[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6290361,"mediaKeyId","2531028-8c5a6ff1371eadbf059d28a6a6d9b703","parentId",2531028,"title","Commission recommends mixed-use rezone for 97 'barn-cave' single-family units; commissioners flag parking and traffic questions","audioSeconds",1259,"startMs",2077000,"endMs",3336000,"viewUrl","/Search/View?dp=1&key=2531028-8c5a6ff1371eadbf059d28a6a6d9b703&start=2077&end=3336","thumbnailUrl","https://assets.pipeline.soar.com/2531028-8c5a6ff1371eadbf059d28a6a6d9b703/thumbnail_2077000.jpg","articleUrl","/articles/6290361/Lake-Havasu-City/Mohave-County/Arizona/Commission-recommends-mixed-use-rezone-for-97-barn-cave-single-family-units-commissioners-flag-parking-and-traffic-questions","mediaUrl","https://secure.pipeline.soar.com/6290361-f55eddb38963860e414324fc37983fe3/orig.mp4?Expires=1771175078&Signature=ZD-6FE~g495jqkgfXDv8kaOjROFZjGQv36GxdESAbAjk~BTzY7DdalPEn9VSgiUl1w2ZUOlOgJQwHQepbBZAGYIlDKsNmRDwrapMhZ4Ob5qQjIOGckJgHl2jeHvxM1kes~~~iyL8lhLq~ugkrQgrosh8wgE0ERFs3WvQz2J4luQdTCVtaGpir8oqHxkdIMzvwt-C0~h3pDNLFCjCoEkR6PHq0B4M-lmHWZWx0TZG1yQLPeKAovGBwQGrUzQXW5EJ7OXw6Snl6yCPyf-sV5J1YbKiTJhes~0H5psyal7gh38fghyKu34L-5spUjLRZpD108AjBNAbwSaAU9FsblULTA__&Key-Pair-Id=KUT5TJCACFTXG","author","Lake Havasu City - Municipal Government","date","2025-02-05T00:00:00Z","article","The Lake Havasu City Planning and Zoning Commission voted 7-0 Feb. 5 to recommend that the City Council approve a planned-development rezone and general development plan for 40 Retail Center Boulevard, a 15.92-acre parcel proposed for 97 detached single-family units with on-site recreation improvements (land-use action ID 254644).

The applicant seeks MU-GPD (mixed-use general plan development) zoning to permit a high-end, barn-cave–style residential product with attached deep RV garages and an HOA to maintain common areas. Staff said the parcel is currently zoned for a manufactured-home park (RMH) and that the proposed density is consistent with the city’s medium-density residential general-plan designation.

Why it matters: The project would add a specialty second-home product to the North Side market and is proposed in the same master development as a nearby gym approved earlier at the meeting. Commissioners praised the design concept and owner investment but repeatedly questioned how visitor parking and traffic will be managed, since many units include large RV garages that could displace traditional vehicle parking.

Project overview: Applicant architect Bob Sampson said the development would include 97 privately owned lots with an HOA to maintain amenities, private streets and retention basins. Units were presented in two primary sizes: roughly 3,000 square feet for four-bedroom models and about 2,300 square feet for three-bedroom models. Sampson estimated a development height near 40 feet for some units but said buildings would be significantly below allowable code heights in cross section. He also said the units would be fabricated as preengineered kit buildings, with local fabrication planned.

Traffic and parking questions: Commissioner Joan DeZurro asked when the traffic study was conducted; staff deferred to the applicant, who said a local civil engineer produced a tabular, non-date-specific analysis and that a date-specific traffic study by Greenlight Traffic Engineers was underway and would be incorporated into the project record. Several commissioners and a public commenter, Emiliano Torres, warned that if garages are used to store RVs and boats, on-street and guest parking could become a problem. The applicant said the HOA will require owners to park in their garages and that driveways are designed at about 50 feet to allow loading/unloading.

Market positioning and pricing: Commissioners asked about the target market and price point. Sampson said the product is primarily intended as a second-home/seasonal market and Southern California visitors; he estimated a finished-living price of roughly $300 to $400 per square foot. That would put some three-bedroom units in the mid six-figure range and larger units higher, though the commission did not receive a detailed market study at the hearing.

On the motion: Commissioner Joan DeZurro moved to recommend approval of land use action 254644; Commissioner JP Thornton seconded and staff conditions were attached. The motion passed 7-0.

What wasn’t decided: The applicant’s final traffic study and any resulting mitigation measures, final building elevations and engineering, and final pricing and marketing remain to be resolved during subsequent plan review and at the City Council hearing.

Next steps: The recommendation will be forwarded to City Council for final action. If Council approves the rezone and the applicant meets plan-review conditions, construction permitting and HOA formation would follow.","mediaType","Video","parentTitle","Lake Havasu City Planning & Zoning Commission Meeting (2-5-25)","oneSentenceSummary","The Planning and Zoning Commission on Feb. 5 voted 7-0 to recommend a rezone and general development plan to allow 97 detached single-family \"barn-cave\" units with deep RV garages on a 15.92-acre parcel at 40 Retail Center Boulevard, while flagging parking and traffic concerns.","taxTitle","Lake Havasu City, Mohave County, Arizona","taxId",4184,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6290366,"Planning commission backs returning Retail Center parcel to commercial use, recommends rezone for two-story gym with conditions",265,215000,480000,"/Search/View?dp=1&key=2531028-8c5a6ff1371eadbf059d28a6a6d9b703&start=215&end=480","https://assets.pipeline.soar.com/2531028-8c5a6ff1371eadbf059d28a6a6d9b703/thumbnail_215000.jpg","/articles/6290366/Lake-Havasu-City/Mohave-County/Arizona/Planning-commission-backs-returning-Retail-Center-parcel-to-commercial-use-recommends-rezone-for-two-story-gym-with-conditions","https://secure.pipeline.soar.com/6290366-0be8d4837b1908edb2fc193206aaf78a/orig.mp4?Expires=1771175078&Signature=VygWT3oE8B3sE7Gp23XggWA6zY83gQJIJY1RoQTYKTkSKarwZG4ZSGXCv4uGrAv5A~mPW~DmZu9pxHFdHOQiuFMh0EYluYNZXbHmeDSJKVegc-GWkGOX5vJ5f8pr~j20F7GfGP6Q6iR~nuJlGyxMl6TMANhBc03aPS1p1Zg33g-31zyHKbUUAXUo9WpksA9G3A9VIg5u5Q0rdYhs8RXAuXUjSR55HM1IP~nprP0ak24KlfYS1kjuSwveq~xQ8XcctYBc9boGZIEroOeJ~r-pZqCurUUl9VMOOUd2h7GqTf4xZb-erprB7VqVGmBE5rAHIB1rSOn3-Gs~X66WM3NwzQ__&Key-Pair-Id=KUT5TJCACFTXG","The Lake Havasu City Planning and Zoning Commission voted 7-0 Feb. 5 to recommend that the City Council approve a minor general plan amendment and to approve a planned-development rezone and general development plan for a two-acre parcel at 60 Retail Center Boulevard, clearing the way for a multi-story gym and outdoor pool subject to limited exceptions.

The commission recommended changing the parcel’s future land-use designation from medium-density residential back to commercial mixed use (land-use action ID 254639) and approved a rezone from manufactured-home park (RMH) to mixed-use general plan development (MU-GPD) with exceptions for maximum building height and setbacks (land-use action ID 254643). The commission did not approve an exception for the city’s 30% alternate exterior-material requirement facing Retail Center Boulevard.

Why it matters: The three related items heard Feb. 5 would convert a parcel that was changed to residential in 2022 for a proposed manufactured-home park into a commercial site intended for a 2-story, multiuse gym that proponents say will draw daily visitors and generate sales-tax revenue. The commission’s approval sends the applications to City Council for final action, while limiting the city’s flexibility on façade materials.

City staff, represented by Chris Gilbert, told commissioners the subject property is surrounded by commercial development to the south and east and vacant land to the north and west, and that the Havasu Mall is nearby. Gilbert said the parcel had been changed to medium-density residential in 2022 to accommodate a manufactured-home park that was never built; the applicant asked to return it to commercial mixed use to facilitate a gym with outdoor amenities and landscaping.

Architect Bob Sampson, representing the project team, described the proposed building as a high-energy, multiuse gym with a resort-style, “Dubai-inspired” pool, extensive glazing, and an integrated parking garage. Sampson said the building’s design is currently around 32,000 square feet and would include a precast or post-tension parking garage; earlier staff materials showed a 14,800-square-foot figure on the submitted general development plan. Sampson and the property owner said members of the adjacent residential component would be offered gym memberships, and the gym would be open to the public.

The applicant requested three exceptions from the Lake Havasu City development code: a maximum building height of up to 35 feet above approved maximum grade, a waiver of the 30% alternate-material requirement for the facade facing Retail Center Boulevard (the code lists stucco, stone and brick as examples), and relief from a 20-foot build-to requirement to allow additional yarding for parking. City staff told the commission the height and setback exceptions are consistent with area design strategies but that the exterior-materials exception does not meet the intent of the recently amended code meant to improve the appearance of commercial buildings facing public streets.

During public comment, resident Emiliano Torres urged the commission to require “natural materials” on facades and questioned the need for a setback exception, saying architects should be able to meet the code on a two-acre site. Commissioners discussed the east-facing elevation that fronts Veil Center Drive and suggested adding more fiber-cement or wood-look accents to bring the street-facing wall closer to the 30% alternate-material threshold. The applicant said they were willing to add material to reach the city’s expectation.

On the motions: Commissioner Paul Loehr moved to recommend approval of the minor general plan amendment (ID 254639); the motion was seconded by Vice Chair Tiffany Wilson and passed 7-0. Wilson later moved to recommend approval of the planned-development rezone and general development plan (ID 254643) with exceptions for maximum building height (up to 35 feet above approved grade) and for setbacks; she withdrew the exterior-materials exception from her recommendation during an amendment to the motion. The amended motion passed 7-0. The commission’s action is a recommendation to City Council, which retains final approval authority for both the general plan amendment and the rezone.

What wasn’t decided: The commission did not grant the applicant’s requested exterior-materials exception; the applicant indicated willingness to modify the facade to meet the 30% alternate-material requirement. Final engineering details, building permits and council action remain outstanding.

Next steps: Both land-use actions will be forwarded to City Council for consideration. If Council approves the planning commission’s recommendations and the applicant satisfies development-review conditions, the project will proceed to plan-check and building-permit review.","The Lake Havasu City Planning and Zoning Commission voted 7-0 Feb. 5 to recommend that the City Council approve a minor general plan amendment and to approve a rezone and general development plan to allow a two-story gym and resort-style pool on a two-acre parcel at 60 Retail Center Boulevard, while denying an exception for the street-facing exterior material requirement.","actionData","errors"]

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Commission recommends mixed-use rezone for 97 'barn-cave' single-family units; commissioners flag parking and traffic questions

Planning commission backs returning Retail Center parcel to commercial use, recommends rezone for two-story gym with conditions