COUNCIL COMMUNICATION
TO: Honorable Mayor and City Council
FROM: Jeff Thuneman, Development Services Director
SUBJECT:Title
Discussion and Action: Ordinance No. 25-1354 Approving the General Development Plan and Planned Development Rezone of 1719 Magnolia Drive, Tract 2304, Block 1, Lot 38, from Residential - Commercial Health (R-CHD) District to Residential - Commercial Health/Planned Development (R-CHD/PD) District to Reduce the Minimum Required Dwelling Unit Density from 15 Units Per Acre to 5 Units Per Acre and Eliminate the Requirement for 50% of the Structure to be Two-Story (Adoption) (Trevor Kearns)
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FUNDING SOURCE:
N/A
PURPOSE:
To consider adopting an ordinance approving a General Development Plan and Planned Development Rezone that will permit a new duplex to be built on the property that is currently zoned as Residential - Commercial Health District (R-CHD).
BACKGROUND:
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Application No.: |
25-4607 (PZ2024-00180) |
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Property Legal: |
Tract 2304, Block 1, Lot 38 |
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Address: |
1719 Magnolia Dr |
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Lot Size: |
0.31 Acres |
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Applicant: |
Ronald & Tracy Kutil |
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Owners: |
Ronald & Tracy Kutil |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Zoning: |
Residential - Commercial Health (R-CHD) District to Residential - Commercial Health/Planned Development (R-CHD/PD) District |
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Existing/Proposed Use: |
Vacant/Two-Family Home |
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Proposed Number of Lots/Units: |
1 Lot/2 Units |
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Proposed Density: |
6 Units/Acre |
SITE ANALYSIS:
The subject property measures .31 acres and is currently vacant. It is located on Magnolia Drive, between Saguaro Drive and Stonecrop Drive. The abutting property to the east is developed with a 4-unit residential complex, the property to the west is developed with a single-family home and the property to the north is undeveloped. Area and Zoning maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The 2016 Development Code was updated in 2022 to require the R-CHD to have a 15 unit/acre minimum density and 50% of the structure to be two-story when a height limit of 42 feet is allowed. Prior to the Development Code update, there were no established minimum residential density or two-story standards for the R-CHD District.
The subject property is zoned R-CHD, which requires a minimum of 15 dwelling units per acre and 50% of the structure to be two-story. The property measures .31 acres, therefore the minimum number of dwelling units required on the subject parcel is 4.65, which rounds to 5 units. The applicant’s attached letter of intent asks to reduce the minimum density from 15 units per acre to 5 units per acre to build a single-story two-family residence on the property.
The attached General Development Plan shows a single-story two-family home with attached garages. The proposal meets all the R-CHD development standards except for the minimum dwelling unit density and 50% two-story height.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The General Plan Future Land Use map designates the property as High Density Residential. This designation fits 10 or more dwelling units per acre. Upon approval of the companion application to amend the General Plan Land Use Map category from High Density Residential to Medium Density Residential, the land use designation will fit the requested density in this rezone application. The primary use is attached single-family residence, townhouse and patio homes. Secondary uses may include schools, parks, recreation, and religious uses in a neighborhood setting; limited neighborhood commercial or office where suitable access exists and accessory structures. It is intended to provide opportunities for a mix of housing options and densities.
The subject property is designated Medium Density Residential, and the surrounding neighborhood is designated High Density Residential, with most of the lots in this neighborhood developed with a wide range of housing variations. At the proposed 5-7 units per acre, the development is in conformance with the General Plan Land Use Map as well as the goals and policies of the General Plan. The General Plan Map for the area is attached.
The following General Plan Goals and Policies support the requested rezoning:
GM.1.1.c - Service levels: Allow development in areas that can be reasonably serviced by police, fire, and emergency response services without negatively impacting service levels or increasing costs for current users.
GM.1.1.d - Infill and Redevelopment: Support infill development and the assemblage of small lots, redevelopment of underutilized properties or obsolete uses, the adaptive reuse of vacant structures for new uses, and the promotion of State Trust Land on the Island and adjacent to the perimeter of the originally platted area as a means to maintain a compact urban form and leverage the availability of existing services, utilities, transportation, and schools.
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.
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.
PF.2.1.a - Infill Development: Maximize the existing investment in infrastructure by encouraging infill development within the existing platted area of the City.
PF.2.1.b - Utility Infrastructure Quality: Ensure developers install all public utilities and facilities to state and municipal standards, as required by their proposed development project outside of the subdivided area.
FINDINGS REQUIRED FOR PLANNED DEVELOPMENTS:
Section 14.05.04(L)(4)(a-h) of the Lake Havasu City Development Code requires eight findings to 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. The General Plan supports two-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 building 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 match the majority of the residential uses in the area.
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 as a two-family home.
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 requesting the reduced density and eliminating 50% of structure to be two-story is consistent with the General Plan Future Land Use designation for this property 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 indicated they will be able to complete the home within the three-year limitation.
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.
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.
SPECIFIC EXECEPTIONS REQUESTED FROM R-CHD STANDARDS:
The applicant requests that the following exceptions from Development Code standards be included in any recommendation regarding, or future ordinance approving, the rezoning and the accompanying General Development Plan:
1. Minimum density is 5-units per acre.
2. Eliminate the requirement for 50% of the structure to be two-story.
CITIZEN’S MEETING:
A Citizen’s Meeting was held on November 29, 2024. There were two people present for this meeting, and two people called in. No objections were received. The Citizens’ Meeting Summary is provided as an attachment. Citizen Meeting Reports are attached.
COMMENTS RECEIVED 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 the Building and Development Codes will be required prior to development of the property.
PLANNING COMMISSION ACTION:
The Planning Commission voted 7-0 to recommend approval of the General Development Plan and Planned Development Rezone approval requested by this application at its January 15, 2025, meeting.
COMMUNITY IMPACT:
N/A
FISCAL IMPACT:
Improvements to the property may increase the assessed valuation, and the City may receive additional property tax revenue.
ATTACHMENTS:
Ordinance No. 25-1354
Area Map
Zoning Map
Citizens’ Meeting Summary
Letter of Intent
General Development Plan
SUGGESTED MOTION:Recommended Action
I move to adopt Ordinance No. 25-1354 approving the General Development Plan and Planned Development Rezone of 1719 Magnolia Drive, Tract 2304, Block 1, Lot 38, from Residential - Commercial Health District to Residential - Commercial Health/Planned Development District to reduce the minimum required dwelling unit density from 15 units per acre to 5 units per acre and eliminate the requirement for 50% of the structure to be two-story.