Bullhead City Planning & Zoning Commission Meeting - August 3, 2023

The Bullhead City Planning and Zoning Commission met on August 3, 2023, at 1:30 PM. All seven commissioners were present. The meeting included approval of minutes, discussion of commission bylaws, three zoning and general plan amendment requests for two separate parcels, and a code amendment for accessory structures in multifamily districts. All items except one code amendment vote were approved unanimously.

Consent Calendar

• Approval of July 6, 2023 Meeting Minutes: A motion to approve the minutes as read was made and seconded. The commission voted 7-0 in favor, and the motion carried.

Discussion Items

• Annual Review of Planning & Zoning Commission Bylaws: A commissioner proposed amending Section 105B and Section 206 to automatically remove members who miss two (rather than three) meetings in a 12-month period without excuse, eliminating the requirement for a commission vote. Staff noted that any removal would still require City Council action. After discussion, the chair concluded there was no consensus, and the item was tabled without a vote.

• Zoning Map Change Z18-006 (Second Time Extension): Request to extend by four years the stipulation deadline for a 52.46-acre parcel (the Laughlin parcel) west of Highway 95 north of 7th Street. Originally approved in 2019 for mixed-use commercial and multifamily, the applicant (Don Anderson, Anderson Nelson) cited pandemic, supply chain, and interest rate delays, stating that 80% plans and a ADOT-approved traffic signal were completed. Commissioner Mel stated a general opposition to four-year extensions after the first extension but noted this was only the second request. Public hearing had no speakers. Motion to approve passed 7-0.

• Minor General Plan Amendment P23-001 (2525 Rio Rancho Boulevard): Request to change the land use designation from medium-density residential to light industrial for a portion of an 80.49-acre parcel. This was the first step toward rezoning for sand and gravel mining. Applicant Dan Ayler explained the parcel is a FEMA floodway, and no processing would occur on site. Public comment: Scott Merrill (resident of Desert Glen) expressed concerns about noise, buffers, and 24-hour operations, but said he was not opposing the change. Staff noted specifics would be addressed at the conditional use permit (CUP) stage. Motion to approve passed 7-0.

• Zoning Map Change Z23-007 (Same Parcel): Request to rezone the same 80.49-acre parcel from PL (Public Land) to M1 (Light Industrial). Applicant Michael Stone (S&S Concrete) stated the mining would support ongoing demand and create 2–5 new jobs. Public hearing: no speakers. Motion to approve passed 7-0.

• Minor General Plan Amendment P23-002 (1805 Bullhead Parkway): Request to change land use from medium-density residential to light industrial for a 78.49-acre parcel. Similar to prior item, this parcel is adjacent to existing CMEX mining operations. Applicant Dan Ayler noted the property has been used for mining since the 1970s. Public hearing: Dan Ayler spoke briefly; no other speakers. Motion to approve passed 7-0.

• Zoning Map Change Z23-008 (Same Parcel): Request to rezone the same 78.49-acre parcel from PL to M1. Discussion focused on truck access, separation of operations (Pass Canyon Wash vs. Silver Creek), and that no processing would occur on this site. Commission clarified the two parcels are not contiguous and operations are separate. Motion to approve passed 7-0.

• Code Amendment – Accessory Uses, Buildings, and Structures (Title 17, Chapter 17.06.140): Request to add the phrase “in the R2MF multifamily district” to apply the same standard as single-family districts, limiting accessory structures to 50% of primary living space. Staff explained this prevents overbuilding on multifamily lots (e.g., tiny house with huge garage). Public hearing: no speakers. Motion to approve passed 6-1 (Commissioner Steve opposed).

Key Outcomes

• Approved: Minutes (7-0); Z18-006 time extension (7-0); P23-001 general plan amendment (7-0); Z23-007 zoning change (7-0); P23-002 general plan amendment (7-0); Z23-008 zoning change (7-0); Code amendment (6-1).
• No Action: Bylaws amendment discussion – tabled due to lack of consensus.
• Next Steps: For the two parcels at 2525 Rio Rancho and 1805 Bullhead Parkway, applicants will return for conditional use permits for mining operations, where specific conditions (noise, buffers, hours) will be addressed.