Planning & Zoning Commission Regular Meeting - May 20, 2026

The Planning & Zoning Commission met on May 20, 2026, at 9:00 AM in the Council Chambers. Key actions included approval of previous meeting minutes, a second public hearing on the draft 2026 General Plan, and approval of an amendment to the Come Together Project's General Development Plan. The meeting was chaired by Jim Harris and adjourned at 10:23 AM.

Consent Calendar

• ID 26-5231: Approval of the minutes from the April 15, 2026, Planning & Zoning Commission Regular Meeting. Motion by Commissioner Medley, seconded by Commissioner Stevenson. Passed 7-0.
• ID 26-5232: Approval of the minutes from the May 6, 2026, Planning & Zoning Commission Regular Meeting. Motion by Commissioner Medley, seconded by Commissioner Lehr. Passed 7-0.

Public Comments & Testimony

On the Draft 2026 General Plan:

• Kathy Willett, Cabana Drive resident, objected to development of State Trust Land parcel APN 120-01-058 until flood flow levels are accurately determined. She questioned the 27,000 engagement touchpoints, asking if duplicate counts inflated the number; she noted only 883 views and 86 comments during the 60-day review. She requested an interactive, searchable Future Land Use Map and expressed concern that the Neighborhood Low land use category encourages development. She asked for a residential impact study and a developer-funded compensation fund for homeowners.
• Don Marginson, Cabana Drive resident, said he was unaware of the potential land sale and wished for earlier notification.
• Emiliano Torres asked if the draft plan is final; staff replied that City Council can direct changes before adoption.
• Christy Cosgrove expressed concerns about transparency and said the plan seems to encourage development of APN 120-01-058. She urged the community to stay engaged and asked what happens if the plan fails; staff said the 2016 plan would remain in effect.
• Darlene Henke asked who to contact at the state level about preserving the parcel as wildlife habitat. Staff recommended contacting state representatives and the Governor’s Office.
• John Parrott, a member of the General Plan Steering Committee, commended staff and noted the committee had diverse views; the specific parcel was not discussed because the focus was on big-picture growth.
• Chad Nelson suggested the neighborhood reach out to off-road groups and others who might also want to preserve the area.
• Steve Elliott stressed the importance of effective communication, praising Ms. Willett’s diligence.
• Darren Henke asked why the city must designate a land use for state land; Chair Harris explained the General Plan must assign a category, but state law prohibits open space designation.
• Brian Wheeler, Gold Dust Drive resident, asked if high-density development like townhomes could be built there; staff explained that would require both a rezone and General Plan Amendment, each with public hearings.

On the Come Together Project Amendment:

• Emiliano Torres repeated his concern that shared parking allows renters to park commercial vehicles or RVs anywhere in The Shops, potentionally creating nuisances. No other public comments.

Discussion Items

Second Public Hearing for Draft 2026 General Plan (ID 26-5220): n- Planning Division Manager Chris Gilbert presented an overview: the General Plan is a long-range policy document, not zonning or a capitol improvement plan. It includes 19 elements (17 states-mandated) and is updated every 10 years. The draft reduces Future Land Use categories from 16 to 7, simplified the Future Land Use Map (FLUM), and refreashed goals and objectives around housing, economic development, and shoreline preservation. The plan’s five chapters are Balanced Growth, Connected Community, Prosperous Economy, Thriving Residential Areas, and Healthy Environment.

• Community engagement: over 27,000 touchpoints from a dedicated website (883 views, 86 comments), plus in-person events, social media, and traditional media. Staff noted the parcels relevant to APN 120-01-058: the 2016 FLUM already designated it as Low Density Residential (up to 4 du/ac). The proposed 2026 FLUM changes it to Neighborhood Low (1-7 du/ac), which is essentially the same density range means. The current zonning is Agriculture-Preservaton (AP), allowng one hous per acre as an accessory use. Development would require a rezone and possibly a General Plan Amendment, both with public hearings.
• Mr. Gilbert emphasized that the state does not currently list APN 120-01-058 for auction. Arizona Proposition 207 prevents the city from designating state trust land as open space without owner consent.
• Tim Kellett, Deputy Director of Publc Works, confirmed that the first 10 priorit wash projects from the Wash Masterplan are completed; a second set of 10 was aproved earlier this year. Hydraulic continuity is modeled top to bottom.
• Jeff Thuneman and Mckayla Dunfey (Logan Simpson) detailed outreach efforts, including booths at community events, presentations to civic groups, radio, and news papers. They noted that a 1-4% engagement rate is typical; Lake Havas’s 27,000 touchpoints represent about 45% of the population, though some dupicats likely exist.
• Shelby Hennigan provided additional details: flyers at Senior Center, HOAs, Chamber, Mohave College; staff presented to Rotary, neighborhood watch, Chamber mixers, and politcal groups; booths at Truckapalooza, Back to School Health Fair, Fall Funfair, Winterfest; radio interveiws and news articles.
• Chair Harris noted this is his fourth General Plan update and commended staff for increased public awareness.
• After the public hearing, Commissioner Lehrmoved to recommend approval; seconded by Commissioner Thornton. Vote: 7-0.

Amendment to General Development Plan for 5699 Highway 95 – Come Together Project (ID 26-5200):

• Planner Trevor Kearns reviewed: the project, previously approved in 2025 for 102 multifamily units, needed to reconfigure building locations because UniSource Electric requested more setack from a public utility easement. Changes also improve ADA access, add bike parking, increase staircases from 6 to 12, reconfigure parking (20 fewer spaces but still 547 more than code requiers), relocate balconies to face lake and desert, and add landscaped bars to create a distinct development identity.
• Applicant Chad Nelson and co-founder Kevin Belew presented a video and explained the changes resulted from feedback from the city, utilities, and community. They emphasized the construction method (steel frame, fireproof materials) and the project’s goal of providing affordable workforce housing.
• Commissioner Lonnie Stevenson clarified that only the site layout amendment was under review; the project itself was already approved.
• Chair Harris opened the public hearing; only one speaker voiced concerns. No other comments.
• Staff stated the same conditions from the original ordinance apply.
• Commissioner JP Thornton moved to recommend approval; seconded by Commissioner Stevenson. Vote: 7-0.

Key Outcomes

• Minutes: Approved unanimously (7-0) for both April 15 and May 6, 2026 meetings.
• Draft 2026 General Plan: The Commission voted 7-0 to recommend approval to the City Council. The Council will hold a public hearing on June 9, 2026. If adopted by Council, the plan will be placed on the November 2026 ballot for voter ratification.
• Come Together Project Amendment: The Commission voted 7-0 to recommend approval of the amended General Development Plan, reconfiguring building and parking layout. The matter will go to City Council on June 9, 2026.
• Future Meeting: The next regular Planning & Zoning Commission meeting is scheduled for June 3, 2026.