STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request to Amend the General Development Plan for Phase II of Planned Development No. 07-00200001, Havasu Foothills Estates, To Include Tract 2390, Approximately 10.27 Acres of Vacant Land (APN 113-01-032, The Villas Estates) and Amending the Zoning Classification and District Boundary of Tract 2390 from Residential Estates/Planned Development (R-E/PD) District to R-E/PD to Allow a Reduced Minimum Lot Size of 12,000 Square Feet Per Lot With the Maximum Number of Lots Permitted not to Exceed 22 Total Lots. (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
24-4232 (P&Z #24-00200001) |
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Property Legal: |
Portion of APN 113-01-032 |
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Property Address |
N/A - Vacant Undeveloped Land |
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Lot Size: |
10.27 Acres Approximately |
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Applicant: |
Iris Development Services, PLLC |
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Owner: |
Villas Estates, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Residential Estates/Planned Development (R-E/PD) |
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Existing/Proposed Use: |
Vacant/Single-Family Residential |
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Proposed Number of Lots/Units: |
Up to 22 Maximum |
SITE ANALYSIS:
The 10.27-acre subject property is located near the northeast corner of the City in Phase II of Havasu Foothills Estates with access proposed through The Villas, Tract 2381. Vacant property zoned Residential Estates (R-E) lies to the west of this tract, which has been assigned Tract 2390. The Villas residential subdivisions that are zoned Mixed-Use Neighborhood (MU-N) are to the south and east. The City limits lie to the north across which is property that is vacant and owned by the Arizona State Land Department. A major wash lies along the south side of the property that significantly constrains the entire development, pinching it between this wash and the City boundary to the north. The subject property is more properly described as:
T.14N., R19W., SEC. 33 POR OF THE N2 DESC AS FOLL: BEG AT THE 1/4 COR COMMON TO SEC 28 & 33; TH S89 DEG 37'11"E A DIST OF 1376.49' TO THE NE COR OR PAR A OF TRACT 2380 PHASE 2 OF THE VILLAS AT HAVASU FOOTHILLS; TH S37 DEG 41'17"W A DIST OF 183.41'; TH S46 DEG 31'20"W A DIST OF 232.65'; TH S88 DEG 26'59"W A DIST OF 203.65'; TH S74 DEG 37'18"W A DIST OF 288.72'; TH S31 DEG 26'57"W A DIST OF 599.95'; TH S43 DEG 12'28"W A DIST OF 266.95'; TH S65 DEG 43'25"W A DIST OF 143.57'; TH S76 DEG 15'30"W A DIST OF 151.83'; TH ON A NON-TANGENT 161.96' RADIUS ARC TO THE LEFT A DIST OF 158.40' THROUGH A CENTRAL ANGLE OF 56 DEG 02'02" WITH A CHORD BEARING OF S44 DEG 31'47"W AND A CHORD LENGTH OF 152.16'; TH S08 DEG 13'53"E A DIST OF 120.40'; TH S02 DEG 10'41"E A DIST OF 233.25'; TH S17 DEG 55'45"W A DIST OF 323.28'; TH N51 DEG 09'50"W A DIST OF 161.83'; TH ON A 666.00' RADIUS ARC TO THE RIGHT A DIST OF 192.00' THROUGH A CENTRAL ANGLE OF 16 DEG 31'04"; TH N19 DEG 00'00"E A DIST OF 263.00'; TH N 21 DEG 00'00"W A DIST OF 153.00'; TH N10 DEG 00'00"E A DIST OF 173.00'; TH N24 DEG 00'00"E A DIST OF 450.00'; TH N08 DEG 00'00"E A DIST OF 400.00'; TH N32 DEG 07'45"E A DIST OF 420.25' TO THE LINE BETWEEN SEC 28 & 33; TH ON SAID SEC LINE S89 DEG 42'05"E A DIST OF 74.00' TO THE POB. REPLATTED AS PARCEL A ON PP 039/094 REC 9/7/2022 FEE# 2022053674. CON'T 447,494 SQ FT (10.27 ACRES)
Area and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The Havasu Foothills Estates, Phase II, Planned Development was amended in 2016 to include areas zoned Residential Estates (R-E), including the subject tract, Mixed-Use Neighborhood (MU-N), and Mixed-Use General (MU-G). Phase II currently includes 362 residential lots and four commercial lots in 10 subdivision-tracts. The lots are all final platted.
The subject property’s only street connection is through Tract 2381 in Phase II and the lots in Tract 2390 are included in the cumulative 697 lot count for the Havasu Foothills Estates. A wash separates it from Phase III to the west. A condition has been added to update the 2017 Havasu Foothills Estates Master Land Use Plan to properly show this subdivision, a sample of which has been included as an attachment to provide guidance to the applicant.
The current General Development Plan, including Phase II, is included as an attachment, as well as the Ordinance approving the 2016 changes to the Phase II Development Plan.
The applicant’s Letter of Intent is requesting the following amendment to the Residential Estate (R-E) development standards as an amendment to the Havasu Foothills Estates Planned Development No. 07-00200001 for the subject 10.27-acre tract to be known as The Villas Estates:
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R-E Requirement |
Request |
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Min Lot Size: 15,000 sq. ft. |
12,000 sq. ft. |
A Citizens’ Meeting regarding the proposed General Development Plan Amendment was held on March 25, 2024. Only the applicant’s representatives were present for the meeting. A copy of the Letter of Intent and Neighborhood Meeting results are attached.
COMMENTS FROM OTHER REVIEWERS:
Staff received no objections from other reviewing departments or agencies regarding the requested lot size amendment. The Subdivision platting process and all related review comments will be addressed separately as part of the subdivision approval process.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The General Plan Future Land Use map designates the property as low-density residential and allows 4 to 6 dwelling units per acre. The low-density residential classification is appropriate for single-family uses. The proposed request is in conformance with the goals and policies of the Lake Havasu City General Plan.
CONCLUSION:
The proposed zoning classification is in conformance with the goals and policies of the City’s General Plan. Staff finds that the request meets all requirements set forth in the Development Code regarding such amendments.
ATTACHMENTS:
Area Map
Zoning Map
Havasu Foothills Estates General Development Plan No. 07-00200001
Ordinance No. 16-1163
Letter of Intent and Neighborhood Meeting Results
Proposed Subdivision Layout, Tract 2390, The Villas Estates
Sample Havasu Foothills Master Land Use Plan Amendment
STAFF RECOMMENDATIONS:
Staff recommends the Planning Commission recommend approval to the City Council of
of the requested amendment to the General Development Plan for Phase II of Planned Development No. 07-00200001, Havasu Foothills Estates, to include Tract 2390, approximately 10.27 acres of vacant land and amending the zoning classification and district boundary of Tract 2390 from Residential Estates/Planned Development (R-E/PD) District to R-E/PD to allow a reduced minimum lot size of 12,000 square feet per lot with the following conditions:
1. Maximum number of lots not to exceed 22 total lots.
2. Provide updated copy of the 2017 Havasu Foothills Master Land Use Plan Amendment Map depicting Villas Estates Subdivision (Tract 2390) within the boundary of Phase II of Havasu Foothills at least 2 weeks prior to the scheduled City Council meeting date.
SUGGESTED MOTION:Recommended Action
I move to recommend approval to the City Council of the requested amendment to the General Development Plan for Phase II of Planned Development No. 07-00200001, Havasu Foothills Estates, to include Tract 2390, approximately 10.27 acres of vacant land and amending the zoning classification and district boundary of Tract 2390 from Residential Estates/Planned Development (R-E/PD) District to R-E/PD to allow a reduced minimum lot size of 12,000 square feet per lot with the following conditions:
1. Maximum number of lots not to exceed 22 total lots.
2. Provide updated copy of the 2017 Havasu Foothills Master Land Use Plan Amendment Map depicting Villas Estates Subdivision (Tract 2390) within the boundary of Phase II of Havasu Foothills at least 2 weeks prior to the scheduled City Council meeting date.