ʉ֭שŴ่₡ਙשγ֭Ŵשⓒฌ
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ⓈƆֱɱㄦ⑾ผਙ่שŴ֭فผਙŴ₡ḶਙԱкŴ่㌱Ŵħשγ֭֭Ŵ֭שผ่⇡ਙ่₡Ŵผੂ㈠╗γ֭ऑผਙऑਙ֭₡кŴ่₡֭₡֭ħ่فŴשħਙ่ฌ
Ŵ่₡▷ਙ่ħ่فŴผ֭㌱ਙ่ħש่֭שʉħשγשγ֭▷ਙ่ħ่فħ่שγ֭ħここ֭₡ħŴ֭שŴผ֭ŴŴ่₡㌱ਙ่ħש่֭שʉħשγשγ֭₡่֭ħשħ֭ฌ
שγผਙفγਙששγ֭╗ਙʉ่่֭֭שผОкŴ่่ħ่فAผ֭Ŵ㈠╗γ֭ผ֭ħŴкਙŴкŴผ֭ف㌱ਙここ֭ผ㌱ħŴк㌱่֭֭שผкਙ㌱Ŵ֭ש₡ħ่ฌ
╗ਙʉ่ ่֭֭שผ ӧҜਙ่֭ש㌱ħשਙỏ Ŵש CผŴ่فਙ Ŵ่₡ שγ֭ ธںㄦ Ա֭кשʉŴੂ㈠ Ҝਙ่֭ש㌱ħשਙħ Ŵ кŴผ֭ف こħゥ֭₡ֱ֭ฌ
㌱ਙここ֭ผ㌱ħŴк ㌱่֭֭שผ שγŴש ֭ผﭨħ㌱֭ שγ֭ ่ਙผשγʉ֭ש ﭨŴкк֭ੂⓒ ʉγħ㌱γ к่֭֭ שγ֭ ่֭֭₡ ⑾ਙผ Ŵ₡₡ħשħਙ่Ŵкฌ
㌱ਙここ֭ผ㌱ħŴк▷ਙ่ħ่فħ่שγħŴผ֭Ŵ㈠ฌ
╗γŴ่1ੂਙ⑾ਙผ㌱ਙ่ħ₡֭ผħ่فשγħŴऑऑкħ㌱Ŵשħਙ่ผ֭׀֭ש㈠Ок֭Ŵ֭㌱ਙ่שŴ㌱שこ֭Ŵשӧՙxธỏธฎㅡֱㄦ̶xxħ⑾ੂਙฌ
γŴ֭ﭨŴ่ੂ׀֭שħਙ่ผ֭فŴผ₡ħ่فשγħŴऑऑкħ㌱Ŵשħਙ่㈠ฌ
Ɔħ่㌱֭ผ֭кੂⓒฌ
ƆкŴ֭שผĠŴ่ħ⑾Ŵ่Ḛผਙऑ
╗ħこਙשγੂҜкผਙਙ่֭ੂⓒОDzฌ
Cħผ֭㌱שਙผਙ⑾ՁŴ่₡C֭֭ﭨкਙऑこ่֭שฌ
㌱̬ฌ
ҜŴผ1ԱŴ่فŴ่ⓒԱĠਙこ֭ฌ
ОŴкγŴਙⓒԱĠਙこ֭ฌ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
SUBJECT:
SUP-74637 - SPECIAL USE PERMIT RELATED TO GPA-74633 - PUBLIC HEARING -
APPLICANT: KB HOME - OWNER: MS NORTHWEST LAND COMPANY, LLC - For
possible action on a request for a Special Use Permit FOR A PROPOSED GATED
COMMUNITY WITH PRIVATE STREETS WITHIN TOWN CENTER at the northeast corner
of Deer Springs Way and Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003
and 006; 125-20-602-002, 005, 009 and 010; 125-20-603-001 through 004), T-C (Town Center)
Zone [MC-TC (Montecito - Town Center) and UC-TC (Urban Center - Town Center) Special
Land Use Designations], Ward 6 (Fiore) [PRJ-74608]. Staff recommends DENIAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Location and Aerial Maps - SUP-74637, SDR-74638 and TMP-74639 [PRJ-74608].docx
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.
SUP-74637
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
SUP-74637
SUP-74637
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
SUP-74637
Agenda Item No.: 21.
SUBJECT:
SDR-74638 - SITE DEVELOPMENT PLAN REVIEW RELATED TO GPA-74633 AND SUP-
74637 - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: MS NORTHWEST LAND
COMPANY, LLC - For possible action on a request for a Site Development Plan Review FOR A
PROPOSED 724-LOT SINGLE FAMILY DETACHED AND ATTACHED RESIDENTIAL
SUBDIVISION WITH A WAIVER TO ALLOW 5.73 ACRES OF OPEN SPACE WHERE 6.35
ACRES IS THE MINIMUM REQUIRED on 52.97 acres at the northeast corner of Deer Springs
Way and Grand Montecito Parkway (APNs 125-21-201-001; 125-20-601-003 and 006; 125-20-
602-002, 005, 009 and 010; 125-20-603-001 through 004), T-C (Town Center) Zone [MC-TC
(Montecito - Town Center) and UC-TC (Urban Center - Town Center) Special Land Use
Designations], Ward 6 (Fiore) [PRJ-74608]. Staff recommends DENIAL.
C.C.: 12/19/2018
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. Protest (1)/Support (1) 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.
Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
APN's 125-20-601-003 & 006; 125-20-601-006; 125-20-602-002, 005, 009, & 010; 125-20-603-001thru004
* CCSD Comments Allen ES and Centennial HS were over capacity for the 2017-18 school year. Allen ES was at
104.58% and Centennial HS was 120.60% of program capacity.
Approved Disapproved
SDR-74638
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
SDR-74638
SDR-74638
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
SDR-74638
Agenda Item No.: 22.
SUBJECT:
TMP-74639 - TENTATIVE MAP RELATED TO GPA-74633, SUP-74637 AND SDR-74638 -
MONTECITO 60 - PUBLIC HEARING - APPLICANT: KB HOME - OWNER: MS
NORTHWEST LAND COMPANY, LLC - For possible action on a request for a Tentative Map
FOR A PROPOSED 724-LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION WITH A
WAIVER TO ALLOW PRIVATE STREETS TO TERMINATE IN DEAD-END STUBS
WHERE CULS-DE-SAC OR HAMMERHEADS ARE REQUIRED on 52.97 acres at the
northeast corner of Deer Springs Way and Grand Montecito Parkway (APNs 125-21-201-001;
125-20-601-003 and 006; 125-20-602-002, 005, 009 and 010; 125-20-603-001 through 004), T-C
(Town Center) Zone [MC-TC (Montecito - Town Center) and UC-TC (Urban Center - Town
Center) Special Land Use Designations], Ward 6 (Fiore) [PRJ-74608]. Staff recommends
DENIAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
4. Protest (1)/Support (1) Postcards
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
TMP-74639
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
TMP-74639
TMP-74639
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
ОŐİֱՙㅡ″xฎ
ںx゜ธ̶゜ںฎ
TMP-74639
ОŐİֱՙㅡ″xฎ
ںx゜xں゜ںฎ
TMP-74639
ОŐİֱՙㅡ″xฎ
ںx゜xں゜ںฎ
TMP-74639
TMP 74639
KB Homes
Montecito 60
Proposed 721 unit single family residential development.
Proposed Use
Durango Drive
Average Daily Traffic (ADT) 34,246
PM Peak Hour (heaviest 60 minutes) 2,740
Elkhorn Road
Average Daily Traffic (ADT) 15,614
PM Peak Hour (heaviest 60 minutes) 1,249
This project will add approximately 6,806 trips per day on Grand Montecito Pkwy., Deer Spring Wy., Durango Dr. and
Elkhorn Rd. Currently, Grand Montecito is at about 22 percent of capacity, Durango is at about 64 percent of capacity
and Elkhorn is at about 44 percent of capacity. With this project, Grand Montecito is expected to be at about 41 percent
of capacity, Durango to be at about 77 percent of capacity and Elkhorn to be at about 63 percent of capacity. Counts
are not available for Deer Springs in this vicinity, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 714 additional cars, or about twelve every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 23.
SUBJECT:
ZON-73549 - REZONING - PUBLIC HEARING - APPLICANT/OWNER: CITY OF LAS
VEGAS - For possible action on a request for a Rezoning FROM: C-1 (LIMITED
COMMERCIAL), M (INDUSTRIAL), PD (PLANNED DEVELOPMENT), R-5
(APARTMENT) AND R-PD19 (RESIDENTIAL PLANNED DEVELOPMENT - 19 UNITS
PER ACRE) TO: T4-C (T4 CORRIDOR), T5-C (T5 CORRIDOR), T5-MS (T5 MAIN
STREET), T5-M (T5 MAKER), T5-N (T5 NEIGHBORHOOD), T6-UG (T6 URBAN
GENERAL) AND T6-UG-L (T6 URBAN GENERAL LIMITED) on approximately 307.00
acres in the Las Vegas Medical District generally located south of U.S. Highway 95, west of
Interstate 15, north of Charleston Boulevard, and east of Rancho Drive (APNs Multiple), Wards
1 and 5 (Tarkanian and Crear) [PRJ-74798]. Staff recommends APPROVAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends APPROVAL
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Staff Report
3. Supporting Documentation
4. Exhibit A
5. Justification Letter
ZON-73549 [PRJ-74798]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
LM
ZON-73549 [PRJ-74798]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This Rezoning request is an implementation action of the Vision 2045 Downtown Las
Vegas Masterplan, which sought to update the development standards for downtown by
adopting a form-based code for each of the twelve downtown Districts. It is a rezoning
of properties within a portion of the Las Vegas Medical District area that was chosen to
first implement the Form-Based Code as a pilot within the district. This is the first area of
the Downtown Overlay set to be regulated by updated zoning standards, which will
foster the development of a regional hub for medical services, medical education, and a
“complete neighborhood” for the residents of the neighborhood.
ISSUES
· In June 2016, the city of Las Vegas adopted the Vision 2045 Downtown Las
Vegas Masterplan. This Plan identified the need to revise the outdated planning
and zoning regulations and development standards for downtown. The Plan
listed, as the first of twelve key implementation actions necessary for its
implementation, the adoption of a Form-Based Code for the downtown districts.
· In October 2017, the City of Las Vegas replaced the Downtown Centennial Plan
with the Interim Downtown Las Vegas Development Standards. These Interim
Downtown Las Vegas Development Standards are meant to serve as a
regulatory framework to transition between the former Downtown Centennial
Plan and the new Form-Based Code envisioned in the Vision 2045 Downtown
Masterplan.
· In October 2018, the City Council adopted Las Vegas Municipal Code (LVMC)
Chapter 19.09 Form-Based Code. A Rezoning to the Transect Zones contained
in the new Chapter is necessary for the Form-Based Code to take effect on
properties within the Pilot Area.
· The current zoning of properties within the Las Vegas Medical District does not
allow for the future development of goals set forth in the Vision 2045 Downtown
Masterplan, as their related development standards were created over ten years
ago and aimed for different objectives, or were not specific enough to the context
of the District (i.e. zoning districts applied citywide).
LM
ZON-73549 [PRJ-74798]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
ANALYSIS
This Rezoning is consistent with the City’s goals, policies and objectives of the Las
Vegas 2020 Master Plan and its related Elements; with the Vision 2045 Downtown Las
Vegas Masterplan; and with the City of Las Vegas Redevelopment Plan. It is a key step
to make LVMC Chapter 19.09 Form-Based Code, adopted by the City Council on
October 17, applicable and effective within the Pilot Area of the Las Vegas Medical
District (LVMD).
The proposed rezoning of the subject properties is indicated in the Las Vegas Medical
District Form-Based Code (FBC) Pilot Area Regulating Plan (Regulating Plan), as
contained in Exhibit A and detailed in the Detailed Rezoning information for ZON-73549
table contained in the Background Information. The Regulating Plan depicts the
proposed zoning for all subject properties, which utilizes the new Transect Zones, or
Form-Based Zoning Districts, as defined in LVMC Chapter 19.09 Form-Based Code.
Each Transect Zone depicted in the proposed Regulating Plan will be included in the
Official Zoning Map Atlas of the City of Las Vegas by replacing the current zoning
district for the property. Each of these Transect Zones have different development
standards and allowed land uses related to them, and during the twelve-month planning
process and public comment period several revisions to the original draft were made to
incorporate the feedback received from property owners, stakeholders, and City Staff
from various departments.
Below is a brief description for the zones that appear in the Regulating Plan and are
proposed as part of this rezoning:
T4 Corridor Zone: This Zone is intended to enhance the City’s existing corridors by
allowing a wide variety of building types to accommodate a range of commercial, retail,
office, and service uses in small to large footprint buildings along arterial corridors
carrying high volumes of vehicular traffic.
T5 Corridor Zone: Similarly to the T4 Corridor Zone, this Zone is intended to enhance
the existing corridors by allowing a wide variety of building types and uses along major
arterial corridors carrying high volumes of traffic. With the future development of high-
capacity transit transportation options, these corridors supported by the Zone will likely
transition to a more urban and walkable built environment with residential uses behind
or above the commercial uses.
LM
ZON-73549 [PRJ-74798]
Staff Report PageThree
November 13, 2018 - Planning Commission Meeting
T5 Main Street: The intent of this Zone is to provide walkable urban environment with
building types that can accommodate a diverse range of professional office, service,
and retail uses, as well as residential uses on the upper floors of buildings. The flexible
nature of the building types allowed in this Zone encourages revitalization and
investment, and active pedestrian street facades are supported by required active
ground floor on multiple streets.
T6 Urban General: The intent of this Zone is to provide a vibrant, compact, high-
intensity walkable urban environment that supports a wide range of regional-center
appropriate uses as well as, employment, retail, services, civic, or public uses. The
Regulating Plan proposes this Zone in the core area of the district.
T6 Urban General Limited: This variation of the T6 Urban General Zone accommodates
the specific site layout requirements, use requirements, and building design, that are
commonly used for hospital-related facilities.
The Form-Based Code (FBC) land use designation fosters density and intensity of
development that is compatible with existing land use designations, and the zoning
designations proposed in this Rezoning will be compatible with the existing adjacent
land uses and zoning districts. The new Transect Zones have been carefully drafted
over a twelve-month planning process by taking into consideration the specific context
of the Las Vegas Medical District, and were created to allow for development that is
conducive to the goals established in the City’s policy plans. The standards related to
these zones were finalized after conducting dozens of surveys, analyses, and testing.
Staff considers the proposed Rezoning as a compelling action to promote the five “Big
Ideas” envisioned in the Vision 2045 Downtown Masterplan, for the following reasons:
LM
ZON-73549 [PRJ-74798]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
1) Diversify the Economy: The current status and proposed plans for the LVMD are
themselves a statement regarding economic diversification not only at a
neighborhood level but at a regional scale. Several State and local public entities
have been improving the district in many ways, promoting as infrastructure,
facilities, and business investment. By fostering high-quality design and removing
barriers to certain uses that are needed to build a walkable, complete
neighborhood, the proposed rezoning will facilitate the further development of a
local economy by strengthening the role of medical services and complementing
it with the needed supporting businesses and residential areas.
2) Create Mixed-use Hubs: Throughout the country, in the past decades several
urban planning studies highlighted the negative impacts of segregation of land
uses, especially if within downtown areas. Similarly, uses are currently overly
restricted under the current zoning, and have been proven to burden
development in the district. The proposed rezoning acknowledges the fact that a
regional hub for medical services and education will better develop if nearby
supporting uses, such as residential, retail, and services, are allowed within a ½
mile radius, and therefore encourages the development of mixed-use hubs.
3) Create Streets for People: The updated regulations being proposed with this
rezoning include several upgrades to standards relative to the public realm,
including sidewalks, bike lanes, public transit, and street trees. Moreover, these
standards are being proposed while the construction of several capital
improvement projects is underway within the district. The simultaneous
implementation of se multiple efforts will achieve the goal of creating streets for
people.
LM
ZON-73549 [PRJ-74798]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
5) Expedite Implementation: The proposed zoning districts have been drafted and
catered to the specific needs of the Las Vegas Medical District and the overall
downtown area, thus compliance with the standards proposed for the Transect
Zones and therefore better project design, is expected to be easier to achieve.
Moreover, input on the development standards for the various zones has been
collected not just from the single property owners, but from the overall LVMD
community as a whole; this collective consensus is expected to be reflected in
the future projects’ design, and contribute to a better constructive and detail-
oriented planning process.
FINDINGS (ZON-73549)
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 under the T4-C (T4 Corridor), T5-C (T5 Corridor), T5-MS (T5
Main Street), T5-M (T5 Maker), T5-N (T5 Neighborhood), T6-UG (T6 Urban
General) and T6-UG-L (T6 Urban General Limited) form-based zoning districts
have been selected based on a multi-year planning process and public review,
and are compatible with the surrounding land uses and zoning districts.
3. Growth and development factors in the community indicate the need for or
appropriateness of the rezoning.
LM
ZON-73549 [PRJ-74798]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
Growth and development factors in the community indicate the need for the
subject properties to be zoned accordingly to the form-based zoning districts as
mapped in the Regulating Plan (see Exhibit A).
To fulfill the vision of the District becoming a regional hub for medical services and
education in the Southwest, the rezoning is the appropriate step towards fostering
a suitable scale of development and a proper mix of land uses.
BACKGROUND INFORMATION
LM
ZON-73549 [PRJ-74798]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
Two neighborhood meetings were held at the Las Vegas Valley Water
District. The Planning Department Staff and Lisa Wise Consulting
02/13/18 presented the Public Review Draft as released in November 2017 and
gathered feedback on the Form-Based code. Approximately 50 people
attended the meeting.
The Planning Department hosted two Community Workshops to discuss
3/21 to 3/24 the details of the Public Review Draft with residents and stakeholders of
2018 the Las Vegas Medical District. Approximately 20 people attended these
workshops.
The Planning Department established Form-Based Code Open House
hours at the Development Services Center location for two hours per
April and
week, with Planning staff available to gather additional feedback on the
May 2018
LVMD FBC Final Draft. Approximately 5 people attended these Open
House events.
LM
ZON-73549 [PRJ-74798]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
Two neighborhoods meeting were held at the Las Vegas Valley Water
District. Approximately 20 people attended the meeting. The public
comment focused mostly on two topics, as listed below:
· It was suggested that, to foster the growth of the LVMD as the regional
hub for medical facilities, the Hospital use be allowed in additional T-
06/28/18
Zones.
· Concerns from neighborhood residents arose on the maximum five
stories of height allowed in the T-4 Corridor Zone as mapped south of
Charleston Boulevard in the draft Regulating Plan. Staff indicated that the
concerns will be evaluated and considered for future revisions of Chapter
19.09 Form-Based Code.
A Neighborhood meeting was held at the Las Vegas Valley Water District
facility before the introduction of GPA-73548 to the Planning
Commission. The meeting was notified via letters with certified return
receipt to all affected property owners and property owners within a
1000-foot radius buffer around the subject properties. This meeting was
preceded by ten months of public review and comment period during
which Staff gathered remarks from property owners and stakeholders of
the Las Vegas Medical District.
LM
ZON-73549 [PRJ-74798]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Neighborhood Meeting
· Following the general Q&A session, several Staff members were
available, at different room locations equipped with maps and handouts,
to answer questions specific to their property.
· Overall, the public was supportive of an initiative that fosters a
complete, walkable neighborhood and provides services and amenities
for the current and future residents of the Las Vegas Medical District.
LM
ZON-73549 [PRJ-74798]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
** Maximum 8 stories for a Flex High-Rise building subject to Major SDR process
** Maximum 10 stories for a Flex High-Rise building subject to Major SDR process
LM
ZON-73549 [PRJ-74798]
Staff Report Page Eleven
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Staff Report Page Twelve
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Staff Report Page Thirteen
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Staff Report Page Fourteen
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Staff Report Page Fifteen
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Staff Report Page Sixteen
November 13, 2018 - Planning Commission Meeting
LM
ZON-73549 [PRJ-74798]
Supplemental Material Page One
November 13, 2018 - Planning Commission Meeting
** SUPPLEMENTAL MATERIAL**
· Exhibit A – Las Vegas Medical District Form-Based Code Pilot Area Regulating Plan
LM
ZON-73549
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ОŐİֱՙㅡՙɱฎ
ںx゜ธธ゜ںฎ
ZON-73549
Agenda Item No.: 24.
SUBJECT:
VAR-74560 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: DE LA CRUZ
GONZALEZ REVOCABLE LIVING TRUST - For possible action on a request for a Variance
TO ALLOW A PUBLIC ALLEY TO TERMINATE ON A STUB STREET WHERE A CUL-
DE-SAC OR PERPETUAL VEHICULAR ACCESS THROUGH THE SITE IS REQUIRED on
an alley generally located north of Charleston Boulevard and east of 14th Street, Ward 3 (Coffin)
[PRJ-73463]. Staff recommends DENIAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps
2. Conditions and Staff Report – VAR-74560 and VAC-74081 [PRJ-73463]
3. Supporting Documentation
4. Photo(s) - VAR-74560 and VAC-74081 [PRJ-73463]
5. Justification Letter - VAR-74560 and VAC-74081 [PRJ-73463]
VAR-74560 and VAC-74081 [PRJ-73463]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-74560 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.
Public Works
6. The existing public alley between 14th Street and 15th Street north of Charleston
Boulevard shall be permitted to terminate without a circular turnaround.
VAC-74081 CONDITIONS
1. The limits of this Petition of Vacation shall be the existing public alley dedicated by
OR:0272:220679 and OR:0251:203647.
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
4. 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.
5. The Order of Vacation shall not be recorded until all of the conditions of approval
have been met provided, however, that conditions requiring modification of public
improvements may be fulfilled for purposes of recordation by providing sufficient
security for the performance thereof in accordance with the Subdivision Ordinance
of the City of Las Vegas. City Staff is empowered to modify this application if
necessary because of technical concerns or because of other related review
actions as long as current City right-of-way requirements are still complied with and
the intent of the vacation application is not changed. If applicable, a five foot wide
easement for public streetlight and fire hydrant purposes shall be retained on all
vacation actions abutting public street corridors that will remain dedicated and
available for public use. Also, if applicable and where needed, public easement
corridors and sight visibility or other easements that would/should cross any right-
of-way or easement being vacated must be retained.
7. If the Order of Vacation is not recorded within one (1) year after approval by the
City of Las Vegas or an Extension of Time is not granted by the Planning Director,
then approval will terminate and a new petition must be submitted.
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
ISSUES
ANALYSIS
It is Public Works’ policy to require all affected property owners to agree in writing to
vacating adjacent public right-of-way to ensure that any access issues be avoided. We
note the applicant has been unable to obtain concurrence by the adjacent land owner of
APN #139-35-401-002. As a result of the neighbor’s disagreement, the applicant has
submitted this Variance application, to allow the public alley to terminate in a stub
instead of the required circular turn-around. We note, however, that the alley currently
ends in such a stub, as it terminates into the back of a building.
The Department of Public Works and the Department of Planning recommend denial of
the Variance and Vacation requests.
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
FINDINGS (VAR-74560)
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
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
05/21/18 submittal requirements and deadlines were reviewed for a proposed Petition
to Vacate.
Neighborhood Meeting
A neighborhood meeting was not required or held.
JAB
VAR-74560 and VAC-74081 [PRJ-73463]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Field Check
During a routine field check, staff observed the alley and surrounding
properties. There was a homeless man at the end of the alley. There was
10/04/18
some light graffiti on the properties facing the alley, and multiple patches of
paint to cover previous graffiti.
JAB
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VAR-74560 [PRJ-73463] - VARIANCE - APPLICANT/OWNER: DE LA CRUZ GONZALEZ REVOCABLE LIVING
TRUST
NORTH OF CHARLESTON BOULEVARD AND EAST OF 14TH STREET
10/04/18
VAR-74560 [PRJ-73463] - VARIANCE - APPLICANT/OWNER: DE LA CRUZ GONZALEZ REVOCABLE LIVING
TRUST
NORTH OF CHARLESTON BOULEVARD AND EAST OF 14TH STREET
10/04/18
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Agenda Item No.: 25.
SUBJECT:
VAC-74081 - VACATION RELATED TO VAR-74560 - PUBLIC HEARING -
APPLICANT/OWNER: DE LA CRUZ GONZALEZ REVOCABLE LIVING TRUST - For
possible action on a request for a Petition to Vacate a 20-foot wide public alley generally located
north of Charleston Boulevard and east of 14th Street, Ward 3 (Coffin) [PRJ-73463]. Staff
recommends DENIAL.
C.C.: 12/19/2018
RECOMMENDATION:
Staff recommends DENIAL, if approved, 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.
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Agenda Item No.: 26.
SUBJECT:
VAR-74643 - VARIANCE - PUBLIC HEARING - APPLICANT/OWNER: CARPI
ENTERPRISES, LLC - For possible action on a request for a Variance TO ALLOW A ZERO-
FOOT REAR YARD SETBACK WHERE 20 FEET IS REQUIRED on 2.69 acres at the
southeast corner of Charleston Boulevard and Arville Street (APNs 162-06-510-001 and 002), C-
1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74555]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - VAR-74643 and SDR-74641 [PRJ-74555]
2. Conditions and Staff Report - VAR-74643 and SDR-74641 [PRJ-74555]
3. Supporting Documentation - VAR-74643 and SDR-74641 [PRJ-74555]
4. Photo(s) - VAR-74643 and SDR-74641 [PRJ-74555]
5. Justification Letter - VAR-74643 and SDR-74641 [PRJ-74555]
6. Protest (1) Postcard for VAR-74643 and SDR-74641 [PRJ-74555]
VAR-74643 and SDR-74641 [PRJ-74555]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
APPROVALS 0
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
VAR-74643 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-74641 CONDITIONS
Planning
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
4. All development shall be in conformance with the site plan date stamped 10/23/18;
and landscape plan and building elevations, date stamped 09/26/18, except as
amended by conditions herein.
5. Refuse collection areas and dumpsters shall be provided in sufficient size and
numbers to meet the needs of the development; be located away from the street
front and screened from view from rights-of-way, sidewalks, and abutting
properties through the use of landscaping and screening; and shall have solid
metal gates, and a roof or trellis structure. Refuse collection areas and dumpsters
may not reduce the required amount of parking stalls without the approval of a
Variance.
7. The loading zones shall be a minimum size of fifteen feet in width, twenty-five feet
in length, with a fifteen-foot vertical clearance.
8. A Waiver from Title 19.08 is hereby approved, to allow a zero-foot wide landscape
buffer along a portion of the east property line where eight feet is required.
9. A Waiver from Title 19.08 is hereby approved, to allow a zero-foot wide landscape
buffer along a portion of the west property line where 15 feet is required.
10. A Waiver from Title 19.08 is hereby approved, to allow a zero-foot wide landscape
buffer adjacent to the south property line where 15 feet is required.
11. A Waiver from Title 19.08 is hereby approved, to allow a five-foot wide landscape
buffer along a portion of the north property line where 15 feet is required.
12. 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.
13. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
14. 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.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
17. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
18. 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.
19. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Conditions Page Four
November 13, 2018 - Planning Commission Meeting
23. 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.
25. Concurrent with development of his site, remove any unused sewer laterals to this
site per city standards.
26. 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-74643 and SDR-74641 [PRJ-74555]
Conditions Page Five
November 13, 2018 - Planning Commission Meeting
27. Submit a License Agreement for landscaping and private improvements in the City
of Las Vegas portion of the Charleston Boulevard and Arville Street public rights of
way prior to this issuance of permits for these improvements. The applicant must
carry an insurance policy for the term of the License Agreement and add the City
of Las Vegas as an additionally insured entity on this insurance policy. If requested
by the City, the applicant shall remove property encroaching in the public right-of-
way at the applicant's expense pursuant to the terms of the City's License
Agreement. The installation and maintenance of all private improvements in the
public right of way shall be the responsibility of the applicant and any successors in
interest to the property and assigns pursuant to the terms of the License
Agreement. Coordinate all requirements for the License Agreement with the Land
Development Section of the Department of Building and Safety (229-4836).
28. 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.
29. 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.
30. Site development to comply with all applicable conditions of approval for
“Charleston and Arville Commercial Subdivision” (TMP 71647) and any other
applicable site related actions.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to redevelop 2.69 acres adjacent to the southeast corner of
Charleston Boulevard and Arville Street with a 35,220 square-foot shopping center.
ISSUES
ANALYSIS
The subject site is an existing shopping center located on the southwest corner of
Charleston Boulevard and Arville Street. The overall site includes 2.69 acres, with the
southwestern portion of the subject site currently undeveloped. The southern property line
of the site is adjacent to an alley that also contains an NV Energy power easement with
overhead power lines. The existence of overhead power lines within an NV Energy
easement prohibits the planting of trees adjacent to the southern property line.
On January 17, 2018, the City Council approved a request for a Tentative Map (TMP-
71647) that allows the applicant to create a one-lot commercial subdivision. Staff has
added a recommended Condition of Approval for the applicant to meet with the City
Surveyor to determine the most appropriate mapping action necessary, and to comply with
the Conditions of Approval set forth by Tentative Map (TMP-71647). Tentative Map (TMP-
71647) does not expire until January 17, 2022 (four years).
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The applicant has proposed to demolish the existing structures on-site and replace them
with three new structures. The first would be a 10,620 square-foot building located on the
northwest corner of the site, adjacent to the corner of Charleston Boulevard and Arville
Street. This structure complies with Title 19.08, which requires buildings on corner lots to
be oriented to the corner. This structure is not designated for a particular use at this time.
The second is a proposed restaurant building with drive through facilities fronting
Charleston Boulevard. No particular tenant is proposed at this time, but the proposed
structure would accommodate a restaurant with drive through up to 3,000 square feet in
size.
The third and final structure proposed is a 21,600 square-foot linear building adjacent to
the southern property line. This configuration takes into account the alley and NV Energy
Power easement as the planting of trees is prohibited adjacent to this easement. The
applicant is requesting a Waiver to allow a zero-foot wide landscape buffer adjacent to this
south property line and instead allow for direct vehicular access to the rear of the structure
from the adjacent alley. The applicant has proposed two loading zones for this area to
allow future tenants to utilize the alley and receive deliveries in the rear of the building and
not disturb customer traffic in the front of the building. A trash enclosure is also proposed
for this area, in the far southeast corner of the subject site.
When a proposed site is located on a corner and potentially contains two “frontages,” Title
19 defines the frontage regardless of building orientation or addressing, as the one with
the shortest street frontage. In this instance, that frontage is Arville Street. This third
structure is proposed to be constructed up to the eastern most property line, or the “rear”
property line. This has resulted in a request for a zero-foot rear yard setback where Title
19.08 requires a 20-foot rear yard setback. Staff does not support this request, as this is a
self-imposed hardship and not the result of a site constraint. This has also resulted in the
request for a Waiver to allow a zero-foot wide landscape buffer adjacent to the eastern
property line for the section of the building that is to be built to the property line. The
remaining portion of the required eight-foot wide landscape buffer for this eastern property
line has been proposed and is in compliance with Title 19.08.
A Waiver is also requested to reduce a portion of the required 15-foot wide landscape
buffer adjacent to the northern property line (Charleston Boulevard) in order to
accommodate a vehicular traffic lane; and a second landscape buffer width Waiver is
requested for a portion of the western property line to accommodate four parking stalls and
a vehicular drive lane. Staff does not support the Waiver requests as these are also self-
imposed hardships and not due to site constraints.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
The overall square-footage of the proposed shopping center is 35,220 square feet meeting
Title 19.12’s definition of a shopping center which requires a minimum of 25,000 square
feet. Meeting this requirement allows the development an overall parking requirement of
one space for every 250 square feet, regardless of future land uses. The proposed
development provides adequate parking as required by Title 19.12. However, future trash
enclosure placement may result in a parking deficiency in which an approved Variance
would be required to reduce the number of required parking stalls.
In a report prepared by the Traffic Division of Public Works, the proposed development will
add approximately 1,374 trips per day on Charleston Boulevard and Arville Street.
Currently, Charleston Boulevard is at approximately 65 percent of capacity and Arville
Street is at approximately 34 percent of capacity. With this project, Charleston Boulevard
is expected to be at approximately 68 percent of capacity, and Arville Street to be at
approximately 45 percent of capacity. Based on Peak Hour use, this development will add
into the area roughly 133 additional cars, or about two vehicles every minute.
The subject sites are located within Redevelopment Area 2 of the City of Las Vegas
Redevelopment Plan. In general, the goals and objectives of the redevelopment program
in Redevelopment Area 2 are as follows:
1. To eliminate and prevent the spread of blight and deterioration and the
conservation, rehabilitation and redevelopment of Redevelopment Area 2 in
accordance with the Master Plan, the Redevelopment Plan, local codes and
ordinances.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
While the proposed redevelopment of an existing shopping center supports several of the
goals set forth by the Redevelopment Area plan, staff finds the Variance and Waiver
requests to be self-imposed hardships and is recommending denial of the requests.
FINDINGS (VAR-74643)
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-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
FINDINGS (SDR-74641)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission must affirm the following:
The proposed shopping center is compatible with development in the area as the
subject site is currently surrounded by existing commercial development.
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 requirements set forth by
Title 19.08 for the rear setback of the proposed shopping center, or the required
landscape buffer widths.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
Site access remains as currently configured and will not be altered as part of the
proposed redevelopment project. The existing site access and circulation do not
negatively impact adjacent roadways.
4. Building and landscape materials are appropriate for the area and for the
City;
Building and landscape materials include stucco and ‘Texas Mountain Laurel’
shade trees; all of which are appropriate for the area and the City.
The proposed building materials consist of a stucco exterior with glass storefronts.
Staff has added a recommended Condition of Approval requiring all four sides of
the proposed buildings to be coherently designed and treated with a consistent
level of detailing and finish, and for the landscape materials to include 24-inch box
shade trees to be planted every 20 linear feet on-center.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
The proposed shopping center is subject to building permit reviews and regular
inspections during construction. In addition to regular inspections by a variety of
governmental agencies for the future land uses located within the proposed
shopping center once completed; thus, securing and protecting the public health,
safety and general welfare.
BACKGROUND INFORMATION
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
162-06-510-001
1954 Building Construction Year.
162-06-510-002
1963 Building Construction Year.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting where the submittal
09/13/18
requirements for a Site Development Plan Review were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
During a routine field check staff observed the existing shopping
center proposed for redevelopment. The southwestern portion of the
site was not developed and is currently unpaved. The remaining
10/04/18 portion of the site that is developed was free of trash and debris, and
no graffiti was observed by staff. Staff was able to confirm the existing
overhead power lines in existence adjacent to south property line
located within the NV Energy easement.
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Eleven
November 13, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Shopping
35,220 SF 1:250 141
Center
TOTAL SPACES REQUIRED 141 141 Y
Regular and Handicap Spaces Required 136 5 135 6 Y
Loading Spaces 3 3 Y
NE
VAR-74643 and SDR-74641 [PRJ-74555]
Staff Report Page Twelve
November 13, 2018 - 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 buffer adjacent to a Denial
property line. portion of the east
property line.
To allow a zero-foot
A 15-foot wide landscape wide landscape
buffer adjacent to the west buffer adjacent to a Denial
property line. portion of the west
property line.
To allow a zero-foot
A 15-foot wide landscape
wide landscape
buffer adjacent to the south Denial
buffer adjacent to the
property line.
south property line.
To allow a five-foot
A 15-foot wide landscape wide landscape
buffer adjacent to the north buffer adjacent to a Denial
property line. portion of the north
property line.
NE
VAR-74643
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ħੂשਙ⑾ՁŴЋ֭فŴ
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Ɔħ่㌱֭ผ֭кੂⓒ
╗γ֭ŴผऑħСŴこħкੂⓒਙ่⇡֭γŴк⑾ਙ⑾
ŴผऑħDz่֭שผऑผħ֭ⓒՁՁ
ОŐİֱՙㅡㄦㄦㄦ
xɱ゜ธ″゜ںฎ
SUBJECT:
SDR-74641 - SITE DEVELOPMENT PLAN REVIEW RELATED TO VAR-74643 - PUBLIC
HEARING - APPLICANT/OWNER: CARPI ENTERPRISES, LLC - For possible action on a
request for a Site Development Plan Review FOR A PROPOSED 35,220 SQUARE-FOOT
SHOPPING CENTER WITH WAIVERS TO ALLOW A ZERO-FOOT WIDE LANDSCAPE
BUFFER ALONG A PORTION OF THE EAST PROPERTY LINE WHERE EIGHT FEET IS
REQUIRED; A FIVE-FOOT WIDE LANDSCAPE BUFFER ALONG A PORTION OF THE
NORTH PROPERTY LINE AND A ZERO-FOOT WIDE LANDSCAPE BUFFER ADJACENT
TO A PORTION OF THE WEST PROPERTY LINE WHERE 15 FEET IS REQUIRED on 2.69
acres at the southeast corner of Charleston Boulevard and Arville Street (APNs 162-06-510-001
and 002), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-74555]. Staff recommends
DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Consolidated Backup
2. Supporting Documentation
3. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-74641
ОŐİֱՙㅡㄦㄦㄦ
xɱ゜ธ″゜ںฎ
SDR-74641
ОŐİֱՙㅡㄦㄦㄦ
xɱ゜ธ″゜ںฎ
SDR 74641
Carpi Enterprises, LLC
Previous Use
Net Change
Arville Street
Average Daily Traffic (ADT) 4,475
PM Peak Hour (heaviest 60 minutes) 358
Traffic Capacity of adjacent streets:
Adjacent Street ADT Capacity
Charleston Boulevard 53,445
Arville Street 13,104
This project will add approximately 1,374 trips per day on Charleston Blvd. and Arville St. Currently, Charleston is at
about 65 percent of capacity and Arville is at about 34 percent of capacity. With this project, Charleston is expected to
be at about 68 percent of capacity and Arville to be at about 45 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 133 additional cars, or about two every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 28.
SUBJECT:
SUP-74656 - SPECIAL USE PERMIT - PUBLIC HEARING - APPLICANT/OWNER: 2800
FREMONT, LLC - For possible action on a request for a Special Use Permit FOR A MULTI-
FAMILY RESIDENTIAL USE at the northeast corner of Oakey Boulevard and Atlantic Street
(APNs 162-01-201-006 and 007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-
74513]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. Location and Aerial Maps - SUP-74656 and SDR-74657 [PRJ-74513]
2. Conditions and Staff Report - SUP-74656 and SDR-74657 [PRJ-74513]
3. Supporting Documentation
4. Photo(s) - SUP-74656 and SDR-74657 [PRJ-74513]
5. Justification Letter - SUP-74656 and SDR-74657 [PRJ-74513]
6. Support (1) Postcard for SUP-74656 and SUP-74781 [PRJ-74513]
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
SS
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SUP-74656 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74781) and Site Development Plan Review (SDR-74657) shall be required.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
4. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
5. All City Code requirements and design standards of all City departments must be
satisfied, except as modified herein.
SUP-74781 CONDITIONS
Planning
1. Conformance to all Minimum Requirements under LVMC Title 19.12 for a Package
Liquor Off-Sale Establishment use.
2. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74656) and Site Development Plan Review (SDR-74657) shall be required.
3. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
SS
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
4. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
5. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit, as well as submitted as part of any business license
application.
6. 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-74657 CONDITIONS
Planning
1. Approval of and conformance to the Conditions of Approval for Special Use Permit
(SUP-74656) shall be required, if approved.
2. This approval shall be void two years from the date of final approval, unless
exercised pursuant to the provisions of LVMC Title 19.16. An Extension of Time
may be filed for consideration by the City of Las Vegas.
3. All development shall be in conformance with the overall site plan date stamped
10/18/18, individual site plans date stamped 10/11/18 and 10/17/18, landscape
plan date stamped 10/18/18, and building elevations date stamped 09/25/18 and
10/18/18, except as amended by conditions herein.
SS
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
8. Provide one additional loading space within the commercial portion of the site
meeting the requirements of Title 19.
9. Barbed wire shall be removed from all existing perimeter walls. In no case shall a
screen wall be constructed in the front yard along Fremont Street.
10. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
11. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
12. The minimum distance between multi-family residential buildings shall be 10 feet.
14. A Master Sign Plan shall be submitted for approval by the City of Las Vegas prior
to the issuance of a Certificate of Occupancy for any building on the site and prior
to the issuance of any sign permits.
15. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
SS
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
Conditions Page Four
November 13, 2018 - Planning Commission Meeting
16. Prior to the submittal of a building permit application, the applicant shall meet with
Department of Planning staff to develop a comprehensive address plan for the
subject site. A copy of the approved address plan shall be submitted with any
future building permit applications related to the site.
17. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
18. Grant or obtain, as appropriate, Traffic Signal Easements on the south side of
Fremont Street for the proposed signalized private driveway adjacent to this site
prior to the issuance of permits for this site.
19. Correct all Americans with Disabilities Act (ADA) deficiencies and remove all
unused driveway cuts, if any, on the sidewalk along Fremont Street adjacent to this
site in accordance with code requirements of Title 13.56.040 to the satisfaction of
the City Engineer concurrent with development of this site. All existing paving
damaged or removed by this development shall be restored at its original location
and to its original width concurrent with development of this site.
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.
21. Submit a License Agreement for landscaping and private improvements in the City
of Las Vegas portion of the Fremont Street public right 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).
22. Concurrent with on-site development activities, reconstruct the traffic signal
adjacent to this site to accommodate a southern leg for the private drive proposed
for this site. Additionally, the driveways connecting this site to the private
signalized driveway shall be a minimum of 24 feet in width.
SS
SUP-74656, SUP-74781 and SDR-74657 [PRJ-74513]
Conditions Page Five
November 13, 2018 - Planning Commission Meeting
24. 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.
25. 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.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant is proposing to develop a vacant 25.55-acre site with a 344-unit multi-
family residential complex and a 132,664 square-foot commercial development
containing multiple uses at the northeast corner of Oakey Boulevard and Atlantic Street,
with commercial frontage along Fremont Street.
ISSUES
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
ANALYSIS
The site currently consists of two assessor parcels (APNs 162-01-201-006 and 007) on
a mapped triangular shaped lot. Prior to December 2014, APN 162-01-201-006
consisted of two smaller parcels within Clark County jurisdiction zoned H-1 (Limited
Resort and Apartment). In December 2014, those H-1 parcels were annexed into the
City and designated a city-equivalent zoning of C-2 (General Commercial). APN 162-
01-201-007 was already located within city limits and had been part of property
containing a hotel and casino development, which was demolished in 2005.
In 2006, the City of Las Vegas Redevelopment Area 1 (RDA) was amended to include
certain parcels along Fremont Street, including 162-01-201-007. 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 is designated C (Commercial) and the non-RDA parcel is designated GC
(General Commercial), and both are in separate tax districts. Both the C and GC
designations allow for similar uses and zoning districts, and both parcels are already
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.
The applicant is proposing commercial uses along Fremont Street and multi-family
residential uses on the remainder of the site. The uses are not vertically integrated and
parking is not shared; therefore the uses do not conform to the Title 19.18 definition of
“Mixed-Use.”
The following Title 19.12 commercial uses are proposed with access from Fremont
Street:
· Single-story, 13,651 square-foot General Retail Store [Grocery Store] with
accessory gas pumps and canopy
· 26,085 square-foot Office, Medical or Dental
· Single-story, 2,000 square-foot Restaurant (including Drive Through use)
· Two-story, 90,928 square-foot Mini-Storage Facility with accessory truck rental
and recreational vehicle storage
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
The medical office and restaurant buildings are not planned to be built in the initial
phase of the project, and floor plans and elevations for these buildings are subject to
change. If approved, a condition of approval will require a separate Site Development
Plan Review for review of those specific developments prior to the issuance of permits
for those buildings.
All proposed uses are permitted in the existing C-2 (General Commercial) zoning
district. Multi-Family Residential and Mini-Storage Facility are conditional uses.
Pursuant to Title 19.12.040, if any of the conditional use regulations cannot be met, a
Special Use Permit is required. As the proposed development is not a mixed use
development by Title 19 definition, Conditional Use Regulation #1 for the Multi-Family
residential use cannot be met; therefore, a Special Use Permit has been requested for
the Multi-Family use pursuant to Title 19.12.040(B) (see analysis below). All conditional
use regulations for the Mini-Storage Facility use can be met by the proposal.
According to the Title 19.18 definition of “Lot Frontage” the front of the property is
Atlantic Street. The Director of Planning, pursuant to Title 19.18.020, has determined
Fremont Street to be the front of the site, as the site functions as though Fremont Street
is the primary frontage and as such is most compatible with the surrounding commercial
land uses. A Waiver of Title 19.08.040 building orientation and placement
requirements is requested to place commercial buildings along Fremont Street away
from the setback line and place parking in front of the buildings. Staff recommends
denial of the Waiver request, as parking should be located to the side and rear of the
proposed buildings to allow for a uniform and aesthetically pleasing street edge.
Access to the commercial uses is from three driveways along Fremont Street. The
northernmost driveway is already signalized and would occur on the north side of the
north property line as required through a recorded private access agreement provided
with the applicant’s submittal materials. An additional leg of the traffic signal will need to
be installed to control traffic at the intersection of the private drive with Fremont Street.
The commercial portion of the site is in conformance with all C-2 commercial
development standards; no variances are requested. Parking requirements are met
overall and for each component of the development, except that one additional loading
space is required for the site; a condition of approval addresses this deficiency.
Vehicular access is shared between parking areas, and sidewalks will connect buildings
along Fremont Street.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Adequate landscape buffers are provided along the site perimeter, except for four
portions of the south and west perimeter, for which a Waiver must be approved. Staff
supports this Waiver, as the reductions are minor and occur near the emergency access
and parking lot turnarounds for the multi-family residential development. Additional
landscaping in the amenity zone along Fremont Street is provided. A License
Agreement for maintenance of improvements within the City of Las Vegas portion of the
public right-of-way will be required, as well as an Occupancy Permit from the Nevada
Department of Transportation (NDOT) for private improvements within NDOT
jurisdiction. Buffers along the east (Fremont Street) and north property lines are
deficient in trees, although a note on the plans states conformance with Title 19
requirements. A condition of approval will ensure the minimum number of trees are
provided. An Exception is requested to allow fewer trees in the parking areas than
required. Staff approves the Exception, as the deficiency is negligible and a large
percentage of the multi-family parking area is covered by parking canopies.
The elevations of the proposed commercial buildings vary in architectural style and
character, resulting in a disintegrated aesthetic to the development. Although this
collection of uses cannot be defined as a Shopping Center per Title 19.18, the
development should have a unified theme. All buildings will minimally conform to
commercial design standards, containing variation in materials, wall planes and
rooflines.
The existing six-foot perimeter walls along Oakey Boulevard and Atlantic Street are
proposed to remain with minor improvements, which include re-stuccoing and removal
of existing barbed wire. The wall will be modified with perforated steel view fences
where emergency access is provided. Per Title 19.08.040(G) perimeter walls must be
decorative and contain contrasting materials, unless the applicant can provide proof of a
building permit for the existing walls. Wrought iron fencing is proposed along Fremont
Street behind the required landscape buffer. Solid walls separate the commercial area
(and in particular the Mini-Storage Facility) from the residential area. In no case shall a
screen wall be erected along the frontage.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
This use is conditional in the C-2 (General Commercial) zoning district. The Conditional
Use Regulations include the following:
The proposed use does not meet this requirement. Per Title 19.18, “Mixed-Use” is
“the vertical integration of residential uses and commercial or civic uses within a
single building or a single development”; the proposed commercial and residential
uses are side by side, or “horizontal.” Therefore, a Special Use Permit is required.
There are no minimum Special Use Permit requirements for this use.
The Multi-Family Residential use consists of 344 for-rent units within 22 two-story
buildings. Five unique building types include different configurations of studio, one-
bedroom, two-bedroom and three-bedroom units. Access to the complex is proposed
from Fremont Street through the proposed commercial area. A visitor parking area and
leasing office is provided outside the gates leading to the apartment buildings. Twenty-
four foot private drives provide access to surface parking facilities and to each building.
Amenities for residents only that are accessory to this use include a soccer field,
outdoor gym, outdoor basketball court, swimming pool with cabanas, two picnic shelters
and two activity pavilions. Trash enclosures are provided at the approximate rate of one
per three buildings within the complex. Staff notes that an accessory clubhouse [termed
a “Community Center, Private (Accessory)”] by Title 19 is not a permitted use in the C-2
zoning district. The leasing office and resident amenities are permitted accessory uses.
The net density of the proposed development is 13.46 dwelling units per acre. There is
no maximum density cap in the C-2 zoning district. Staff notes, however, that if the
multi-family residential portion of the site is remapped in the future and rezoned for
strictly residential uses that the density would increase to approximately 21 dwelling
units per acre.
The proposed development is adjacent to R-1 (Single Family Residential) zoned lots to
the south and west. The R-1 front yard setback requirement is 20 feet along Atlantic
Street and Oakey Boulevard. Per Title 19.08 residential adjacency requirements, the
proposed buildings on this site facing those streets must also be at least 20 feet from
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
the residential property line, regardless of the allowed C-2 setbacks. The proposed
buildings on the perimeter have been designed to meet the required 3:1 proximity slope
from the property line of the single family residential lots and to match the adjacent
residential setback.
“An establishment, other than a grocery store with alcohol or a retail establishment with
package liquor off-sale, whose license to sell alcoholic beverages authorizes their sale
to consumers only and not for resale, in original sealed or corked containers, for
consumption off the premises where the same are sold. This use includes an
establishment that provides on-premises wine, cordial and liqueur tasting if the licensee
also holds a wine, cordial and liqueur tasting license for that location. This land use
entitlement shall only permit the consideration of LVMC Title 6 package alcoholic
beverage licenses for the following types of establishments:
The proposed use meets the definition, as the proposed retail store is an establishment
that intends to sell alcoholic beverages in the original, sealed containers for off-premise
consumption. The retail display and sales space for alcoholic beverages exceeds 10
percent of the total retail display and sales area and therefore the use cannot be
classified as a grocery store for purposes of obtaining a package liquor license under
LVMC Title 6.
The Minimum Special Use Permit Requirements for this use include the following (an
asterisk signifies that the condition 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 minimum separation
between a package liquor off-sale establishment and other uses that should be
protected from impacts associated with a package liquor off-sale establishment
and/or possible impacts associated with the saturation of package liquor off-sale
establishments in any particular area of the City. Therefore, except as otherwise
provided herein, such package liquor off-sale establishment use shall be separated
from other uses as indicated below:
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
*b. Except as otherwise provided, no liquor store shall be located within 1000 feet
of any other liquor store, liquor establishment (tavern), urban lounge or sexually
oriented business.
The proposed use meets this requirement, as there are no protected uses within
400 feet of the subject property. In addition, there is no other liquor store, liquor
establishment (tavern), urban lounge or sexually oriented business within 1,000 feet
of the subject property.
b. Any parcel which lacks access to a public street or has no area for onsite
parking and which has been created so as to avoid the distance limitation
described in Requirement 1.
The proposed use meets this requirement, as measurement is taken with reference
to the property line of the entire subject property. There are no interior property
lines that can be used for measurement purposes.
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
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
This requirement does not apply, as the subject parcel area is less than 80 acres in
size.
The proposed use does not meet this requirement and therefore the distance
separation requirement in Requirement 1 cannot be waived. No distance
separation waiver is required for this use, and none is requested.
*6. All businesses which sell alcoholic beverages shall conform to the provisions of
LVMC Chapter 6.50.
The proposed use meets this requirement, as alcoholic beverages would be sold in
sealed containers as part of the operations of a liquor store. A standard condition
of approval requires conformance to this section of the code.
*7. No package liquor off-sale use shall be permitted on or adjacent to the Pedestrian
Mall, as defined in LVMC Chapter 11.68.
*8. This use is permitted in the C-PB Zoning District only when it is ancillary to a craft
distillery that qualifies as such under NRS 597.235.
This requirement does not apply, as the subject site is zoned C-2 (General
Commercial).
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
The applicant’s floor plan indicates that alcohol displays would be located within corner
spaces dedicated to a beer cave and a liquor room. Together, these displays total
approximately 13.6 percent of the retail floor area of the store. A gaming area with 15
slot machines is proposed at the opposite end of the store.
A Master Sign Plan is required for this development prior to issuance of building permits
or sign permits. As no application for a Master Sign Plan was submitted in conjunction
with the Site Development Plan Review, a condition of approval addresses this
requirement.
The Clark County School District projects that 86 additional primary and secondary
school students will be generated by the proposed residential development on this site.
Of the schools at each level in the area, Crestwood Elementary School is over program
capacity, Knudson Middle School is under capacity and Valley High School is over
capacity for the 2017-2018 school year.
The Traffic Engineering Division of Public Works projects that 501 additional vehicles
(or about eight every minute) would be added to Fremont Street, Atlantic Street and
Oakey Boulevard at peak hour use as a result of the proposed development. Each of
the named streets is well under capacity. It should be noted that the site is designed
such that the only primary access is from Fremont Street, which should reduce negative
traffic impacts to the adjacent single family neighborhood.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
FINDINGS (SUP-74656)
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 proposed site is adequate to accommodate the size and intensity of a multi-
family residential use.
Access to the proposed use will be provided from Fremont Street, a 165-foot wide
Primary Arterial as classified by the Master Plan of Streets and Highways. Private
access to the complex is proposed from Fremont Street through the proposed
commercial area. These facilities will be sufficient to meet the requirements of the
proposed multi-family residential 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.
Objective 1.1 of the Las Vegas 2020 Master Plan calls for the development of a
significant residential component within the Downtown area to provide a catalyst
for establishment of service commercial uses in this area. However, this is to be
achieved in the context of mixed-use development on vacant sites such as the
subject site. Vertical integration of ground floor commercial uses is appropriate in
this area.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Eleven
November 13, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The Multi-Family Residential use does not meet Conditional Use Regulation #1,
which restricts such development only to approved mixed-use projects. There are
no minimum Special Use Permit requirements.
FINDINGS (SUP-74781)
In order to approve a Special Use Permit application, per Title 19.16.110(L) the Planning
Commission and City Council must affirm the following:
The proposed land use meets all distance separation requirements, would be
located within a commercial area with highway frontage and is compatible with the
proposed commercial uses. However, staff cannot support a development that
separates commercial and residential uses on the same commercially zoned site
and therefore cannot support a Special Use Permit for the proposed Package
Liquor Off-Sale Establishment.
2. The subject site is physically suitable for the type and intensity of land use
proposed.
The site will provide sufficient parking for all proposed uses. The Package Liquor
Off-Sale Establishment use is proposed within a new retail (grocery) store and
does not generate additional parking.
Access to the proposed use will be provided from Fremont Street, a 165-foot wide
Primary Arterial as classified by the Master Plan of Streets and Highways. This
roadway is adequate in size to accommodate the proposed use.
4. Approval of the Special Use Permit at the site in question will not be
inconsistent with or compromise the public health, safety, and welfare or
the overall objectives of the General Plan.
The proposed use will be subject to licensing review and regular inspection,
thereby protecting the public health, safety and general welfare.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Twelve
November 13, 2018 - Planning Commission Meeting
5. The use meets all of the applicable conditions per Title 19.12.
The proposed use conforms to all applicable minimum requirements under the
Package Liquor Off-Sale Establishment use.
FINDINGS (SDR-74657)
In order to approve a Site Development Plan Review application, per Title 19.16.100(E)
the Planning Commission and/or City Council must affirm the following:
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
The proposed development is inconsistent with Title 19.12 with regard to the
placement of multi-family residential uses outside of the context of a mixed-use
development, and it is also inconsistent with the intent of the C-2 (General
Commercial) zoning district. In addition, insufficient landscaping is provided along
the north and east property lines and within the parking lot. The applicant
requests multiple waivers and exceptions from Title 19 to accommodate the
development that are not related to a deficiency in the site itself and therefore
cannot be supported.
All vehicular traffic will be directed to and from Fremont Street, a 165-foot Primary
Arterial street as classified by the Master Plan of Streets and Highways and will
not negatively affect neighborhood traffic west and south of the proposed
development. There are no planned pedestrian gates to the adjacent single-
family neighborhood.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Thirteen
November 13, 2018 - Planning Commission Meeting
4. Building and landscape materials are appropriate for the area and for the
City;
Building and landscape materials are generally appropriate for this area of the
city; however, the existing perimeter walls lack contrasting materials and some
areas of the perimeter are deficient in trees that provide cooling, shading and
screening properties.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Fourteen
November 13, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Fifteen
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
A pre-application meeting was held with the applicant to discuss
08/29/18 submittal requirements for entitlements for a large commercial and
residential development.
Neighborhood Meeting
A neighborhood meeting was not required, nor was one held.
Field Check
The site is partially asphalted with parking lot light standards;
however, weeds and other vegetation have grown through the
asphalt. Along Fremont Street, the site is bordered by a chain link
10/04/18 fence and screen wall. Along Oakey Boulevard and Atlantic Street,
the site is bound by an existing stucco wall that has been abated for
graffiti. The southeast corner of the site contains some trash and
debris.
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Sixteen
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Seventeen
November 13, 2018 - Planning Commission Meeting
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Eighteen
November 13, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
Multi-Family
Residential:
1.25
Studio/1 BR 112 units spaces 140
per unit
1.75
2 BR 208 units spaces 364
per unit
2 spaces
3 BR 24 units 48
per unit
1 space
Guest 344 units 58
per 6 units
TOTAL
610
RESIDENTIAL
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Nineteen
November 13, 2018 - Planning Commission Meeting
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Handi- Handi-
Units Ratio Regular Regular
capped capped
Commercial:
General Retail, 1 space
Other Than 13,651 SF per 175 79
Listed SF GFA
1 space
per 50 SF
2,000 SF
seating
(1,200 SF
and
seating/
Restaurant waiting + 28
waiting +
1 space
800 SF
per 200
remaining)
SF
remaining
1 space
per 200
SF up to
Office, Medical 2,000 SF;
26,085 SF 148
or Dental 1 space
per 175
SF
remaining
5 spaces
+ 1 space
725 units per 50
Mini-Storage
5 rental units + 1 25
Facility
vehicles space per
rental
vehicle
TOTAL 132,664
280
COMMERCIAL SF
TOTAL SPACES REQUIRED 890 944 Y
Regular and Handicap Spaces Required 870 20 915 29 Y
3 spaces
plus 1 per
Loading 132,664
100,000 4 3 N
Spaces SF
SF over
50,000 SF
SS
SUP-74656, SUP-74781 AND SDR-74657 [PRJ-74513]
Staff Report Page Twenty
November 13, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
Buildings for standalone
projects or individual pad
developments associated To allow buildings along
with a larger commercial Fremont Street to be set back Denial
center should be located at from the minimum setback line
the front of the site at the
minimum setback line (10’)
Min. 15’ wide perimeter To allow 7’ buffers along
landscape buffer along all portions of the south (Oakey Approval
rights-of-way Blvd.) and west property lines
Exceptions
Requirement Request Staff Recommendation
Developments of 5 acres in
size or greater shall provide To allow no common plaza
a minimum of 50 square feet open space where a minimum
Denial
of plaza space for each one of 447 square feet of plaza
acre of gross land area (8.93 space is required
acres)
Parking lot trees for every six
To allow 111 parking lot trees
uncovered spaces plus one Approval
where 142 are required
tree at the ends of each row
SS
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Ɔ Dz ╗Ա A ฌ Ա Ձ C Ḛ ฎฌ ОŐḶОḶƆDzC̶ㅡㅡฌ ОŐḶОḶƆDzC╗ÛḶֱƆ╗ḶŐฌ
ธฎxxDz㈠СŐDzҜḶЌ╗Ɔ╗ŐDzDz╗ⓒฌ
╗ О Dz ●Ћ ฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฎɱںxㅡฌ
ⓈЌ●╗ƆAОAŐ╗ҜDzЌ╗ฌ Ҝ●Ќ●ֱƆ╗ḶŐAḚDzСA●Ձ●╗ฌ
ںㄦƥֱxफҜ ●Ќ ㈠ฌ ḶҜОՁDzṲฌ Ա ՁC Ḛ ธxฌ Û゜ḶСС●DzAЌCСՁḶḶŐฌ
Ő ㈠Ḷ ㈠Û ฌ ╗ О Dz Ћ ฌ ҜAЌAḚDzŐƥƆAОAŐ╗ҜDzЌ╗ฌ
ՁA Ќ C A О Dz ฌ ㌫ɱxⓒɱธฎƆСฌ
ㅡㄦⓒㅡ″ㅡƆСОDzŐСՁḶḶŐฌ
AОЌƆ̬ں″ธֱxֱںธxֱںxx″ִں″ธֱxֱںธxֱںxxՙฌ
Ɔ Dz ╗Ա A ฌ
Ћ●●Ќ●╗ҜAО̬ฌ
ŐDzCDzЋDzՁḶОҜDzЌ╗ḶСธฎxxDzСŐDzҜḶЌ╗Ɔ╗㈠ฌ
●Ő
Ɔ
ฌ
╗A ̶ฌ
ฌ
Ա Ձ C Ḛ ɱฌ Ա ՁC Ḛ ںฎฌ
╗ О Dz ●●ฌ ╗ О Dz ●●ฌ
Ɔ╗
ԱA
A ●Ő
ธฌ
फ ╗
ֱธ Ɔ Dz
ㅡƥ Ձ
Ա ՁC Ḛ ںںฌ Ա Ձ C Ḛ ̶ںฌ Ա ՁC Ḛ ںㄦฌ ̶ x ╗ ●A
╗ О Dz ●●●ฌ ╗ О Dz ●●ฌ ╗ О Dz ●●●ฌ
DzЌ ●֭ CŴ֭שฌ C֭㌱ผħऑשħਙ่ฌ
●C
DzƆ
Ő
Ձ ƆDz
A ╗
㈠ฌ
ฎƥ Ќ C Ա A
Ɔ●╗DzՁḶA╗●ḶЌ̬ฌ
●Ќ О Dz
Ɔ
ֱx Ɔ
Ա Dz
फҜ A ฌ
●Ќ
㈠
ںⓈ ● ╗Ա A
x ƥֱ Ձ C
AОЌ̬ں″ธֱxֱں″x̶ֱxxںฌ
x फ ●Ќ
Ҝ Ḛ ฌ
ΎḶЌ●ЌḚ̬ḚDzЌDzŐAՁฌ
㈠ Ա Ձ C Ḛ ںㅡฌ Ա ՁC Ḛ ں″ฌ Ա ՁC Ḛ ںՙฌ ḶҜҜDzŐ●AՁC●Ɔ╗Ő●╗ฌ
●Ќ Ա Ձ C Ḛ ںxฌ Ա ՁC Ḛ ںธฌ
╗ О Dz ●●●ฌ ╗ О Dz ●ฌ ╗ О Dz ●●ฌ ╗ О Dz ●Ћ ฌ
╗ О Dz ●●ฌ
Ḛ
फҜ Ő
●Ќ
ƥֱx A ฌ
C
ธx Ő Dz Оผਙ㈾֭㌱שЌਙ㈠ฌ
●Ձ
A
CŴ̬֭ש AⓈḚⓈƆ╗ںɱⓒธxںฎฌ
ԱⓈ
╗Ա
ƆDz ㈠
●Ќ CผŴʉ่̬ İ㈠AŐŐḶՁՁฌ
फҜ Û DzAƆ╗ḶADzԱՁЋCฌ Ő֭ﭨħ֭ʉ֭₡̬İ㈠AŐŐḶՁՁฌ
ฌ Dz
ƥֱx Ḷ ㈠ DzṲ●Ɔ╗●ЌḚОŐḶОDzŐ╗Ձ●ЌDzฌ
A AО
ںㄦ Ő ㈠
Ő ㈠Ḷ ㈠Û ฌ
CผŴʉħ่ف╗ħשк̬֭ฌ
Ɔ Dz ╗Ա A ฌ
Ա Ⓢ ●ՁC ●Ќ Ḛ ฌ
╗Ա Ɔ
ธxƥֱxफҜ ●Ќ ㈠
Ɔ Dz ╗Ա A ฌ
ںㄦƥֱxफҜ ●Ќ ㈠
ՁA
ՁA Ќ C Ɔ A О Dz ฌ
ƆDz ЌC
ḶЋDzŐAՁՁƆ●╗Dzฌ
ОՁAЌฌ
ОŐİֱՙㅡㄦ̶ں
ฎxƥฌ
ḶЋDzŐAՁՁƆ●╗DzОՁAЌฌ ںx゜ธɱ゜ںฎ
A ㅡxƥ ฎxƥ ں″xƥ Ɔγ֭֭שЌਙ㈠̬ฌ
ƆAՁDz̬ںफएฎxƥֱxफฌ
AƆں㈠xxฌ
ЌDz╗ ⒋
⒋ ฌ
ںɱฎxС֭שħﭨŴкОкŴ▷ŴCผħ֭ﭨⓒƆħ֭שㅡㄦxⓒฌ
ՁŴЋ֭فŴⓒЌЋฎɱ̶ںㄦฌ
ՙxธ㈠″ธㅡ㈠xxธธฌ
ḚŐḶƆƆ ⒋
⒋ ฌ ʉʉʉ㈠ОкħผħC֭ħ่ف㈠㌱ਙこฌ
फฌ
ֱx ฌ Dz
ㄦƥ Ќ ╗ О ΎḶЌ●ЌḚCA╗A̬ฌ
ںŐ Ḷ A ฌ
С C Ɔ A ⓈŐŐDzЌ╗ΎḶЌ●ЌḚ̬ฌ ֱธӧḚDzЌDzŐAՁḶҜҜDzŐ●AՁC●Ɔ╗Ő●╗ỏฌ
Ќ Ա
A ╗ ОŐḶОḶƆDzCΎḶЌ●ЌḚ̬ฌ ЌḶĠAЌḚDzฌ
Ձ ƆDz
ⓈŐŐDzЌ╗ՁAЌCⓈƆDzОՁAЌ̬ฌ ḶҜҜDzŐ●AՁฌ Ձ●DzЌ╗ฌ
फฌ
″ฌ ֱx ОŐḶОḶƆDzCՁAЌCⓈƆDzОՁAЌ̬ฌ ЌḶĠAЌḚDzฌ
ฌ xƥ Ќ ╗ Ḛ
ธफ ںŐ Ḷ ●Ќ
С ●Ձ C A ΎḶЌDzĠAЌḚDzCŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶฌ Ṳฌ
ธ ƥֱ Ա
̶ Ա Ⓢ Dz╗
Ɔ ƆОDz●AՁⓈƆDzОDzŐҜ●╗ƆŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶฌ Ṳฌ
″ฌ ÛA●ЋDzŐƆŐDzỢⓈ●ŐDzC̬ DzƆ Ṳฌ ЌḶฌ
ЋAŐ●AЌDzƆŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶ Ṳฌ
ƥฌ
Ő
ธ
ㄦㅡ
ฎƥ
ㅡฌ
ֱx
फ ԱⓈ●ՁC●ЌḚƆDz╗ԱAƆӧՁAЌCƆAОDzƆDz╗ԱAƆỏ̬ฌ
ֱx
फฌ
ฎƥ
ں СŐḶЌ╗̬ ںxƥӧںㄦƥỏฌ
ںธฌ ̶ฌ
ƥ ƆDzḶЌCAŐСŐḶЌ╗AḚDz ЌAฌ
″
ฎฌ ╗γ֭֭₡ผŴʉħ่فŴ่₡ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่Ŵผ֭ħ่שผこ่֭שਙ⑾֭ผﭨħ㌱֭Ŵ่₡ฌ
″ ںx फฌ ●Ќ╗DzŐ●ḶŐƆ●CDz ЌAฌ ผ֭こŴħ่שγ֭ऑผਙऑ֭ผੂשਙ⑾ОкħผħC֭ħ่فƆש₡ħਙ㈠ਙऑħ֭ਙ⑾₡ผŴʉħ่فŴ่₡ฌ
ƥ ″ฌ ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่ผ֭שŴħ่֭₡⇡ੂשγ֭㌱кħ่֭שこŴੂ⇡֭שħкħ▷֭₡ਙ่кੂ⑾ਙผשγ֭ऑผਙ㈾֭㌱שฌ
ฎ ƥฌ ɱ ƥֱՙ ⑾ਙผʉγħ㌱γשγ֭ੂŴผ֭ऑผ֭ऑŴผ֭₡ⓒŴ่₡่ਙש⑾ਙผ㌱ਙ่שผ㌱שħਙ่ਙ⑾Ŵ่ੂਙשγ֭ผฌ
ㅡㄦ ŐDzAŐ ЌAฌ ऑผਙ㈾֭㌱ש㈠╗γ֭֭ऑкŴ่Ŵผ่֭ਙששਙ⇡֭ผ֭ऑผਙ₡㌱֭₡ⓒ㌱γŴ่֭ف₡ਙผ㌱ਙऑħ֭₡ħ่Ŵ่ੂฌ
⑾ਙผこਙผこŴ่่֭ผʉγŴשਙ֭֭ﭨผⓒ่ਙผŴผ֭שγ֭ੂשਙ⇡֭Ŵħ่֭ف₡שਙŴ่ੂשγħผ₡ฌ
ㅡฌ ҜAṲ㈠ԱⓈ●ՁC●ЌḚĠDz●ḚĠ╗ӧA╗ⓈAՁỏ̬ ╗ḶԱDzCDz╗DzŐҜ●ЌDzCฌ ऑŴผੂשⓒʉħשγਙש⑾ħผשਙ⇡שŴħ่ħ่فשγ֭֭ゥऑผ֭֭₡ʉผħ่֭ששऑ֭ผこħħਙ่Ŵ่₡ฌ
ฎƥฌ
̶ں
ธ ㌱ਙ่่֭שਙ⑾שγ֭₡֭ħ่فऑผਙ⑾֭ħਙ่Ŵк㈠Ûผħ่֭שש₡ħこ่֭ħਙ่ਙ่שγ֭֭ฌ
ƥ
″ƥ
₡ผŴʉħ่فγŴккγŴ֭ﭨऑผ֭㌱֭₡่֭㌱֭ਙ֭ﭨผ㌱Ŵк֭₡₡ħこ่֭ħਙ่㈠ฌ
СŐ
ҜAṲ㈠ԱⓈ●ՁC●ЌḚĠDz●ḚĠ╗ӧAՁՁḶÛDzCỏ̬ ЌAฌ ㌱㌱ਙऑੂผħفγשธxںฎⓒОкħผħC֭ħ่فƆש₡ħਙฌ
ɱฌ ฎ ƥฌ Ҝ●Ќ㈠ՁḶ╗Ɔ●ΎDz ЌAฌ
ںฎ
ฌ
DzҜ
ƥ
″ƥ ㅡฌ
Ḷ
Ҝ●ЌՁḶ╗Û●C╗Ġ ںxxƥֱxफฌ
ฎ ƥฌ
ƥ ں ㅡฌ
ㄦ
ㄦㅡ
ɱx Ҝ●ЌՁḶ╗CDzО╗Ġ ЌAฌ
Ќ╗
ƥ
С●
̶″
ŐDz
Ɔ
″ƥ ੧Ɔ●╗DzḶЋDzŐAḚDzԱԱⓈ●ՁC●ЌḚСḶḶ╗ОŐ●Ќ╗ӧธ″ⓒxฎㄦ゜̶̶ںⓒธฎxỏ̬ ںɱ㈠″੧ฌ
″ฌ
ธㅡ Ձ A
ƥ ЌDz
╗Ő
ںㅡ
ںں
ฌ
ں
ธฌ
ƥฌ
ОAŐ●ЌḚAЌAՁƆ●Ɔ̬ฌ
DzDz
″ƥ
ธ ƥฌ
̶″
ƥ
ㅡฌ ㄦㅡ ″ฌ
ㄦ
″ƥ
╗ฌ
ОŐḶОḶƆDzCҜDzC●AՁḶСС●DzԱⓈ●ՁC●ЌḚฌ
ฌ
″ƥ
ƥ ںxฌ
ںㄦ ″ฌ ОAŐ●ЌḚŐDzỢⓈ●ŐDzC̬̬ںธxxƆСⓈО╗ḶธⓒxxxƆСฌ
ธ
̶ںฎฌ
ㄦㅡ
ƥ ƥ ОAŐ●ЌḚŐDzỢⓈ●ŐDzC̬ں̬ںՙㄦƆСDzAĠACC●╗●ḶЌAՁƆСฌ
ㅡƥ
ƥฌ
″ ̶ฌ
ฌ ںㄦ ㄦƥ ƥฌ ธㅡⓒxฎㄦƆСṲӧں̬ںՙㄦƆСỏฌ
Ő ธฎ ƥ ฌ ″ฌ ںㄦ
ธ ɱƥ ƥฌ
ฌ ฎ̶
ฎƥ ƥ ╗Ḷ╗AՁŐDzỢⓈ●ŐDzCӧ●ЌՁⓈC●ЌḚADzƆƆ●ԱՁDzỏ̬ ںㅡฎฌ
ںฎ
ƥ
ɱƥ ںฎ
″ƥ
ㄦƥ ՙ ╗Ḷ╗AՁACAŐDzỢⓈ●ŐDzC̬ฌ ″ฌ
ฎƥ
ㅡ ƥฌ ฌ
ɱ ЌDz ╗Ḷ╗AՁACAОŐḶЋ●CDzC̬ฌ ฎฌ
ธㅡ
″ฌ ՁA
ธ Dz ںxฌ
Ő
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ՙฌ ںƥ
ں ƥ С● ╗Ḷ╗AՁОAŐ●ЌḚƆОADzƆОŐḶЋ●CDzC̬ ںՙฎฌ
ㅡƥ
ں ںฎ
ㅡ ″ฌ
ฎƥ
ՙ ╗Ḷ╗AՁՁḶAC●ЌḚƆОADzƆŐDzỢⓈ●ŐDzC̬ฌ ธฌ
ɱฌ
″ƥ
ฌ
╗Ḷ╗AՁՁḶAC●ЌḚƆОADzƆОŐḶЋ●CDzC̬ฌ ธฌ
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ㄦƥ
ƥ
ɱƥ
ธฌ
ฎƥ
ฌ ″ ฌ Ɔ●╗DzОՁAЌDzЌḶ╗DzƆ̬ฌ
ธ ฎƥ
ɱƥ
С Ⓢ ╗ Ⓢ Ő Dz Ҝ Dz C ● A Ձ ฌ
ㅡƥ
ㄦ
ฌ
ƥ
ㄦƥ
″ ںฎ Ḷ С С ● Dz Ա Ⓢ ●Ձ C ●Ќ Ḛ ฌ ں㈠ฌ ḶЌŐDz╗DzƆ●CDzÛAՁฌ
ƥฌ ɱ
ธฌ
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̶ธ
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ƥ
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ฎƥ
ƥ Dz ″ฌ
ɱ
ธㅡ
ƥ
Ձ AЌ ธ
ธฌ ̶㈠ฌ ОⓈԱՁ●ОAŐ●ЌḚฌ
ธ̶
Dz
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ㄦ
ฌ
ㄦㅡ
Ő
ƥฌ
ƥ
ںธ ƥฌ С● ՙฌ
Ա ՁC Ḛ ธธฌ ںฎ ̶ ՙฌ
ฎฌ ㅡ㈠ฌ ՁAЌCƆAОDzAŐDzAֱŐDzСDzŐ╗ḶՁAЌCƆAОDzОՁAЌƆ㈠ฌ
ㄦƥ
फฌ
ธ ̶ںฌ ㄦ㈠ฌ ╗ŐAƆĠDzЌՁḶƆⓈŐDzֱḶЌ╗ŐA╗ḶŐAЌCḶÛЌDzŐ╗ḶḶḶŐC●ЌA╗DzՁḶ●ЌḚִฌ
ɱƥ
ƥֱฎ
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Ő ںㄦƥֱ″फฌ
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फ
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ɱƥ
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ธㅡ
ㄦƥ
फฌ ㅡฌ
ฌ″
ՙ㈠ฌ
ƥ
ƥ̶ֱ ЋAЌADzƆƆ●ԱՁDzĠAЌC●AООAŐ●ЌḚAŐDzAฌ
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ㄦㅡ
ƥ
ㄦฌ ฎ㈠ฌ ADzƆƆ●ԱՁDzŐḶⓈ╗Dz╗ḶОⓈԱՁ●ÛAฌ
फฌ
ƥ̶ֱ
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ɱ㈠ฌ Ձ●ЌDzḶСС●ŐDzՁAЌDz●ŐⓈՁA╗●ḶЌฌ
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ںں㈠ฌ ՁḶAC●ЌḚΎḶЌDzฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฎɱںxㅡฌ
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ںธ㈠ AƆƆⓈҜDzCСⓈ╗ⓈŐDzḶҜҜDzŐ●AՁƆⓈԱC●Ћ●Ɔ●ḶЌՁ●ЌDzฌ
ㄦㅡ
ƥ
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̶ں㈠ ACACDz╗Dz╗AԱՁDzÛAŐЌ●ЌḚƆⓈŐСADzฌ
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ں
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̶ฌ
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ںธฌ
С
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ƥ ЌDz
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ЋA
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●֭ CŴ֭ש C֭㌱ผħऑשħਙ่ฌ
Ő ธฎ ƥ
ธฌ
ㄦƥ
ֱㅡ
फฌ
ㅡฌ
ธںฌ Ա ՁC Ḛ ںɱฌ
●●ฌ ㄦฌ
╗ О Dz ●●
ㅡ Оผਙ㈾֭㌱שЌਙ㈠ฌ
CŴ̬֭ש AⓈḚⓈƆ╗ںɱⓒธxںฎฌ
CผŴʉ่̬ İ㈠AŐŐḶՁՁฌ
Ő֭ﭨħ֭ʉ֭₡̬İ㈠AŐŐḶՁՁฌ
CผŴʉħ่ف╗ħשк̬֭ฌ
DzЌՁAŐḚDzCƆ●╗Dzฌ
ОՁAЌֱСⓈ╗ⓈŐDzฌ
ҜDzC●AՁḶСС●Dzฌ
ԱⓈ●ՁC●ЌḚฌ
ОŐİֱՙㅡㄦ̶ں
̶xƥฌ
DzЌՁAŐḚDzCƆ●╗DzОՁAЌ ںx゜ธɱ゜ںฎ
A ںㄦƥ ̶xƥ ″xƥ Ɔγ֭֭שЌਙ㈠̬ฌ
ƆAՁDz̬ںफए̶xƥֱxफฌ
AƆں㈠x̶ฌ
ΎḶЌ●ЌḚCA╗A̬ฌ
ⓈŐŐDzЌ╗ΎḶЌ●ЌḚ̬ฌ ֱธӧḚDzЌDzŐAՁḶҜҜDzŐ●AՁC●Ɔ╗Ő●╗ỏฌ
ОŐḶОḶƆDzCΎḶЌ●ЌḚ̬ฌ ЌḶĠAЌḚDzฌ
ⓈŐŐDzЌ╗ՁAЌCⓈƆDzОՁAЌ̬ฌ ḚDzЌDzŐAՁḶҜҜDzŐ●AՁฌ Ձ●DzЌ╗ฌ
ОŐḶОḶƆDzCՁAЌCⓈƆDzОՁAЌ̬ฌ ЌḶĠAЌḚDzฌ
ΎḶЌDzĠAЌḚDzCŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶฌ Ṳฌ
ƆОDz●AՁⓈƆDzОDzŐҜ●╗ƆŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶฌ Ṳฌ
ธ̶ฌ ÛA●ЋDzŐƆ̬ DzƆ Ṳฌ ЌḶฌ
ЋAŐ●AЌDzƆŐDzỢⓈ●ŐDzC̬ DzƆ ЌḶ Ṳฌ
ԱⓈ●ՁC●ЌḚƆDz╗ԱAƆӧՁAЌCƆAОDzƆDz╗ԱAƆỏ̬ฌ
ㅡฌ
СŐḶЌ╗̬ ںxƥӧںㄦƥỏฌ
फฌ ƆDzḶЌCAŐСŐḶЌ╗AḚDz ںxƥӧฎƥỏฌ
ㅡฌ ֱx ฌ Dz
ㄦƥ Ќ ╗ О ●Ќ╗DzŐ●ḶŐƆ●CDz ںxƥӧฎƥỏฌ ╗γ֭֭₡ผŴʉħ่فŴ่₡ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่Ŵผ֭ħ่שผこ่֭שਙ⑾֭ผﭨħ㌱֭Ŵ่₡ฌ
ںŐ Ḷ A ฌ
ผ֭こŴħ่שγ֭ऑผਙऑ֭ผੂשਙ⑾ОкħผħC֭ħ่فƆש₡ħਙ㈠ਙऑħ֭ਙ⑾₡ผŴʉħ่فŴ่₡ฌ
फฌ
ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่ผ֭שŴħ่֭₡⇡ੂשγ֭㌱кħ่֭שこŴੂ⇡֭שħкħ▷֭₡ਙ่кੂ⑾ਙผשγ֭ऑผਙ㈾֭㌱שฌ
С C Ɔ A ŐDzAŐ ЌAฌ
Ա
ƥֱx
Ќ
A ╗ ⑾ਙผʉγħ㌱γשγ֭ੂŴผ֭ऑผ֭ऑŴผ֭₡ⓒŴ่₡่ਙש⑾ਙผ㌱ਙ่שผ㌱שħਙ่ਙ⑾Ŵ่ੂਙשγ֭ผฌ
̶ฌ ҜAṲ㈠ԱⓈ●ՁC●ЌḚĠDz●ḚĠ╗ӧA╗ⓈAՁỏ̬ ऑผਙ㈾֭㌱ש㈠╗γ֭֭ऑкŴ่Ŵผ่֭ਙששਙ⇡֭ผ֭ऑผਙ₡㌱֭₡ⓒ㌱γŴ่֭ف₡ਙผ㌱ਙऑħ֭₡ħ่Ŵ่ੂฌ
ธฎ
Ձ ƆDz ธฎƥֱxफฌ ⑾ਙผこਙผこŴ่่֭ผʉγŴשਙ֭֭ﭨผⓒ่ਙผŴผ֭שγ֭ੂשਙ⇡֭Ŵħ่֭ف₡שਙŴ่ੂשγħผ₡ฌ
Ő
ऑŴผੂשⓒʉħשγਙש⑾ħผשਙ⇡שŴħ่ħ่فשγ֭֭ゥऑผ֭֭₡ʉผħ่֭ששऑ֭ผこħħਙ่Ŵ่₡ฌ
ںںฌ ҜAṲ㈠ԱⓈ●ՁC●ЌḚĠDz●ḚĠ╗ӧAՁՁḶÛDzCỏ̬ ЌAฌ ㌱ਙ่่֭שਙ⑾שγ֭₡֭ħ่فऑผਙ⑾֭ħਙ่Ŵк㈠Ûผħ่֭שש₡ħこ่֭ħਙ่ਙ่שγ֭֭ฌ
फฌ ₡ผŴʉħ่فγŴккγŴ֭ﭨऑผ֭㌱֭₡่֭㌱֭ਙ֭ﭨผ㌱Ŵк֭₡₡ħこ่֭ħਙ่㈠ฌ
СŐ
ֱx Ҝ●Ќ㈠ՁḶ╗Ɔ●ΎDz ЌAฌ ㌱㌱ਙऑੂผħفγשธxںฎⓒОкħผħC֭ħ่فƆש₡ħਙฌ
ںㄦฌ xƥ Ќ ╗ Ḛ
DzҜ
ںŐ Ḷ ●Ќ ฌ
″ฌ С ●Ձ C A Ҝ●ЌՁḶ╗Û●C╗Ġ ںxxƥֱxफฌ
Ḷ
फฌ Ա
̶ֱ ㄦ
ƥ ںธฌ Ա Ⓢ Dz╗ Ҝ●ЌՁḶ╗CDzО╗Ġ ЌAฌ
ธƥ ɱ ںxฌ Ɔ
Ќ╗
̶ ɱƥ ੧Ɔ●╗DzḶЋDzŐAḚDzԱԱⓈ●ՁC●ЌḚСḶḶ╗ОŐ●Ќ╗ӧ″̶ⓒxxx゜̶ںธⓒㅡธㅡỏ̬ ㅡՙ㈠″੧ฌ
Ɔ
ЋA
ฎƥ ฌ Ќ ธںฌ
ƥ
╗Ő
ɱ फฌ ОAŐ●ЌḚAЌAՁƆ●Ɔ̬ฌ
ƥฌ ㅡฌ फฌ
ㄦฌ ฌㄦ ƥֱx
ธx
ֱں
DzDz
ɱƥ ㅡx ɱƥ
ƥֱx
ㅡ
फ
ɱƥ ╗Ḷ╗AՁŐDzỢⓈ●ŐDzC̬ӧㄦƆОADzƆḶⓈ╗Ɔ●CDzЌDzAŐՁDzAƆ●ЌḚḶСС●Dzỏฌ ㄦฌ
╗ฌ
ㄦƥ
ں″ฌ
ںฎ
ֱ″
ธں
ธธฌ ╗Ḷ╗AՁŐDzỢⓈ●ŐDzC̬ӧ̬ںㄦxⓈЌ●╗ƆゥՙธㄦⓈЌ●╗Ɔỏ ںㄦฌ
ƥฌ
फฌ
ƥֱx
ںㅡฌ
फฌ
फฌ ╗Ḷ╗AՁŐDzỢⓈ●ŐDzC̬ӧ̬ںⓈЌ●╗ҜAЌAḚDzŐƥƆḶСС●Dzỏ ںฌ
̶ธ
xफ
̶
ںx ںฎฌ ֱx
ںฌ x ƥֱ ธƥ
ƥֱธ
ㅡ फ ฌ ╗Ḷ╗AՁŐDzỢⓈ●ŐDzC̬ӧ̬ںŐDzЌ╗AՁ╗ŐⓈƆОADzỏ ㄦฌ
ธㅡ
फÛ
ƥֱx Ќ Dz
ƥֱx
फ
╗Ḷ╗AՁОŐḶЋ●CDzCŐDzЌ╗AՁ╗ŐⓈƆ̬ ㄦฌ
ŐḶ
ธ ㅡ ՁA
फ ŐDz
ⓈḚ
ฎฌ ֱՙ С ● ╗Ḷ╗AՁƆОADzƆŐDzỢⓈ●ŐDzCӧ●ЌՁⓈC●ЌḚACAỏ̬ ̶ںฌ
ںฎ
ՙƥ
Ġ╗
ںฎฌ
ƥֱx
ֱ●Ő
फ̶
ՙฌ ╗Ḷ╗AՁОŐḶЋ●CDzC̬ ̶ںฌ
ƥֱں
x
Ќ
ธxฌ ╗Ḷ╗AՁACAŐDzỢⓈ●ŐDzC̬ ธฌ
फ
̶
СDz
̶ںฌ
Ќ
╗Ḷ╗AՁACAОŐḶЋ●CDzC̬ ธฌ
Dzฌ
ںxฌ
╗Ḷ╗AՁՁḶAC●ЌḚAŐDzAОŐḶЋ●CDzC̬
Ɔ
xฌ
●Ő
╗ A ںฌ
ㅡฌ फฌ
Ő ธฎ ƥֱx ╗Ḷ╗AՁՁḶAC●ЌḚAŐDzAŐDzỢⓈ●ŐDzC̬ xฌ
ںฌ
Ձฌ
╗A ฌ
DzЌ Ձ ธฌ
फฌ
Ő Ő Ⓢ ╗A ฌ ֱx
╗ DzЌ AՁ ㄦƥ
ธ″
ฌ
x
Ő Ő Ⓢ Ќ ╗ ̶ฌ ںՙ ธฌ ̶ںฌ
╗Ḷ╗AՁƆОADzƆОŐḶЋ●CDzCӧ●ЌՁⓈC●ЌḚACAỏ̬
Dzฌ
ƥֱx
╗ Dz
फ
Ő ŐⓈ ╗ОDzḶСОAŐ●ЌḚƆОADzƆ̬ธ″Ɔ╗AЌCAŐCⓒㄦ╗ŐⓈŐDzЌ╗AՁฌ
╗
ƆОA
Dzฌ
ںธ ƥṲ
ОŐḶОḶƆDzC╗ÛḶֱƆ╗ḶŐฌ
Ő Ћ ̶ x ƥ ธ ㅡ ฌ
ƆОA
ںՙฌ Ҝ●Ќ●ֱƆ╗ḶŐAḚDzСA●Ձ●╗ฌ
Dzฌ
ธ
ںƥṲ
Û゜ḶСС●DzAЌCСՁḶḶŐฌ
Ő Ћ ̶ x ƥ
ںxⓒՙɱธƆ С ฌ ╗Ḷ╗AՁḶЋDzŐDzCŐЋƆОADzƆОŐḶЋ●CDzC ̶ɱฌ
ƆОA
ҜAЌAḚDzŐƥƆAОAŐ╗ҜDzЌ╗ฌ
Dzฌ
⒋ ฌ
ںธ ƥṲ
Ő Ћ ̶ x ƥ
ƥֱx फฌ
Ṳ
ㅡㄦⓒㅡ″ㅡƆСОDzŐСՁḶḶŐฌ
ƆОA
Ő ธฎ
Dzฌ
ฌ
ںธ ƥ
Ɔ●╗DzОՁAЌDzЌḶ╗DzƆ̬ฌ
Ő Ћ ̶ x ƥ
ƆОA
Dzฌ
फฌ
ں㈠ฌ ḶЌŐDz╗DzƆ●CDzÛAՁฌ
ںธ ƥṲ
ƥֱՙ
Ő Ћ ̶ x ƥ
ںں
ƆОA
Dzฌ
फฌ फ ฌ ธ㈠ฌ AƆОĠAՁ╗ОAЋ●ЌḚฌ
ںธ ƥṲ
Ő Ћ ̶ x ƥ
ธ ƥֱx ƥֱx Ќ Dz
ƆОA
̶ ธㅡ ՁA
Dzฌ
ںธ ƥṲ
̶㈠ฌ ОⓈԱՁ●ОAŐ●ЌḚฌ
╗A
ںธ ƥṲ
Ő Ћ ̶ x ƥ ںㄦ ฌ
Ɔ ̶
●Ő
ŐDz
Ő Ћ ̶ x ƥ
ƆОA
С●
Ṳ
ƆОA
ںธ ƥṲ Dzฌ
Dzฌ
ㅡ㈠ฌ ՁAЌCƆAОDzAŐDzAֱŐDzСDzŐ╗ḶՁAЌCƆAОDzОՁAЌƆ㈠ฌ
ㅡƥ
●Ő
Ő Ћ ̶ x ƥฌ
ںธ ƥ
Ա Ձ C Ḛ ںฎฌ
Dz
Ő Ћ ̶ x ƥ
ƆОA
फฌ
Dzฌ
ƆОA
ںธ ฌƥṲ
ธ ՁA ㄦ㈠ฌ ╗ŐAƆĠDzЌՁḶƆⓈŐDzֱḶЌ╗ŐA╗ḶŐAЌCḶÛЌDzŐ╗ḶḶḶŐC●ЌA╗DzՁḶ●ЌḚִฌ
Dzฌ
ธ
Ő Ћ ̶ x ƥฌ
ֱx Ќ Dz
ںƥṲ
╗ О Dz ●●ฌ ƆОA ҜA●Ќ╗DzЌAЌDzƆƆ╗DzҜƆÛ●╗ĠŐDzОⓈԱՁ●╗ŐAƆĠḶՁՁDz╗●ḶЌОŐ●ḶŐ╗ḶḶЌƆ╗ŐⓈ╗●ḶЌ㈠ฌ
ฌ
Ő Ћ ̶ x ƥ
फ
Ɔ
╗A ธ
●Ő
ں
ㅡ
Dzฌ
Ṳ
ںฌธ ƥṲ
ƆОA
ƥֱں
Dzฌ
ธ ƥֱ
ธฎxxDz㈠СŐDzҜḶЌ╗Ɔ╗ŐDzDz╗ⓒฌ
Ő Ћ ̶ x ƥฌ
″㈠ฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฎɱںxㅡฌ
ںธ ƥ
ฎफ
Ő Ћ ̶ x ƥ
ںธ ƥṲ Dzฌ
ฌ
ƆОA
Dzฌ
Ő Ћ ̶ x ƥฌ
Ա A ƆОA ՙ㈠ฌ ՁḶA╗●ḶЌḶСС●ŐDzŐ●ƆDzŐֱŐḶⓈ╗DzС●ŐDzÛA╗DzŐĠDzŐDz㈠●ЌƆ╗AՁՁफС●ŐDzŐ●ƆDzŐŐḶḶҜⓒफƆ●ḚЌḶЌฌ
ں
ںธ ƥṲ
̶
ธ Dz
Ő Ћ ̶ x ƥ
फ ╗ ธƥ ƥṲ ฌ DzṲ╗DzŐ●ḶŐḶСCḶḶŐ╗ḶŐḶḶҜ㈠ฌ
ƆОA
ֱ″
ֱธ Ɔ Dz Ő Ћ ̶ x ƥฌ
Dzฌ
फ
ㅡƥ Ձ ƆОA
AОЌƆ̬ں″ธֱxֱںธxֱںxx″ִں″ธֱxֱںธxֱںxxՙฌ
ںธ ƥṲ
Dzฌ
ฎ㈠ฌ ՁḶA╗●ḶЌḶСDzՁDz╗Ő●AՁŐḶḶҜฌ
ںธ ƥṲ
Ő Ћ ̶ x ƥ
̶ x ╗ ●A
Ṳ
ƆОA
Ő Ћ ̶ x ƥฌ
DzЌ
Dzฌ
ƆОA
ŐDzCDzЋDzՁḶОҜDzЌ╗ḶСธฎxxDzСŐDzҜḶЌ╗Ɔ╗㈠ฌ
●C Dzฌ
ںธ ƥ
ںธ ƥṲ
Ɔ ɱ㈠ฌ
Ő Ћ ̶ x ƥ
Dz ̶ x ЋAЌADzƆƆ●ԱՁDzĠAЌC●AООAŐ●ЌḚAŐDzAฌ
Ṳ
Ő Ћ
ƆОA
Ő
Dzฌ
Ɔ О A ƥฌ
ںธ ƥṲ Dzฌ
ںธ ƥ
ธxฌ ںx㈠ฌ ОA●ŐںxƥֱxफÛ●CDzṲ″ƥֱxफĠ●ḚĠҜḶ╗ḶŐ●ΎDzCAЌ╗●ՁDzЋDzŐƆÛ●ЌḚḚA╗Dzฌ
Ő Ћ ̶ x ƥ
Ɔ
Ő Ћ ̶ x ƥฌ
ƆОA
ںՙฌ
फ
ƆОA
Ա Dz╗
Dzฌ
Ⓢ Ա
ںธ ƥṲ Dzฌ
ںɱฌ
ںธ ƥ
ںں㈠ฌ ADzƆƆ●ԱՁDzŐḶⓈ╗Dz╗ḶОⓈԱՁ●ÛAฌ
Ő Ћ Ṳ ̶ x ƥ
ՙⓒxںฎƆ С ฌ
ںx ●Ձ C A
Ő Ћ ̶ x ƥฌ
ƆОA
ƆОA
●֭ CŴ֭שฌ C֭㌱ผħऑשħਙ่ฌ
Dzฌ
ƥֱx ●Ќ Ḛ ฌ
Ձ ƆDz
ںธ ƥṲ Dzฌ
ธ
AЌ ╗
ںธ㈠ฌ ҜA●ЌDzЌ╗ŐAЌDzฌ
ںƥṲ
Ő Ћ ̶ x ƥ
Ő Ћ ̶ x ƥฌ
ֱx A
C ԱA
ƆОA
ƆОA
फฌ О
Dzฌ
ںธ ƥṲ Dzฌ
Dz
ฎƥ Ɔ
̶ں㈠ฌ Ձ●ЌDzḶСС●ŐDzՁAЌDz●ŐⓈՁA╗●ḶЌฌ
ںธ ƥṲ
Ő Ћ ̶ x ƥฌ
Ő Ћ ̶ x ƥ
ֱx फฌ
ƆОA
Ṳ
ƆОA
ںธ ƥṲ Dzฌ
Dzฌ
Ő Ћ ̶ x ƥฌ ธxฌ ںㅡ㈠ฌ ԱⓈ●ՁC●ЌḚƆDz╗ԱAՁ●ЌDzฌ
ںธ ƥ
Ő ธฎ ƥ
Ő Ћ ̶ x ƥ
ƆОA
Ṳ
ƆОA
ںธ ƥṲ Dzฌ
Dzฌ
Ő Ћ ̶ x ƥฌ ธㅡฌ ںㄦ㈠ฌ ACACDz╗Dz╗AԱՁDzÛAŐЌ●ЌḚƆⓈŐСADzฌ
ںธ ƥ
ƆОA
Ő Ћ ̶ x ƥ
Ṳ
ںธ ƥṲ Dzฌ
ƆОA
̶ x
Dzฌ
Ő Ћ ں″㈠ฌ ОḶƆ╗ֱҜḶⓈЌ╗DzCDzОACֱḶЌ╗ŐA╗ḶŐ╗ḶḶḶŐC●ЌA╗DzÛ●╗ĠḶÛЌDzŐОŐ●ḶŐ╗ḶḶЌƆ╗ŐⓈ╗●ḶЌฌ
ںธ ƥ
Ɔ О A ƥฌ
Ő Ћ ̶ x ƥ
Dzฌ
AОЌ̬ں″ธֱxֱں″x̶ֱxxںฌ
ƆОA
ںՙ㈠ฌ Ձ●ЌDzḶСḶЋDzŐDzCОAŐ●ЌḚAЌḶОAԱḶЋDzฌ
Dzฌ
ธฌ
ΎḶЌ●ЌḚ̬ḚDzЌDzŐAՁฌ
ںธ ƥ
Ő Ћ Ṳ ̶ x ƥ
ḶҜҜDzŐ●AՁC●Ɔ╗Ő●╗ฌ
Ṳ
Оผਙ㈾֭㌱שЌਙ㈠ฌ
╗
ƆОA
ںฎ㈠ฌ ″ƥֱxफĠ●ḚĠÛŐḶⓈḚĠ╗ֱ●ŐḶЌСDzЌDzฌ
Dzฌ
Ձ
Ő ŐⓈ
ںธ ƥ
╗A ฌ
CŴ̬֭ש AⓈḚⓈƆ╗ںɱⓒธxںฎฌ
╗ Dzฌ Ќ
Ő Ћ ̶ x ƥ
DzЌ Ձ
ƆОA
ںɱ㈠ฌ ″ƥֱxफĠ●ḚĠCDzḶŐA╗●ЋDzҜⓈԱՁḶÛAՁՁḶŐÛŐḶⓈḚĠ╗ֱ●ŐḶЌСDzЌDzฌ
Ő Ő Ⓢ ╗A ฌ
Dzฌ
CผŴʉ่̬ İ㈠AŐŐḶՁՁฌ
ธ
ںƥṲ
Ő Ћ ̶ x ƥ
CผŴʉħ่ف╗ħשк̬֭ฌ
Ő Ћ ̶ x ƥ
ธں㈠ ҜAЌAḚDzŐƥƆḶСС●Dzฌ
DzЌՁAŐḚDzCƆ●╗Dzฌ
ธธ㈠ ҜAЌAḚDzŐƥƆAОAŐ╗ҜDzЌ╗ฌ
Ա ՁC Ḛ ںՙฌ ОՁAЌֱ
ธ̶㈠ AƆƆⓈҜDzCСⓈ╗ⓈŐDzḶҜҜDzŐ●AՁƆⓈԱC●Ћ●Ɔ●ḶЌՁḶ╗Ձ●ЌDzฌ Ҝ●Ќ●ֱƆ╗ḶŐAḚDzฌ
╗ О Dz ●Ћ ฌ ธㅡ㈠ DzṲ●Ɔ╗●ЌḚ″ƥֱxफĠ●ḚĠОŐḶОDzŐ╗ÛAՁՁ╗ḶŐDzҜA●Ќฌ СA●Ձ●╗ฌ
ОŐİֱՙㅡㄦ̶ں
̶xƥฌ
DzЌՁAŐḚDzCƆ●╗DzОՁAЌฌ ںx゜ธɱ゜ںฎ
A ںㄦƥ ̶xƥ ″xƥ Ɔγ֭֭שЌਙ㈠̬ฌ
ƆAՁDz̬ںफए̶xƥֱxफฌ
AƆں㈠xธฌ
ՁAЌCƆAОDzԱⓈССDzŐฌ
╗ŐDzDzƆ㌀ธxƥֱxफִӧㅡỏㄦฌ
ЌA╗ⓈŐAՁ╗ⓈŐСAŐDzAฌ ḚAՁՁḶЌƆĠŐⓈԱƆОDzŐฌ
ⓈƆDzAԱՁDzḶОDzЌƆОADzฌ ŐDzỢⓈ●ŐDzC╗ŐDzDzฌ
Ձ A ฎ ƥֱx
Ɔ Dz Ќ C फҜ
╗ Ա Ɔ ●Ќ ㈠
A AО ฌ
ฌ Dz ОŐḶОḶƆDzCฌ
ՁAЌCƆAОDzԱⓈССDzŐฌ
ḚŐḶDzŐÛ●╗Ġฌ
Ɔ
╗ŐDzDzƆ㌀ธxƥֱxफִӧㅡỏㄦฌ
AՁḶĠḶՁฌ
ḚAՁՁḶЌƆĠŐⓈԱƆОDzŐฌ
Ա Dz ╗Ա
●Ќ
㌫̶ںⓒ″ㄦںƆСฌ ㈠
㈠
СŐ
फҜ Ḛ
ŐDzỢⓈ●ŐDzC╗ŐDzDzฌ
ںx Ⓢ ●Ձ A
●Ќ
फҜ Dz
ƥֱx C ●Ќ ฌ
Ա Ձ C Ḛ ̶ฌ ֱx ㈠Û A О ฌ
DzҜ
╗ О Dz ●●ฌ ㄦƥ Ḷ
Ḷ
ںŐ ㈠ Ɔ A
C Ա ㈠ฌ
Ќ
СⓈ╗ⓈŐDzฌ AЌ Dz╗ ●Ќ
╗
Ձ Ɔ
फҜ ╗
ŐDzƆ╗AⓈŐAЌ╗ฌ ƥֱx Ḷ Ќ Ќ Ḛ ฌ
㌫ธⓒxxxƆСฌ
Ɔ╗
ںx С Ő ՁC ●
A
Ա Ձ C Ḛ ㅡฌ Ⓢ● Ա
╗ О Dz Ћ ฌ Ա Dz╗
ŐDz
Ɔ
Dz╗
ฌ
Ա Ձ C Ḛ ںฌ
╗ О Dz Ћ ฌ
Ա ՁC Ḛ ㄦฌ
╗ О Dz ●●ฌ
Ա Ձ C Ḛ ธฌ
╗ О Dz ●●●ฌ
СⓈ╗ⓈŐDzҜDzC●AՁฌ
ḶСС●DzԱⓈ●ՁC●ЌḚฌ
ЌA╗ⓈŐAՁ╗ⓈŐСAŐDzAฌ
㌫ธ″ⓒxฎㄦƆСฌ
Ա Ձ C Ḛ ธธฌ ⓈƆDzAԱՁDzḶОDzЌƆОADz
╗ О Dz ●●ฌ
Ա ՁC Ḛ ″ฌ ՁDz A Ɔ ●Ќ Ḛ ฌ
╗ О Dz ●ฌ Ḷ СС● Dz ḚŐDzDzЌĠDzCḚDz㌀Ɔ╗ŐDzDz╗ฌ
СA●ЌḚОAŐ●ЌḚฌ
Ա ՁC Ḛ ՙฌ
╗ О Dz ●Ћ ฌ
A╗ՁAЌ╗●Ɔ╗ŐDzDz╗ฌ
ЋA
Ќฌ
Ա ՁC Ḛ ธںฌ Ա ՁC Ḛ ںɱฌ
╗ О Dz ●●ฌ ╗ О Dz ●●ฌ
ธxƥֱxफҜ ●Ќ ㈠ฌ
Ա Ⓢ ●ՁC ●Ќ Ḛ ฌ
Ɔ
●Ő
╗A ںฌ
Ɔ Dz ╗Ա A Ա Ձ C Ḛ ฎฌ
╗ О Dz ●Ћ ฌ
ОŐḶОḶƆDzC╗ÛḶֱƆ╗ḶŐฌ
ںㄦƥֱxफҜ ●Ќ ㈠ฌ Ա ՁC Ḛ ธxฌ Ҝ●Ќ●ֱƆ╗ḶŐAḚDzСA●Ձ●╗ฌ
Ő ㈠Ḷ ㈠Û ฌ ╗ О Dz Ћ ฌ Û゜ḶСС●DzAЌCСՁḶḶŐฌ
ՁA Ќ C Ɔ A О Dz ฌ ҜAЌAḚDzŐƥƆAОAŐ╗ҜDzЌ╗ฌ
Ɔ Dz ╗Ա A ฌ ㌫ɱxⓒɱธฎƆСฌ
ㅡㄦⓒㅡ″ㅡƆСОDzŐСՁḶḶŐฌ
Ɔ
●Ő
ฌ
╗A ̶ฌ
Ա Ձ C Ḛ ɱฌ Ա ՁC Ḛ ںฎฌ
╗ О Dz ●●ฌ ╗ О Dz ●●ฌ ԱA
●Ő
Ɔ
╗A ธฌ
ฌ
╗
ธफ Ɔ Dz
ㅡ ƥֱ Ձ
Ա ՁC Ḛ ںںฌ Ա Ձ C Ḛ ̶ںฌ Ա Ձ C Ḛ ںㄦฌ ̶ x ╗ ●A
╗ О Dz ●●● ╗ О Dz ●●ฌ ╗ О Dz ●●●ฌ ОŐḶОḶƆDzC̶ㅡㅡฌ DzЌ
ⓈЌ●╗ƆAОAŐ╗ҜDzЌ╗ฌ ●C
ḶҜОՁDzṲฌ DzƆ
Ő
Ձ ƆDz
A ╗
㈠ฌ
ฎƥ Ќ C Ɔ Ա A
●Ќ О Dz
Ɔ
ֱx
Ա Dz
फҜ A ฌ
╗
●Ќ
㈠
ںx Ⓢ ●Ձ Ա A
ƥֱx C ●
फҜ Ќ Ḛ ฌ
Ḛ
फҜ
●Ќ
ƥֱx ฌ
C
ธx
●Ձ A Ő
ԱA
ԱⓈ ŐDz
╗
㈠
ƆDz
●Ќ
फҜ
DzAƆ╗ḶADzԱՁЋCฌ
ƥֱx
㈠Û
ฌ Dz
㈠Ḷ ՁAЌCƆAОDzԱⓈССDzŐฌ
ںㄦ
A AО
Ő
Ő ㈠Ḷ ㈠Û ฌ
╗ŐDzDzƆ㌀ธxƥֱxफִӧㅡỏㄦฌ
Ɔ Dz ╗Ա A ฌ
Ա Ⓢ ●ՁC ●Ќ Ḛ ฌ
╗Ա Ɔ
ธxƥֱxफҜ ●Ќ ㈠
Ɔ Dz ╗Ա A ฌ
ںㄦƥֱxफҜ ●Ќ ㈠
ՁA
ՁA Ќ C Ɔ A О Dz ฌ
ḚAՁՁḶЌƆĠŐⓈԱƆОDzŐฌ
ƆDz ЌC
ŐDzỢⓈ●ŐDzC╗ŐDzDzฌ
ОŐİֱՙㅡㄦ̶ں
ḶЋDzŐAՁՁՁAЌCƆAОDzОՁAЌฌ ฎxƥฌ ںx゜ธɱ゜ںฎ
A ㅡxƥ ฎxƥ ں″xƥฌ
ƆAՁDz̬ںफएฎxƥֱxफฌ
ӧḶЋDzŐAՁՁỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱƆḶⓈ╗Ġฌ
ƆAՁDz̬ں゜ں″फएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏ ҜA╗ĠՁ●ЌDzฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
̶ںƥֱxफฌ
ҜA╗ĠՁ●ЌDzฌ
ںธƥֱxफฌ ںxƥֱxफฌ
╗㈠Ḷ㈠ŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
ธธƥֱธफฌ
С●Ќ㈠СՁŐฌ
ӧDzЌՁAŐḚDzCỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱƆḶⓈ╗Ġฌ
ƆAՁDz̬゜ںฎफएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗̶ֱỏฌ
Dz●СƆӧО╗ֱںỏฌ Dz●СƆӧО╗ֱธỏฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
ธㅡƥֱxफฌ
С●Ќ㈠СՁŐฌ
DzṲ╗DzŐ●ḶŐฌ
DzՁDzЋA╗●ḶЌƆฌ
Dz●Сฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
ОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱDzAƆ╗ฌ
ƆAՁDz̬゜ںฎफएںƥֱxफ xƥ ㅡƥ ฎƥ ںธƥ ธxƥ
ธxƥ ธฎƥ
ธฎƥ xںฌ
Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ
ӧƆƆֱںỏฌ ӧƆƆ̶ֱỏฌ
ƆÛธฎㅡฎֱŐḶŐḶС╗ОDzÛ╗DzŐฌ ƆÛՙ″ㅡ″ֱС●ŐƆ╗Ɔ╗AŐฌ
Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ С●ԱDzŐDzҜDzЌ╗ԱḶAŐCฌ
ӧƆƆֱธỏฌ ӧСԱֱںỏ ӧḶЋDzŐAՁՁỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱƆḶⓈ╗Ġฌ
ƆÛՙ″ㄦㄦֱƆ╗AҜОDzCḶЌŐDz╗Dzฌ ƆAՁDz̬ں゜ں″फएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏ ҜA╗ĠՁ●ЌDzฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
̶ںƥֱxफฌ
ҜA╗ĠՁ●ЌDzฌ
ںธƥֱxफฌ ںxƥֱxफฌ
╗㈠Ḷ㈠ŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
ธธƥֱธफฌ
С●Ќ㈠СՁŐฌ
ӧDzЌՁAŐḚDzCỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱƆḶⓈ╗Ġฌ
ƆAՁDz̬゜ںฎफएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗̶ֱỏฌ
Dz●СƆӧО╗ֱںỏฌ Dz●СƆӧО╗ֱธỏฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
ธㅡƥֱxफฌ
С●Ќ㈠СՁŐฌ
DzṲ╗DzŐ●ḶŐฌ
DzՁDzЋA╗●ḶЌƆฌ
Dz●Сฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
ОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱDzAƆ╗ฌ
ƆAՁDz̬゜ںฎफएںƥֱxफ xƥ ㅡƥ ฎƥ ںธƥ ธxƥ
ธxƥ ธฎƥ
ธฎƥ xںฌ
ӧḶЋDzŐAՁՁỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱЌḶŐ╗Ġฌ
ƆAՁDz̬ں゜ں″फएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗̶ֱỏฌ
ҜA╗ĠՁ●ЌDzฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
DzҜDzЌ╗С●ԱDzŐԱḶAŐCОAЌDzՁƆƆ╗DzҜӧСԱֱںỏฌ
̶ںƥֱxफฌ
Ɔ╗ḶŐDzСŐḶЌ╗ÛCÛƆƆ╗DzҜ Ɔ╗ḶŐDzСŐḶЌ╗ÛCÛƆƆ╗DzҜฌ
Ɔ●ḚЌAḚDzฌ
Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗ֱںỏ Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗̶ֱỏฌ
ںธƥֱxफฌ ںxƥֱxफฌ
╗㈠Ḷ㈠ŐḶḶСฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
DzҜDzЌ╗С●ԱDzŐԱḶAŐCОAЌDzՁƆƆ╗DzҜӧСԱֱںỏฌ
ӧDzЌՁAŐḚDzCỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱЌḶŐ╗Ġฌ
ƆAՁDz̬゜ںฎफएںƥֱxफฌ
ՁDzAŐÛ●ЌCḶÛƆÛ●╗Ġฌ Dz●СƆӧО╗ֱธỏฌ
СAⓈṲƆ╗ḶŐAḚDzCḶḶŐƆฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ӧԱDzḶЌCỏฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
DzṲ╗DzŐ●ḶŐฌ
С●Ќ㈠СՁŐฌ DzՁDzЋA╗●ḶЌƆฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
ОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱÛDzƆ╗ฌ
ƆAՁDz̬゜ںฎफएںƥֱxफ xƥ ㅡƥ ฎƥ ںธƥ ธxƥ
ธxƥ ธฎƥ
ธฎƥ xธฌ
Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ
ӧƆƆֱںỏฌ ӧƆƆ̶ֱỏฌ
ƆÛธฎㅡฎֱŐḶŐḶС╗ОDzÛ╗DzŐฌ ƆÛՙ″ㅡ″ֱС●ŐƆ╗Ɔ╗AŐฌ
Ɔ●ЌḚՁDzḶA╗ƆЌ╗ĠDz╗●Ɔ╗ⓈḶฌ С●ԱDzŐDzҜDzЌ╗ԱḶAŐCฌ
ӧƆƆֱธỏฌ ӧСԱֱںỏ ӧḶЋDzŐAՁՁỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱЌḶŐ╗Ġฌ
ƆÛՙ″ㄦㄦֱƆ╗AҜОDzCḶЌŐDz╗Dzฌ ƆAՁDz̬ں゜ں″फएںƥֱxफฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱںỏฌ
Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗̶ֱỏฌ
ҜA╗ĠՁ●ЌDzฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
DzҜDzЌ╗С●ԱDzŐԱḶAŐCОAЌDzՁƆƆ╗DzҜӧСԱֱںỏฌ
̶ںƥֱxफฌ
Ɔ╗ḶŐDzСŐḶЌ╗ÛCÛƆƆ╗DzҜ Ɔ╗ḶŐDzСŐḶЌ╗ÛCÛƆƆ╗DzҜฌ
Ɔ●ḚЌAḚDzฌ
Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗ֱںỏ Dz●СƆӧО╗̶ֱỏ Dz●СƆӧО╗ֱธỏ Dz●СƆӧО╗̶ֱỏฌ
ںธƥֱxफฌ ںxƥֱxफฌ
╗㈠Ḷ㈠ŐḶḶСฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
С●Ќ㈠СՁŐฌ
DzҜDzЌ╗С●ԱDzŐԱḶAŐCОAЌDzՁƆƆ╗DzҜӧСԱֱںỏฌ
ӧDzЌՁAŐḚDzCỏОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱЌḶŐ╗Ġฌ
ƆAՁDz̬゜ںฎफएںƥֱxफฌ
ՁDzAŐÛ●ЌCḶÛƆÛ●╗Ġฌ Dz●СƆӧО╗ֱธỏฌ
СAⓈṲƆ╗ḶŐAḚDzCḶḶŐƆฌ
╗㈠Ḷ㈠Ġ●ḚĠŐḶḶСฌ
ӧԱDzḶЌCỏฌ
ธฎƥֱxफฌ
ธЌCС●Ќ㈠СՁŐฌ
DzṲ╗DzŐ●ḶŐฌ
С●Ќ㈠СՁŐฌ DzՁDzЋA╗●ḶЌƆฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
ОŐḶОḶƆDzCDzṲ╗DzŐ●ḶŐDzՁDzЋA╗●ḶЌֱÛDzƆ╗ฌ
ƆAՁDz̬゜ںฎफएںƥֱxफ xƥ ㅡƥ ฎƥ ںธƥ ธxƥ
ธxƥ ธฎƥ
ธฎƥ xธฌ
AԱֱں㈠xฌ
AԱֱธ㈠xฌ
AԱ̶ֱ㈠xฌ
AԱֱㅡ㈠xฌ
AԱֱㄦ㈠xฌ
ОŐİֱՙㅡㄦ̶ں
ںx゜ںฎ゜ںฎ
ՁDz AƆ●ЌḚḶСС●Dz СŐḶЌ╗Dz Ձ Dz ЋA╗●ḶЌ
Aֱں㈠ںฌ
ՁDzAƆ●ЌḚḶСС●DzСŐḶЌ╗DzՁDzЋA╗●ḶЌฌ
ՁDzAƆ●ЌḚḶСС●DzDzՁDzЋA╗●ḶЌƆӧŐDzЌCDzŐDzCỏฌ
ОŐİֱՙㅡㄦ̶ں
ںx゜ںฎ゜ںฎ
ⓈЌ●╗╗AԱⓈՁA╗●ḶЌƆฌ
ЌⓈҜԱDzŐḶСⓈЌ●╗Ɔฌ
ⓈЌ●╗ Ɔ●ΎDzฌ ╗Ḷ╗AՁฌ ੧ḶСฌ
ںƆ╗СՁ㈠ ธЌCСՁ㈠ฌ Ќ Ⓢ Ҝ Ա Dz Ő Ḷ С ฌ
ⓈЌ●╗Ɔฌ ⓈЌ●╗Ɔฌ A Dz Ɔ Ɔ ●Ա ՁDz Ⓢ Ќ ●╗Ɔ ฌ
╗γ֭֭₡ผŴʉħ่فŴ่₡ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่Ŵผ֭ħ่שผこ่֭שਙ⑾֭ผﭨħ㌱֭Ŵ่₡ฌ
ผ֭こŴħ่שγ֭ऑผਙऑ֭ผੂשਙ⑾ОкħผħC֭ħ่فƆש₡ħਙ㈠ਙऑħ֭ਙ⑾₡ผŴʉħ่فŴ่₡ฌ
ḚŐAЌC╗Ḷ╗AՁƆฌ ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่ผ֭שŴħ่֭₡⇡ੂשγ֭㌱кħ่֭שこŴੂ⇡֭שħкħ▷֭₡ਙ่кੂ⑾ਙผשγ֭ऑผਙ㈾֭㌱שฌ
⑾ਙผʉγħ㌱γשγ֭ੂŴผ֭ऑผ֭ऑŴผ֭₡ⓒŴ่₡่ਙש⑾ਙผ㌱ਙ่שผ㌱שħਙ่ਙ⑾Ŵ่ੂਙשγ֭ผฌ
ऑผਙ㈾֭㌱ש㈠╗γ֭֭ऑкŴ่Ŵผ่֭ਙששਙ⇡֭ผ֭ऑผਙ₡㌱֭₡ⓒ㌱γŴ่֭ف₡ਙผ㌱ਙऑħ֭₡ħ่Ŵ่ੂฌ
ՁDzAƆAԱՁDzںƆ╗СՁ㈠ฌ ̶ฎⓒxธㄦƆ㈠С㈠ฌ ㄦ̶㈠̶੧ฌ ⑾ਙผこਙผこŴ่่֭ผʉγŴשਙ֭֭ﭨผⓒ่ਙผŴผ֭שγ֭ੂשਙ⇡֭Ŵħ่֭ف₡שਙŴ่ੂשγħผ₡ฌ
ऑŴผੂשⓒʉħשγਙש⑾ħผשਙ⇡שŴħ่ħ่فשγ֭֭ゥऑผ֭֭₡ʉผħ่֭ששऑ֭ผこħħਙ่Ŵ่₡ฌ
㌱ਙ่่֭שਙ⑾שγ֭₡֭ħ่فऑผਙ⑾֭ħਙ่Ŵк㈠Ûผħ่֭שש₡ħこ่֭ħਙ่ਙ่שγ֭֭ฌ
ՁDzAƆAԱՁDzธЌCСՁ㈠ฌ ̶̶ⓒ̶ㄦxƆ㈠С㈠ ㅡ″㈠ՙ੧ฌ ₡ผŴʉħ่فγŴккγŴ֭ﭨऑผ֭㌱֭₡่֭㌱֭ਙ֭ﭨผ㌱Ŵк֭₡₡ħこ่֭ħਙ่㈠ฌ
㌱㌱ਙऑੂผħفγשธxںฎⓒОкħผħC֭ħ่فƆש₡ħਙฌ
╗Ḷ╗AՁՁDzAƆAԱՁDzƆ㈠С㈠ ՙ̶ںՙㄦƆ㈠С㈠ฌ ںxx㈠xx੧ฌ
╗Ḷ╗AՁḚŐḶƆƆƆ㈠С㈠ ɱxⓒɱธฎƆ㈠С㈠ฌ ՙฎ㈠ㄦ੧ฌ
Ɔ╗A●Őฌ
ںฌ
Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dzฌ
С С С С С С С С С С Сฌ
Աฌ
С Aฌ
ҜAЌAḚDzŐƥƆฌ
ḶСС●Dzฌ
A C C C C C C C C C C Cฌ
Ա ฌ
Aฌ
Ա Ա DzՁDzЋ㈠ฌ Ա ฌ
ںฌ
DzՁ㈠DzỢ㈠ฌ
A Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա A Ա Ա Ա Ա Ա Ա Ա Ա Aฌ
ฌ
A A Aฌ
ฌ
ҜAЌAḚDzŐƥƆฌ C C C C C C C C C C C C C C C C C C C Aฌ
AОAŐ╗ҜDzЌ╗ Ա Աฌ
Aฌ
ฌ
A A Aฌ
C C C C C C C C C C Cฌ C C C C C C C C Ɔ╗A●Őฌ
DzՁDz╗㈠ Ա Աฌ Աฌ ธฌ
ธฎxxDz㈠СŐDzҜḶЌ╗Ɔ╗ŐDzDz╗ⓒฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฎɱںxㅡฌ
A Aฌ
С㈠Ő㈠ ฌ
AОЌƆ̬ں″ธֱxֱںธxֱںxx″ִں″ธֱxֱںธxֱںxxՙฌ
Ա Աฌ Աฌ
C Cฌ C C C C C C C C C C C C C C C Cฌ
ŐDzCDzЋDzՁḶОҜDzЌ╗ḶСธฎxxDzСŐDzҜḶЌ╗Ɔ╗㈠ฌ
ฌ
Aฌ С С A Aฌ
Aฌ
Ա Ա ฌ
●֭ CŴ֭ש C֭㌱ผħऑשħਙ่ฌ
Ա Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dzฌ
Ա DzՁDzЋ㈠ฌ Ա ฌ
ธ
Aฌ
DzՁ㈠DzỢ㈠ฌ
Ա ฌ
Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dzฌ
Aฌ
Ḛ Оผਙ㈾֭㌱שЌਙ㈠ฌ
A CŴ̬֭ש AⓈḚⓈƆ╗ںɱⓒธxںฎฌ
Aฌ CผŴʉ่̬İ㈠AŐŐḶՁՁฌ
Ḛ Ḛ Ḛ Ḛ Ḛ Ḛ Ḛ Ḛ Ḛ Ḛ Ḛฌ Ő֭ﭨħ֭ʉ֭₡̬İ㈠AŐŐḶՁՁฌ
Aฌ
CผŴʉħ่ف╗ħשк̬֭ฌ
Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dz Dzฌ
Ɔ╗A●Őฌ
ḶЋDzŐAՁՁС●ŐƆ╗ฌ
̶ฌ ՁDzЋDzՁСՁḶḶŐฌ
ОՁAЌฌ
ОŐİֱՙㅡㄦ̶ں
ںx゜ں゜ںںฎ
ОՁAЌ ╗ŐⓈDzฌ Ɔγ֭֭שЌਙ㈠̬ฌ
ⓈЌ●╗╗AԱⓈՁA╗●ḶЌƆฌ
ЌⓈҜԱDzŐḶСⓈЌ●╗Ɔฌ
ⓈЌ●╗ Ɔ●ΎDzฌ ╗Ḷ╗AՁฌ ੧ḶСฌ
ںƆ╗СՁ㈠ ธЌCСՁ㈠ฌ Ќ Ⓢ Ҝ Ա Dz Ő Ḷ С ฌ
ⓈЌ●╗Ɔฌ ⓈЌ●╗Ɔฌ A Dz Ɔ Ɔ ●Ա ՁDz Ⓢ Ќ ●╗Ɔ ฌ
Aฌ ㄦƥṲㄦƥฌ ธɱฌ ՙธ ںxںฌ ̶ں㈠ɱ੧ฌ ںɱฎxС֭שħﭨŴкОкŴ▷ŴCผħ֭ﭨⓒƆħ֭שㅡㄦxⓒฌ
ՁŴЋ֭فŴⓒЌЋฎɱ̶ ںㄦฌ
ՙxธ㈠″ธㅡ㈠xxธธฌ
ʉʉʉ㈠ОкħผħC֭ħ่ف㈠㌱ਙこฌ
Աฌ ㄦƥṲںxƥฌ ㄦฎฌ ̶̶ںฌ ںɱں ธ″㈠̶੧ฌ
╗γ֭֭₡ผŴʉħ่فŴ่₡ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่Ŵผ֭ħ่שผこ่֭שਙ⑾֭ผﭨħ㌱֭Ŵ่₡ฌ
ผ֭こŴħ่שγ֭ऑผਙऑ֭ผੂשਙ⑾ОкħผħC֭ħ่فƆש₡ħਙ㈠ਙऑħ֭ਙ⑾₡ผŴʉħ่فŴ่₡ฌ
ḚŐAЌC╗Ḷ╗AՁƆฌ ऑ֭㌱ħ⑾ħ㌱Ŵשħਙ่ผ֭שŴħ่֭₡⇡ੂשγ֭㌱кħ่֭שこŴੂ⇡֭שħкħ▷֭₡ਙ่кੂ⑾ਙผשγ֭ऑผਙ㈾֭㌱שฌ
⑾ਙผʉγħ㌱γשγ֭ੂŴผ֭ऑผ֭ऑŴผ֭₡ⓒŴ่₡่ਙש⑾ਙผ㌱ਙ่שผ㌱שħਙ่ਙ⑾Ŵ่ੂਙשγ֭ผฌ
ऑผਙ㈾֭㌱ש㈠╗γ֭֭ऑкŴ่Ŵผ่֭ਙששਙ⇡֭ผ֭ऑผਙ₡㌱֭₡ⓒ㌱γŴ่֭ف₡ਙผ㌱ਙऑħ֭₡ħ่Ŵ่ੂฌ
ՁDzAƆAԱՁDzںƆ╗СՁ㈠ฌ ̶ฎⓒxธㄦƆ㈠С㈠ ㄦ̶㈠̶੧ฌ ⑾ਙผこਙผこŴ่่֭ผʉγŴשਙ֭֭ﭨผⓒ่ਙผŴผ֭שγ֭ੂשਙ⇡֭Ŵħ่֭ف₡שਙŴ่ੂשγħผ₡ฌ
ऑŴผੂשⓒʉħשγਙש⑾ħผשਙ⇡שŴħ่ħ่فשγ֭֭ゥऑผ֭֭₡ʉผħ่֭ששऑ֭ผこħħਙ่Ŵ่₡ฌ
㌱ਙ่่֭שਙ⑾שγ֭₡֭ħ่فऑผਙ⑾֭ħਙ่Ŵк㈠Ûผħ่֭שש₡ħこ่֭ħਙ่ਙ่שγ֭֭ฌ
ՁDzAƆAԱՁDzธЌCСՁ㈠ฌ ̶̶ⓒ̶ㄦxƆ㈠С㈠ ㅡ″㈠ՙ੧ฌ ₡ผŴʉħ่فγŴккγŴ֭ﭨऑผ֭㌱֭₡่֭㌱֭ਙ֭ﭨผ㌱Ŵк֭₡₡ħこ่֭ħਙ่㈠ฌ
㌱㌱ਙऑੂผħفγשธxںฎⓒОкħผħC֭ħ่فƆש₡ħਙฌ
╗Ḷ╗AՁՁDzAƆAԱՁDzƆ㈠С㈠ ՙ̶ںՙㄦƆ㈠С㈠ฌ ںxx㈠xx੧ฌ
╗Ḷ╗AՁḚŐḶƆƆƆ㈠С㈠ ɱxⓒɱธฎƆ㈠С㈠ฌ ՙฎ㈠ㄦ੧ฌ
Ɔ╗A●Őฌ Աฌ
Ա Ա ں Ա ฌ
A Աฌ
ฌ
Աฌ
A Ա Ա Ա Ա Ա Ա Ա A Աฌ
Ա Ա Աฌ
Աฌ
A Ա Ա Ա Ա Ա Ա Աฌ A Աฌ
Ա Ա Աฌ
A Ա Ա Ա Ա Ա Ա Աฌ A Աฌ
Աฌ
Ա Աฌ
Aฌ A A Աฌ
Ա DzՁDzЋ㈠ฌ ฌ
C ںฌ
Aฌ A A Աฌ
Ա Աฌ
Aฌ Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա A Ա Ա Ա Ա Ա Ա Ա A Աฌ
Cฌ
Աฌ
Ա Աฌ
Aฌ Ա A A Աฌ
Cฌ
Aฌ C C C C C C C C C C C Ա C C C C C C C Aฌ Աฌ
Ա Ա Աฌ
Aฌ Ա Aฌ Աฌ
Cฌ
Aฌ Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա Ա A Ա Ա Ա Ա Ա Ա Ա A A A Աฌ
Ɔ╗A●Őฌ
Cฌ ธฌ
ธฎxxDz㈠СŐDzҜḶЌ╗Ɔ╗ŐDzDz╗ⓒฌ
ՁAƆЋDzḚAƆⓒЌDzЋACAฎɱںxㅡฌ
Aฌ A Aฌ Aฌ
Ա Ա Աฌ
Aฌ A Aฌ Aฌ
Cฌ
Aฌ A Aฌ Aฌ
AОЌƆ̬ں″ธֱxֱںธxֱںxx″ִں″ธֱxֱںธxֱںxxՙฌ
Ա Ա Աฌ
Aฌ A A Aฌ Աฌ
ŐDzCDzЋDzՁḶОҜDzЌ╗ḶСธฎxxDzСŐDzҜḶЌ╗Ɔ╗㈠ฌ
Cฌ
Աฌ
Ա Աฌ
Aฌ A A Aฌ Աฌ
C Ա ฌ
Aฌ A A Aฌ Ա ●֭ CŴ֭ש C֭㌱ผħऑשħਙ่ฌ
Ա Աฌ
Aฌ A Aฌ Աฌ
DzՁDzЋ㈠ฌ ฌ
C Աฌ ธฌ
Aฌ A Aฌ Աฌ
Ա Աฌ
Աฌ
Cฌ
Aฌ A A A Աฌ
Ա Ա Աฌ
Aฌ A A A Աฌ
Cฌ
A A A Աฌ
Ա Ա Оผਙ㈾֭㌱שЌਙ㈠ฌ
C C C C C C C C C C C C C C C C C C C Ա CŴ̬֭ש AⓈḚⓈƆ╗ںɱⓒธxںฎฌ
C Ա Ա Աฌ
A A Աฌ CผŴʉ่̬İ㈠AŐŐḶՁՁฌ
Ő֭ﭨħ֭ʉ֭₡̬İ㈠AŐŐḶՁՁฌ
Aฌ
CผŴʉħ่ف╗ħשк̬֭ฌ
Cฌ
Ɔ╗A●Őฌ Աฌ
ḶЋDzŐAՁՁƆDzḶЌCฌ
Աฌ
̶ฌ ՁDzЋDzՁСՁḶḶŐฌ
ОՁAЌฌ
ОŐİֱՙㅡㄦ̶ں
ںx゜ں゜ںںฎ
ОՁAЌ ╗ŐⓈDzฌ Ɔγ֭֭שЌਙ㈠̬ฌ
AⓈֱں㈠xฌ
AⓈֱธ㈠xฌ
AⓈ̶ֱ㈠xฌ
AⓈֱㅡ㈠xฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
AԱֱں㈠xฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
AԱֱธ㈠xฌ
ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜ
ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜฌ
AⓈ̶ֱฌ AⓈ̶ֱ
AⓈ̶ֱฌ AⓈ̶ֱฌ AⓈ̶ֱฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
AԱ̶ֱ㈠xฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
AԱֱㅡ㈠xฌ
ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜฌ
AⓈ̶ֱฌ AⓈ̶ֱฌ
ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜฌ
AⓈ̶ֱฌ AⓈ̶ֱฌ
ธԱDzCŐḶḶҜฌ ธԱDzCŐḶḶҜฌ
AⓈ̶ֱฌ AⓈ̶ֱฌ
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
AԱֱㄦ㈠xฌ
Aֱں㈠xฌ
AОֱں㈠xฌ
AОЋֱں㈠xฌ
ħੂשਙ⑾ՁŴЋ֭فŴC֭ऑŴผשこ่֭שਙ⑾ОкŴ่่ħ่فฌ
̶̶̶ЌਙผשγŐŴ่㌱γਙCผ㈠ฌ
ՁŴЋ֭فŴⓒЌЋฎɱںx″ฌ
Ő̬֭İשħ⑾ħ㌱Ŵשħਙ่Ձ֭֭ששผ̬AОЌ̬ں″ธֱxֱںธxֱںxx″ִں″ธֱxֱںธxֱںxxՙฌ
ӧƆħ֭שC֭֭ﭨкਙऑこ่֭שОкŴ่Ő֭ﭨħ֭ʉⓒƆऑ֭㌱ħŴкⓈ֭О֭ผこħשⓒÛŴħ֭ﭨผỏฌ
╗ਙʉγਙこħשこŴੂ㌱ਙ่㌱֭ผ่̬ฌ
Û֭ʉਙк₡кħ4֭שਙŴऑऑкੂ⑾ਙผŴƆħ֭שC֭֭ﭨкਙऑこ่֭שОкŴ่Ő֭ﭨħ֭ʉⓒƆऑ֭㌱ħŴкⓈ֭О֭ผこħשⓒŴ่₡ÛŴħ֭ﭨผ⑾ਙผŴ่֭ʉฌ
Ő֭₡֭֭ﭨкਙऑこ่֭שऑผਙ㈾֭㌱שкਙ㌱Ŵ֭ש₡Ŵשธฎxxִธɱ″xСผ֭こਙ่שƆשผ֭֭שӧОŴผ㌱֭к่こ⇡֭ผ̬ں″ธֱxֱںธxֱںxxՙִں″ธֱxֱں
ธxֱںxx″ỏ㈠╗γ֭ħ֭שʉŴऑผ֭ﭨħਙкੂ₡֭֭ﭨкਙऑ֭₡Ŵשγ֭Ɔγਙʉ⇡ਙŴשĠਙ֭שкִŴħ่ਙשγŴשʉŴ₡֭こਙкħγ֭₡ħ่ธxx″㈠ฌ
ОŴผ㌱֭кں″ธֱxֱںธxֱںxx″ħŴऑऑผਙゥħこŴ֭שкੂㅡ㈠ㅡㅡӧ่֭שỏŴ㌱ผ֭ħ่ħ▷֭Ŵ่₡㌱ผผ่֭שкੂ▷ਙ่֭₡ŴֱธӧḚ่֭֭ผŴкฌ
ਙここ֭ผ㌱ħŴкCħשผħ㌱שỏʉħשγՁŴ่₡Ⓢ֭ਙ⑾Ḛ่֭֭ผŴкਙここ֭ผ㌱ħŴк㈠ОŴผ㌱֭кں″ธֱxֱںธxֱںxxՙħŴऑऑผਙゥħこŴ֭שкੂธں㈠ںںฌ
ӧ่֭שỏŴ㌱ผ֭ħ่ħ▷֭Ŵ่₡㌱ผผ่֭שкੂ▷ਙ่֭₡ŴֱธӧḚ่֭֭ผŴкਙここ֭ผ㌱ħŴкCħשผħ㌱שỏʉħשγՁŴ่₡Ⓢ֭ਙ⑾ਙここ֭ผ㌱ħŴкฌ
ӧCਙʉ่שਙʉ่ՁŴ่₡ֱⓈ֭ỏ㈠ฌ
Û֭Ŵผ֭ऑผਙऑਙħ่فשγ֭⑾ਙккਙʉħ่ف֭ħ่㌱к₡֭₡ħ่שγħऑผਙऑਙ֭₡ऑผਙ㈾֭㌱̬שŴऑऑผਙゥħこŴ֭שкੂ̶ㅡㅡ่ħשŴऑŴผשこ่֭שฌ
㌱ਙこऑк֭ゥⓒŴऑऑผਙゥħこŴ֭שкੂ̶ںⓒ″ㄦں⑾ⓒḚผਙ㌱֭ผੂƆשਙผ֭ʉħשγAк㌱ਙγਙк⇡ħк₡ħ่فʉħשγḚŴОこऑⓒŴऑऑผਙゥħこŴ֭שкੂธ″ⓒxฎㄦฌ
⑾⑾שผ֭こ֭₡ħ㌱Ŵкਙ⑾⑾ħ㌱֭⇡ħк₡ħ่فऑŴ₡ⓒŴऑऑผਙゥħこŴ֭שкੂธⓒxxx⑾⑾שผ֭Ợħ㌱4Ɔ֭ผ֭ﭨŐ֭שŴผŴ่שऑŴ₡ⓒŴ่₡ฌ
ŴऑऑผਙゥħこŴ֭שкੂɱxⓒɱธฎ⑾Ҝħ่ħֱƆשਙผŴ֭ف⑾Ŵ㌱ħкħੂש㈠ฌ
╗γ֭⑾ਙккਙʉħ่ف֭Ŵผ֭ऑ֭ผこħ֭שש₡֭ħֱ่ธ▷ਙ่ħ่̬فḚผਙ㌱֭ผੂƆשਙผ֭ʉħשγAк㌱ਙγਙкŴ่₡ḚŴОこऑⓒŴ่₡⑾שผ֭ฌ
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SUBJECT:
SUP-74781 - SPECIAL USE PERMIT RELATED TO SUP-74656 - PUBLIC HEARING -
APPLICANT/OWNER: 2800 FREMONT, LLC - For possible action on a request for a Special
Use Permit FOR A PROPOSED 13,651 SQUARE-FOOT PACKAGE LIQUOR OFF-SALE
ESTABLISHMENT USE at the northeast corner of Oakey Boulevard and Atlantic Street (APNs
162-01-201-006 and 007), C-2 (General Commercial) Zone, Ward 3 (Coffin) [PRJ-74513]. Staff
recommends DENIAL.
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.
SUP-74781
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
SUP-74781
ОŐİֱՙㅡㄦ̶ں
ںx゜ںฎ゜ںฎ
Agenda Item No.: 30.
SUBJECT:
SDR-74657 - SITE DEVELOPMENT PLAN REVIEW RELATED TO SUP-74656 AND SUP-
74781 - PUBLIC HEARING - APPLICANT/OWNER: 2800 FREMONT, LLC - For possible
action on a request for a Site Development Plan Review FOR A PROPOSED TWO-STORY,
344-UNIT MULTI-FAMILY RESIDENTIAL DEVELOPMENT AND A 132,664 SQUARE-
FOOT COMMERCIAL DEVELOPMENT WITH A WAIVER TO ALLOW COMMERCIAL
BUILDINGS TO NOT BE LOCATED AT THE MINIMUM FRONT SETBACK LINE
WHERE SUCH IS REQUIRED on 25.55 acres at the northeast corner of Oakey Boulevard and
Atlantic Street (APNs 162-01-201-006 and 007), C-2 (General Commercial) Zone, Ward 3
(Coffin) [PRJ-74513]. Staff recommends DENIAL.
RECOMMENDATION:
Staff recommends DENIAL, if approved, subject to conditions:
BACKUP DOCUMENTATION:
1. 1. Consolidated Backup
2. Supporting Documentation
3. School Development Tracking Form from Clark County School District
4. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
5. Support (1) Postcard
Consistent with the City’s
sustainability efforts to reduce
paper use, backup
documentation pertaining to
related items will appear as
backup under the first item. This
item includes such consolidated
backup documentation. Please
refer to the first related
application in the subject line of
the Agenda Summary Page.
SDR-74657
ОŐİֱՙㅡㄦ̶ں
xɱ゜ธㄦ゜ںฎ
SDR-74657
ОŐİֱՙㅡㄦ̶ں
ںx゜ںฎ゜ںฎ
Real Property Management School Development Tracking Form
1180 Military Tribute Place
Henderson, Nv. 89074 http://ccsd.net/departments/real-property
* CCSD Comments Crestwood ES and Valley HS were over capacity for the 2017-18 school year. Crestwood ES was at
172.32% and Valley HS was at 110.91% of program capacity.
Approved Disapproved
SDR 74657
2800 Fremont, LLC
First Use
Second Use
Third Use
Fourth Use
Fifth Use
Total Use
Oakey Boulevard
Average Daily Traffic (ADT) 5,891
PM Peak Hour (heaviest 60 minutes) 471
Atlantic Street
Average Daily Traffic (ADT) 2,450
PM Peak Hour (heaviest 60 minutes) 196
This project will add approximately 5,196 trips per day on Fremont St., Oakey Blvd. and Atlantic St. Currently, Fremont
is at about 27 percent of capacity, Oakey is at about 45 percent of capacity and Atlantic is at about 19 percent of
capacity. With this project, Fremont is expected to be at about 37 percent of capacity, Oakey to be at about 85 percent
of capacity and Atlantic to be at about 41 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 501 additional cars, or about eight every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 31.
SUBJECT:
SDR-74296 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING -
APPLICANT/OWNER: 3250 SPRING MOUNTAIN TRUST - For possible action on a request
for a Major Amendment to previously approved Site Development Plan Review (SDR-71783)
FOR A PROPOSED A 2,900 SQUARE-FOOT RESTAURANT WITH DRIVE THROUGH
WITH A WAIVER OF THE INTERIM DOWNTOWN LAS VEGAS SETBACK
STANDARDS on 1.04 acres at 1141 South Las Vegas Boulevard (APN 162-03-112-021), C-2
(General Commercial) Zone, Ward 3 (Coffin) [PRJ-74200]. 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
6. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
SDR-74296 [PRJ-74200]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
CS
SDR-74296 [PRJ-74200]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-74296 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, date stamped 10/24/18
and the landscape plan and building elevations, date stamped 09/26/18, except as
amended by conditions herein.
4. A Waiver from the Downtown Las Vegas Overlay Setback Standards is hereby
approved, to allow zero percent of the proposed building to front along the south
property line where 70 percent of the first story façade shall align along the front
property line.
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. All utility or mechanical equipment shall comply with the provisions of the
Downtown Las Vegas Overlay Development Standards, unless approved by a
separate Waiver.
9. All new signage shall meet Downtown Centennial Plan and Las Vegas Boulevard
Scenic Byway requirements or be approved by the Downtown Design Review
Committee prior to installation of such signage.
CS
SDR-74296 [PRJ-74200]
Conditions Page Two
November 13, 2018 - 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. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
13. Concurrent with development of this site, abandon any unused sewer laterals to
this site in Park Paseo per city standards.
14. Contact the City Engineer’s Office at 702-229-6272 to coordinate the development
of this project with the “Las Vegas Boulevard Stewart to Sahara” project and any
other public improvement projects adjacent to this site. Comply with the
recommendations of the City Engineer.
15. 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.
16. The final geometric design of the driveway on Las Vegas Boulevard shall meet the
approval of the City Traffic Engineer.
17. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits or the submittal of a map for this site, whichever may occur first. Provide
and improve all drainage ways as recommended.
CS
SDR-74296 [PRJ-74200]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
18. 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.
19. Site development to comply with all applicable conditions of approval for SDR-
67942 and all other applicable site-related actions.
CS
SDR-74296 [PRJ-74200]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
This is a request for a Site Development Plan Review for a proposed Restaurant with
Drive Though use at 1141 South Las Vegas Boulevard.
ISSUES
ANALYSIS
The subject site currently consists of two buildings utilized for a General Retail use and
a non-conforming Sexually Oriented Business (Adult Emporium) use. The subject site
is located within the Downtown Las Vegas Overlay – Gateway District and is subject to
Appendix F Interim Downtown Las Vegas Development Standards. Per Site
Development Plan Review (SDR-67942) and Site Development Plan Review (SDR-
71783), the building currently located along Las Vegas Boulevard, which houses the
Sexually Oriented Business (Adult Emporium) use, will be demolished. The applicant
proposes to construct a Restaurant with Drive Through use on the southern portion of
the subject parcel.
Per Title 19.12, a Restaurant use is defined as “an establishment providing for the
preparation and retail sale of food and beverages, including without limitation cafes,
coffee shops, sandwich shops, ice cream parlors, fast food take-out (i.e. pizza) and
similar uses.” It is listed as a permitted use in the C-2 (General Commercial) zoning
district. A Drive Through use is defined as, “the use of a dedicated drive lane that,
incidental to a principal use, provides access to a station, such as a window, door or
mechanical device, from which occupants of a motor vehicle receive or obtain a product
or service.” The Drive Through use is listed as a Conditional Use in the C-2 (General
Commercial) zoning district. The proposed development meets the definition of a
Restaurant with Drive Through and meets the Conditional Use Regulations for a Drive
Through as shown below.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The proposed Restaurant with Drive Through provides stacking for eleven vehicles.
This condition is not applicable as the subject site is zoned C-2 (General
Commercial).
The building design is required to meet the minimum requirements of the Downtown Las
Vegas Overlay Architectural Design Standards. The submitted elevation plans depict an
18-foot tall building with a mixture of façade materials including an earth-toned stucco,
tempered storefront glazing and boral stone along the bottom portion of the building.
The top of the building is accented by a roofline parapet. The architectural details are
carried on all sides of the building. In addition, a shade feature consisting of an
approximate four-foot horizontal projection extends from the west side of the building. A
Waiver of the Interim Downtown Las Vegas setback standards has been requested to
allow a zero percent alignment along the south property line where 70 percent of the
first story façade shall align along the front property line. The applicant proposes to
have a ten-foot setback from the south property line, adjacent to Park Paseo. A Waiver
of the 70 percent build-to line requirement along Las Vegas Boulevard was approved
through Site Development Plan Review (SDR-67942).
The subject site is located within the Las Vegas Boulevard Scenic Byway Overlay
District. Any proposed signage within this area is subject to a Downtown Design Review
Committee review, unless such signage meets Title 19.08 and Las Vegas Boulevard
Scenic Byway (75% neon illumination) standards, in which case it can be reviewed
administratively, separately from other entitlements. A Condition of Approval has been
added to address this issue. The applicant did not submit any signage for review in
conjunction with this project, nor is signage part of this review.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
Site access will be provided from Las Vegas Boulevard and Park Paseo. The
Department of Public Works - Transportation Engineering Division commented that this
project will add approximately 1,439 trips per day on Park Paseo and Las Vegas
Boulevard. Currently, Park Paseo is at about 5 percent of capacity and Las Vegas
Boulevard is at about 80 percent of capacity. With this project, Park Paseo is expected
to be at about 14 percent of capacity and Las Vegas Boulevard to be at about 84
percent of capacity. Based on Peak Hour use, this development will add into the area
roughly 132 additional cars, or about two every minute.
The subject site is located within the Gateway District (Area 1) of the Downtown Master
Plan Area. The objective of this district is to provide higher density, transit-oriented
development along the Las Vegas Boulevard corridor in order to strengthen it as a high
activity spine. Upper story office, residential, institutional uses, with ground floor retail
and civic spaces are encouraged. The proposed Restaurant with Drive Through use is
not aligned with the objectives of the Gateway District.
While projects located within the Downtown Las Vegas Overlay - Area 1 are not subject
to the automatic application of parking requirements, the applicant proposes to provide
a deviation to the amount that would typically be required. Per the submitted site plan
and parking analysis, the subject site will provide 37 parking spaces where 91 would be
required for a similar project in a different area of the city. The applicant also proposes
to provide zero loading zone spaces where two would be typically required.
The subject site is also located within the John S. Park Neighborhood Plan Area. The
purpose of this neighborhood plan was to document the resident’s future goals as it
pertains to any new development. Protecting the area from any further commercial
encroachment is listed as a goal. While this is an existing commercial site, the proposed
Restaurant with Drive Through use addition will intensify its commercial impact on the
area residents and does not reflect the goals of the John S. Park Neighborhood Plan.
Due to the requested Waiver setback, anticipated increase in residential neighborhood
traffic and deficient parking, staff recommends denial of the proposed Site Development
Plan Review. If approved, it will be subject to conditions.
FINDINGS (SDR-74296)
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 Restaurant with Drive Through use is not compatible with the
adjacent development in the area as it will encourage additional neighborhood
traffic.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
2. The proposed development is consistent with the General Plan, this Title,
and other duly-adopted city plans, policies and standards;
Site access will be provided from Las Vegas Boulevard and Park Paseo. The
Department of Public Works - Transportation Engineering Division commented
that this project will add approximately 1,439 trips per day on Park Paseo and
Las Vegas Boulevard. Currently, Park Paseo is at about 5 percent of capacity
and Las Vegas Boulevard is at about 80 percent of capacity. With this project,
Park Paseo is expected to be at about 14 percent of capacity and Las Vegas
Boulevard to be at about 84 percent of capacity. Based on Peak Hour use, this
development will add into the area roughly 132 additional cars, or about two
every minute. It is anticipated this development will also encourage additional
residential neighborhood traffic.
4. Building and landscape materials are appropriate for the area and for the
City;
Building materials are appropriate for the Downtown area. A condition of approval
has been added to ensure appropriate drought-tolerant landscaping is provided
along Park Paseo.
The building elevations and aesthetic features are designed with a vehicular focus
and pedestrian elements. It will be compatible with other commercial development
in the immediate vicinity.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
BACKGROUND INFORMATION
CS
SDR-74296 [PRJ-74200]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
CS
SDR-74296 [PRJ-74200]
Staff Report Page Seven
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff conducted a pre-application meeting with the applicant where the
submittal requirements and deadlines were reviewed for a proposed
08/16/18
Site Development Plan Review to allow a Restaurant with Drive-
Through use.
Staff conducted a follow-up pre-application meeting with the applicant
09/20/18
where traffic concerns and site plan alternatives were discussed.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check and found a partially developed
lot. There is an existing building with a Sexually Oriented Business
10/04/18
(Adult Emporium) use positioned along Las Vegas Boulevard. Staff
observed graffiti on the walls of the existing building.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Pursuant to the Downtown Las Vegas Overlay, the following standards apply:
Standard Required/Allowed Provided Compliance
Min. Lot Size N/A 47,480 SF N/A
Min. Lot Width 100 Feet 216 Feet Y
Min. Setbacks
· Front 70% alignment 0% alignment *N
· Side 0 Feet 127 Feet Y
· Corner 70% alignment 0% alignment **N
· Rear 0 Feet 117 Feet Y
Max. Lot Coverage N/A 29 % N/A
Max. Building Height N/A 28 Feet N/A
Screened, Gated, w/ a Roof
Trash Enclosure By Condition Y
or Trellis
Mech. Equipment Screened By Condition Y
*A Waiver of the 70% build-to line requirement along Las Vegas Boulevard was
approved through SDR-67942.
**The applicant has requested a Waiver of the 70% build-to line requirement along Park
Paseo.
CS
SDR-74296 [PRJ-74200]
Staff Report Page Nine
November 13, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement – Downtown
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 space
Sexually 8,660 SF per 175 50
Oriented SF GFA
Business
1 Per 50
1,724 SF SF Public 35
Restaurant Seating
1 Per 200
1,176 SF Remaining
6
TOTAL SPACES REQUIRED 91 37 *N
CS
SDR-74296 [PRJ-74200]
Staff Report Page Ten
November 13, 2018 - Planning Commission Meeting
Waivers
Requirement Request Staff Recommendation
To allow zero percent
70 percent of the 1st story
of the proposed
façade shall align along the
building to front along Denial
front and corner side
the south property
property lines
line
CS
6'5
ОŐİֱՙㅡธxx
xฎ゜ธ̶゜ںฎ
6'5
3&
ОŐİֱՙㅡธxx
xฎ゜ธ̶゜ںฎ
ƆDzAՁฌ
ऑผਙ㈾֭㌱ש₡ŴשŴฌ
ḚDzЌDzŐAՁ●ЌСḶŐҜA╗●ḶЌฌ
ḶÛЌDzŐ̬ฌ ̶ธㄦxƆОŐ●ЌḚҜḶⓈЌ╗A●Ќ╗ŐⓈƆ╗Ŵ่₡ՁḶЋDzՁAЌЌC╗ŐƆฌ
╗DzЌAЌ╗̬ ╗㈠Ա㈠C㈠ฌ
Ɔ●╗Dz●ЌСḶŐҜA╗●ḶЌฌ
ОŐḶİDz╗ACCŐDzƆƆ̬ฌ ںںㅡںƆḶⓈ╗ĠՁAƆЋDzḚAƆԱḶⓈՁDzЋAŐCฌ
AƆƆDzƆƆḶŐƆОAŐDzՁ ̬ฌ ں″ธֱx̶ֱںںธֱxธںฌ
İⓈŐ●ƆC●╗●ḶЌ̬ฌ ●╗ḶСՁAƆЋDzḚAƆֱฎɱںxㅡฌ
ΎḶЌ●ЌḚՁAƆƆ●С●A╗●ḶЌ̬ฌ ֱธḚDzЌDzŐAՁԱⓈƆ●ЌDzƆƆฌ
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ОŐḶОḶƆDzCΎḶЌ●ЌḚ̬ฌ ЌḶĠAЌḚDzฌ
ƆⓈŐŐḶⓈЌC●ЌḚΎḶЌ●ЌḚC●Ɔ╗Ő●╗Ɔ̬ฌ
ЌḶŐ╗Ġ̬ฌ ֱธḚDzЌDzŐAՁԱⓈƆ●ЌDzƆƆฌ
DzAƆ╗̬ฌ ֱธḚDzЌDzŐAՁԱⓈƆ●ЌDzƆƆฌ
ƆḶⓈ╗Ġ̬ฌ ֱธḚDzЌDzŐAՁԱⓈƆ●ЌDzƆƆฌ
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ں㈠xɱAŐDzƆฌ
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ՁḶ╗ḶЋDzŐAḚDz̬ ں″㈠ㅡ੧ฌ
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ḶⓈ╗CḶḶŐAŐDzAƆСḶŐƆDzA╗●ЌḚฌ
ںㅡฌ AЌCÛA●╗●ЌḚỏⓒОՁⓈƆḶЌDzƆОADzСḶŐDzAĠธxxฌ
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ںฌ
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ผ֭⑾̬ƆCŐֱՙںՙฎ̶ฌ
ผ֭⑾̬ОŐİֱՙںՙՙ″ฌ
ՙฌ
ںɱƥ
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ՙƥֱ″फ
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CŐ●ЋDzฌ
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ԱՁCḚ㈠ฌ ₡֭㌱ผħऑשħਙ่ฌ
ธɱƥֱฎफ
ں ОŐḶОḶƆDzCՁAЌCƆAОDzAŐDzAฌ
ธ DzṲ●Ɔ╗●ЌḚ╗ŐAƆĠDzЌՁḶƆⓈŐDzฌ
̶ฌ ОŐḶОḶƆDzCƆ●CDzÛAՁ゜ОA╗ĠÛAฌ
″ƥ
ںฌ ″ ںxฌ
ㅡฌ ADzƆƆ╗ḶОⓈԱՁ●ÛAฌ
ںธƥ
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CŐ●ЋDzฌ
″ฌ DzṲ●Ɔ╗●ЌḚCŐ●ЋDzADzƆƆฌ
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CDzƆ●ḚЌฌ
ОՁAЌЌ●ЌḚฌ
ՙxธ㈠″ฎ̶㈠̶ธՙՙฌ
AŐĠ●╗Dz╗ⓈŐDz
ﭨħ㌱ħ่ħੂשこŴऑฌ
CA╗Dzฌ
Dz ĠAŐՁDzƆ╗ḶЌԱՁЋCฌ
Ɔ ●╗Dzฌ
╗ฌ
ฌ
DzDz
ЋC
╗Ő
О AŐОDzƆDzḶฌ
ԱՁ
ĠƆ
╗
AƆ
ОAŐОDzƆDzḶฌ
Ɔㅡ
DzḚ
Ћ
C֭㌱ผħऑשħਙ่ฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
AƆ
ƆՁ
Ɔ̶ŐCƆ╗㈠ฌ
″╗Ġ Ɔ╗ŐDzDz╗
ĠƆ╗ŐDzDz╗ฌ
ں ḶЌDzО╗ⓈAՁƆ●╗DzОՁAЌฌ
Ɔ″╗
Ɔ
ƆAՁDz̬ฌںफएธxƥֱxफ Ќ ḶŐ╗Ġ
ḶŐ╗Ġฌ
ЌḶŐ╗Ġฌ
ŐDzЋฌ
ОŐİֱՙㅡธxx
ƆĠDzDz╗
ںx゜ธㅡ゜ںฎ
ƆОں Ɔ●╗DzОՁAЌฌ
SDR-74296
ƆDzAՁฌ
кŴ่₡㌱Ŵऑ֭к่֭֭ف₡
ƆҜԱḶՁ ՁAŐḚDz╗ŐDzDzƆ Ɔ●ΎDzฌ
Ġ●ՁDzAЌҜDzƆỢⓈ●╗Dzӧ╗ĠḶŐЌՁDzƆƆỏฌ ̶″फԱḶṲฌ
Оผਙਙऑħγħк่֭ħฌ
ҜDzƆỢⓈ●╗Dzฌ ธㅡफԱḶṲฌ
Оผਙਙऑħγħк่֭ħ ҜⓈՁ╗●ฌ
ں゜ںㅡफAՁ㈠ⓒฎƥĠゥㄦƥÛฌ
ÛDzDzО●ЌḚՁAЌ╗AЌA ㄦḚAՁฌ
ՁŴ่ŴשŴ่ŴҜਙ่ﭨ֭שħ₡่֭ħฌ
ŐḶƆDzҜAŐฌ ㄦḚAՁฌ
ŐਙこŴผħ่ਙ⑾⑾ħ㌱ħ่ŴкħऑผਙשผŴשฌ
ЌḶ╗Dz̬AՁՁ●ЌḶŐḚAЌ●ՁAЌCƆAОDzḚŐḶⓈЌCḶЋDzŐ╗ḶԱDzฌ
ҜḶİAЋDzḚḶՁCÛAƆĠDzCḚŐAЋDzՁ╗ḶҜA╗ĠDzṲ●Ɔ╗●ЌḚӧЋDzŐ●С●ЌС●DzՁCỏฌ
DzЌḶ╗DzƆฌ
₡֭㌱ผħऑשħਙ่ฌ
ںฌ DzṲ●Ɔ╗●ЌḚՁAЌCƆAОDzCAŐDzA╗ḶŐDzҜA●Ќฌ
ธฌ ЌDzÛՁAЌCƆAОDzAŐDzAƆฌ
ں ںฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںxㅡฌ
ںฌ
ںںㅡںƆՁAƆЋDzḚAƆԱՁЋCฌ
ں ธฌ
ธฌ
AОЌ̬ں″ธֱx̶ֱںںธֱxธںฌ
AСⓈ╗ⓈŐDzCŐ●ЋDzֱ╗ĠŐⓈŐDzƆ╗AⓈŐAЌ╗ฌ
Ɔħこ Ɔħこฌ
ОŐḶОḶƆDzCฌ
ธⓒɱxxƆ㈠С㈠ฌ
ԱՁCḚ㈠ฌ
ں ںฌ
CDzƆ●ḚЌฌ
ОՁAЌЌ●ЌḚฌ
ՙxธ㈠″ฎ̶㈠̶ธՙՙฌ
AŐĠ●╗Dz╗ⓈŐDz
̶ ̶ ̶ฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںx̶ฌ
ㅡ″ธɱЋ●╗ḶŐ●AԱDzAĠÛAฌ
CA╗Dzฌ
C֭㌱ผħऑשħਙ่ฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
ں ḶЌDzО╗ⓈAՁՁAЌCƆAОDzОՁAЌฌ
ƆAՁDz̬ ںफएธxƥֱxफฌ
ЌḶŐ╗Ġฌ
ŐDzЋฌ
ОŐİֱՙㅡธxx
ƆĠDzDz╗
xɱ゜ธ″゜ںฎ
ՁОںՁAЌCƆAОDzОՁAЌฌ
SDR-74296
ƆDzAՁฌ
ںฎƥֱธफฌ ںฎƥֱธफฌ
╗゜ОAŐAОDz╗ฌ ╗゜ОAŐAОDz╗ฌ
ธ ธฌ
Aฌ
ںฌ
Aฌ
ɱƥֱ″फฌ ɱƥֱ″फฌ
╗゜ƆĠACDzСDzA╗ⓈŐDzฌ Ա ╗゜ƆĠACDzСDzA╗ⓈŐDz Աฌ
ՙƥֱธफฌ ՙƥֱธफฌ
╗゜Û●ЌCḶÛฌ ╗゜Û●ЌCḶÛฌ
Aฌ
ㅡ ㄦ ㅡฌ
̶ƥֱㅡफฌ ̶ƥֱㅡफฌ Աฌ
╗゜ÛA●ЌƆḶ╗ฌ ╗゜ÛA●ЌƆḶ╗ฌ
ฌ ฌ
̶ฌ ̶ฌ
xƥֱxफฌ xƥֱxफฌ
С㈠С㈠Dz㈠ฌ С㈠С㈠Dz㈠ฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںxㅡฌ
Û ÛDzƆ╗DzՁDzЋA╗●ḶЌ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफ
Dz DzAƆ╗DzՁDzЋA╗●ḶЌฌ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफฌ
ںฎƥֱธफฌ
╗゜ОAŐAОDz╗ฌ
ธฌ
ںںㅡںƆՁAƆЋDzḚAƆԱՁЋCฌ
ںฌ
Aฌ
A Aฌ
ɱƥֱ″फฌ
AОЌ̬ں″ธֱx̶ֱںںธֱxธںฌ
╗゜ƆĠACDzСDzA㈠ฌ Աฌ
AСⓈ╗ⓈŐDzCŐ●ЋDzֱ╗ĠŐⓈŐDzƆ╗AⓈŐAЌ╗ฌ
Աฌ
ՙƥֱธफฌ
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ㅡ ㄦฌ
̶ƥֱㅡफฌ
╗゜ÛA●ЌƆḶ╗ฌ
ฌ
̶ฌ
xƥֱxफฌ
С㈠С㈠Dz㈠ฌ
Ќ ЌḶŐ╗ĠDzՁDzЋA╗●ḶЌฌ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफฌ
CDzƆ●ḚЌฌ
ОՁAЌЌ●ЌḚฌ
ՙxธ㈠″ฎ̶㈠̶ธՙՙฌ
AŐĠ●╗Dz╗ⓈŐDz
ՁAƆЋDzḚAƆⓒЌЋฎɱںx̶ฌ
ㅡ″ธɱЋ●╗ḶŐ●AԱDzAĠÛAฌ
ںฎƥֱธफฌ
╗゜ОAŐAОDz╗ฌ
ธฌ
ںฎƥֱธफฌ DzЌḶ╗DzƆฌ
CA╗Dzฌ
╗゜ОAŐAОDz╗ฌ
₡֭㌱ผħऑשħਙ่ฌ
ںฌ
Ա ںฌ Ɔ╗ḶŐDzƆ●ḚЌAḚDzՁḶA╗●ḶЌƆӧЌḶ╗AОAŐ╗ỏฌ
ธฌ ḶЌ╗●ЌḶⓈƆОAŐAОDz╗ОḶОֱḶⓈ╗ฌ
ںxƥֱ″फฌ
╗゜ƆĠACDzСDzA╗ⓈŐDz ̶ฌ ḶЌ╗㈠ÛA●ЌƆḶ╗╗╗Ő●Ҝฌ
Աฌ Աฌ
A Aฌ
Aฌ ㅡฌ ƆҜḶḶ╗ĠƆ╗ⓈḶС●Ќ●ƆĠฌ
ՙƥֱธफฌ ㄦฌ ╗DzҜОDzŐDzCƆ╗ḶŐDzСŐḶЌ╗ḚՁAΎ●ЌḚฌ
╗゜Û●ЌCḶÛฌ
Աฌ
ㅡ ㄦฌ ṲḶՁḶŐ゜С●Ќ●ƆĠDzฌ
C֭㌱ผħऑשħਙ่ฌ
ŐDzЋ●Ɔ●ḶЌƆฌ
̶ƥֱㅡफฌ A ḶՁḶŐֱƆĠDzŐÛ●ЌÛ●ՁՁ●AҜƆफҜḶƆƆḚḶՁCफƆÛ
ƆĠDzŐÛ●Ќ Û●ՁՁ●AҜƆ ҜḶƆƆ ḚḶՁC
╗゜ÛA●ЌƆḶ╗ฌ
Ա ḶՁḶŐֱƆĠDzŐÛ●ЌÛ●ՁՁ●AҜƆफЌA
ƆĠDzŐÛ●Ќ Û●ՁՁ●AҜƆ फЌA╗ⓈŐAՁՁ●ЌDzЌफƆ
Ձ Ձ●Ќ
ฌ
̶ฌ
Ɔ╗ḶЌDzֱԱḶŐAՁ Ɔ╗ḶЌDz फОՁⓈҜ ŐDzDzफ Ɔ╗Ḷ
ԱḶŐAՁƆ╗ḶЌDzफОՁⓈҜŐDzDzफƆ╗ḶЌDzฌ
xƥֱxफฌ
С㈠С㈠Dz㈠ฌ
ŐDzЋฌ
ОŐİֱՙㅡธxx
ƆĠDzDz╗ฌ
xɱ゜ธ″゜ںฎ
Ɔ ƆḶⓈ╗ĠDzՁDzЋA╗●ḶЌฌ
ƆAՁDz̬ ゜ںㅡफएںƥֱxफฌ
Aธ DzՁDzЋฌ
SDR-74296
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6'5
SDR 74296
3250 Spring Mountain Trust
Proposed
Total Use
Charleston Boulevard
Average Daily Traffic (ADT) 36,792
PM Peak Hour (heaviest 60 minutes) 2,943
This project will add approximately 1,439 trips per day on Las Vegas Blvd., Park Paseo, and Charleston Blvd. Currently,
Las Vegas is at about 78 percent of capacity and Charleston is at about 72 percent of capacity. With this project, Las
Vegas is expected to be at about 82 percent of capacity and Charleston to be at about 75 percent of capacity. Recent
counts are not available for Park Paseo, but it is believed to be under capacity.
Based on Peak Hour use, this development will add into the area roughly 132 additional cars, or about two every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 32.
SUBJECT:
SDR-74625 - SITE DEVELOPMENT PLAN REVIEW - PUBLIC HEARING - APPLICANT:
DUTCH BROS COFFEE - OWNER: BLV HOLDINGS, LLC - For possible action on a request
for a Site Development Plan Review FOR A PROPOSED 810 SQUARE-FOOT RESTAURANT
[COFFEE SHOP] WITH DRIVE THROUGH WITH A WAIVER TO ALLOW A FIVE-FOOT
WIDE LANDSCAPE BUFFER ALONG THE NORTH PROPERTY LINE WHERE 15 FEET
IS REQUIRED on 0.51 acres on the south side of Sahara Avenue, approximately 243 feet east of
Rye Street (APN 162-08-104-003), C-1 (Limited Commercial) Zone, Ward 1 (Tarkanian) [PRJ-
74597]. 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. Traffic Impact Analysis from Lochsa Engineering
7. Traffic Impact Study Letter from State of Nevada Department of Transportation
8. Traffic Notes Submitted by the City of Las Vegas Department of Public Works Traffic
Engineering Division
SDR-74625 [PRJ-74597]
** STAFF RECOMMENDATION(S) **
** NOTIFICATION **
PROTESTS 0
APPROVALS 0
RG
SDR-74625 [PRJ-74597]
Conditions Page One
November 13, 2018 - Planning Commission Meeting
** CONDITIONS **
SDR-74625 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 10/30/18, except as amended by conditions
herein.
6. All necessary building permits shall be obtained and final inspections shall be
completed in compliance with Title 19 and all codes as required by the Department
of Building and Safety.
7. These Conditions of Approval shall be affixed to the cover sheet of any plan set
submitted for building permit.
9. A fully operational fire protection system, including fire apparatus roads, fire
hydrants and water supply, shall be installed and shall be functioning prior to
construction of any combustible structures.
RG
SDR-74625 [PRJ-74597]
Conditions Page Two
November 13, 2018 - Planning Commission Meeting
10. All City Code requirements and design standards of all City Departments must be
satisfied, except as modified herein.
Public Works
11. Correct all American’s with Disabilities Act (ADA) deficiencies on the sidewalks and
remove all unused driveways adjacent to this site in accordance with code
requirements of Title 13.56.040, if any, to the satisfaction of the City Engineer
concurrent with development of this site.
12. 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 a License Agreement for landscaping and private improvements in the City
of Las Vegas portion of the Sahara Avenue public right-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).
15. Prior to the issuance of any permits, meet with the Sanitary Sewer Section of the
Department of Public Works to determine the requirements to connect to the on-
site private sewer shared by properties to the east. Alternatively, connect to the
public sewer located on the north side of Sahara Avenue.
RG
SDR-74625 [PRJ-74597]
Conditions Page Three
November 13, 2018 - Planning Commission Meeting
16. 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.
17. Meet with the Flood Control Section of the Department of Public Works for
assistance with establishing finished floor elevations and drainage paths for this
site prior to submittal of construction plans, the issuance of any building or grading
permits or the submittal of a map for this site, whichever may occur first. Provide
and improve all drainage ways as recommended.
RG
SDR-74625 [PRJ-74597]
Staff Report Page One
November 13, 2018 - Planning Commission Meeting
** STAFF REPORT **
PROJECT DESCRIPTION
The applicant has proposed a Restaurant [Coffee Shop] with Drive Through on a
property located on the south side of Sahara Avenue, approximately 243 feet east of
Rye Street.
ISSUES
ANALYSIS
The subject parcel is a vacant, paved lot zoned C-1 (Limited Commercial). The
proposed development is subject to Title 19 requirements for zoning and design. The
site is not located within any special plan area. The property is located within the
Redevelopment Plan Area 2 and the proposed Restaurant with a Drive Through is
encouraged at this location. The development is in conformance with the requirements
of C-1 (Limited Commercial) zoning district, which allows for commercial use such as a
Restaurant with a Drive Through.
The applicant proposes an 810 square-foot Restaurant with Drive Through. The Drive
Through is designed for a single lane, which begins at the northwest corner of the
property and the drive through window located on the east side of the proposed building
located at the east side of the property. The single drive through lane is capable of
holding more than six vehicles, before the menu board. This excess stacking capacity
will make it unlikely for traffic to back-up and block any driveways within the site. The
applicant has requested a Waiver of Title 19.08.070, to allow a five-foot wide perimeter
landscape buffer where 15 feet is required adjacent to the right-of-way or along the
north property line.
RG
SDR-74625 [PRJ-74597]
Staff Report Page Two
November 13, 2018 - Planning Commission Meeting
The Restaurant with Drive Through building uses a rib metal panel siding, brick veneer,
wood and grain plank. The overall style for the development depicts modern aesthetics.
Although the elevations contain wall signage, it is not part of this review and is subject
to building permit sign review pursuant to Title 19.08.120 requirements.
The applicant is proposing adequate landscaping within the five-foot wide perimeter
landscape buffer along Sahara Avenue. The landscaping will provide excellent
screening for the parking lot and drive through lane. There are 15-gallon Oleander
shrubs provided within the perimeter landscape buffer along the south property line.
The applicant has requested an Exception to allow zero 24-inch box trees to be located
within the south perimeter landscape buffer; where a Nevada Energy overhead
powerline runs parallel along the south property line, and planting the trees will damage
the powerline when they reach maturity. Staff supports the exception request.
Department of Public Works has indicated the Average Daily Traffic (ADT), that this
project will add is approximately 1,458 trips per day on Sahara Avenue and Rye Street.
Currently, Sahara Avenue is at about 95 percent of capacity and Rye Street is at about
14 percent of capacity. With this proposed project, Sahara Avenue is expected to be at
about 98 percent of capacity, and Rye Street is expected to be about 26 percent of
capacity. Based on the Peak Hour use, this development will add to the area 246
additional cars per hour or four every minute.
Other than requested waiver and exception, the proposed development meets all Title 19
requirements and appropriate for the area, as it is located on a major thoroughfare is in
close proximity to similar commercial development; therefore, staff recommends approval
with conditions.
FINDINGS (SDR-74625)
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;
RG
SDR-74625 [PRJ-74597]
Staff Report Page Three
November 13, 2018 - Planning Commission Meeting
Access to the site is from Sahara Avenue with a right-in, right-out capacity. Site
access and circulation will not negatively impact adjacent roadways.
4. Building and landscape materials are appropriate for the area and for the
City;
The building material consists of rib metal panel siding, brick veneer, wood and
grain plank. Drought-tolerant landscaping is used in sufficient quantities and in
the appropriate areas for shading, screening and aesthetics.
The design characteristics of the proposed building elevations are not unsightly
and are compatible with development in the area. The proposed materials are
suitable for the surrounding commercial uses.
6. Appropriate measures are taken to secure and protect the public health,
safety and general welfare.
BACKGROUND INFORMATION
Related Relevant City Actions by Planning, Fire, Bldg., and Code Enforcement etc.
The Board of City Commissioners approved a request for Rezoning (Z-
0055-72) from R-1 (Single Family Residential) to C-1 (Limited
08/16/72 Commercial) on property generally located on the south side of Sahara
Avenue, between Valley View Boulevard and Richfield Boulevard. The
Planning Commission recommended approval.
RG
SDR-74625 [PRJ-74597]
Staff Report Page Four
November 13, 2018 - Planning Commission Meeting
Related Relevant City Actions by Planning, Fire, Bldg., and Code Enforcement etc.
The City Council approved a request for a Plot Plan Review [Z-0055-
04/14/78 72(8)] for a restaurant at 3121 West Sahara Avenue. The Planning
Commission recommended approval.
The City Council approved a request for a General Plan Amendment
(GPA-43991) to establish Redevelopment Area 2 and change the
04/18/12 Future Land Use Designation on various parcels within the
Redevelopment Area to Commercial or Mixed Use. The Planning
Commission and staff recommended approval.
A Code Enforcement case (#142431) was processed for weeds and
06/11/14 refuse/waste at 3121 West Sahara Avenue. The case was resolved on
08/08/14.
A Code Enforcement case (#149557) was processed for squatter
01/13/15 activity at 3121 West Sahara Avenue. The case was resolved on
01/28/15.
A Code Enforcement case (#154109) was processed for homeless
04/30/15 camp and graffiti on perimeter wall at 3121 West Sahara Avenue. The
case was resolved on 06/27/15.
A Code Enforcement case (#158346) was processed for trash, debris
08/11/15 and graffiti at 3121 West Sahara Avenue. The case was resolved on
08/29/15.
A Code Enforcement case (#166871) was processed for graffiti at 3121
05/18/16
West Sahara Avenue. The case was resolved on 06/27/16.
A Code Enforcement case (#169410) was processed for graffiti on the
08/08/16 south wall at 3121 West Sahara Avenue. The case was resolved on
10/31/16.
A Code Enforcement case (#183137) was processed for homeless
10/05/17 camp at 3121 West Sahara Avenue. The case was resolved on
10/24/17.
A Code Enforcement case (#192867) was processed for graffiti at 3121
09/10/18
West Sahara Avenue. The case was resolved on 10/01/18.
A Code Enforcement case (#193848) was processed for graffiti and
10/15/18 temporary fence on the ground blocking the sidewalk at 3121 West
Sahara Avenue. The case is currently active.
RG
SDR-74625 [PRJ-74597]
Staff Report Page Five
November 13, 2018 - Planning Commission Meeting
Pre-Application Meeting
Staff met with the applicant and discussed the submittal requirements
09/20/18 for a Site Development Plan Review for a proposed Restaurant with
Drive Through.
Neighborhood Meeting
A Neighborhood meeting was not required, nor was one held.
Field Check
Staff conducted a routine field check of the subject site and noted that
a temporary chain link fence surrounding the property. A segment of
the chain link fence was fallen and blocking the sidewalk along Sahara
Avenue. An Off-Premise Sign was observed on the northwest corner
10/18/18
of the property advertising a tax service that is located within the
adjacent property to the west of the subject site. These issues were
reported to the Code Enforcement Division of the Planning
Department.
RG
SDR-74625 [PRJ-74597]
Staff Report Page Six
November 13, 2018 - Planning Commission Meeting
DEVELOPMENT STANDARDS
Screened, Gated, w/ a
Trash Enclosure Not Shown As Conditioned
Roof or Trellis
Mech. Equipment Screened Not Shown As Conditioned
RG
SDR-74625 [PRJ-74597]
Staff Report Page Eight
November 13, 2018 - Planning Commission Meeting
Pursuant to Title 19.08 and 19.12, the following parking standards apply:
Parking Requirement
Gross Floor Required Provided Compliance
Area or Parking Parking
Use Parking
Number of Ratio Handi- Handi-
Regular Regular
Units capped capped
Restaurant
Back of 810 SF 1/200 SF 4
House:
Waivers
Requirement Request Staff Recommendation
15-foot landscape buffer To allow a five-foot
Approval
along the right-of-way. landscape buffer.
Exceptions
Requirement Request Staff Recommendation
To allow for zero
One (1)-24-inch box tree per trees within the south
Approval
20 feet. perimeter landscape
buffer.
RG
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
̶x̶ںÛƆAĠAŐAAЋDzฌ
ՁŴЋ֭فŴ ЌЋ ฎɱںxธฌ
⇡่֭㌱ਙγ่֭㌀ੂŴγਙਙ㈠㌱ਙこฌ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
Ɔ A Ġ A Ő A A Ћ Dz Ќ Ⓢ Dz ฌ
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̶̶㈠ฎƥฌ
С ●ԱḶО С ●ԱḶОฌ С ●ԱḶО С●ԱḶО
ㅡx㈠ՙƥฌ
С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶОฌ
ɱฌ
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ںㅡƥฌ Őㄦxƥฌ
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ฎƥฌ ںธƥ ㄦƥ ՙ ″ƥ ںㄦ㈠ฎƥฌ
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ฎƥ ㄦƥ ںxƥ ″ฌ AḚDzЌ㈠ฌ
ḶОŐ●ḚĠ╗̬╗ĠDzƆDzCŐAÛ●ЌḚƆAŐDz╗ĠDzОŐḶОDzŐ╗ḶСCⓈ╗ĠԱŐḶƆḶССDzDzฌ
̶̶ں㈠xxƥ ƆDz╗ԱAŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ő̶ƥ ɱƥฌ
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ธㅡƥฌ
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ՁAЌCƆAОDzฌ
ںㄦƥ ฎƥ ฎƥ ㄦƥ ฎƥ ㄦƥฌ
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″ՙ㈠ںƥฌ
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Ṳฌ
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ฌ
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゜ ゜ ゜ฌ
ฎƥฌ
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ḶЌŐDz╗DzⓈŐԱฌ
ОAЋDzҜDzЌ╗゜ÛAՁฌ
ОŐḶОḶƆDzCĠDzAЋCⓈ╗ฌ
̶ںธںÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzⓒՁAƆЋDzḚAƆⓒЌDzЋACAฌ
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ОŐḶОḶƆDzCḶЌŐDz╗Dzฌ
ОAЋDzҜDzЌ╗ฌ
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ОŐḶОḶƆDzCḶЌŐDz╗Dzฌ
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Ɔ╗AЌCAŐCCŐAÛ●ЌḚƆḶСՁAŐḶⓈЌ╗CŐAÛ●ЌḚธธㅡ㈠ฌ
ОՁAЌฌ
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̶㈠ ḶЌŐDz╗DzОAЋDzҜDzЌ╗㈠ฌ Ɔ●ḚЌฌ
ںx x ںx ธx ●ƆƆⓈDz̬ฌ
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ՁDz ÛAŐЌ●ЌḚ ҜA╗㈠ ЌḶ╗СḶŐḶЌƆ╗ŐⓈ╗●ḶЌฌ
CA╗Dz̬ฌ
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●Ɔ
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╗ĠDz ḶЌ╗ŐA╗ḶŐƆ ƆĠAՁՁ
ḶЌ╗ŐA╗ḶŐƆ ƆĠAՁՁฌ
İḶԱЌḶ㈠̬ฌ ՙㄦㄦ″ฎธฌ
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ՙ㈠ CDz╗Dz╗AԱՁDzÛAŐЌ●ЌḚƆⓈŐСADz㈠ฌ ЌAЋCฎฎฌ
ںx゜̶x゜ںฎ
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ԱDzЌĠҜ AŐ CŐAÛЌ̬ฌ İ㈠Ɔ╗Dz●ḚDzŐÛAՁCฌ
ԱҜफAफ̬ฌ ●╗Ḷ СՁAƆЋDzḚ AƆԱDzЌĠҜ AŐҜ Ḷ ЌⓈҜ DzЌ╗●CںธՁЋںںㄦƆㅡฌ
Ḷ╗ĠDzŐ A ḚDzЌ●DzƆ Û
AḚDzЌ●DzƆ Ġ●Ġ Ҝ
ÛĠ●Ġ ●ḚĠ╗ Ġ
Ҝ●ḚĠ╗ AЋDz
ĠAЋDzฌ
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ⓈЌCDzŐḚŐḶⓈЌC Ⓢ╗●Ձ●╗●DzƆ ●ЌЋḶՁЋ●ЌḚ
●ЌЋḶՁЋ●ЌḚ ╗Ġ●Ɔ
╗Ġ●Ɔฌ ĠDzDzC̬ฌ İ㈠CDzΎḶŐ╗ฌ
DzՁDzЋएธںxธ㈠ںธฌ
ɱ㈠ ŐDzОA●ŐDzṲ●Ɔ╗●ЌḚƆ●CDzÛAՁ●ЌŐ●ḚĠ╗ֱḶСֱÛAAƆЌDzDzCDzC㈠ฌ ОŐḶİDz╗ AЌC
AЌC AŐDz
AŐDz ЌḶЌҜDzҜԱDzŐƆ
ЌḶЌҜDzҜԱDzŐƆ ḶС ⓈƆA
ḶС ⓈƆAฌ ƆĠDzDz╗ЌḶ㈠ฌ
ƆDzŐЋ●Dz
ЌḶŐ╗ĠฎںںƆDzŐЋ●Dzฌ
ںx㈠ ҜDzЌⓈԱḶAŐC㈠ฌ
ں㈠xฌ
Û̬⇓ОŐḶİDz╗Ɔ⇓CⓈ╗ĠԱŐḶƆḶССDzDz⇓ՙㄦㄦ″ฎธֱxֱںՁAƆЋDzḚAƆЌЋ⇓x̶ֱ●Ћ●Ձ⇓ОՁAЌ⇓ОՁḶ╗⇓ՙㄦㄦ″ฎธ﹝
╗Ɔ⇓CⓈ╗Ġ ԱŐḶƆ ḶССDzDz⇓ՙㄦㄦ″ฎธֱxֱںՁAƆ ЋDzḚAƆ ЌЋ⇓x̶ Ɔ㈠CÛḚֱںx゜ธɱ゜ธxںฎธ̬ںฎОҜฌ
SDR-74625
Ɔ A Ġ A Ő A A Ћ Dz Ќ Ⓢ Dz ฌ
ㄦฌ ںฌ
Ɔ ฎɱ¤ㅡxƥㅡㄦफDz ฌ
ں″″㈠ฎㄦƥฌ Ɔ●╗Dzฌ
̶̶㈠ฎƥฌ
С ●ԱḶО С ●ԱḶОฌ С ●ԱḶО С●ԱḶО
ㅡx㈠ՙƥฌ
С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶОฌ
ɱฌ
ɱฌ
ɱ ̶ฌ
Ṳฌ
̶ธƥฌ Ṳ
ㄦƥฌ
ㄦƥ ฌ
゜゜ ฌ゜ฌ
ฌ゜
゜ ゜ฌ
Őㄦƥฌ
Őㄦƥ
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╗ĠŐⓈ
╗ĠŐⓈฌ
CŐ●ЋDzฌ
C
Őธxƥ
Őธ xƥ ธธㅡ㈠ธƥฌ
ㅡ ㈠ธธƥ
ںںธƥ
ธƥ ″″ฌ
Őㄦƥ
Őㄦƥ ㅡㅡx㈠̶ƥ
x㈠̶ƥ ՁḶA╗●ḶЌҜAОฌ
ŐDzЋ●Ɔ●ḶЌCDzƆŐ●О╗●ḶЌฌ
ฎฎ ЌḶ╗╗ḶƆAՁDzฌ
ธธՙ㈠̶ƥฌ
ՙ㈠̶ƥ
ḚDzЌDzŐAՁЌḶ╗DzƆฌ
Őںฎƥ
Ő ںฎƥ ธƥฌ
ธƥ
ฎฎ ں㈠ ḚDzЌDzŐAՁƆḶОDzḶСÛḶŐ●ЌՁⓈCDzƆ̬ḶЌƆ╗ŐⓈ╗●ḶЌḶСAŐDzƆ╗AⓈŐAЌ╗AЌCОAŐ●ЌḚՁḶ╗㈠ฌ
ںㅡƥฌ
ںㅡƥ Őㄦxƥฌ
Őㄦx ƥ
Őㄦƥ
Őㄦƥ
ธ㈠ ОAŐ●ЌḚŐDzỢⓈ●ŐDzC̬ḶЌDzƆОADzОDzŐธxxƆСḶСԱAḶСĠḶⓈƆDzฌ
″″ ฎฎฌ ӧฎںxƆС゜ธxxƆСएㄦОAŐ●ЌḚƆОADzƆỏฌ
ںธƥ
ںธƥ ㄦㄦธ㈠″ƥฌ
ธ㈠″″ƥ
CA╗Dzฌ
Őธ㈠ㄦƥฌ
Őธ㈠ㄦƥ ОŐḶЋ●CDzCОAŐ●ЌḚ̬ӧںںỏƆ╗AЌCAŐCОAŐ●ЌḚƆОADzƆ㈠ฌ
ںںՙƥฌ
ՙƥ
̶̶ ฎƥฌ
ฎƥ ̶㈠ ╗ĠDzACİADzЌ╗●Ќ╗DzŐƆDz╗●ḶЌḶСÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzAЌCŐDzƆ╗ŐDzDz╗●ƆƆ●ḚЌAՁ●ΎDzC㈠ฌ
ㄦƥ
ㄦƥ ̶̶ฌ
ںธƥฌ
ںธƥ
ЌḶ㈠
ธธㅡƥ
ㅡƥ
ںںฎƥ
ฎƥ
ΎḶЌ●ЌḚⓒЋAŐ●AЌDzⓒƆDz╗ԱAⓒִОDzŐҜ●╗Ɔ̬ฌ
ںฎƥӧ╗О㈠ỏฌ
ںฎƥ ӧ╗О㈠ỏ
ں㈠ ΎḶЌ●ЌḚCA╗Aฌ
̶ɱ㈠ฎƥฌ
̶ɱ㈠ฎƥ
ธธxƥ
xƥ A㈠ ОAŐDzՁ̬ ں″ธֱxฎֱںxㅡֱxx̶ฌ
ㅡㅡฌ
ฎƥӧ╗О㈠ỏฌ
ฎƥ ӧ╗О㈠ỏ
Ա㈠ ACCŐDzƆƆ̬ ̶ںธںÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzฌ
ՁAƆЋDzḚAƆⓒЌЋฎɱںxธฌ
ㅡㅡฌ
ธธฌ ㈠ ОŐḶОDzŐ╗AŐDzA̬ ⒋
⒋⒋
⒋ฌ
″″ฌ ОŐḶОḶƆDzC ฎںx
ОŐḶОḶƆDzCฎںxฌ ⓙⓙ⒋
⒋⒋
⒋ฌ
ธㅡƥฌ
ธㅡƥ ƆСԱⓈ●ՁC●ЌḚฌ
ƆС ԱⓈ●ՁC●ЌḚ
ںฎƥӧ╗О㈠ỏฌ
ںฎƥ ӧ╗О㈠ỏ
C㈠ ΎḶЌ●ЌḚ̬ ֱںՁ●Ҝ●╗DzCḶҜҜDzŐ●AՁฌ
ㄦฎƥ
ㄦฎƥ ″″ฌ
Dz㈠ ACİADzЌ╗ΎḶЌ●ЌḚ̬ ЌḶŐ╗Ġ̬Ձ●Ҝ●╗DzCḶҜҜDzŐ●AՁฌ
ɱƥӧ╗О㈠ỏฌ
ɱƥ ӧ╗О㈠ỏ ㅡx㈠ںƥฌ
ㅡx㈠ںƥ DzAƆ╗̬Ձ●Ҝ●╗DzCḶҜҜDzŐ●AՁฌ
ՙՙƥฌ
ƥ ƆḶⓈ╗Ġ̬Ɔ●ЌḚՁDzСAҜ●ՁŐDzƆ●CDzЌ╗●AՁฌ
ՙ″㈠ںƥฌ
ՙ″㈠ںƥ
Ɔ xx¤ںɱƥںㄦफÛ ÛDzƆ╗̬Ձ●Ҝ●╗DzCḶҜҜDzŐ●AՁฌ
ㄦㄦƥ
ƥ ㅡㅡฌ ̶̶ں㈠xxƥฌ
С㈠ ●ҜОDzŐЋ●ḶⓈƆAŐDzA̬
⒋⒋⒋ⓙ⒋ⓙฌ
ㅡㄦƥ
ㅡㄦƥ ㄦㄦฌ
ฎฎฌ Ḛ㈠ ḶОDzЌƆОADzAŐDzA̬
⒋⒋⒋ⓙ⒋ⓙฌ
ฎฎฌ
ɱɱƥฌ
ƥ Ġ㈠ СՁḶḶCОՁA●ЌCDzƆ●ḚЌA╗●ḶЌ̬ ОAŐDzՁ●ƆՁḶA╗DzCÛ●╗Ġ●ЌफΎḶЌDzṲफAƆ●ЌC●A╗DzCԱ╗ĠDzฌ
СՁḶḶC●ЌƆⓈŐAЌDzŐA╗DzҜAОӧС●ŐҜỏḶҜҜⓈЌ●╗ОAЌDzՁฌ
ฎƥฌ
ฎƥ ںธƥ
ںธƥ ㄦㄦƥ
ƥ ՙՙ ″″ƥ
ƥ ںㄦ㈠ฎƥฌ
ںㄦ㈠ฎƥ
ںธƥ
ںธƥ ںธƥฌ
ںธƥ ЌⓈҜԱDzŐ̶ธxx̶ธںՙxСⓒDzССDz╗●ЋDzCA╗Dz̬ЌḶЋDzҜԱDzŐں″ⓒธx⊿ںںฌ
ОⓈԱՁ●ƆĠDzCԱ╗ĠDzСDzCDzŐAՁDzҜDzŐḚDzЌҜAЌAḚDzҜDzЌ╗ฌ
ฎฎƥ
ƥ ㄦㄦƥ
ƥ ںںxƥ
xƥ ″″ฌ AḚDzЌ㈠ฌ
̶̶ՙ㈠ںƥฌ
ՙ㈠ ںںƥ ธ㈠ ƆDz╗ԱAŐDzỢⓈ●ŐDzҜDzЌ╗Ɔ̬ฌ
̶̶ฌ
Ќxx¤ںɱƥںㄦफDz ฌ ㄦㄦƥฌ
ƥ
ḶОŐ●ḚĠ╗̬╗ĠDzƆDzCŐAÛ●ЌḚƆAŐDz╗ĠDzОŐḶОDzŐ╗ḶСCⓈ╗ĠԱŐḶƆḶССDzDzฌ
̶̶ں㈠xxƥ ƆDz╗ԱAŐDzỢⓈ●ŐDzҜDzЌ╗Ɔฌ
Ő̶ƥ
Ő̶ƥ ɱƥฌ
ɱƥ
ŐDzỢⓈ●ŐDzC ОŐḶЋ●CDzCฌ
Ő̶ƥฌ
Ő̶ƥ
ㄦธ㈠″ƥฌ
ㄦธ㈠″ƥ СŐḶЌ╗ Ɔ●CDz ŐDzAŐ СŐḶЌ╗ Ɔ●CDz ŐDzAŐฌ
Őںㄦƥ
Őںㄦƥ
ںx
ںx ฎฎฌ
ԱⓈ●ՁC●ЌḚ ںxƥ ںxƥ ธxƥ ̶ՙƥ ̶ɱ㈠ฎƥ ㄦㄦ㈠ɱƥฌ
ธㅡƥฌ
ธㅡƥ
ㅡㅡฌ
ՁAЌCƆAОDzฌ
ںㄦƥ ฎƥ ฎƥ ㄦƥ ฎƥ ㄦƥฌ
Őธxƥ
Őธ xƥ Őธxƥฌ
Őธ xƥ ԱⓈССDzŐฌ
″″ՙ㈠ںƥฌ
ՙ㈠ ںںƥ
̶㈠ ÛA●ЋDzŐƆ̬ฌ
ںںxฌ
x A㈠ ŐDzCⓈDz╗ĠDzСŐḶЌ╗ՁAЌCƆAОDzԱⓈССDzŐ╗Ḷㄦƥ㈠ฌ
ฌ
Őธxƥฌ
Őธ xƥ ゜゜ ゜ฌ
Őธxƥ
Őธ xƥ ″″ՙ㈠ںƥ
ՙ㈠ ںƥ
ฎฎ ںںธƥฌ
ธƥ ฌ
゜゜ ゜
″″ฌ
゜ฌ
゜゜ฌ
゜ ゜゜
Ṳ
Ṳฌ
ںx̶㈠ںƥฌ
ںx̶㈠ںƥ ՁDzḚDzЌCฌ
ฌ
ОŐḶОḶƆDzCฌ
゜ ゜ ゜ฌ
ฎƥฌ
ฎƥ
ԱⓈ●ՁC●ЌḚฌ
ḶЌŐDz╗DzⓈŐԱฌ
ОAЋDzҜDzЌ╗゜ÛAՁฌ
ОŐḶОḶƆDzCĠDzAЋCⓈ╗ฌ
̶ںธںÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzⓒՁAƆЋDzḚAƆⓒЌDzЋACAฌ
AƆОĠAՁ╗ОAЋDzҜDzЌ╗㈠ฌ
Ќ ฎɱ¤ㅡxƥㅡㄦफÛ ฌ
ں″″㈠ฎㄦƥฌ
ОŐḶОḶƆDzCՁ●ḚĠ╗CⓈ╗ฌ
AƆОĠAՁ╗ОAЋDzҜDzЌ╗㈠ฌ
ОŐḶОḶƆDzCḶЌŐDz╗Dzฌ
ОAЋDzҜDzЌ╗ฌ
ḶCDzCЌḶ╗DzƆ̬ฌ ΎḶЌ●ЌḚƆ●╗Dzฌ
ОŐḶОḶƆDzCḶЌŐDz╗Dzฌ
ں㈠ DzṲ●Ɔ╗●ЌḚCŐ●ЋDzAООŐḶAĠ╗ḶԱDzŐDzԱⓈ●Ձ╗ОDzŐⓈЌ●СḶŐҜฌ Ɔ●CDzÛAՁฌ
Ɔ╗AЌCAŐCCŐAÛ●ЌḚƆḶСՁAŐḶⓈЌ╗CŐAÛ●ЌḚธธㅡ㈠ฌ
ОՁAЌฌ
ธ㈠ ╗ŐAƆĠDzЌՁḶƆⓈŐDz㈠ฌ Ṳ ОAŐ●ЌḚƆОADzḶⓈЌ╗ฌ
ОADz ḶⓈЌ╗
̶㈠ ḶЌŐDz╗DzОAЋDzҜDzЌ╗㈠ฌ Ɔ●ḚЌฌ
ںx x ںx ธx ●ƆƆⓈDz̬ฌ
ㅡ㈠ ḶЌŐDz╗DzƆ●CDzÛAՁ㈠ฌ CDz╗Dz╗AԱՁDzÛAŐЌ●ЌḚҜA╗㈠ฌ
ՁDz ÛAŐЌ●ЌḚ ҜA╗㈠ ЌḶ╗СḶŐḶЌƆ╗ŐⓈ╗●ḶЌฌ
CA╗Dz̬ฌ
ㄦ㈠ ОŐḶОḶƆDzCफՁफ╗ОDzⓈŐԱAЌCḚⓈ╗╗DzŐОDzŐⓈЌ●СḶŐҜฌ xɱֱںɱֱธxںฎฌ
Ɔ╗AЌCAŐCCŐAÛ●ЌḚƆḶСՁAŐḶⓈЌ╗㈠ฌ Ḛ ŐAОĠ●ƆAՁDzӧ●ЌСDzDz╗ỏ СḶŐ╗ֱDz●ḚĠ╗
Ġ╗ ӧㅡฎỏ
ӧㅡฎỏ ĠḶⓈŐƆ
ĠḶⓈŐƆ ԱDzСḶŐDz
ԱDzСḶŐDz C●ḚḚ●ЌḚ
C●ḚḚ●ЌḚ ●Ɔฌ
●Ɔ
DzЌDzⓒ ╗ĠDz
╗Ḷ ḶҜҜDzЌDzⓒ
ОŐİֱՙㅡㄦɱՙ
╗ĠDz ḶЌ╗ŐA╗ḶŐƆ ƆĠAՁՁ
ḶЌ╗ŐA╗ḶŐƆ ƆĠAՁՁฌ
İḶԱЌḶ㈠̬ฌ ՙㄦㄦ″ฎธฌ
″㈠ AƆОĠAՁ╗ОAЋDzҜDzЌ╗㈠ฌ
C A╗ⓈҜ ̬ฌ Dz СḶՁՁḶÛ●ЌḚ AḚDzЌ●DzƆ̬ ⓈƆA ЌḶŐ╗Ġ
ЌḶ╗●С╗ĠDzСḶՁՁḶÛ●ЌḚAḚDzЌ●DzƆ̬ⓈƆAЌḶŐ╗Ġฌ CDzƆ●ḚЌ̬ฌ İ㈠Ɔ╗Dz●ḚDzŐÛAՁCฌ
ՙ㈠ CDz╗Dz╗AԱՁDzÛAŐЌ●ЌḚƆⓈŐСADz㈠ฌ ЌAЋCฎฎฌ
ںx゜̶x゜ںฎ
Dz A╗ ฎ ںںḶŐ ںӧฎxxỏ ″ㅡธֱธㅡㅡㅡ AЌC AՁՁ
ฎںںƆDzŐЋ●DzA╗ฎںںḶŐںӧฎxxỏ″ㅡธֱธㅡㅡㅡAЌCAՁՁฌ
ԱDzЌĠҜ AŐ CŐAÛЌ̬ฌ İ㈠Ɔ╗Dz●ḚDzŐÛAՁCฌ
ԱҜफAफ̬ฌ ●╗Ḷ СՁAƆЋDzḚ AƆԱDzЌĠҜ AŐҜ Ḷ ЌⓈҜ DzЌ╗●CںธՁЋںںㄦƆㅡฌ
Ḷ╗ĠDzŐ A ḚDzЌ●DzƆ Û
AḚDzЌ●DzƆ Ġ●Ġ Ҝ
ÛĠ●Ġ ●ḚĠ╗ Ġ
Ҝ●ḚĠ╗ AЋDz
ĠAЋDzฌ
ฎ㈠ ОAЋDzҜDzЌ╗Ɔ╗Ő●О●ЌḚ㈠ฌ ḶⓈЌC Ⓢ╗●Ձ●╗●DzƆ
ⓈЌCDzŐḚŐḶⓈЌC Ⓢ╗●Ձ●╗●DzƆ ●ЌЋḶՁЋ●ЌḚ
●ЌЋḶՁЋ●ЌḚ ╗Ġ●Ɔ
╗Ġ●Ɔฌ ĠDzDzC̬ฌ İ㈠CDzΎḶŐ╗ฌ
DzՁDzЋएธںxธ㈠ںธฌ
ɱ㈠ ŐDzОA●ŐDzṲ●Ɔ╗●ЌḚƆ●CDzÛAՁ●ЌŐ●ḚĠ╗ֱḶСֱÛAAƆЌDzDzCDzC㈠ฌ ОŐḶİDz╗ AЌC
AЌC AŐDz
AŐDz ЌḶЌҜDzҜԱDzŐƆ
ЌḶЌҜDzҜԱDzŐƆ ḶС ⓈƆA
ḶС ⓈƆAฌ ƆĠDzDz╗ЌḶ㈠ฌ
ƆDzŐЋ●Dz
ЌḶŐ╗ĠฎںںƆDzŐЋ●Dzฌ
ںx㈠ ҜDzЌⓈԱḶAŐC㈠ฌ
ں㈠xฌ
Û̬⇓ОŐḶİDz╗Ɔ⇓CⓈ╗ĠԱŐḶƆḶССDzDz⇓ՙㄦㄦ″ฎธֱxֱںՁAƆЋDzḚAƆЌЋ⇓x̶ֱ●Ћ●Ձ⇓ОՁAЌ⇓ОՁḶ╗⇓ՙㄦㄦ″ฎธ﹝
╗Ɔ⇓CⓈ╗Ġ ԱŐḶƆ ḶССDzDz⇓ՙㄦㄦ″ฎธֱxֱںՁAƆ ЋDzḚAƆ ЌЋ⇓x̶ Ɔ㈠CÛḚֱںx゜ธɱ゜ธxںฎธ̬ธںОҜฌ
SDR-74625
ОՁAЌ╗●ЌḚЌḶ╗DzƆ̬ฌ
ں㈠ AՁՁОՁAЌ╗ҜA╗DzŐ●AՁƆĠAՁՁԱDzƆḶⓈ╗ĠÛDzƆ╗DzŐЌЌⓈŐƆDzŐḚŐḶÛЌЌḶ㈠ںḚŐACDzAЌCฌ
●ЌƆ╗AՁՁDzCAḶŐC●ЌḚ╗ḶADzО╗DzCОՁAЌ╗●ЌḚОŐḶDzCⓈŐDzƆ㈠AՁՁОՁAЌ╗ҜA╗DzŐ●AՁƆฌ
ƆĠAՁՁҜDzDz╗ⓈŐŐDzЌ╗AҜDzŐ●AЌAƆƆḶ●A╗●ḶЌḶСЌⓈŐƆDzŐҜDzЌƆ╗AЌCAŐCƆ㈠CḶЌḶ╗ฌ
Ɔ A Ġ A Ő A A Ћ Dz Ќ Ⓢ Dz ฌ ОՁAЌ╗ҜA╗DzŐ●AՁƆⓈЌ╗●ՁC●ŐDz╗DzCԱḶÛЌDzŐ゜ḶЌƆ╗ŐⓈ╗●ḶЌҜAЌAḚDzŐ㈠╗ĠDzḶÛЌDzŐฌ
ŐDzƆDzŐЋDzƆ╗ĠDzŐ●ḚĠ╗╗ḶŐDzİDz╗AЌОՁAЌ╗ҜA╗DzŐ●AՁⓒСḶŐAЌŐDzAƆḶЌԱDzСḶŐDzḶŐฌ
AС╗DzŐ●╗●Ɔ●ЌƆ╗AՁՁDzC㈠ฌ
Ɔ ฎɱ¤ㅡxƥㅡㄦफDz ฌ
ں″″㈠ฎㄦƥฌ ธ㈠ Ɔ●ΎDzƆƆОDz●С●DzCAŐDzҜ●Ќ●ҜⓈҜƆ●ΎDzƆ╗ḶÛĠ●Ġ╗ĠDzОՁAЌ╗ƆAŐDz╗ḶԱDz●ЌƆ╗AՁՁDzC㈠AЌฌ
ОՁAЌ╗ƆⓈԱƆ╗●╗Ⓢ╗●ḶЌƆƆĠAՁՁԱDzAООŐḶЋDzCԱ╗ĠDzҜⓈЌ●●ОAՁ●╗AЌCḶÛЌDzŐ㈠ฌ
С ●ԱḶО С ●ԱḶОฌ С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶОฌ
̶㈠ AՁՁՁAЌCƆAО●ЌḚƆĠAՁՁԱDz●ЌƆ╗AՁՁDzCAЌCҜA●Ќ╗A●ЌDzC●ЌAḶŐCAЌDzÛ●╗Ġฌ
ҜⓈЌ●●ОAՁƆ╗AЌCAŐCƆAЌC●ЌAḶŐCAЌDzÛ●╗ĠⓈŐŐDzЌ╗●ЌCⓈƆ╗ŐƆ╗AЌCAŐCƆ●ЌAฌ
ЌDzA╗ⓒĠDzAՁ╗ĠAЌCÛDzDzCСŐDzDzḶЌC●╗●ḶЌ㈠AЌCDzACⓒC●ƆDzAƆDzCḶŐCAҜAḚDzCОՁAЌ╗ฌ
ҜA╗DzŐ●AՁƆAŐDz╗ḶԱDzŐDzОՁADzC●ҜҜDzC●A╗DzՁAС╗DzŐЌḶ╗●С●DzC╗ḶCḶƆḶ㈠ОՁAЌ╗ฌ
ҜA╗DzŐ●AՁƆĠAՁՁԱDzḚⓈAŐAЌ╗DzDzCСḶŐḶЌDzDzAŐAС╗DzŐОՁAЌ╗●ЌḚAЌCADzО╗AЌDz㈠ฌ
ㅡ㈠ ОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆ●ЌAḶŐCAЌDzÛ●╗ĠОՁAЌ╗●ЌḚCDz╗A●ՁƆ㈠C●Ḛ╗ŐDzDzО●╗ƆОDzŐฌ
Ṳฌ CDz╗A●ՁƆ㈠ОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆA╗╗ĠDzƆAҜDzḚŐACDzՁDzЋDzՁA╗ÛĠ●Ġ╗ĠDzÛDzŐDzฌ
Ṳ ḚŐḶÛЌA╗╗ĠDzЌⓈŐƆDzŐ㈠●СĠDzAЋՁAƆḶ●ՁƆAŐDzDzЋ●CDzЌ╗ⓒОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆฌ
⒋ⓙ⒋
⒋ⓙ⒋⒋ⓙⓙ⒋⒋ⓙ⒋ฌ
゜ฌ
゜゜ฌฌ
ㄦ㈠ ŐDzҜḶЋDzAՁՁ╗Û●ЌDzⓒÛ●ŐDzⓒЌⓈŐƆDzŐ╗ŐDzDzḚⓈAŐCƆⓒ╗AḚƆAЌC●ЌḶŐḚAЌ●ҜA╗DzŐ●AՁฌ
゜ฌ
゜ ゜ฌ СŐḶҜŐḶḶ╗ԱAՁՁƆ㈠ŐDzҜḶЋDz╗ĠDz╗ḶО̶゜ںḶСԱⓈŐՁAОСŐḶҜDzAŐ╗ĠԱAՁՁƆAЌCŐDzҜḶЋDzฌ
ธฌ ԱⓈŐՁAОСŐḶҜAŐḶⓈЌC╗ŐⓈЌ㈠ฌ
ںㄦֱՁAฌ
̶ֱںİԱ ธฌ ̶ฌ ㄦƥฌ ӧ╗О㈠ỏฌ
ӧ╗О㈠ỏฌ ӧ╗О㈠ỏฌ ″㈠ ՁAЌCƆAОDzḶЌ╗ŐA╗ḶŐƆĠAՁՁԱDzŐDzƆОḶЌƆ●ԱՁDzСḶŐ╗ĠDzЋDzŐ●С●A╗●ḶЌḶСAՁՁฌ
╗ĠŐⓈฌ
CŐ●ЋDzฌ
ㄦֱİԱฌ ⓈЌCDzŐḚŐḶⓈЌCAЌCḶЋDzŐĠDzACⓈ╗●Ձ●╗●DzƆ㈠●СAḶЌСՁ●╗Û●╗ĠⓈ╗●Ձ●╗●DzƆDzṲ●Ɔ╗ƆⓒЌḶ╗●Сฌ
ֱںĠՁฌ ㅡֱ ںㄦƥСŐḶ Ќ╗ՁAЌCƆAОDzԱⓈССDzŐ ฌ ḶÛЌDzŐ゜ḶЌƆ╗ŐⓈ╗●ḶЌҜAЌAḚDzŐОŐ●ḶŐ╗ḶОՁAЌ╗●ЌḚ㈠ฌ
ŐDzЋ●Ɔ●ḶЌCDzƆŐ●О╗●ḶЌฌ
ֱںՁAฌ
●ŐŐ●ḚA╗●ḶЌЌḶ╗DzƆ̬ฌ
ں㈠ AՁՁОՁAЌ╗●ЌḚAŐDzAƆⓒՁAÛЌAŐDzAƆAЌCՁAЌCƆAОDz●ƆՁAЌCƆƆĠḶÛЌAŐDz╗ḶĠAЋDzAฌ
ֱںĠՁฌ ḶҜОՁDz╗DzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆƆ╗DzҜ㈠╗ĠDzḚƆĠAՁՁԱDzŐDzƆОḶЌƆ●ԱՁDzСḶŐŐDz╗A●Ќ●ЌḚAฌ
ธฌ ỢⓈAՁ●С●DzCС●ŐҜСḶŐ╗ĠDzCDzƆ●ḚЌḶС╗ĠDzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆ╗DzҜ㈠╗ĠDzḚƆĠAՁՁฌ
ӧ╗О㈠ỏฌ ̶ฌ ƆⓈԱҜ●╗╗ĠDzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆ╗DzҜCDzƆ●ḚЌ╗Ḷ╗ĠDzAŐĠ●╗Dz╗゜ḶÛЌDzŐСḶŐAООŐḶЋAՁฌ
ธฌ
ฎƥƆ●CDzՁAЌCƆAОDzԱⓈССDzŐ ฌ
ОŐ●ḶŐ╗ḶḶҜҜDzЌDzҜDzЌ╗ḶСÛḶŐ㈠ฌ
ㅡֱḚՁ ㄦֱİԱฌ
ӧ╗О㈠ỏฌ
̶ฌ
CA╗Dzฌ
̶ธֱİԱฌ ں″ֱḚՁฌ
ЌḶ㈠
ธฌ ̶फƆĠŐDzCCDzCĠAŐCÛḶḶCԱAŐҜⓈՁĠฌ
ӧ╗О㈠ỏฌ ̶फĠ●ḚĠ╗ḶОƆḶ●ՁƆAⓈDzŐСḶŐฌ
●ЌC●Ћ●CⓈAՁОՁAЌ╗Ɔ㈠ฌ
ЌḶ╗Dz̬ŐDzҜḶЋDzԱⓈŐՁAОСŐḶҜ╗ḶО̶゜ںḶСฌ
̶ֱÛĠฌ ŐḶḶ╗ԱAՁՁḶŐAŐDzСⓈՁՁŐDzҜḶЋDzḶЌ╗A●ЌDzŐ㈠ฌ
ŐDzСDzŐ╗ḶОՁAЌƆСḶŐС●Ќ●ƆĠḚŐACDz㈠ฌ
DzỢⓈAՁ╗Ḷฌ ƆՁḶОDzִƆAŐ●СƆ●CDzƆḶСО●╗㈠ฌ
ОŐḶОḶƆDzCฎںxฌ ธ ԱAՁՁฌ Û●C╗ĠḶСО●╗╗ḶԱDz╗ÛḶฌ
ƆСԱⓈ●ՁC●ЌḚฌ C●A㈠ฌ ╗●ҜDzƆԱAՁՁC●AҜDz╗DzŐ㈠ฌ
ธฌ DzṲAЋA╗DzCƆḶ●ՁḶŐ╗ḶОƆḶ●ՁԱAС●ՁՁ㈠ฌ
ӧ╗О㈠ỏฌ ƆDz╗ŐḶḶ╗ԱAՁՁḶЌⓈЌC●Ɔ╗ⓈŐԱDzCƆḶ●ՁफḶЌDzफฌ
A╗ԱḶ╗╗ḶҜḶСО●╗㈠ฌ
̶ֱฌ
ธฌ
ӧ╗О㈠ỏฌ ̶ฌ
ӧ╗О㈠ỏฌ
ḚDzЌDzŐAՁЌḶ╗DzƆ̬ฌ
ں㈠DzЋDzŐḚŐDzDzЌ╗ŐDzDzƆḶЋDzŐ̶xफ●ЌĠDz●ḚĠ╗ƆĠAՁՁԱDzḚⓈDzC㈠ฌ
ธ㈠ŐDzҜḶЋDz╗ḶО̶゜ںḶСԱⓈŐՁAОḶЌŐḶḶ╗ԱAՁՁ㈠ŐDzҜḶЋDzÛ●ŐDzฌ
ֱںՁAฌ
ԱAƆDz╗ḶҜОՁDz╗DzՁ㈠ฌ
Ќxx¤ںɱƥںㄦफDz ฌ ̶ฌ
ֱںĠՁฌ ̶㈠ОŐḶЋ●CDzОՁAƆ╗●ḶŐҜDz╗AՁСՁAḚƆḶЌḚⓈÛ●ŐDzƆ●ЌḶŐЌDzAŐฌ
ㅡֱՁAฌ
ḶОŐ●ḚĠ╗̬╗ĠDzƆDzCŐAÛ●ЌḚƆAŐDz╗ĠDzОŐḶОDzŐ╗ḶСCⓈ╗ĠԱŐḶƆḶССDzDzฌ
̶̶ں㈠xxƥฌ ㅡֱḚՁ ㅡֱḚՁฌ Ɔ●CDzÛAՁƆ㈠ฌ
ӧ╗О㈠ỏฌ ֱںՁAฌ ںㄦ㈠̶ƥฌ
ธฌ ŐḶḶ╗СՁAŐDzƆDz╗A╗ḚŐḶⓈЌCՁDzЋDzՁฌ
ㅡֱฌ ㅡֱḚՁฌ CⓈԱ●ՁՁḚⓈ●ЌḚƆƆ╗DzҜӧḶŐDzỢⓈAՁỏฌ
ӧ╗О㈠ỏฌ
̶फƆĠŐDzCCDzCĠAŐCÛḶḶCԱAŐҜⓈՁĠฌ
ÛDzDzCԱAŐŐ●DzŐСAԱŐ●ฌ
̶फĠ●ḚĠ╗ḶОƆḶ●ՁƆAⓈDzŐฌ
ฎƥƆ●CDzՁAЌCƆAОDzԱⓈССDzŐ ฌ
С●Ќ●ƆĠḚŐACDzฌ
ฎƥฌ
Dz Ợ ⓈAՁ╗Ḷ ฌ ƆՁḶОDzִƆAŐ●СƆ●CDzƆḶСО●╗ฌ
゜゜ฌ゜ ฌ ゜ ںธԱAՁՁฌ Û●C╗ĠḶСО●╗╗ḶԱDz╗ÛḶ╗●ҜDzƆฌ
C●A㈠ฌ ԱAՁՁC●AҜDz╗DzŐฌ
ธฌ ゜
゜ฌ
゜ฌ
ƆDz╗ŐḶḶ╗ԱAՁՁḶЌⓈЌC●Ɔ╗ⓈŐԱDzCƆḶ●Ձฌ
फḶЌDzफA╗ԱḶ╗╗ḶҜḶСО●╗ฌ
Ṳฌ
ฎƥŐDzAŐՁAЌCƆAОDzԱⓈССDzŐ ฌ
ฎƥ
゜ ゜゜ ฌ
╗ŐDzDzОՁAЌ╗●ЌḚ ฌ
̶ฌ ЌḶ ƆAՁDzฌ
DzṲ●Ɔ╗●ЌḚԱՁḶƆŐDzDzЌ●ЌḚÛAՁՁฌ
ՁDzḚDzЌCฌ
̶ںธںÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzⓒՁAƆЋDzḚAƆⓒЌDzЋACAฌ
ОŐḶОḶƆDzCฌ
Ќ ฎɱ¤ㅡxƥㅡㄦफÛ ฌ
ں″″㈠ฎㄦƥฌ
ŐḶҜⓈՁĠӧ̶फҜ●Ќ㈠CDzDzОỏฌ
SDR-74625
ОՁAЌ╗●ЌḚЌḶ╗DzƆ̬ฌ
ں㈠ AՁՁОՁAЌ╗ҜA╗DzŐ●AՁƆĠAՁՁԱDzƆḶⓈ╗ĠÛDzƆ╗DzŐЌЌⓈŐƆDzŐḚŐḶÛЌЌḶ㈠ںḚŐACDzAЌCฌ
●ЌƆ╗AՁՁDzCAḶŐC●ЌḚ╗ḶADzО╗DzCОՁAЌ╗●ЌḚОŐḶDzCⓈŐDzƆ㈠AՁՁОՁAЌ╗ҜA╗DzŐ●AՁƆฌ
ƆĠAՁՁҜDzDz╗ⓈŐŐDzЌ╗AҜDzŐ●AЌAƆƆḶ●A╗●ḶЌḶСЌⓈŐƆDzŐҜDzЌƆ╗AЌCAŐCƆ㈠CḶЌḶ╗ฌ
Ɔ A Ġ A Ő A A Ћ Dz Ќ Ⓢ Dz ฌ ОՁAЌ╗ҜA╗DzŐ●AՁƆⓈЌ╗●ՁC●ŐDz╗DzCԱḶÛЌDzŐ゜ḶЌƆ╗ŐⓈ╗●ḶЌҜAЌAḚDzŐ㈠╗ĠDzḶÛЌDzŐฌ
ŐDzƆDzŐЋDzƆ╗ĠDzŐ●ḚĠ╗╗ḶŐDzİDz╗AЌОՁAЌ╗ҜA╗DzŐ●AՁⓒСḶŐAЌŐDzAƆḶЌԱDzСḶŐDzḶŐฌ
AС╗DzŐ●╗●Ɔ●ЌƆ╗AՁՁDzC㈠ฌ
Ɔ ฎɱ¤ㅡxƥㅡㄦफDz ฌ
ں″″㈠ฎㄦƥฌ ธ㈠ Ɔ●ΎDzƆƆОDz●С●DzCAŐDzҜ●Ќ●ҜⓈҜƆ●ΎDzƆ╗ḶÛĠ●Ġ╗ĠDzОՁAЌ╗ƆAŐDz╗ḶԱDz●ЌƆ╗AՁՁDzC㈠AЌฌ
ОՁAЌ╗ƆⓈԱƆ╗●╗Ⓢ╗●ḶЌƆƆĠAՁՁԱDzAООŐḶЋDzCԱ╗ĠDzҜⓈЌ●●ОAՁ●╗AЌCḶÛЌDzŐ㈠ฌ
С ●ԱḶО С ●ԱḶОฌ С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С ●ԱḶО С●ԱḶО С●ԱḶО С●ԱḶО С ●ԱḶОฌ
̶㈠ AՁՁՁAЌCƆAО●ЌḚƆĠAՁՁԱDz●ЌƆ╗AՁՁDzCAЌCҜA●Ќ╗A●ЌDzC●ЌAḶŐCAЌDzÛ●╗Ġฌ
ҜⓈЌ●●ОAՁƆ╗AЌCAŐCƆAЌC●ЌAḶŐCAЌDzÛ●╗ĠⓈŐŐDzЌ╗●ЌCⓈƆ╗ŐƆ╗AЌCAŐCƆ●ЌAฌ
ЌDzA╗ⓒĠDzAՁ╗ĠAЌCÛDzDzCСŐDzDzḶЌC●╗●ḶЌ㈠AЌCDzACⓒC●ƆDzAƆDzCḶŐCAҜAḚDzCОՁAЌ╗ฌ
ҜA╗DzŐ●AՁƆAŐDz╗ḶԱDzŐDzОՁADzC●ҜҜDzC●A╗DzՁAС╗DzŐЌḶ╗●С●DzC╗ḶCḶƆḶ㈠ОՁAЌ╗ฌ
ҜA╗DzŐ●AՁƆĠAՁՁԱDzḚⓈAŐAЌ╗DzDzCСḶŐḶЌDzDzAŐAС╗DzŐОՁAЌ╗●ЌḚAЌCADzО╗AЌDz㈠ฌ
ㅡ㈠ ОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆ●ЌAḶŐCAЌDzÛ●╗ĠОՁAЌ╗●ЌḚCDz╗A●ՁƆ㈠C●Ḛ╗ŐDzDzО●╗ƆОDzŐฌ
Ṳฌ CDz╗A●ՁƆ㈠ОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆA╗╗ĠDzƆAҜDzḚŐACDzՁDzЋDzՁA╗ÛĠ●Ġ╗ĠDzÛDzŐDzฌ
Ṳ ḚŐḶÛЌA╗╗ĠDzЌⓈŐƆDzŐ㈠●СĠDzAЋՁAƆḶ●ՁƆAŐDzDzЋ●CDzЌ╗ⓒОՁAЌ╗╗ŐDzDzƆAЌCƆĠŐⓈԱƆฌ
⒋ⓙ⒋
⒋ⓙ⒋⒋ⓙⓙ⒋⒋ⓙ⒋ฌ
゜ฌ
゜゜ฌฌ
ㄦ㈠ ŐDzҜḶЋDzAՁՁ╗Û●ЌDzⓒÛ●ŐDzⓒЌⓈŐƆDzŐ╗ŐDzDzḚⓈAŐCƆⓒ╗AḚƆAЌC●ЌḶŐḚAЌ●ҜA╗DzŐ●AՁฌ
゜ฌ
゜ ゜ฌ СŐḶҜŐḶḶ╗ԱAՁՁƆ㈠ŐDzҜḶЋDz╗ĠDz╗ḶО̶゜ںḶСԱⓈŐՁAОСŐḶҜDzAŐ╗ĠԱAՁՁƆAЌCŐDzҜḶЋDzฌ
ธฌ ԱⓈŐՁAОСŐḶҜAŐḶⓈЌC╗ŐⓈЌ㈠ฌ
ںㄦֱՁAฌ
̶ֱںİԱ ธฌ ̶ฌ ㄦƥฌ ӧ╗О㈠ỏฌ
ӧ╗О㈠ỏฌ ӧ╗О㈠ỏฌ ″㈠ ՁAЌCƆAОDzḶЌ╗ŐA╗ḶŐƆĠAՁՁԱDzŐDzƆОḶЌƆ●ԱՁDzСḶŐ╗ĠDzЋDzŐ●С●A╗●ḶЌḶСAՁՁฌ
╗ĠŐⓈฌ
CŐ●ЋDzฌ
ㄦֱİԱฌ ⓈЌCDzŐḚŐḶⓈЌCAЌCḶЋDzŐĠDzACⓈ╗●Ձ●╗●DzƆ㈠●СAḶЌСՁ●╗Û●╗ĠⓈ╗●Ձ●╗●DzƆDzṲ●Ɔ╗ƆⓒЌḶ╗●Сฌ
ֱںĠՁฌ ㅡֱ ںㄦƥСŐḶ Ќ╗ՁAЌCƆAОDzԱⓈССDzŐ ฌ ḶÛЌDzŐ゜ḶЌƆ╗ŐⓈ╗●ḶЌҜAЌAḚDzŐОŐ●ḶŐ╗ḶОՁAЌ╗●ЌḚ㈠ฌ
ŐDzЋ●Ɔ●ḶЌCDzƆŐ●О╗●ḶЌฌ
ֱںՁAฌ
●ŐŐ●ḚA╗●ḶЌЌḶ╗DzƆ̬ฌ
ں㈠ AՁՁОՁAЌ╗●ЌḚAŐDzAƆⓒՁAÛЌAŐDzAƆAЌCՁAЌCƆAОDz●ƆՁAЌCƆƆĠḶÛЌAŐDz╗ḶĠAЋDzAฌ
ֱںĠՁฌ ḶҜОՁDz╗DzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆƆ╗DzҜ㈠╗ĠDzḚƆĠAՁՁԱDzŐDzƆОḶЌƆ●ԱՁDzСḶŐŐDz╗A●Ќ●ЌḚAฌ
ธฌ ỢⓈAՁ●С●DzCС●ŐҜСḶŐ╗ĠDzCDzƆ●ḚЌḶС╗ĠDzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆ╗DzҜ㈠╗ĠDzḚƆĠAՁՁฌ
ӧ╗О㈠ỏฌ ̶ฌ ƆⓈԱҜ●╗╗ĠDzCŐ●О●ŐŐ●ḚA╗●ḶЌƆƆ╗DzҜCDzƆ●ḚЌ╗Ḷ╗ĠDzAŐĠ●╗Dz╗゜ḶÛЌDzŐСḶŐAООŐḶЋAՁฌ
ธฌ
ฎƥƆ●CDzՁAЌCƆAОDzԱⓈССDzŐ ฌ
ОŐ●ḶŐ╗ḶḶҜҜDzЌDzҜDzЌ╗ḶСÛḶŐ㈠ฌ
ㅡֱḚՁ ㄦֱİԱฌ
ӧ╗О㈠ỏฌ
̶ฌ
CA╗Dzฌ
̶ธֱİԱฌ ں″ֱḚՁฌ
ЌḶ㈠
ธฌ ̶फƆĠŐDzCCDzCĠAŐCÛḶḶCԱAŐҜⓈՁĠฌ
ӧ╗О㈠ỏฌ ̶फĠ●ḚĠ╗ḶОƆḶ●ՁƆAⓈDzŐСḶŐฌ
●ЌC●Ћ●CⓈAՁОՁAЌ╗Ɔ㈠ฌ
ЌḶ╗Dz̬ŐDzҜḶЋDzԱⓈŐՁAОСŐḶҜ╗ḶО̶゜ںḶСฌ
̶ֱÛĠฌ ŐḶḶ╗ԱAՁՁḶŐAŐDzСⓈՁՁŐDzҜḶЋDzḶЌ╗A●ЌDzŐ㈠ฌ
ŐDzСDzŐ╗ḶОՁAЌƆСḶŐС●Ќ●ƆĠḚŐACDz㈠ฌ
DzỢⓈAՁ╗Ḷฌ ƆՁḶОDzִƆAŐ●СƆ●CDzƆḶСО●╗㈠ฌ
ОŐḶОḶƆDzCฎںxฌ ธ ԱAՁՁฌ Û●C╗ĠḶСО●╗╗ḶԱDz╗ÛḶฌ
ƆСԱⓈ●ՁC●ЌḚฌ C●A㈠ฌ ╗●ҜDzƆԱAՁՁC●AҜDz╗DzŐ㈠ฌ
ธฌ DzṲAЋA╗DzCƆḶ●ՁḶŐ╗ḶОƆḶ●ՁԱAС●ՁՁ㈠ฌ
ӧ╗О㈠ỏฌ ƆDz╗ŐḶḶ╗ԱAՁՁḶЌⓈЌC●Ɔ╗ⓈŐԱDzCƆḶ●ՁफḶЌDzफฌ
A╗ԱḶ╗╗ḶҜḶСО●╗㈠ฌ
̶ֱฌ
ธฌ
ӧ╗О㈠ỏฌ ̶ฌ
ӧ╗О㈠ỏฌ
ḚDzЌDzŐAՁЌḶ╗DzƆ̬ฌ
ں㈠DzЋDzŐḚŐDzDzЌ╗ŐDzDzƆḶЋDzŐ̶xफ●ЌĠDz●ḚĠ╗ƆĠAՁՁԱDzḚⓈDzC㈠ฌ
ธ㈠ŐDzҜḶЋDz╗ḶО̶゜ںḶСԱⓈŐՁAОḶЌŐḶḶ╗ԱAՁՁ㈠ŐDzҜḶЋDzÛ●ŐDzฌ
ֱںՁAฌ
ԱAƆDz╗ḶҜОՁDz╗DzՁ㈠ฌ
Ќxx¤ںɱƥںㄦफDz ฌ ̶ฌ
ֱںĠՁฌ ̶㈠ОŐḶЋ●CDzОՁAƆ╗●ḶŐҜDz╗AՁСՁAḚƆḶЌḚⓈÛ●ŐDzƆ●ЌḶŐЌDzAŐฌ
ㅡֱՁAฌ
ḶОŐ●ḚĠ╗̬╗ĠDzƆDzCŐAÛ●ЌḚƆAŐDz╗ĠDzОŐḶОDzŐ╗ḶСCⓈ╗ĠԱŐḶƆḶССDzDzฌ
̶̶ں㈠xxƥฌ ㅡֱḚՁ ㅡֱḚՁฌ Ɔ●CDzÛAՁƆ㈠ฌ
ӧ╗О㈠ỏฌ ֱںՁAฌ ںㄦ㈠̶ƥฌ
ธฌ ŐḶḶ╗СՁAŐDzƆDz╗A╗ḚŐḶⓈЌCՁDzЋDzՁฌ
ㅡֱฌ ㅡֱḚՁฌ CⓈԱ●ՁՁḚⓈ●ЌḚƆƆ╗DzҜӧḶŐDzỢⓈAՁỏฌ
ӧ╗О㈠ỏฌ
̶फƆĠŐDzCCDzCĠAŐCÛḶḶCԱAŐҜⓈՁĠฌ
ÛDzDzCԱAŐŐ●DzŐСAԱŐ●ฌ
̶फĠ●ḚĠ╗ḶОƆḶ●ՁƆAⓈDzŐฌ
ฎƥƆ●CDzՁAЌCƆAОDzԱⓈССDzŐ ฌ
С●Ќ●ƆĠḚŐACDzฌ
ฎƥฌ
Dz Ợ ⓈAՁ╗Ḷ ฌ ƆՁḶОDzִƆAŐ●СƆ●CDzƆḶСО●╗ฌ
゜゜ฌ゜ ฌ ゜ ںธԱAՁՁฌ Û●C╗ĠḶСО●╗╗ḶԱDz╗ÛḶ╗●ҜDzƆฌ
C●A㈠ฌ ԱAՁՁC●AҜDz╗DzŐฌ
ธฌ ゜
゜ฌ
゜ฌ
ƆDz╗ŐḶḶ╗ԱAՁՁḶЌⓈЌC●Ɔ╗ⓈŐԱDzCƆḶ●Ձฌ
फḶЌDzफA╗ԱḶ╗╗ḶҜḶСО●╗ฌ
Ṳฌ
ฎƥŐDzAŐՁAЌCƆAОDzԱⓈССDzŐ ฌ
ฎƥ
゜ ゜゜ ฌ
╗ŐDzDzОՁAЌ╗●ЌḚ ฌ
̶ฌ ЌḶ ƆAՁDzฌ
DzṲ●Ɔ╗●ЌḚԱՁḶƆŐDzDzЌ●ЌḚÛAՁՁฌ
ՁDzḚDzЌCฌ
̶ںธںÛDzƆ╗ƆAĠAŐAAЋDzЌⓈDzⓒՁAƆЋDzḚAƆⓒЌDzЋACAฌ
ОŐḶОḶƆDzCฌ
Ќ ฎɱ¤ㅡxƥㅡㄦफÛ ฌ
ں″″㈠ฎㄦƥฌ
ŐḶҜⓈՁĠӧ̶फҜ●Ќ㈠CDzDzОỏฌ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
ںx゜̶x゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
ںx゜̶x゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
ںx゜̶x゜ںฎ
SDR-74625
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
SDR-74625 [PRJ-74597] - SITE DEVELOPMENT PLAN REVIEW - APPLICANT: DUTCH BROS COFFEE - OWNER:
BLV HOLDINGS, LLC
SOUTH SIDE OF SAHARA AVENUE, APPROXIMATELY EAST OF RYE STREET
10/04/18
ںՙㄦҜਙ่שผਙ֭Û֭שA֭ﭨⓒƆħ֭שㅡxx
A0ผਙ่ⓒḶĠㅡㅡ̶ธں
̶̶x㈠″″ㄦ㈠x″″x
ʉʉʉ㈠㌱֭ਙħ่㌱㈠㌱ਙこ
ħੂשਙ⑾ՁŴЋ֭فŴ
C֭ऑŴผשこ่֭שਙ⑾ОкŴ่่ħ่ف
̶̶̶Ќ㈠ŐŴ่㌱γਙCผħ֭ﭨ
ՁŴЋ֭فŴⓒЌЋฎɱ ںx″
╗ਙʉγਙこħשこŴੂ㌱ਙ่㌱֭ผ่̬
DzƆḶⓒ●่㌱㈠ħऑк֭Ŵ֭₡שਙ⇡こħששγħк֭֭ששผשਙੂਙਙ่⇡֭γŴк⑾ਙ⑾ਙผ㌱кħ่֭שⓒCש㌱γԱผਙਙ⑾⑾֭֭㈠Cש㌱γԱผਙħऑผਙऑਙħ่فฌ
שਙ㌱ਙ่שผ㌱שŴ่ฎ ںxƆС㌱ਙ⑾⑾֭֭γਙऑʉħשγ₡ผħשֱ֭ﭨγผŴש̶ ںธ ںÛ֭שƆŴγŴผŴA่֭ﭨ֭㈠Cש㌱γԱผਙผ֭ऑ֭㌱⑾שккੂผ֭׀֭שฌ
שγ֭C֭ऑŴผשこ่֭שਙ⑾ОкŴ่่ħ่ف㌱ਙ่ħ₡֭ผשγ֭ħผƆħ֭שC֭֭ﭨкਙऑこ่֭שОкŴ่ⓒкŴ่₡㌱Ŵऑħ่ف֭ゥ㌱֭ऑשħਙ่Ŵ่₡кŴ่₡㌱Ŵऑħ่فʉŴħ֭ﭨผฌ
ผ֭׀֭שŴਙשкħ่֭₡⇡֭кਙʉ㈠
Сਙผשγħऑผਙ㈾֭㌱שⓒCש㌱γԱผਙγŴ⇡่֭֭㌱ਙਙผ₡ħ่Ŵשħ่فʉħשγשγ֭Ќ֭ﭨŴ₡ŴC֭ऑŴผשこ่֭שਙ⑾╗ผŴ่ऑਙผשŴשħਙ่Ŵ่₡γŴ֭ﭨŴ่
Ŵऑऑผਙ֭ﭨ₡╗ผŴ⑾⑾ħ㌱●こऑŴ㌱שƆש₡ੂ㈠ЌCḶ╗γŴשħऑкŴ֭ש₡שγ֭㌱ਙ่₡ħשħਙ่שγŴששγ֭שʉਙ֭ゥħשħ่ف₡ผħ֭ﭨʉŴੂŴผ֭שਙ⇡֭ฌ
ผ֭こਙ֭ﭨ₡Ŵ่₡ਙ่่֭֭ʉħ่فк֭₡ผħ֭ﭨʉŴੂħשਙ⇡֭㌱ਙ่שผ㌱֭ש₡שਙкŴผ0ਙ่ੂשⓈ่ħ⑾ਙผこƆשŴ่₡Ŵผ₡㈠●שħשγ֭ħ่ש่֭שਙ⑾ฌ
Cש㌱γԱผਙשਙผ֭㌱ਙ่שผ㌱ששγ֭֭Ŵ֭שผ่こਙש₡ผħ֭ﭨʉŴੂשਙкŴผ0ਙ่ੂשⓈ่ħ⑾ਙผこƆשŴ่₡Ŵผ₡Ŵ่₡㌱ਙこऑк֭֭שкੂผ֭こਙ֭ﭨฌ
שγ֭ʉ֭֭שผ่こਙש₡ผħ֭ﭨʉŴੂ㈠╗γ֭שผ֭֭שħ₡֭ʉŴк0ʉħкк⇡֭ผ֭ऑкŴ㌱֭₡Ŵ่₡ผ֭㌱ਙ่שผ㌱֭ש₡Ŵ่֭㌱֭Ŵผੂ㈠
●שħ่ਙשŴ่שħ㌱ħऑŴ֭ש₡שγŴששγ֭ऑผਙऑਙ֭₡ऑผਙ㈾֭㌱שʉħкк⇡֭ऑŴผשħ㌱ħऑŴשħ่فħ่שγ֭ħੂשਙ⑾ՁŴЋ֭فŴḚผ่֭֭Աħк₡ħ่فОผਙفผŴこⓒฌ
ʉħкк่ਙש⇡֭㌱ਙ่שผ㌱֭ש₡שਙՁDzDzCשŴ่₡Ŵผ₡ⓒ֭ שŴħ่Ŵ⇡к֭㌱ਙ่שผ㌱שħਙ่こ֭שγਙ₡ⓒこ֭֭ששγ֭ħ่ש่֭שਙ⑾שγ֭Ⓢผ⇡Ŵ่ฌ
Сਙผ֭שผੂ●่ħשħŴשħ֭ﭨⓒਙผऑผਙﭨħ₡֭⇡ħ㌱ੂ㌱к֭ऑŴผ0ħ่֭゜فк֭㌱שผħ㌱֭ﭨγħ㌱к֭㌱γŴผفħ่فשŴשħਙ่㈠╗γ֭ऑผਙऑਙ֭₡ऑผਙ㈾֭㌱שʉħккγਙʉ֭֭ﭨผฌ
שħкħ▷֭Ṳ֭ผħ㌱Ŵऑ֭кŴ่₡㌱Ŵऑħ่فこ֭שγਙ₡ਙкਙੂفשਙผ֭₡㌱֭ħผผħفŴשħਙ่゜ʉŴ֭שผ่֭֭₡㈠
╗γ֭ऑผਙऑਙ֭₡Ɔħ֭שОкŴ่Ŵ่₡ՁŴ่₡㌱Ŵऑħ่فОкŴ่ⓒħ่㌱к₡֭₡ħ่שγħ⇡こħששŴкⓒγŴ֭ﭨ⇡่֭֭₡֭ħ่֭ف₡שਙŴ㌱㌱ਙここਙ₡Ŵ֭ששγ֭ฌ
ħੂשਙ⑾ՁŴЋ֭فŴ▷ਙ่ħ่゜ف₡֭֭ﭨкਙऑこ่֭שผ֭فкŴשħਙ่Ŵ่₡֭ゥ㌱֭ऑשħਙ่ŴкγŴккਙʉ่֭ਙ⑾שγ֭֭ゥħשħ่فऑผਙऑ֭ผੂש㈠AŴฌ
ผ֭кשⓒCש㌱γԱผਙħ֭֭0ħ่فŴкŴ่₡㌱Ŵऑħ่فʉŴħ֭ﭨผשਙשγ֭ผ֭׀ħผ֭₡ ںㄦɸкŴ่₡㌱Ŵऑ֭⇡⑾⑾֭ผŴкਙ่فƆŴγŴผŴA่֭ﭨ֭שਙฌ
㌱ผ่֭֭שγ֭ऑผਙऑਙ֭₡₡ผħשֱ֭ﭨγผ㈠●่ਙผ₡֭ผשਙこŴħ่שŴħ่ऑผਙऑ֭ผħ่֭שผ่Ŵк㌱ħผ㌱кŴשħਙ่ਙ⑾ऑŴผ0ħ่فⓒ₡ผħשֱ֭ﭨγผשผŴ⑾⑾ħ㌱ⓒŴ่₡Ŵฌ
ผ֭ŴผкŴ่₡㌱Ŵऑħ่ف⇡⑾⑾֭ผⓒשγ֭こŴゥħここкŴ่₡㌱Ŵऑħ่ف⇡⑾⑾֭ผשγŴש㌱Ŵ่⇡֭ऑผਙﭨħ₡֭₡ħㄦɸŴкਙ่فƆŴγŴผŴA่֭ﭨ֭㈠A⑾֭שผฌ
ผ֭ﭨħ֭ʉħ่فħこħкŴผ֭Ŵкਙ่فשγ֭ƆŴγŴผŴA่֭ﭨ֭㌱ਙผผħ₡ਙผⓒ่Ŵこ֭кੂCŴħผੂỢ่֭֭Ŵ่₡●ֱ่ЌֱḶשԱผ֭فผⓒŴㄦɸкŴ่₡㌱Ŵऑ֭ฌ
⇡⑾⑾֭ผŴऑऑ֭Ŵผשਙ⇡֭Ŵผ֭Ŵਙ่Ŵ⇡к֭ผ֭׀֭שفħ่֭ﭨผ֭㌱่֭ש₡֭֭ﭨкਙऑこ่֭ש㈠●่שγ֭ㄦɸऑผਙऑਙ֭₡кŴ่₡㌱Ŵऑħ่ف⇡⑾⑾֭ผⓒCש㌱γฌ
Աผਙħऑผਙऑਙħ่فשਙऑкŴ่שγŴ₡֭שผ֭֭Ŵ่₡γผ⇡שਙこ֭֭ששγ֭кŴ่₡㌱Ŵऑħ่ف㌱ਙ₡֭㈠ԱŴ֭₡ਙ่שγ֭ऑผਙऑਙ֭₡ਙผħ่֭שŴשħਙ่ฌ
ਙ⑾שγ֭⇡ħк₡ħ่فⓒשγ֭₡ผħשֱ֭ﭨγผʉħкк⇡֭ऑŴผŴкк֭кשਙשγ֭֭Ŵ֭שผ่ऑผਙऑ֭ผੂשкħ่֭㈠╗γ֭ऑผਙऑ֭ผੂששਙשγ֭֭Ŵשħ㌱ผผ่֭שкੂ▷ਙ่֭₡ฌ
㌱ਙここ֭ผ㌱ħŴкŴ่₡ħﭨŴ㌱Ŵ่ש㈠╗γ֭кŴ่₡㌱Ŵऑ֭⇡⑾⑾֭ผਙ่שγ֭֭Ŵ֭שผ่ऑผਙऑ֭ผੂשкħ่֭ʉŴħ่㌱ผ֭Ŵ֭₡שਙ ںㄦ㈠ฎɸשਙγ֭кऑऑผਙﭨħ₡֭
Ŵ₡₡ħשħਙ่Ŵк㌱ผ่֭֭ħ่فਙ⑾שγ֭₡ผħשֱ֭ﭨγผ㈠
●่Ŵ₡₡ħשħਙ่שਙשγ֭кŴ่₡㌱Ŵऑħ่فʉŴħ֭ﭨผこ่֭שħਙ่֭₡Ŵ⇡ਙ֭ﭨⓒCש㌱γԱผਙผ֭ऑ֭㌱⑾שккੂผ֭׀֭שŴ่֭ゥ֭こऑשħਙ่⑾ผਙこฌ
ผ֭׀֭ש Ŵ่ ֭ゥ֭こऑשħਙ
ħ่שŴккħ่فשผ֭֭Ŵкਙ่فשγ֭ผ֭ŴผкŴ่₡㌱Ŵऑħ่ف⇡⑾⑾֭ผ㈠╗γ֭ผ֭Ŵผऑผਙऑ֭ผੂשкħ่֭㌱ผผ่֭שкੂγŴऑਙʉ֭ผŴ่₡㌱ਙここ่ħ㌱Ŵשħਙ่ฌ
ऑਙʉ֭ผ Ŵ่₡ ㌱ਙここ่ħ
кħ่֭שγŴשŴผ֭ਙ֭ﭨผγ֭Ŵ₡㈠Ќ֭ﭨŴ₡ŴОਙʉ֭ผʉħкк่ਙשŴккਙʉשผ֭֭שਙ⇡֭ħ่שŴкк֭₡ħ่שγ֭ħผ֭Ŵ֭こ่֭ש⇡שʉħккŴккਙʉฌ
֭ħผ ֭Ŵ֭こ่֭ש ⇡ שʉħ
γผ⇡⇡֭ผੂ㈠Cש㌱γԱผਙħऑผਙऑਙħ่فשਙħ่שŴккḶк֭Ŵ่֭ผγผ⇡Ŵкਙ่فשγŴשผ֭Ŵผ⇡⑾⑾֭ผ㈠Ḷк֭Ŵ่֭ผฌ
㈠ Ḷк֭Ŵ่֭ผɸɸγਙк₡فผਙʉŴŴฌ
γਙк₡ فผਙ
ОŐİֱՙㅡㄦɱՙ
שγħ㌱0֭ผفผ่֭֭֭ผੂŴ่₡ऑผਙﭨħ₡֭Ŵ่ħ㌱֭⇡⑾⑾֭ผħ่кħ֭ਙ⑾שผ֭֭㈠Aкਙⓒħשγਙк₡⇡่֭ਙ֭ש₡שγŴשŴ่֭ゥħשħ่فਙऑŴ׀֭こŴਙ่ผੂฌ
שŴ่ ֭ゥħשħ่ فਙऑŴ׀֭ こ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŴ֭فธਙ⑾ธ
ऑผħﭨŴ㌱ੂʉŴккħऑผ่֭֭שਙ่שγ֭ผ֭ħ₡่֭שħŴкऑผਙऑ֭ผੂששਙਙผผ֭Ŵผ㈠╗γħʉŴккʉħккผ֭こŴħ่Ŵ่₡ħऑผਙﭨħ₡ħ่ف⇡שŴ่שħŴкฌ
ऑผħﭨŴ㌱ੂ⇡֭שʉ่֭֭שγ֭ऑผਙऑਙ֭₡Cש㌱γԱผਙŴ่₡ผ֭Ŵผผ֭ħ₡่֭ש㈠Aऑħ㌱שผ֭γŴ⇡่֭֭ħ่㌱к₡֭₡⇡֭кਙʉγਙʉħ่فשγ֭ฌ
ਙ֭ﭨผγ֭Ŵ₡кħ่֭Ŵ่₡֭ゥħשħ่فこŴਙ่ผੂʉŴкк㈠
●่㌱ਙ่㌱кħਙ่ⓒCש㌱γԱผਙ⑾֭֭кשγŴששγ֭ऑผਙऑਙ֭₡ऑผਙ㈾֭㌱שこ֭֭שŴ่₡ऑऑਙผששγ֭ħੂשผ֭فкŴשħਙ่Ŵ่₡ħ่ש่֭שਙ⑾ฌ
ħੂש▷ਙ่ħ่ف㌱ਙ₡֭⑾ਙผשγħऑผਙऑ֭ผੂש⇡שผ֭׀֭ש㌱ਙ่ħ₡֭ผŴשħਙ่ਙ⑾שγ֭Ŵ⇡ਙֱ֭ﭨこ่֭שħਙ่֭₡кŴ่₡㌱Ŵऑħ่ف֭ゥ㌱֭ऑשħਙ่Ŵ่₡ฌ
ʉŴħ֭ﭨผ₡֭שਙשγ֭ऑผਙऑ֭ผੂשɸ֭ゥ㌱֭ऑשħਙ่ŴкγŴккਙʉ่֭Ŵ่₡֭ゥħשħ่فשħкħੂש㌱ਙ่₡ħשħਙ่㈠╗γ֭ऑผਙऑਙ֭₡㌱ਙ⑾⑾֭֭γਙऑ
ӧผ֭שŴผŴ่שỏʉħשγ₡ผħ֭ﭨשγผਙفγħŴऑ֭ผこħ֭שש₡֭ħ่שγֱ֭ ںՁħこħ֭ש₡ਙここ֭ผ㌱ħŴкCħשผħ㌱ש㈠Cש㌱γԱผਙผ֭ऑ֭㌱⑾שккੂฌ
ผ֭׀֭ששγ֭ħੂשਙ⑾ՁŴЋ֭فŴОкŴ่่ħ่فC֭ऑŴผשこ่֭ש㌱ਙ่ħ₡֭ผשγ֭ऑผ่֭֭֭ש₡Ɔħ֭שC֭֭ﭨкਙऑこ่֭שОкŴ่⑾ਙผŴऑऑผਙﭨŴк㈠
Ɔγਙк₡ੂਙγŴ֭ﭨŴ่ੂ׀֭שħਙ่ผ֭فŴผ₡ħ่فשγ֭⑾ਙผ֭فਙħ่فⓒऑк֭Ŵ֭₡ਙ่ਙשγ֭ħשŴ֭ששਙ㌱ਙ่שŴ㌱שこ֭㈠
Ő֭ऑ֭㌱⑾שккੂⓒ
İ֭⑾⑾ผ֭ੂC֭Ύਙผש
Оผਙ㈾֭㌱שҜŴ่Ŵ֭فผŴ่₡Aש่֭فਙ⑾Cש㌱γԱผਙשγ֭ผਙ⑾⑾֭֭
Dz่㌱кਙผ֭
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
●่ħשħŴ ﹝﹝﹝﹝﹝
●่ħשħŴк̬
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
ОŐİֱՙㅡㄦɱՙ
xɱ゜ธㅡ゜ںฎ
SDR-74625
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SDR-74625
SDR 74625
BLV Holdings, LLC
Proposed Use
Rye Street
Average Daily Traffic (ADT) 1,751
PM Peak Hour (heaviest 60 minutes) 140
This project will add approximately 1,458 trips per day on Sahara Ave. and Rye St. Currently, Sahara is at about 95
percent of capacity and Rye is at about 14 percent of capacity. With this project, Sahara is expected to be at about 98
percent of capacity and Rye to be at about 26 percent of capacity.
Based on Peak Hour use, this development will add into the area roughly 246 additional cars, or about four every
minute.
Note that this report assumes all traffic from this development uses all named streets.
Agenda Item No.: 33.
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