Bullhead City Planning and Zoning Commission Meeting – June 4, 2026

The Bullhead City Planning and Zoning Commission met in regular session at 5:30 p.m. on June 4, 2026, in the City Council Chambers at 1255 Marina Blvd. All commissioners were present except Mathew DelFave. The Commission considered an easement abandonment, two zoning extension requests, and the 2026 General Plan Update.

Approval of Minutes

• The Commission skipped Agenda Items 1 and 2, approval of the May 7, 2026 Regular Meeting Minutes and the May 21, 2026 Special Meeting Minutes, because the meeting minutes were not available. No vote was taken.

Public Comments & Testimony

• During the open call to the public, a speaker asked whether the General Plan would require a certain percentage of voter approval in November and what would happen if voters rejected it. The Chair deferred the answer to the General Plan agenda item.
• During the General Plan hearing, Larry Toon Force suggested painting speed limits on street pavement, adding stop lines and stop words at stop signs, purchasing the Catholic Social Services building to straighten a road with three speed limits, and extending a road behind Dutch Bros, McDonald's, Perkins, and Lou Brack to Hancock Road to relieve traffic. Commissioners and staff noted some of these items were outside the General Plan scope and could be referred to the Public Works Director.

Discussion Items

Abandonment A26-002

• Planning Manager Johnny Loera presented the request to abandon a 10-foot public utility easement on the northern boundary of Lot 4, Parkway Commercial at Desert Foothills Estates, Tract 5034, at 2643 Desert Foothills Boulevard. Staff confirmed no utilities were in the easement and all applicable utility companies responded with no objection. A separate drainage easement would later be dedicated in its place to convey runoff from The Legends at Desert Foothills to Bullhead Parkway drainage.
• Public commenter Randy Daly, an HOA representative for Desert Foothills Estates, asked for a lay explanation. Tracy Browning of National Construction, owner of 11 acres north of the easement and contractor for the drainage work, expressed support for the abandonment.
• The Commission voted unanimously, 6 in favor and 0 against, to recommend approval.

Zoning Map Change Z22-004 Amendment #2

• Staff reported that the applicant, MP BHC LLC/Mehdi Azarmi, was requesting a second extension for a 5.26-acre parcel at 328 Lee Avenue in Old Bullhead. The approved mixed-use project would include a small RV park, indoor storage, and an office near the airport. The original zoning approval was in 2022, and the current deadline was May 21, 2026. The applicant cited infrastructure requirements and high interest rates; full construction drawings were ready to submit.
• Commissioner concerns included whether interest rates were a sufficient reason for another extension and whether the project should be repriced for current rates. Staff noted the applicant had already invested substantially in plans and that similar extensions had been granted in the past.
• The motion to recommend approval carried with one commissioner opposed.

Zoning Map Change Z22-005 Amendment #2

• Staff presented a similar second extension request for a 47.5-acre parcel near the southern Bullhead Parkway and Arroyo Vista Drive, described as a portion of Section 1, T19N, R22W. The approved R1L-to-R2MF change would allow three apartment buildings, a dormitory, a pool, and associated parking on approximately 3 acres. Grading permits had been issued and building pads were elevated above flood level; building permits were pending interest-rate reduction.
• The Commission voted unanimously, 6 in favor and 0 against, to recommend approval.

2026 General Plan Update

• Staff requested a recommendation on either the base 2026 General Plan Update or the version including the Laughlin Ranch Amendment. The plan includes updated goals, objectives, policies, maps, and population projections, and reflects public outreach, agency feedback, and a 44-question survey that received several hundred responses. Survey themes included water conservation, infrastructure and traffic, responsible growth, local economic diversification, neighborhood quality, affordable and senior housing, parks, and support for small businesses and new amenities.
• The Laughlin Ranch Amendment would substantially reduce residential designations and increase Light Industrial designations from 269 acres to approximately 2,900 acres for undeveloped portions of Laughlin Ranch. Staff noted the rest of the base plan would remain largely unchanged except for related maps and Table 3 population projections.
• The agenda noted that adoption of the General Plan by the City Council requires an affirmative vote of at least two-thirds of members, with the plan tentatively scheduled for the November ballot. Staff explained that if the City Council approves the plan on June 16, 2026, it will appear on the November ballot and require a simple majority. If it fails, the existing General Plan remains in place and the city must submit it to voters again at the next election, as occurred in 2014 and 2016.
• Commission discussion praised the Growth Area Element, including redevelopment of Original Bullhead and the Riviera. Commissioner Anderson's earlier suggestion for incentives in Old Bullhead was identified as already reflected in the Growth Area Element; staff said recommendations to spur development there would be brought to the Commission and Council within the next couple of months. Commissioners also discussed adding general language about enhanced pavement striping and visibility, and noted other road-related suggestions would be handled outside the General Plan.
• The Commission voted unanimously, 6 in favor and 0 against, to recommend approval of the 2026 General Plan Update including the Laughlin Ranch Amendment.

Key Outcomes

• The Commission skipped approval of the May 7 and May 21, 2026 minutes because the minutes were unavailable.
• Recommended approval of Abandonment A26-002, unanimously.
• Recommended approval of Zoning Map Change Z22-004 Amendment #2, with one opposing vote.
• Recommended approval of Zoning Map Change Z22-005 Amendment #2, unanimously.
• Recommended approval of the 2026 General Plan Update with the Laughlin Ranch Amendment, unanimously, forwarding it to the City Council hearing scheduled for June 16, 2026.
• In commissioner comments, the public was invited to a Legislative District 30 candidate forum on June 9, 2026, at Praise Chapel in Bullhead City.