Bullhead City Planning and Zoning Commission Meeting - February 5, 2026

The Bullhead City Planning and Zoning Commission met on Thursday, February 5, 2026, at 5:30 PM (call to order at 5:40 PM) in the City Council Chambers at 1255 Marina Boulevard. All commissioners were present except Vice Chair Genovies. The meeting addressed four public hearings on zoning map changes and a subdivision amendment, along with approval of previous meeting minutes. The Commission serves as an advisory board to the City Council.

Consent Calendar

• Approval of Minutes: Motion to approve the December 4, 2025 Regular Meeting Minutes was moved, seconded, and passed unanimously (5-0).

Public Comments & Testimony

• Open Call to the Public: Pamela Smith announced a candidate forum for Arizona House Legislative District 30, to be held June 9 at Praise Chapel. No other public comments were made during the open call.
• Item 4 (Z07-010) and Item 5 (S06-027) – The Heights at Laughlin Ranch: Multiple residents from Paddle Wheel Cove and Sidewheel spoke in opposition to the density change and plat extension. Key concerns included:
  • Traffic congestion on narrow private streets (28-foot wide rights-of-way) not built for increased volume.
  • Water pressure and sewer capacity issues; residents noted existing problems with low pressure and sand in water.
  • Reduced property values if smaller, lower-cost homes are built; many referenced the original master plan promising larger lots (average 18,000 sq ft) and custom homes.
  • Use of private HOA roads without approval; concerns about construction vehicles damaging streets.
  • Lack of adequate notification to all affected homeowners (only 2 of 11 lots on Paddle Wheel Cove received mailed notice).
  • A large gulch on the western edge requiring a bridge or significant earthmoving for road access.
  • The sewer line (8-inch) downstream may not accommodate additional homes, potentially requiring upgrades at developer expense.
• Item 5 – Additional speaker: Bruce Cantner questioned the 21-year history of extensions and the timing of utility reviews, urging the Commission to consider infrastructure before approving further extensions.

Discussion Items

• Item 2 – Zoning Map Change Z26-001 (3801 Highway 95): Staff presented a request to rezone a 0.82-acre parcel from C1 (Neighborhood Commercial) to C2 (General Commercial) for a three-story indoor self-storage facility. The applicant, Rob Samson of Salberg Associates, provided a presentation highlighting the building's design (stucco and metal, 35% stucco), solar power, low traffic impact (climate-controlled interior loading), and enhanced landscaping. The building would be 24-34 feet tall due to a 10-foot grade change. The existing C2 corner parcel would be expanded south. One commissioner opposed due to dislike of metal buildings on Highway 95, but the rest supported the use. Vote: 4-1, motion carried.
• Item 3 – Zoning Map Change Z23-012 Amendment #1 (1600 Highway 95): Request for a two-year extension to obtain building permits for a mixed-use development (Merrill Avenue Realignment) approved in 2024. Staff noted that permits for a gas station are ready to issue and that the overall project includes condo towers, hotel, and restaurant pads. No public comments. Vote: 5-0.
• Item 4 – Zoning Density Change Z07-010 Amendment #5 (The Heights at Laughlin Ranch): Request to change zoning from R1L-PAD (Planned Area Development) to R1L-D6 (minimum 6,000 sq ft per unit) to correct a technical error: the 2008 preliminary plat showed lots meeting the 8,000 sq ft minimum but failing the 80-foot width requirement for D8 zoning. The proposed change does not alter the number of lots (185) or lot sizes (average remains over 12,000 sq ft; smallest ~8,300 sq ft). Staff emphasized this is a correction to comply with code, not a density increase. The applicant, Rick Albin (owner), stated they are not developers and are seeking a partner to build homes in the $500,000 to $1.5 million range. Residents voiced strong opposition, arguing the change could lead to smaller lots and lower-quality homes. The Commission discussed that any future density increase would require a new plat and public hearing. Vote: 4-1 (Chair voted against, citing empathy for residents but acknowledging the technical correction).
• Item 5 – Subdivision S06-027 Amendment #5 (The Heights at Laughlin Ranch): Request for a two-year extension to record the final plat, originally approved in 2008. Staff noted the engineering firm Anderson Nelson is preparing improvement plans. Residents echoed concerns from Item 4, particularly about water/sewer infrastructure and road access. The Commission clarified that utility plans are reviewed during final plat approval, and the developer must pay for all required off-site improvements. Vote: 3-1, motion carried.

Key Outcomes

• Item 2 (Z26-001): Approved 4-1. A three-story storage facility will be built at 3801 Highway 95 after rezoning to C2.
• Item 3 (Z23-012 Amendment #1): Approved 5-0. Applicant granted two additional years to obtain building permits for the Merrill Avenue mixed-use development.
• Item 4 (Z07-010 Amendment #5): Approved 4-1. Zoning corrected from R1L-PAD to R1L-D6 to align with existing lot widths; no change in lot count or size.
• Item 5 (S06-027 Amendment #5): Approved 3-1. Two-year extension granted to record the final plat for The Heights at Laughlin Ranch.
• Next Steps: The Commission noted that City Council will make final decisions. Residents were encouraged to attend future council meetings. The developer was advised to engage with the neighborhood and HOA.