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Planning commission forwards Winslow Ready Mix zoning change to city council
Summary
The Flagstaff Planning and Zoning Commission voted May 13 to forward a request from Winslow Ready Mix to modify a prior director-ordinance zoning map amendment to allow a concrete batch plant on an 18.2-acre site at Route 66, subject to three standard conditions; commissioners pressed staff on traffic, dust mitigation and equipment height.
The Flagstaff City Planning and Zoning Commission voted May 13 to forward a request from Winslow Ready Mix to the City Council to modify a prior director-ordinance zoning map amendment and allow a concrete batch plant on part of an 18.2-acre site along Route 66.
Senior Planner Bethan Hang told commissioners the application would place the concrete batch plant in yard 15, with aggregate storage in yard 14, and that a sealed traffic statement (approved Sept. 15, 2025) determined a left-turn lane from Route 66 is warranted. Hang said a water/wastewater impact analysis (WISA) completed Dec. 2, 2019 found sufficient water capacity and that a drainage statement was not required because existing stormwater facilities serve the site. Staff recommended forwarding the request with three conditions: build in accordance with the March 18, 2026 approved site plan; comply with all applicable city codes and regulations; and satisfy the terms of the prior director-ordinance amendment.
Commissioners asked for details about site operations and community impacts. Commissioner Mary Norton said she supported the left-turn lane and questioned whether other lots on the 18.2-acre property remain in contractor-parking use and whether the batch plant would require dust mitigation. "Is there airborne dust that has to be mitigated?" Norton asked. Hang responded that state statutes establish requirements for airborne particles and that detailed operational controls and an operations plan are likely to appear during building-permit review.
Ryan Mahar, the applicant representative with Civil Design and Engineering, said Winslow Ready Mix operates a primary plant in Winslow and that the Flagstaff site would be a smaller secondary location. Transportation staff said the plant's trip generation was limited in the traffic statement—about 10 truck trips in the morning and 10 in the evening—and that some materials could be sourced from the adjacent cinder-pit industrial area.
Commissioner Christine Shehy asked about vertical equipment such as silos and hoppers and whether elevations would be provided; Hang said building-permit submittals generally include elevations and that any vertical equipment must conform to the heavy industrial district's maximum building height.
After discussion, Commissioner Shehy moved and Commissioner CJ Lukey seconded that the commission forward case PZ25-000124-04 (Winslow Ready Mix) to the City Council for approval subject to the three staff conditions. The motion carried by voice vote. The commission then had no miscellaneous business and adjourned at about 4:28 p.m.
The record shows the applicant held a virtual neighborhood meeting on Feb. 18, 2026 with no attendees and requested—and received—a waiver for the second neighborhood meeting; staff said no public comments had been received on the application as of the hearing. The commission's action forwards the modified director-ordinance zoning map amendment to the City Council, which will have the next opportunity to approve, deny or modify the proposal.
