Lake Havasu City Planning & Zoning Commission Regular Meeting - June 3, 2026

Lake Havasu City Planning & Zoning Commission met Wednesday, June 3, 2026, in Council Chambers. The meeting was noticed for 9:00 AM, called to order at 9:03 AM, and adjourned at 10:16 AM. Chair Jim Harris and Vice Chair Tiffany Wilson were absent, so Joan Dzuro was elected Chair Pro Tempore and alternates Phil Annett and Lonnie Stevenson were seated. The Commission unanimously approved the conditional use permit and unanimously recommended approval of the planned development rezone to City Council.

Call to Order, Chair Pro Tempore, and Routine Items

• Planning Division Manager Chris Gilbert called the meeting to order and explained that the Chair and Vice Chair could not attend.
• Commissioner Medley moved, and Commissioner Thornton seconded, to nominate Commissioner Dzuro as Chair Pro Tempore; the motion passed 5-0. Dzuro accepted and led the Pledge of Allegiance.
• Roll call showed 8 present (Ballard, Dzuro, Lehr, Stevenson, Medley, Costa, Thornton, Annett) and 2 absent (Harris, Wilson). With two members absent, the Commission invited alternates Annett and Stevenson to the dais.
• Gilbert announced the 2026 General Plan would be presented to City Council on June 9, 2026, and, if adopted, would go to voters in November 2026.
• The minutes of the May 20, 2026 regular meeting were approved 7-0.

Public Hearing: Mobile Food Unit Conditional Use Permit (ID 26-5237)

• The request was to adopt Resolution No. 26-03 approving a one-year Conditional Use Permit (CUP) for three mobile food units at 2138 and 2142 McCulloch Boulevard North in the Mixed Use-Uptown McCulloch Main Street (MU-UMS) District.
• Staff reported the property is 0.34 acres across three parcels; the food units would be placed in a developed parking-in-common (PIC) area. City Code Chapter 5.24, adopted in 2023, regulates mobile food units and requires a Major CUP for this type of operation.
• The site has 17 parking spaces; the three mobile food units would occupy 5 spaces when all are present, leaving 12. Parking is shared with adjacent 2138 and 2144 McCulloch Boulevard North under the PIC. The KAWS at 2144 would provide support for the food units.
• Regan Ross, operator of The KAWS, said it began in 2019 as a shared kitchen with an economic development focus, not as a food truck court, full-time dining establishment, or bar. More than 25 businesses operate out of the shared kitchen, each with its own licenses. Trucks are encouraged to leave for events and catered functions, so they come and go. She reported no complaints from adjacent businesses, closes on Sundays, and said the Fire Department approved the parking layout.
• Staff recommended conditions including: expiration on June 3, 2027 with required renewal; a maximum of three mobile food units; an average of 9 parking spaces maintained in the PIC area; individual licensing by City, County, and State; and trash receptacle, lighting, and noise compliance. The minutes record that each unit must be 10 feet from adjacent structures and 10 feet from other units; the transcript quotes 9 feet from structures, a discrepancy not discussed on the record.
• Commissioner Annett asked about alcohol sales; Gilbert responded that all applicable State liquor laws and licensing would apply.
• Chair Dzuro opened the public hearing; no public comments were made, and the hearing was closed.
• Commissioner Thornton moved to adopt Resolution No. 26-03, seconded by Commissioner Annett; the motion passed 7-0.

Public Hearing: Planned Development Rezone and General Development Plan (ID 26-5234)

• The request asked the Commission to recommend approval to City Council of a planned development rezone of 4.49 acres at 1926 Swanson Avenue and 1851 Magnolia Drive, Tract 2304, Block 1, Lots 18-27, from Residential-Commercial and Health (R-CHD) to Residential-Commercial and Health/Planned Development (R-CHD/PD).
• The project would allow 68 attached single-family homes on individual lots, eliminate side and rear yard setbacks, and reduce the minimum landscaped area from 20% to 15%.
• Staff said the vacant site is bounded by Swanson Avenue, Magnolia Drive, and Smoketree Avenue; it is zoned R-CHD and surrounded by R-CHD, C-CHD, MU-UMS, and R-UMS districts. The General Plan land use designation is High Density Residential. R-CHD has a 42-foot height limit and minimum density of 15 dwelling units per acre.
• The General Development Plan shows 68 three-story attached homes with garages, two access points (Magnolia Drive and Swanson Avenue), a perimeter screen wall, no gates, and 16 visitor parking spaces. The developer proposes to install a traffic signal at Swanson Avenue and Smoketree Avenue at its expense, consistent with the Traffic Impact Statement.
• Staff and Development Services Director Jeff Thuneman explained the City's Subdivision Code does not include a 'townhome' designation. The PD/rezoning and setback exceptions would create individual single-family lots with zero lot lines for attached units, while overall street/perimeter setbacks would remain. An HOA would maintain private streets and common areas.
• Applicant Rob Sampson (Selberg Associates, Inc., representing Paradyme) said the same project could be built by right as apartments or condominiums; the PD process is needed to sell the units as fee-simple townhomes. If denied, they would likely proceed as apartments or condominiums. He said 68 units is the minimum required by the 15-unit-per-acre density; a 60-unit concept would have required a density exception.
• Sampson described the design as upscale/resort-style with more trees and plants than required, oversized garages, third-floor patios, and one-, two-, and three-bedroom layouts. He said amenities such as pools were considered but would reduce living space or increase HOA fees; high-density apartments were not financially feasible.
• Commissioner discussion included support for the design, the financing advantages of townhomes over condos, and the use of CC&Rs to limit short-term/vacation rentals. Commissioner Stevenson highlighted better FHA/VA financing and lower HOA costs for townhomes; Commissioner Medley supported the concept and encouraged CC&R limits on vacation rentals; Commissioner Thornton praised the 'wow factor'; and Chair Dzuro noted about 60% of the community is over 55 and found the low-maintenance ownership model appealing to older residents and young professionals.
• Staff recommended conditions: property must substantially match the General Development Plan; side and rear setbacks for all 68 units are eliminated; landscaped area percentage reduced from 20% to 15% with street frontage landscaping on the interior of the perimeter wall; developer is responsible for the full cost of the traffic signal and other identified traffic improvements, with signal installed in Phase I if phased; and building permits/design review are required before construction.

Public Comments & Testimony

• No public comments were made during the mobile food unit hearing.
• Bonny Toy, resident, spoke against the proposed traffic signal at Swanson Avenue and Smoketree Avenue. She said signals do not necessarily improve safety, suggested stop signs may be more appropriate, and asked about street widening and pedestrian/bicycle safety. She encouraged a second review of the Traffic Impact Statement before City Council action. During Call to Public, she again urged the City to adopt ADA requirements exceeding federal minimums and reiterated traffic signal safety concerns.
• Pam Swenson, resident, said the 16 visitor spaces meet code but may be inadequate during holidays or long weekends when residents have guests. She asked where the closest public parking is and recommended the HOA restrict vacation rentals, which she said reduce long-term housing opportunities.
• Mr. Sampson responded that many units would likely be second homes, reducing weekend visitor demand, and that Paradyme does not intend the project to be vacation rentals and will work with an attorney on CC&R provisions. Commissioner Annett noted CC&Rs could prohibit rentals of 30 days or less.

Key Outcomes

• Elected Joan Dzuro Chair Pro Tempore for the meeting (5-0).
• Approved minutes of the May 20, 2026 regular meeting (7-0).
• Adopted Resolution No. 26-03 approving the one-year Conditional Use Permit for three mobile food units at 2138 and 2142 McCulloch Boulevard North (7-0).
• Recommended approval to City Council of Land Use Action No. 26-5234, the R-CHD/PD rezone and General Development Plan for 68 attached single-family homes at 1926 Swanson Avenue and 1851 Magnolia Drive (7-0).
• The next regular Planning & Zoning Commission meeting is scheduled for Wednesday, June 17, 2026. The regular meeting previously scheduled for July 1, 2026 has been cancelled.