Planning and Zoning Commission - Regular Meeting

Call to order and roll call.

Chair Gau present. Commissioner McCoy here. Commissioner Smeaby present. Commissioner Sixa here. Commissioner Sprinkle here. Commissioner Waters here. Vice Chair Swap here. We have a quorum. Thank you. Let's all stand for the pledge to allegiance.

I pledge algiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Thank you. Welcome to the city of Kingman meeting of the planning and zoning commission. This is Wednesday, May 13 of 2026. Can I get an approval of minutes? This is the regular meeting minutes of the planning and zoning commission for April 8th of 2026. I move that we approve the minutes. A second. All right, we have a motion and a second. All in favor? I

I any opposed? Okay. All right. Next, we have the call to public. This is comments from the public. Those wishing to address the commission should fill out request forms in advance. Comments from the public will be restricted to items not on the agenda with the exception of those on the consent agenda. There will be no comments allowed that advertise for a particular person or group. Comments should be limited to no longer than 3 minutes. The commission may not respond to speakers during the call to public. The commission may direct staff to study the matter or request that the matter be placed on a future agenda. Um, do we have any comments from this? None.

Okay. Thank you. All right. Next, we go on to action items. The first is GP25-00008. This is a proposal to amend the city of Kingman general planned use designation of approximately 1.28 28 acres for medium density residential MDR 59.36 acres public quas public pqp 16.07 07 acres lo local commercial LC 5.90 acres and park/open space POS 46.33 acres to regional commercial RC located at the northeast corner of Louise Avenue and Flying Fortress Parkway. Assessor's parcel numbers 322-12-00007 and 322-110002. Applicant Mark Hall of the Iver Development Services on behalf of RSF Partners LLC and the Walapai Edge LLC property owners. The proposed amendment seeks to change the current land use designation of 128 acres of the medium design residential public quasi public local commercial and parks open space land use designations to a regional commercial. The proposed amendment along with companion application reszone RZ25-00005 will establish consistency between the general plan and the city's zoning and facilitate the development of a regional commercial center on the 155 acre project site. The regional commercial designation is intended to allow for commercial uses with the varying intensities and aligns with the proposed C-3 commercial service business zones which facilitate future commercial development of project site potentially consisting of retail hotels and gas station convenience store use. The minor amendment is required before the C-3 zoning can be considered as all resoning proposals must conform to the project land use map of the Kingman general plan 20 240. Do we have a presentation?

Yes, we do.

Thank you. Good evening, Madame Chair, commissioners. I'll be presenting the Walapai's Edge case number GP25008, which is a minor general plan amendment. The first slide we have is an aerial map that shows the site. It's a proposal to amend 128 acres of the general plan 20 240 medium density residential public quasi public local commercial and parks open space land use designations to a regional commercial land use designation. Here we have the current general plan map which shows that we have the local commercial, the quasi public, the open space and the medium density residential within the bounds of the project site. Here we have a general plan exhibit that shows which areas will be reszoned and the acreage associated with those. Sorry, the general plan map that will be amended and the acreages associated with those. Here we have the current zoning map. The existing zoning of the subject site was approved in June 6, 2005 by ordinance number 1485. Companion application would also amend the zoning to C3. analysis of case number GP25008. The findings are in accordance with chapter one of the general plan 20 240 and proposed amendments meet the required findings. The regional commercial land use designation as proposed will support and implement the above stated policies and objectives. The site is located adjacent to the traffic interchange serving nearby residents as well as the broader population including those that are travel oriented non-residents. The proposed designation will facilitate new commercial development that attracts

diverse new businesses and creates jobs for those residing within the city of Kingman and surrounding areas. Future development will not impact the existing infrastructure or public services as necessary infrastructure improvements will be constructed at the time of development as well as the payment of citywide development impact fees. Although the proposal is within the vicinity of the Kingman airport, development of the project will not result in an increased aviation generated noise or operations. Nor will the proposed amendment and future development diminish the quality of the air, water, or cultural resources as the project is required to adhere to the strict development standards established by the city of Kingman. The proposed development is situated within a regional transportation corridor and while development of the site will remove open space, adjacent washes and drainage features are still retained adjacent to the project site to the east and in the vicinity. In conclusion, the amendment to regional commercial is consistent with the policies and objectives of the city of Kingman 20 240 general plan and meets the findings as discussed within the staff report and will further the public health, safety, and general welfare of the citizens of Kingman. Agency comments and public notice. No opposition to the request was received at the time of this presentation being completed. We mailed notice to property owners within 300 ft on April 22nd. The site was posted with signage on April 22nd and a notice of hearing was published in the Kingman Daily Miner on April 22nd and no public comments again were received at the date of this presentation completion. So based on the findings contained in the staff report GP25-00008 an application to amend the general plan 20 240 of 128 acres from MDR PQP LC and

POS land use designations to RC is hereby recommended for approval. Questions or comments. Thank you. Do we have any questions for staff? I have one quick one if I might. Is there public sewer access to this or how is that going to work?

Chair, commissioners, if I could. Tonight, the focus is really just the general plan amendment and the change of zone at the time that they've come forward with an actual project. We would be reviewing it for any of the infrastructure improvements above and beyond uh what has already been relayed to us. So, we have not reviewed any of the other infrastructure improvements at this time. Okay. Thank you. Uh, Madam Chair, um, I I did see that we have a a comment from a um, uh, Mr. Baddy apparently owns property in the area. Do you have like do you have on the map where this gentleman's property was? Um,

he lives. Is that what you're asking? Yeah. What? And what is the nature of his property? I guess is he like an owner of vast tracks of land or is this just a single single homeowner? Homeowner shar commissioner right next to

if if I could if we can respond before we open up the public hearing. Uh we did receive a a letter uh of opposition from a property owner. We do not map those. We actually just take in the the information. We did provide that before the dis evening. We did also receive one other email this evening just asking in regards to the extension of Louis Avenue uh as part of this as well as uh what type of businesses or uh users that are already being proposed for the site. And again, it's outside the scope of the actual general plan amendment and the and the reason that's before you this evening.

All right. Yeah. I just I'm just curious the nature of the the complaint. I mean, I've read through it, but I I know we've had a lot of people from Rancho Santa Fe complaining because of uh residential density for some developments nearby, and this is different from my perspective. Um All right. Well, thank you. Appreciate it. Thank you. Thank you. All right. Next, I want to open this up for um public comment. Um first, I have um a notice from uh Mike Balslay. Sorry if I murdered your name. Um, come up and um, tell us your name again and your address.

Hi, I'm Mike Bsley. I live at 2728 Sandstone. Baddies live next door to me. Okay, so we're right near that corner where Flying Fortress is going to come through, which fine and dandy, that's already said and done. But um what I'm concerned with is if you look at the map you guys sent us out right behind our house, you've now got a square that's showing that that's going to be a commercial building on the map that was sent to us. And I I don't I don't know anywhere in Kingman where they put a commercial building right right in the middle of a residential area. um they're on corners, they're on main busy streets. This does not make any sense to me. And then I also it shows that he was going to he was talking about the 8,000 square foot properties. Well, from the previous meeting that was approved, um the first three rows behind us are supposed to be halfacre homes. So, where's he talking about 8,000 square foot homes? If it if it's still three three rows of halfacre homes, how how are you going to put a commercial building right behind me? I People moved to Rancho Santa Fe because they it's quiet, you know, really nice little community, quiet, upscale, and um from what I'm seeing, we're going to throw commercial right in the middle of it, and that makes zero sense. I don't need a Dollar General or a Circle K right behind me. It's just it's not why I moved out here. Um the um Oh, shoot. Let's see. What I don't understand is if you guys want to do that much commercial, you have the old all other side of the of the 40, the

north side of the 40. Why why aren't we developing that for commercial? Why are we going right in the middle of uh residential? I've heard rumors that they want to put a Costco over in that area. They're put a lot of loan. You're going to need two two and a half acres, three acres for a Costco and getting them to come out here. That's your that's up to you guys to figure out how to get that. But you have so much room on the other side. Why aren't we just keeping this residential and not throwing commercial buildings in between? I I don't want I want an automotive place or something. Who knows what's going to go behind there if they go commercial right there, which is not what was agreed upon, you know. Um I I just um you know, looking at it, I I don't think anybody here would want a commercial building in your neighborhood. I I I just don't. They You just don't do it, you know? I mean, yes, we need we need Kingman's growing, understand, but let's think about a little wisely before we go rubber stamping just for a developer. All right. Thank you.

Thank you. Um, do we have any more public comment? Yeah. Come up to the microphone. Just tell us your name and your address.

Uh, my name is Tanner Schrudder. I live at 4196 Gemstone. and I'm also a member of RSF. Um I'm here to answer any questions or clarify any things that you guys may have. Um I do I do want to address a couple of comments that he had. There there is no commercial that is going directly behind residential. The commercial there's C2 and C3 commercial that have already been approved and zoned through the city since I believe 2005 or 8. Uh I don't I don't remember how long. We're just extending that along I40 in between Louise, Interstate 40. Um, to answer your question, we did put in a 10-in sewer line as we continue up Louise already to Walapai's Edge, and we did put tie outs to go feed through that commercial as well. Um, if there's any other questions that anybody have, I'd be happy to answer them.

Thank you. Um, let me just ask, are there any more public comments? Does she want to talk?

Do you have any comment, ma'am? No. Okay. All right, then. Let me close public comment. We'll open it up for commission discussion. And does anybody have any questions before he sits down? I do. Okay. Um, Chairwoman Goss, thank you for your time. How much um oak area, it was difficult to tell from the map, but I'm just wondering how much open area is being changed to commercial. Um, I would have to ask uh Jason on that because the application has so many numbers on it. Me and Jason have been going back and forth the last couple days. Remember what what area?

Yeah. Chair Goss commissioners. Uh the total acreage for open space that's being changed was 46.33 acres. Okay. Thank you. That's how much of that larger portion of 155 is is Yeah. Do we have any questions for

I had one other question. Um when you have a change like this where uh it had been uh designated as residential and then going to commercial as far as that infrastructure as far as water, power, sewer, those kinds of things. Does the commercial part of it use more or less demand on those services? And I mean and is that planned for or is that just considered later as far as with the full project? Yeah. So, uh, as as Jason spoke earlier, as a site plan develops and we work the city, we're going to have to do or whoever's whoever's developing it is going to have to do the the correct sizing for water, pressure, sewer, drainage. All that has to be done before any any type of moves.

So, let me just clarify for for our behalf. So this um agenda item here is a is not a simple but is a full reszone. Um all the questions of you know traffic and infrastructure and all those things will come after that point. We just are going to consider straight out the change of zoning. Ask one more question. Yes ma'am. In the area are there other open areas designated open area?

Uh I do not believe that there is any Oh Jason Jason's going to correct me. Okay.

Okay. Thank you. Do we have any further questions? No. All right. Thank you so much. Thank you. All right. Now, it is just for us to discuss. Go ahead.

All right. Madam Chair, um I just like to point out that I I sympathize with the the gentleman that came and also the person that put in the letter. Um specifically regarding extra density and residential, but in this case, I mean, my grandma, she bought a a house on Louise in 1969 when it was the highway that went to Phoenix, you know. So that alignment has always been important even though it was kind of subsided for a while. And the intersection of those two with I40 seems to be kind of an ideal place for commercial. You know, I mean, it's and I I've been hearing I'm sure everybody here has been hearing about these interchanges. These two interchanges have been floated for 30 years, you know, 20. It's forever. And I I know there's kind of a race to have these this area be designated commercial, but the city is wisely, in my opinion, trying to take advantage of that um you know, that opportunity. I I certainly hate to see people's lifestyle change because of this type of thing, but I live downtown literally right next, you know, a block away from commercial and it can be okay if you get involved when these individual after the zoning change you get involved come before us when they're putting in these individual businesses if it gets, you know, that can make a difference. But just based on where this location is, I can't see this not being commercial, based on the important of this historic uh this roadway that used to go to Phoenix and and the plans we have for shooting out to the airport. Anyway, that's just my opinion. I appreciate you coming out and speaking to us. And thank you, Madam Chair. I appreciate it.

Thank you, Madam Chair. Okay. Um in our packet, we have an exhibit nine, a conceptual plan. I know that is conceptual, but possibly the applicant or the uh the homeowner could maybe look at this and indicate his concerns on where where it's located because we didn't get kind of an idea of where you're located within the plan. Can you put that that map up on the screen, please? Exactly. Sure. And just um who do you want who do you want to talk to? Uh the the person who was uh in opposition basically. We we're not going to pull up public comment again. Um, we can't reopen public comment, but you can um ask Jason a question or you can ask the developer a question.

I'm assuming and Amy, I'm assuming that the the existing housing track that is near the conceptual um commercial is is is the issue. Um obviously there's going to be buffer requirements and stuff like that, especially with uh additional residential abuing commercial property. Is that correct,

Commissioner? This may be chairwoman Goss. Correct. They will have to meet certain landscape buffers and setback requirements. So there should be an adequate buffer between the residential and commercial including the right ofway that separates them. Also looking at the plan, it does show well it shows Louise or not Louise but it shows the parkway coming down and it shows are those existing houses outside the red on the left to the west that's Rancho Santa Fe and on the right and the orange is proposed. Okay, that answers my question. Thank you.

Thank you. All right. Do we have more discussion or are we ready to make I'm ready. I move to make a motion to approve GP25008 proposal to amend the city of Kingman general plan land use designation of approximately 128 acres from medium density residential public quasi publicqp local commercial and parks open space to regional commercial RC located at the northeast corner of Louise and Flying Fortress.

All right. Do we have that way? I'm sorry. No, you're good. Do we have We have a motion. Do we have a second? Second. All right. We have a motion and a second. Can I get a roll call vote, please? Chair Goss, approve. Commissioner or I'm sorry, Vice Chair Swap, yes. Commissioner McCoy, approve. Commissioner Smey, approve. Commissioner Sixa, approved. Commissioner Sprinkles, approve. Commissioner Waters, approve. It's been approved. Thank you. All right. Do we have any reports from staff?

All right. Thank you. All right. Next, we have um RZ25. Is that this one? Dash. Yeah. D- 0005. This is a proposal to reszone approximately 1.55 acres zoned R-18 residential single family 8,000 square feet minimum lot size. Do we have a presentation? Madame chair, commissioners, this is the companion application to the general plan amendment that we just heard. See if I can project again is Walapai's Edge and this is case number RZ25-00005 a reszone application seem to not sure why it's not Yeah. Try again. The first slide is an aerial map showing the overall project site. The project area is 155 acres. The current zoning, there's 97.91 acres of the R18 residential single family, 8,000 foot minimum lot size, 34.43 acres of C2 commercial community business, 22.88 acres of recreational open space with the proposed zoning designation of C3 commercial service for the overall 155 acres. Here

we have the current zoning map for the project site. As you can see, there's C3 existing in the northwest corner already. Moving to the C2, the R18, and the region recreational open space designation. Here we have a legal description and exhibit map that shows the areas to be reszoned, what their current designation is, and then of course the C3 zoning designation next to them. Here's the current existing general plan map that shows the the regional commercial up in the northwest corner. The local commercial is just beneath that. Moving into the quasi public space and then the recreational open space and the medium density residential. And this is what's being proposed under that previous item that we had heard the regional commercial over all the across the site. The findings for this case are the proposed amendment is consistent with and conforms to the goals of the general plan and any applicable specific plans. According to the 2040 general plan, page 5 allows for amendments to the existing plan to address changing trends, new development styles, inconsistencies in the plan or land use related adjustments which may be needed. The proposed plan amendment will bring the general plan in line with the requested reszone and help to provide strategic organized growth in Kingman by encouraging a variety of commercial and employment opportunities for local and regional residents and allows for accessibility to additional goods and services without extensive travel. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the city and will add to the public good as described in the general plan.

The reszone would aid in the development of commercial growth in the area in alignment with the purpose and intent of the general plan. In 2010 and 2011, the city annex this area in anticipation of the Rancho Santa Fe Parkway traffic interchange and subsequent commercial development. Currently, much of this area is inaccessible by developed roads and has no nearby services. Approval of this reszone request will facilitate development associated with the proposed interchange and support future commercial development planned within the vicinity of the interchange. The affected the affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provisions of public and emergency vehicle, public services and utilities to ensure the requested zone designation and proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. This site is physically suitable for commercial development as the site is relatively flat and has access to improved street system and access to city water and sanitary sewer infrastructure. Site development will occur through the city's permitting process where any proposed development would be scrutinized to ensure adherence to various standards designed for safety and for compatibility with adjacent properties. Therefore, it is not anticipated that additional development on the subject site will endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity. No opposition to the request was received at the time this presentation was completed. Public notice was mailed to property owners within 300 ft on April 22nd. The site was posted on April 22nd and a notice of hearing was published in the Kingman Minor on April 22nd. And again, no public comment

received at the time this presentation was complete. Recommendation based on the findings contained in the staff report RZ25-00005, an application to change the zone of 155 acres from R18, C2, and ROS to C3 is hereby recommended for approval. Thank you. Do we have any questions for staff? Can you put the site map up again, please? Thank you. You want an aerial or the aerial showing adjacent zoning? Is this is this the one you wanted? Um

the zoning this one. Okay. If I may, proposed access is going to be multiple streets, I'm assuming, or we going to use existing surface streets that are there now.

Madame Chair, Commissioner McCoy, I believe that the slides here would indicate better what access will be provided. It looks like there will be some access there near the interchange and then coming off of Louise would be additional access points to that site. Louise is between the black and the orange right there. Correct. Okay. Thank you.

That's all. Thank you. Thank you. Do we have any more questions? No. All right. Thank you so much. Thank you. All right. This item also involves a public hearing. So, let me open up the public or public comment. If anybody has any, please step forward.

I'm just curious if you're going to access Louise for that. It's not developed or anything right now, but you're creating a lot of traffic with commercial buildings there for Louise, which is a two-lane mode. And yes, you can get on Flying Fortress when that's completed, but there's going to be a lot more traffic going down Louise. And we've already seen people, you know, driving radically down through there. So, I'm just just curious what what your plans on how you're going to manage that. And I I sure don't want a stoplight behind my house. Yeah. So, I just thought I'd throw that out there.

Thank you. Do we have any more comment?

Nope. All right. Thank you. I will close public comment and open it up for commission discussion. Um, I would just like to point out that the map we saw earlier, um, if I remember the last time we had a ranch of Santa Fe out in numbers here, it was because of the the, you know, 8,000 foot lots. It looks like, you know, what we're losing is a bunch of 8,000 foot lots and there's still the strip that's roughly the the 20, you know, the R120 is still in place basically from what I see in the map that you guys are showing. So, I understand there's going to be some some commercial nearby, but it still looks to my eyes like a a pretty opportune place, you know, and again, we've been hearing about these interchanges for a long time, so it's it's like we've known they're coming, you know, if you're investing in a house or something, this is a prime place to it. It always has been. I understand the traffic issues, though. Um, but I'm sure we can expand the road. I don't know. That's something for a later date. Anyway, thank you.

Thank you. Can I ask the developer question? Okay. Mr. Schiller, um I'm concerned about what he's concerned about. Is there a commercial building going directly behind Sandstone? Uh no, Commissioner, there is not. Okay, that's what I wanted to make sure. Okay, thank you. Thank you. And so there the buffer is going to stay the buffer that we talked about when the buffer is going to stay and then you have Walifi Parkway and then you have the commercial and then you have the open space and then you have the houses.

Yes, the the buffer of the R120 will stay in place between the existing Rancho Santa Fe and the R18 that is being developed right now. Perfect. Thank you. Thank you. Does anyone else have any questions for him before he sits down? Thank you.

Happy you're doing it. Very right. Do we have more discussion or does somebody want to make a motion? I'll make a motion to approve RZ25-00005. We have a motion. Do we have a second? I second. All right, we have a motion and a second. Can I get a roll call vote? Chair Goss, approve.

Vice Chair Swap, approve. Commissioner McCoy, approve. Commissioner Smey, approve. Commissioner Sixa, approve. Commissioner Sprinkle, approve. Commissioner Waters, approve. It has passed. Thank you. All right, now we get to reports. Um, are there any reports from staff members? No formal report for you this evening. We did provide you the latest uh monthly update for development that's occurring. Yes, thank you very much for that. Um, all right. Are there any announcements by commission members? These are limited to announcements, board and commission liaison reports, availability, attendance at conferences and seminars.

I will be out of town next month. I will be out of town as month next month as well. Do we do we elect a vice vice? We will ask if you if you'd prefer to ask this evening who will uh prepare or actually perform the duties of the chair for the next meeting that would be helpful because you can't can you be a chair on Zoom? If you're available I mean I'm available I just will be in another state.

Okay. Uh we can certainly open it up to Zoom. We'll work with it if that's the case. Um I I want to make sure that we have a quorum uh because we do have a project that is coming before us that is under a deadline. So, okay. Excuse me. Okay. Um, does anybody else anticipate being unavailable or have any other comments? Possibly. But I'll I'll give you notice. If I can Yeah. notice as quickly as possible. Uh, if I will pull for a special meeting if that's the case. Okay. Yeah. I don't know if you'd be available to zoom in or if you zoom in. Is that part of the quorum or no? Yes.

Okay. Okay. All right. Thank you. Um All right. Does do we have any requests for future reports or updates? No. All right. Then we can adjourn.