Bullhead City Planning & Zoning Commission Meeting – December 4, 2025

The Bullhead City Planning and Zoning Commission held a regular meeting on Thursday, December 4, 2025, at 5:30 PM in the City Council Chambers. The commission unanimously approved two agenda items: a conditional use permit renewal for an auto body shop and a two-year extension for a previously approved zoning map change.

Call to the Public

• James Carpenter (residing at 3013-13 Riverview) inquired whether the city was discussing measures to divert stormwater flowing down Riverview and across Navajo toward the river. The commission noted the issue may be for City Council and agreed to forward the matter to Public Works for follow-up.
• Eva Genevieve (Bullhead City resident) invited the public to the Boombox Parade the following night and promoted a potluck at the GOP office, which she stated is the only bathroom open on Hancock (charging $0.25).

Approval of Minutes

• Motion to approve the November 6, 2025 regular meeting minutes passed unanimously (5-0).

Discussion Items

Item 2 – Conditional Use Permit U01-001 Amendment #1 (Auto Body Shop)

• Proposal: Amendment to extend a conditional use permit for 25 years to allow continued operation of an automobile body shop at 3060 Highway 95 (Enchanted Acres, Block 2, Lot 6) in a C2 zoning district. The property has operated as an auto body shop since 2002 (formerly Gordy’s Auto Body).
• Staff report: The zoning code requires a conditional use permit for body shops due to paint booths and outdoor storage. The original 25-year permit (granted in 2001) is expiring. No code enforcement complaints have been filed. Staff recommended approval.
• Applicant/owner comments: The owner inquired about the permit fee (~$882 one-time) and whether the permit would transfer to a new owner if the business is sold. Staff clarified the permit runs with the land and allows body shop use for 25 years regardless of ownership changes.
• Commission discussion: One commissioner noted the $882 fee seemed high but acknowledged the annualized cost (~$35) is minimal. No opposition was raised.
• Vote: Motion to approve, seconded; passed unanimously (5-0).

Item 3 – Zoning Map Change Z23-011 Amendment #1 (Time Extension)

• Proposal: Request for a two-year extension (to 2027) to obtain building permits for a 9.8-acre parcel at 2350 Silver Creek Road (SE¼ of NE¼ of NE¼ of Section 24). The site was rezoned in January 2024 (Ordinance 2024-02) from residential to allow a mixed-use development of high-end storage units ("auto boxes" with mezzanine apartments) and traditional apartments.
• Staff report: The applicant has not yet applied for building permits within the original 2-year window. An architectural and engineering team is engaged, but financing issues have delayed progress. Staff recommended the extension.
• Public comment: Larry Toon Force, a resident of the adjacent Tierra Grande neighborhood, opposed the extension. He stated the project was originally zoned for homes and rezoning to apartments was a "step down." He noted the developer has "not moved an inch of dirt" in the original two years and that similar progress has occurred on other projects nearby. He questioned whether the apartments behind the storage units would ever be built.
• Commission discussion: One commissioner acknowledged the extension is not unusual, noting many similar extensions have lasted 10–12 years. Another commissioner observed that high interest rates have delayed many projects and rates are now stabilizing. No other opposition from the commission.
• Vote: Motion to approve the two-year extension, seconded; passed unanimously (5-0).

Commissioners’ Comments & Future Agenda

• A commissioner wished attendees a Merry Christmas and encouraged rekindling family relationships. No specific topics were set for a future agenda, but staff was directed to follow up on stormwater concerns.

Adjournment

The meeting adjourned after all agenda items were completed.