STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Minor General Plan Amendment Revising the Future Land Use Map Designation for 2441, 2443, 2445, 2447 & 2449 Anita Avenue, Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10, Approximately 0.7 Acres, from Low Density Residential (LDR) to High Density Residential (HDR) (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
25-4802 (PZ2025-00099) |
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Property Legal: |
Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10 |
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Address: |
2441/2443/2445/2447/2449 Anita Avenue |
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Lot Size: |
0.7 Acres |
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Applicant: |
Palmieri Construction, Inc. |
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Owners: |
William Lundy |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Land Use Designations: |
Low Density Residential to High Density Residential |
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Existing/Proposed Use: |
Vacant/Residential |
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Proposed Number of Lots/Units: |
5 Lots of Record/10 Units of Residential Housing |
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Density: |
Proposed 10-20 units per acre from 4-6 units per acre |
SITE ANALYSIS:
The subject property is 0.7 acres and is vacant and undeveloped. It is located on Anita Avenue, between Avalon Avenue and Pebble Drive. The abutting property to the east is zoned Limited Commercial (C-1) District and developed with a commercial building. The properties to the south and north, across the street and alley, are zoned Residential Two-Family (R-2) District and are developed with residential homes. The properties to the west, across the street, are zoned Residential Single-Family (R-1) District and are developed with residential homes. The most eastern side of this small commercial node has already been rezoned from Commercial (C-1) District to Residential Single Family (R-1).
MINOR GENERAL PLAN AMENDMENT REQUEST:
The 2016 General Plan determines when the City can review proposed changes as a minor or major amendment. The following passage from the plan indicates a minor amendment review process for this application:
Table 11-2 identifies the criterion for determining a major or minor amendment to the General Plan, based on whether the proposed change is located within or outside of the platted areas of the City. The platted areas are those areas that were originally platted at the time of City incorporation as well as any subsequently recorded subdivisions. The platted areas also include the mainland side of the channel but not the island side of the channel or the balance of the island.
Since the subject property totals less than 5 acres and is within the original platted area, the Commission and City Council can review this application as a minor amendment.
The applicant’s Letter of Intent asks to amend the City’s General Plan Future Land Use Map for the subject property from Low Density Residential (LDR) to High Density Residential (HDR) to facilitate development of a 10-unit (containing five 2-unit duplexes with common parking) residential development in the existing Limited Commercial (C-1) District. The General Plan Amendment is the first step in this process. A rezone application for the property immediately follows this General Plan Amendment request.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The requested High Density Residential future land use designation allows the owner to develop the property with a higher density of 10-20 units per acre. Placement of five duplexes on a 0.7 acre property creates a density of approximately 14 units per acre. This density is within the allowed R-3, Limited Multiple Family Residential unit density range that will be addressed in the following rezone hearing on this matter.
Area Map and General Plan Map are included as attachments.
The following General Plan Goals and Policies support the request:
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.b - Mix of housing options: Encourage a mix of housing options in Lake Havasu City, including detached and attached single-family, townhomes, apartments, and housing for special populations (e.g., elderly or disabled residents) as appropriate based on goals and policies for individual character areas within the City and the Future Land Use Plan map.
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.
HN.1.2.b - High-Density Development Standards: Recognize well-designed and constructed high-density development on appropriate sites as being a worthwhile addition to the community and tax base under conditions established in the General Plan and by zoning, subdivision, and other codes and ordinances.
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.2.1.b - Infill Development: Support the development of new homes on remaining vacant lots available on currently subdivided residential streets to promote the efficient use of existing utilities and services and encourage reinvestment in established neighborhoods.
HN.2.2.a - Location Efficient Development: Strongly encourage new residential development in locations that promote the efficient use of existing utilities; offer reasonable response times by police, fire, and emergency services; provide reasonable access to schools; offer neighborhood or community shopping options within ½ mile and 1-2 miles respectively; reduce the need for long auto trips; and encourage the use of alternative modes of transportation-walking, bicycling, and taking public transit (as available).
HN.2.2.c - Siting of Higher Density Uses: Locate higher-density residential uses near major roadway corridors to promote an efficient transportation system and prevent an excessive amount of vehicular traffic from using minor residential streets.
PF.2.1.a - Infill Development: Maximize the existing investment in infrastructure by encouraging infill development within the existing platted area of the City.
CONCLUSION:
The proposed amendment is in conformance with many goals and policies within the City’s General Plan.
CITIZEN’S MEETING
A Citizens’ Meeting regarding both the General Plan amendment and the rezone was held on April 16, 2025. Only the applicant and the applicant’s Project Manager attended the meeting.
The Neighborhood Meeting Invite and the Citizens’ Meeting Summary are provided as attachments.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any reviewing parties.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its July 8, 2025, meeting.
ATTACHMENTS:
Area Map
General Plan Map
Site Plan
Neighborhood Meeting Invite and Citizens’ Meeting Summary
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Action No. 25-4802, a Minor General Plan Amendment revising the Future Land Use Map Designations for 2441, 2443, 2447, & 2449 Anita Avenue, Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10, from Low Density Residential to High Density Residential.