COUNCIL COMMUNICATION
TO: Honorable Mayor and Council
FROM: Jeff Thuneman, Development Services Director
REQUEST:Title
Adopt Ordinance No. 24-1326 Approving an Amended General Development Plan and Planned Development Rezone for Parcel 1 (10.26-Acres) of the Centre Planned Development No. 97-005 Located at 6701 Highway 95 N. to Allow a Height of 42 Feet for the Hotel/Motel Component (Chris Gilbert)
Body
FUNDING SOURCE:
N/A
PURPOSE:
To approve a developer-filed application requesting approval of a Planned Development General Development Plan and Planned Development rezone for a vacant 10.26-acre commercial property zoned General Commercial District/Planned Development (C-2/PD) and located at 6701 Hwy 95 N, and permitting relief from the Development Code C-2 District height restriction of 25 feet for the hotel/motel portion of the development plan.
BACKGROUND:
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Application No.: |
23-00200009 |
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Property Legal: |
APN 120-49-001A, Metes and Bounds Legal Desc. Below |
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Property Address: |
6701 Hwy 95 N |
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Lot Size: |
10.26 Acres |
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Applicant: |
38 Olympic Hills, LLC |
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Owner: |
38 Olympic Hills, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
C-2/PD (General Commercial District/Planned Development)/C-2/PD |
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Existing/Proposed Use: |
Vacant to Commercial Mixed Use |
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Proposed Number of Lots/Units: |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
This application for General Development Plan approval was filed by the applicant with the intent to comply with Ordinance No. 02-687 (attached with minutes of the City Council Meeting) that required a General Development Plan be submitted for approval before any Phase of the Airport Centre develops, of which this parcel was a part. This same Ordinance established the C-2/PD zoning on this parcel, that was originally A-1 and C-O under the original Ordinance for the development approved in 1997 (Ord. No. 97-522). The General Plan category is Commercial Mixed Use that underlies this zoning. The presently vacant subject property is located on the northwest corner of London Bridge Road and US Hwy 95 N, across the Highway from the north end of the Lake Havasu City Airport runway and contains approximately 10.26 acres of land. The exact legal description attached to the property record per the Mohave County Assessor’s Office is as follows:
THE CENTRE TRACT NO 2366 LOT 1 DIVIDED AS PARCEL 1 PER THE CENTRE PARCEL PLAT NORTH REC 11/17/2005 2005-128586 CONT 10.266 ACRES 120-49-001 (120-49-001A, B & C) 2007 TAX ROLL
A Citizens’ Meeting regarding the proposed rezoning was held on Tuesday, November 20, 2023, at the Selberg Associates, Inc., conference room at 2130 Mesquite Ave., Suite 204, with no interested individuals attending.
SITE ANALYSIS:
The property was originally zoned part A-1 and part C-O in 1997 as a portion of the Airport Centre overall project and was subsequently rezoned to C-2/PD by Ordinance No. 02-687 on September 10, 2002. The General Plan category of Commercial Mixed Use underlying the C-2/PD zoning encompasses all general commercial activities proposed by the applicant. It is right-triangular shaped and bounded by London Bridge Road on the south, US Hwy 95 on the east and a combination of Bureau of Land Management and State-owned land to the west. It generally slopes downward from north to south and southwest. The abutting properties to the south are zoned C-2/PD (General Commercial District/Planned Development) and all other zoning surrounding the property is A-P (Agriculture/Preservation).
The General Development Plan for the project and Area and Zoning Maps are attached. The Plan proposes a new hotel, service station, and 5 restaurants with drive-through accessibility on this 10.26-acre parcel, as well as parking and stormwater detention facilities. If this General Development Plan is ultimately approved, any future development on the property would be required to “Substantially Conform” to the General Development Plan excepting any specific conditions spelled out in any Ordinance approving the Plan and will be required to go through the design review process where applicable.
COMMENTS RECEIVED FROM OTHER DEPARTMENTS/AGENCIES:
The Arizona Department of Transportation requested a Traffic Impact Analysis (TIA) if the project moves forward, and construction by the developer of any required improvements determined to be necessary to serve the project. Approval with comments.
All Public Works requirements regarding the proposed General Development Plan shall be addressed as part of the Design Review process, including City requirements stemming from the TIA study once provided and reviewed. Approval with comments.
The Fire Department requires fire flow and water supply requirements for the project to be met, as well as hydrant spacing and fire apparatus access road standards. Approval with comments.
Unisource requests the applicant be aware of existing power line locations the proposed western boundary line proposed new overhead line and any additional service lines running through the property at present. Approved with comments. All utility company comments regarding location of services and easement specific requirements shall be addressed during the Design Review process.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Commercial Mixed-Use future land use designation allows many primary uses related to retail shopping and services, such as health facilities, nightclubs, studios, artisan shops, grocery/retail stores, restaurants, banks, medical office/ hospital/clinics, veterinary clinics, parking facilities, storage facilities, and personal services. Secondary uses include high density residential and accessory structures. All the proposed uses are consistent with the general intent of this land use category.
The following General Plan Goals and Policies apply to this General Development Plan approval 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.
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.
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.
SPECIFIC RELIEF REQUESTED FROM C-2 DISTRICT STANDARDS:
The applicant requests a deviation from the following specific standards:
• Section 14.02.05.D.1, Table 2-20, a height exception is permitted for the hotel to exceed the 25-foot district height limit, up to a maximum total height of 42 feet, subject to any existing avigation easements across the airspace above the property due to the proximity of the airport runway.
PLANNING COMMISSION ACTION:
The Planning Commission unanimously recommended approval of this application at its January 17, 2024, Regular Meeting.
Staff recommends adoption of the proposed ordinance with the following conditions for approval of the Amended General Development Plan:
1. All requirements and comments provided by the Lake Havasu City Public Works Department and Fire Department, the Arizona Department of Transportation (ADOT), and the various utility providers that will service the developments depicted on the General Development Plan for Parcel 1 shall be satisfied during the Design Review process, including:
a. Complete a Traffic Impact Analysis (TIA) and construction of any required improvements determined to be necessary to serve Parcel 1 as required by ADOT.
b. Meet all Public Works’ requirements regarding the attached General Development Plan for Parcel 1, including City requirements stemming from the TIA study once provided and reviewed.
c. Meet fire flow and water supply requirements for Parcel 1, as well as hydrant spacing and fire apparatus access road standards.
d. Be aware of existing overhead lines, existing lines running through the property that service other equipment, and the new overhead line that will be built along the west property line. All utility company comments regarding location of services and easement specific requirements shall be addressed during the Design Review process.
2. The development conducted on Parcel 1 shall be in substantial compliance with the attached and amended General Development Plan at all times. Minor changes necessary to meet utility company, ADOT or City Public Works Engineering requirements shall not be considered as substantial changes. Eliminating drive-through lanes for any of the proposed restaurants shall also not be considered a substantial change.
3. The Maximum height for the hotel/motel component shown on Exhibit A shall be set at 42 feet, subject to any existing avigation easements across the airspace above the property due to the proximity of the airport runway.
COMMUNITY IMPACT:
The proposed General Development Plan is in conformance with the existing zoning classification and the goals and policies of the City’s General Plan and will afford additional culinary, service, and short-term residency options for the residents of, and the many visitors annually to, Lake Havasu City.
FISCAL IMPACT:
As this project is constructed and completed, positive fiscal impact to the City is expected in the form of construction wages, materials purchases, and later, increased sales and property tax revenues.
ATTACHMENTS:
Ordinance No. 24-1326
Area Map
Zoning Map
General Development Plan
Ordinance No. 02-687
Letter of Intent
Neighborhood Meeting Recap
SUGGESTED MOTION: :Recommended Action
I move to adopt Ordinance No. 24-1326 approving an amended General Development Plan with the conditions contained in the Ordinance and a Planned Development rezone for Parcel 1 of the Centre Planned Development No. 97-005 located at 6701 Hwy 95 N.