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 1871 Mesquite Avenue, Tract 2312, Block 1, Lot 3A, from Commercial-Commercial and Health District (C-CHD) to Commercial-Commercial and Health/Planned Development District (C-CHD/PD) to Allow a Car Wash Use (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
26-5177 (PZ2025-00147) |
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Property Legal: |
2312-01-3A |
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Address: |
1871 Mesquite Avenue |
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Lot Size: |
0.98 Acres |
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Applicant: |
Brennan Ray - Ray Law Firm |
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Owners: |
Riviera LHC, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Vacant Land zoned Commercial - Commercial and Health District (C-CHD) to Commercial - Commercial and Health District/Planned Development (C-CHD/PD) |
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Existing/Proposed Use: |
Vacant to Car Wash Use |
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Proposed Number of Lots/Units: |
N/A |
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Density: |
N/A |
SITE ANALYSIS:
The subject property, approximately 0.98 acres, located in the northwesterly quadrant of the intersection of Mesquite Avenue and Riviera Drive is undeveloped and zoned as Commercial-Commercial and Health District (C-CHD). The surrounding area consists of a mixture of medical-related businesses, all of which are zoned Commercial-Commercial and Health District. Two large, developed parcels immediately to the west and northwest comprise the Havasu Regional Medical Center and share the same zoning designation. Area and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The Commercial-Commercial and Health District (C-CHD) serves as the commercial component of the broader Commercial and Health area. The district is intended to accommodate a wide range of public and institutional, commercial, office, and personal service uses with an emphasis on healthcare and related services. Improved multimodal connectivity with the Uptown McCulloch Main Street (UMS) and Channel Riverwalk (CRW) areas is also encouraged.
The subject property is located within this district, which was established to concentrate the community’s medical-related uses in proximity to Havasu Regional Medical Center and extending toward Lake Havasu Avenue. Small-scale retail and hotel uses are identified as major permitted uses within the district. Car wash uses are not permitted.
As development within the district has progressed consistent with its intended medical-focused character, the supply of vacant, developable land has been reduced. Within the Commercial-Commercial and Health District, eight vacant lots remain, including this parcel, totaling approximately 6.6 acres.
The applicant’s Letter of Intent requests approval of a Planned Development Overlay to allow a car wash as a permitted land use. The letter states that the car wash is intended to provide a convenient service to the community by offering quick, high-quality car washes to area residents, employees, and visitors to the nearby medical offices and businesses. The applicant further notes that the proposed use would complement existing services in the area and support the continued growth and vitality of the commercial district. The applicant’s Letter of Intent is attached.
The attached General Development Plan illustrates the proposed car wash site layout, including shared ingress and egress with the adjacent parcel to the west. City Code does not establish specific parking requirements for a car wash facility other than a stacking requirement of three vehicles. The plan provides queuing lanes, vacuum stations, and customer areas that offer opportunities for temporary parking while using the facility. A landscaping plan has been provided, and no landscaping exceptions have been requested. All applicable City Code requirements, including signage and the required shared access easement, will be reviewed during Design Review to ensure compliance. The General Development Plan and Landscape Plan are 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 us category. The proposed Planned Development Overlay is in conformance with the General Plan. The General Plan Map for the area is attached.
TRAFFIC STUDY:
The City’s Engineering staff reviewed the traffic study and concurs with its recommendations, which include the installation of a full traffic signal at the intersection of Riviera Drive and Mesquite Avenue, as the study confirms that at least one signal warrant has been met. Installation of the signal would be the responsibility of the developer. A copy of the Traffic Statement is included as an attachment.
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 Overlay 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 as the subject parcel is identified as Commercial Mixed Use.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
Car Washes are not a permitted use in the Commercial-Commercial and Health District (C-CHD) and requires an exception to be placed in this District. All aspects of the proposed project will be required to meet all the requirements of the Development Code that are not approved as exceptions.
c. The proposal is in harmony with the surrounding area or its potential future use and incorporates unified or internally compatible architectural treatment.
Car wash uses do not currently exist along Mesquite Avenue between Lake Havasu Avenue; however, convenience stores with fuel sales are present in the corridor, which function as a similar auto-oriented commercial use.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property owner will be required to construct the site to all Development Code standards including landscaping, if this application is approved, and will be required to maintain the landscaping.
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 applicant’s project intent stated above in this report focuses on the benefits of such a business near the hospital.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
A small site like this can be completed in 3 years with limited difficulty by the applicant.
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 either currently available or will be upgraded or added as part of this project and these issues shall be addressed prior to construction if this planned development rezone application is approved, including the traffic signal at Riviera Drive and Mesquite Boulevard.
h. The general objectives of the PD district and the applicable objectives of the various categories of planned development have been met.
The proposed uses and the intent of the overall development meet the general objectives of the PD District as described in the Lake Havasu City Development Code as adding uses is within the power of the City Council to approve following review by the Planning Commission. There is a requested exception to a part of the Development Code which is listed next in this report.
REQUESTED EXCEPTIONS:
The applicant requests that the following exceptions from the Development Code standards be approved and will accompany the General Development Plan:
EXCEPTION 1: The “Car Wash” category is to be added to City Code Section 14.03.02, Table 3-1 'Permitted Use Table,' specifically for this project.
CONCLUSION:
The proposed Planned Development Rezone and General Development Plan can meet all Development Code requirements if the requested use is approved to be in the Commercial-Commercial and Health District.
Building permits and compliance with all other aspects of the Building and Development Codes (not including any granted exceptions), including all required off-site improvements and the traffic signal, will be required prior to issuance of Certificates of Occupancy related to this Planned Development project.
CITIZEN’S MEETING
The Citizens’ Meeting regarding this Planned Development Rezone and General Development Plan application was held at the Quality Inn and Suites on April 7, 2025. Four members of the community appeared at the meeting. The Citizen’s meeting information is included as an attachment.
COMMENTS FROM OTHER REVIEWERS:
Internal and external reviewing agencies except Unisource have approved this application for the requested Planned Development Rezone.
Unisource electric is working with the applicant to determine best way to provide service to the car wash depending on what the ultimate storm water flow swales look like. This can be addressed during design review and will not constitute a substantial change to the General Development Plan.
ADDITIONAL REQUIRED ACTIONS:
This item will be presented at a public hearing before the City Council on Tuesday, May 26, 2026, in the City Council Chambers at 5:30 PM.
ATTACHMENTS:
Area Map
Zoning Map
General Plan Map
Letter of Intent
General Development Plan
Landscaping Plan
Building Façade Elevations
Neighborhood Meeting Invite and Citizens’ Meeting Open House Summary
Traffic Statement
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Action No. 26-5177 to the City Council for the Planned Development Rezone and General Development Plan of 1871 Mesquite Avenue, Tract 2312, Block 1, Lot 3A, from Commercial-Commercial and Health District to Commercial-Commercial and Health/Planned Development District to allow a car wash use.