Queen Creek Planning and Zoning Commission Meeting and Work Study Session – September 10, 2026

The Queen Creek Planning and Zoning Commission held a regular meeting followed by a work study session on September 10, 2026. The meeting covered consent calendar approvals, two public hearing items (a parking lot expansion and a residential rezoning), a final action on a sign package, administrative updates, and a detailed presentation on the town's water strategy and proposed water resource fee. The work study session focused on achieving water self-sufficiency and the financial mechanisms to support it.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the minutes from the August 12, 2026, regular meeting.

Public Comments

• General Public Comments: No members of the public addressed the commission on non-agenda items.
• Public Hearing for Item B (Summerwall Residences):
  • Brett Crosby (1916 East Macaw Drive, Queen Creek) expressed support for the rezoning, noting the site is a vacant dirt lot that should be developed. He acknowledged traffic concerns but stated residential use has less impact than commercial. He also advocated for the extension of Germann Road.
  • Joe Kolnick (18585 East Raven Drive, Queen Creek; owner of adjacent Coldstone Creamery) opposed the rezoning, citing the citizen-approved General Plan's commercial designation, previous council opposition, community needs for commercial amenities, and water demand concerns. He noted ongoing discussions about a potential grocery store for the site.

Discussion Items

• Item A – Carter Development Rezone (P26-0081) and Site Plan (P26-0082): A proposal to expand the parking lot for an existing office building on a narrow remnant parcel along Ellsworth Road. Staff presented a 7.72-acre site needing zoning and site plan approval. Applicant Chris Webb explained the need for additional parking (50 spaces, total 101) to accommodate medical office users. The parcel is too narrow for residential or standalone commercial use. Deviations requested for setbacks and buffers. One adjacent neighbor provided a letter of support. No public comments. The commission discussed the benefit of cleaning up a vacant lot and the developer's investment. Motion to approve carried unanimously.
• Item B – Summerwall Residences Rezone (P26-0058) and Site Plan (P26-0059): A proposal to rezone a 16.8-acre site near Power Road and Germann Road from C2 commercial to medium density residential with a planned area development overlay. The applicant, represented by Brendan Ray of Graystar, proposed 150 for-rent units (102 single-family attached/detached, 48 duplexes) with gated access, private yards, and over 40% open space. Staff reported 30 public comments: 27 opposed and 3 in support. The applicant highlighted challenges in developing the site commercially due to market conditions and deed restrictions from Home Depot. Traffic analysis showed residential development generates fewer trips than commercial. The commission discussed the quality of the design, the lack of viable commercial interest, and water demand. Public speakers expressed divided opinions. Motion to recommend approval passed unanimously.
• Item C – LGES Comprehensive Sign Package (P26-0100): Request for a comprehensive sign plan for the LGES battery manufacturing facility at Ironwood and Pecos Roads. Three deviations from zoning code were requested: increased wall signage (total 1,910 sq ft vs. 150 sq ft allowed), one larger monument sign (96 sq ft vs. 48 sq ft), and 14 vehicle direction signs (up to 43 sq ft vs. 3 sq ft standard). Staff noted the building's size (1.4 million sq ft) justifies the signage, and no residential uses are nearby. The commission supported the proposal, noting the building's scale. Motion to approve carried unanimously.

Work Study Session – Water Strategy & Proposed Water Resource Fee

• Presentation: Assistant Town Manager Shay Jochum delivered a comprehensive overview of the town’s water strategy. Key points included:
  • Goal: Achieve water self-sufficiency to secure a reliable, locally controlled water supply.
  • The town has purchased 1.7 million acre-feet of water from the Harquahala Valley, at favorable prices, to serve as a long-term supply.
  • The town currently relies on the Central Arizona Groundwater Replenishment District (CAGRID) for replenishment and 100-year supply assurances. Achieving designated water provider status will eliminate CAGRID involvement and give the town local control.
  • A proposed Water Resource Fee would fund acquired water assets, infrastructure to transport Harquahala water (via CAP canal), and future replacement water purchases. The fee would be phased in over six years, with credits for combined water/sewer accounts (who return effluent). Example: Year one fee for average combined account: $16/month; water-only account: $40/month. After accounting for CAGRID elimination, net increases could be minimal.
  • Capacity fees (impact fees) would be updated to ensure new growth pays its share for water.
  • Other proposed fee adjustments include tiered water rates, wastewater fee changes (non-residential/multifamily), and a solid waste fee increase of $3.78/month.
  • Timeline: Council to consider notice of intent on September 16, 2026; public comment period through November 18, 2026; fees could be effective January 2027, appearing on March bills.
  • Extensive community outreach planned (open houses, workshops, online calculator) to explain impacts.
• Commission Questions: Commissioners inquired about differences between water-only and combined accounts, the rationale for moving fees from property taxes to utility bills (to cover customers outside town boundaries), and the impact on large users like HOAs and schools. Staff emphasized the phasing gives large users time to adjust water use.

Key Outcomes

• Consent Calendar: Motion to approve minutes passed unanimously.
• Item A (Carter Development): Motion to approve P26-0081 and P26-0082 passed unanimously.
• Item B (Summerwall Residences): Motion to recommend approval of P26-0058 and P26-0059 passed unanimously. The recommendation will go to Town Council for final decision.
• Item C (LGES Sign Package): Motion to approve P26-0100 passed unanimously (final commission action).
• Work Study Session: No formal vote; presentation was informational. Staff will continue public engagement; council consideration of fees will proceed on September 16, 2026.