STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Request for a Rezone of 2441, 2443, 2445, 2447, & 2449 Anita Avenue, Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10, Approximately 0.7 Acres, from Limited Commercial (C-1) District to Residential - Limited Multi-Family (R-3) District (Trevor Kearns)
Body
GENERAL INFORMATION:
|
Application No.: |
25-4803 (P&Z 2025-00100) |
|
Property Legal: |
Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10 |
|
Address: |
2441/2443/2445/2447/2449 Anita Ave. |
|
Lot Size: |
0.7 Acres |
|
Applicant: |
Palmieri Construction Inc. |
|
Owner: |
William Lundy |
|
Staff Project Manager: |
Trevor Kearns |
|
Current/Proposed Zoning: |
Limited Commercial (C-1) District to Limited Multiple Family (R-3) District |
|
Existing/Proposed Use: |
Vacant/Five Duplex Complex |
|
Proposed Number of Lots: |
1 Combined Lot |
|
Proposed Density |
Not to exceed 16 units per acre |
SITE ANALYSIS AND APPLICATION BACKGROUND:
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 with Single Family Residential to the east of it. 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. Area and Zoning maps are attached. There is a lot of R-2, Two-Family Zoning in the vicinity of the proposed rezone that is compatible with the duplex construction the applicant is pursuing. The style of the development with a central courtyard surrounded by the five duplexes requires the requested R-3, Multiple Family zoning to accommodate the proposed project. The maximum height of R-3 buildings is limited to 15 feet.
The applicant’s Letter of Intent suggests they intend to combine the 5 lots into one property and build 5 duplexes around a central courtyard containing the parking and other features, for a total of 10 units. A preliminary site plan depicting the project is attached to this report. The recorded Declarations and Reservations states that Parking in Common is only applicable for the C-1-zoned properties within the tract, thus this rezone would remove these lots from the parking in common. The Letter of Intent and the Declaration of Reservations are attached.
The neighborhood meeting was held on April 16, 2025, only the applicant and the applicant’s Project Manager attended the meeting. The Citizen’s Meeting Summary is attached.
GENERAL PLAN CONFORMANCE:
The General Plan Future Land Use map designates the property as Low Density Residential. This designation fits 4-6 dwelling units per acre. Upon approval of the companion application to amend the General Plan Land Use Map category from Low Density Residential to High Density Residential, the land use designation will fit the requested density in this rezone application. The primary use is attached single-family residences, townhouses and patio homes, apartments/condos, and co-housing and live/work dwellings. Secondary uses may include high density planned communities and accessory structures. High density residential uses are clustered adjacent to commercial corridors such as McCulloch Boulevard and Acoma Boulevard.
The subject property is designated Low Density Residential land use and the surrounding neighborhood is designated Low Density Residential land use as well, including all of the Commercial zoned properties, with most of the lots in this neighborhood developed with single-family or two-family houses. At the proposed 4-16 units per acre, the development is in conformance with the General Plan Land Use Map if the General Plan Amendment preceding this hearing is ultimately approved, as well as the goals and policies of the General Plan. The General Plan Map for the area is attached.
The following are goals and policies within the General Plan, which support the proposed rezone:
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. The proposed rezone complies with this goal.
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.
FINDINGS REQUIRED FOR REZONING:
Section 14.05.04 of the Lake Havasu City Development Code sets forth the criteria to be used in the evaluation of all requests for rezoning. Staff findings for each of the criteria are as follows:
Section 14.05.04(K)(6)(a)(1) & (2)
The proposed amendment is consistent with the policies of the General Plan and would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The General Plan designates this area as residential but contains a pocket commercial area which has never materialized. The lone commercial structure is an office building for an industrial use and does not provide a direct commercial service to the neighborhood. The proposed residential development will be in keeping with the adjacent existing duplex zoning.
Section 14.05.04(K)(6)(b)
The proposed rezoning is consistent with the applicable provisions of the Development Code as many residential uses already exist in the vicinity of the subject property. Any specific development will be required to secure design review and building permit approval and meet engineering requirements.
Section 14.05.04(K)(6)(c)(1)
The area under consideration is of adequate size and density to allow for the development of the proposed project.
Section 14.05.04(K)(6)(c)(2)
The public need for residential housing choices is addressed in the general plan and the 2022 Housing Study.
Section 14.05.04(K)(6)(c)(3)
The public need for this type of development is best met by property being zoned appropriately for single story attached Multiple Family uses in appropriate areas of the City, including the subject property.
Section 14.05.04(K)(6)(c)(4)
Surrounding properties have the same or similar zoning designation and will not be adversely affected. The same type of housing (duplexes) is planned for the subject property as is permitted in the adjacent R-2, Two-Family District, just planned in a different way that requires the R-3 designation.
Section 14.05.04(K)(6)(c)(5)
All public safety facilities and services are available to the proposed project.
Section 14.05.04(K)(6)(c)(6)
The rezone will have no adverse impact to existing drainage or wastewater systems. Any development on the property will have to meet all engineering standards for drainage. Water and sewer are already available at the property.
COMMENTS FROM OTHER REVIEWERS:
No objections were received from any other review agencies or departments.
ADDITIONAL REQUIRED ACTIONS:
This item will be scheduled to be heard by the City Council at its meeting on July 8, 2025.
ATTACHMENTS:
Area Map
Zoning Map
Preliminary Site Plan
Letter of Intent
Citizens’ Meeting Summary
SUGGESTED MOTION:Recommended Action
I move to recommend that the City Council approve Land Use Action No. 24-4803, rezoning Tract 2242, Block 1, Lots 6, 7, 8, 9 & 10, from Limited Commercial District to Residential Limited Multi-Family District.