Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Lucas Still, Vice-Chairman Police Facility Don Bergen 2360 McCulloch Blvd North Mychal Gorden Lake Havasu City, Arizona Doug Hardy 86403 Dan McGowan www.lhcaz.gov Chad Nelson Suzannah Ballard, Alternate Kevin Murphy, Alternate Danny White, Alternate Planning and Zoning Commission Regular Meeting Minutes - Final Wednesday, August 7, 2019 9:00 AM 1. CALL TO ORDER Vice Chairman Still called the meeting to order at 9:02 a.m. 2. PLEDGE OF ALLEGIANCE Vice Chairman Still led the Pledge of Allegiance. 3. ROLL CALL Present: 6- Lucas Still, Mychal Gorden, Doug Hardy, Donald Bergen, Kevin Murphy and Dan McGowan Absent: 4- Jim Harris, Suzannah Ballard, Danny White and Chad Nelson Alternate member Murphy was seated. 4. MINUTES Mr. Gorden made a motion to approve the minutes of the last meeting, seconded by Mr. McGowan, and carried by the following vote: Aye: 6 - Still, Gorden, Hardy, Bergen, Murphy and McGowan Absent: 4 - Harris, Ballard, White and Nelson Approval of Regular Meeting Minutes from June 5, 2019. 5. CORRESPONDENCE AND ANNOUNCEMENTS Mr. Schmeling welcomed Mr. Kevin Murphy as the newly appointed Alternate Member of the Planning Commission. In addition, as of July 1, 2019, the City has gone through a little re-organization. As a result, the Development Services Department has been created with Mr. Schmeling leading the department as Director. Mr. Schmeling also introduced Mr. Luke Morris, who will be making the presentations to the Commission in the upcoming meetings, as Mr. Schmeling’s duties have changed with the promotion. Mr. Still and the Commission welcomed Mr. Murphy and congratulated Mr. Schmeling and Mr. Morris. 6. PUBLIC HEARING Lake Havasu City Page 1 Printed on 8/27/2019 Planning and Zoning Commission Minutes - Final August 7, 2019 ID 19-2096 A Request for a Preliminary Subdivision Plat for Showplace Condominium Storage, at 6550 Showplace Avenue, Creating 60 Condominium Storage Units Mr. Schmeling thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is located north of the Shops of Lake Havasu and Anderson Toyota and is approximately 4.4 acres. • Part of PD Amendment in July of 2017- change from car lot to allow storage units. • General Development Plan approved in February of 2019, design review completed to include 60 storage units in two lots. Third lot to be added as Phase 2. Lee Johnson, APL Surveying Inc., was available for questioning; however, there were none. Vice Chairman Still opened the Public Hearing, hearing none, he closed the Public Hearing. Staff finds that the proposed subdivision meets all the requirements set forth in Title 13. Based on the findings, the Development Review Committee recommends that land use action 19-2096, a preliminary plat for Showplace Storage Condominiums, be approved. Mr. Gorden made a motion to approve land use action ID 19-2096 a preliminary plat for Showplace Storage Condominiums at 6550 Showplace Avenue., seconded by Mr. Bergen, and carried by the following vote: Aye: 6 - Still, Gorden, Hardy, Bergen, Murphy and McGowan Absent: 4 - Harris, Ballard, White and Nelson ID 19-2090 A Request for a Preliminary Subdivision Plat for Riverwalk Condos Plat of Tract 2268, Block 10 Lot 2, 2042 Swanson Avenue, Creating 13 Residential Condominiums Units Mr. Schmeling thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is located on Swanson Ave, south of McCulloch Blvd. • Adjacent to Pima Wash, across the street from Wings Loop. • Property about half an acre. • Condominium Plat Subdivision. • Proposing 13 residential traditional multi-family units. • Building plans currently under review. Site plan shown on screen. Vice Chairman Still asked if this was the first larger condominium development seen in a Lake Havasu City Page 2 Printed on 8/27/2019 Planning and Zoning Commission Minutes - Final August 7, 2019 while. Mr. Schmeling stated there have been a couple of recent developments, one on Lake Havasu Ave. (same builder) and another one about a year ago on the corner of Havasupai and Kiowa Blvd N. Mr. Gorden asked if these are detached single family homes, even thought they are in a multi-family configuration, to which Mr. Schmeling affirmed. Lee Johnson, APL Surveying Inc., stated the units are detached single unit footprint, three-story with garage underneath and two levels of living. The units are at a 32-foot elevation, thus do not exceed the zone height requirement of RUMS District (42- foot max elevation). Mr. Murphy asked how the storm detention will be addressed. Mr. Johnson stated, as shown on the civil plans, it will be underground in the common area. Vice Chairman stated for the record that Mr. Nelson has joined the meeting [9:12 a.m.]. Vice Chairman Still opened the Public Hearing, hearing none, he closed the Public Hearing. Staff finds that the proposed subdivision meets all the requirements set forth in Title 13. Based on the findings, the Development Review Committee recommends that land use action 19-2090, a preliminary plat for Riverwalk Condos, be approved. Mr. Nelson requested consult with Mrs. Gary, City Attorney, stepped aside for a couple of minutes, and no further action was necessary after their discussion. Mr. McGowan made a motion to approve ID 19-2090, a request for a preliminary subdivision plat for Riverwalk Condos Plat of Tract 2268, Block 10, Lot 2, 2042 Swanson Avenue, Creating 13 residential condominiums units, seconded by Mr. Bergen, and carried by the following vote: Aye: 7 - Still, Gorden, Hardy, Bergen, Murphy, Nelson and McGowan Absent: 3 - Harris, Ballard and White ID 19-2097 A Request for a Planned Development Rezone of Tract 123, Block 8, Lot 1 and Tract 125, Parcel “H” from R-1 (Single-Family Residential District) to R-1/PD (Single-Family Residential Planned Development District), Approving a General Development Plan for the Hilltop Church Expansion, Including a Height Exception from the R-1 Standard of 15- Foot Maximum Building Height to Allow 30 Feet of Building Height from the Established Maximum Grade of 115.5 Elevation Lake Havasu City Page 3 Printed on 8/27/2019 Planning and Zoning Commission Minutes - Final August 7, 2019 Mr. Schmeling thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is located in the eastern portion of the community on McCulloch Blvd N. • 6.1 acre lot with existing Hilltop Church built in the late 60s. • Rezone request is to allow additional building height. • Current zoning of R1 only allows 15-foot building height. • Proposed site plan indicates building to be developed at 30 feet. • 3 other building pad locations in future plans. • Primary focus of this request is elevation and details were provided to the Commission as to how max grades are established. • Max grade of 115.5 established for site. • A lot of topography change, from highest point on the lot where the church is, to the playground (several feet below the church), to the lowest point which is about 33 feet below the elevation of the church pad. • Request asks for 30 feet across entire site. • Staff feels, if the item is approved as requested, it may have negative impacts on surrounding properties. Mr. Nelson asked if the Commission could establish a max grade on only one building. Mr. Schmeling affirmed and stated that is essentially what Staff is recommending. Mr. Gorden asked if it is common for a Church to be in residential neighborhoods and how the Commission has handled height in those cases. Mr. Schmeling stated they [Churches] are all over the board and cited the Catholic Church as one of them going through a PD amendment. Mr. Nelson asked if any feedback was provided at the citizen’s meeting. Rick Boucher, Arbee Design, representing Hilltop Church stated only three people showed up and their only concern was traffic flow. Vice Chairman Still asked if there was any intent to build any buildings over the 15-foot building height and if they were okay with the limitations being placed by staff, per current zoning. Mr. Boucher stated it is difficult to build a descent size building, to look like a church, with a 15-foot limitation. Building A, new main hall, is step one in the process. Existing building would be used for teen youth. It could be a period of 10 years for buildings C and D. Mr. McGowan asked where the parking will be placed, as the current parking is located where Building A is being proposed. Mr. Boucher stated the applicant will be doing a complete parking plan, civil engineering, and stormwater drainage to accommodate all of Lake Havasu City Page 4 Printed on 8/27/2019 Planning and Zoning Commission Minutes - Final August 7, 2019 the patrons. Vice Chairman Still opened the Public Hearing. Ron Austin, property owner, lives straight across the street from the church. He has no problem with the height for church. He stated his concern is for vehicles exiting the site due to the slope and angle of the exit. Mr. Austin also stated he did not know about the additional buildings C and D right in front of the street at 60 feet- quite a blockage. Concerned about the exit with the new buildings. Parking will be somewhat of an issue. He feels the Chruch should build a solid 2 or 3-foot tall wall on his property to prevent any cars from driving straight into his property. Vice Chairman stated some of the concerns raised by Mr. Austin would be addressed with the building code. Mr. Schmeling affirmed and stated the Commission is just approving the site plan, the locations of the proposed and future building, and possibly allowing the additional height. Additional review will be required any time one of those pads are proposed for development and will have parking and landscaping requirements met. Vice Chairman Still closed the Public Hearing. Staff finds that the proposed Planned Development meets all the requirements set forth in Section 14.05.04 L. Based on the findings, the Development Review Committee recommends that the Planning Commission recommend approval of land use action 19-2097, rezoning Tract 123, Block 8, Lot 1 and Tract 125 Parcel H from R-1, single family residential to R-1/PD allowing a height exception of 30 feet with the following conditions: 1. Building A shall be no taller than 30 feet from the maximum grade established for the property. 2. Future buildings B, C & D shall be no taller than 15 feet from their proposed pad elevation. Mr. Nelson asked if the applicant could answer some of Mr. Austin’s questions/concerns. Specifically parking and exiting traffic. Mr. Boucher stated that if Buildings C and D are developed, there will be two exits and there will be plenty of room for parking. Vice Chairman Still asked if the applicant is okay with Staff recommendations. Mr. Boucher asked if they could get 30 feet from a 105 elevation for future buildings on property, other than Building A. Mr. Murphy asked Staff if what Mr. Boucher is requesting would put Buildings C, and D below the maximum allowable height. Mr. Schmeling stated it would in theory; however, Lake Havasu City Page 5 Printed on 8/27/2019 Planning and Zoning Commission Minutes - Final August 7, 2019 those pads have not been established yet. Mr. Gorden asked if two elevations could be set as part of the PD. In his opinion, there is no problem with C and D having a 30-foot building from a lower elevation; however, Building B should not be allowed to be more than 15 feet, because of the potential impacts and the location amongst the neighboring houses. Mr. Schmeling affirmed, if the Commission is trying to establish where the height is determined from. At that point, the applicant will be held to that and will have to come before the Commission for an amendment. Detailed discussion held amongst the Commission and Staff in regards to the wording of the conditions to be placed for height limitations for current and future buildings. Mr. Nelson made a motion to approve land use action ID 19-2097, with the following conditions: 1. Building A shall be no taller than 30 feet from the maximum grade established for the property. 2. Future buildings B, C, and D shall be no taller than 15 feet from their proposed pad elevation. The motion was seconded by Mr. Bergen, and carried by the following vote: Aye: 7 - Still, Gorden, Hardy, Bergen, Murphy, Nelson and McGowan Absent: 3 - Harris, Ballard and White 7. CALL TO PUBLIC None. 8. FUTURE MEETING The next Regular meeting is scheduled for August 21, 2019, with one item to be presented. 9. ADJOURNMENT Vice Chairman Still adjourned the meeting at 9:49 a.m. _________________________________________ Luke Still, Vice Chairman _________________________________________ Maria LaFrano, Recording Secretary Lake Havasu City Page 6 Printed on 8/27/2019