STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
A Request for a Planned Development Rezone and General Development Plan of 1926 Swanson Avenue and 1851 Magnolia Drive, Tract 2304, Block 1, Lots 18 to 27, 4.49 Acres, from Residential-Commercial and Health District (R-CHD) to Residential-Commercial and Health/Planned Development District (R-CHD/PD) to Allow 68 Attached Single Family Homes on Individual Lots, Elimination of Side and Rear Yard Setbacks, and a Reduction of the Minimum Landscaped Area (Chris Gilbert)
Body
GENERAL INFORMATION:
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Application No.: |
26-5234 (PZ2026-00043) |
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Property Legal: |
Tract 2304, Block 1, Lots 18 to 27 |
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Address: |
1926 Swanson and 1851 Magnolia |
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Lot Size: |
4.49 acres total over 2 parcels of land |
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Applicant: |
Selberg Assoc. Inc., Rob Sampson |
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Owners: |
Paradyme Investments LLC |
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Staff Project Manager: |
Chris Gilbert |
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Current/Proposed Zoning: |
Vacant Land zoned Residential - Commercial and Health District (R-CHD) to Residential - Commercial and Health District/Planned Development (R-CHD/PD) |
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Existing/Proposed Use: |
Vacant to Attached Single Family Homes |
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Proposed Number of Lots/Units: |
68 |
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Density: |
15 units/acre (District minimum density) |
SITE ANALYSIS:
The subject property, located at the intersection of Swanson Avenue and Magnolia Drive, is approximately 4.49 acres of undeveloped land across two vacant parcels that are zoned as Residential-Commercial and Health District (R-CHD). The surrounding area consists of a mixture of commercial businesses to the north (including Albertson’s grocery store) that front onto McCulloch Boulevard, a residential care center to the east, a mix of single family, two-family and 3 to 5-unit one story multi-family developments to the south, and a multi-story condominium development to the west.
Area and Zoning Maps are attached.
PROPERTY AND APPLICATION BACKGROUND:
The Residential-Commercial and Health District (R-CHD) serves as the residential component of the broader Commercial and Health area. The district is intended to accommodate a wide range of medium to high-density residential development adjacent to existing and future health-care facilities along lower McCulloch Boulevard, providing housing options for health-care professionals and seniors seeking proximity to medical and other essential services in the adjacent commercial districts.
The subject property is located within this district, which was established to support higher-density residential development, as reflected in its 42-foot height limit and minimum density requirement of 15 units per acre. Permitted uses include apartments, condominiums, and other residential forms capable of meeting the minimum density and applicable development standards.
As development within the R-CHD district along Magnolia and Swanson has progressed (with a separate R-CHD area located along Moyo and Injo Drives near the hospital), the remaining land available for development has been reduced to a few pockets. These include the properties in this application, a cluster of three contiguous lots at Capri and Swanson, and several smaller vacant parcels along Magnolia that are too limited in size to support more than a 4 to 6-unit development. Much of the R-CHD district along Magnolia Drive was previously developed with single-family homes and small multi-family structures of up to five units prior to the 2021 ordinance establishing the 15-unit-per-acre minimum density. The district-specific standards clearly intend to support high-density, multi-story residential development such as the project proposed in this application. This project meets the minimum density requirement and complies with the 42-foot height limit.
While the project, aside from minor adjustments to overall landscaped area, could be developed by right as apartments or condominiums without public hearings, the applicant’s Letter of Intent requests approval of a Planned Development Overlay. The overlay would allow removal of the side and rear yard setbacks so the units may be sold as attached single-family homes with direct ownership of the land beneath each unit. The applicant also requests a reduction of the required landscaped area from 20% to 15%. The Letter of Intent further affirms that the applicant will be responsible for the design, construction, and full cost of a traffic signal at Swanson Avenue and Smoketree Avenue. The development will not be gated.
The applicant’s Letter of Intent is attached.
The attached General Development Plan illustrates the proposed layout of 68 attached single-family homes of varying sizes and configurations. All other applicable City Code requirements, aside from the requested exceptions, will be met and verified during Design Review. Minimum parking standards required by the Development Code are satisfied as shown on the General Development Plan.
The General Development Plan is attached along with an aerial color mockup of the project and a more close-in view of the development as if standing on one of the interior private streets.
GENERAL PLAN LAND USE DESIGNATION/CONFORMITY:
The Future Land Use Map of the General Plan designates this area as High Density Residential. The subject property and all surrounding properties to the east, west, and south are also within this land use category. To the north, where the Albertson’s grocery store is located, the Land Use Map shows Commercial Mixed Use. The proposed Planned Development Overlay is in conformance with the General Plan.
The General Plan Map for the area is attached.
TRAFFIC STUDY:
The City’s Engineering staff reviewed the traffic statement and concurs that a traffic signal is warranted at the intersection of Swanson Avenue and Smoketree Avenue, as signal warrants were already met prior to the proposed development. The applicant has agreed to install the signal, as outlined in their Letter of Intent, indicating they will be responsible for the full design, construction, and cost of the traffic signal at this intersection.
A copy of the Traffic Statement is included as an attachment.
FINDINGS REQUIRED FOR PLANNED DEVELOPMENTS:
Section 14.05.04(L)(4)(a-h) of the Lake Havasu City Development Code requires eight findings be met before a Planned Development is approved. Those eight findings and Staff’s analysis of each finding is as follows:
a. The proposed development shall be consistent with and conform to the Lake Havasu City General Plan.
The proposed amendment is consistent with the maps and policies of the currently adopted General Plan as the subject parcel is identified as High Density Residential.
b. The exceptions from the standards of the underlying district are warranted by the design and amenities incorporated into the development plan and program.
The proposed development could be constructed without the requested exceptions and avoid any hearings at all, but the applicant desires to make the project an owner-occupied development instead of utilizing an apartment rental or airspace condominium format. All aspects of the proposed project will be required to meet all the requirements of the Development Code that are not approved as exceptions.
c. The proposal is in harmony with the surrounding area or its potential future use and incorporates unified or internally compatible architectural treatment.
The proposed development is located in an area planned for and designed for a very high density of residential use and thus will be in harmony with the multi-family and commercial nature of the surrounding environment, fully utilizing the benefits offered by the R-CHD District such as a 42-foot height limit and a MINIMUM density of 15 dwelling units per acre. The building facades and architectural treatments will be required to meet all Development Code requirements. All minimum parking standards for the project are met by the submitted General Development Plan.
d. The system of ownership and the means of developing, preserving, and maintaining open spaces is suitable.
The property owner will be required to construct the site to all Development Code standards including parking, landscaping, and architectural features, if this application is approved, and will be required to arrange for maintenance of the landscaping.
e. The approval will have a beneficial effect on the area which could not be achieved under the primary planning designation for the area.
The project as described in the Letter of Intent will be designed to meet the primary planning designation for the area, but the Developer wants to sell the attached single family home lots instead of renting them out or creating condominiums. This will have the effect of creating an island of owner-occupied units close in to the downtown area with all of its amenities and should be more stable over time than a similar project constructed as apartments.
f. The proposed development, or a unit thereof, can be substantially completed within 3 years from the date of approval.
A development of this size is not likely to be completed in 3 years and the applicant should file a phasing plan with the City if the project is approved. This plan will be required to include the traffic signal in the first phase in addition to any infrastructure and site improvements required during the review of the phasing plan by City staff.
g. Adequate public facilities and services are available or are proposed to be made available in the construction of the project.
Adequate public facilities are either currently available or will be upgraded or added as part of this project and these issues shall be addressed prior to construction if this planned development rezone application is approved, including the traffic signal at the intersection of Swanson Avenue and Smoketree Avenue.
h. The general objectives of the PD district and the applicable objectives of the various categories of planned development have been met.
The proposed uses and the intent of the overall development meet the general objectives of the PD District as described in the Lake Havasu City Development Code. There are two requested exceptions in the Letter of Intent which are listed next in this report.
REQUESTED EXCEPTIONS:
The applicant requests that the following exceptions from the Development Code standards be approved and will accompany the General Development Plan:
EXCEPTION 1: The side and rear yard setbacks for the 68 proposed single-family homes would be eliminated to allow the construction of attached single-family homes for sale, including ownership of the land on which each unit is located.
EXCEPTION 2: A reduction of the landscaping requirement in Development Code Section 14.04.04.C.2.a (“General Landscaping Standards”) is requested, decreasing the required landscaped area from 20% of the site to 15%. The required frontage landscaping will be allowed to be placed behind the perimeter screen wall, as Unisource has requested that the 10-foot easement along the front perimeter remain ground cover only. This easement area will be decoratively treated with various colors of crushed rock arranged in patterns to provide visual interest.
CONCLUSION:
The proposed Planned Development Rezone and General Development Plan can meet all Development Code requirements if the requested exceptions are approved, and it meets the criteria set forth in Section 14.05.04(K)(6) of the Lake Havasu City Development Code. The project could still be constructed as apartments or condominiums without these exceptions; however, the applicant’s proposed plan provides a fully owner-occupied alternative.
CITIZENS’ MEETING
The Citizens’ Meeting regarding this Planned Development Rezone and General Development Plan application was held on March 10, 2026, at Lake Havasu Library in Community Room A. A total of 12 attendees were present including the applicant team and members of the community. The Citizens’ meeting information is included as an attachment.
COMMENTS FROM OTHER REVIEWERS:
Internal and external reviewing agencies have approved this application for the requested Planned Development Rezone, including easement-related comments from Unisource Electric that will be addressed during design review should the application ultimately be approved. Unisource is not opposed to this request.
ADDITIONAL REQUIRED ACTIONS:
Building permits, compliance with all applicable Building and Development Code requirements (excluding any granted exceptions), completion of all required off-site improvements, and installation of the traffic signal will be required prior to the issuance of Certificates of Occupancy for this Planned Development project. If the project is phased, the traffic signal must be included in Phase 1 along with any other required improvements.
This item will be presented at a public hearing before the City Council on Tuesday, June 23, 2026, in the City Council Chambers at 5:30 PM.
ATTACHMENTS:
Area Map
Zoning Map
Letter of Intent
General Development Plan
Aerial Elevation View of Project
Close In Building Façade Elevation
General Plan Map
Traffic Statement
Neighborhood Meeting Summary
POSSIBLE MOTIONS:Recommended Action
I move to recommend approval of Land Use Action No. 26-5234 to the City Council for a Planned Development Rezone and General Development Plan of 1926 Swanson Avenue and 1851 Magnolia Drive, Tract 2304, Block 1, Lots 18 to 27, from Residential-Commercial and Health District to Residential-Commercial and Health/Planned Development District to allow 68 attached single family homes on individual lots, elimination of side and rear yard setbacks, and a reduction of the minimum landscaped area.
I move to not recommend approval of Land Use Action No. 26-5234 to the City Council for a Planned Development Rezone and General Development Plan of 1926 Swanson Avenue and 1851 Magnolia Drive, Tract 2304, Block 1, Lots 18 to 27, from Residential-Commercial and Health District to Residential-Commercial and Health/Planned Development District to allow 68 attached single family homes on individual lots, elimination of side and rear yard setbacks, and a reduction of the minimum landscaped area.