STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for Approval of a Planned Development Rezone and General Development Plan for 40 Retail Centre Boulevard, Parcel B2 of the Parcel Plat of Retail Centre-2, approximately 15.92 acres, from Manufactured Home District (RMH) to Mixed Use - General/Planned Development District (MU-G/PD), to Permit Construction of 97 Detached, Single Family Dwelling Units with Outdoor Recreation Improvements (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
25-4644 (PZ2024-00192) |
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Property Legal: |
Parcel B2, Parcel Plat of Retail Centre-2 |
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Address: |
40 Retail Centre Boulevard |
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Lot Size: |
15.92 Acres |
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Applicant: |
Selberg Associates |
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Owners: |
Ryan Garland |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Manufactured Home District to Mixed Use-General/Planned Development District |
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Existing/Proposed Land Use: |
Vacant/Mixed Use Residential Single Family |
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Proposed Number of Lots/Units: |
97 Single Family Dwellings Units |
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Proposed Density: |
6.1 Units/Acre |
SITE ANALYSIS:
The subject property is 15.92 acres and is vacant and undeveloped. It is located on Retail Centre Boulevard, south of the intersection with Showplace Avenue. The abutting properties to the east are developed with a vehicle sales establishment and a storage unit complex, the property to the west is undeveloped state-owned property outside the City limits, to the north is vacant land, and to the south is a storage unit complex. The two closest intersections to the subject property with Arizona 95 are both signalized with turn lanes and primary access to this development will be off of Retail Centre Boulevard.
PROPERTY AND APPLICATION BACKGROUND:
The subject parcel is presently zoned Manufactured Home District (RMH). Prior to 2020, the property was zoned General Commercial/Planned Development (C-2/PD). In 2020, the property was rezoned to General Commercial (C-2) by Ordinance No. 20-1230, followed by another rezone in 2022 to the current zone, Manufactured Home District (RMH), by Ordinance No. 22-1287. In late 2024, a parcel plat was completed, approved by the City, and recorded creating the subject 15.92 acre parcel and a separate 2.0 acre parcel. The 2.0 acre parcel was the subject of an earlier public hearing today. The current owner’s intent is to develop this 15.92 acre parcel, which slopes considerably to the west from Retail Centre Boulevard with a 97-unit single family residential development with outdoor activity courts.
Area and Zoning Maps are included as attachments to this report.
The attached General Development Plan shows 97 detached, single family dwelling units with 60-feet wide private interior streets, 24 feet wide back alleys on interior blocks, on site detention, outdoor recreation amenities with landscaping on the remainder of the property maintained by a Homeowners’ Association.
The Applicant’s Letter of Intent, the General Development Plan and accompanying Residential Façade Renderings are included as attachments to this report.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The existing Medium Density Residential land use designation on this parcel has a range of 4 to 10 dwelling units per acre, and the project proposes a density of 6.1 units per acre, so no amendment is necessary to accommodate the proposed project.
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 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 will be consistent with the maps and policies of the currently adopted General Plan as the correct land use for this application is already in place.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
All aspects of the proposed project will be required to meet the requirements of the Development Code except for any exceptions granted as requested by the applicant as part of the Planned Development approval. The only exception being requested is to permit the Development Code Residential Land Use category of “Dwelling, Single-Family Detached”
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 adjacent to commercial developments on Retail Centre Blvd. but the significantly sloping property will result in the development sitting a lot lower in elevation below the surrounding commercial development, minimizing impacts from noise and light. The residential units are intended to be 3 stories in height with an architectural theme for the development that is reflected in the attached façade renderings.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The principals involved with this process have other current projects underway in Lake Havasu City.
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 property is currently a vacant, underutilized parcel of land that has had multiple development attempts on it yet nothing has been successful, most recently an attempt to place a Manufactured Home Park. The developer intends for this project to be high value single family owner occupied units.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The applicant will likely build the project in phases and a single phase is reasonable to expect to be developed within 3 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 and appropriate easements are in place for future utility provision and access. Access is from Retail Centre Blvd. on the north side of the adjacent gymnasium development. A City-owned sewer lift station already exists on the southwest corner of the property, a wash is immediately adjacent on the south for stormwater collection from the on site detention basin, and other services are present and available to serve the development.
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.
SPECIFIC EXECEPTIONS REQUESTED FROM MIXED USE-GENERAL 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. The land use category of “Dwelling, Single-Family Detached,” per Development Code Section 14.03.02, Table 3-1, be approved as a permitted use for this project application. The request aligns with the surrounding area.
OTHER REQUIRED ACTIONS:
Building permits and compliance with all other aspects of the Building and Development Codes, including off-site improvements such as any required street paving, curb, gutter, and sidewalks, will be required prior to the issuance of Certificates of Occupancy for any building related to this Planned Development project.
CONCLUSION:
The proposed amendment is in conformance with several goals and policies within the City’s General Plan and meets the findings required for approval of Planned Developments.
CITIZEN’S MEETING
A Citizens’ Meeting regarding this application was held on December 23, 2024. No persons appeared for this meeting. The Neighborhood Meeting Materials are included as an attachment to this staff report.
COMMENTS FROM OTHER REVIEWERS:
ADOT has requested additional information be provided for their review that has been forwarded to the applicant to address directly with ADOT.
Public Works has accepted the Drainage Study and Traffic Report for the project. The Traffic Analysis is included as an attachment to this report.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its March 11, 2025, meeting.
ATTACHMENTS:
Area Map
Zoning Map
Letter of Intent
General Development Plan
Residential Façade Renderings
Neighborhood Meeting Materials
Traffic Analysis
SUGGESTED MOTION:Recommended Action
I move to recommend approval to the City Council of Land Use Action No. 24-4644, regarding the Planned Development Rezone and General Development Plan for 40 Retail Centre Boulevard, Parcel B2 of the Parcel Plat of Retail Centre-2, from Manufactured Home District to Mixed Use - General/Planned Development District, to permit construction of 97 detached, single family dwelling units with outdoor recreation improvements.