STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Adopt Resolution No. 26-07 Amending Tract 2182 Parking-in-Common Masterplan for 2430 Kiowa Blvd. North, Tract 2182, Block 7, Lot 3, to Increase the Parking-in-Common Area from a 75-Foot Setback to a 125-Foot Setback and Decrease the Rear Building Setback from 75 Feet to 25 Feet in the Limited Commercial District - North Kiowa Overlay
(C-1/NKO) (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
ID: 26-5353 (PZ26-00129) |
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Property Legal: |
Tract 2182, Block 7, Lot 3 |
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Property Address: |
2430 Kiowa Boulevard North |
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Lot Size: |
0.29 acres |
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Applicant: |
Rick Kelm |
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Property Owner: |
Kelm Concrete, Inc. |
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Staff Project Manager: |
Carrington Meadows |
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Current/Proposed Zoning: |
Limited Commercial - North Kiowa Overlay (C-1/NKO) |
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Existing/Proposed Use: |
Vacant to Commercial Use |
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Proposed Number of Lots/Units: |
1 |
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Density |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is located in the southwest portion of the North Kiowa Overlay (NKO), near the intersection of Kiowa Boulevard North and Alley 7. Alley 7 runs along the rear of the property to the south and continues through the entire block connecting Kiowa Boulevard North and Hillview Drive. The subject property and all adjacent properties within Tract 2182 are zoned Limited Commercial District with the North Kiowa Overlay (C-1/NKO). Properties to the north, across Kiowa Boulevard North, are also zoned C-1/NKO, while properties to the south, across the alley, are zoned Single-Family Residential (R-1).
Area and zoning maps are attached.
The applicant’s Letter of Intent requests an amendment to the existing Tract 2182 Parking-in-Common (PIC) Masterplan to increase the PIC area from a 75-foot setback to a 125-foot setback and to decrease the rear building setback from 75 feet to 25 feet within the C-1/NKO zoning district.
An advantage of being included in a PIC Masterplan is that development and redevelopment need only comply with the approved PIC Masterplan rather than the parking requirements outlined in the Development Code. All parking within the PIC block is shared among the users, with no spaces reserved for any one business or use. Staff will require the applicant to connect their parking lot with the adjacent lot once development begins, ensuring compliance with the PIC Masterplan.
Design Review for Development Code compliance, including driveways, landscaping, screening, and parking standards, will be required prior to the issuance of any building permits to develop the property. Additionally, a PIC Masterplan amendment requires agreement from at least 75% of the property owners within the block. The applicant has submitted signed approvals from the required number of property owners, satisfying this requirement.
COMMENTS FROM OTHER REVIEWERS:
UniSource provided comments, see below, but not objecting to this application. Design Review for Development Code compliance, including driveways and parking standards will be required before building permits are issued to develop the properties.
No objections were received from any other agencies or departments during the review process.
Comments from UniSource:
“UNS Electric would agree to the amendment under the following conditions:
1. The amendment only pertains to Tract-2182, Block-7, Lot-3 in Tract-2182, Block-7, and not the entire block.
2. If it includes the entirety of Tract-2182, Block-7, it must exclude lot 2. UNS Electric has an existing overhead primary line on the East side of lot 2 that extends approximately 145' North into the property to another pole and transformer that serves lot 2. If lot 2 were allowed to build within 25' of the rear property line, they would be responsible for relocating or altering the line to keep NESC code clearance from that line, or to ensure that any new structures maintain code clearance from the line.
Note: Any new structure on the subject property (lot 3) would also be required to keep NESC code clearance from this line as well and may not be able to build to their west property line.”
STAFF ANALYSIS:
Development Code Section 14.05.04(I)(c) provides the criteria and decisions for the approval of a PIC Masterplan amendment. The Planning Commission may approve a PIC amendment after finding that:
1. The proposed Plan or modification will provide adequate off-street parking for the included property owners, taking into account the minimum off-street parking requirements of Sec. 14.04.02 (Parking and Loading) and any potential sharing of spaces among the included property owners based on differences in peak hour parking demands and the variety of land uses to be covered by the application.
a. Approval of the proposed plan will provide adequate off-street parking for all included property owners. The amended PIC Masterplan ensures compliance with the minimum parking requirements of Sec. 14.04.02, and the shared parking accommodates parking demands among various commercial uses within the development. The proposed amendment does not reduce available parking or change traffic circulation patterns; all properties will continue to meet required off-street parking standards while benefiting from the flexibility this amendment offers.
2. Approval of the proposed Plan or modification will not increase traffic congestion on public or private streets near the included properties or on any property containing a residential land use within 300 feet of the included properties.
a. Based on the uses allowed within this zoning district, approval of the PIC amendment will not increase traffic congestion on public or private streets near the subject property, nor will it affect any residential land uses within 300 feet.
3. Approval of the proposed Plan or modification will not result in any property becoming nonconforming with regard to required off-street parking, unless that property owner consents in writing to the creation of that nonconformity.
a. Approval of the proposed plan will not result in any property becoming nonconforming regarding required off-street parking. The PIC amendment ensures included properties continue to meet required parking standards.
STAFF 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.
ATTACHMENTS:
Resolution No. 26-07
Area Map
Zoning Map
Letter of Intent
PIC Site Plan
Tract 2182 PIC Masterplan
POSSIBLE MOTION:Recommended Action
I move to adopt Resolution No. 26-07, amending Tract 2182 Parking-in-Common Masterplan for 2430 Kiowa Boulevard North in the Limited Commercial District - North Kiowa Overlay.
I move to NOT adopt Resolution No. 26-07.