Queen Creek Planning & Zoning Commission Regular Meeting and Work Study - August 12, 2026

The Queen Creek Planning & Zoning Commission held a regular meeting and work study session on August 12, 2026, at 6:00 PM in the Community Chambers. The meeting included two public hearings on zoning text amendments, an update on recent planning activity, a farewell to outgoing Commissioner Troy, and work study presentations on engineering, fuel station conditional use permits, and the 2028 General Plan update.

Consent Calendar

• Approved the June 10, 2026 Planning and Zoning Commission meeting minutes by a unanimous motion.

Public Comments & Testimony

• No members of the public spoke on non-agenda items or on the two public hearing items during the regular session.

Discussion Items

• P25-0156 – Outdoor Dining Parking Requirements (Downtown Core): Les Johnson, Principal Planner, presented a clarifying amendment to Section 5.6 of the Zoning Ordinance. The amendment restores the outdoor dining parking requirement to 2.5 spaces per 1,000 square feet of gross floor area, consistent with the rest of the community, correcting an earlier more restrictive version. The Commission asked no questions. No public comment was received.
• P25-0155 – Mural Definition and Sign Regulation Exception: Les Johnson presented an amendment to Chapters 1 and 7 defining murals and exempting them from sign regulations. Staff developed the definition based on neighboring jurisdictions and in coordination with legal counsel. The amendment responds to increasing interest in murals, especially in the downtown core, and supports the Public Arts and Placemaking Committee’s mural program expected before Town Council in September. Commissioners expressed support, noting the importance of murals for community identity.
• Administrative Update (Erik Swanson, Planning Manager): Over June and July 2026, approximately 100 residential permits were issued, a decrease from the prior year. Council approved the Taco Bell and Quick Trip conditional use permits (previously reviewed by the Commission). Staff administratively approved several items, including LongHorn Steakhouse at Queen Creek Marketplace earlier that day, with permits expected in the coming weeks. No update on the General Plan was provided here, as it would be covered in the work study.
• Commissioner Farewell: Chair Gillette acknowledged Commissioner Troy for his ten years of service, term-limited. Commissioners shared appreciation for his mentorship and contributions.

Work Study Discussion Items (No Action Taken)

• Engineering Division Update (Chris Dovel, Town Engineer): Overview of the 10-person team (five office staff, five field inspectors). Four primary areas: civil engineering plan review, right-of-way and permitting, construction field inspection, and floodplain management. Examples from the Ellsworth Ranch subdivision illustrated each area. Commissioner Ballard praised the department’s responsiveness. A question about a CIP project on Power Road was referred to the appropriate department.
• Fuel Station Conditional Use Permit (CUP) Text Amendment (Eric Swanson, Senior Planner): Staff proposed amending the zoning code to allow fuel stations by right in C2 and C3 zoning districts, provided they meet all design standards (location on arterials, buffering from residential, setbacks, etc.). This would streamline the process, as recent fuel stations (e.g., Circle K) have consistently met requirements. No public hearing date has been set; staff will bring the amendment to a future meeting for formal consideration.
• 2028 General Plan Update (Matthew Klyszeiko and Robbie Aaron, Michael Baker International): The update is in the “enrich” phase. Timeline: the plan must be approved by Town Council 120 days before the November 2027 ballot for voter ratification. Recap of the first community workshop (May 2026), attended by about 50 participants, using creative exercises to gather input on desired community attributes (walkable mixed-use neighborhoods, green space, water concerns, diverse housing, preserving Queen Creek identity). An online survey and mapping tool are active. The new plan structure will align with the Town’s Corporate Strategic Plan, organized under four chapters: Quality Lifestyle, Superior Infrastructure, Secure Future & Safe Community, and Effective Government, incorporating state-required elements without duplication. The next Community Workshop is scheduled for August 26, 2026.

Key Outcomes

• P25-0156 (Outdoor Dining Parking) was approved unanimously (motion by Vice Chair, seconded).
• P25-0155 (Murals) was approved unanimously (motion by Commissioner, seconded).
• Consent agenda was approved unanimously.
• No action was taken on work study items; they were discussed for information and future consideration.
• The Commission acknowledged Commissioner Troy’s departure and thanked him for his service.