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

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.