Planning and Zoning Commission

David Diaz, Chairman Lake Havasu City Gabriele Medley, Vice Police Facility Chairman 2360 McCulloch Blvd North Suzannah Ballard Lake Havasu City, Arizona Joan Dzuro 86403 Jim Harris www.lhcaz.gov Paul Lehr Tiffany Wilson Matthew Mitchell, Alternate Planning and Zoning Commission Regular Meeting Lonnie Stevenson, Alternate JP Thornton, Alternate Minutes - Final Wednesday, January 17, 2024 9:00 AM 1. CALL TO ORDER Chairman Diaz called the meeting to order at 9:00 a.m. 2. PLEDGE OF ALLEGIANCE Chairman Diaz led the Pledge of Allegiance. 3. ROLL CALL Present: 9- Matthew Mitchell, Suzannah Ballard, Joan Dzuro, Paul Lehr, Tiffany Wilson, Lonnie Stevenson, JP Thornton, Gabriele Medley and David Diaz Absent: 1- Jim Harris Chairman Diaz invited Commissioner Thornton to take the vacant seat at the dais. 4. CORRESPONDENCE AND ANNOUNCEMENTS Planning Division Manager Chris Gilbert stated the City Council unanimously approved the Development Code Amendments the Commission recommended for approval on December 20, 2023. There will not be any Planning items on the January 23, 2024, City Council agenda. He provided an overview of items Staff is working on for February. 5. MINUTES ID 24-4100 Approval of the Minutes of the January 3, 2024, Planning & Zoning Commission Regular Meeting (Shelby Hennigan) Commissioner Wilson made a motion to approve the Minutes of the January 3, 2024, Planning & Zoning Meeting, seconded by Commissioner Ballard. The motion carried by the following vote: Aye: 7 - Ballard, Dzuro, Lehr, Wilson, Thornton, Medley and Diaz Lake Havasu City Page 1 Printed on 2/7/2024 Planning and Zoning Commission Minutes - Final January 17, 2024 6. PUBLIC HEARING Chairman Diaz gave a brief overview of the Public Hearing process. ID 24-4094 A Request for Approval of a General Development Plan for a 10.26 Acre Multi-Structure Commercial Development Zoned General Commercial District/Planned Development at 6701 Hwy 95 N. (Chris Gilbert) Mr. Gilbert provided an overview of the location and history of this property [Displayed PowerPoint]. Key points included: • The property is a triangular shaped parcel on the west side of Highway 95, just passed the last traffic light on the north side of town. • The end of the Lake Havasu Airport runway is directly across the Highway. • Ordinance Number 97-522, which established the zoning for the original Airport Centre development, zoned this parcel A-1 and C-0. This zoning was superseded by Ordinance Number 02-687. • Ordinance Number 02-687 changed the zoning of the property to General Commercial/PD Overlay (C-2/PD) District and required a General Development Plan be approved before development can begin. • The property is surrounded by state and federal land to the west and north. The airport is located to the east. To the south, there is commercial development. There is no adjacent residential development nearby. Mr. Gilbert explained that it is important to note that the 2002 General Development Plan had notations that a convenience store or gas station type of development was allowed. The Concept Plan contemplates a hotel, a convenience store/gas station, and five restaurant pads with possible drive-throughs. Parking, including some for RVs or trailers, is included. Mr. Gilbert stated there were no objections from City departments or other agencies to this proposal, but the following comments were received: • Arizona Department of Transportation requested a Traffic Impact Analysis (TIA) to determine required improvements necessary to serve the project. • City Public Works Department requirements shall be addressed as part of the Design Review process, including City requirements stemming from the TIA study. • The Fire Department requires fire flow and water supply requirements for the project to be met, as well as hydrant spacing and fire apparatus access road standards. • Unisource Electric requests the applicant be aware of existing power line locations. All utility company comments regarding location of services and easement specific requirements shall be addressed during the Design Review process. Lake Havasu City Page 2 Printed on 2/7/2024 Planning and Zoning Commission Minutes - Final January 17, 2024 Mr. Gilbert explained that all proposed uses are consistent with the general intent of the Commercial Mixed-Use land use category. However, the applicant is requesting relief from the C-2 District maximum height of 25-feet. The applicant is requesting a maximum total height of 42-feet for the hotel to allow the construction of a three-story building. This exception would be subject to any existing avigation easements across the airspace above the property due to the proximity of the airport runway. Staff has reached out to the Federal Aviation Administration and Airport Staff for comments. This item is tentatively scheduled to be presented to Council on February 27, 2024. Chairman Diaz inquired about the proposed use on the bottom left side of the Conceptual Plan. Mr. Gilbert explained it is a park and walking path. Chairman Diaz asked if this is the same property that had been reviewed for a possible U-Haul storage facility and UniSource yard. Mr. Gilbert responded affirmatively. Commissioner Lehr asked if the 42-foot height will be measured from the building pad or the benchmark in the roadway. Mr. Gilbert confirmed that it would be measured from the building pad. Chairman Diaz invited the applicant to the podium. Rob Sampson, Selberg Associates, explained this project has been in discussion for 1.5 - 2 years. They met with various City Staff, including the City Manager and Mayor Sheehy, to get an understanding of what uses would be most compatible with the City’s needs and vision. There is a lot of growth on the northside of town and they identified it as an underserved area in terms of services. There is not a hotel nearby and there are limited fast dining options. They looked at several different uses and this concept seemed to fit the best. Mr. Sampson stated it was important to the City that they incorporate a design that would be welcoming. The Welcome to Lake Havasu sign is adjacent to the property and they wanted their design to reflect a welcoming oasis, which is why they have proposed the park and walking path. They took a lot of pride in laying out this project. He explained that lighting and other design features haven’t been decided yet because some of those components will be brand specific. The restaurant pads were designed to support the worst case scenario of all drive-throughs, but can easily accommodate sit-down or fusion restaurants. Regarding the hotel, they weighed the options of a hotel versus multi-family, but opted for a hotel. If they are unable to find a hotel partner, they may come back to the Commission to change to the Conceptual Plan at a later date. He Lake Havasu City Page 3 Printed on 2/7/2024 Planning and Zoning Commission Minutes - Final January 17, 2024 noted several national hotel chains have expressed early interest. Vice Chair Medley asked if the property would utilize City water supply. Mr. Sampson responded affirmatively. Chairman Diaz opened the Public Hearing. Seeing no comments, he closed the Public Hearing. Referring to Commissioner Lehr’s question about building height, Mr. Gilbert clarified the 42-foot height exception would only apply to the proposed hotel site and not the entire property. Mr. Gilbert stated that based on the findings, the Development Review Committee recommends the Planning Commission recommend approval of Item No. 24-4094, the General Development Plan submitted by 38 Olympic Hills, LLC, for a 10.26-acre parcel of property located at 6701 Hwy 95 N with the following conditions: 1. All requirements and comments provided by the Lake Havasu City Public Works Department and Fire Department, the Arizona Department of Transportation, and the various utility providers that will service the developments depicted on the General Development Plan shall be satisfied during the Design Review process. 2. The development conducted on the site shall be in substantial compliance with the General Development Plan at all times. Minor changes necessary to meet utility company, ADOT or City Public Works Engineering requirements shall not be considered as substantial changes. Eliminating drive-through lanes for any of the proposed restaurants shall also not be considered a substantial change. 3. Maximum height for the proposed hotel shown on the General Development Plan shall be set at 42 feet, subject to any existing avigation easements across the airspace above the property due to the proximity of the airport runway. Chairman Diaz asked the applicant understands the conditions. Mr. Sampson responded affirmatively, adding the recommendations are fair. Commissioner Dzuro moved to recommend to the City Council approval of Item No. 24-4094, the General Development Plan submitted by 38 Olympic Hills, LLC, for a 10.26-acre parcel of property located at 6701 Hwy 95 N with Staff's recommendations. The motion was seconded by Commissioner Ballard. The motion carried by the following vote: Aye: 7 - Ballard, Dzuro, Lehr, Wilson, Thornton, Medley and Diaz Lake Havasu City Page 4 Printed on 2/7/2024 Planning and Zoning Commission Minutes - Final January 17, 2024 7. CALL TO PUBLIC Chairman Diaz provided an overview of Call to Public and opened Call to Public. Emiliano Torres, resident, explained the City Manager recently met with the Foothills Homeowners' Association. There has been talk of a park getting built in the Foothills. He feels there is some misunderstanding of what that the commitment is from the City and hopes they have the opportunity to discuss it again soon for clarity. Chairman Diaz closed Call to Public. 8. FUTURE MEETING Mr. Gilbert advised the next regular meeting will be Wednesday, February 7, 2024. 9. ADJOURNMENT Chairman Diaz adjourned the meeting at 9:25 a.m. _________________________________________ David Diaz, Chairman _________________________________________ Shelby Hennigan, Recording Secretary Lake Havasu City Page 5 Printed on 2/7/2024