STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Planned Development Rezone of 321 Lake Havasu Avenue N, Tract 2305, Block 2, Lots 2, 3, & 4, from C-1 (Limited Commercial District) to C-1/PD (Limited Commercial/Planned Development District) to Allow Light Vehicle Sales, Service and Repair.
Body
GENERAL INFORMATION:
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Application No.: |
20-2621(P&Z 21-00200001) |
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Property Legal: |
Tract 2305, Block 2, Lots 2, 3, & 4; |
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Address: |
321 Lake Havasu Ave N |
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Lot Size: |
1.95 Acres |
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Applicant: |
Robert W. Gordon II |
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Owner: |
Betty Chrzanowski |
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Staff Project Manager: |
Luke Morris |
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Current/Proposed Zoning: |
C-1 to C-1/PD |
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Existing/Proposed Use: |
Retail sales/Vehicle sales |
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Proposed Number of Lots/Units: |
NA |
SITE ANALYSIS:
The subject property is located at 321 Lake Havasu Avenue N, just north of Palo Verde Boulevard, and was previously the home of the Hastings bookstore.
The property measures 1.95 acres with an existing building of about 25,000 square feet. The property is developed with 103 parking spaces and landscaping meeting the current development codes.
The properties to the east, across Lake Havasu Avenue, and north are zoned R-3 (Limited Multiple-Family Distrct) and developed as multiple-family uses. The properties to the south and west, across Highway 95, are zoned C-1 and developed with businesses.
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 C-1/PD (Limited Commercial/Planned Development District) to allow light vehicle sales, service and repair of utility terrain vehicles (UTVs) as an allowed use on this property. The current zoning of C-1, Limited Commercial does not allow outdoor display sales and service. All other aspects of the existing property such as parking and landscaping meet the current Development Code standards. If approved, the PD would allow the light vehicle sales, service and repair as a permitted use, in addition to the other uses allowed in the C-1 zoning district. The Permitted Uses Table is included as an attachment.
The site plan submitted by the applicant shows some minor modifications to the existing site including:
• Adding fencing of wrought iron between block columns around the property perimeter,
• Adding a sliding gate at the Lake Havasu Avenue entrance,
• Adding two glass roll up doors near the west end of the front of the building,
• Using approximately 15 of the existing 103 parking spaces along the west side of the property for outdoor UTV display.
The proposed use requires at least 50 parking spaces. The site has 103 spaces with 15 used for UTV display. The resulting 88 spaces are more than adequate for the proposed use. The existing landscaping meets the current landscaping requirements.
The Site Plan is included as an attachment.
The Citizens’ Meeting was held on December 2, 2020 at 4 PM. Five of the neighboring property owners attended the meeting. The Citizens’ Meeting Summary is provided as an attachment.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Future Land Use Map of the General Plan designates this area as Commercial. The proposed zoning classification is in conformance with the General Plan Land Use Map.
The General Plan describes the characteristics of Neighborhood Commercial Centers as follows:
• Denotes areas for service retail in an effort to create quality neighborhoods in Lake Havasu City. Retail and service commercial uses will be permitted as part of the neighborhood pattern.
• Any commercial development must be sited and designed such that the activities proposed will not adversely impact adjacent residential neighborhoods.
The following are goals and policies within the General Plan, which support the proposed rezone:
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.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 EC.1: A STRONG AND BALANCED ECONOMY
Goal EC.1.1: Promote increased diversity in the City’s employment base.
EC.1.1.a- Diversified Economy: Retain, expand, and attract business and industry uses that provide employment that improve the overall quality of life for all Lake Havasu City residents.
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
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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 many of the policies of the currently adopted General Plan.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
This proposed amendment request includes an exception from the Development Code standards for allowable uses. A light vehicle sales, service and repair use is not typically permitted in the C-1 District. No other exceptions were requested by the applicant.
c. The proposal is in harmony with the surrounding area or its potential future use, and incorporates unified or internally compatible architectural treatment.
The existing building will remain as is. Other than adding a couple roll-up doors to the building, no site changes are being proposed.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property’s system of ownership is 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 site has remained vacant for a number of years. Allowing the proposed light vehicle sales, service and repair use exception creates a commercial use for the site.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The proposed improvements will move forward upon rezoning of the property.
g. Adequate public facilities and services are available or are proposed to be made available in the construction of the project.
Adequate facilities are currently available to the parcel.
h. The general objectives of the PD district and the applicable objectives of the various categories of planned development have been met.
The activity proposed by this light vehicle sales, service and repair use will have a positive effect on the property as well as Lake Havasu City in general.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any other reviewing agencies or departments.
The Building Division will require a Change of Use and/or Tenant Improvement building permit prior to occupancy of the building. The proposed change of use will also require an evaluation by the Fire Department to ensure it meets all applicable Fire Codes.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its January 12, 2021, meeting.
ATTACHMENTS:
Area Map
Zoning Map
Letter of Intent
Permitted Uses Table
Proposed Site Plan
Citizens Meeting Report - Redacted
STAFF RECOMMENDATIONS:
Staff recommends that the Commission forward a recommendation of approval to the City Council for a Planned Development Rezone of 321 Lake Havasu Avenue N; Tract 2305, Block 2, Lots 2, 3, & 4; from (Limited Commercial District) to C-1/PD (Limited Commercial/Planned Development District) to allow light vehicle sales, service and repair.
SUGGESTED MOTION:Recommended Action
I move to recommend approval of land use action 20-2621, for a Planned Development Rezone of 321 Lake Havasu Avenue N, Tract 2305, Block 2, Lots 2, 3, & 4, from (Limited Commercial District) to C-1/PD (Limited Commercial/Planned Development District) to allow light vehicle sales, service and repair.