STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Discussion and Action: Approve Resolution No. 25-01 Amending the Parking In Common Masterplan for 2185 Acoma Boulevard W., Exchanging the Existing Parking in Common Area on the Northern Portion of lots 35 & 36A for a Parking in Common Area Along the Western Portion of the Property, Tract 2199, Block 2, Lots 35 & 36A (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
ID #25-4706 (PZ2025-00027) |
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Property Legal: |
Tract 2199, Block 2, Lots 35 & 36A |
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Address: |
2185 Acoma Boulevard W. |
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Lot Size: |
0.78 acres |
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Applicant: |
PDD Acoma LLC |
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Staff Project Manager: |
Trevor Kearns - (Chris Gilbert Presenting) |
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Current Zoning: |
General Commercial (C-2) District |
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Existing / Proposed Use: |
Commercial/Commercial |
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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 W. between Havasupai Boulevard and Chaparral Drive. The subject property and properties to the south, east and west are zoned General Commercial (C-2) and developed as commercial uses. The properties to the north across the alley are zoned Residential Limited Multi-Family (R-3) District and are mostly developed residential uses. Area and Zoning Maps are attached.
The previous Parking In Common (PIC) Masterplan approved by the Planning Commission was for lots 36-39. The Parking in Common Masterplan approved in 2005 was never built and the property was split. Lot 36A, a portion of the previous Parking In Common plan, has since been combined with lot 35 making the approved plan infeasible. There is currently an existing building on lot 35 but there is no developed on-site parking area. The PIC Masterplan for Tract 2199, Block 2, Lots 36-39 is included as an attachment.
The applicant’s attached Letter of Intent requests to amend the PIC Masterplan to mitigate design challenges due to existing property conditions. There is a 14-foot grade differential from the northern property line to the existing building. Their plan is to demo the existing building and design the site to reduce the grade of the parking lot from a 9% slope to a 2% slope. They intend to build a new 5-unit commercial project for uses allowed in the General Commercial (C-2) District. The applicant provided a Site Plan that includes 39 parking spaces 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 15 of 16 property owners (94%) within the PIC block.
Staff received no objections to the request from any review agencies. Unisource approved the Parking In Common Amendment with the condition that the owner makes provisions for Unisource Electric to remove existing electric service and poles on property prior to demolition of existing building.
CONCLUSION:
The proposed 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.
If the resolution is approved, staff recommends 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.
ATTACHMENTS:
Resolution No. 25-01
Area Map
Zoning Map
PIC Masterplan
Letter of Intent
Site Plan
SUGGESTED MOTION:Recommended Action
I move to approve Resolution No. 25-01, approving Land Use Action No. 25-4706, amending the Parking In Common Masterplan for 2185 Acoma Boulevard W, Tract 2199, Block 2, Lots 35 & 36A, 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.