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Record of Proceedings

Payson Planning & Zoning Commission Approves Discount Tire CUP on December 2, 2024

Town Council & Planning and Zoning — Monday, December 2, 2024
BodyPayson, Arizona
SessionTown Council & Planning and Zoning
DateMonday, December 2, 2024
StatusFILED
Video Record
0:00 / 1:00:00

Transcript — Verbatim
0:00

Pledge allegiance.

0:06

I probably do five states of America and to the Republic for which it stands.

0:17

Individual with liberty and justice for all.

0:34

Present.

0:35

Miranda Meyer.

0:37

Present.

0:38

Karen Sherr.

0:39

Here.

0:40

Laura Malone.

0:41

Here.

0:42

Nathan Morris.

0:43

Here.

0:44

Jeremy Gephardt.

0:46

Here.

0:46

Jimmy Lee.

0:51

Let me allow him to talk.

0:52

Yeah.

0:55

Hi here.

0:57

Thank you.

0:57

Um, like to welcome our two new members, Jeremy and Jimmy Lee to the board.

1:04

And uh welcome and I have fun.

1:10

Okay, first order of business is the approval of minutes of uh planning and zoning commission meeting uh November 4th, 2024.

1:19

I have a motion, please.

1:20

I move that we approve the minutes from November 4th, 2024.

1:25

Second.

1:26

All those in favor signify by saying aye.

1:29

Okay.

1:30

Same sign.

1:32

Okay.

1:33

Passes.

1:34

Okay, the scheduled hearing today is um is CUP 24-001 request for conditional conditional use permit for a minor vehicular repair for discount tire located at 500 east highway 260, APM 304-02-075A.

1:57

Can we have the staff report, please?

2:04

Thank you, Chairman.

2:05

Commissioners.

2:08

All right, we are here for a conditional use permit for minor vehicular repair, CUP 24-001.

2:15

Application and property is 500 east, highway 260, APN 304-02-075A.

2:24

The existing land use and zoning is depicted here.

2:27

The existing site is an undeveloped commercial property in zone C2.

2:32

To the north is also C2 property that is undeveloped.

2:36

To the south is developed commercial property C2, and to the east and west, both developed commercial property, also zone C2.

2:46

The application is a request for a conditional use permit for minor vehicular repair shop.

2:51

The services will include tire sales, installation, repair, rotation, TPMS service.

2:56

The proposed project will include a 7,020 square foot discount tire store located at highway 260 and North Manzanita Drive.

3:05

They're on the corner.

3:06

The project will include all site improvements needed and required by the Unified Development Code.

3:17

The Unified Development Code defines minor vehicular repair as an establishment which provides minor service and maintenance of the ancillary systems of vehicles, including accessories, lubrication, minor repair, and tune-up of engines and/or washing and polishing services.

3:31

This proposed use for the discount tire fits into this category and is requires a conditional use permit in the C2 zoning districts.

3:42

The conditional use permit aims to allow conditional uses in suitable locations within zoning districts, ensuring they are designed and developed to maximize compatibility with surrounding areas.

3:53

The minor vehicular repair use on this site is compatible with the adjacent commercial zoning district uses due to their retail-oriented nature, with neighboring uses also having minimally impactful exterior activities.

4:05

Additionally, the property is located directly on the highway, which provides convenient access for customers and ensures that the use aligns well with the commercial character of the area.

4:29

There are utility requirements.

5:00

I know it's small and difficult to see, but this project, the discount tire itself will be to the southern piece of this property right on the corner of Manzanita and 260, and it leaves some additional property to the north.

5:10

And then here you also see the proposed proposed elevations.

5:14

I will note that there will be some changes that will be required through the design review process.

5:20

Um some very minimal things.

5:22

Our design review criteria looks at sloped roofs, some different elevation changes.

5:27

So we will be looking at that.

5:36

All right.

5:37

This use could be compatible with the topography and adjacent land uses, and staff recommends the approval of this application subject to the conditions that were listed within your staff report.

5:46

I will not read each of them individually unless the commission would request that I do so.

Discussion Breakdown — Share of Meeting
Miscellaneous█████████████████████████████████████████████67%
Zoning And Land Use██████████15%
Procedural█████8%
Arts And Culture█████8%
Engineering And Infrastructure█2%
Summary of Proceedings

Payson Planning & Zoning Commission Approves Discount Tire CUP on December 2, 2024

The meeting was called to order at approximately 3:00 p.m. local time in Town Council Chambers, 303 North Beeline Highway. All seven commissioners were present. The commission voted 7-0 to approve the November 4, 2024 meeting minutes and, after a public hearing, 7-0 to approve Conditional Use Permit CUP24-001 for a Discount Tire minor vehicular repair facility at 500 East Highway 260. The supplied transcript contains unrelated audio after adjournment; this summary covers only the official meeting business.

Approval of Minutes

  • Commissioner Laura Malone moved, Commissioner Miranda Meyer seconded, and the commission unanimously approved the November 4, 2024 Planning & Zoning Commission minutes by a 7-0 vote.

Public Comments & Testimony

  • No member of the public offered comments during the hearing.
  • Sterling Margetts of Kimley-Horn, civil engineer for the applicant, and Darren Boyles, Discount Tire project manager, introduced themselves and expressed excitement about opening a store in the community. They clarified that Discount Tire's core business is retail tire and wheel sales; they do not perform general auto repair, though they sell wiper blades.

Discussion Items

  • Zoning Administrator Nicole Adams presented the staff report for CUP24-001 for a minor vehicular repair use at 500 East Highway 260, APN 304-02-075A. The site is an undeveloped commercial property in the C2 zone, surrounded by developed and undeveloped C2 commercial properties. The proposed project is a 7,020-square-foot Discount Tire store at Highway 260 and North Manzanita Drive. Services include tire sales, installation, repair, rotation, and TPMS service.
  • Adams explained that the Unified Development Code defines minor vehicular repair as an establishment providing minor service and maintenance of ancillary vehicle systems, and that this use requires a conditional use permit in C2. Staff recommended approval subject to the conditions listed in the staff report. Design review changes would still be required later, including sloped-roof and elevation considerations.
  • Commissioner Laura Malone asked about the approval process and compared it to a prior CUP for city storage where deadlines were tied to existing business activity. Adams clarified that Discount Tire is starting from square one with no existing development or ongoing business. After commission approval, there is a 30-day appeal period before the CUP becomes effective. The applicant has submitted a design review application at risk because fees are nonrefundable if the CUP is not approved. Once approved, the next steps are design review and building/civil improvement plans. A building permit will not be issued until all conditions are met.
  • Chairman Doug Martin welcomed new commissioners Jeremy Gephart and Jimmy Lee. Commissioner Karen Schaier moved to approve the CUP, Nathan Morris seconded, and the motion passed 7-0 subject to staff's recommended conditions.

Key Outcomes

  • Approved November 4, 2024 minutes: 7-0.
  • Approved CUP24-001 for Discount Tire minor vehicular repair at 500 East Highway 260: 7-0, subject to staff conditions.
  • Staff noted there were no applications pending for January 2025.
  • The meeting adjourned at approximately 3:12 p.m.

Meeting Transcript

Pledge allegiance. I probably do five states of America and to the Republic for which it stands. Individual with liberty and justice for all. Present. Miranda Meyer. Present. Karen Sherr. Here. Laura Malone. Here. Nathan Morris. Here. Jeremy Gephardt. Here. Jimmy Lee. Let me allow him to talk. Yeah. Hi here. Thank you. Um, like to welcome our two new members, Jeremy and Jimmy Lee to the board. And uh welcome and I have fun. Okay, first order of business is the approval of minutes of uh planning and zoning commission meeting uh November 4th, 2024. I have a motion, please. I move that we approve the minutes from November 4th, 2024. Second. All those in favor signify by saying aye. Okay. Same sign. Okay. Passes. Okay, the scheduled hearing today is um is CUP 24-001 request for conditional conditional use permit for a minor vehicular repair for discount tire located at 500 east highway 260, APM 304-02-075A. Can we have the staff report, please? Thank you, Chairman. Commissioners. All right, we are here for a conditional use permit for minor vehicular repair, CUP 24-001. Application and property is 500 east, highway 260, APN 304-02-075A. The existing land use and zoning is depicted here. The existing site is an undeveloped commercial property in zone C2. To the north is also C2 property that is undeveloped. To the south is developed commercial property C2, and to the east and west, both developed commercial property, also zone C2. The application is a request for a conditional use permit for minor vehicular repair shop. The services will include tire sales, installation, repair, rotation, TPMS service. The proposed project will include a 7,020 square foot discount tire store located at highway 260 and North Manzanita Drive. They're on the corner. The project will include all site improvements needed and required by the Unified Development Code. The Unified Development Code defines minor vehicular repair as an establishment which provides minor service and maintenance of the ancillary systems of vehicles, including accessories, lubrication, minor repair, and tune-up of engines and/or washing and polishing services. This proposed use for the discount tire fits into this category and is requires a conditional use permit in the C2 zoning districts. The conditional use permit aims to allow conditional uses in suitable locations within zoning districts, ensuring they are designed and developed to maximize compatibility with surrounding areas. The minor vehicular repair use on this site is compatible with the adjacent commercial zoning district uses due to their retail-oriented nature, with neighboring uses also having minimally impactful exterior activities. Additionally, the property is located directly on the highway, which provides convenient access for customers and ensures that the use aligns well with the commercial character of the area.

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