Bullhead City Planning and Zoning Commission Regular Meeting – January 2, 2025

The Bullhead City Planning and Zoning Commission met in regular session on Thursday, January 2, 2025, at 5:30 p.m. in the Bullhead City Council Chambers, 1255 Marina Blvd., Bullhead City, Arizona. All commissioners were present. The Commission approved the November 7, 2024 meeting minutes, recommended approval of a pedestrian easement abandonment, recommended approval of the 246-acre CityCentre District PAD zoning map change with added height restrictions, and recommended approval of a political sign-free zone code amendment.

Approval of Minutes

• The Commission approved the November 7, 2024 Regular Meeting Minutes as presented.

Public Comments & Testimony

• Abandonment A24-002: A public speaker, Scotty from Bullhead, questioned how the original pedestrian easement came to exist and who owns the property. Staff confirmed the property owner owns the lot, but the easement restricts use of that portion of the property.
• Zoning Map Change Z24-011: Scotty from Bullhead raised traffic concerns, including the need for Trane Road to connect through to Riverview and for right-turn lanes, criticized prior city approvals including a Holiday Inn/Silver Creek project, and expressed skepticism about affordable housing in the project. A commissioner responded by noting existing affordable/workforce housing projects in the City.
• Political Sign-Free Zones: Scotty from Bullhead opposed the code amendment, saying it takes away rights to place political signs in rights-of-way, and complained about past sign enforcement and removal of his signs. A commissioner supported the amendment as a way to declutter rights-of-way.

Abandonment A24-002 – 12-Foot Pedestrian Easement

• The request sought abandonment of the 12-foot pedestrian easement along the southern boundary of Lot 677 of Riviera Marina Village Tract 1008, located at 2231 Paseo del Rio.
• Staff reported the easement was platted to provide pedestrian access to the marina to the west, now Rusty’s Riviera Marina, and is no longer necessary because the marina is privately owned and public right-of-way access exists.
• Staff confirmed with the Bullhead City Utilities Division and applicable utility companies that no utilities are within the easement and there were no objections.
• Staff recommended approval. The Commission voted unanimously to recommend approval to City Council.

Zoning Map Change Z24-011 – CityCentre District

• The Chair noted that the Commission had just completed a 1-hour 10-minute workshop on this project and asked commissioners to focus on new questions.
• This request sought approval to rezone the 246-acre parcel at 2541 Highway 95 from PL (Public Lands) to PAD (Planned Area Development) with underlying R1L, R1MH, R2MF, RP, and C2 uses.
• The proposed CityCentre District includes up to twelve development units, a pedestrian-focused “Main Street,” single-family and multifamily residential, commercial, a luxury RV park, storage, and a senior campus.
• Staff reported that the General Plan allows up to 2,400 residential units on the site; the applicant agreed to cap the project at 2,400 units, with no more than 480 off-site constructed dwelling units, and RP acreage capped at 15 acres.
• The staff report described requested modifications to development standards, including reduced single-family lot sizes to 4,000 sq ft, increased lot coverage, reduced setbacks, a 25% reduction in commercial parking requirements, cul-de-sac/block lengths up to 1,000 ft, and a commercial building height increase to 5 stories/60 ft plus 12 ft for architectural features. Staff recommended approval.
• The Chair initially made a motion to approve without the five-story building allowance; it was not seconded. During a break, applicant representatives proposed amending Table 3.3B so the 5-story/60-foot height allowance applies only to C2 parcels within 390 feet of the new Main Street and to no more than 30% of the C2 acreage in Development Units 4 and 5.
• The Commission accepted the proposed height limitation and voted unanimously to recommend approval to City Council.

Code Amendment – Political Sign-Free Zones

• The proposed amendment added Section 17.42.057 to Title 17, Chapter 17.42 of the Bullhead City Municipal Code to designate political sign-free zones in rights-of-way in areas with a predominance of commercial tourism, resort, and hotel uses, as permitted by Arizona Revised Statutes § 16-1019(F).
• The proposed zone runs along Highway 95 from the north side of its intersection with the Bullhead Parkway south to Mohave Drive, along the Bullhead Parkway from Highway 95 to Laughlin Ranch Boulevard, and along Silver Creek Road from Highway 95 to the Bullhead Parkway.
• The zone covers approximately 0.23 square mile of rights-of-way, within the three-square-mile statutory limit. The resolution describes the right-of-way width as generally 100 feet on Highway 95 and the Bullhead Parkway and 80 feet on Silver Creek Road.
• The prohibition applies only to signs in city rights-of-way; candidates may still place signs on private property with the property owner’s permission.
• The Commission voted 5–1 to recommend approval to City Council.

Key Outcomes

• Minutes: Approved.
• Abandonment A24-002: Recommended for City Council approval by a 6–0 vote.
• Zoning Map Change Z24-011: Recommended for City Council approval by a 6–0 vote, with the added height stipulation limiting five-story/60-foot buildings to C2 parcels within 390 feet of the new Main Street and to no more than 30% of the C2 acreage in Development Units 4 and 5. The approval is contingent on a Development Agreement being approved before January 21, 2027; otherwise the zoning approval would become null and void.
• Political Sign-Free Zones: Recommended for City Council approval by a 5–1 vote. The first announced tally of six in favor was immediately corrected by the Chair to five in favor and one opposed.
• No requests for postponement or withdrawal, reports, or future agenda topics were presented.