Payson Planning and Zoning Commission Meeting – April 6, 2026

The Payson Planning and Zoning Commission met on April 6, 2026, at 3:00 p.m. in the Town Hall Council Chambers to consider four scheduled hearings. The commission voted on a minor general plan amendment, a zone change to a Planned Area Development (PAD), a town-initiated general plan text and map correction, and a conditional use permit for a convenience store with fuel sales. All six commissioners were present except Rima S. Urban. The mayor and a councilor were also in attendance.

Consent Calendar

• Minutes from February 5, 2024 – Approved 6-0.
• Minutes from January 5, 2026 – Approved 6-0.

Public Comments & Testimony

• Items B.1 & B.2 (Longhorn Ranch – General Plan Amendment and Zone Change):
  • Gary DeLisa (resident of 1117 W. Birchwood Road) expressed concerns about flood risk, lack of a FEMA letter of map revision, potential harm to property values from 35-foot buildings 10 feet from property lines, and drainage impacts. He questioned whether the mixed-use development would draw revenue away from Main Street.
  • Mike Christy spoke against the proposals.
  • Cindy Gravinski questioned the notification process and public outreach, stating that many residents were unaware of the project.
  • Nina Grabia opposed the project, citing unknown population impacts, water resources, fire safety, and quality of life.
  • Donna Evans and Sandra spoke against, raising concerns about traffic, school safety, and affordability.
• Item B.4 (Circle K Conditional Use Permit):
  • Kamberly Arden (resident of adjacent R3 zoned area) spoke against, citing concerns about diesel fumes, noise, light pollution, property value loss, and the risk of semi-truck explosions (referencing an incident on December 11, 2025). She argued the use constituted spot zoning.
  • Kim Coleman opposed, citing noise, light, and loss of dark skies.
  • Donna Evans worried about traffic congestion on Beeline Highway.
  • Caitlin Oldman questioned the need for another gas station, litter, and employee displacement.
  • Dustin and Mike (37-year resident) spoke in favor, citing the need for diesel pumps accessible to RVs and trailers.
  • Sean Dugan (operator of a nearby gas station) opposed, stating the new Circle K would sink his business, which recently invested $1.5 million in a remodel.
  • Rebecca Sopeland expressed concern about semi-truck congestion at the intersection of SR 87 and SR 260.
  • Sandra supported the concept but opposed the location due to traffic safety.
  • Nina Grabia criticized the public notice sign as inadequate and questioned the town’s vision for the corner.

Discussion Items

• B.1 – P25-002: Minor General Plan Amendment (Longhorn Ranch) – Staff recommended approval. The applicant, Kelly Jensen (EPS Group), described a master-planned community on approximately 115 acres, with a 16.25-acre parcel changing from traditional residential to mixed use to allow neighborhood-serving commercial (e.g., coffee shops, small restaurants) and a potential wedding venue. The overall development would include about 500 living units, with homes priced $350,000–$450,000. The developer held a public meeting with about 100 attendees. The commission discussed affordable housing, short-term rentals (allowed by town code), and building heights (35 feet is standard).
• B.2 – P25-003: Zone Change to Planned Area Development (PAD) – Contingent on approval of B.1, the entire 83.73-acre site would be rezoned from R1-8-MH to PAD for mixed-use. The applicant noted the change would reduce the number of single-family lots (by less than 100) but allow mixed-use buildings with residential above commercial. Commissioner Jimmy Lee expressed concern that the developer’s motivation was financial rather than community-oriented, and he voted no.
• B.3 – P26-001: Town-Initiated Minor General Plan Amendment – Staff proposed correcting scrivener’s errors on the Future Land Use Map, updating amendment procedures to align with state statute (allowing more frequent major amendments), and adjusting density ranges: traditional residential density changed from a maximum of 7 dwelling units per acre to a target range of 7–14; mixed residential density changed from 5–14 to 5–28 dwelling units per acre. The changes do not alter existing zoning but provide flexibility for future zone changes. Commissioner Karen Schaier asked clarifying questions. No public comment.
• B.4 – CUP26-001: Conditional Use Permit for Circle K – Staff recommended approval. Applicant Brennan Ray presented plans for a 5,200-square-foot convenience store with seven gasoline fueling positions and three high-speed diesel positions (including a separate diesel canopy). The site is 4.98 acres at 400 N. Beeline Hwy., zoned C-2. The use is permitted by right with a CUP. Key features: 31% landscape coverage (exceeding 5% minimum), 44-foot landscape buffer to the north (vs. 15-foot minimum), preservation of 18 existing trees, dark-sky-compliant lighting, and a backup generator. The applicant stated that an existing Circle K (leased, 40+ years old) will be closed and the site redeveloped. Access is via right-in/right-out on Beeline and a full-access on Rumsey Drive. No traffic study was required. The town attorney clarified that the commission’s role is to evaluate land use impacts per the 11 CUP criteria, not the market need. Commissioner Jimmy Lee questioned the impact on nearby homes and property values. Commissioner Laura Malone expressed concern about the location.

Key Outcomes

• B.1 – P25-002 – Motion to recommend approval to the Town Council passed 6-0. Conditions from staff report apply.
• B.2 – P25-003 – Motion to recommend approval to the Town Council passed 5-1, with Commissioner Jimmy Lee voting no. Approval is contingent on passage of B.1.
• B.3 – P26-001 – Motion to recommend approval to the Town Council passed 6-0.
• B.4 – CUP26-001 – Motion to approve the Conditional Use Permit passed 4-2, with Commissioners Laura Malone and Jimmy Lee voting no. Conditions from staff report apply.
• Staff Updates – Nicole Adams provided updates on ongoing projects: Junior Pro Pines (awaiting resubmittal), Rhythmia Village (preliminary plat expired), Longhorn Ranch Phase 1 (ready to develop), Discount Tire (permits issued), U-Haul (under review), Vistas at Payson (revision review), golf course preliminary plat (in review), Diamond Point Phase 1 (final plat review), Ponderosa Pines (new preliminary plat), North Peak Hills Phase 3 (reapplying), Timber Ridge Phase 2/3 (in review), Mountain View subdivision (preliminary plat approved). A CUP for Aloheim car sales is expected next month.