STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Planned Development Rezone and General Development Plan of 2415 & 2425 Kiowa Boulevard N, Tract 2182, Block 8, Lots 1 & 2, from Limited Commercial/North Kiowa Overlay (C-1/NK-O) District to Limited Commercial/North Kiowa Overlay Planned Development (C-1/NK-OPD) District to Increase the Allowed Outdoor Storage Height from 6-Feet to 10-Feet and to Allow the Outdoor Storage Area to Exceed the Area of the Primary Building (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
25-4863 (PZ2025-00137) |
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Property Legal: |
Tract 2182, Block 8, Lots 1 & 2 |
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Address: |
2415 & 2425 Kiowa Blvd N |
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Lot Size: |
0.76 Acres |
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Applicant: |
Havasu Turf Pros |
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Owners: |
Havasu Turf Pros |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Zoning: |
Limited Commercial/North Kiowa Overlay (C-1/NK-O) District to Limited Commercial/North Kiowa Overlay Planned Development (C-1/NK-OPD) District |
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Existing/Proposed Use: |
Commercial/Commercial |
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Proposed Number of Lots/Units: |
2 Lots/Not Applicable |
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Proposed Density: |
Not Applicable |
SITE ANALYSIS:
The subject properties measure .76 acres. Lot 2 is currently developed with Havasu Turf Pros existing operation and lot 1 is undeveloped and located on Kiowa Boulevard N, between Catalina Drive and Hillview Drive. The abutting property to the east is zoned Limited Commercial/North Kiowa Overlay and is currently vacant, the properties to the north and west are zoned Limited Multi-Family (R-3) District and developed with a mixture of two-family residential and multi-family residential uses. Area and Zoning maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The North Kiowa Overlay presents special development opportunities and constraints related to its association with the Central Business Park and its relationship with the surrounding residential development. The guidelines and standards are designed to achieve a unified design treatment, to increase the buildable area, to allow for designated outdoor display or storage, and to provide a uniform street landscaping theme.
The North Kiowa Overlay allows outdoor accessory storage but limits the extent to the area of the primary structure. Outdoor storage materials are allowed to be stored to a maximum height of six feet. North Kiowa Overlay standards are attached.
The applicant’s letter of intent requests to allow outdoor storage materials to be stored 10 feet high and allow the outdoor storage area to exceed the area of the primary structure. The applicant’s letter of intent is attached.
The attached General Development Plan shows the new parking lot that will be shared in common with other properties in block 8. The storage yard will be enclosed with a perimeter barrier. The existing building and the driveway on lot 2 will remain and will be used as a shared driveway when lot 3 is developed. The proposal meets the Limited Commercial/North Kiowa Overlay development standards except for the 10-foot-high material storage and the storage area exceeding the area of the primary building. Havasu Turf Pros uses special heavy duty racks to hold the rolls of material that customers purchase and is difficult to properly manage on the site without a height advantage. The General Development Plan is attached.
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. The General Plan supports commercial 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 exceptions are warranted by the design and existing conditions of the properties; all other development on the property will meet 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 existing use has operated in Lake Havasu City at its present location for a long time and has not generated negative effects 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 commercial property.
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-1/NK-OPD zoning requested will increase the allowed outdoor storage height from 6-feet tall to 10-feet tall and allow the outdoor storage area to exceed the area of the primary building. This 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 development 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.
CONCLUSION:
The proposed 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.
SPECIFIC EXCEPTIONS REQUESTED FROM C-SGD STANDARDS:
The applicant requests that the following exceptions from the Development Code standards be included in any recommendation regarding, or future ordinance approving, the rezoning, and the accompanying General Development Plan:
1. Increase permitted outdoor accessory storage height from 6-feet to 10-feet.
2. Allow outdoor accessory storage area to exceed the area of the primary building.
CITIZENS’ MEETING
A Citizens’ Meeting was held on April 28, 2025. There were two people present at this meeting. No objections were received. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any other review agencies or departments. The Fire Department commented that the outdoor storage racks with the turf will need to be at least 10 feet from the property line and this will be addressed in design review.
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.
This item is scheduled to be heard by the City Council at its August 12, 2025, meeting.
ATTACHMENTS:
Area Map
Zoning Map
General Plan Map
North Kiowa Overlay Standards
Letter of Intent
General Development Plan
Citizens’ Meeting Summary
CONDITIONS FOR CODE COMPLIANCE:
1. The development of the property shall substantially match the General Development Plan.
2. The two properties shall be combined into one property.
3. The perimeter barrier shall be an 8-foot-tall concrete masonry unit wall.
4. The existing driveway located on lot 2 shall be shared future access for properties to the east.
5. Building Permits and Design Review for compliance with City Codes are required prior to development of the property.
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Action No. 25-4863 to the City Council for a Planned Development Rezone and General Development Plan of 2415 & 2425 Kiowa Boulevard N, Tract 2182, Block 8, Lots 1 & 2, from Limited Commercial/North Kiowa Overlay District to Limited Commercial/North Kiowa Overlay Planned Development District to increase the allowed outdoor storage height from 6-feet to 10-feet and to allow the outdoor storage area to exceed the area of the primary building, with conditions for code compliance.