Pinetop commission denies conditional use permit for horse stable at 3250 West Coyote Drive

The Pinetop Lakes Planning and Zoning Commission voted unanimously to deny a conditional use permit to allow up to two horses at 3250 West Coyote Drive, a commercial parcel where the operator, Zoe’s Adventures, had already begun keeping animals.

Staff told the commission the location is on a major arterial with a history of animals being struck by vehicles and said the U.S. Forest Service limits commercial stables and has issued all permits in the area. “We are recommending denial of this conditional use permit,” the interim town manager told the commission, citing public-safety concerns and prior noncompliance by the operator.

The denial follows more than an hour of discussion in which the property operator, who identified himself as Scott of Zoe’s Adventures, said he had invested about $60,000 to improve the vacant site and described programs he runs for children and members of vulnerable groups. “I have invested my life savings to have this investment,” Scott told the commission, saying he hires people with disabilities and offers rides for autistic children and church groups.

Staff and several commissioners questioned both the location and the applicant’s compliance with town rules. The interim town manager said the operator began the activity without required zoning approval and business licensing and that the property owner would ultimately be responsible if the operation did not cease. “He is the responsible property owner as well as the applicant,” the interim town manager said, adding that violation notices would be issued if the operation continued without approval.

Commissioners also discussed conflicting information about the parcel size. Staff cited a figure of 0.88 acres from town records; the applicant submitted a separate survey claiming 0.945 acres and said that difference left him “about 1,200 square feet short” of a threshold he believed necessary for the use. The commission did not adopt the applicant’s measurement during the hearing.

The record shows mixed statements on licensing. Staff said the operation did not have a town business license; the applicant asserted he had obtained a business license for horseback riding. The commission did not make a formal finding that a valid business license existed.

Commission discussion repeatedly raised traffic-safety and nuisance concerns: horses have been struck on or near the roadway, riders and animals have been seen along the arterial, and citizens have complained about droppings on trails. Commissioners cited limits on the town’s authority over U.S. Forest Service land and noted that even if the town approved a local permit, federal permits could still be required for commercial trail rides.

A motion to deny the conditional use permit was made and seconded; the commission approved the motion unanimously. The record notes the commission’s action was to deny the CUP application for a commercial stable on the arterial roadway, and staff said they would follow up with enforcement if the activity continued.

The commission’s decision ends the application as presented; the interim town manager said staff are available to advise the operator if he pursues other permitted uses or seeks to rectify compliance issues.

Background: The agenda item identified the request as a conditional use permit (CUP) to stable up to two horses on a parcel of commercial-zoned property near busy highway frontage. Staff advised that the U.S. Forest Service restricts the number and location of commercial stables in the area and that previous complaints and at least one vehicle–horse incident raised safety concerns for the site.