STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for a Planned Development Rezone and Amended General Development Plan for 700 Delta Drive, Tract 2222, Block 5, Lots 1 Through 9, from Multiple-Family/Planned Development (R-M/PD) District to Multiple-Family/Planned Development (R-M/PD) District, and Permitting a Maximum Density Increase From 20 Dwelling Units Per Acre to 22 Dwelling Units Per Acre (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
25-4811 (PZ2024-00139) |
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Property Legal: |
Tract 2222, Block 5, Lots 1 Thru 9 |
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Address: |
700 Delta Drive |
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Lot Size: |
2.16 Acres |
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Applicant: |
Iris Development Services, PLLC |
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Owners: |
Bret & Jodi Deru |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Land Use Designations: |
High Density Residential/High Density Residential |
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Existing/Proposed Use: |
Vacant/Residential Multi-Family |
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Proposed Number of Lots/Units: |
45 Townhome Units |
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Density: |
21-22 Units/Acre |
SITE ANALYSIS:
The subject property consists of a block with nine vacant, undeveloped lots (now combined into one parcel) and measures a total of 2.16 acres. It is located just northwest of the intersection of McCulloch Boulevard S. and Chemehuevi Boulevard. An alley abuts the southern boundary of the property. Two, 16-foot wide public utility easements run through the properties and the lots currently have Building and Parking-in-Common (PIC) Areas but do not have an approved PIC masterplan. The utility easements and PIC will be addressed as part of the property’s future development.
The subject property was rezoned on October 24, 2023, from commercial to residential multi-family. The properties to the south, across the alley, are zoned Limited Commercial (C-1) with two commercially developed lots and nineteen vacant lots. The properties to the west, north, and east are zoned Two-Family Residential (R-2) and developed with residential units. Single-Family (R-1) zoning abuts the R-2 zoning. The subject property’s General Plan Land Use Category was amended to High Density Residential on February 14, 2023.
The requested rezone is for a high density multiple-family residential use with an amended development plan that changes the previously approved single apartment building with 78 dwelling units and outside parking to 45, 3-story townhome units with garages. This type of zoning is typically buffered from Single-Family (R-1) zoning by R-2 or R-3 zoning. The existing R-2 zoning acts as a buffer from the R-1 zoning; therefore, the proposed R-M zoning conforms with this standard zoning practice. Area, and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The property owner is a local construction contractor who believes this development will help fill a need in the community for more workforce housing. The units are proposed to be long-term leases only, with no short-term rentals. The maximum density approved in 2023 for the original General Development Plan Rezone was 37 units per acre, and this amended plan contemplates a reduced density of 21 unit per acre (an approximately 45% reduction from original approved density) to accommodate the proposed townhome development. The original 2023 Ordinance and General Development Plan for the project are attached.
The building elevations show three-story buildings with stepped up roof heights to accommodate grade as the buildings move up the slope of the property. The units will have second and third floor balconies for outdoor access. The building height shown on the façade drawings for the proposed townhomes is approximately 42 feet above finished floor to the peak of the angled roofs for each unit, stepped up slightly for each unit going upslope. The R-M zoning district allows buildings of up to 30 feet in height above the property’s maximum grade, which is the grade of McCulloch Boulevard near the north edge of the property. The lots slope downward from this maximum grade. Therefore, the developer will excavate the project down enough distance to level the site and ensure that the maximum height achieved is not more than 30 feet above the McCulloch Boulevard elevation. No building height exception is requested.
The nearest residences are across Delta Drive and McCulloch Boulevard. The subject development’s minimum building setbacks along these streets vary from 15 feet to 20 feet on all frontages including the alley. Parking for the project is shown as all interior garage parking for the units plus 9 exterior parking spaces for visitors with one handicapped space. The proposed number and types of parking spaces meet the Development Code standards.
Landscaping and buffering is minimally shown on the 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 General Development Plan and façade elevation drawings are included as attachments.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The land use designation of the subject property was changed by approval of the City Council on February 14, 2023, to High Density Residential, which it currently is classified as and is not requested to be amended.
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 use will be a buffer between the existing Limited Commercial (C-1) zoning and the Two-Family Residential (R-2) zoning which is a common buffering strategy used by many municipalities.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property is owned by an individual and 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 R-M/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 required to 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.
EXCEPTIONS REQUESTED:
The Applicant requests a Maximum Density increase from 20 dwelling units per acre to 22 dwelling units per acre for this application.
CONCLUSION:
The requested zoning classification is in conformance with the 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 Development Code to approve the zone change.
CITIZEN’S MEETING
A Citizens’ Meeting regarding the future rezoning was held on August 20, 2024. Based upon the sign-in sheets from the meeting, two nearby property owners attended the meeting. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS FROM OTHER REVIEWERS:
Some comments were received from other reviewing agencies or departments:
1. City Engineering Division is requiring Delta Drive to be improved to Drive Standard half width and the alley to be improved with 21 feet from centerline to 6-inch curb for a 12-foot travel lane and 9-foot paring with an optional private sidewalk curb-adjacent.
2. Frontier Corporation has an active copper facility running through the middle of the combined parcel that the developer has agreed in writing to relocate.
3. Unisource Corporation approves the rezoning effort but need to see more information during design review before final approval.
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 prior to development of the property.
A new traffic analysis was not requested for this project as the original 2023 study was accepted by the Engineering Division and specific street improvements for this project are contained in “Comments from other Reviewers” section of this report above. The overall unit density is also now lower by 45% from the original study’s assumptions.
This item is scheduled to be heard by the City Council at its July 8, 2025, meeting.
ATTACHMENTS:
Area Map
Zoning Map
Ordinance 23-1321, October 24, 2023
General Development Plan Approved by Ordinance 23-1321
Letter of Intent
General Development Plan
Architectural Rendering
Citizens’ Meeting Summary - Redacted
CODE COMPLIANCE REQUIREMENTS:
The following are conditions necessary for the project to be compliant with the City’s Development Code:
1. The development shall substantially match the conceptual Site Plan provided with the request.
2. Address all outstanding comments from other agencies and reviewers.
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.
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Request 25-4811 to the City Council for a Planned Development Rezone and Amended General Development Plan for 700 Delta Drive, Tract 2222, Block 5, Lots 1 Thru 9, from Multiple-Family/Planned Development District to Multiple-Family/Planned Development District, and permitting a maximum density increase from 20 dwelling units per acre to 22 dwelling units per acre.