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Planning commission approves Waters Road hay sales permit with screening requirement
Summary
The commission approved SU25‑13 to allow appointment‑only retail hay sales at 10616 East Waters Road, subject to screening of outside storage, dust controls and a county right‑of‑way permit.
The Cochise County Planning Commission voted unanimously to approve docket SU25‑13, granting a special‑use authorization for retail hay sales at 10616 East Waters Road, subject to conditions aimed at minimizing noise, visual impacts and dust.
Applicants Nicole (Gaskell) Webb and Luke Webb said the operation is appointment only, primarily delivery driven, and intended to supply local livestock owners and horse owners who otherwise travel long distances for feed. The applicants described using a Case 570 tractor with a front‑end attachment and a yard‑squeeze device to load deliveries; they said most retail activity is scheduled and gates remain locked when no staff are present.
Planning staff told the commission the property is zoned RU‑4 and that eight of the ten special‑use factors apply; staff received several letters of support and one in opposition. Staff noted a prior code compliance concern and said enforcement had been placed on hold while the application was processed.
During discussion neighbors said noise from equipment and the visibility of stacked hay bales had been a nuisance; one neighbor provided photos and asked for conditions. The applicants said they would install screening and were willing to work with neighbors. Commissioners pressed for limits and mitigation; the final approval included conditions requiring a county right‑of‑way permit, gravel or other stabilizing material for internal drives and parking to reduce dust, and that outside storage be screened with a wall or fence supplemented by native vegetation. Staff also recommended business hours of 7 a.m. to 7 p.m., seven days a week for customer activity; commissioners kept those hours in the approved conditions but discussed that vehicle traffic (including the applicant’s truck) may occur outside those windows as part of broader hauling operations.
The motion to approve was made by Commissioner Martzke, seconded by Commissioner Saunders, and the vote was unanimous. The commission noted the applicants’ stated practices: appointment‑only pickups, typical weekly delivery loads to the property and that most commercial inventory is stored offsite and brought in as needed. The permit carries the standard appeal rights to the Board of Supervisors within the county’s 15‑day window.
