Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Suzannah Ballard Police Facility Don Bergen 2360 McCulloch Blvd North David Diaz Lake Havasu City, Arizona Dan McGowan 86403 Gabriele Medley www.lhcaz.gov Chad Nelson Paul Lehr, Alternate Sam Levin, Alternate Planning and Zoning Commission Regular Meeting Matthew Mitchell, Alternate Minutes - Final Wednesday, February 16, 2022 9:00 AM 1. CALL TO ORDER Vice Chairman Nelson called the meeting to order at 9:00 a.m. 2. PLEDGE OF ALLEGIANCE Vice Chairman Nelson led the Pledge of Allegiance. 3. ROLL CALL Alternate Member Lehr was seated. Present: 6- Donald Bergen, Dan McGowan, Chad Nelson, Gabriele Medley, David Diaz and Paul Lehr Absent: 4- Jim Harris, Suzannah Ballard, Matthew Mitchell and Sam Levin 4. CORRESPONDENCE AND ANNOUNCEMENTS Mr. Morris stated Suzannah Ballard was recently appointed by City Council from Alternate Member to a Regular Member. She is not able to attend the meeting today. Mr. Morris also introduced new Alternate Member Paul Lehr to the Commission. Mr. Lehr stated Havasu has been home since 1993. This is his third time serving on the Planning Commission- the first time was in the 90s, then 2005, and now today. He stated it is great to be back and loves contributing to the community this way. Per the Planning Commission 6-0 denial recommendation of the Buena Vista rezone, City Council also denied the request. The Marina View and Our Lady of the Lake planned developments, and the Victoria Farms rezone were all approved by the City Council at that same meeting. ROLL CALL Alternate Member Mitchell arrived, was marked present on Roll Call, and seated by Vice Chair Nelson. Present: 7- Donald Bergen, Dan McGowan, Chad Nelson, Matthew Mitchell, Gabriele Medley, David Diaz and Paul Lehr Lake Havasu City Page 1 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 Absent: 3- Jim Harris, Sam Levin and Suzannah Ballard 5. MINUTES Approval of Regular Meeting Minutes from January 19, 2022. Mr. Diaz made a motion to approve the Minutes of the last meeting which was seconded by Mr. McGowan, and carried by the following vote: Aye: 7 - Bergen, McGowan, Nelson, Mitchell, Medley, Diaz and Lehr Absent: 3 - Harris, Ballard and Levin ROLL CALL Chairman Harris arrived at 9:05 a.m., was marked present on Roll Call, and took over the Chair position. Alternate Member Mitchell stepped down from the dais. Present: 8- Jim Harris, Donald Bergen, Dan McGowan, Chad Nelson, Matthew Mitchell, Gabriele Medley, David Diaz and Paul Lehr Absent: 2- Sam Levin and Suzannah Ballard 6. PUBLIC HEARING ID 22-3175 Request for a Preliminary Subdivision Plat for Ivy Court Estates, for 1740 Bahama Avenue, Tract 115, Block 4, Lot 4, Creating a 13-Unit Residential Condominium Subdivision in the Multiple-Family Development (R-M) District Mr. Morris thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is on Bahama Ave just east of Lake Havasu Ave. • The site is home to an existing residence that will be incorporated into the development as Lot 6. • The properties to the west, north, and south are developed as multi-family uses and vacant lots. • The properties to the south, across a wash are zoned Single-Family Residential and developed with single-family residences. • The properties to the west, north, and south are zoned R-M. • Across Bahama Ave is zoned Light Industrial. [Proposed Preliminary Plat Map shown on screen] • Lot 6 is home to an existing residence that will be incorporated within the boundaries of the development's Lot 6. • The proposed plat will allow the units to be individually owned as part of an association for the common portions of the site. • The owner proposed a condominium plat in order to sell each of the residential units. • The project includes: Lake Havasu City Page 2 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 o 12 residential units with attached garages. o Parcel A - Private Street and PUE. o Lot 7 - Private Amenities. • The internal street will be privately owned and the water and wastewater within the subdivision will be installed and maintained by the association. • The project will have a property owners association to manage and maintain the private drive and private amenities/association improvements. Lee Johnson, APL Surveying stated this project is a mix of units with attached garages (7) 2-bedroom units and (4) 1-bedroom units, the existing house, and a pool parcel, as Mr. Morris mentioned. There were no questions from the Commission. 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 22-3175, a Preliminary Subdivision Plat for Ivy Court Estates, for 1740 Bahama Avenue, Tract 115, Block 4, Lot 4, creating a 13-unit residential condominium subdivision in the Multiple-Family Development (R-M) District. Mr. Nelson gave positive feedback stating they have a lot of parking which has been a concern from the Commission. In R-2, R-3, R-4, and R-5 zonings, there have been a lot of single family homes being built on these types of lots. Likes that they are developing the lot to its potential. Would like to see additional projects like this. Mr. Diaz concurred with Mr. Nelson stating this gives us inventory on demand issues. Mr. Nelson made a motion to approved Item 22-3175 [a Preliminary Subdivision Plat for Ivy Court Estates, for 1740 Bahama Avenue, Tract 115, Block 4, Lot 4, creating a 13-unit residential condominium subdivision in the Multiple-Family Development (R-M) District] with staff's recommendations. The motion was seconded by Mr. Diaz and carried by the following vote: Aye: 6 - Bergen, McGowan, Nelson, Medley, Diaz and Lehr Absent: 4 - Harris, Mitchell, Levin and Ballard ID 22-3176 Request for a Preliminary Subdivision Plat for Rizos-Black Hill Subdivision for 4124 Black Hill Place, Tract 2282A, Block 2, Lot 8-B and 8-C, Creating 3 Residential Lots and 1 Parcel in the Single-Family Residential (R-1) District. Mr. Nelson recused himself due to conflict of interest regarding consulting services on the Subdivision lot split. Alternate Member Mitchell was seated. Mr. Morris thanked the Chairman and presented a PowerPoint slideshow and narrative Lake Havasu City Page 3 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 including some of the following key points: • Property is located at the end of the Black Hill Place cul-de-sac. • The site includes two lots that are part of an existing subdivision lot that was spilt into three separate lots in 1987. • The property is very steep with an elevation gain of over 150 feet from the street. • The surrounding properties are all zoned R-1 and developed as residential uses and vacant lots. [Prelim Plat Map 1 shown on screen for the subdivision] • The subject property consists of two of three lots that were created in 1987, as part of a lot split of Tract 2282A, Block 2, Lot 8. • Because the original lot was split into three separate lots, any further lot splits require creation of a subdivision. [Prelim Plat Map 2 with color code also shown on screen] • The proposed subdivision plat will allow the lots to be individually owned. • The project includes: o 3 residential lots, each over 1-acre. o Parcel A - Privately Owned Ingress/Egress Easement and PUE. • City water is available at the property line in the Black Hill Place right-of-way. • Individual private water service lines for each lot will be provided by the developer. • Wastewater is not available to the property, so private wastewater disposal will be required for each lot. • Parcel A, the Ingress/Egress Easement and PUE, will be privately owned and maintained by the property owner‘s association. Chairman Harris asked for clarification of the property being on sewer. Mr. Morris stated wastewater will be provided on site with a septic tank system. Anthony Rizos, thanked Mr. Morris for the presentation as he did a good job summarizing the application. He also thanked Director Thuneman and City Staff for all their help navigating this process. Mr. Rizos stated this property has been in his family for almost 40 years. His father, Dr. Nick Rizos, fell in love with Havasu after he graduated medical school and started his OBGYN career here in 1993, where he delivered thousands of Havasu's babies, including Mr. Rizos. Sadly, Dr. Rizos lost his life in July of 2020 at the age of 65. Dr. Rizos' dream was to make Black Hill his home. Parcel plat and CC&Rs were recorded back in the 1980s and a private driveway and utilities were constructed to serve each site. In 2019, Dr. Rizos started making improvements to the plans but was unable to finish them. Mr. Rizos is now carrying forward his vision. He thanked the Commission and was available for any questions; however, there were none. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Lake Havasu City Page 4 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 Mr. Morris stated that based on the findings, the Development Review Committee recommends approval of Land Use Action 22-3176, a Preliminary Subdivision Plat for Rizos-Black Hill Subdivision for 4124 Black Hill Place, Tract 2282A, Block 2, Lot 8-B and 8-C, creating 3 residential lots and 1 parcel in the Single-Family Residential (R-1) District. Mr. Diaz made a motion to approve Item 22-3176 [a Preliminary Subdivision Plat for Rizos-Black Hill Subdivision for 4124 Black Hill Place, Tract 2282A, Block 2, Lot 8-B and 8-C, creating 3 residential lots and 1 parcel in the Single-Family Residential (R-1) District] with staff's recommendations. The motion was seconded by Ms. Medley and carried by the following vote: Aye: 7 - Harris, Bergen, McGowan, Mitchell, Medley, Diaz and Lehr Absent: 2 - Levin and Ballard Recused: 1 - Nelson ID 22-3177 Review and Discuss the Development Standards for the Residential Uptown Main Street (R-UMS) and Residential Commercial Health (R-CHD) Multi-Family Districts. Mr. Morris thanked the Chairman and stated the following: • The objective of this discussion item is to review and discuss the Development Standards for the Residential Uptown Main Street (R-UMS) and Residential Commercial Health (R-CHD) Multi-Family Districts for possible revision to the Development Code. • One intent of these districts is to provide medium and high-density residential development along portions of Mesquite and Swanson Avenues parallel to the McCulloch Blvd “Main Street” area. • The districts currently allow multi-level building heights of up to 42 feet with no residential density maximum. • One of the original objectives of these districts is to create a more walkable Main Street by encouraging developments that have a pedestrian connection to the Main Street area by allowing buildings designed with front doors, porches, and stoops facing the street. • Some recent developments and proposals within these zoning districts are not realizing the vision of how the areas are intended to develop. They are not taking advantage of the increased building height and density allowed in these areas. • Staff is asking for input, discussion, and direction from the Planning Commission as to if and/or how to amend the district’s current development standards to help meet the intent of these zoning districts. Some potential discussion topics may include: o Density minimums, o Number of building levels, o Building form, and Lake Havasu City Page 5 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 o Permitted uses. • Main Street Area Zoning Map shown on screen indicating: o R-UMS- Mesquite Ave towards the north and Swanson Ave, Acoma to Smoketree. o R-CHD- Node to the east of the hospital area and Swanson Avenue, from Smoketree to Lake Havasu Ave S. • R-UMS & R-CHD Purpose Discussion and examples provided: o R-UMS- This district is the residential component of the Uptown McCulloch Main Street (UMS) area. It is intended to provide for a broad mix of medium- to high- density residential development near the portion of McCulloch Boulevard recognized as Lake Havasu City’s “Main Street.” This district is intended to encourage creative investment and densification of the area surrounding Uptown McCulloch Boulevard to encourage additional nighttime activity, spur economic development, and further distinguish this area as the city center. The principal land use is residential and all residential uses are permitted, as listed in Table 3-1 (Permitted Use Table). o R-CHD: This district is the residential component of the Commercial and Health area. It is intended to provide for a wide variety of medium to high density residential development adjacent to the existing and future health care facilities on lower McCulloch Boulevard to accommodate both health care professionals and the senior population interested in living near to the medical and other basic services in the adjacent C-CHD district. The principal land uses in this district are residential and long-term medical care facilities, as listed in Table 3-1 (Permitted Use Table). • Table 4.01-1:R-UMS & R-CHD Dimensional Standards for residential districts discussed. o No minimum area for lots, no minimum width or depth, and no minimum or maximum densities-dwelling units per acre. Also not a minimum square footage- area for each dwelling unit is not specified. A lot of flexibility for the developer. o 42 feet height is allowed, unless adjacent to single family residential zoning next to it- then it is only 18 feet in height. • 10 different projects throughout the downtown area in R-UMS & R-CHD Districts were discussed to show what the density looks like. Pictures shown on screen and details provided as follows: Dev.Name, Address, Units, Acres, Units/Acre, LivSqFt, Multi-Story?, Zone, TotLivSqFt Posada Del Rio,1957 Mesquite Ave, 56, 2.14, 26, 805, Yes, R-CHD, 45,080 Rio Del Sol,1989 Mesquite Ave, 96, 3.20, 30, 770, Yes, R-CHD, 73,920 Casa De Agua Azul,2085 Mesquite Ave, 80, 2.30, 35, 920, Yes, R-UMS, 73,600 Vista Del Sol, 2094 Mesquite Ave, 52,1.08, 48, 770, Yes, MU-UMS, 40,040 Casa De Agua Azul,1806 Swanson Ave, 58, 1.69, 34, 870, Yes, R-CHD, 50,460 El Condo II, 1850 Swanson Ave, 50, 1.20, 42, 720, Yes, R-CHD, 36,000 El Rio Villas, 72 Mariposa Dr, 12, 0.45, 27, 1300, Yes, R-UMS, 15,600 Lake Havasu City Page 6 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 Riverwalk Condos,2042 Swanson Ave, 13, 0.57, 23, 776, Yes, R-UMS, 10,088 Rental Aprts,2094 Swanson Ave, 10, 0.41, 24, 530, No, R-UMS, 5,300 Hidden Palms,2100 Swanson Ave, 23, 1.00, 23, 520, Yes, R-UMS, 11,960 Totals 450, 14.04, 32, 798 • Previous Development Code Development Standards provided: o Each building must be built 10 feet from front and rear property lines and should have at least 60% building frontage along the front property line. Buildings shall include non-habitable building features which provide shade such as stoops, porches, canopies, and similar type features and can encroach within the 10 foot setback area. Habitable building area is prohibited within the front setback. Garages cannot directly face the street and should have architectural character compatible with the primary structure. o Side yard setbacks are required to be a minimum of 3 feet and accessory structures can be built within 5 feet of the rear property line. o Building height cannot exceed 42 feet. Accessory building height cannot exceed 20 feet. Twenty percent of the roof area can be used to exceed the building height for stairways, parapets, elevator shafts, air conditioners, mechanical rooms and other similar type features. o Accessory buildings are limited to garages and must be located in the rear of the primary structure. o Balconies and other architectural features are allowed to encroach up to 50% of the 10- foot setback area above the first story. Mr. Morris gave a recap of units in the existing projects which have a density range of 23-48 units per acre. Total number of units is 450 with an average of 23 units per acre. Previously we had an appearance for these buildings which shall include shades, porches, etc. that can encroach into setbacks. In that area, it is good to have high density. What we are seeing with current projects is that they are not building to those specifications. Staff is seeking input from the Commission. What do you think of these zoning districts? How can we help with these zoning districts? Mr. Nelson stated that some of these projects coming forward are great and referenced the 2042 Swanson project as an example. Every unit has a garage too. It might get a little tight getting in and out of those garages but there are several components to this type of unit that are important- one of them being that they are all detached. It is difficult to get FHA financing on condos if they are attached, so the fact that these are detached is great for FHA loans. Lenders look at a 51% or more of owner occupied condo complex for FHA loan. The second point is the minimum square footage. What we are seeing is an average of 700-800 sq ft. In the future we will see smaller units-studios. Third, when Lake Havasu City Page 7 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 developers are looking at projects like this, let's say they want to gear it towards affordable housing, there are some financing aspects (grants) that will encourage lower square footage- about 600 square feet. If we go over 600 square feet as the minimum square footage, we could be barring some developers from creating that type of unit, so we have to be careful about the minimum square footage. Ms. Medley thinks that the struggle we have in Havasu is that we need to put some kind of caveat that it will not be a VRBO and that there will be owner occupation in these units. We say we want affordable housing but think of who these people are. Are they going to be able to afford a three to four hundred thousand dollar condo. I think we need to make it so that it is a realistic for them. Think about living out of a 300 square foot apartment. We need to envision what we really want to do in Havasu. We are a resort town and we have a bunch of people that just buy units and rent them out. How can we prevent that from encroaching on the people who really need affordable housing for us to be a better place to live. Mr. Nelson stated that back in foreclosure days, if it was a VA or FHA foreclosure, the banks could put in a rule that when it hit the market, that it could be owner occupied or primary residence for the first 15 days. This gave a 15 day period where 2nd home buyers, or vacation rental investors would have to wait. Mrs. Garry, City Attorney, stated this is off topic. There is a place for this discussion in affordable housing at a different date; however, the focus with this item is looking at what ways you can revise the Building Code, if you are interested, to entice or to require higher densities within that corridor. Chairman Harris stated that some of the points brought up are a bit extremist to our discussion, but one point that Mr. Nelson hit on is the square footage. We don't have limitations on square footage for a unit on higher density properties. Mr. Morris stated that we do have minimum square footage minimums for multiple families starting at R-2- 900 sq. ft., R-3 is 500 sq. ft., and R-M (formerly R-4) is 400 sq. ft. minimums. These two districts (R-UMS and R-CHD) do not have minimums which gives developers a large flexibility. Mr. Mitchel asked if we could have a maximum square footage allowed. Mr. Morris stated he has not seen a maximum but it could be done. Chairman Harris stated that would be restricting someone's private use of their property. Mr. Diaz stated that the reasoning for this discussion is because Staff feels that some of the older and some of the newer developments coming up in these areas on Mesquite and Swanson are not having the stoops and frontage. He asked Mr. Morris if this issue comes up on the conversation with the developers-do they know about these requirements. Mr. Morris stated that when someone comes in and asks, " What can I do in the R-UMS or Lake Havasu City Page 8 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 R-CHD district", Staff sits down with them, goes over the development code, and gives them options of what can be done. We make a point to show them some pictures of what the City is looking for. The Development Code does not say, it has to have that stoop, porch, or that human connection to the street. It was in the previous code for these zoning districts but that did not carry forward to this new code. There is nothing in the Code now that Staff can point to and say that you have to do something that looks similar to this. You can have the side of the house or the garage facing the street, but there is nothing that says we want the front door, the pedestrian scale facing the street. Chairman Harris stated we have enticed that a little bit by allowing the encroachment with porticos, porches, etc. into the 10-foot setback. Mr. Morris said that could help, and added that our current code does allow residential properties a 5-foot encroachment for shade providing structures. Older developments did not encourage that type of encroachment. Mr. Morris stated the Commission needs to discuss it and determine if this is something that we need to look at in the development code. Do we want to have a minimum density for units per acre. Right now someone can buy one of those lots and build a single family home in that area, if they so chose to. It is allowed, but not the best use of that property in the downtown area. High density also makes good use of the infrastructure. The sewer and water is already there in that area and can handle additional density at this point in time. Chairman Harris stated we probably want to tread lightly on potentially restricting what someone can do with their property. Mr. Nelson stated that if our intent was to maximize usage, we could do something beneficial to the community by limit to two-story in the Swanson area. He gave an example of a lot on Mesquite or Swanson that is developed with a single story. Chairman Harris cautioned that some owners may not be happy with the City imposing those limitations. Mr. Nelson stated this is a discussion. The zoning that has been created, R-UMS and R-CHD is encouraging the 2-story. The other thing Mr. Nelson would like to suggest is that we have a maximum coverage of 60 percent. If you want to open that up more, since some of the older units have underground storage, we can open it up by increasing the lot coverage to 80 percent with underground parking. Chairman Harris agreed. Mr. Morris clarified that there is a section for minimum percentage of front setback that should be occupied by a building shown at 60 percent, as far as a lot coverage, there is no maximum requirement. Mr. Jeff Thuneman, Development Service Director, clarified that if we do stipulations like two and three stories, and decide to amend the Development Code, those individuals that Lake Havasu City Page 9 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 cannot afford that or want to build a single family home, they do have the option to come back with a Planned Development and the Commission can decide if that is acceptable or not. There is that process in place that can be followed. Mr. Thuneman reminded the Commission that, a couple of months ago, C-1 and C-2 had storage units removed out of those districts. The same concept would apply here. If there are current projects in the works right now for those areas, they could go through design review, which will secure it for a year. Mr. Diaz asked Mr. Morris if developers are not building in these areas because they are more cost restrictive. Mr. Morris stated some times the developers have a product already in existence, laid out and try to "shoe-horn it" into other properties. Good design goes along in making a good product. Mr. Morris asked Mr. Lehr, who is an architect, and asked if he had any thoughts on this. Mr. Lehr stated that after being away for a while and coming back, driving through Swanson, it was really a surprise to see the single story residence in close proximity to a newer three-four story development. It does seem awkward and it does not seem like it fits at all. He understands Chairman's Harris' comment about respecting the rights of the land owner; yet, feels it does not seem to be accomplishing visually what the intent of the City code is. It is interesting to see that the units per acre are almost identical when comparing the single story units on Swanson to the two-story development under construction. If he was going to change something, he would encourage the height. He also asked what the inventory as far as lots is for this zoning districts. He asked if it is it too late to switch gears. Mr. Morris stated that in these two zoning districts, there is about 17 acres of vacant land- about 5 acres in the C-HD and about 12 acres in the R-UMS. Overall the 10 developments that were previously discussed and used as a reference today total 14 acres. We are getting close to running out of high density inventory lots in this area. Mr. Nelson stated the single-story project on Swanson does bring inventory; however, does not maximize the 17 acres that we have left. Chairman Harris submitted that the reasoning is most likely due to financial cost. Mr. Nelson agrees with Mr. Thuneman that if the property has been in the family forever and is a legacy project and the owners want to bring it before the Commission for a planned development, then the Commission can vote on it. We have seen a couple of projects come through on Swanson and one is single story and one is a two-story. Mr. Morris interjected that there are other two-story projects in the pipeline with the example of what the City is looking for. If more come along that do take advantage, maybe it will encourage other developers. Lake Havasu City Page 10 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 Mr. Nelson recommends that the Commission needs to move in a direction for these two districts to be two story plus minimum. Mr. Lehr asked if there should be a stronger design review process that might avoid weaker design projects. Mr. Morris stated they could make recommendations to the applicant; however it comes down to what the Development Code is showing. Staff cannot force anyone to do anything that is not in the code. If the Commission wants to see something with the form of the building, we can incorporate it into the code. Mr. Thuneman reminded the Commission why we are here today. Staff is looking for direction from the Commission and will take what you offer, and take it back and look to see how we can implement that into the development code, then will bring it back to you for recommendation to the City Council. What staff is looking for is do we want to set a minimum density, a minimum of two stories, building forms, and architectural features. Do we want to have some standards like our old code had for buildings facing the street- do we want to require stoops, and entries facing the street, etc. Do you want a percentage, and porches. Staff is looking for direction so that we can present you something like 10 percent entries, minimum density- 2 per acre or 3-per acre. Do you want to set minimums, building standard and story height. Architectural standards for the building that faces the right-of-way. Mr. Nelson stated anything built under the existing codes is legal non-conforming and/or grandfathered in. As far as the best impact we could have is to limit to two stories or above. Perhaps we need to take the architectural review in a separate process. Mr. Diaz stated this was eye opening, a good first step, and feels we need more discussion. Ms. Medley feels it would be good to see some options as far as standards and asked if it is possible to grandfather current owners. Mr. Morris stated all existing developments are legal non-conforming and grandfathered in. Any new changes come effective usually 30 days after approval from City Council. That goes with the property regardless-moving forward, it has to meet the current standards. The only way around that would be to come back with a planned development process. Mr. Morris stated asked if the Commission is interested with Staff coming back with proposed language. His personal opinion from a professional planner is that the City is looking for more density in that area, per the General plan, per the zoning district, per the downtown. That is what downtown needs- a thriving residential nearby. He feels if we keep going the way it is now, it would be easy to turn property over and build lower Lake Havasu City Page 11 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 density units, and then that property is pretty much gone. It is very unusual, unless the property is real expensive to tear down old stuff and build new multiple stories. Now is a good time with 17 acres left. Hopefully we can make good developments with those remaining acres with higher density. Happy to draft ideas and come back to the commission but direction is what Staff is looking for you now. Mr. Nelson stated he recommends two things: 1) To look at the design review process in general plan, and 2) proposal for two story plus. Mr. Thuneman asked if the Commission would be interested in some design standards. The ones on Swanson have the rear of the slider facing the right-of-way. Do you want us to look into setting a minimum density, require a minimum story height, limiting standards/ architectural features-rear door of unit to rear of property. We could possibly say- you cannot have a wall longer than 25 feet without an additional bump out. Things like this is what we are looking for, as far as the building form. Mr. Diaz stated if that is our agreed upon ultimate goal, that is a good start in the right direction. Mr. Morris stated we will put together some proposed changes for another discussion item. 7. CALL TO PUBLIC Tiffany Wilson, added to the last comments. As Staff mentioned, this is the most vibrant part of our town and where activities take place. It is where people walk around on a Thursday night and grab a drink and dinner with their family. If you take this town and any other area, they have more of the height of residential. In her opinion, she would recommend that you have at least 400 square feet and as large as somebody wants to go. You want to attract somebody who loves the idea of not owning a car and walking around and doing everything by that. While she understands we are quite not there, taking that limitation out of our town and not pushing towards that direction or giving the ability to do that. Garages and all that- you take away from the space. She urged that we not put too many limitations on maximum ability of what somebody can do with those; however, while personal property rights is something near and dear to her heart, it does appear that the first story properties that are here don't quite fit in with surrounding areas either. 8. FUTURE MEETING The meeting for March 2, 2022 has been cancelled. The next Regular meeting is scheduled for March 16, 2022. 9. ADJOURNMENT Lake Havasu City Page 12 Printed on 3/16/2022 Planning and Zoning Commission Minutes - Final February 16, 2022 Chairman Harris adjourned the meeting at 10:25 a.m. _________________________________________ Jim Harris, Chairman _________________________________________ Maria Hart, Recording Secretary Lake Havasu City Page 13 Printed on 3/16/2022