Bullhead City Planning and Zoning Commission Meeting - September 17, 2026

The Bullhead City Planning and Zoning Commission met on Thursday, September 17, 2026 at 5:30 PM in the City Council Chambers. All seven commissioners were present. The agenda included seven items: approval of minutes, an easement abandonment, a zoning map change for an RV park, an extension for the Marble Canyon subdivision, a major general plan amendment (discussion only), a discussion on data centers, and a code amendment for architectural standards. Several items drew significant public comment, particularly the general plan amendment and data center discussion.

Approval of Minutes

• Item 1: The commission approved the August 13, 2026 regular meeting minutes with a correction to a vote record on page five. Motion carried 7-0.

Abandonment A26-002

• Item 2: Approved abandonment of a 10-foot right-of-way easement at 847 Sea Spray Drive. No utilities were present in the easement. No public comment. Motion carried 7-0.

Zoning Map Change Z26-002 (RV Park)

• Item 3: Approved a zoning map change from C2 (General Commercial) to RP (Residential Park) for 3.65 acres at 1621 Highway 95, an existing RV park operating as a legal non-conforming use. The change brings the property into conformance, allowing future improvements. One commissioner opposed due to concerns about density (increase from 30 to 50 potential spaces). Motion carried 6-1.

Marble Canyon Extension (Z05-026/S05-026 Amendment #7)

• Item 4: Approved a 4-year extension to record the final plat for the first phase of the Marble Canyon subdivision (404 residential lots on 108 acres). The applicant stated the engineer of record passed away. Public comment: Richard Salgado expressed concern about density and notification; John Blushiger asked about lot size reduction from 35,000 to 6,000 square feet (staff explained the original zoning was placeholder). Motion carried 7-0.

Major General Plan Amendment P26-001 (4,400 acres)

• Item 5: Discussion only. No action taken. The applicant, Shelby Duplias, presented changes: reduction of residential uses by 1,500 acres, addition of 2,666 acres of light industrial, elimination of a golf course, and enhanced open space. Key claimed benefits: 1.9 billion gallons water reduction per year (54% less), 21.4% traffic reduction, 10,000 jobs, and $10-20 million annual sales tax. Public comments were largely opposed, including from Jason Sanks (Laughlin Ranch HOA/declarant) who criticized lack of resident notification and requested a meeting; Kieran Muscato asked about data centers defined as light industrial; Misty Davinny cited a news article mentioning a data center pad; Richard Salgado questioned projections; Elizabeth Jones (Laughlin Ranch resident) felt blindsided; Pam Boris (Fox Creek) worried about view; Alan Ock said industrial would ruin the oasis; Bud Corn raised concerns about Colorado River water cuts; and John Sutherland urged balance. Several speakers noted the absence of a fiscal impact study and noise/water studies. Councilman Gene O'Neill clarified the proposed industrial area is over a mile from existing homes and topography blocks views. The next hearing will be October 8, 2026 at 5:30 PM at the Optimum Center, where the commission will make a recommendation.

Data Centers Discussion

• Item 6: Discussion only. No action on a specific project. City management and staff emphasized no data center application exists and no data center code is in place. Staff suggested potential regulations: closed-loop cooling (minimal water use), noise standards, battery backup instead of diesel generators, and special use permits. Public comments raised concerns: Alan Ock cited health risks (no births near data centers); Kieran Muscato asked for transparency on future notifications; John Sutherland provided water and energy statistics and advocated for strict permits; Jason Sacks warned about scale and sound in arid environments; Misty Davinny questioned water capacity and infrastructure costs; Tom Plain worried about glycol leaks; Elizabeth Jones asked about notification for non-social-media users; Amy Beck noted that data centers are often labeled as light industrial; and Robin Little cited privacy and local employment. Councilman Gene O'Neill stated the city would require substantial financial benefit to offset impacts, that water and electricity could be managed, and that data centers have no direct tax benefit to the city because Bullhead City does not collect property tax. Commission voted 7-0 to add a future agenda item to define data centers and require a special use permit, including all similar electronic processing uses.

Code Amendment – Architectural Standards

• Item 7: Approved amendments and additions to Title 17, Chapters 17.06 and 17.26, enhancing architectural standards for commercial and industrial buildings along major and minor arterial corridors. The current standard requires at least one-third of building elevation height in conventional materials; the new standards add requirements for colors, architectural features, building massing, and landscaping. One commissioner suggested identifying corridors where storage facilities should not appear. Public comment was off-topic. Motion carried 7-0.

Key Outcomes

• All agenda items requiring a vote were approved: Items 1, 2, 4, and 7 unanimously (7-0); Item 3 approved 6-1.
• Item 5 (General Plan Amendment) will have a second public hearing on October 8, 2026 at 5:30 PM at the Optimum Center (2380 Optimum Way) for a commission recommendation.
• The commission voted to place a future agenda item to define data centers and require a special use permit. Staff indicated the next regular meeting is November 5, 2026.