Bullhead City Planning & Zoning Regular Meeting

Date: October 5, 2023 Time: 5:30 p.m. (meeting called to order) | Work session discussion scheduled for 3:30 p.m. on the same day as the November 2023 meeting.

Attendance: All commissioners present except Commissioner Genevies. Roll call was completed; six members voted on motions. Staff included Stephen (staff lead) and Johnny (senior planner).

The meeting began with a call for public comment on items not on the agenda; none were offered. The minutes of the August 3, 2023 regular meeting were approved unanimously. One item (Item No. 8) was tabled for a future work session following commissioner discussion.

Consent Calendar

• Approval of August 3, 2023 Minutes: Motion to approve as written; seconded and passed 6–0.

Public Comments & Testimony

• Item 2 (Public Easement Abandonment): No public comment offered; applicant Yen Lai (Professional Services, representing AutoZone) briefly presented the project but no public testimony was given.
• Item 3 (Zoning Map Change Z 23-009) – 1395 Navajo Drive: The public hearing included formal testimony from:
  • Victoria Hoyt (adjacent property owner, west side of lot): Expressed strong emotional opposition. She stated that the lot was purchased to fulfill her mother's dream of building additional low-income rental units ($1,000/month or less). She argued that the area already has a surplus of storage units—noting that “City Storage within a mile of our place has 588 empty units”—and said adding a storage facility would bring “the wrong type of people” into the neighborhood, lower property values, and harm a nearby preschool. She pleaded with the board to “deny this request.”
  • John Rodeschi (resident): Reported finding “eight storage units within one mile of my residence in Palo Verde Meadows” and said the proposed facility is “not necessary and inappropriate.”
  • Applicant (Byron and Charlotte Brackens): They described the proposed development: four separate buildings (max nine feet high, 60 units ranging 5×10 ft to 10×15 ft), and stated they planned to use limestone or chip cover rather than asphalt/paving. They had not yet addressed lighting, security, or color details because they were awaiting zoning approval.
  • Staff disclosure: Noted receipt of one phone call and one e‑mail from neighbors expressing concern about commercial use on a residential street.
• Item 4 (Conditional Use Permit U 13-004 – Charles of Italy Cosmetology School): A member of the school answered commissioner questions by noting that no complaints had been filed; the public hearing was initially omitted but then reopened briefly with no additional testimony.
• Items 5, 6, 7 (Repeal of specific development plans for Sections 28, 30, 36): No public comment was offered; the state‑owned parcels were being withdrawn at the state’s request.

Discussion Items

• Item 3 – Zoning Map Change Z 23-009 (Rezoning R2 MF to PAD for storage facility): The item received an initial staff report. Several commissioners expressed concerns about the lack of information regarding lighting, paving, security, and the impact on the residential community. Commissioner Pam stated, “I’m lacking way too much information to support it.” The applicant could not provide answers because they “didn’t know if we could even get the zoning done.” The motion was defeated for lack of a second; the item was declared “fail for lack of motion.”

• Item 8 – Architectural Standards Discussion (Work Study): This discussion was placed to “get a feeling” about whether to prepare a code amendment for commercial zoning districts. Johnny (staff) presented: current city code on metal‑building requirements (one‑third of building material must be conventional) and the lack of color/advertising standards outside the limited “Mixed‑Use” overlay. He provided a packet with examples from eight other Arizona cities. Commissioner’s comments:

  • Comm. Pam: Supported using the existing Mixed Use code as a template and moving forward with a work session.
  • Comm. TC: Opposed making ad‑hoc changes and advocating for a “comprehensive work‑study program.”
  • Comm. Mel (emphasis): Strongly supported moving forward, noting “it’s not aesthetically pleasing to drive down Highway 95 anymore.”
  • Comm. Debbie: Agreed “1,000 percent,” suggesting the board members should review the materials and come prepared for a work session.
  • The board unanimously decided to schedule a work session on the same day as the November 2023 regular meeting, starting at 3:30 p.m. The meeting will have a separate agenda and packet (materials from the current discussion). Johnny is to produce a set of proposed standards to guide the work session; the public will be invited. The work session will allow detailed deliberation on standards for materials, colors/palettes, architectural features, building massing, and location‑based flexibility.

• Future Agenda Items: The board agreed to set a work session on architectural standards for the November meeting; no other topics were added.

• Commissioner Comments: Commissioner Melanie Sabraski reminded the board of Colanus Cornfest (haunted house, non‑scary trick‑or‑treat, drag racing at Alano Pit on October 14, and the Mayor’s RC race on October 21 at Rotary Park). All events were publicized.

• Final: The meeting was a motion to adjourn (vocal consensus – Commissioner Melina Sabraski stated, “you have to vote,” times voted as affirmative, others agreed, and the chair declared the meeting adjourned).