COUNCIL COMMUNICATION
TO: Honorable Mayor and City Council
FROM: Jeff Thuneman, Development Services Director
SUBJECT:Title
Adopt Ordinance No. 24-1340 Amending Lake Havasu City Code Title 14, Zoning (Development Code), Sections: 14.02.03.E, Table 2-6, to Increase Maximum Density in R-3 District from 10 Dwelling Units Per Acre to 16; 14.04.01.A.1, Table 4.01-1, to Revise the Min/Max Density in R-3 District from 4-10 Dwelling Units Per Acre to 4-16 (Chris Gilbert)
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FUNDING SOURCE:
N/A
PURPOSE:
To approve a City-initiated application modifying the unit density permitted in the R-3, Limited Multiple-Family District, to permit a wider range of densities, including overlapping with lower densities within the R-M, Multiple Family, to provide a wider number of options to developers of R-3 properties since they are already constrained by one story height limit and meeting all design review requirements.
BACKGROUND:
While summarized above, the text amendments contained in this request, and attached as tracked changes, are necessary for various reasons as explained below:
Amendments to maximum unit density for R-3, Limited Multiple Family Residential: The Limited Multiple-Family Residential District (R-3) limits building height to 15 feet, essentially requiring all structures to be one story. As R-3 developments are required to go through design review, landscaping, recently updated parking requirements, setbacks, dumpster enclosures, drive aisles, and buffers all take up space, limiting the number of units that can physically be built on a particular lot. Even with these additional requirements, many R-3 development proposals are over 10 units per acre just to be financially feasible to develop with high land and construction costs in Lake Havasu City. These projects require Planned Development (PD) rezoning and, in some cases recently, also amending the underlying General Plan Future Land Use map. Staff believes increasing the number of units to a maximum of 16 with a full range of 4-16 units per acre will remove some barriers to, and facilitate, cost effective construction of single-story housing in R-3 zones around the City. Another factor to consider is that the Residential Multiple Family District (R-M) is the 10-20 units per acre range, so the R-3 zone at 4-16 units per acre will continue to fill an in-between density category, overlapping partly or wholly with low, medium, and high density.
The Planning Commission recommended approval by a 7-0 vote at its June 5, 2024, Regular Meeting.
COMMUNITY IMPACT:
The proposed amendments, while minor in nature, will have a significant impact on developer’s ability to provide new multiple family housing developments in the R-3 district which are designed to accommodate such developments already, but the changes will encourage more efficient development and use of available land within this zoning district.
FISCAL IMPACT:
N/A
ATTACHMENTS:
Ordinance No. 24-1340
Tracked Changes - R-3 Density
SUGGESTED MOTION:Recommended Action
I move to adopt Ordinance No. 24-1340 amending Lake Havasu City Code Sections: 14.02.03.E, Table 2-6 and 14.04.01.A.1, Table 4.01-1.