Lake Havasu City Planning & Zoning Commission – The Waterfront Major General Plan Amendment Hearing (October 14, 2025)

The Lake Havasu City Planning and Zoning Commission met on October 14, 2025, for a discussion-only public hearing on ID 25-4947, a request by Falcon Eye Ventures for a Major General Plan Amendment (GPA) affecting 1040 McCulloch Boulevard North (Metes and Bounds Parcel #107-15-015, 87.9 acres). The proposal would change the Future Land Use Map designation from Open Space and Park (OSP) to Commercial Mixed Use (CMU), Resort Residential (RE-RES), and Resort Related-Island (RE-ISL) to allow a mixed-use project called The Waterfront. No vote or formal recommendation was made; the item was for public comment only, with a second hearing and companion PD/Rezone request scheduled for November 5, 2025. (Note: The meeting minutes header gives the meeting date as October 1, 2025, while the supplied timestamp is 2025-10-14; this summary uses the supplied timestamp as instructed.)

Public Comments & Testimony

• Harold Meeks, resident, said the plan sounded beautiful but expressed concerns about infrastructure, specifically sewer capacity and electrical voltage; he stated his electric bill concerns and feared impacts on existing customers. Tim Kellett, Deputy Director of Public Works, responded that the sewer is not at or near capacity: current capacity is approximately 52%, and a recently completed Masterplan projects about 63% by 2040; electricity is outside City purview.
• Emiliano Torres, resident, argued the discussion focused on details rather than the major General Plan amendment and recommended that changes be considered through the 2026 General Plan Update; he expressed concern about future conditions or fees on public access to shorelines, parks, parking, and lighthouses.
• Steve Greeley, resident, asked whether the State can dictate zoning changes; City Attorney Kelly Garry explained the City has authority through State law, though zoning enforcement may be limited on state/federal land. Greeley encouraged the Commission to reject the request to send a message to the Arizona State Land Department that the island and shorelines are not open for sale and development, warning of precedent for the north side of the island and Body Beach.
• Kelly Lutz, resident, supported proper resort development but cited Havasu Riviera as an example of unfulfilled promises; he requested stronger guarantees, asked about phasing (hoping the resort would be developed first), and suggested expanding the 15-foot shoreline access easement because 15 feet is not substantial for public use.
• Mark Monson, island resident, supported the project, described a sewer smell at the Nautical Beachfront Resort entrance, called the abandoned golf course an eyesore and dust source, praised the design team's Scottsdale Quarter work, and asked the Commission and Staff to ensure proper traffic mitigation.
• Bonny Toy, resident, urged enhanced disability access beyond ADA minimums, asked whether a single-bridge traffic study is needed since the second bridge is not finalized, said private parking fees may be acceptable if they fund upkeep, and recommended an alternate name unique to the area.
• In Call to Public, Bonny Toy reiterated the need for citywide accessibility standards above ADA minimums.

Discussion Items

• Staff presentation: Planning Division Manager Chris Gilbert explained that this is the first of two required hearings for a Major GPA; no action would be taken. The site is an approximately 90-acre former golf course on the south side of the island, south of Beachcomber Blvd, between Nautical Beachfront Resort and Islander RV Resort; it was auctioned by the Arizona State Land Department in September 2023 and acquired by the current owner. The current General Plan designation is Open Space and Park and current zoning is Golf Course; no outside agency comments were received.
• Applicant presentation: David Megdal (Falcon Eye Ventures) said the team spent more than 24 months planning and listening, that 100% of the shoreline will remain accessible to the public, and that they are not there to change Lake Havasu but to enhance it. Jeff Brand (Nelsen Partners) described the resort as the anchor, with commercial uses off Beachcomber Blvd and residential infill in the center; changes made after community feedback include a 26% retail reduction from 84,900 to 62,650 sq. ft., reducing the multifamily building height adjacent to Nautical Estates from three stories to two, adding a 37,060 sq. ft. pocket park with a secure pedestrian gate, increasing landscape buffers to 40 feet with a minimum 125-foot building setback from Nautical Estates, adding 50-100 foot buffers to The Islander Resort, retaining the two lighthouses, replacing an 8-inch waterline with a 12-inch waterline, removing the effluent pond in favor of an underground reclaimed water system, installing wave attenuators, and using dark-sky lighting. He said the plan provides 34 acres of open space (37% of the site) versus an 18.2-acre requirement, an 87% increase in open space, 2.3 acres of parks and paseos, 939 automobile spaces and 45 boat/RV spaces, 57% above the 627-space minimum, and that the city's Second Bridge Feasibility Study projects 68% traffic capacity through 2045. John Berry (Berry Riddell) apologized for and corrected the out-of-state LLC registration issue flagged by Vice Chair Wilson, stated they filed with the Arizona Corporation Commission, described water pressure and Nautical Estates improvements, and estimated the investment at approximately $398 million; anticipated phasing is resort first, then housing, then retail.
• Commissioner questions: Commissioner Dzuro asked about lighthouse association access (confirmed), water conservation/Slow the Flow (a City program), housing price ranges (not yet determined), free public walking path (confirmed free), and second bridge timing (applicant expects bridge completion before first phase). Commissioner Annett asked about CC&Rs and short-term rentals (too early to determine; may limit them), townhomes (for sale), and apartments (likely long-term rentals). Commissioner Ballard asked about private streets (maintained by the HOA). Commissioner Lehr asked about gating (residential areas gated; resort, shoreline amenities, and commercial areas public). Commissioner Thornton said he likes the project and supports growth but wants assurances that amenities and public access are guaranteed; Chair Harris asked if deed restrictions could provide such guarantees, and Mr. Gilbert/City Attorney Garry explained that the later PD/Rezone and development agreement would lock in conditions.
• Emergency services: Fire Chief Pilafas said a preliminary review indicated current emergency services on the island would meet the needs of the proposed development.

Key Outcomes

• No motion, vote, or recommendation was made; the Major GPA hearing was discussion-only.
• The second required public hearing for The Waterfront Major GPA, immediately followed by the Island Body Beach/Planned Development (I-B/PD) Rezone request, is scheduled for Wednesday, November 5, 2025, in City Council Chambers; separate votes are expected on the GPA and the PD/Rezone at that meeting.
• The next regular Planning & Zoning Commission meeting is Wednesday, October 15, 2025, with one PD/Rezone application on the agenda.
• Staff announced two 2026 General Plan Update public workshops: Wednesday, October 29, 2025, 1:30-3:30 p.m., and Thursday, October 30, 2025, 11:30 a.m.-1:30 p.m., open-house format at the Mohave County Library Community Room, 1770 McCulloch Blvd N.
• Staff confirmed the La Fortuna Planned Development/Rezone at 2015 Moyo Drive was approved by City Council on September 23, 2025.