STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request to Approve Resolution No. 26-01 Amending Tract 2287 and 2289 Parking-in-Common Masterplan for 1060 Acoma Boulevard S, Tract 2287, Block 3, Lot 4, to Reorganize the Parking and Accommodate a Drive-Through (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
ID #25-5080 (P&Z #2025-00261) |
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Property Legal: |
Tract 2287, Block 3, Lot 4 |
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Address: |
1060 Acoma Blvd. S |
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Lot Size: |
0.69 acres |
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Applicant: |
Tricia Cray, Great Harvest Bread |
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Staff Project Manager: |
Chris Gilbert |
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Current Zoning: |
Commercial - Southgate (C-SGD) District |
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Existing / Proposed Use: |
Vacant/ Restaurant with Drive Through |
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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 the southeast corner of Sweetwater Avenue and Acoma Boulevard S. The subject property and the abutting lots to the east are zoned Commercial - Southgate District (C-SGD) and developed as commercial uses or vacant. Area and Zoning Maps are attached.
The applicant’s attached Letter of Intent requests to amend the existing Tract 2287 and 2289 Parking-in-Common (PIC) Masterplan (attached to this report) for this corner lot to provide 21 parking spaces on a lot facing Sweetwater with the building pushed to the back of the lot with a 2-lane drive-through aisle and pickup window going around the back. Public Works will not permit a direct connection to Acoma and the steep grade adjacent to the alley prevents reasonable alley access on the south. The applicant provided a Site Plan to amend the Tract 2287 and 2289 PIC Masterplan for this lot only, 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. Therefore, the applicant will be connecting their parking lot at the front to the side property line on the east abutting the neighboring property which is already developed but does not yet connect to their side of the property line. When the neighboring property redevelops at a future date, City staff will require connecting to the stub this applicant will provide.
Design Review for Development Code compliance, including driveways, landscaping, screening, 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 the required number of property owners.
STAFF ANALYSIS:
Development Code Section 14.05.04(I)(c) provides criteria and decisions for the approval of a PIC amendment. Staff finds that approval of this request will have a negligible impact on the intended Parking-in-Common scheme for this lot as it is an endcap lot with the only abutting commercial lot already being developed, and will not result in the properties becoming significantly nonconforming regarding required off-site parking. Staff further finds that approval of the amendment will not increase traffic congestion on nearby streets other than Sweetwater Avenue, which will handle the entire traffic flow for the project, or any property containing residential land uses within 300 feet of the included properties as there is no access permitted on either the alley to the south or Acoma Boulevard on the west.
ATTACHMENTS:
Resolution No. 26-01
Area Map
Zoning Map
Letter of Intent
Site Plan for Subject Lot
Tract 2287 and2289 PIC Masterplan
CONDITIONS FOR CODE COMPLIANCE:
Staff recommends that the following conditions be applied to ensure compliance with City code requirements:
1. The development shall substantially match the Site Plan 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 within the Site Plan.
3. Any deed restrictions that need to be amended are required to be recorded with Mohave County.
SUGGESTED MOTION:Recommended Action
I move to approve Resolution No. 26-01 amending the Tract 2287 and 2289 Parking-In-Common Masterplan for 1060 Acoma Boulevard S.