STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Minor General Plan Amendment Revising the Future Land Use Map Designations for 2778 and 2786 McCulloch Boulevard N., Tract 121, Block 10, Lots 2 and 3, 0.57 Acres, from Low Density Residential to High Density Residential (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
24-4262 (24-00600002) |
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Property Legal: |
Tract 121, Block 10, Lots 2 and 3 |
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Address: |
2778 and 2786 McCulloch Blvd N |
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Lot Size: |
0.57 Acres |
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Applicant: |
Graphic Concepts |
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Owners: |
Frank Ortiz |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Land Use Designations: |
Low Density Residential to High Density Residential |
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Existing/Proposed Use: |
Vacant/Residential Multi-Family |
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Proposed Number of Lots/Units: |
9 Units |
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Density: |
Approx. 16 Units/Acre |
SITE ANALYSIS:
The subject properties consist of two small, vacant parcels abutting directly on McCulloch Boulevard N. and comprising of 0.57 acres of land. They are near the eastern end of a narrow band of existing R-3 zoning abutted by R-1 zoning that stretches northeast almost a mile along both sides of McCulloch Blvd N. from the City Hall complex to Tempest Lane. This Minor General Plan Amendment is necessary to bring the underlying land use category shown in the General Plan, previously Low Density Residential, and recommended for High Density Residential, into conformance with the existing R-3 zoning on the property. This zoning has been in place for at least 18 years, being shown on 2006 and 2016 printed copies of the Official Zoning Map prior to being replaced by the current GIS mapping technology used by the City.
The subject properties are bounded on the east by Tiburon Lane, to the south by single family residential, and to the west by multiple family residential use. The requested General Plan Amendment will allow the applicant to pursue a Planned Development rezone to permit the construction of 9 separate single story dwelling units on the combined two lots.
MINOR GENERAL PLAN AMENDMENT REQUEST:
The 2016 General Plan determines when the City can review proposed changes as a minor or major amendment. The following passage from the plan indicates a minor amendment review process for this application:
Table 11-2 identifies the criterion for determining a major or minor amendment to the General Plan, based on whether the proposed change is located within or outside of the platted areas of the City. The platted areas are those areas that were originally platted at the time of City incorporation as well as any subsequently recorded subdivisions. The platted areas also include the mainland side of the channel but not the island side of the channel or the balance of the island.
Since the subject property totals less than 5 acres and is within the original platted area, the Commission and City Council can review this application as a minor amendment.
The applicant’s Letter of Intent asks to amend the City’s General Plan Future Land Use Map for the subject property from Low Density Residential to High Density Residential to facilitate development of a multiple-family residential use for the property in the existing Limited Multiple Family (R-3) District, but with a Planned Development Rezone to permit a higher unit density than is permitted in the R-3 District. The General Plan Amendment is the first step in this process. A Planned Development Rezone application for the property immediately follows this General Plan Amendment request.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The requested High Density Residential future land use designation allows primary uses such as attached single-family residences, townhouses, patio homes, apartments/condos, and co-housing and live/work dwellings as well as high density planned communities. High Density Residential uses should be adjacent to commercial corridors such as McCulloch Boulevard, Industrial Boulevard, and Acoma Boulevard. The High Density Residential designation contemplates a density range of 10 to 20 dwelling units per acre.
Area Map, General Plan Map, and Zoning Map are included as attachments.
The following General Plan Goals and Policies support the request:
GM.1.1.c - Service levels: Allow development in areas that can be reasonably serviced by police, fire, and emergency response services without negatively impacting service levels or increasing costs for current users.
GM.1.1.d - Infill and Redevelopment: Support infill development and the assemblage of small lots, redevelopment of underutilized properties or obsolete uses, the adaptive reuse of vacant structures for new uses, and the promotion of State Trust Land on the Island and adjacent to the perimeter of the originally platted area as a means to maintain a compact urban form and leverage the availability of existing services, utilities, transportation, and schools.
LU.1.1.b - Mix of housing options: Encourage a mix of housing options in Lake Havasu City, including detached and attached single-family, townhomes, apartments, and housing for special populations (e.g., elderly or disabled residents) as appropriate based on goals and policies for individual character areas within the City and the Future Land Use Plan map.
LU.1.1.c - Infill and redevelopment: Support infill development and the assemblage of small lots, redevelopment of underutilized properties or obsolete uses, and the adaptive reuse of vacant structures for new uses as means to maintain a compact urban form and leverage the availability of existing services, utilities, transportation, and schools.
HN.1.2.b - High-Density Development Standards: Recognize well-designed and constructed high-density development on appropriate sites as being a worthwhile addition to the community and tax base under conditions established in the General Plan and by zoning, subdivision, and other codes and ordinances.
HN.2.1.a - Mix of Housing Types: Encourage a mix of housing types, including detached and attached single-family, townhomes, apartments, and housing for special populations (e.g., elderly or disabled residents). Support a mix of lot sizes, densities, and housing prices and styles in locations designated for Medium or High Density Residential on the Future Land Use Plan map or as part of a larger planned development in accordance with City Standards and Ordinances.
HN.2.1.b - Infill Development: Support the development of new homes on remaining vacant lots available on currently subdivided residential streets to promote the efficient use of existing utilities and services and encourage reinvestment in established neighborhoods.
HN.2.2.a - Location Efficient Development: Strongly encourage new residential development in locations that promote the efficient use of existing utilities; offer reasonable response times by police, fire, and emergency services; provide reasonable access to schools; offer neighborhood or community shopping options within ½ mile and 1-2 miles respectively; reduce the need for long auto trips; and encourage the use of alternative modes of transportation-walking, bicycling, and taking public transit (as available).
HN.2.2.c - Siting of Higher Density Uses: Locate higher-density residential uses near major roadway corridors to promote an efficient transportation system and prevent an excessive amount of vehicular traffic from using minor residential streets.
PF.2.1.a - Infill Development: Maximize the existing investment in infrastructure by encouraging infill development within the existing platted area of the City.
CONCLUSION:
The proposed amendment is in conformance with many goals and policies within the City’s General Plan and with the already existing Limited Multiple-Family (R-3) zoning on the subject lots. In addition, housing, especially workforce housing, continues to be a community-wide concern. Therefore, it is appropriate for the Planning Commission and City Council to consider how and where Lake Havasu City can address the housing problems in a more efficient manner.
CITIZEN’S MEETING
A Citizens’ Meeting regarding both the General Plan amendment and the PD/Rezone was held on February 21, 2024. No persons were present for this meeting.
The Neighborhood Meeting Invite, Preliminary Site Plan and the Citizens’ Meeting Summary are provided as attachments.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any reviewing parties. One minor comment was received from Optimum for more information.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its June 11, 2024, meeting.
ATTACHMENTS:
Area Map
General Plan Map
Zoning Map
Preliminary Site Plan
Neighborhood Meeting Invite and Citizens’ Meeting Summary
STAFF RECOMMENDATIONS:
Staff recommends the Planning Commission forward a recommendation of approval to the City Council for Land Use Action No. 24-4262, a Minor General Plan Amendment revising the Future Land Use Map Designations for 2778 and 2786 McCulloch Boulevard N., Tract 121, Block 10, Lots 2 and 3, from Low Density Residential to High Density Residential.
SUGGESTED MOTION:Recommended Action
I move to recommend that the City Council approve Land Use Action No. 24-4262, a Minor General Plan Amendment revising the Future Land Use Map Designations for 2778 and 2786 McCulloch Boulevard N., Tract 121, Block 10, Lots 2 and 3, from Low Density Residential to High Density Residential.