STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for an Amendment to the General Development Plan of the Planned Development for 5699 Highway 95, Come Together Project, Tract 2396, Lot A3-1, to Reconfigure the Residential Building Locations and Parking (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
26-5200 (PZ26-00058) |
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Property Legal: |
Tract 2396, Lot A3-1 |
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Address: |
5699 Highway 95 |
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Lot Size: |
2.42 Acres |
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Applicant: |
Jarrett Portz |
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Owners: |
CF Capital Partners LLC |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Land Use Designations: |
High Density Residential/High Density Residential |
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Existing/Proposed Use: |
Parking Lot/Residential Multi-Family |
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Proposed Number of Lots/Units: |
102 Units |
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Density: |
42 Units/Acre |
SITE ANALYSIS:
The subject property consists of a parking lot with future plans to be developed into a multi-family project. The property measures a total of 2.42 acres. It is located on the west side of The Shops at Lake Havasu just south of Walmart and north of the movie theater. A commercial retail building is to the east and undeveloped Arizona State land is to the west of the property. The adjacent properties are zoned General Commercial (C-2) District and General Commercial/Planned Development (C-2/PD) District. Area, and Zoning Maps are attached.
The subject property is part of the original “The Centre” Mall Planned Development and approved in 1997. Since then, portions of the original 205-acres have been removed or amended with Planned Development Amendments in 2002, 2005, 2007, 2019 and in 2025. The current General Development Plan allows a 46-foot building height allowed for architectural features. The theater to the south ranges from 40-foot tall to 46-foot tall, the Walmart building to the north is 35 feet tall. The existing ordinances are attached.
The shared parking and access to and from The Shops at Lake Havasu is regulated by the existing CCRs and the recorded subdivision map. The existing parking areas owned by the owner of the lot that this development is located upon (that also owns most of the mall) have enough parking through these documents to provide far more parking than is required by City Code and shown on the Amended General Development Plan. Based on the parking study of the owner’s existing spaces and existing uses for the mall, there is a surplus of over 1,500 parking spaces in the area that are regulated through the CCRs.
PROPERTY AND APPLICATION BACKGROUND:
In 2025, the City Council adopted Ordinance No. 25-1373 rezoning 5699 Highway 95, Tract 2396, Lot A3-1, from General Commercial/Planned Development District to General Commercial Planned Development District and approving an Amended General Development Plan to allow multi-family residential, a maximum of 32 feet above the approved designed building pad height for each of the buildings, and an exception to the covered parking requirement.
The applicant’s letter of intent states that they are proposing to reconfigure the building locations to enhance the ADA accessibility and refine the overall site configuration. The proposed amended general development plan has 20 less parking spaces than the existing approved plan, the parking will still be part of the existing shared parking at the mall. The project will still have 102 units that will consist of six buildings with a mix of one-bedroom and two-bedroom units. The buildings will be three-story buildings with exterior access to the units. Each unit will have a balcony or patio at the rear. The structures will be modular construction; this means they will be built off-site and brought on location to be assembled. The applicant has committed to developing a high-quality community that meets city standards, complies with The Shop’s CCRs, and provides well-designed, energy-efficient homes.
The Shops at Lake Havasu Development was envisioned and constructed as a commercial activity, suburban outdoor access mall which is typical in communities across America. Like its predecessor, indoor access malls, these types of developments evolve over time. In many similar developments across the country, multiple family is either directly adjacent or incorporated with the mall design concept to blend the residential and commercial components. Multiple family residential is typically used as a buffer between lower density residential and higher intensity commercial, office, and sometimes industrial uses.
Landscaping and buffering are minimally shown on the Amended General Development Plan, however, landscaping for the project will be reviewed during Design Review to ensure compliance with the Development Code. No landscaping exceptions were requested. The Amended General Development Plan and façade elevation drawings are included as attachments.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Future Land Use Map of the General Plan designates this area as Commercial Mixed-Use. The subject property and all surrounding properties are also within this land use category. The proposed Planned Development Overlay is in conformance with the General Plan. The General Plan Map for the area is attached.
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 amendment if it is approved. The General Plan supports high density multiple-family residential development in this area.
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.
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 residential use is a lower intensity of use than the surrounding existing commercial uses. The residential use will be a complementary secondary use to the surrounding area.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property owner will submit for a design review to ensure the project meets all city codes for landscaping, open space, screening, and buffering.
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 C-2/PD zoning requested is consistent with the General Plan Future Land Use designation for this area and the requested PD, if approved, will allow the use.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The applicant believes the project can be constructed in three years.
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. Some utility services and easements will be required to be relocated to accommodate the development, and these issues will be addressed prior to construction if this application is approved.
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.
CONCLUSION:
The request to amend the General Development Plan is in conformance with many goals and policies of the City’s General Plan. Staff finds that the request meets all requirements set forth in Section 14.05.04(K)(6) of the Lake Havasu City Code.
CITIZEN’S MEETING
A Citizens’ Meeting regarding the future rezoning was held on April 10, 2026. Based upon the Citizen’s Meeting Summary, only the development team attended the meeting in person and one property owner attended virtually. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any other review agencies or departments.
OTHER REQUIRED ACTIONS:
Building permits and compliance with all other aspects of the Building and Development Codes, including off-site improvements such as street paving, curb, gutter, and sidewalks, will be required with development of the property.
This item is scheduled to be heard by the City Council at its June 9, 2026, meeting.
ATTACHMENTS:
Area Map
Zoning Map
General Plan Map
Existing Ordinances
Letter of Intent
Amended General Development Plan
Citizens’ Meeting Summary
CODE COMPLIANCE REQUIREMENTS:
The following is necessary to be compliant with the City’s Development Code:
1. The General Development Plan of the Planned Development for 5699 Highway 95 is amended to reconfigure the residential buildings and parking as shown on Exhibit A, which is approved as a guide for the future development of the property pursuant to City Code § 14.02.06(D)
The conditions contained in Ordinance No. 25-1373 related to the property remain in effect, including:
1. The development of the property shall substantially match the Amended General Development Plan.
2. The current shared parking and cross access easements for the subject property and surrounding properties must remain shared.
3. Building Permits and Design Review for compliance with City Codes, including the Lake Havasu City Public Works Department traffic impact comments, will be required prior to development of the property.
POSSIBLE MOTIONS:Recommended Action
I move to recommend approval of Land Use Request 26-5200 an amendment to the General Development Plan of the Planned Development for 5699 Highway 95, Come Together Project, to reconfigure the residential building locations and parking.
I move to not recommend approval of Land Use Request 26-5200 an amendment to the General Development Plan of the Planned Development for 5699 Highway 95, Come Together Project, to reconfigure the residential building locations and parking.