COUNCIL COMMUNICATION
TO: Honorable Mayor and City Council
FROM: Jeff Thuneman, Development Services Director
SUBJECT:Title
Discussion and Action: Resolution No. 24-3781 Approving a Minor General Plan Amendment Revising the Future Land Use Map Designations for a Portion of 2540 Plaza Hermosa, Tract 2315B, Block 1, Lot 3A, Approximately 1,054 Square Feet, from Open Space and Park (OSP) to Low Density Residential (LDR) (Trevor Kearns)
Body
FUNDING SOURCE:
N/A
PURPOSE:
To consider the adoption of a resolution for a minor general plan amendment to change a portion of 2540 Plaza Hermosa, Tract 2315B, Block 1 Lot 3A, approximately 1,054 Square Feet, from Open Space and Park (OSP) to Low Density Residential (LDR).
BACKGROUND:
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Application No.: |
24-4457 (PZ2024-00011) |
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Property Legal: |
Tract 2315B, Block 1, Lots 3A |
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Address: |
2540 Plaza Hermosa |
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Lot Size: |
0.3 Acres |
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Applicant: |
Stuart Schmelling |
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Owners: |
Tom Buckles |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Land Use Designations: |
Open Space and Park to Low Density Residential |
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Existing/Proposed Use: |
Golf Course/Residential |
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Proposed Number of Lots/Units: |
1 Lot/1 Unit |
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Density: |
3 Units/Acre |
SITE ANALYSIS:
The subject property abuts the Lake Havasu Golf Course. The property owner purchased an abutting portion of property from the golf course and tied it to their residential parcel earlier this year, resulting in the property having both Open Space and Park (OSP) and Low Density Residential (LDR) Land Uses. This request is to change the future land use designation of the old golf course portion of the property from Open Space and Park (OSP) to Low Density Residential (LDR), so it will match the balance of the residential lot to permit residential uses and accessory structures that would not otherwise be allowed on the golf course portion of the property.
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 Open Space and Park (OSP) to Low Density Residential (LDR) to facilitate development in the newly acquired area for residential use in the existing Residential Estates (R-E) District. The General Plan Amendment is the first step in this process. A Rezone application for the property immediately follows this General Plan Amendment request.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The requested Low Density Residential future land use designation allows the owner to develop the area for accessory uses to the already existing single-family home. The development could include a pool, gazebo, or habitable/non-habitable accessory structure.
Area Map and General Plan 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.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.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).
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.
CITIZEN’S MEETING:
A Citizens’ Meeting regarding both the General Plan amendment and the Rezone was held on June 5, 2024. No persons were present for this meeting, but one resident called in for a further explanation.
The Parcel Plat and the Citizens’ Meeting Summary are provided as attachments.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any reviewing parties.
PLANNING COMMISSION ACTION:
The Planning Commission recommended approval of this application by a vote of 7-0 at its August 21, 2024, meeting.
COMMUNITY IMPACT:
N/A
FISCAL IMPACT:
Improvements to the property will increase the assessed valuation, and the City may receive additional property tax revenue.
ATTACHMENTS:
Resolution No. 24-3781
Area Map
General Plan Map
Citizens’ Meeting Summary
Parcel Plat
SUGGESTED MOTION:Recommended Action
I move to adopt Resolution No. 24-3781 approving a Minor General Plan Amendment revising the Future Land Use Map Designations for a portion of 2540 Plaza Hermosa, Tract 2315B, Block 1, Lot 3A, from Open Space and Park to Low Density Residential.