Planning commission recommends approval of MDI Rock rezoning at Arizona Farms Road

The Florence Planning and Zoning Commission voted 5-0 on Dec. 4 to recommend approval of rezoning case PZ25-73, which would change three parcels at 7309 West Arizona Farms Road from planned unit development to light industrial to allow an MDI Rock retail and limited processing site.

Commission staff described the 10-acre proposal and said the rezoning aligns with the 2022 general plan and a recent minor general-plan amendment. The applicant, represented by Taylor Earl of the law firm Earl & Curley, said the site would sell landscape rock and masonry materials, provide limited repair and storage for truck equipment, accept some construction debris for recycling and operate primarily as a retail site with on-site offices and product display.

Because neighbors raised concerns about noise, dust and traffic, the applicant offered negotiated stipulations that staff incorporated into the recommendation. Key limits include a prohibition on crushing granite, a combined maximum of 140 hours per year for the rock crusher and green-waste chipper (restricted to 9 a.m.–3 p.m. Monday–Friday), a maximum rock-pile height of 12 feet, minimum setbacks for crushing activity (applicant proposed 90 feet from property lines, 120 feet from public streets subject to town site-plan approval), a dustproof driving surface with supplemental water spraying, and provision for required turn lanes if a future traffic-impact analysis warrants them. Taylor Earl summarized the stipulations in the hearing: "Crushing of granite shall be prohibited on the property," and listed the operational hour caps and setbacks the applicant agreed to.

Staff and the applicant emphasized that the town’s standard process requires a traffic impact analysis and other engineering reviews at the design review or building-permit stage; the applicant agreed to perform a TIA when required. Taylor Earl and Michael Denney, president of MDIRock, said most product will come from offsite gravel pits and occasional rail-served shipments and that only recycled concrete and green-waste crushing would occur on-site under the agreed limits.

Opposition was recorded in the staff report and through outreach: staff noted a letter from resident Vincent Dobson citing noise, dust and traffic concerns. Commissioners pressed the applicant on traffic safety along Arizona Farms Road, noise attenuation and whether outdoor processing fit the town code’s "predominantly indoor" language for light-manufacturing uses. Staff and the applicant argued that capping outdoor processing at 140 hours per year and retaining retail as the primary use makes the processing a minor component under the town’s interpretation; some commissioners said they remained concerned about noise and visual impacts from ecology-block perimeter walls.

Vice Chair DeRosa moved to recommend approval of PZ25-73 with the staff conditions and the applicant’s concessions; Commissioner Prue seconded. The motion passed by voice vote with five ayes. Chair Frost noted the commission’s recommendation will be forwarded to the Town Council for a public hearing and final decision on Jan. 6, 2026.

The commission’s recommendation is advisory; final approvals for design, engineering, traffic mitigation and any required turn-lane installation will take place during subsequent site-plan review and permitting. The applicant indicated willingness to comply with the town’s site-plan standards, perform required traffic analyses, and implement dust-control and landscaping measures pledged in the hearing. The staff report and these stipulations will be part of the record sent to town council.