Payson Planning & Zoning Commission Meeting – January 5, 2026

The Town of Payson Planning & Zoning Commission met in public session at 3:00 p.m. on January 5, 2026, in the Town Hall Council Chambers, 303 North Beeline Highway, Payson, Arizona. The commission considered Ordinance No. 973 on administrative development approvals, expedited review, and self-certification, and reviewed the annual General Plan implementation report. Commission members participated in person and by Zoom, but attendance records contain a discrepancy noted below.

Consent Calendar

• The commission approved the minutes of the December 1, 2025, Planning & Zoning Commission meeting by unanimous voice vote. Note: The agenda identifies this item as the December 1, 2025 minutes, while the minutes document header incorrectly reads “Minutes from January 5, 2026.”

Public Comments & Testimony

• No members of the public were present in chambers or online. Chairman Martin closed the public hearing portion for Ordinance No. 973 after confirming there was no public testimony.

Discussion Items

• Ordinance No. 973 – Administrative Development Approvals, Expedited Review, Objective Standards, and Self-Certification (HB 2447):
  • Zoning Administrator Nicole Adams summarized the ordinance. It amends Title 15, Chapter 154 of the Payson Town Code to allow administrative approval, without public hearings, of qualifying site plans, development plans, minor land divisions, preliminary plats, final plats, and plat amendments when objective standards are met, consistent with House Bill 2447 adopted during the first regular session of the 57th Arizona Legislature in 2025.
  • The ordinance also establishes expedited review procedures for applicants with a demonstrated history of compliance and allows self-certification by town-approved registered architects and professional engineers. The town retains oversight and enforcement authority, and administrative decisions may be appealed to the Planning & Zoning Commission and then to the Town Council.
  • Commissioner Laura Malone asked whether expedited review would have to be specifically requested and whether additional fees would apply. Ms. Adams confirmed that it would have to be requested and that town code would need to be amended to reflect new fees.
  • Discussion clarified that self-certification procedures can be adopted administratively, but fee changes require Town Council approval with public notice and hearing.
  • The commission was told that it will no longer approve preliminary plats because those approvals will be handled administratively; zone changes, DUPs, and other public-hearing entitlement requests will still come to the commission. This change could save about 30 days for the preliminary plat portion of an application.
  • The commission moved to recommend approval and adoption of Ordinance No. 973; the motion passed by voice vote with no opposition.
• General Plan Annual Report and Implementation Matrix:
  • Public Works Director Doni Wilbanks presented the annual General Plan report. The General Plan is a 10-year working document most recently adopted in 2024 and runs through 2034. The implementation matrix tracks goals and strategies by department.
  • 2025 highlights included B-line bus route roadway improvements, including work on East Forest and Colcord/Whitley areas, with sidewalk, bike, and access upgrades; adoption of the Historic Main Cultural District; Main Street beautification and banners; completion of north and east entryway signage; ongoing property maintenance standards work; cleanup and recycling events; firewise/fuel mitigation efforts; water conservation education with fourth-grade students; and coordination with Green Valley Water on reclaimed water.
  • Commissioner Rima Urban asked how road repair locations are determined. Mr. Wilbanks explained that the town uses a prioritized traffic plan spreadsheet that identifies needed maintenance, shoulder work, or reconstruction and matches projects to available funding.
  • Commissioner Jimmy Lee complimented the town on new sidewalks and projects. Commissioner Laura Malone asked about challenges; Mr. Wilbanks said the main challenge is funding and prioritizing all the items in the plan.
  • Staff noted that property maintenance standards are about 90 percent complete as part of the unified development code update, with completion anticipated within about a month.
  • Staff also mentioned that code compliance is handled by two employees, one full-time and one part-time, who are becoming more proactive along commercial corridors.
• Project Updates (Information to Commission):
  • Juniper Pines received corrections from the town and is awaiting resubmittal.
  • Rythmia Village has not yet submitted civil and final plat documents.
  • Longhorn Ranch Phase 1 is in review; the planned area development, zone change, and General Plan amendment for the remainder of the Longhorn Ranch property are awaiting resubmittal and may come to the commission around March.
  • Discount Tire pulled permits and paid fees; construction is waiting on crew availability.
  • U-Haul is in review awaiting revisions. The Payson Tiny Home Project is also awaiting revisions.
  • The Airport RV park development agreement has been withdrawn.
  • The golf course development agreement was approved by the Town Council; the preliminary plat was reapplied after the original expired due to drainage concerns and is now in its first review cycle.
  • Mountain View subdivision, a new small subdivision, received preliminary plat approval administratively since the last update and will submit a final plat.

Key Outcomes

• The commission recommended approval and adoption of Ordinance No. 973 to the Town Council by voice vote, with no opposition.
• The commission accepted the General Plan Annual Report and Implementation Matrix as informational.
• No requests were made by commissioners for placement of items on future agendas.
• The meeting was adjourned by motion from Laura Malone, seconded by Jeremy Gephart; the adjournment vote carried 6–0.
• Attendance discrepancy: The transcript states Nathan Morris was absent during roll call and refers to six commission members present, while the minutes list Nathan Morris as present and state ABSENT: None. The 6–0 adjournment vote also implies six voting members rather than seven. This summary uses the minutes for commissioner names but notes the conflict in the source records.