Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Lucas Still, Vice-Chairman Police Facility Mychal Gorden 2360 McCulloch Blvd North Doug Hardy Lake Havasu City, Arizona John Kendig 86403 Dan McGowan www.lhcaz.gov Chad Nelson Christy Cunningham, Alternate Keri Elias, Alternate Planning and Zoning Commission Regular Meeting Allen Windholz, Alternate Minutes - Final Wednesday, November 2, 2016 9:00 AM 1. CALL TO ORDER Chairman Harris called the meeting to order at 9:00 a.m. 2. PLEDGE OF ALLEGIANCE Chairman Harris lead in the Pledge of Allegiance. 3. ROLL CALL Present: 6- Mychal Gorden, Doug Hardy, Allen Windholz, Jim Harris, John Kendig and Dan McGowan Absent: 4- Lucas Still, Christy Cunningham, Chad Nelson and Keri Elias 4. MINUTES Mr. Gorden made a motion to approve the minutes, seconded by Mr. Hardy, and carried by the following vote: Aye: 6 - Gorden, Hardy, Windholz, Harris, Kendig and McGowan Absent: 4 - Still, Cunningham, Nelson and Elias 5. CORRESPONDENCE AND ANNOUNCEMENTS None 6. PUBLIC HEARING ID 16-0962 Request to Amend Planned Development No. 16-00200001 CRW/CR/PD (Channel Riverwalk/ Commercial Residential/ Planned Development); Adopting a New General Development Plan for an 8.52-Acre Parcel to Include: the Subdivision of 2.67 Acres, a 96 Unit Hotel (Phase I), the Addition of 24 Additional Hotel Units (Phase II), the Elimination of Two 75 Unit Condominium Towers Mr. Schmeling thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • Property location and description • Approved Planned Development amendment list of entitlements from March, 2016 Lake Havasu City Page 1 Printed on 11/16/2016 Planning and Zoning Commission Minutes - Final November 2, 2016 • Approved Development Plan from March, 2016 • List of new entitlements applicant is requesting, including a new hotel • Map displaying the existing Planned Development and proposed additions • Proposed landscape plan Chairman Harris asked Mr. Schmeling if the original hotel was still going to take place. Mr. Schmeling commented that it is my understanding that it is, but I will let the applicant answer that as they know better about their timeline. Chairman Harris asked if the applicant was present and would they like to make a presentation. Ms. Jennifer Boblick with Sender Associates in Tempe, Arizona, addressed the Commission. She stated she is here on behalf of the applicant, Virtual Realty Enterprises. Bill Snyders with VRE is also with us. I believe Stuart explained everything in a nutshell very well and I don’t want to belabor any of that. Ms. Boblick’s summarized comments included the following key points: • The proposed 96 unit hotel becomes Phase I of development; Homewood Suites becomes Phase II; the marina and mixed use building stays as Phase III • The Holiday Inn Express is on the originally entitled area where the two condominium towers would have been • Site plan of the proposed hotel including future potential 24 unit addition • Proposed hotel will be four stories high, much lower than the original two towers would have been • External and internal images of a standard Holiday Inn Express • Improvements will be made to the Homewood Suites site to get it back into a more esthetically pleasing condition Chairman Harris asked Ms. Boblick if the addition to the hotel is something that has changed from the original concept or are you seeking to do the hotel first and then come back later with the addition? Ms. Boblick responded that the hotel goes in at 96 units originally and if the numbers look like they are in line for the additional rooms then they come in and do the addition. Chairman Harris stated for clarification, that you are looking for approval for the addition here today as well as the hotel. Ms. Boblick responded yes. We know it would go through Design Review because there will be a slight impact to the parking configuration when those additional units go in. Lake Havasu City Page 2 Printed on 11/16/2016 Planning and Zoning Commission Minutes - Final November 2, 2016 Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Schmeling stated based on the findings the Development Review Committee recommends that land use action #16-0962 be forwarded to the City Council with a recommendation of approval with the following conditions: 1. A full set of engineering drawings shall be provided to the ADOT for review. 2. A drainage report shall be provided to the ADOT for review to determine impact on the adjacent ADOT Right-of-Way. 3. Provide a Traffic Impact Analysis for review and approval by ADOT for potential impact to Mesquite/Hwy 95 intersection. 4. Obtain an encroachment permit for ADOT if landscaping is proposed in their Right-of-Way. 5. Make improvements to the original Phase I site and English Village as agreed upon by the City and VRE. Chairman Harris asked the applicant if the conditions were agreeable and Ms. Boblick and Mr. Snyders responded yes. Mr. Gorden addressed Mr. Schmeling regarding condition #5. It is to make improvements to the original Phase I, as agreed upon by the City and VRE, I am assuming that includes taking down the fence, landscaping, cleaning it all up until it develops. Mr. Schmeling responded that yes, we have had preliminary discussion about cleaning up what was originally the Phase I site. I don’t know that we have agreed to anything at this point but that will come in the future. Mr. Gorden responded that it is a very visual portion of the site obviously, from the channel and the bridge and everywhere, so I would hope that it would be put back to a clean, graveled, landscaped state while we wait for future improvement. Mr. McGowan addressed Mr. Bill Snyders with Virtual Realty Enterprises. Mr. McGowan’s summarized comments included the following key points: • Estimated timeframe to complete the original Phase I (Homewood Suites) site clean-up • Process of due diligence for the proposed hotel site (Holiday Inn Express) Mr. Snyders responded to Mr. McGowan’s comments. His summarized comments included the following key points: • Due diligence for the proposed site (Holiday Inn Express) has been completed • Location of the hotel mitigates relocation of any utilities Lake Havasu City Page 3 Printed on 11/16/2016 Planning and Zoning Commission Minutes - Final November 2, 2016 • We have done everything possible to mitigate issues that may come up down the road but in development there is always a potential for issues to arise Mr. McGowan and Mr. Snyders engaged in further discussion about development problems encountered on the original Phase I site (Homewood Suites). Mr. Snyders comments included the following key points regarding clean-up of that site: • Bringing in dirt to backfill the wall of the old theatre building • Removing the fencing • Resealing and striping the parking area • Opening the second entrance • Additional improvements to the site per future discussions with the City Chairman Harris summarized Mr. McGowan and Mr. Snyders discussion by stating that in a nutshell, the reason they did not go forward (Homewood Suites) with the project was economic justification. Mr. Snyders agreed with Chairman Harris and added the following summarized comments: • VRE has always been of the opinion that the English Village site is well suited for two hotels • VRE did not believe the two condominium towers were going to become a reality • Campus hotels are becoming very prevalent within the hospitality world • We are changing Phase I of development from the Homewood Suites to the Holiday Inn Express • Our objective is to sell the design and drawings for the Homewood Suites to another development group Mr. Kendig asked Mr. Snyders about reopening the second entrance to the parking lot and expressed his opinion that they should be made wider. Mr. Snyders responded that both entrances will be made wider. He couldn't state what the width would be, but he does anticipate reopening the parking lot in approximately 30 to 60 days. Mr. Gorden made a motion to recommend approval of the amended General Development Plan including an additional 96 unit hotel and a 24 unit hotel room expansion, elimination of the two 75 unit condominium towers, retaining 3 commercial buildings including 12 condominium units and 3 conditional use permits for a marina, dredging, and docks with Staff’s recommendations, seconded by Mr. Kendig, and carried by the following vote: Aye: 6 - Gorden, Hardy, Windholz, Harris, Kendig and McGowan Lake Havasu City Page 4 Printed on 11/16/2016 Planning and Zoning Commission Minutes - Final November 2, 2016 Absent: 4 - Still, Cunningham, Nelson and Elias ID 16-0969 A Request For a Major Amendment to the Planned Development in Tract 2351, Block 1, Lot 2A, 1100 London Bridge Road, C-2/PD (General Commercial Planned Development District) to Allow Motel Suites in the Existing Buildings “F” and “G.” Mr. Schmeling thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • Property location and description • Map of the fully developed site • Zoning map of surrounding area • Proposed motel suites will be in two existing commercial buildings, F and G • Drawings of two types of proposed motel suites • The new Development Code allows the proposed use in the C-2 district • Request made today is only for change of use for buildings F and G Chairman Harris asked if the applicant was present and would they like to make a presentation. Mr. Ron De Avilla of Lake Front Development and Mr. Paul Selberg of Selberg Associates addressed the Commission. Mr. Selberg stated they were present to answer any questions the Commission may have. Mr. Selberg’s additional comments are summarized by the following key points: • We propose one and two bedroom suites for the two story building • We propose larger one and two bedroom suites for the single story building • Existing landscaping and parking meets City requirements for a hotel • This request is only for change of use; no proposed changes to the site Mr. Gorden asked Mr. De Avilla how this will function. There are a couple of office uses in there. Will those go away and this becomes a hotel in operation or is it a mix of hotel and office use? Mr. De Avillo replied that the current plan is to turn all of the units into the hotel. Mr. McGowan asked how many total units. Mr. Selberg responded when they first laid it out there were 60, but the owner was looking for larger suites. We don’t know for sure, but it is less than 60 and probably around 30 units total. Mr. Gorden asked Mr. Schmeling if the existing quantity and circulation for parking meet Lake Havasu City Page 5 Printed on 11/16/2016 Planning and Zoning Commission Minutes - Final November 2, 2016 the needs of 30 to 60 hotel units. Mr. Schmeling stated that we have not had a chance to review that yet in the Design Review state. I have no idea until I know the number of rooms and whether there are accessory uses involved. Chairman Harris and Mr. De Avilla engaged in conversation about the existing office suites and the vacancy rate of the buildings since they were built. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Schmeling stated Staff finds that the proposed Planned Development amendment meets all the requirements set forth in 14.05.04(K)(6)(a)(1-2) and 14.05.04(K)(6)(c)(1-6). Based on the findings, the Development Review Committee recommends that land use action #16-0969 be forwarded to City Council with a recommendation of approval for Tract 2351, Block 1, Lot 2A, allowing motel suites within buildings F and G in the existing Planned Development. Mr. Gorden made a motion to recommend approval to City Council of land use action #16-0969 allowing motel units within buildings F and G of the existing Planned Development based on Staff recommendations, seconded by Mr. McGowan, and carried by the following vote: Aye: 6 - Gorden, Hardy, Windholz, Harris, Kendig and McGowan Absent: 4 - Still, Cunningham, Nelson and Elias 7. CALL TO PUBLIC None 8. FUTURE MEETING Regular Meeting, Wednesday, November 16, 2016. 9. ADJOURNMENT Chairman Harris adjourned the meeting at 9:40 a.m. _________________________________________ Jim Harris, Chairman _________________________________________ Diane Libby, Recording Secretary Lake Havasu City Page 6 Printed on 11/16/2016