STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for a Planned Development Rezone and General Development Plan Approval of 2250 Marina View Avenue, Tract 2399, Block 1, Lot 75, Approximately 2.31 Acres, from Mixed Use-Neighborhood/Planned Development (MU-N/PD) to Mixed Use-Neighborhood/Planned Development (MU-N/PD), Retaining the Previously Approved Maximum Allowable Building Height of Up to 60 Feet, Applying Single-Family Residential (R-1) Setback Standards, and Exempting the Requirements of City Code Section § 14.02.04.A.4.b (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
25-4739 (2025-00053) |
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Property Legal: |
Tract 2399, Block 1, Lot 75 |
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Address: |
2250 Marina View Ave |
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Lot Size: |
2.31 Acres |
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Applicant: |
Desert Land Group |
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Owner: |
Havasu Riviera LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
MU-N/PD to MU-N/PD |
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Existing/Proposed Use: |
Single Family Residential |
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Proposed Number of Lots/Units: |
8 Single Family Lots |
SITE ANALYSIS:
The site is rough graded and vacant. The properties to the west and south are zoned MU-N and developed as homes under construction and vacant lots. The property to the east is zoned MU-G and is vacant. Vacant land owned by the Bureau of Land Management (BLM) lies to the north across Havasu Riviera Parkway. Area and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The City adopted the Havasu Riviera Specific Plan for a 250-acre parcel in 2008. The adopted Land Use Plan designated 142 acres of residential, 80 acres of mixed use, and approximately 28 acres of open space and trails. In the 2008 approval, the applicant requested two zoning designations, MU (Mixed Use) District and R-4 (High Density Multi-Family) District.
The subject lot is in the MU District portion of the original approval, and in 2018, it was rezoned to Mixed-Use General (MU-G) applying the previously allowed maximum building height of up to 60 feet. The applicant is not requesting removal of this exception. In 2022, the subject Lot 75 was specifically rezoned by Ordinance No. 22-1281 to Mixed Use-Neighborhood/Planned Development along with a General Development Plan for 17 townhome units. Both Ordinances are attached along with the currently approved General Development Plan.
The property owner desires to rezone the property to Mixed-Use Neighborhood/Planned Development (MU-N/PD) with a new General Development Plan to permit a more traditional lower density residential single-family development to be known as Sunset Ridge at the Riviera. The Letter of Intent is attached.
The General Development Plan submitted with the request shows 8 new residential single-family lots replacing the previously planned 17 townhome units. Should this request be approved, the applicant would need to go through the standard subdivision platting process which is reviewed and approved administratively. The General Development Plan is attached.
The Citizens’ Meeting was held on March 4, 2025. No one attended the meeting. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS RECEIVED FROM OTHER DEPARTMENTS/AGENCIES:
No objections were received from any reviewing agencies or departments.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The General Plan Future Land Use map designates the property as Resort Related Mainland and this classification was applied to the entire Havasu Riviera development. While the low-density residential intended in this specific 2.31 acre rezone request is not consistent with the Resort Related Mainland designation, the overall Havasu Riviera’s medium density residential development with mixed use components is consistent. Therefore, the proposed development is in conformance with the goals and policies of the Lake Havasu City General Plan.
The following General Plan Goals and Policies support the request as part of the overall Havasu Riviera master-planned community:
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.d - Mixed-use development: Encourage mixed-use development patterns (both vertically and horizontally mixed-use as appropriate given the surrounding development context) based on goals and policies for individual character areas within the City as a means to promote the efficient use of available land, increase the accessibility of goods and services, and support the revitalization of areas such as Downtown Lake Havasu and the Bridgewater Channel area.
LU.2.3.b - Mix of Uses: Encourage the development of large-scale resort developments with a mix of commercial and residential uses that enhance the leisure-service industry by providing accommodation and amenities conducive of a world-class destination. Residential uses can be integrated horizontally in separate structures on the same site or vertically integrated within the same building.
LU.3.1.a - Master Planning: Encourage, plan for, and partner with the private sector in the development of detailed master-plans for large vacant parcels located within or adjacent to the Planning Area to:
o Evaluate development suitability and infrastructure needs;
o Identify sensitive natural features or areas in need of protection;
o Define an appropriate mix of land uses;
o Establish a multimodal transportation framework;
o Ensure access to urban amenities such as parks, green space, and bike and walking trails; and
o Promote compatibility with adjacent uses.
HN.2.1.a - Mix of Housing Types: Encourage a mix of housing types, including detached and attached single-family, townhomes, apartments, and housing for special populations (e.g., elderly or disabled residents). Support a mix of lot sizes, densities, and housing prices and styles in locations designated for Medium or High Density Residential on the Future Land Use Plan map or as part of a larger planned development in accordance with City Standards and Ordinances.
HN.2.2.d - Circulation and Access: Ensure new neighborhoods have reasonable accessibility to existing highways or arterial streets through utilization of the collector street system. Incorporate an onsite network of pedestrian/bicycle connections in new neighborhoods and provide linkages to the overall sidewalk and trail system to facilitate access to nearby community destinations.
FINDINGS REQUIRED FOR PLANNED DEVELOPMENTS:
Section 14.05.04(L)(4) 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 as well as the Specific Plan for this area adopted in 2008 and subsequent Ordinances approving changes to the Plan.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
Any future development on the properties shall meet the current Development Code standards with the exceptions as noted.
c. The proposal is in harmony with the surrounding area or its potential future use, and incorporates unified or internally compatible architectural treatment.
The rezoning generally conforms to the Specific Plan adopted for Havasu Riviera. The only change being the adoption of a new General Development Plan for a reduced density from 17 down to 8 residential units.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The entire property is owned by an individual company, and the owner is making reasonable efforts to develop, preserve, and maintain open space.
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 previous townhome plan has not been a viable option for the developer as they have been unable to find a buyer and developer for the townhomes in this particular location.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The rezoning allows the development to move forward with utility preparation, installation and platting. Three years is a reasonable time frame to see action on this change whereas the previous townhome plan has seen no development for several years.
g. Adequate public facilities and services are available or are proposed to be made available in the construction of the project.
Adequate facilities are being reviewed and approved for each parcel.
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 MU-N District and all other objectives of the Lake Havasu City Development Code and Havasu Riviera Specific Plan.
EXCEPTIONS REQUESTED FOR THIS PROJECT IN LETTER OF INTENT:
The following exceptions have been requested by the applicant for this project in the Letter of Intent:
A. Exceptions from Development Code Section 14.02.04.A.4 as follows:
(1) A primary building must have at least one operable pedestrian door leading directly from the primary building onto a sidewalk. For primary buildings located on corner lots, the required pedestrian entrance may be located on the primary street façade or at the corner where the two streets intersect.
(2) Ground floor street frontages on each primary building may not be occupied by residential uses but may be occupied by a lobby or entrance to residential portions of the building.
(3) At least 50% of the building front façade area between three (3) and eight (8) feet above grade shall be of windows or other transparent materials allowing views into the building.
(4) No on-site loading requirements shall be required.
(5) Curb cuts shall only be permitted if access cannot be provided from an alley. Where curb cuts are permitted, they shall not exceed 24 feet in width.
B. Retention of the previously approved 60-foot maximum allowable building height from Ordinances No. 18-1191 and No. 22-1281.
STAFF CONDITIONS REQUESTED FOR THIS APPLICATION:
With this request for replacement of the previously approved General Development Plan for a townhome development with a new Plan for an 8 lot single family residential development, staff recommends the following condition be applied to the project:
A. All principal and accessory structures shall meet the Single-Family Residential (R-1) setback standards.
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 the requirements set forth in Section 14.05.04(L)(4) of the Lake Havasu City Development Code.
ATTACHMENTS:
Area Map
Zoning Map
Ordinance No. 18-1191
Ordinance No. 22-1281
Previously Approved General Development Plan from 2022
Letter of Intent
Proposed General Development Plan
Citizens’ Meeting Report
SUGGESTED MOTION:Recommended Action
I move to recommend that the City Council approve the Planned Development Rezone and General Development Plan of 2250 Marina View Avenue, Tract 2399, Block 1, Lot 75, from Mixed Use-Neighborhood/Planned Development to Mixed Use-Neighborhood/Planned Development, retaining the previously approved maximum allowable building height of up to 60 feet, applying single-family residential setback standards, and exempting the requirements of City Code Section §14.02.04.A.4.b.