Bullhead City Planning & Zoning Commission Regular Meeting - March 7, 2024

This was the regular meeting of the Bullhead City Planning and Zoning Commission held on Thursday, March 7, 2024, at 5:30 p.m. in the Bullhead City Council Chambers. Commissioners present: Dr. Sheila Barnett (Vice Chairwoman), Stephen Brown, Pamela Smith (Chairwoman), Mel Stein. Commissioners absent: Gary Genovese and Melinda Sobraske. Staff present: Planning Manager Johnny Loera, Deputy City Clerk Debie Ogden, and City Attorney Gam Emery. The meeting primarily addressed a conditional use permit for a sand and gravel mining operation.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the February 1, 2024 Regular Meeting Minutes as presented. (Motion by Vice Chairwoman Barnett, second by Commissioner Sobraske; vote: 5-0).

Public Comments & Testimony

• Call to the Public (non-agenda): No members of the public spoke.
• Public Hearing on Conditional Use Permit U23-003:
  • Stephanie Moore, a Bullhead City resident at 2490 Copper Court, publicly thanked the Commission, the ownership of Cool River Investments, S&S Concrete, and Planner Johnny Loera for addressing neighbors' concerns. She expressed support for the revised CUP limiting operations to the eastern 40 acres of the parcel and noted that a resolution was reached before the hearing.

Discussion Items

• Conditional Use Permit U23-003 – Sand and Gravel Mining:
  • Planning Manager Johnny Loera presented the final component of a three-part process. In August 2023, the City Council approved a General Plan Amendment and zoning map change to Light Industrial for the 80.49-acre parcel. The current request was for a CUP to allow sand and gravel mining in an M-1 (Industrial, General Limited) district. The applicant (Cool River Investments, LLC / S&S Concrete & Materials LLC) originally proposed mining the entire 80 acres, but after neighborhood concerns, the plan was revised to limit operations to the eastern 40 acres (as shown on Exhibit I). Operations would last 10–15 years, limited to daylight hours, with dust control, and no equipment stored on-site except a screening plant. The CUP would be specific to S&S Concrete and valid until March 7, 2039, unless the Commission chose a shorter period.
  • Dan Ayler, representing the owner and operator, answered questions. He confirmed the operator is S&S Concrete (or a derivative company) and that the 15-year term was based on estimated material quantities within the 40 acres.
  • Commissioner Stein asked about the 15-year duration; the response indicated sufficient material for that period.
  • Dan Ayler also noted that a future right-of-way for Rio Rancho Boulevard from Highway 95 to the parkway exists through the property, unrelated to the mining CUP.
• Commissioners' Reports and Comments:
  • Commissioner Stein reminded about the Colorado River Women's Council auction and early voting for the presidential preference election.
  • Commissioner Brown announced a monthly food distribution at the Bullhead City Food Bank (30,000 pounds) on the following Friday.

Key Outcomes

• Approval of Conditional Use Permit U23-003: The Commission voted unanimously (5-0) to approve the CUP for sand and gravel mining on the eastern 40 acres of the parcel at 2525 Rio Rancho Blvd. The approval was subject to nine stipulations outlined in the staff report, including compliance with city codes, daylight-only operations, dust control, and requirements for grading and floodplain permits. The CUP is valid until March 7, 2039.
• No other action items: The meeting adjourned without setting future agenda topics.