The Holbrook City Council held a special meeting followed by a work session that centered on housing policy, including a proposed ordinance regulating the conversion of motels into apartments, as well as broader discussions on zoning, code enforcement and long-term planning.
During the special meeting, council members conducted the first reading of a proposed amendment to city code governing uses in the C-1 neighborhood commercial zone, which covers much of Hopi Drive. The ordinance would introduce new standards for converting hotels and motels into multifamily housing, a practice the city said has been occurring without adequate regulation.
Mayor Kathleen Smith described the issue as property owners reclassifying motel units as apartments without meeting basic living standards. She added that such arrangements often result in inadequate living conditions, noting that residents may be forced to use the same space for multiple basic functions.
The proposed ordinance establishes minimum requirements for converted units, including minimum square footage and the presence of a functional kitchen. City Manager Randy Sullivan explained that a studio apartment would be required to have at least 400 square feet, while one-bedroom units would require at least 450 square feet and two-bedroom units at least 500 square feet, with discussion among council members about potentially increasing that minimum to 550 square feet.
The ordinance also requires that each unit include a range or oven, sink, refrigerator, storage space and food preparation area, along with compliance with broader multifamily housing standards such as parking, landscaping and density. Staff said the intent is to ensure that converted units meet a livable standard. “If you want to actually convert, then you actually have to [raise] your standard for a decent standard of living,” Mayor Smith said. She also said that tenants are often forced to cook on hot plates in rooms not designed for long-term living.
The Sahara Inn on Navajo Blvd., was discussed as an example of ongoing code enforcement challenges, with Sullivan outlining the city’s prior actions and the circumstances leading up to the most recent fire that destroyed a good portion of the building. Sullivan said the property had already been shut down by the city due to safety issues before this fire occurred. He explained that the city had required the owner to address electrical problems and bring the building up to code. He said the owner indicated plans to make repairs but did not secure the property, leaving it vulnerable to unauthorized entry. According to Sullivan, the most recent fire was not caused by tenants but by individuals entering the vacant structure. “Some kids got in there and started a fire,” he told The Tribune, noting that doors and windows had been left open or broken. The discussion follows multiple incidents at the Sahara Inn in recent months, including earlier fires tied to electrical issues and occupancy despite the building being deemed uninhabitable.
Situations like the Sahara Inn also highlight the limitations the city faces in pursuing enforcement, particularly when cases escalate beyond administrative action. Sullivan noted that taking property owners to court requires significant financial resources, as the city does not have an in-house attorney and must contract out legal services. Sullivan noted, “We’re going to have to start spending money on attorney fees to follow these steps.” He added that while the city has begun setting aside funds for these efforts, the expense and process involved can slow enforcement and limit how quickly the city is able to address ongoing violations.
Councilmember Karina Pack discussed concerns about how the new requirements could affect existing residents, particularly those currently living in motels due to limited housing options. Vice Mayor Mike Nilsson raised concerns about potential displacement if property owners are required to upgrade units. “So now the rent goes to $1,500… he doesn’t pay it… he goes and lives in the riverbed,” Nilsson said. Nilsson explained that the riverbed sometimes fills with people who are experiencing homelessness. It was discussed relying on the Bread of Life Mission homeless facilities, but council ultimately agreed that it was not a viable option given how many people this could affect.
The ordinance under consideration applies specifically to properties within the C-1 neighborhood commercial zone, which represents only a portion of the motels in the city. Sullivan pointed to a map in the meeting showing that C-1 would only affect three to four trouble properties located on Hopi Drive and would not address most of the properties discussed during the meeting. Sullivan said he has discussed with planning and zoning either increasing the size of C-1 to include more of the properties they want to target or passing another ordinance to apply those regulations to other commercial zones.
Council members also discussed limitations within the city’s zoning code that restrict the development of multifamily housing. Staff said developers have expressed interest in building duplexes and other housing types but have been unable to proceed due to zoning constraints. Mayor Smith said, “There’s quite a few investors that want to do some duplexes, triplexes,” but they can’t be built due to existing zoning laws and asked that staff work with planning and zoning to allow for more multifamily housing.
Following the special meeting, the council moved into a work session where members reviewed the city’s strategic plan and its emergency operations plan. These items were largely for council members to provide comments and concerns before they reach a vote at a regular meeting. However, during the work session the council did spend a significant amount of time discussing the five main budget priorities so that staff can take those priorities and begin crafting a budget with those in mind. The priorities include beautification and revitalization of Hopi Drive and Navajo Blvd., street improvements, Hidden Cove Golf Course clubhouse renovation, code enforcement, and parks and trails. “These have been our priorities for 20 years,” Mayor Smith said, “but we’re going to be the council that finally gets it done.”
No final decisions were made during the work session. The proposed motel conversion ordinance is expected to be returned to the council May 13, for further consideration and potential adoption.
