Queen Creek Planning & Zoning Commission Regular and Work Study Meeting – May 13, 2026

The Queen Creek Planning & Zoning Commission held a regular meeting at 6:00 PM on May 13, 2026, followed by a work study session. The meeting included a consent agenda, public hearings on four items, an administrative update, and a work study discussion on the 2028 General Plan Update. The commission heard extensive public testimony on the Combs and Gantzel General Plan Amendment and voted to recommend its approval, along with approving a Taco Bell drive-thru, a wireless communication tower, and downtown parking standard changes.

Consent Calendar

• Approved the April 8, 2026 Planning and Zoning Commission meeting minutes.
• Continued Case P24-0091/92/93 (fuel station and convenience store at Cloud and Rittenhouse) to the June 10, 2026 meeting.
• Continued Case P26-0019 (Ocotillo and Ironwood General Plan Amendment, removal of approx. 878 acres) as requested.

Public Comments & Testimony

• Combs and Gantzel General Plan Amendment (P26-0020): Seven residents spoke during the public hearing, all expressing opposition to removing the 489-acre area from the Queen Creek Planning Area. Speakers represented the Parks, the Meadows, and Sun Valley Farms communities. They cited that they were promised annexation by builders, rely on Queen Creek emergency services (police, fire, hospital), contribute to the local economy, and desire the Queen Creek identity for property values and community cohesion. Many noted that the area is an island surrounded by Queen Creek and asked for a fair process to pursue annexation. Staff reported receiving 116 emails, 7 phone calls, and 1 letter, all from residents wanting to remain in the planning area.
• No public comments were made on the Taco Bell, wireless facility, or downtown parking items.

Discussion Items

• Combs and Gantzel General Plan Amendment (P26-0020): Staff presented the town-initiated amendment to remove approx. 489 acres (south of Combs Road, east and west of Gantzel Road) from the Queen Creek Planning Area due to anticipated costs exceeding revenues upon potential annexation. The area includes three residential communities (Magnolia Grove, the Parks, the Meadows), a medical office, and a vacant commercial parcel, with an estimated 5,000 population. A neighborhood meeting on March 23 had 30 attendees; the April 8 hearing had three speakers in opposition. Commissioners expressed empathy with residents’ desire to be part of Queen Creek but noted fiscal responsibility to existing town residents. Commissioner Hale suggested residents pursue annexation into Santan Valley as an alternative.
• Taco Bell Conditional Use Permit and Site Plan (P25-0168/0169): Staff presented a request for a drive-thru restaurant on approx. 1.15 acres west of the southwest corner of Ellsworth Road and Empire Boulevard. The site plan includes a 2,200 sq. ft. building, 20 parking spaces (19 required), and a 30-foot buffer along residential borders. A neighborhood meeting on April 22 had no attendees; no public comments were received. The applicant and staff answered no commission questions. The commission approved the item unanimously.
• Fort AZ Wireless Communication Facility (P26-0001/P25-0137): Staff presented a request for a 65-foot tall monopole (mono-eucalyptus design) to accommodate up to two wireless carriers, located east of the northeast corner of Meridian and Aquateo Roads on a 1+ acre site. The tower would support AT&T and FirstNet (emergency responder network). A neighborhood meeting in February had no attendees; one email from a nearby property owner with general questions was received but not followed up. The applicant (Linda Grice) presented coverage maps showing poor service in the area and noted the tower would improve coverage for all carriers. The commission approved the item without public opposition.
• Downtown Core Parking Standards Text Amendment (P25-0156): Staff presented a zoning ordinance amendment to Section 5.6 based on a parking study by Walker Consultants. The amendment reduces off-street parking requirements for most uses in the Downtown Core (DC) Zoning District and provides exemptions: for the first 4,000 sq. ft. of development east of Ellsworth Road (no parking required), and a 50% reduction for the first 5,000 sq. ft. (effectively 2,500 sq. ft. free) west of Ellsworth Road. The changes aim to align with regional downtown parking practices (e.g., Gilbert, Chandler) and encourage redevelopment. No public comments were made. Commissioners thanked staff for their work and unanimously approved the amendment.
• Administrative Items: Planning Manager Erik Swanson reported 85 residential permits in the past month, noted the council’s approval of the animal regulations text amendment (removing animal unit count restrictions on 1+ acre lots), and mentioned the staff approval for an Auto Zone at Avalon Meridian.

Key Outcomes

• Consent Agenda: Approved unanimously.
• P26-0020 (Combs and Gantzel General Plan Amendment): The commission voted unanimously to recommend approval, which will advance to the Town Council for a final decision on June 3, 2026.
• P25-0168/0169 (Taco Bell): Motion to approve passed unanimously.
• P26-0001/P25-0137 (Wireless Tower): Motion to approve passed unanimously.
• P25-0156 (Downtown Parking Standards): Motion to approve passed unanimously.
• Work Study Session (2028 General Plan Update): Staff provided an update on the two-year process. The Public Participation Plan has been approved, a Citizen Advisory Committee held its first meeting in April, and a website is being developed. The first community workshop is scheduled for May 27, 2026, at the Aquatic Center. No action was taken.