Bullhead City Planning and Zoning Commission Meeting - October 2, 2025

The Planning and Zoning Commission met on Thursday, October 2, 2025, at 5:30 PM in the Bullhead City Council Chambers. All commissioners were present except Commissioners Del Fave and Kramer. The meeting included a moment of silence for former commissioner Mel Stein, approval of previous minutes, and public hearings on four agenda items: two preliminary condominium plats, a zoning map change with preliminary plat for a large residential development, and a code amendment regarding accessory structures. All items were approved unanimously (4-0).

Consent Calendar

• Approval of Minutes: Motion to approve the September 4, 2025 Regular Meeting Minutes was moved, seconded, and carried unanimously (4-0).

Public Comments & Testimony

• Non-Agenda Comments: A resident announced a pet costume contest at Cal Ranch on October 18 and a Colorado River Republican Women meeting on November 5 at Chaparral Country Club.
• Item 4 – The Dunes at Bullhead: Catherine Watkins, a homeowner on Terraloma Drive, expressed concern that the proposed 227 residential units (77 single-family, 150 attached) would add an estimated 554 cars to Highway 95, which she described as already congested. She also worried that the planned access road off Bullhead Parkway would encourage cut-through traffic.

Discussion Items

• Item 2 – La Jolla Village Preliminary Condominium Plat (S25-005): Staff presented a request to convert an existing six four-plex building complex (built in 2006) at 810 Indian Head Drive into a condominium plat to allow individual unit sales. The common areas would be owned and maintained by an HOA. No public comment. Approved unanimously.
• Item 3 – Pueblo Del Rio Preliminary Condominium Plat (S25-007): Staff presented a similar request for 11 individual units under construction at 370 Riverfront Drive. The project would create 11 individual parcels plus common area. A commissioner asked about the frequency of such conversions; staff noted an uptick in condo requests recently. Approved unanimously.
• Item 4 – The Dunes at Bullhead Zoning Map Change (Z25-002) / Preliminary Plat (S25-002): This request covers 33.7 acres west of the Mohave Crossroads subdivision (near Target) to change zoning from C2 (General Commercial) to PAD (Planned Area Development) with underlying R1L (Residential: Single-Family Limited) and R2MF (Residential: Multiple-Family). The project proposes 227 lots: 77 detached homes and 150 attached homes on individual lots (duplex-style with shared walls). Access would be from Bullhead Parkway via a road to be dedicated to the city; no access from Terraloma Drive. A commissioner raised concerns about variances for reduced lot sizes, setbacks, and landscaping, arguing they could set a precedent. Staff clarified that the PAD overlay allows such modifications by right and includes compensating requirements (e.g., off-site parking for boats/RVs). The engineer, Don Anderson, stated a traffic study showed no major impact and that the shopping center owner is dedicating land for the access road. The public speaker’s traffic concerns were noted. After discussion, the motion to approve as written carried 4-0.
• Item 5 – Code Amendment – Accessory Structures: Staff proposed an amendment to Title 17, Chapter 17.06 to allow accessory structures up to 150% of the primary dwelling’s living area (current limit is 50%) if they meet stricter architectural standards (conventional construction like stucco, brick, or block; architectural features; varying roof heights). The change would apply only to structures exceeding the 50% threshold and remain subject to all setback and lot coverage regulations. Commissioners expressed support, noting it addresses a common need for larger garages without requiring a larger house. Approved unanimously.

Key Outcomes

• All four agenda items were approved unanimously (4-0):
  1. La Jolla Village Preliminary Condominium Plat.
  2. Pueblo Del Rio Preliminary Condominium Plat.
  3. The Dunes at Bullhead Zoning Map Change and Preliminary Plat.
  4. Code Amendment for Accessory Structures (allows up to 150% living area with architectural standards).
• No further items were set for future agendas. The meeting adjourned.