STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request to Adopt Resolution No. 24-010 Approving a Conditional Use Permit for the Operation of a Mobile Food Unit for a Period of One Year at 1700 McCulloch Boulevard North (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
24-4547 (PZ2024-00128) |
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Property Legal: |
See Full Legal Below in Site Analysis |
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Address: |
1700 McCulloch Blvd N |
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Lot Size: |
1.58 Acres |
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Applicant: |
Chaitanya Patel, Masala Kitchen |
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Owner: |
Hansa Global Management, LLC, Operating as Days Inn |
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Staff Project Manager: |
Chris Gilbert |
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Current Zoning: |
Commercial-Commercial Health District (C-CHD) District |
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Existing / Proposed Use: |
Hotel/Motel existing, Mobile Food Unit will be parked in Parking Lot of Motel |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is zoned Commercial-Commercial Health District (C-CHD) District which allows licensed mobile food units under certain conditions. The mobile food vendor is related to the motel owners and wishes to use the site to locate their mobile food unit “Masala Kitchen.” City Code Chapter 5.24 requires mobile food vendors located on private developed property that is not a restaurant, bar, or resort to obtain a Major Conditional Use Permit (CUP).
SITE ANALYSIS:
The subject property is located at 1700 McCulloch Boulevard N. An Area and Site Plan are attached. There are presently two parcels at this location, both owned by the same owner. The main parcel, upon which the mobile food unit will be located, is fully paved and developed as the Days Inn Motel. There are 88 rooms in the Motel, requiring 60 parking spaces per the current parking standards. The site contains 76 fully paved parking spaces. The mobile food unit will not use more than 2 parking stalls; therefore, parking standards will remain compliant. The second parcel, at the western corner of the motel property is a vacant undeveloped parcel that won’t be used. There is no parking in common requirement affecting this parcel. The Mohave County Assessor’s Office legal description is as follows:
LAKE HAVASU CITY TRACT 2301 BLK 1 LOT 4 TH POR DESC AS FOL BEG AT MOST NWLY COR LOT 4; TH N48 11'19 E 82' TO TR POB; TH CONT N48 11'19E 65' TO THE BEG OF A CURV CONC TO THE S TH NELY ALNG SAID CURVE A DIST OF 30.44' TH S41 03'05 E 507'; TH SWLY ALNG A CURV CONC TO S A DIST OF 23.71'; TH S48 11' 19 E 107'; TH N41 48'41 W 310'; TH S48 11'19 W 25'; TH N41 48'41 W T0' TO TR POB TOGETHER WITH AN ESMT
STAFF ANALYSIS:
Development Code Section 14.05.04(G)(4) contains six findings necessary for the approval of a CUP. Staff concludes that the application meets all criteria outlined in this section. It is expected to have a minimal impact on both the subject property and surrounding properties. The mobile food unit will occupy no more than 2 parking stalls on a fully developed commercial lot. and will not impact ingress/egress activities related to the primary use of the Days Inn. There will be some additional parking taken up by customers during the day but this is mitigated by the site having considerable excess parking over what is required and daytime hours being the lowest parking demand period for hotel/motel uses. No other impacts are expected as the site is surrounded by commercial buildings and parking areas. No mailer responses have been received from neighboring property owners as of November 12, 2024.
One year is the maximum period this CUP can be approved per City Code Section 5.24. Staff has placed this in the proposed Resolution as a condition of approval.
COMMENTS FROM OTHER DEPARTMENTS:
The Fire Department requires the mobile food unit to be located at least 10 feet from any property line.
ATTACHMENTS:
Letter of Intent
Area Map
Site Plan
P&Z Resolution No. 24-10
CODE COMPLIANCE:
The application complies with, and is consistent with the intent of, both City Code Chapter 5.24, addressing Mobile Food Vendors, and the Development Code Section 14.05.04(G)(4) regarding approval of Conditional Use Permits.
SUGGESTED MOTION:Recommended Action
I move to adopt Resolution No. 24-10 approving a Conditional Use Permit for the operation of a Mobile Food Unit for a period of one year at 1700 McCulloch Boulevard North.