Planning and Zoning Commission approves rezoning for Waste Management transfer station with traffic study outstanding

The Prescott Valley Planning and Zoning Commission on an affirmative voice vote approved Zoning Map Change ZMC-24-006 to rezone a 3.42-acre northern portion of 9434 East Valley Road from C-1 (Commercial, Minor Industrial) to IG (Industrial General Limited), allowing the property to be developed as a Waste Management hauling facility and transfer station.

The rezoning will make the parcel—split into a northern and southern piece—entirely IG zoning to accommodate a roughly 22,500-square-foot hauling facility, a roughly 21,000-square-foot transfer station, a compressed natural gas fueling station and a diesel fuel island, according to Chris Norlock, development services urban planner II for the town. Norlock told the commission the proposed buildings would be under the 35-foot height limit (transfer station 34 feet 8 inches; hauling station 34 feet 6 inches) and that the applicant submitted a landscape plan with a 10-foot buffer on the north, south and west sides that “does comply with the Prescott AMA list.” He also said an earlier applicant letter that indicated an 8-foot fence on all property lines had been narrowed to an 8-foot slat fence only along the west property line.

Why it matters: The rezoning clears the way for new industrial operations on a parcel adjacent to residential areas and State Route 69; opponents in public comment flagged concerns about truck traffic, noise and odor. Commissioners approved the map change while staff and the applicant continue to work on outstanding technical studies, chiefly an updated traffic impact statement that town engineers said must address vehicle counts, routing and peak-hour operations and that will be coordinated with the Arizona Department of Transportation (ADOT).

In staff and applicant presentations, Norlock and project representatives described phased construction intended to maintain continuous operations: the plan is to build the new transfer station on the undeveloped northern half first, move operations to that building, then demolish the old transfer facility and construct the hauling facility. Jessica Walco, identified as Waste Management engineering manager for the Four Corners area, said the phased build will allow continuous operation and estimated the modification could take about two years from start to finish. Justin Cassidy, project architect with Collier Architects, and Walco answered commissioner questions about building components and utility submittals, including relocating on-site fire hydrants; Walco said hydrant locations will be provided with the utility submittal.

During public comment, resident Patricia Betzold said she still lives in the Prescott Valley community and raised several objections and concerns about Waste Management as a company and about local impacts. Betzold told commissioners that Waste Management has a “huge monopoly in California” and warned about traffic routing from the site into nearby dense residential areas. She said, “There is nothing in the document that says they're going to restrict traffic to Mendocino,” and warned residents could be affected by trucks operating early in the morning and by potential odor issues seen elsewhere. Town engineer John Letier responded that staff had requested updates to the traffic impact statement because the site’s proposed use and operations had changed and that “those will all be covered in the traffic statement that we're expecting.”

Commission discussion focused on items staff said remain to be finalized in the technical review: the traffic impact statement (vehicle counts, turning movements, peak-hour generation and routing), final utility/fire hydrant details, and coordination with ADOT for impacts at Mendocino and State Route 69. Commissioners also confirmed the buildings and appurtenances must comply with the 35-foot height limit and asked whether household hazardous waste handling was planned; the applicant said it is not currently planned for the site.

The motion to approve ZMC-24-006 was made by Vice Chair Evans and seconded by Commissioner Herb. The clerk called the vote; recorded affirmative votes in the transcript include Vice Chair Evans, Commissioner Herb and Chair Sandy Griffiths. The commission closed the public hearing and approved the zoning map change with the conditions listed in the staff report and with outstanding technical items to be resolved during the permitting process.

Next steps: staff will continue to work with the applicant to finalize the updated traffic impact statement and coordinate reviews with ADOT; utility submittals will include relocated hydrant locations and final site engineering. The town’s final development approvals and building permits will depend on those outstanding reviews and conditions of approval.