STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request to Approve a General Development Plan and Planned Development Rezone for 70, 80, 90, and 100 Inlet Drive, Tract 2293 Amended, Block 5, Lots 1 through 4, Containing Approximately 2.5 Acres, from Limited Multiple-Family (R-3) District to Limited Multiple-Family/Planned Development (R-3/PD) District, To Allow 50 Dwelling Units in 22 Buildings Across the Four Lots (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
24-4288 (24-00200005) |
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Property Legal: |
Tract 2293 Amended, Block 5, Lots 1 through 4 |
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Address: |
70, 80, 90, and 100 Inlet Drive |
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Lot Size: |
Approximately 2.5 Acres |
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Applicant: |
Desert Land Group |
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Owners: |
Ramiran Holding, Inc. |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Land Use Designations: |
Limited Multiple-Family Residential to Limited Multiple-Family Residential/Planned Development |
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Existing/Proposed Use: |
Vacant/Residential Multi-Family |
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Proposed Number of Lots/Units: |
50 Units in 22 Buildings |
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Density: |
Approx. 20 Units/Acre |
SITE ANALYSIS:
The subject properties consist of four small, vacant parcels abutting Inlet Drive with a narrow contact onto Acoma Boulevard S that will not have driveway access, comprising of approximately 2.5 acres of land. They are near the western 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 Boulevard N. from the City Hall complex to Tempest Lane. The Minor General Plan Amendment item considered previous to this application was necessary to bring the underlying land use category shown in the General Plan, previously Low Density Residential, 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 the 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 west by Inlet Drive, to the south by Acoma Boulevard S with mixed residential across the street also in an R-3 zone, to the east by single family residential and to the north by mixed use residential in the R-3 zone. The requested rezone will permit the applicant to construct 50 dwelling units, 36 being one bedroom and 14 two bedrooms, in 22 separate single-story buildings on the combined four lots.
Area, General Plan, and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The developer is requesting a density of 20 dwelling units per acre to construct the intended 50 units on the four lots. No other exceptions are being requested and the development will meet all other Development Code requirements including landscaping, buffering, and parking. The maximum density for the R-3 zoning district is 10 units per acre, therefore the applicant is asking for a Planned Development (PD) increase in density by 10 dwelling units per acre.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Minor General Plan Amendment application (Land Use Action 24-4287) heard immediately prior to this application and seeking a recommendation for approval to the City Council modifies the land use designation of the subject lots from Low Density Residential to High Density Residential. If ultimately approved by the City Council, the land use category will be brought into conformance with the long-existing zoning on the lots.
FINDINGS REQUIRED FOR PLANNED DEVELOPMENTS:
Section 14.05.04(L)(4)(a-h) of the Lake Havasu City Development Code requires eight findings be met before a Planned Development is approved. Those eight findings and Staff’s analysis of each finding is as follows:
a. The proposed development shall be consistent with and conform to the Lake Havasu City General Plan.
The proposed amendment is consistent with the maps and policies of the currently adopted General Plan if the Minor Amendment application is approved. The General Plan will then support high density multiple-family residential development in this area. It is important to note the existing zoning has been in place for many years and this amendment will bring land use and zoning into conformance.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
The proposed project will be required to meet all the requirements of the Development Code. The only exception requested is for a higher unit density. All exterior design requirements for the buildings and parking, both covered and uncovered, will be reviewed for compliance with the Development Code.
c. The proposal is in harmony with the surrounding area or its potential future use and incorporates unified or internally compatible architectural treatment.
The proposed use will be consistent with many existing multiple family developments in the same zoning district along Inlet Drive and McCulloch Boulevard N.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The lots are owned by a single corporation and are suitable for development.
e. The approval will have a beneficial effect on the area which could not be achieved under the primary planning designation for the area.
The R-3 zoning has been in place a long time and the proposed development will be consistent with numerous other multiple family developments built in the vicinity. Buffering and landscaping requirements will ensure the abutting Single Family to the east will be protected.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The applicant indicated they will be able to complete the project within three-years.
g. Adequate public facilities and services are available or are proposed to be made available in the construction of the project.
Adequate public facilities are currently available to the property. All commenting utilities approved the project.
h. The general objectives of the PD district and the applicable objectives of the various categories of planned development have been met.
The proposed use meets the general objectives of the PD District and all other objectives of the planned development section of the Lake Havasu City Development Code.
CONCLUSION:
The proposed PD/zoning classification will be in conformance with the goals and policies of the City’s General Plan if the Minor General Plan Amendment from Low Density Residential to High Density Residential is approved by the City Council. Therefore, staff finds that the request meets all requirements set forth in Section 14.05.04(K)(6) of the Lake Havasu City Development Code to approve the zone change.
CITIZEN’S MEETING
A Citizens’ Meeting regarding the proposed rezoning was held on April 4, 2024. Several persons attended this meeting.
The Letter of Intent and Meeting Synopsis are attached with the General Development Plan.
COMMENTS FROM OTHER REVIEWERS:
No objections were made, however some comments were received from other reviewing agencies and departments.
OTHER REQUIRED ACTIONS:
Building permits and compliance with all other aspects of the Building and Development Codes, including any off-site improvements related to the project, will be required prior to development of the property.
This item is scheduled to be heard by the City Council at its July 9, 2024, meeting.
ATTACHMENTS:
Area Map
General Plan Map
Zoning Map
General Development Plan
Neighborhood Meeting Invite and Summary
STAFF RECOMMENDATIONS:
Staff recommends the Planning Commission forward a recommendation of approval to the City Council for Land Use Action No. 24-4288, of a General Development Plan and a Planned Development Rezone for 70, 80, 90, and 100 Inlet Drive, Tract 2293 Amended, Block 5, Lots 1 through 4, containing approximately 2.5 Acres, from Limited Multiple-Family (R-3) District to Limited Multiple-Family/Planned Development (R-3/PD) District, to allow 50 dwelling units in 22 buildings across the four lots, with the following conditions:
1. The Minor General Plan Amendment recommended for approval by the Planning Commission as Land Use Action 24-4287 is approved by the City Council;
2. The development of the property shall substantially match the General Development Plan provided with this application;
3. Submit the completed traffic study prior to City Council review of this application.
4. All comments received from reviewing agencies to be addressed during Design Review, including all recommended traffic flow improvements required by Public Works and any off-site improvements related to the project.
5. Combine Lots 1 through 4 into one parcel through the City process for lot combinations prior to applying for any building permits, and
6. Building Permits and Design Review for compliance with City Codes are required prior to development of the property.
SUGGESTED MOTION:Recommended Action
I recommend approval of Land Use Action No. 24-4261, of a General Development Plan and Planned Development Rezone for 70, 80, 90, and 100 Inlet Drive, Tract 2293 Amended, Block 5, Lots 1 through 4, containing approximately 2.5 Acres, from Limited Multiple-Family (R-3) District to Limited Multiple-Family/Planned Development (R-3/PD) District, to allow 50 dwelling units in 22 buildings across the four lots, with staff’s recommendations.