Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Don Bergen Police Facility David Diaz 2360 McCulloch Blvd North Doug Hardy Lake Havasu City, Arizona Dan McGowan 86403 Gabriele Medley www.lhcaz.gov Chad Nelson Suzannah Ballard, Alternate Sam Levin, Alternate Planning and Zoning Commission Regular Meeting Matthew Mitchell, Alternate Minutes - Final Wednesday, September 15, 2021 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 led the Pledge of Allegiance. 3. ROLL CALL Alternate Member Ballard was seated. Present: 9- Jim Harris, Donald Bergen, Dan McGowan, Chad Nelson, Suzannah Ballard, Matthew Mitchell, Sam Levin, Gabriele Medley and David Diaz Absent: 1- Doug Hardy 4. CORRESPONDENCE AND ANNOUNCEMENTS Mr. Morris stated City Council approved the final plat and development agreement for Ladera South Subdivision @ Havasu Foothills at last night's meeting. 5. MINUTES Approval of Regular Meeting Minutes for September 1, 2021, Mr. Bergen made a motion to approve the minutes of the last meeting, seconded by Mr. McGowan, and carried by the following vote: Aye: 7 - Harris, Bergen, McGowan, Nelson, Ballard, Medley and Diaz 6. PUBLIC HEARING ID 21-2954 A Request for a Preliminary Subdivision Plat for The Havasu Life North, 1780 Bimini Lane, Tract 2409, a Subdivision of Tract 115, Block 4, Lots 6, 7, & 8, Creating 31 Residential Lots to Include a Private Drive and Common Area on a 3.41-Acre Parcel in the Multiple-Family District. Mr. Morris thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: Lake Havasu City Page 1 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 • Property includes three lots on the south side of Bimini Lane, east of Bahama Ave. • It consists of Tract 115, Block 4, Lots 6, 7, & 8, and measures 3.41-acres. • The site generally slopes down about 35 feet from east to west. • A wash abuts a portion of the rear of the property to the south. • A permit is in review for rough grading to the property. • The property is zoned Multiple-Family Residential (R-M) and is currently vacant. • The properties to the west, north, and east are also zoned R-M. • Property to the south is zoned Single-Family Residential (R-1) and developed with homes. [Preliminary Plat shown on screen] • The owner plans to subdivide Tract 115, Block 4, Lots 6, 7, & 8 into 31 residential townhome condominium lots with a private street with gated access and a drainage parcel. • The proposed townhome lots range in size from 2,382 to 4,298 square feet. • The building setbacks for the project will be measured from the subdivision’s exterior property lines. • Any structures built on each townhome lot will be required to meet building and fire codes when constructed. • Since there will be no public streets on the property, a development agreement will be required with the final plat submittal outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision. • The project will have a property owners association to manage and maintain the private streets and improvements. • Construction plans will be required prior to vertical construction of any structures. • The preliminary plat is currently labeled Havasu Life Bimini, but the applicant will use the name The Havasu Life North when the final plat is submitted Mychal Gorden, Desert Land Group representing owners stated Luke did a great job presenting. It is a townhome subdivision which will be built as single family attached and single family detached product. They are individual single family homes, some of them have one common wall and some do not. Mr. Gorden stated that was the only additional clarification he wanted to add and is available for questions. When questioned by Mr. Diaz, Mr. Gorden stated the development will have a double garage, some will be deeper than others. There will be a few other parking spaces for guests, but they all have a 20-foot driveway in front of the garage. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Morris stated that Based on the findings, the Development Review Committee recommends approval of land use action ID #21-2954, with the following conditions: Lake Havasu City Page 2 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 1. If the development is to be gated, Fire Department access at all entrances/exits will be required 2. Label the Plat as “The Havasu Life North, Tract 2409” 3. Show that this is a subdivision of Tract 115, Block 4, Lots 6, 7, & 8 4. Submit a water report showing the existing system on Bimini Lane can meet the demands of the proposed system 5. Submit a storm drain report for review 6. Construction plans will be required for review 7. Submit a Development Agreement for review outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision. Mr. Nelson asked if the applicant agreed to Staff's recommendation to which Mr. Gorden affirmed. Mr. Nelson made a motion to approve ID 21-2954 with Staff's recommendations, [a Preliminary Subdivision Plat for The Havasu Life North, Tract 2409, a subdivision of Tract 115, Block 4, Lots 6, 7, & 8, creating 31 residential lots to include a private drive and common area in the Multiple-Family District, with the following conditions: 1. If the development is to be gated, Fire Department access at all entrances/exits will be required 2. Label the Plat as “The Havasu Life North, Tract 2409” 3. Show that this is a subdivision of Tract 115, Block 4, Lots 6, 7, & 8 4. Submit a water report showing the existing system on Bimini Lane can meet the demands of the proposed system 5. Submit a storm drain report for review 6. Construction plans will be required for review 7. Submit a Development Agreement for review outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision.] The motion was seconded by Ms. Ballard, and carried by the following vote: Aye: 7 - Harris, Bergen, McGowan, Nelson, Ballard, Medley and Diaz ID 21-2955 A Request for a Preliminary Subdivision Plat for Courdon Palms, 1550 London Bridge Road, Tract 2410, a Subdivision of Tract 2364, Lot 29, Creating 21 Residential Townhome Units, 10 Garage Units, a Private Drive, and Common Area on a 5.36-Acre Parcel in the Multiple-Family Residential/Planned Development District. Mr. Morris thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The 5.36-acre, triangular shaped property is located at the southeast corner of London Bridge Road and Palo Verde Boulevard N. Lake Havasu City Page 3 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 • Sunset Drive, which provides access to a manufactured home park, abuts the property to the east. • The site generally slopes down about 15 feet from east to west. • The property is zoned Multiple-Family Residential/Planned Development (R-M/PD) and is currently vacant. There has been some grading to the property. • The properties north, across Palo Verde Boulevard, are also zoned R-M/PD and developed with single-family residential uses as part of the Sailing Hawks residential development. • The property to the east is zoned Manufactured Home (RMH). • The property to the west, across London Bridge Road, is undeveloped BLM property and zoned Agriculture / Preservation (A-P). [Approved Development Plan and Preliminary Plat shown on screen] • The approved Planned Development site plan allows 22 dwelling units, private streets with primary access from London Bridge Road and secondary access from Sunset Ln. • The underlying R-M zoning allows up to 30-foot building height. • The proposed townhouse subdivision layout substantially matches the approved development plan. • The property is the last remaining portion of the overall development previously known as The Lofts at Sailing Hawks. • The subject property was purchased from the previous developer and is now moving forward under the name Courdon Palms. • The owner plans to subdivide the property into 21 residential townhome lots, 10 garage units, a private drive with gated entry, and common area. • The proposed townhome lots range in size from 3,868 to 6,126 square feet. • Nine of the ten garage units are 21 feet wide, and one is 18 feet wide, and are 78 to 88 feet in depth. • The building setbacks for the project will be measured from the subdivision’s exterior property lines. • Any structures built on each townhome lot will be required to meet building and fire codes when constructed. • Since there will be no public streets on the property, a development agreement will be required with the final plat submittal outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision. • The project will have a property owners association to manage and maintain the private streets and improvements. • Construction plans will be required prior to vertical construction of any structures. • The preliminary plat is currently labeled The Lofts at Sailing Hawks, but the applicant will use the name Courdon Palms when the final plat is submitted. • As a reminder, Staff received a letter dated September 12, 2021 from the adjacent property manufactured home park across to the east, and has been provided to the Commission and the applicant. Lake Havasu City Page 4 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 • This request is for a preliminary plat. The zoning and entitlement are already in place for this project, and this project meets the approved development plan. Mychal Gorden, Desert Land Group, stated this is not a zoning action and provided the history of this development which was originally part of the Sailing Hawks project. New ownership downgraded the hotel and spa component to 22 townhome units in 2014 through a planned development amendment. Now current owners are submitting a preliminary plat that is substantially close to that original development plan. Original plan had groupings of townhomes in three and four buildings wide; whereas, now there will be open space between those buildings and they will now be duplex townhome units with one common wall. Mr. Gorden stated he received letter, understands concerns of neighbors, and feels that they [owners/developers] have done a good job of mitigating their [neighbors] concerns originally. This use is approved, simply submitting preliminary plan to move the project forward. Mr. Gorden stated they will be submitting a new grading plan. All development will follow City and State regulation codes. When questioned by Mr. Nelson to address the concern about the entrance from London Bridge Road, Mr. Gorden stated the entrance was originally approved. Residents will most likely be part time residents so traffic will be light and engineering does not have an issue with the entrance location. Ms. Ballard asked if the complex will be gated to which Mr. Gorden affirmed and stated there is some stacking room to get off the street while you wait for the gate to open. There is also a secondary entrance for emergency purposes only. Ms. Ballard asked if the units will have garages or why are there extra garage units planned. Mr. Gorden stated all the units have garages with driveway component. The center garages are to provide larger garages with RV and boats and will be tied to other specific units. The height for the garages will be in the 16-20-foot range. Ms. Medley asked if the grading plans will relieve some of the drainage issues with the stormwater runoff that has been cited on the letter. Mr. Gorden stated the development sits up by itself. Offsite drainage coming from the Sunset Mobile Home will be directed over to the large drainage parcel. All drainage coming off of Parcel B, on north side of property, will meet all storm water requirements. Mr. Diaz stated, for the record, this is not a rezoning request as is stated on the letter received, as it is already zoned for what the applicant is referring to. Anything that goes on moving forward will meet all the codes regarding egress drainage issues and meet the standards. Lake Havasu City Page 5 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 Mr. Morris stated this is a preliminary plan as stated. The next step is a final plan and that is where all the engineered drawings and reports will be fully reviewed. A lot of the concerns received today will be addressed at the final plat process. Chairman Harris opened the Public Hearing. Seven property owners of Sunset Mobile Home Park (Ed Cabana, Stewart Warren, Ronda Butler-Villa, Jill Cruz, John Coleman, Tom Graves, Pam Stanford), addressed their issues relating to current grading height, drainage, traffic with regards to entrance into proposed project, height- adverse effect of property value, environmental study, surrounding wildlife, and asked the Commission to go onsite property to see for themselves. Ms. Butler-Villa clarified that they are not opposed to any development, just looking to see what is planned and to know what is being considered, so they are not dealing with it after the fact. Mr. Morris clarified that the City has received preliminary plans and supporting documentation which has been reviewed and preliminary approved by City Staff and Engineering department. Chairman Harris closed the Public Hearing. Mr. Gorden gave a little history of the project again and addressed the concerns of the neighboring property owners. The planned development will mitigate current grading issues. Sidewalks will be improved. Height has already been approved. Environmental Study is not required by Lake Havasu City. All tests required for final grading will be performed per City standards. No proposed development on wash/easement. Mr. Morris stated that based on the findings, the Development Review Committee recommends approval of land use action ID #21-2955, with the following conditions: 1. If the development is to be gated, Fire Department access must be provided 2. Correct the subdivision name to “Courdon Palms, Tract 2410” throughout the plat 3. Relabel Parcel C at the southern tip of the property to Parcel F and include its proposed use and ownership in the Dedication Statement 4. Submit a final storm drain report for review 5. Construction plans will be required for review 6. Submit a Development Agreement for review outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision After the motion Mr. Bergen stated there is obvious negative impact on adjacent properties; however this is 5.5 acres surrounded by residential properties. There needs to be development some way. Need to move on to next segment which is a final plan. Mr. Lake Havasu City Page 6 Printed on 10/7/2021 Planning and Zoning Commission Minutes - Final September 15, 2021 Bergen urged the neighbors to be involved in final plat to have issues addressed. Mr. Nelson stated he appreciates the comments and that the Commission does go out and look at the property prior to the meetings. He said one thing Mr. Gorden has not emphasized is how the developer is having to deal with neighboring drainage issues from the adjacent property. Great to see the neighborhood come out and fight but confident that this will come out nicely for all parties involved. Mr. Nelson stated the Commission cannot do anything about height restriction at this point, and he feels it will affect view but not property values. The PD has already been approved. Mr. Nelson made a motion to approve 21-2955 with Staff's recommendations, [with the following conditions: 1. If the development is to be gated, Fire Department access must be provided 2. Correct the subdivision name to “Courdon Palms, Tract 2410” throughout the plat 3. Relabel Parcel C at the southern tip of the property to Parcel F and include its proposed use and ownership in the Dedication Statement 4. Submit a final storm drain report for review 5. Construction plans will be required for review 6. Submit a Development Agreement for review outlining the developer’s responsibilities for the City’s water and sewer infrastructure within the subdivision]. The motion was seconded by Mr. Diaz,and carried by the following vote: Aye: 7 - Harris, Bergen, McGowan, Nelson, Ballard, Medley and Diaz 7. CALL TO PUBLIC Jill Cruz, resident at Sunset Mobile Home Park encouraged anyone that wants to come down and tour the property. 8. FUTURE MEETING The next Regular meeting is scheduled for October 6, 2021 and items have been submitted for this meeting. Chairman Harris stated he will be absent for that meeting. 9. ADJOURNMENT Chairman Harris adjourned the meeting at 10:10 a.m. _________________________________________ Jim Harris, Chairman _________________________________________ Maria Hart, Recording Secretary Lake Havasu City Page 7 Printed on 10/7/2021