STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Approve Resolution No. 26-02 Amending Tract 2226 Parking-in-Common Masterplan for 2795 Arcadia Drive, Tract 2226, Block 15, Lots 5 & 6, to Eliminate 4 Parking Spaces to Allow Access to Front Facing Garage Doors (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
ID #25-5154 (P&Z #2026-00027) |
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Property Legal: |
Tract 2226, Block 15, Lots 5 & 6 |
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Address: |
2795 Arcadia Dr |
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Lot Size: |
0.63 acres |
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Applicant: |
Vincent Gagliardi |
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Staff Project Manager: |
Trevor Kearns |
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Current Zoning: |
Limited Commercial - North Kiowa Overlay (C1-NKO) District |
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Existing / Proposed Use: |
Vacant/Commercial Building |
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Number of Units |
1 |
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Density |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is located on the northeast corner of Arcadia Drive and Kiowa Boulevard N. The subject property and the lots to the west and north are zoned Limited Commercial - North Kiowa Overlay District (C1-NKO) and developed as commercial uses or vacant. The properties to the east and south are developed for residential use. Area and Zoning Maps are attached.
The applicant’s attached Letter of Intent requests to amend the existing Tract 2226 Parking-in-Common (PIC) Masterplan (attached to this report) for this corner lot to provide 14 parking spaces along Kiowa Boulevard N. The building will have two, 14-foot-wide garage doors facing Kiowa Boulevard N. This PIC Masterplan amendment is to eliminate the parking spaces in front of the garage doors to allow access. The applicant provided a Site Plan to amend the Tract 2226 PIC Masterplan for lots 5 & 6 only, 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 users within the PIC block are to share parking, with no spaces being reserved for any one business or use. Therefore, the applicant will be developing their parking lot to connect with the adjacent lot in the future. When the neighboring property is developed at a future date, City staff will require connecting to the edge of the parking lot this applicant will provide.
Design Review for Development Code compliance, including driveways, landscaping, screening, and parking standards, will be required before building permits are issued to develop the properties. A PIC Masterplan amendment application requires initial agreement from a minimum of 75% of the owners of properties within the block. The applicant submitted approvals from the required number of property owners.
STAFF ANALYSIS:
Development Code Section 14.05.04(I)(c) provides criteria and decisions for the approval of a PIC Masterplan amendment. Staff finds that approval of this request will have a negligible impact on the intended Parking-in-Common scheme for this lot as it is an endcap lot with the only one abutting commercial lot, and will not result in the properties becoming significantly nonconforming regarding required off-site parking. Staff further finds that approval of the amendment will not increase traffic congestion on nearby streets.
ATTACHMENTS:
Resolution No. 26-02
Area Map
Zoning Map
Letter of Intent
Site Plan
Tract 2226 PIC Masterplan
CONDITIONS FOR CODE COMPLIANCE:
Staff recommends the following conditions be applied to ensure compliance with City code requirements:
1. The development shall substantially match the Amended Parking in Common Masterplan attached as Exhibit A.
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. Any deed restrictions that need to be amended are required to be recorded with Mohave County.
SUGGESTED MOTION:Recommended Action
I move to approve Resolution No. 26-02 amending the Tract 2226 Parking-In-Common Masterplan for 2795 Arcadia Drive.