STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Approve Resolution No. 24-09 Amending the Parking-In-Common Masterplan for 25 & 33 Acoma Boulevard N, Tract 161, Block 3, Lots 7, 8 & 9 (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
ID #24-4404 (PZ2024-00026) |
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Property Legal: |
Tract 161, Block 3, Lots 7-9 |
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Address: |
25 & 33 Acoma Boulevard N. |
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Lot Size: |
0.29 acres |
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Applicant: |
Samir and Abdul Slatewala |
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Staff Project Manager: |
Trevor Kearns |
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Current Zoning: |
Mixed Use - Uptown McCulloch Main Street (MU-UMS) District |
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Existing / Proposed Use: |
Restaurant/Drive-Thru Restaurant |
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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 Acoma Boulevard N between Mesquite Avenue and McCulloch Boulevard N. The subject property and the abutting lots are zoned Mixed Use - Uptown McCulloch Main Street District (MU-UMS) and developed as commercial uses. Area and Zoning Maps are attached.
The approved Parking-In-Common (PIC) Masterplan approved by the Planning Commission pursuant to Land Use Application 95-004 includes tract 161, block 3, lots 7-9. The original Masterplan, approved in 1995, was designed to establish a shared parking layout for the downtown area. The parking masterplan used what was developed at the time and laid out a parking plan for future development. If the future development needed to deviate from the approved masterplan, then the developer would need to amend the approved parking in common masterplan. The PIC Masterplan for Tract 161 is included as an attachment.
The applicant’s attached Letter of Intent requests to amend the PIC Masterplan to allow a drive-thru on lot 7 and entrance from Acoma Blvd N. The applicant provided a Site Plan to serve as the PIC Masterplan 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.
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 7 of 8 property owners (88%) 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 elimination of the 3 parking spaces from the PIC Masterplan to have a significant negative impact for parking in the area.
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 residential land uses within 300 feet of the included properties with compliance with the Public Works conditions regarding access to the property from Acoma Boulevard.
ATTACHMENTS:
Resolution No. 24-09
Area Map
Zoning Map
PIC Masterplan
Letter of Intent
Site Plan
STAFF RECOMMENDATIONS:
Staff recommends approval of Resolution No. 24-09, approving Land Use Action No. 24-4404, amending the Parking-In-Common Masterplan for 25 & 33 Acoma Boulevard N, Tract 161, Block 3, Lots 7-9, with the following conditions:
1. The development shall substantially match the Site Plan/New PIC Masterplan attached to the Resolution.
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.
4. The driveway must exit to alley 30.
5. A concrete median installation will be required by Public Works on Acoma Boulevard N, and Birch Square will be limited to a right in/right out access only.
SUGGESTED MOTION:Recommended Action
I move to approve Resolution No. 24-09, approving Land Use Action No. 24-4404, amending the Parking-In-Common Masterplan for 25 & 33 Acoma Boulevard N, Tract 161, Block 3, Lots 7-9, with the following conditions:
1. The development shall substantially match the Site Plan/New PIC Masterplan attached to the Resolution.
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.
4. The driveway must exit to alley 30.
5. A concrete median installation will be required by Public Works on Acoma Boulevard N, and Birch Square will be limited to a right in/right out access only.