COUNCIL COMMUNICATION
TO: Honorable Mayor and City Council
FROM: Jeff Thuneman, Development Services Director
SUBJECT:Title
Discussion and Action: Ordinance No. 25-1359 Approving the Planned Development Rezone and General Development Plan of 3485, 3489 & 3493 Maricopa Avenue, Tract 2217, Block 17, Lots 8, 9 & 10, Approximately 0.92 Acres, from Commercial - Southgate (C-SGD) District to Commercial - Southgate/Planned Development (C-SGD/PD) District to Allow Outdoor Entertainment for a Mini-Golf Course and an Outdoor Rock-Climbing Wall to a Height of 50 Feet Above the Approved Maximum Grade (Trevor Kearns)
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FUNDING SOURCE:
N/A
PURPOSE:
To consider adopting an ordinance approving a Planned Development Rezone and General Development Plan to allow outdoor entertainment for a mini-golf course and an outdoor rock-climbing wall to a height of 50 feet above the approved maximum grade.
BACKGROUND:
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Application No.: |
25-4668 (PZ2024-00191) |
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Property Legal: |
Tract 2217, Block 17, Lots 8, 9 & 10 |
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Address: |
3485, 3489 & 3493 Maricopa Ave |
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Lot Size: |
3 Lots Totaling 0.92 Acres |
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Applicant: |
Richard & Brenda Lafave |
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Owners: |
Richard & Brenda Lafave |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Zoning: |
Commercial - Southgate (C-SGD) District to Commercial - Southgate/Planned Development (C-SGD/PD) District |
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Existing/Proposed Use: |
Vacant/Restaurant with Outdoor Entertainment |
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Proposed Number of Lots/Units: |
N/A |
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Proposed Density: |
N/A |
SITE ANALYSIS:
The subject properties measure approximately .92 acres combined and are currently vacant. They are located on Maricopa Avenue, between Pecos Drive and Outpost Drive. The abutting properties to the east and west are zoned Commercial - Southgate (C-SGD) District and undeveloped, the properties to the north are zoned Residential - Southgate (R-SGD) District and are a mix of vacant and developed residential uses, to the south is Maricopa Avenue and Highway 95. Area and Zoning maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The subject properties are zoned C-SGD which allows the restaurant use, but prohibits outdoor entertainment uses. The max building height allowed for the C-SGD is 36 feet. The applicant’s attached letter of intent asks for an exception to allow outdoor entertainment uses to facilitate an outdoor mini-golf course and rock-climbing wall. The letter of intent also asks for a height exception to allow a 50-foot-tall outdoor rock-climbing wall.
The attached General Development Plan shows a proposed restaurant building, an outdoor mini-golf course area and location of the 50-foot-tall rock-climbing wall. The proposal meets all the C-SGD development standards except for the outdoor entertainment and 50-foot-tall outdoor rock wall.
The property owner started the process to combine the three lots into one property and the City approved the lot combination. To complete the lot alteration process, the owner needs to record the lot combination with Mohave County.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The General Plan Future Land Use map designates the property as Commercial Mixed-Use. This designation allows retail shopping and services, such as health facilities, night clubs, studios, artisan shops, grocery/retail stores, restaurants, banks, medical office/ hospital/clinics, veterinary clinics, parking facilities, storage facilities, and personal services. The primary use is a restaurant and mini-golf course. Secondary uses may include accessory structures.
The subject property and surrounding properties are designated Commercial Mixed-Use, with the commercial uses and residential uses separated by an alley. With the proposed restaurant and outdoor entertainment, 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.
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 general development plan 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 building will match the majority of the commercial buildings 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-SGD/PD zoning requesting the outdoor entertainment and height exception is consistent with the General Plan Future Land Use designation for this area 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.
Commercial projects in this area and of similar size are typically completed in less than 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.
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 EXCEPTIONS REQUESTED FROM R-CHD 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. Outdoor Entertainment for a Mini-Golf Course.
2. Outdoor Rock-Climbing Wall to a height of 50 feet above the approved Maximum Grade.
CITIZENS’ MEETING:
A Citizens’ Meeting was held on December 23, 2024. The applicant and the property owner were the only attendees at the meeting. Citizens’ 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 February 19, 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. 25-1359
Area Map
Zoning Map
General Plan Map
Citizens’ Meeting Summary
Letter of Intent
General Development Plan
SUGGESTED MOTION:Recommended Action
I move to adopt Ordinance No. 25-1359 approving the Planned Development Rezone and General Development Plan of 3485, 3489 & 3493 Maricopa Avenue, Tract 2217, Block 17, Lots 8, 9 & 10, from Commercial - Southgate District to Commercial - Southgate/Planned Development District to allow outdoor entertainment for a mini-golf course and an outdoor rock-climbing wall to a height of 50 feet above the approved maximum grade.