Queen Creek Planning & Zoning Commission Regular Meeting and Work Study Session – October 14, 2026

The Queen Creek Planning & Zoning Commission met October 14, 2026, at 6:00 PM in Community Chambers, 20727 E. Civic Parkway, for a regular session followed by a work study session. Commissioners Baldwin and Hale were absent; a quorum was present. The Commission approved the consent agenda, both public hearing items (The Union PAD Rezone and the Circle K fuel station/car wash), and two comprehensive sign plan requests, then received updates on planning activity, the Town's water strategy, the economic development strategic plan, and the 2028 General Plan.

Consent Calendar

• The September 9, 2026 Planning & Zoning Commission meeting minutes were approved by a single motion.

Public Comments & Testimony

• No members of the public addressed the Commission during the opening comment period on non-agenda items.
• Union PAD Rezone (P25-0095): Staff distributed three opposition emails received for the record; two included addresses and one did not. The comments cited concerns about traffic and growth, and one leaned toward equestrian-style development. No speaker cards were submitted for the public hearing.
• Circle K (P25-0159/P25-0160): The applicant's required neighborhood meeting on August 24, 2026, had no attendees, and staff received no public comments. No speaker cards were submitted for the public hearing.

Public Hearing: Union PAD Rezone (P25-0095)

• Staff (Planning Manager Erik Swanson) described the approximately 25-acre site at the southwest corner of Queen Creek and Ellsworth roads, which has a lengthy zoning history tied to the former Queen Creek Station plans (2012/2018) and the Acero PAD rezoning (2020/2021), which capped the triangular parcel at 500 residential units; Acero developed 474–476 units. The request focuses on Parcel A: 250 multifamily units maximum (about 226 more than the 24 units carried over from the prior entitlement), a 70-foot height cap (90 feet is allowed in the MU PAD district), and roughly five stories. Parcels B, C, and D are commercial by right; multifamily has been removed from Parcel D via a condition of approval. Parcels B and C have approved site plans; Parcel D (hotel or medical office) and the multifamily component would require subsequent site plan approvals.
• Applicant Brennan Ray (Ray Law Firm, for Creation Equity) stated the project is fully consistent with the General Plan and requested a recommendation for approval. He cited the site's physical constraints (railroad elevation, Ellsworth Road underpass, flood control channel) and the urban land-use designation's requirement for walkable, integrated mixed-use development. Jagger Everett (Creation Equity) reported on the nearby Switchyard project: site and shell construction finishing within two weeks, first tenants (Postino and Via Med Spa) opening by the end of October, 12 tenants signed (8 opening within six months), delivery at 82% pre-leased, northern pad construction starting at the end of October (30% pre-leased), five sit-down restaurant tenants, and an executed lease with a specialty organic grocer (name under NDA). He said on-site multifamily is important for sustaining seven-day restaurant operations.
• Traffic improvements: A new southbound deceleration lane into the development, 425 feet of additional northbound queuing at Queen Creek Road, and 625 feet of queuing at Walnut Road, which the applicant said will benefit adjacent commercial properties. The applicant also discussed working with the town to acquire flood control district property for parking and a multi-use trail.
• Commissioner positions: Vice Chair Ballard clarified for the record that the project is capped at 250 units, not 500, and asked about housing demand; the applicant cited a statewide housing deficit (270,000–300,000 units as reported) and demand for urban-style rental housing. Commissioner Bordis asked whether traffic infrastructure would precede multifamily; the applicant confirmed off-site improvements will be built at the outset. Chair Gillette praised the development team and said the town is 'doing it right,' while emphasizing the need to be sensitive to long-term residents; he earlier noted he is 'an advocate for location' and sees this site as appropriate for five stories within approved limits.
• The Commission closed the hearing and voted to approve the rezone; the motion passed with four votes in favor.

Public Hearing: Circle K Fuel Station and Car Wash (P25-0159/P25-0160)

• Planner Nathan Warren presented the Conditional Use Permit and Site Plan request for a fuel service station, convenience store, and car wash at the southwest corner of Germann and Meridian roads. The project covers approximately 2.7 acres of a 9.6-acre C2 commercial site (about 1.5 acres for the convenience store and fueling area, and 1.2 acres for the car wash), with seven fueling stations, three car wash lanes feeding a pay kiosk, and an exit onto Meridian. The convenience store would operate 24 hours; the car wash roughly 7 a.m. to 7:30 p.m. The C2 designation permits these uses by right but requires a CUP for fuel sales and in-use vehicle services. Staff found no concerns under the CUP analysis criteria.
• Applicant Brennan Ray (for Circle K) emphasized water conservation: an advanced velocity water reclamation system reuses approximately 81% of water, with about 19% fresh water drawn from the town, and discharge is treated to meet town standards. He stated all nine CUP criteria are met and requested approval. No public comment was received; the Commission approved both cases.

Final Action: The Union at Ellsworth Comprehensive Sign Plan (P26-0061)

• Erik Swanson presented the comprehensive sign plan for The Union mixed-use development (southwest corner of Ellsworth and Queen Creek roads), requested by Steven Johnson (Imperial Signs). Three 8-foot center-ID signs and single-tenant monument signs comply with the sign code; requested deviations include a 16-foot multi-tenant monument sign exceeding standard height and minimal square-footage deviations for internal wayfinding signs. Staff compared the height to Costco's 20-foot monument signs and The Vineyard's 18-foot signs. The Commission approved the plan.

Final Action: QC District Comprehensive Sign Plan Amendment (P26-0123)

• Principal Planner Les Johnson presented the request by Chelsea United Group (Homewood Suites owner) to amend the QC District Comprehensive Sign Plan to add a monument sign for the Homewood Suites hotel under construction at the southwest corner of Ellsworth and Rittenhouse roads. The proposed sign is approximately 6 feet tall, located just east of the existing driveway on Rittenhouse, with a stone veneer base matching the hotel and only the letters illuminated. One deviation is requested from the standard 300-foot separation between monument signs; staff found the smaller sign acceptable given its size. The Commission approved the amendment.

Administrative Items and Staff Farewell

• Staff reported September 2026 planning activity: 47 single-family permits issued, down 43% from the prior year; two residential design reviews approved (Madero West Estates and Fulton Homes at Barney Farms); Jordy Farms North Preliminary Plat approved (northwest corner of Queen Creek and Crisman roads); and the LG ES Comprehensive Sign Plan approved.
• Chair Gillette announced that the meeting was Erik Swanson's last regular commission meeting; Swanson will complete eight years with the town at the end of October and is departing for Maricopa County, with one remaining meeting (October 28) scheduled for the General Plan workshop.

Work Study: Town's Water Strategy Update

• Assistant Town Manager Shea Joachim (identified as 'Shay Yocham' in parts of the transcript) reported that the Town Council approved a notice of intent on September 16, 2026, starting a 60-day public education period for the water rate-setting process. Adoption is scheduled for November 18, 2026; capacity fees would be effective December 21, water resource fees effective January 27, 2027, and new rates would first appear on March 2027 bills.
• The 'water self-sufficiency' strategy rests on a reliable water source and local control. The town's application to become a designated water provider (requiring proof of a 100-year supply) is pending with the Arizona Department of Water Resources (ADWR). The town's system is predominantly groundwater (about 50 wells), with every drop pumped requiring replenishment; the town currently relies on the Central Arizona Groundwater Replenishment District (CAGRD).
• Replenishment source: Harquahala Valley (about 25 minutes west of the Palo Verde nuclear plant), with approximately 8.2 million acre-feet of groundwater, of which the town has purchased 1.7 million acre-feet (roughly the capacity of a full Roosevelt Lake). Water would be pumped to the CAP Canal and delivered to a recharge facility. Colorado River water is about 10% of the portfolio, which staff described as a manageable level of exposure.
• Water resource fee: Staff estimates the average water-only customer would pay about $40 per month and a combined water/sewer account about $16 per month; a 10,000-gallon-per-month user would pay somewhat less. A 40% credit applies to customers with town sewer service (up to 90% for industrial), and the fee would phase in over about six years, subject to annual council review. Estimates do not account for CAGRD fee savings that would leave customers' property tax bills after designation. An online calculator is available on the town's website.
• Updates since September: The council approved an intergovernmental agreement with the Queen Creek Irrigation District (QCID) to transfer the town's irrigation assets and about 550 irrigation customers (of roughly 42,000 accounts); 17 of 19 subdivisions are already in QCID territory, and transferred irrigation service would not be subject to the water resource fee. For approximately 5,500 septic customers, staff proposed a 4% incidental recharge credit, with a commitment to study whether ADWR will approve a higher credit (neighboring communities have received 6–7%).
• Other fees: The water capacity fee would rise from about $2,500 to about $4,500 per dwelling unit; a new water resource capacity fee is proposed at $10,000 per dwelling unit for water-only accounts and $6,000 for combined accounts; the solid waste fee would increase $3.78 per month (second-lowest in the valley); tier 1 and tier 2 water rates (under 20,000 gallons per month) would decrease, and tier 3 would increase.
• Asked about residents' fears of running out of water, Joachim said: 'We're not running out of water'; the strategy is about reliability and local control, and the aquifer beneath Queen Creek is robust. He also explained that CAGRD is only required to prove 20-year supplies, compared with the town's 100-year standard. Upcoming outreach: October 20 public meeting, October 21 Santan Valley Council presentation, October 27 irrigation follow-up, and a pancake breakfast booth.

Work Study: Economic Development Strategic Plan Update

• Economic Development Director Doreen Cott presented the updated strategy adopted by council in May 2026, replacing the 2021 plan and developed with consultant Civic Soul and extensive stakeholder engagement (staff, council, the Economic Development Commission, utilities, the chamber, GPEC, and the Arizona Commerce Authority). Context includes LG Energy Solution's investment (described as one of the largest projects in North America), strong industrial interest, residential expansion, agritourism identity, and over 200,000 square feet of downtown development underway.
• The plan has five goals: (1) compete for investment (building on LG and the State Route 24 corridor/state trust land); (2) infrastructure that unlocks opportunity; (3) a downtown that comes alive; (4) destination Queen Creek (including Horseshoe Park equestrian events); and (5) maintaining momentum with community partners. The town's new slogan is 'Queen Creek is the place to be,' and a 1-, 3-, and 5-year action plan accompanies the strategy. Cott had no update on the Box Canyon project when asked by a commissioner.

Work Study: 2028 General Plan Update

• Although the agenda listed Sarah Clark, Principal Planner, as the presenter, Principal Planner Les Johnson delivered the update. The town is in the 'enrich' stage of the General Plan update, with outreach including mobile studios, study sessions, a citizen focus group, two community workshops (a third is scheduled for December 14), and virtual engagement activities on the town's website.
• Community feedback: Residents value the people, public events, parks/open space/trails, schools, agritourism, and small-town feel. They want continued agritourism and rural land uses, road safety and congestion relief, connectivity (including the 11-mile trail loop), unique destinations, support for local restaurants and businesses, expanded public facilities (post office and library capacity), local office development, and 'third places' to gather.
• Commission assignments: Commissioners were asked to respond to three questions (what feels most accurate in the feedback, what is missing, and what is most important to each commissioner), to review draft goals and strategies before the October 28 special workshop, to ask five people each to submit comments via the General Plan website, and to scan a QR code for the General Plan web page.
• Timeline: The 60-day review period begins in December 2026; public hearings are expected in spring 2027 (March–April); voter ratification is targeted for the November 2027 ballot.

Key Outcomes

• Consent agenda approved (September 9, 2026 minutes).
• P25-0095 (Union PAD Rezone): approved with four votes in favor; recommended to the Town Council.
• P25-0159/P25-0160 (Circle K CUP and Site Plan): approved.
• P26-0061 (The Union at Ellsworth Comprehensive Sign Plan): approved.
• P26-0123 (QC District Comprehensive Sign Plan Amendment, Homewood Suites monument sign): approved.
• Work study items were informational only; no formal action was taken. Staff will return to council on November 18 for water fee adoption, and the Commission has General Plan homework due before the October 28 workshop.