Bullhead City Planning and Zoning Commission Meeting - April 3, 2025

The Bullhead City Planning and Zoning Commission met on Thursday, April 3, 2025 at 5:30 PM in the City Council Chambers. The primary agenda item was a public hearing on Conditional Use Permit U25-001, which would allow a multi-unit storage building at 1175 Chaparral Drive to serve a broader area than the original subdivision. The meeting also included approval of previous minutes, public comments, and a final vote with stipulations.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the March 6, 2025 Regular Meeting Minutes. Motion carried with six votes in favor (Vice Chair Brown via telephone, all other commissioners present).

Public Comments & Testimony

Several residents spoke in opposition to the conditional use permit. Key points included:

• Larry Chank: Expressed confusion about the purpose of the CUP; argued the permit should not be used to expand sales outside the original development; urged the Commission to protect the community over developer profit.
• Deborah Johnson (resident at 1176 Chaparral): Raised concerns about a single access point, lack of security, potential for homeless camping in the rear setback, and noise from 24/7 use; stated the project is commercial in nature despite being called residential storage.
• Tracy Stallman: Reported collecting 70 signatures from neighbors; noted every household she contacted (100%) opposed the storage units; stated she only had a few days to canvass and would have gathered more signatures.
• Another resident (name not provided; lived in area since July 2022): Cited increased traffic hazards, personal experience of multiple vehicle hits due to road narrowness; called the project a "money grab" that threatens community safety.
• Long-time homeowner (over 30 years): Noted the neighborhood is elderly, traffic at Country Club Drive and Chaparral Drive is already dangerous; fear that additional boat/trailer traffic will worsen safety; also concerned about homeless activity near the wash.

Discussion Items

• Conditional Use Permit U25-001 – Public Hearing: The item was a request to allow a multi-unit storage building at 1175 Chaparral Drive (Chaparral Terrace Tract 4020, Parcels K & L), zoned PAD-R1L. Staff clarified:
  • The parcel has been designated for RV storage since the subdivision was created in 1986. Under the existing plat, the owner could build either open storage or a building without a CUP, but only for Chaparral Terrace residents.
  • The CUP would allow 51% of the 28–29 units to be sold to Chaparral Terrace residents (both north and south halves), and 49% to residents within a larger designated area (from Riverview Drive to Palo Verde Meadows). The larger area includes over 1,000 homes.
  • The applicant (Trent Timothy, original purchaser from the city) stated the community has a need for storage due to small lots and HOA restrictions, and that the CUP would benefit neighbors. He also noted the facility would have cloud-based cameras and no windows or man doors.
• Commission Questions: Commissioners sought clarification on access points, security, pedestrian barriers, and the impact on traffic (staff cited a traffic engineering manual estimate of 0.25 trips per unit, ~7 trips/day). Commissioner White noted the lack of written support from the HOA; the applicant stated they had coordinated with the HOA manager.
• Stipulation Amendments: Staff pointed out an error in the original stipulation #5 regarding parking. Proposed corrections: (1) deed restriction requiring 51% of units for Chaparral Terrace residents only (not Exhibit A) and the remainder for Exhibit A residents; (2) the applicant must designate which units are deed-restricted at building application; (3) add a new stipulation #11 requiring physical barriers to prevent pedestrian access in the rear setback.

Key Outcomes

• Decision: The Commission voted to approve Conditional Use Permit U25-001 with the amended stipulations. Motion carried 4 in favor, 2 opposed.
• Next Steps: The approval does not require City Council review; however, the applicant could appeal a denial to Council. The CUP runs through 2045; if not renewed, the 49% of units sold outside Chaparral Terrace would become deed-restricted to subdivision residents only upon transfer.