Bullhead City Planning & Zoning Commission Regular Meeting - May 2, 2024

The Bullhead City Planning and Zoning Commission met on Thursday, May 2, 2024, at 5:30 p.m. in the City Council Chambers. Chairwoman Pamela Smith presided. Commissioners present: Dr. Sheila Barnett (Vice Chairwoman), Barbara Brandt, Gary Genovese, Pamela Smith. Absent: Stephen Brown, Melinda Sobraske, Mel Stein. Staff present: Planning Manager Johnny Loera, Deputy City Clerk Debie Ogden, City Attorney Garnet Emery. The meeting was called to order at approximately 5:30 p.m. The Pledge of Allegiance was recited. All votes were unanimous (6-0) on items that required a vote.

Consent Calendar

• Approval of Minutes: The Commission approved the April 4, 2024 Regular Meeting Minutes as presented (Motion by Vice Chairwoman Barnett, second by Commissioner Genovese; vote 4-0, with three absent).

Public Comments & Testimony

• General Call to Public: No members of the public spoke during the open call to public at the start of the meeting.
• Item 4 – Z22-005 Amendment (Bighorn Luxury Apartments): Albert Martinez, President of the Al Communal Village HOA, expressed concerns about traffic impacts on Arroyo Vista Drive from the proposed apartment complex. He noted the intersection is already troublesome and worried about drivers cutting through his community. Planning Manager Loera responded that the project is only for approximately 24 units in this phase, with driveway access off Arroyo Vista Drive (not directly from the parkway), and that future phases might warrant a traffic light if studies show need. Mr. Martinez also asked for clarity on future zoning for adjacent property he owns, which Loera said could be addressed through future applications.
• Item 5 – Z22-008 Amendment (Trails of Black Mountain): Ray Gothier, a property owner on Black Mountain Road, asked how the rezoning would affect his property and expressed concern about not being notified about driveway improvements. Loera explained the project would eventually improve Black Mountain Road but that phasing was uncertain. He directed Mr. Gothier to public works for driveway issues.

Discussion Items

• Item 2 – Z22-002/Z22-003 Amendment #1 (Big O Tires): Request to extend zoning approval by two years for a parcel at 3801 Highway 95 (Rio Lomas, Lots 2-3) from C1 to C2 for a tire facility. Applicant cited increased construction costs. Staff recommended approval. No public comment. Commission voted 6-0 to approve.
• Item 3 – Z22-004 Amendment #1 (Mixed-use RV Park & Storage): Extension request for a 5.26-acre parcel at 328 Lee Avenue to allow more time due to high interest rates; full drawings are complete. Staff recommended approval. No public comment. Voted 6-0.
• Item 4 – Z22-005 Amendment #1 (Bighorn Luxury Apartments): Extension for a 47.5-acre parcel near Bullhead Parkway and Arroyo Vista Drive for three apartment buildings (24 units initially). Grading permits obtained; construction drawings complete. Applicant cited financing delays. Public comment heard (see above). Staff recommended approval. Voted 6-0.
• Item 5 – Z22-008 Amendment #1 (Trails of Black Mountain): Extension to record the final plat for the first phase of a large residential/commercial development behind City Square. The project was originally approved in 2022 but has been delayed by interest rates, infrastructure negotiations, and terrain challenges. Staff recommended approval. Public comment heard (see above). Voted 6-0.
• Item 6 – Z24-004 (Spisak Residence): Zoning map change from C2 (General Commercial) to R1L (Residential Single-Family Limited) for a 1.94-acre lot at 2373 N. Oatman Road. The applicants purchased the lot believing it was residential; staff found the change consistent with surrounding residential development. No public comment. Voted 6-0.
• Item 7 – U21-001 #1 (Model Home/Sales Office at 473 McAlister Drive): Renewal of a conditional use permit for Legacy Homes to continue using a model home/sales office for up to three more years while completing the Hancock Ranch Estates subdivision. Staff recommended approval. No public comment. Voted 6-0.
• Item 8 – U21-002 #1 (Model Home at 481 McAlister Drive): Similar renewal for an adjacent model home. Same conditions. No public comment. Voted 6-0.
• Item 9 – Code Amendment – Fences: Amendment to Title 17 Chapter 17.06 to reinstate fence permit requirements for most fences and walls over 6 feet in height, retaining walls, and those in setback areas. Prior to 2016, permits were required; they were eliminated in 2016, leading to subpar construction according to contractors. The new permit fee is $82. Homeowners may obtain permits for their own property; rental or investment properties require a contractor. The amendment takes effect July 1, 2024. No public comment. Voted 6-0.

Key Outcomes

• All agenda items were approved unanimously (6-0) by the Commission, with the following specifics:
  • Zoning map change extensions (Items 2, 3, 4, 5) each granted two additional years beyond the original expiration, per draft ordinances amending stipulation dates to May 21, 2026 (for Items 2-4) and July 19, 2026 (for Item 5, final plat recording).
  • New zoning map change (Item 6) approved, effective upon building permit issuance by May 21, 2026.
  • Conditional use permits (Items 7 & 8) renewed until May 6, 2027.
  • Code amendment on fences (Item 9) approved to take effect July 1, 2024.
• Commissioner Announcements: Chairwoman Smith announced this was her last meeting due to new duties as Governor of the Southwest District Kiwanis. The Commission expressed gratitude for her service.