STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for a Planned Development Rezone and General Development Plan for 2015 Moyo Drive, Tract 100, Block 1, Lots 1 and 2, 0.82 Acres, from Residential-Commercial Health District (R-CHD) to Residential-Commercial Health District/Planned Development (R-CHD/PD), to Decrease the Minimum Density From 15 Dwelling Units Per Acre to 10 Dwelling Units Per Acre (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
25-4913 (PZ2025-00139) |
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Property Legal: |
Tract 100, Block 1, Lots 1 and 2 |
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Address: |
2015 Moyo Drive |
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Lot Size: |
0.82 Acres |
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Applicant: |
Sorbon Development, LLC, dba Built Well |
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Owners: |
Sorbon Development, LLC |
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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/Condos |
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Proposed Number of Lots/Units: |
9 Detached Two-Story Townhome Units |
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Density: |
10 Units/Acre |
SITE ANALYSIS:
The subject property consists of a single 0.82 acre parcel located at the intersection of Moyo and Injo Drives in the Residential-Commercial Health District (R-CHD). The parcel is completely surrounded by other R-CHD-zoned lots.
The requested planned development rezone is to request a reduction of the minimum dwelling unit per acre density of 15 units per acre to 10 units per acre to allow the applicant to construct nine (9) two-story condominium units with a common area driveway, parking, landscaping, and pool.
PROPERTY AND APPLICATION BACKGROUND:
The subject property was originally platted as the La Fortuna Condominiums with a very similar layout and building design to this proposed new project but the applicant did not move forward with it at that time and instead re-platted the property in 2022 for a 16-unit tiny home development known as the Re-plat of La Fortuna that is currently recorded with the Mohave County Recorder and will need to be replaced again with a new condominium plat if this request is approved. Shortly after the tiny home project was approved in 2022, the City Council approved a text amendment to the R-CHD District regulations that set a new minimum density of 15 units per acre for this zoning district. The subject property’s General Plan Land Use Category is High Density Residential. Area and Zoning maps are attached along with the current recorded plat.
The building development plan and elevations show nine (9) two-story buildings with ground floor garages and second floor residential living with balconies for outdoor access. The building height shown on the façade drawings for the proposed townhomes is approximately 31 feet above maximum grade to the peak of the roofs with 42 feet being the permitted height for this District. No building height exception is requested.
The project meets all R-CHD District design standards and all required parking has been provided. Landscaping for the project will be reviewed during Design Review to ensure compliance with City Code. No landscaping exceptions were requested. The applicant’s Letter of Intent, the General Development Plan, façade elevation, and architectural renderings are included as attachments.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The land use designation of the subject property is High Density Residential, which has a range of 10-20 dwelling units per acre. The proposed Planned Development is in conformance with the General Plan.
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 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 has the minimum density to qualify as a High Density Residential land use category project even though the R-CHD District minimum is not met and the exception is being requested. The project will be compatible with the surrounding R-CHD development.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property is owned by a corporation (LLC) 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-CHD/PD zoning requested is consistent with the General Plan Future Land Use designation for this area and the requested PD, if approved, will allow a use consistent with existing development in the neighborhood.
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 protected 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.
EXCEPTIONS REQUESTED:
The Applicant requests a Minimum Density decrease from 15 dwelling units per acre to 10 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 June 18, 2025. Based upon the meeting summary, no invited property owners attended the meeting. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS FROM OTHER REVIEWERS:
Comments received from other reviewing agencies or departments:
1. Allo and Unisource Electric approve the rezoning effort and have requested their easements be protected during the design review process from excessive disturbance.
OTHER REQUIRED ACTIONS:
Building permits and compliance with all other aspects of the Building and Development Codes, including any 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 September 23, 2025, meeting.
ATTACHMENTS:
Area Map
Zoning Map
Recorded Re-Plat of La Fortuna
Letter of Intent
General Development Plan
Architectural Renderings
Facade Elevations
Neighborhood Meeting Summary
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 comments from other agencies and reviewers during Design Review Phase.
3. Building Permits and Design Review for compliance with City Codes, including any Lake Havasu City Public Works Department’s required off-site improvements, will be required with development of the property.
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Request 25-4913 to the City Council for a Planned Development Rezone and General Development Plan for 2015 Moyo Drive, Tract 100, Block 1, Lots 1 and 2, from Residential-Commercial Health District to Residential-Commercial Health District/Planned Development (R-CHD/PD), to decrease the minimum density from 15 dwelling units per acre to 10 dwelling units per acre.