COUNCIL COMMUNICATION
TO: Honorable Mayor and City Council
FROM: Jeff Thuneman, Development Services Director
REQUEST:Title
Adopt Ordinance No. 24-1336 Approving a General Development Plan and Planned Development Rezone for 2778 and 2786 McCulloch Boulevard N., Tract 121, Block 10, Lots 2 and 3, 0.57 Acres, from Limited Multiple-Family (R-3) District to Limited Multiple-Family/Planned Development (R-3/PD) District, To Allow Nine Dwelling Units Across the Two Lots (Chris Gilbert)
Body
FUNDING SOURCE:
N/A
PURPOSE:
To consider a developer and owner-filed application requesting approval of a General Development Plan and Planned Development Rezone for two parcels totaling 0.57 acres for the purpose of constructing nine new dwelling units at a density of 16 units per acre in the Limited Multiple Family (R-3) District.
BACKGROUND:
|
Application No.: |
24-4292 (24-00200004) |
|
Property Legal: |
Tract 121, Block 10, Lots 2 and 3 |
|
Address: |
2778 and 2786 McCulloch Blvd N |
|
Lot Size: |
0.57 Acres |
|
Applicant: |
Graphic Concepts |
|
Owners: |
Frank Ortiz |
|
Staff Project Manager: |
Chris Gilbert |
|
Current/Proposed Land Use Designations: |
Limited Multiple-Family Residential to Limited Multiple-Family Residential/Planned Development |
|
Existing/Proposed Use: |
Vacant/Residential Multi-Family |
|
Proposed Number of Lots/Units: |
9 Units |
|
Density: |
Approx. 16 Units/Acre |
SITE ANALYSIS:
The subject properties consist of two small, vacant parcels abutting directly on McCulloch Boulevard N. and comprising 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 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, now 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 east by Tiburon Lane, to the south by single family residential, and to the west by multiple-family residential use. The requested rezone will permit the applicant to construct 9 separate single story dwelling units on the combined two lots.
Area, General Plan, and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The developer is requesting a density of 16 dwelling units per acre to construct the intended 9 units on the two 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 six dwelling units per acre.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Minor General Plan Amendment application heard immediately prior to this application modifies the land use designation of the subject lots from Low Density Residential to High Density Residential, bringing the subject properties 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 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 the 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.
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 McCulloch Blvd. N.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The lots are owned by an individual who is also developing the properties and all required open space, buffering and landscaping will be provided.
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 wholly consistent with numerous other multiple family developments built in the vicinity. Buffering and landscaping requirements will ensure the abutting Single Family to the south 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 the three-year limitation.
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.
CITIZEN’S MEETING
A Citizens’ Meeting regarding the proposed rezoning was held on February 21, 2024. No persons attended the meeting.
The Letter of Intent and Meeting Synopsis are attached with the General Development Plan.
COMMENTS FROM OTHER REVIEWERS:
No comments were received from other reviewing agencies or departments except on minor comment from Optimum for more information.
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.
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 has found that the request meets all requirements as set forth in Section 14.05.04(K)(6) of the Lake Havasu City Development Code to approve the zone change with the following conditions of approval:
1. The Minor General Plan Amendment recommended for approval by the Planning Commission as Land Use Action 24-4262 is approved by the City Council;
2. The development of the property shall substantially match the General Development Plan provided with the request,
3. Combine Lots 2 and 3 into one parcel through the City process for lot combinations prior to applying for a building permit, and
4. Building Permits and Design Review for compliance with City Codes are required prior to development of the property.
PLANNING COMMISSION ACTION:
The Planning Commission recommended approval of this application with all staff-requested conditions of approval by a vote of 7-0 at its May 15, 2024, meeting.
COMMUNITY IMPACT:
The proposed project is similar in nature to many other existing developments along McCulloch Blvd. N in the vicinity of this application. This project provides a buffer from the heavy traffic and noise on McCulloch Blvd. to the single family residential to the south.
FISCAL IMPACT:
Improvements to the property will increase the assessed valuation, and the City will receive additional property tax revenue.
ATTACHMENTS:
Ordinance No. 24-1336
Area Map
General Plan Map
Zoning Map
General Development Plan
Neighborhood Meeting Documents
SUGGESTED MOTION:Recommended Action
I move to adopt Ordinance No. 24-1336 approving a General Development Plan and Planned Development Rezone for 2778 and 2786 McCulloch Boulevard N., Tract 121, Block 10, Lots 2 and 3, containing 0.57 Acres, from Limited Multiple-Family (R-3) District to Limited Multiple-Family/Planned Development (R-3/PD) District, to allow nine dwelling units across the two lots, with the following conditions:
1. The Minor General Plan Amendment recommended for approval by the Planning Commission as Land Use Action 24-4262 is approved by the City Council;
2. The development of the properties shall substantially match the General Development Plan provided with the request,
3. Combine Lots 2 and 3 into one parcel through the City process for lot combinations prior to applying for a building permit, and
4. Building Permits and Design Review for compliance with City Codes are required prior to development of the properties.