Queen Creek Planning & Zoning Commission Regular Meeting and Work Study Session - April 8, 2026

The Queen Creek Planning & Zoning Commission held a regular meeting and work study session on April 8, 2026, at 6:00 PM in Community Chambers. The regular session included a public hearing and vote on a Circle K fuel station conditional use permit and site plan, as well as public hearings for two town-initiated General Plan Amendments (Combs & Gantzel and Ocotillo & Ironwood) that were for discussion only. The work study session featured updates from the Legal Department and a Downtown Parking Study. Public comments were received on several items.

Consent Calendar

• The Commission unanimously approved the March 25, 2026 Planning and Zoning Commission meeting minutes. (Motion by Commissioner, seconded, passed without discussion.)

Public Comments & Testimony

• Cynthia (lone estates resident): Requested a stop sign at Escalante and Meridian, citing traffic safety issues near a bus stop. The Commission directed staff to refer the matter to the Transportation Advisory Committee.
• Brittany Ashbaker (23020 East Domingo Road, 0.3 miles from proposed Circle K): Representing 74 residents who oppose the Circle K project. She cited concerns about traffic congestion, safety (including alcohol sales near a park), environmental impacts (fumes, benzene), and an oversaturated market (10-15 gas stations within 3 miles, 6 of which are Circle Ks). She requested a reduction in fuel pumps, a smaller store, no alcohol sales, and traffic improvements at Meridian & Ocotillo.
• Dan Maloney (21433 South 230th Place, Malone Park): Urged the Commission to consider the holistic traffic impacts of the Circle K and other developments, not just the standalone project.
• Ed Schneider (Magnolia Grove): Expressed strong desire for annexation into Queen Creek, stating that residents were told at the time of purchase they would be annexed. Opposed removal from the planning area.
• Andrew Loring (The Parks): Opposed removal from the planning area, wanting the opportunity for future annexation. Noted he cannot use Queen Creek aquatic center and wants to be part of the community.
• John Credit (The Parks): Opposed removal, hoping for annexation in the future.
• Don L (The Meadows): Opposed removal, expressed desire to be part of Queen Creek.
• Kurt Casineta (715 West Redfern Road, Country Mini Farms): Supported annexation, citing Queen Creek's existing investment in utilities and public safety facilities (fire station, police substation) and a neighbor's house fire due to delayed Rural Metro response.
• Christina (no last name, 40192 North Prince Avenue): Submitted written comment supporting the removal of the 489 acres from the planning area.
• Mark Linder (Country Mini Farms): Asked that the entire Country Mini Farms community (including 20 properties in Maricopa County) be removed from the planning area, not split.

Discussion Items

• Public Hearing 6A: Circle K Fuel Station Conditional Use Permit (P25-0080) and Site Plan (P25-0081):

  • Staff (Nathan Warren) presented the proposal: 1.7 acres within the Avalon Meridian commercial center, 5,200 sq ft convenience store, 4,600 sq ft fuel canopies, 30-foot landscape buffer, consistent architectural design. A neighborhood meeting on Feb 23 had 20 attendees, with concerns about traffic, land use, fumes, and rural character. Staff received 8 emails (7 opposed) and a residential petition with 6-9 individual responses opposing the project.
  • Applicant (Brennan Ray, Circle K) argued the site meets CUP criteria, emphasizing distance from residences (600 ft west, 800 ft north), modern environmental protections (double-wall tanks, continuous monitoring, vapor recovery), and traffic studies showing 75% of trips are pass-by. He noted the daycare on site is not opposed.
  • Commissioner discussion: Commissioner Matheson supported the project, noting the three right-in/right-out access points improve safety, and more pumps reduce congestion. Commissioner Bordis (a resident of the area) supported the location being farthest from homes and the daycare's inclusion. Vice Chair Ballard supported the project, noting robust regulations.
  • Vote: Motion to approve the CUP and site plan by Commissioner Matheson, seconded, passed unanimously.

• Public Hearing 6B: Combs and Gantzel General Plan Amendment (P26-0020) - Discussion Only:

  • Staff (Sarah Clark) presented: Town-initiated amendment to remove approximately 489 acres (1,500 lots, 5,000+ population) from the planning area, including Magnolia Grove, The Parks, and The Meadows. A neighborhood meeting on March 23 had 30 residents, with strong desire for annexation, confusion about jurisdiction, and concerns about services. 8 emails received, similar sentiments. Public comment was overwhelmingly opposed to removal, wanting annexation. No action taken; continued to May 13, 2026.

• Public Hearing 6C: Ocotillo and Ironwood General Plan Amendment (P26-0019) - Discussion Only:

  • Staff (Les Johnson) presented: Town-initiated amendment to remove approximately 878 acres (492 lots) from the planning area, including Country Mini Farms (rural, large lots), Vinwood Estates, Landmark (Matami Homes, 250 lots, 1/3 developed), and some commercial (Chevron, Dutch Bros, Dairy Queen). A neighborhood meeting on March 26 had 25 residents, with mixed feedback: some wanted annexation, some wanted to be left alone, some wanted to join Santan Valley. Fire/medical services from Rural Metro were a key concern. Staff noted that utilities (water/sewer) are already provided by Queen Creek in the area. Public comment: Kurt Casineta supported annexation; Mark Linder asked to include all of Country Mini Farms. No action taken; continued to May 13, 2026.

• Administrative Item 7A: Planning Recent Activity Update (Erik Swanson):

  • Reported 75 residential permits issued, the Ocotillo and Meridian annexation, and a text amendment for outdoor storage (approved). Staff approvals included AZ Bimmer Motorworks and Black Rock Coffee site plans. Work continues on the 2028 General Plan update.

Work Study Session Items

• Legal Department Update (Cliff Mattice, Town Attorney):

  • Introduced the new legal team: Janice Blay Dean (Deputy Town Attorney, former Tempe/Scottsdale), Jim Mitchell (Assistant Town Attorney, former Pinal County/Scottsdale), and Dewite Gordon (Management Analyst, former federal government). The department was established [6 months prior] and is serving the community.

• Downtown Parking Study Update (Les Johnson, Principal Planner):

  • Presented findings from Walker Consultants (Phase 1: inventory, Phase 2: needs/capacity based on a development scenario). Recommendations for downtown core parking minimums include:
    • East of Ellsworth properties (south of Old Ellsworth Brewery to Aldecoa): first 4,000 sq ft of development exempt from parking minimums.
    • Rest of downtown core: first 5,000 sq ft requires 50% of the minimum parking requirement.
    • New land-use category: "Blended Commercial" at 4 spaces per 1,000 sq ft (for mixed-use with retail, service, food & beverage).
    • Reductions in single-use commercial (slight), office (slight), restaurant (13.3 to 9.5 per 1,000 sq ft), and hotel (reduced). Medical, outdoor dining, and residential (if introduced) also adjusted.
  • Staff emphasized that the changes are minor and incremental, intended to encourage downtown development. Shared parking and on-street parking credits will be considered. Commissioners expressed support for the approach, noting downtown areas typically have more tolerance for walking. No action taken; a text amendment is expected in the future.

Key Outcomes

• Consent Agenda: Approved unanimously.
• Circle K Fuel Station (P25-0080/0081): Conditional Use Permit and Site Plan approved unanimously.
• Combs & Gantzel GPA (P26-0020): Public hearing held; no action; continued to May 13, 2026, for possible recommendation.
• Ocotillo & Ironwood GPA (P26-0019): Public hearing held; no action; continued to May 13, 2026, for possible recommendation.
• Legal Department Update: Informational.
• Downtown Parking Study Update: Informational; staff will bring a text amendment at a future meeting.