Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Suzannah Ballard Police Facility David Diaz 2360 McCulloch Blvd North Joan Dzuro Lake Havasu City, Arizona 86403 Paul Lehr www.lhcaz.gov Gabriele Medley Tiffany Wilson Dane Hatch, Alternate Matthew Mitchell, Alternate Lonnie Stevenson, Alternate Planning and Zoning Commission Regular Meeting Minutes - Final Wednesday, April 19, 2023 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 Stevenson was seated. Present: 8- Jim Harris, Matthew Mitchell, Gabriele Medley, David Diaz, Joan Dzuro, Paul Lehr, Tiffany Wilson and Lonnie Stevenson Absent: 2- Suzannah Ballard and Dane Hatch 4. CORRESPONDENCE AND ANNOUNCEMENTS Mr. Morris stated that Suzannah Ballard (Regular Member) and Dane Hatch's (Alternate Member) terms will expire on June 30, 2023. If either want to be reappointed, they must contact the City Clerk's office and submit an application for reappointment by the end of May. 5. MINUTES Approval of Regular Meeting Minutes from April 5, 2023. A motion was made by Member Diaz, seconded by Member Dzuro, that this be Approved. The motion carried by the following vote: Aye: 7 - Harris, Medley, Diaz, Dzuro, Lehr, Wilson and Stevenson 6. PUBLIC HEARING ID 23-3716 Review and Discussion of the Parking Standards for Multi-Family Development Mr. Morris thanked the Chairman and stated this is a request to review and discuss the Parking Standards for Multi-Family Development. With the increase in the number of Lake Havasu City Page 1 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 multi-family developments within the City, the City Council recently requested that the Planning Commission review and discuss the parking standards for multi-family development. Mr. Morris presented a PowerPoint slideshow and narrative including some of the following key points: • This is a timely discussion item as the PED recently did a 2022 Housing Needs Study with the following assessment findings: • Due to land ownership patterns, the city is landlocked, with limited opportunity to expand its boundaries. • To address the rental housing shortage, the city will be required to focus on development of vacant parcels in the city including within its downtown area (R-UMS & MU-UMS). • The assessment also noted that the city has already implemented several actions that will assist with the development of housing, including reduced parking standards for multiple-family development. [Multiple-Family Parking Current and Previous Standards slide shown.] • LHC Parking Current standards compared with the previous standards. • Idea for R-UMS and MU-UMS districts is to encourage pedestrian walking or alternative forms of transportation. • Current standards compared with other Jurisdictions (Kingman & Mohave County) • How do we compare by required spaces per unit. LHC Current 0.5 to 1 space less. Previous = Average • How do we compare @ 5 and 10-unit developments. LHC Current 2-5 spaces less. Previous = Above Average • Current standards compared with Real-life Project Examples – Parking for R-UMS & MU-UMS [R-UMS & MU-UMS Zoning Map & Downtown Area shown on screen.] • This is the Downtown Area mentioned in the Needs Assessment Study • Higher density multi-family residential district. • Designed to encourage walking/alternative transit to nearby destinations. [Current Parking Standards - 13 Units MUUMS & R-UMS shown on screen.] • Two Examples of developments in the R-UMS & MU-UMS area provided. • Current Code. Same number of parking spaces supports 10 units using old code. [Current Parking Standards - 47 Units MUUMS & R-UMS shown on screen.] • Four Examples of developments in the Other Multi-family Zoning Districts • Current Code. Same number of parking spaces supports 38 units using old code. [Current Parking Standards - 15 Units shown on screen.] • Current Code. Same number of parking spaces supports 12 units using old code. • This demonstrates what the Needs Assessment Study stated, our current parking includes reduced parking standards for multiple-family development. • In these 6 examples, we are providing 26 more dwelling units = 28% more units Lake Havasu City Page 2 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 • We are maximizing for people, rather than parking spaces. Possible Discussion Topics: • Is parking an issue? Are there newer multiple-family developments with parking issues? • The City has not received any complaints about parking not being adequate. Is it a perceived issue? • How does the current lower number of required spaces influence development costs? • What are the impacts on multi-family/condo housing rent/purchase? • What is the effect on transit/walking/biking options? Encourages use alternative transportation types? • Is there a need to continue to require covered parking? • Current code ignores fractions of spaces. Parking calculations for fraction spaces are not rounded up or down, just get truncated. • Any other topics from the Commission? Ms. Wilson asked Mr. Morris if he could explain and provide a little bit of history for the justification of the changes to the Development Code in 2016. Was there just a lack of development or financial reasons at that time for the reduction? Mr. Morris stated that he did not have first hand experience with this; but his understanding is that looking at Lake Havasu as a closed in City, we do not have much room to expand. The thought was how much land do we want to dedicate to parking compared to people. Do we want to plan for people or do we want to plan for vehicle parking spaces. The idea was that if we reduce the parking requirements, that could open up more land for development for units. Chairman Harris stated that if you did reduce parking in downtown area, it encourages other means of transportation, i.e. walking, biking, or busing. Lots are not designed for a lot of parking. In order to accommodate development and make it economically justifiable, parking was considered a hindrance to developing smaller properties. Ms. Dzuro, regarding complaints, asked if traffic enforcement has had any issues with parking tickets- RVs, ATVs, Jetskis out on the streets in those areas. Mr. Morris stated, typically in condominiums CC&Rs disallow boats, trailers on properties. Similarly, rental agreements may have parking stipulations. People purchasing properties will take needs into account, will it accommodate their parking. As far as reports, we do not receive reports in Planning for ticketing. Parking in the streets is allowed. If parking for certain amount of days, PD may get it tagged/towed. Right-Of-Way is multi-modal- parking, riding, walking, etc. If not marked non-parking or striped, you are allowed to park in the street. Chairman Harris stated on street parking is not a guarantee. Mr. Morris stated that some larger municipalities have reserved parking where you can get a permit to park on the street if you live on the area. We are not there yet, but something to consider as an option for the future. Not aware of any issues with parking in the streets. Lake Havasu City Page 3 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 Mr. Diaz asked when the Needs Assessment Study done? Mr. Morris stated it was done in December of 2022 to determine how the City could encourage more workforce housing that people could afford. The City reduced the parking standards for multiple-family and this study found this to be beneficial. There is a lot of push statewide for reforms to multiple-family for parking and for other developments to encourage more density and to reduce parking standards. Lake Havasu is ahead of that curve at this point. We are seeing that we are now getting more units for the same number of parking spaces. That seems like a good thing for increasing density and allowing more options for more dwelling units. Mr. Diaz asked if there are any streets in the City where it is illegal to park on as that is the perception- that you cannot park on the street. Mr. Morris stated there are a number of them- Swanson Ave, and some areas on McCulloch for example. Mr. Diaz stated some areas just do not have enough parking. Ms. Wilson stated she occupies a unit in downtown area and when that building is completely occupied, there are no parking spaces left. Her complaint is that there is not enough parking, but in reality, there is no one to complain about it. She asked that if there are no parking complaints, why does the question about not enough parking keep coming up. Mr. Morris stated that area is commercial and today's discussion is based on residential parking. There are parking areas in the down town that may not be as convenient. There are parking areas in town where you may have to walk a little bit but that is part of the charm of downtown. Mr. Stevenson stated that in 2016 they loosened up the parking standards for multi-family. How many developments have we had since 2016? Also stated that we are trying to make one general rule but the uniqueness of a certain development may make it harder to adhere to those standards. MR. Stevenson referenced the development on Chemehuevi and McCulloch which is not in the downtown area. Developing outside of the corridor in Lake Havasu. Issue having one rule across the board. Mr. Morris stated that we do have a different standard for downtown from rest of the city. Ms. Medley stated she lives on Meadows Drive by the high school. There are a bunch of tiny homes with one bedroom, one car parking. These people have more than one car and they are parking out on the street. It is very dangerous and Mr. Medley feels it is a safety issue. She doesn't believe anyone complains and that goes more to enforcement than coming back to planning. She hears people complain all the time about people parking on the street. She agrees with Mr. Stevenson and feels the code standards should deal more towards a location not just a one fits all kind of thing. We say we want to provide a good quality of life for the service industry and make affordable housing, but a one bedroom can have a couple and if they are both working will have two vehicles. That is just not sustainable for a good quality of life. We have to take into account circumstances. Chairman Harris stated he would take the opposite approach and that in that situation, if Lake Havasu City Page 4 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 there is an issue and creates a hazard, that parking may go away. Multi-family housing is not designed for 2 vehicles for every unit. Not every unit will have two people. Mr. Lehr asked if it is a 1 bedroom unit, how did that change. Was it always a 1 parking space per 1 bedroom? Mr. Morris stated in areas other than downtown areas, all other zoning districts, currently require 1 parking space for 1 or fewer bedroom and that compares to previous of 1 bedroom units requiring 1.5 parking spaces. Mr. Stevenson asked if previous examples provided were developments here in Lake Havasu City to which Mr. Morris affirmed. All were multi-family, some single level and others multiple level units (townhouse). Mr. Stevenson said that is the delicate balance-another option is to be able to get the units and make it cost efficient and parking more conservative is to make them go up to get their units on there. Chairman Harris stated if we had increased height limits, we could do parking garages underneath them. Mr. Morris stated that is what happened with a 13-unit development with garages underneath them. Mr. Diaz asked if the City parking on recently purchase property on Swanson Avenue will be for commercial events only or if people can park there. Mr. Morris did not have an answer and would have to look into it. Mr. Morris stated that from this point, the Planning Commission needs to provide direction to staff to prepare proposed Development Code amendment. If so, Staff will bring proposed changes back to Planning Commission at future meeting as a Development Code amendment. The Planning Commission would then make a recommendation for proposed amendments to City Council for their review and action. This is a discussion item so when you are done deliberating, you can direct Staff to look at something or potentially change something. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Dzuro stated that this is one of a "split the baby" and ask to look at raising parking back up to 1.5. Not quite what it was but a little more than what we have now. Chairman Harris stated our City is 98% built out. Most of the stuff we are talking about is already developed and land locked. Mr. Lehr stated Ms. Medley and Mr. Diaz have some good points about safety on the street. To him, that is more of an issue than the number count itself. Wondering if there is maybe some more direction from Public Works and Police Department to assess what complaints/issues we have. If there are some hot spots around town, we can maybe that from an offsite perspective. Chairman Harris agreed. Lake Havasu City Page 5 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 Mr. Morris asked if at this point, is the Commission suggesting Staff make some changes, small increase? Looking for more direction if the Commission is wanting some changes. Take into account that Staff went through the Development Code update in 2016 and looked at all the parking. The Commission is looking at changing the code based on some spots that may be problematic but keep in mind, this will be applied City Wide. Are we "throwing out the baby with the bath water?" Those problematic areas could be addressed through marking, if it is a safety issue, with no parking markings. Then let the market work itself out as far as who is renting in these units. Other problematic areas, even in single family areas where you have a large family or weekly events where they have parties and park in the street. Keep in mind that if you are making a change it will be City wide and Staff does not see a way to tailor it to specific problem areas if it is in the Code for the entire City outside of the downtown area. Ms. Dzuro stated we need more information from Public Works and the Police Department (PD) as to issues in certain areas with safety and/or enforcement in front of multi-family developments. Also, can we look at dividing what was taken away and raising it by half [parking space requirements]. Are we really cutting off the units quite a bit. Mr. Morris restated that it sounds like you are looking for Staff to get more information about what areas in multi-family zoning districts are considered problem areas via traffic reports or something through the PD, get something together and provide an overview of the outcome. Mr. Stevenson asked if we have any studies or assessments on what the workforce profile looks like? Do we have any type of data that we can fall on? How many more of the "Chemehuevi project" scenarios do we have out there? Mr. Stevenson suggested we digest this for a couple of weeks. 7. CALL TO PUBLIC None. 8. FUTURE MEETING The next Regular meeting is scheduled for May 3, 2023. 9. ADJOURNMENT Chairman Harris adjourned the meeting at 9:44 a.m. _________________________________________ Jim Harris, Chairman _________________________________________ Lake Havasu City Page 6 Printed on 5/3/2023 Planning and Zoning Commission Minutes - Final April 19, 2023 Maria Hart, Recording Secretary Lake Havasu City Page 7 Printed on 5/3/2023