Surprise Planning and Zoning Commission Meeting Summary - August 21, 2026

The Surprise Planning and Zoning Commission met on August 21, 2026, to consider several conditional use permits, a comprehensive sign program amendment, a minor general plan amendment, and a rezone. All items were approved with stipulations. The meeting was called to order at 00:59:11 on August 21, 2026, following a roll call that established a quorum.

Consent Calendar

• Item 1: Approval of the July 16, 2026, Planning and Zoning Commission meeting minutes. Approved unanimously (6-0) after a correction: Commissioner Everett initially voted no but later changed to abstain because he was not present at the July 16 meeting.
• Item 2: Approval of the August 6, 2026, Planning and Zoning Commission meeting minutes. Approved with 5 votes in favor (one abstention or error not clarified).

Public Comments & Testimony

• Item 3 (Clean Freak Car Wash): Jared Shamiski, a resident at 16173 West Desert Hills, expressed concerns about noise from the car wash, especially during nighttime hours, and requested that hours of operation be legally limited. He also raised concerns about traffic and vehicle stacking on nearby roads. He noted that his home faces the proposed car wash site.
• No other public comments were made on any agenda items.

Discussion Items

• Item 3: Conditional Use Permit (CUP) for Clean Freak Car Wash (FS24-1579) – A self-service car wash with vacuum stations and a tunnel, located at the southeast corner of Cactus Road and Sarival Avenue. Staff presented the proposal, noting that the 1.3-acre site is part of the Greer Ranch commercial center. The car wash will have 20 parking spaces, three drive-through lanes with queuing for 21 vehicles, and exceed minimum setback requirements (191 feet from the nearest residential zone). A noise study concluded no perceptible increase in noise (less than 3 decibels above ambient traffic noise). The applicant, Brendan Ray of Circle K, highlighted the advanced water reclamation system that recycles 81% of water and emphasized that the car wash will not operate 24 hours (summer hours: 7 a.m. to 9 p.m.; winter hours: 7 a.m. to 7:30 p.m.). Commissioners asked about vacuum operation hours (confirmed they shut off at closing) and traffic impacts (no separate traffic study was required, but transportation department reviewed queuing standards). Commissioner Holland noted that future development on the remainder of the 9-acre site will act as a noise buffer. The motion to approve with stipulations A through E passed 6-0.
• Item 4: Conditional Use Permit (CUP) for Circle K Gas Station and Convenience Store (FS24-1580) – A 4,608-square-foot gas station with a 5,002-square-foot convenience store, also on the same commercial center. Staff noted the site will provide 25 parking spaces (exceeding the minimum 18), and pump islands are set back 110 feet from Cactus Road. Landscaping and architecture are coordinated with the adjacent car wash. A joint neighborhood meeting was held on June 18, 2025, with eight attendees; only two opposition letters were received. The applicant reiterated the benefits of the project. The motion to approve with stipulations A through E passed 5-0 (with one commissioner's vote initially not registering but later confirmed as yes).
• Item 5: Comprehensive Sign Program (CSP) Amendment for Asante Trails (FS25-1042) – To add development standards for Lot 3, including two new sign types. Two deviations were requested: a reduction in the 150-foot monument sign separation to 100 feet (due to the private drive alignment) and an increase in wall sign area for the grocery tenant's south elevation from 1.5 to 2.5 square feet per linear foot. A neighborhood meeting was held on July 27, 2026, with one attendee seeking information. Commissioner Perry praised the high-quality signs already installed. The motion to approve with stipulations A and B passed 6-0.
• Item 6: Minor General Plan Amendment for Happy Valley BizTech Park (FS25-1081) – Proposed change of the land use designation from Neighborhood Character Area to Commerce and Office Character Area on a 7.52-acre vacant site at the southwest corner of Happy Valley Road and 157th Avenue. The change is needed to allow a C3 (regional commercial) zone and business tech park with outdoor storage. Staff noted the project supports several general plan goals and policies. A neighborhood meeting on June 22, 2026, had two attendees with questions about traffic and infrastructure. Two letters of opposition were received but later rescinded after discussions with the applicant. Commissioner Perry expressed support for the project, noting the need for business amenities in northern Surprise. The applicant, Adam Ball, stated this is the first phase of a larger employment center. The motion to recommend approval passed 6-0.
• Item 7: Rezone for Happy Valley BizTech Park (FS25-1081) – Rezone the same 7.52 acres from Rural Residential (RR) to Regional Commercial (C3) with a Planned Unit Development (PUD) overlay. The PUD overlay allows a reduction in the required setback adjacent to residential from 45 feet to 15 feet to accommodate an outdoor amenity area. A separate rezoning for an adjacent parcel is under review, which would make the 15-foot setback consistent. Staff recommended approval with stipulations A and B. The motion to recommend approval passed 6-0.

Key Outcomes

• Item 3: Approved (6-0) – Clean Freak Car Wash CUP with stipulations A through E.
• Item 4: Approved (5-0) – Circle K Gas Station and Convenience Store CUP with stipulations A through E.
• Item 5: Approved (6-0) – Asante Trails Comprehensive Sign Program Amendment with stipulations A and B.
• Item 6: Approved (6-0) – Recommendation to City Council to approve the Minor General Plan Amendment for Happy Valley BizTech Park.
• Item 7: Approved (6-0) – Recommendation to City Council to approve the Rezone for Happy Valley BizTech Park with stipulations A and B.
• No non-agenda public comments were received.
• The meeting adjourned without further business.