STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Approve Resolution No. 24-08, Amending the Parking-In-Common Masterplan for 1780 McCulloch Boulevard N, Tract 2345, Block 1, Lot 3 (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
ID #24-4372 (P&Z #24-01700003) |
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Property Legal: |
Tract 2345, Block 1, Lot 3 |
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Address: |
1780 McCulloch Blvd N |
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Lot Size: |
0.43 acres |
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Applicant: |
Selberg Associates, Inc. |
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Staff Project Manager: |
Trevor Kearns |
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Current Zoning: |
Commercial - Commercial Health (C-CHD) District |
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Existing / Proposed Use: |
Parking Lot/Medical Offices |
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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 McCulloch Boulevard N between Capri Lane and Riviera Boulevard. The subject property and the abutting lots are zoned Commercial - Commercial Health District (C-CHD) and developed as commercial uses. Area and Zoning Maps are attached.
The original approved Parking-In-Common (PIC) Masterplan approved by the Planning Commission pursuant to Land Use Application 95-002 for Tract 2345, includes Lots 1 through 4. The original Masterplan, approved in 1994, was designed to allow K-Mart to expand the garden center on the north side of the building. The parking spaces that were lost due to the expansion were replaced on lot 3. Prior to the 1994 PIC Amendment approval, lot 3 had a building pad area and this PIC Amendment would allow lot 3 to have a building again. The likelihood of the old K-Mart building hosting a big box retailer again is extremely small due to its age and outdated design, therefore the vast amount of parking that was required to support such a use is no longer necessary. The PIC Masterplan for Tract 2345 is included as an attachment.
The applicant’s attached Letter of Intent requests to amend the PIC Masterplan to allow a buildable area on lot 3 and provide additional parking for future development. 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 both property owners (100%) 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 replacement of the parking spaces 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 of 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 residential land uses within 300 feet of the included properties.
ATTACHMENTS:
Resolution No. 24-08
Area Map
Zoning Map
Original PIC Masterplan
Letter of Intent
Site Plan/New PIC Masterplan
STAFF RECOMMENDATIONS:
Staff recommends approval of Resolution No. 24-08, approving Land Use Action No. 24-4372, amending the Parking-In-Common Masterplan for 1780 McCulloch Boulevard N, Tract 2345, Block 1, Lot 3, with the following conditions:
1. The development shall substantially match the Site Plan/New PIC Masterplan 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. Any deed restrictions that need to be amended are required to be recorded with Mohave County.
4. The required 10-foot landscape area along McCulloch Boulevard N will be located between the future building and the 6-foot sidewalk easement.
SUGGESTED MOTION:Recommended Action
I move to approve Resolution No. 24-08, approving Land Use Action No. 24-4372, amending the Parking-In-Common Masterplan for 1780 McCulloch Blvd N, Tract 2345, Block 1, Lot 3, with the following conditions:
1. The development shall substantially match the Site Plan/New PIC Masterplan 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. Any deed restrictions that need to be amended are required to be recorded with Mohave County.
4. The required 10-foot landscape area along McCulloch Blvd N will be located between the future building and the 6-foot sidewalk easement.