STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Planned Development Rezone and General Development Plan for 669 Lake Havasu Avenue N, Tract 115, Block 2, Lots 1-4, from General Commercial (C-2) District to General Commercial/Planned Development (C-2/PD) District to Allow the Outdoor Storage Use to be Located in Front of the Primary Structure and Allow the Outdoor Storage Area to Exceed the Area of the Primary Structure (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
25-4881 (PZ2025-00160) |
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Property Legal: |
Tract 115, Block 2, Lots 1-4 |
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Address: |
669 Lake Havasu Ave N |
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Lot Size: |
1.66 Acres |
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Applicant: |
Paul Lehr |
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Owners: |
Michelle Bradley |
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Staff Project Manager: |
Trevor Kearns |
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Current/Proposed Zoning: |
General Commercial (C-2) District to General Commercial/Planned Development (C-2/PD) District |
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Existing/Proposed Use: |
Commercial/Commercial |
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Proposed Number of Lots/Units: |
4 Lots/Not Applicable |
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Proposed Density: |
Not Applicable |
SITE ANALYSIS:
The subject properties measure 1.66 acres. The property is currently developed with a 12,500 square foot commercial building located on the corner of Lake Havasu Avenue N. and Industrial Boulevard. Arizona State Highway 95 is to the west. The properties to the north and south are zoned General Commercial (C-2) District and are currently developed with commercial uses, the property to the east is zoned Light Industrial (LI) District and developed for industrial type uses. Area and Zoning maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The General Commercial (C-2) District allows outdoor accessory storage but limits the extent to the area of the primary structure. Outdoor storage materials are only allowed to be stored to the side and rear of the primary structure.
The applicant’s letter of intent requests to allow outdoor storage materials to be stored in front of the primary structure and allow the outdoor storage area to exceed the area of the primary structure. The applicant’s letter of intent is attached.
The attached General Development Plan shows a new landscape area along the street frontages. The storage yard will be screened with a 6-foot-tall concrete masonry unit wall along Lake Havasu Avenue N. and Industrial Boulevard. The existing building and the driveways will remain. The proposal meets the General Commercial (C-2) District development standards except for the outdoor storage in front of the primary structure and the storage area exceeding the area of the primary building. The General Development Plan is 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 use category. The proposed Planned Development Overlay is in conformance with the General Plan. The General Plan Map for the area is attached.
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 is consistent with the maps and policies of the currently adopted General Plan. The General Plan supports commercial development in this area.
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 exceptions are warranted by the design and existing conditions of the property; all other development on the property will meet the requirements of the Development Code. The property is located in an area that has adjacent industrial zoning and uses and the applicant desires to support uses on the property that could have higher storage requirements than the C-2 District permits. The previous occupant was a boat sales establishment which utilized extensive outdoor display of product for sale. The applicant will be installing a wall to provide screening of this area as an amenity.
c. The proposal is in harmony with the surrounding area or its potential future use and incorporates unified or internally compatible architectural treatment.
The existing building was built in 1985 and has had numerous uses over the years, the proposed landscaping and screening will be a major improvement to the existing location.
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-2/PD zoning requested will allow the outdoor storage area to be in front of the existing structure and allow the outdoor storage area to exceed the area of the primary building. This is consistent with the General Plan Future Land Use designation for this property and the requested PD, if approved, will allow the use. The property is located in a high use intensity area directly adjacent to light industrial zoned activities and with the provision of a perimeter screening wall and landscaping, the site will have a beneficial effect on the area.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
The applicant indicated they will be able to complete the development within the three-year limitation.
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.
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 all requirements set forth in Section 14.05.04(K)(6) of the Lake Havasu City Development Code.
SPECIFIC EXCEPTIONS REQUESTED FROM C-SGD 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. Allow the outdoor storage area to be in front of the primary structure.
2. Allow outdoor accessory storage area to exceed the area of the primary structure.
CITIZENS’ MEETING
A Citizens’ Meeting was held on June 27, 2025. There were six people present at this meeting. No objections were received. The Citizens’ Meeting Summary is provided as an attachment.
COMMENTS 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.
This item is scheduled to be heard by the City Council at its September 9, 2025, meeting.
ATTACHMENTS:
Area Map
Zoning Map
General Plan Map
Letter of Intent
General Development Plan
Citizens’ Meeting Summary
CONDITIONS FOR CODE COMPLIANCE:
1. The development of the property shall substantially match the General Development Plan.
2. The perimeter barrier shall be a 6-foot-tall concrete masonry unit wall.
3. Storage materials shall be stored at a maximum height of 6-feet.
4. Building Permits and Design Review for compliance with City Codes are required prior to development of the property.
SUGGESTED MOTION:Recommended Action
I move to recommend approval of Land Use Action No. 25-4881 to the City Council for a Planned Development Rezone and General Development Plan of 669 Lake Havasu Avenue N, Tract 115, Block 2, Lots 1-4, from General Commercial District to General Commercial/Planned Development District to allow the outdoor storage use to be located in front of the primary structure and allow the outdoor storage area to exceed the area of the primary structure.