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Show Low planning panel approves conditional use permit for vehicle repairs at property identified by APNs 21024073 and 21024074C
Summary
The Show Low Planning and Zoning Commission voted unanimously to approve a conditional use permit to allow vehicle repair operations on a commercially zoned property that previously held an auto body shop, subject to conditions including screening, landscaping and curb barriers; the permit carries a seven-day appeal period.
The Show Low Planning and Zoning Commission on an unanimous vote approved Conditional Use Permit (CUP) 602-04-276 to allow vehicle repair operations on property identified by Assessor’s Parcel Numbers 21024073 and 21024074C, subject to conditions recommended by city staff.
Planning staff told commissioners the site is zoned C-2 (General Commercial) and that the city requires a conditional use permit for vehicle repairs that include overnight storage in that zone. Staff said the property previously operated as an auto body repair shop and received a CUP on June 17, 2017, but the use had been discontinued for more than 12 months, requiring a new CUP. Staff recommended approval with conditions including compliance with federal, state and local requirements and specific local code sections cited by staff.
The commission-approved conditions require: all development to meet applicable building, sign, lighting and parking requirements; outdoor storage, including vehicles, be screened by a solid 6-foot fence; landscaping along North Sixteenth Place; installation of a barrier at the northwest corner of the lot to prevent vehicles from driving across the sidewalk; and that the CUP be nontransferable. Planning staff noted transmittal memos were sent to affected agencies; comments received included a traffic-engineer request from the Arizona Department of Transportation for a TGP-240 form, a Timber Mesa Fire requirement for a fire inspection before opening, and an engineering request for the curb-side barrier.
An applicant representative identified in the hearing as Donnie, speaking for the applicants, described the intended business as a service-oriented Subaru specialty shop and said the business will focus mostly on routine service while also doing some performance modifications. "More towards the service. There are a lot of newer Subarus around that we find that a lot of people need just general service. There will be performance modifications as well," the applicant said. The applicant also described vehicle staging and overnight parking plans, saying there is a fenced area behind the building where staff intend to park cars: "we're thinking I wrote down about 15 maybe 20 in the back and 15 in the shop," the applicant said.
A commissioner who spoke during the public portion characterized the move as positive for downtown vacancy, saying it was "nice to see somebody moving into one of our vacant buildings" and asked whether the new business would perform upgrades that could generate noise; the applicant replied the emphasis would be on service and not predominantly on loud performance exhaust work. Commissioners and staff discussed two reasons the applicants were before the commission: a prior CUP condition that the permit be nontransferable and the fact that the prior use had been dormant more than 12 months, which independently requires a new CUP under city rules.
Public notice procedures used for the application included posting the property and mailing letters to property owners within 300 feet; staff reported one phone call in support from a neighboring property owner. Planning staff recommended approval as consistent with the City of Show Low General Plan.
A commissioner moved to approve the CUP subject to staff recommendations; a second was recorded and the commission voted aye. Planning staff reminded the commission that the CUP will take effect if no appeal is filed with the city clerk within seven days.
Votes at a glance
- Conditional Use Permit 602-04-276 (vehicle repairs at APNs 21024073 and 21024074C): motion to approve subject to staff recommendations; second recorded; outcome: approved (unanimous). Permit effective if no appeal is filed within seven days.
- Approval of Planning and Zoning Commission regular meeting minutes for May 13, 2025: motion to approve; second recorded; outcome: approved (unanimous).
What happens next
The CUP is subject to the seven-day appeal period. Staff and the applicants will need to meet the listed conditions (landscaping, perimeter barrier, fencing and all applicable permits, inspections and code requirements) before full operation. Planning staff also flagged outstanding agency requirements (ADOT form, fire inspection, engineering barrier) that must be satisfied prior to opening.
