STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for Approval of Resolution 24-04, Amending the Parking-In-Common Masterplan for 3367, 3373, 3377 & 3381 Maricopa Avenue, Tract 2217, Block 18, Lots 29,30, 31 & 32, Removing the Property from the Masterplan (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
ID #24-4152 (P&Z #24-01700002) |
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Property Legal: |
Tract 2217, Block 18, Lots 29, 30, 31 & 32 |
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Address: |
3367, 3373, 3377 & 3381 Maricopa Avenue |
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Lot Size: |
4 lots @ 50’ x 250’ (1.16 acres) |
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Applicant: |
Johnnie Mathiasen |
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Staff Project Manager: |
Trevor Kearns |
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Current Zoning: |
Commercial Southgate District (C-SGD) |
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Existing / Proposed Use: |
Outdoor Sales Displays |
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Number of Units |
N/A |
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Density |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is located on Maricopa Avenue between Lobo Drive and Pecos Drive. An alley abuts the rear of the property. Highway 95 is to the south across Maricopa Avenue. The subject property and the abutting lots to the west and east are zoned Commercial Southgate District (C-SGD) and developed as commercial uses. The properties to the north, across the alley, are zoned R-SGD (Residential Southgate District) and are vacant lots. Area and Zoning Maps are attached.
The original Parking-In-Common (PIC) Masterplan for Block 18 includes Lots 27 through 36. The lots in this block are 250 feet deep. The PIC Masterplan calls for a 10-foot landscape buffer along Maricopa Avenue, a 120-foot front parking setback, and a 20-foot rear parking setback from the alley, resulting in a buildable depth of 100 feet. The PIC Masterplan for Block 2 is included as an attachment.
Other properties within this block have already been removed from the PIC Masterplan. Lots 27 & 28 were removed from the PIC Masterplan to allow sales displays in the PIC area.
The applicant’s attached Letter of Intent requests to amend the PIC Masterplan by removing the subject lots from the plan to allow outdoor vehicle displays and provide the required parking for future development. The applicant provided a Site Sketch which is included as an attachment.
An advantage of being included in a PIC Masterplan is that development and redevelopment need only comply with the PIC Masterplan, rather than the parking requirements of the Development Code. However, all uses within the PIC block are to share parking, with no spaces being reserved for any one business or use.
If removed from the PIC Masterplan, all required parking for any proposed uses of the properties shall be provided on the subject lots and the spaces may be reserved for their customers and employees. Use of the PIC area on other lots is not allowed. Any new structures will still be limited to the 100-foot buildable area of the lot as shown on the PIC Masterplan.
Design Review for Development Code compliance, including driveways and parking standards, will be required before building permits are issued to develop the properties.
A PIC Amendment application requires initial agreement from a minimum of 75% of the owners of properties within the block. The applicant submitted approvals from five of the six property owners (83%) within the PIC block.
Staff received no objections to the request from any review agencies.
STAFF ANALYSIS
Development Code Section 14.05.04(I)(c) provides criteria and decisions for the approval of a PIC amendment. Staff does not anticipate the removal of the subject lots from the PIC Masterplan to have a significant negative impact for parking in the area. In the event it is determined appropriate to remove these parcels from PIC, the owner must comply with Development Code requirements and provide parking for any proposed uses on the property.
FINDINGS
Staff finds that approval of the request will have a negligible impact on the PIC Masterplan for the area and will not result in the properties becoming nonconforming regarding required off-site parking. Staff further finds that approval of the amendment will not increase traffic congestion on nearby streets or any property containing a residential land use within 300 feet of the included properties.
ATTACHMENTS:
Resolution 24-04
Area Map
Zoning Map
PIC Masterplan
Letter of Intent
Site Sketch
STAFF RECOMMENDATIONS:
Staff recommends approval of Resolution 24-04, approving Land Use Action No. 24-4152, an amendment to the Parking-In-Common Masterplan for 3367,3373,3377 & 3381 Maricopa Avenue, Tract 2217, Block 18, Lot 29, 30, 31 & 32, removing the properties from the masterplan, with the following conditions:
1. The development shall substantially match the Site Plan submitted with this application.
2. Design Review to ensure compliance with all applicable City codes, including driveway locations and parking, is required prior to development of the properties.
3. Combine the properties into a single parcel.
SUGGESTED MOTION:Recommended Action
I move to approve Resolution 24-04, approving Land Use Action No. 24-4152, an amendment to the Parking-In-Common Masterplan for 3367, 3373, 3377 & 3381 Maricopa Avenue, Tract 2217, Block 18, Lot 29, 30, 31 & 32, removing the properties from the masterplan, with the following conditions:
1. The development shall substantially match the Site Plan submitted with this application.
2. Design Review to ensure compliance with all applicable City codes, including driveway locations and parking, is required prior to development of the properties.
3. Combine the properties into a single parcel.