STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Zone Change for 3448 Oro Grande Boulevard, Tract 2217, Block 7, Lot 2, from C-2 (General Commercial District) to R-3 (Limited Multiple-Family District).
Body
GENERAL INFORMATION:
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Application No.: |
20-2622 (P&Z #21-00400004) |
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Property Legal: |
Tract 2217, Block 7, Lot 2 |
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Address: |
3448 Oro Grande Boulevard |
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Lot Size: |
.50 acres |
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Applicant: |
Michael D’Agostino |
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Owner: |
Michael D’Agostino |
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Staff Project Manager: |
Luke Morris |
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Current/Proposed Zoning: |
C-2 (General Commercial) to R-3 (Limited Multiple-Family) |
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Existing/Proposed Use: |
Vacant/Multiple-Family |
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Proposed Number of Lots/Units: |
N/A |
SITE ANALYSIS:
The subject property is located at the northeast corner of Oro Grande Boulevard and Buena Vista Avenue.
The property is approximately .50 acres and currently vacant. The properties to the east, north and west are zoned R-3 and developed as multiple-family uses. The property to the south, across Buena Vista Avenue, is zoned C-1 (Limited Commercial District) and is vacant.
Area and Zoning Maps are included as attachments.
PROPERTY AND APPLICATION BACKGROUND:
The applicant’s attached Letter of Intent states a desire to rezone the property to R-3. The letter did not provide a proposed use for the property. The uses allowed in the R-3 zoning district are shown in the attached Permitted Uses Table.
A Citizens’ Meeting was held on October 10, 2020, at 10 a.m. on site. None of the invitees attended the meeting. The Citizens’ Meeting Summary is provided as an attachment.
GENERAL PLAN CONFORMANCE:
The Future Land Use Map of the General Plan designates this area as Low Density Residential. Given the existing R-3 properties in the immediate area, staff determined that the proposed zoning classification is in conformance with the General Plan Land Use Map.
The General Plan describes the characteristics of Low Density Residential as follows:
• Characteristic of the majority of the City’s original single-family neighborhoods.
• Suitability for new Low-Density Residential neighborhoods is determined on the basis of location, access, existing land use patterns, and natural or man-made constraints.
The following are goals and policies within the General Plan, which support the proposed rezone:
GUIDING PRINCIPLE GM.1: AN ORDERLY, SUSTAINABLE PATTERN OF GROWTH
Goal GM.1.1: Promote a compact and efficient pattern of growth that is compatible with the City’s existing development pattern.
GROWTH MANAGEMENT
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.
The proposed rezoning complies with the goals and policies of the City’s General Plan.
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.
GUIDING PRINCIPLE LU.1: A BALANCED LAND USE PATTERN
Goal LU.1.1: Plan for the ongoing growth and development of the community.
LU.1.1.a - Range of development opportunities: Maintain a Future Land Use Plan and map that clearly identifies the location and distribution of densities and preferred uses-residential, commercial, employment, resort-oriented, and recreational uses- within the planning area.
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.
GUIDING PRINCIPLE HN.2: A MIX OF HOUSING OPTIONS TO MEET THE SHORT AND LONG-TERM NEEDS OF THE POPULATION
Goal HN.2.1: Expand housing variety.
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.
GUIDING PRINCIPLE PF.2: COST-EFFECTIVE DEVELOPMENT AND SERVICE DELIVERY
Goal PF.2.1: Carefully manage financial resources to ensure that new development pays its fair share and does not burden existing residents.
PF.2.1.a - Infill Development: Maximize the existing investment in infrastructure by encouraging infill development within the existing platted area of the City.
PF.2.1.b - Utility Infrastructure Quality: Ensure developers install all public utilities and facilities to state and municipal standards, as required by their proposed development project outside of the subdivided area.
FINDINGS REQUIRED FOR REZONING:
Section 14.05.04 of the Lake Havasu City Development Code sets forth the criteria to be used in the evaluation of all requests for rezoning. Staff findings for each of the criteria are as follows:
Section 14.05.04(K)(6)(a)(1)
The proposed amendment is consistent with the policies of the General Plan and would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The General Plan designates this property as Residential. Any residential development allowed within the zoning district would be in keeping with existing adjacent properties.
Section 14.05.04(K)(6)(a)(2)
The proposed rezoning is consistent with the applicable provisions of the Development Code as many residential uses are allowed within the proposed zoning district. Any specific development will be required to secure building permit approval.
Section 14.05.04(K)(6)(c)(1)
The area under consideration is of adequate size and density to allow for the development of any permitted uses within the proposed zoning district.
Section 14.05.04(K)(6)(c)(2)
The current public need for residential zoned property is demonstrated throughout the General Plan as well as within the local real estate market.
Section 14.05.04(K)(6)(c)(3)
The public need is best met by property being zoned appropriately for residential uses.
Section 14.05.04(K)(6)(c)(4)
Surrounding properties have the same or a similar zoning designation and will not be adversely affected.
Section 14.05.04(K)(6)(c)(5)
All utilities are readily available to the property or within a reasonable distance.
Section 14.05.04(K)(6)(c)(6)
The subject property is included within a City drainage and sewer service district and has existing water and sewer infrastructure, thus having no adverse impact to the existing water or wastewater systems.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any other reviewing agencies or departments.
The Fire Department commented that new development would require fire sprinklers.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its January 12, 2021, meeting.
Any new development will require Design Review and Building Permit approvals as applicable.
CONCLUSION:
Based on the above information, staff finds that the request meets all review criteria necessary to approve the zone change from C-2 to R-3.
ATTACHMENTS:
1. Area Map
2. Zoning Map
3. Letter of Intent
4. Permitted Uses Table
5. Citizen’s Meeting Summary - Redacted
STAFF RECOMMENDATIONS:
Staff recommends that the Commission forward a recommendation of approval to the City Council for a Zone Change for 3448 Oro Grande Boulevard, Tract 2217, Block 7, Lot 2, from C-2 to R-3.
SUGGESTED MOTION:Recommended Action
I move to recommend that the City Council approve Land Use Action No. 20-2622, for a Zone Change for 3448 Oro Grande Boulevard, Tract 2217, Block 7, Lot 2, from General Commercial District to Limited Multiple-Family District.