Bullhead City Planning and Zoning Commission Meeting - April 4, 2024

The Bullhead City Planning and Zoning Commission met on April 4, 2024, at 1:30 PM. All commissioners were present except Commissioner Stein, Commissioner Brown, and Commissioner Sabrowski. The meeting included approval of previous meeting minutes, a zoning map change and preliminary plat for Desert Rose, a conceptual plan for the Emerald Bay development, and adoption of code amendments regarding architectural standards. Four commissioners voted on all items, and all motions carried unanimously.

Consent Calendar

• March 7, 2024 Regular Meeting Minutes: Approved unanimously (4-0) as presented. (Item 1)

Public Comments & Testimony

• Call to Public (Non-Agenda Items): Eva Corbett of Bullhead City announced a Bullhead City Council candidate forum on April 18, 2024, at 6 PM at the Bullhead City Realtors Association, 841 Hancock.
• Public Hearing on Emerald Bay Conceptual Plan:
  • Sheila Barner (Mino Del Rio, dead man's curve) expressed concern that the proposed lagoon may be part of the Colorado River via two inlets, contradicting the applicant's claim of an isolated water feature. She requested a water sheriff station downstream due to expected increased jet ski traffic and safety issues.
  • Carla Brady (1199 Camino Cove) stated the conceptual plan is deceptive in showing two openings to the river and claimed that Mark Clark, Utilities Director, recently told her board that no reclaimed water would be available for Emerald Bay or Palo Verde.

Discussion Items

• Item 2 - Desert Rose Zoning Map Change & Preliminary Plat (Z24-002 / S23-003): Staff (Johnny) explained that a previously planned 88-unit apartment complex on Parcel G of Chaparral Terrace Estates never materialized; the applicant proposes rezoning from R2 MF PAD to R1L PAD for 44 single-family lots (reducing density by half). Commissioner questions addressed drainage on adjoining parcel F, right-of-way reduction from 50 feet to 35 feet (private street), and water allocation. Public hearing held with no speakers. Motion to approve as written carried (4-0).
• Item 3 - Emerald Bay Conceptual Plan (P24-001): Staff described a 493-acre project (300 acres state land, pending auction) including a 27-hole golf course, 310 waterfront single-family homes ($1.5–$3.5 million), up to 600 multifamily units, 105 golf villas, resort hotel/spa, beach club, racket club, lagoon, marina, and sports science academy. The applicant (Shelby DuPlissey, Diversified Future, representing Mr. Lee and S3 Group) emphasized consistency with the general plan, private streets, and use of reclaimed water for the golf course. Commissioner concerns included financing transparency (property owner Riverland LLC with a Las Vegas mailing address, inactive status flagged), potential for an incomplete project like the “skeleton across the river,” water availability despite staff’s earlier statement, and the lagoon’s connection to the river. Staff clarified that the conceptual plan is a high-level review of land use and general plan conformity; detailed engineering, water allocation, and financial assurances will be addressed in later plat phases. Public hearing held with testimony. Motion to approve as written carried (4-0).
• Item 4 - Code Amendment on Architectural Standards (Title 17, Chapters 17.06 and 17.26): Staff (Johnny) presented the third discussion of proposed amendments requiring at least 75% conventional materials on primary residential and commercial structures (with no more than 25% metal), addressing building mass and color palette (90% natural tones, 10% accents), and providing exemptions for industrial buildings not visible from major arterials. Commissioners expressed support. Public hearing held with no speakers. Motion to approve amendments as written carried (4-0).

Key Outcomes

• Consent Calendar: Approved March 7, 2024 meeting minutes.
• Desert Rose Rezoning & Preliminary Plat: Approved (4-0).
• Emerald Bay Conceptual Plan: Approved (4-0) as a high-level determination of general plan consistency; further zoning, plat, and engineering steps required.
• Architectural Standards Code Amendment: Approved (4-0) with new requirements for residential and commercial building materials and design.
• Future Topics: No items set for future agendas; meeting adjourned. Commission attendance/absence and upcoming events (air show, duck pluck) noted.