STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Zone Change for 2190 Acoma Boulevard West, Tract 2199, Block 3, Lot 9, from R-3 (Limited Multiple-Family District) to C-1 (Limited Commercial District).
Body
GENERAL INFORMATION:
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Application No.: |
20-2623 (P&Z #21-00400005) |
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Property Legal: |
Tract 2199, Block 3, Lot 9 |
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Address: |
2190 Acoma Boulevard West |
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Lot Size: |
.31 acres |
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Applicant: |
Jesse Sides |
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Owner: |
Clay & Jill Sides |
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Staff Project Manager: |
Luke Morris |
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Current/Proposed Zoning: |
R-3 (Limited Multiple-Family) to C-1 (Limited Commercial) |
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Existing/Proposed Use: |
Vacant/Commercial |
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Proposed Number of Lots/Units: |
N/A |
SITE ANALYSIS:
The subject property is located at the northwest corner of Acoma Boulevard West. and Industrial Boulevard.
The property is approximately .31 acres and is currently vacant. The property to the west is zoned R-3 and developed with a multiple-family use. The property to the north is zoned C-2 and developed as a bar. The properties to the east, across Acoma Boulevard, are zoned C-2/PD and developed as commercial uses. The property to the south, across Industrial Blvd, is zoned C-1 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 C-1 to allow a proposed drive-through coffee shop. If the rezone request is approved, any uses permitted in the C-1 zoning district may be allowed on the property. The uses allowed in the C-1 zoning district are shown in the attached Permitted Uses Table.
A Citizens’ Meeting was held on November 14, 2020, at 11 AM in the Ocotillo Room at the Quality Inn & Suites. 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 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.
LU.1.1.e - Compatible Commercial in Residential Areas: Support limited professional offices, and retail and service commercial uses in designated neighborhood commercial centers, but only at a scale that is compatible with residential development.
GUIDING PRINCIPLE HN.1: PROTECTION OF ESTABLISHED NEIGHBORHOODS
Goal HN.1.1: Preserve and enhance the character and quality of established neighborhoods within the original site of Lake Havasu.
HN.1.1.b - Buffers and Transitions: Develop and adopt standards to address appropriate buffers and transitions when new non-residential or multi-family residential development or infill development occurs adjacent to established single-family homes.
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.
The proposed rezoning complies with the goals and policies of the City’s General Plan.
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 Commercial. Any 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 commercial 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 commercially 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 commercial 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 water and sewer infrastructure available, 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.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its January 12, 2021, meeting.
Any proposed development will require Design Review and Building Permit review prior to construction.
CONCLUSION:
Based on the above information, staff finds that the request meets all review criteria necessary to approve the zone change from R-3 to C-1.
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 2190 Acoma Boulevard West, Tract 2199, Block 3, Lot 9, from R-3 to C-1.
SUGGESTED MOTION:Recommended Action
I move to recommend that the City Council approve Land Use Action No. 20-2623, for a Zone Change for 2190 Acoma Boulevard West, Tract 2199, Block 3, Lot 9, from Limited Multiple-Family District to Limited Commercial District.