COUNCIL COMMUNICATION
TO: Honorable Mayor and Council
FROM: Jeff Thuneman, Development Services Director
REQUEST:Title
Adopt Ordinance No. 24-1329 Approving an Amended General Development Plan and Planned Development Rezone for Planned Development No. 00-07, Heat Hotel, 1420 McCulloch Blvd. N. (Adjacent to the Bridgewater Channel) in a Mixed Use-Neighborhood / Planned Development (MU-N/PD) District, to Permit the Conversion of the Outdoor Bar and Patio and the Under-Bridge Retail Suites into Eight (8) New Guest Rooms (Chris Gilbert)
Body
FUNDING SOURCE:
N/A
PURPOSE:
To approve a developer-filed application requesting approval of a Planned Development General Development Plan and Planned Development rezone for the approximately 2-acre Heat Hotel 1420 McCulloch Blvd. N (Adjacent to the Bridgewater Channel) in a Mixed Use-Neighborhood / Planned Development (MU-N/PD) District, to permit the conversion of the outdoor bar and patio and the under-bridge retail suites into eight new guest rooms.
BACKGROUND:
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Application No.: |
24-4212 (P&Z #24-00200003) |
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Property Legal: |
Mohave County Parcel Nos. 107-76-009 and 107-76-010 |
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Property Address |
1420 McCulloch Blvd. N |
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Lot Size: |
2 Acres Approximately + 368 ft of Channel Frontage |
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Applicant: |
Heat Property, LLC |
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Owner: |
Heat Property, LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Mixed Use-Neighborhood/PD |
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Existing/Proposed Use: |
Retail Suites and Patio Bar / Eight (8) New Guest Suites |
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Proposed Number of Lots/Units: |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The Heat Hotel complex occupies an approximately 2-acre mixed use site with the existing Hotel suites, an outdoor bar/patio area, and retail suites all located along approximately 368 feet of the Bridgewater Channel, including part under the London Bridge. The Hotel amended the original General Development Plan since it was first approved in 2000 (PD No. 00-07) in 2007 and 2018. The most recent amendment in 2018 converted three commercial suites into four hotel units. The requested amendment will convert two more commercial suites and the outdoor bar and patio area along the channel into a total of eight more hotel units.
The 2018 Development Plan is attached along with the Ordinance approving the 2018 change to the PD. Area and Zoning Maps are attached.
A Citizens’ Meeting regarding the proposed General Development Plan Amendment was held on Tuesday, January 2, 2024. One nearby resident was the only attendee and the meeting summary states he did not express any concerns with the proposed amendment but suggested adding more boat docks for the condominium owners next to the Heat Hotel.
SITE ANALYSIS:
The entire project is developed and consists of five residential condominiums, two commercial units, a restaurant, and a 29-room hotel. The applicant is requesting to amend the planned development to allow for the outdoor bar and patio, in addition to two commercial units located under the bridge, to be converted to a total of eight additional hotel rooms. If approved, the hotel would increase from 29 rooms to 37 rooms. The requested amended general development plan is provided as an attachment.
It is important to note that in 2007, the owner submitted a request to change all the commercial units into hotel suites. The Planning and Zoning Commission expressed concern regarding the elimination of all commercial suites, especially the detached unit under the London Bridge. The request was ultimately denied by the Planning and Zoning Commission. The applicant modified the request for City Council review to only modify six of the commercial suites and excluded the building under the bridge (which is the commercial unit now intended for renovation to hotel suites under this application umbrella). City Council approved that request.
Approval of this new request will permit the remaining commercial units to be converted to hotel suites in addition to the outdoor bar and patio area. Staff finds that the requested change of use from commercial units to hotel units will have no negative impact on the surrounding area. The proposed hotel use will not require additional parking demands upon the property. The proposed change of use will have no negative impact to the parking standards as the requested use would create a lower parking demand by current code requirements. The physical number of spaces being provided will be partially adjusted by restriping the area along the south side of the existing parking lot.
COMMENTS RECEIVED FROM OTHER DEPARTMENTS/AGENCIES:
Staff received the following comments from the City Engineering Division:
1. Any allowed increase in units and sewer discharge shall be conditioned upon a sewer lift station capacity study for the current facility which already is serviced by City staff and it already has issues and may need to be upgraded. The cost of any improvements and the study are to be borne by the Owner.
2. All roof runoff from the new development including the upstairs bar deck and surface runoff cannot directly connect to the Bridgewater Channel. Grandfathered conditions do not apply to pollution sources. Consider downspout filters (cartridge style) as a Best Management Practice (BMP), and sidewalk trench grates for surface runoff capture and BMP treatment.
All building and fire safety issues with the actual construction will be addressed at the time the building permit plans are submitted for review.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The General Plan identifies the Heat Hotel grounds as being within the Commercial Mixed-Use future land use designation allows primary uses such as retail shopping and services, such as health facilities, nightclubs, studios, artisan shops, grocery/retail stores, restaurants, banks, medical office/ hospital/clinics, veterinary clinics, parking facilities, storage facilities, and personal services. Secondary uses include high density residential and accessory structures.
The following General Plan Goals and Policies from the Commercial Mixed-Use land use category support the proposed General Development Plan Amendment:
GM.1.1.d - Infill and Redevelopment: Support infill development and the assemblage of small lots, redevelopment of underutilized properties or obsolete uses, the adaptive reuse of vacant structures for new uses, and the promotion of State Trust Land on the Island and adjacent to the perimeter of the originally platted area as a means to maintain a compact urban form and leverage the availability of existing services, utilities, transportation, and schools.
LU.1.1.a - Range of development opportunities: Maintain a Future Land Use Plan and map that clearly identifies the location and distribution of densities and preferred uses-residential, commercial, employment, resort-oriented, and recreational uses- within the planning area.
LU.1.1.c - Infill and redevelopment: Support infill development and the assemblage of small lots, redevelopment of underutilized properties or obsolete uses, and the adaptive reuse of vacant structures for new uses as means to maintain a compact urban form and leverage the availability of existing services, utilities, transportation, and schools.
LU.2.3.a - Waterfront Development: Promote environmentally and aesthetically well-conceived waterfront development in conjunction with preservation efforts to enhance the City’s quality of life related to the lake and its shoreline.
EC.1.1.a- Diversified Economy: Retain, expand, and attract business and industry uses that provide employment that improve the overall quality of life for all Lake Havasu City residents.
PF.2.1.a - Infill Development: Maximize the existing investment in infrastructure by encouraging infill development within the existing platted area of the city.
PF.2.1.b - Utility Infrastructure Quality: Ensure developers install all public utilities and facilities to state and municipal standards, as required by their proposed development project outside of the subdivided area.
PLANNING COMMISSION ACTION:
The Planning Commission recommended approval of this application by a vote of 7-0 at its March 6, 2024, regular meeting. The only speaker on this item was a representative of the adjacent condominium owner’s association.
REQUIRED FINDINGS FOR GENERAL DEVELOPMENT PLAN APPROVAL:
The subject property has been covered by a General Development Plan since 2000, as occasionally amended, and the current proposed General Development Plan does not significantly change the previous amended plan from 2018. The new Plan seeks to repurpose the already existing patio bar area along the channel and convenience store under the bridge as hotel suites without adding any new areas not already shown on the previous amended Plan from 2018. Thus, the proposed General Development Plan Amendment meets the Required Findings contained under Development Code Section 14.05.04.L.4.
Staff recommends approval of Item No. 24-4212, amending the General Development Plan for Planned Development No. 00-07, Heat Hotel, 1420 McCulloch Blvd. N., to permit the conversion of the outdoor bar and patio and the under-bridge retail suites to be converted into eight new guest rooms, with the following conditions:
1. Applicant shall complete a sewer lift station capacity study for the current facility. The cost of any improvements to the sewer lift station identified by the study and the study are to be borne by the Owner.
2. All roof runoff from the new development including the upstairs bar deck and surface runoff cannot directly connect to the Bridgewater Channel.
3. The development conducted on the site shall be in substantial compliance with the approved General Development Plan at all times. Minor changes necessary to meet utility company or City Public Works Department engineering requirements shall not be considered as substantial changes.
COMMUNITY IMPACT:
The proposed General Development Plan is in conformance with the existing zoning classification and the goals and policies of the City’s General Plan and will afford additional short-term hotel options and provide less under-utilized space for the many visitors to Lake Havasu City, particularly those wishing to experience the atmosphere near the world-famous London Bridge.
FISCAL IMPACT:
The City will benefit from short term construction wages, materials purchases, and later, increased room tax revenue and property taxes.
ATTACHMENTS:
Ordinance No. 24-1329
Area Map
Zoning Map
Ordinance No. 18-1205
2018 Site Plan Showing Change to Development Plan
Letter of Intent
Neighborhood Meeting Documents
Proposed General Development Plan
SUGGESTED MOTION:Recommended Action
I move to adopt Ordinance No. 24-1329 approving an amended General Development Plan with the conditions contained in the Ordinance and a Planned Development rezone for Planned Development No. 00-07, Heat Hotel, located at 1420 McCulloch Blvd. N.