Supervisors navigate jurisdictional uncertainty before unanimously approving 149-unit development
The Pinal County Board of Supervisors voted unanimously on October 1, 2025, to approve the Village at Pecan Grove development. The approval came after an executive session to clarify how San Tan Valley’s recent incorporation affects the county’s zoning authority. The 14.28-acre project will include 149 rental units—a mix of 100 single-story and 49 two-story homes—on vacant land north of the Encanterra community. San Tan Valley held its first town council meeting the same day as the supervisors’ hearing. This timing added urgency to questions about jurisdictional authority. The decision came following the Planning and Zoning Commission’s 8-1 recommendation from August. Details about the development’s layout, amenities, and community concerns are available in PinalPost’s previous coverage.
Location and Context
County planner Valentyn Panchenko described the site as “located next to Encanterra, north of Encanterra” at East Combs Road and North Encanterra Drive in San Tan Valley. The property currently sits vacant.
To the east, the county has approved an assisted living facility and an LDS church. Both developments include two-story components. Single-family residential subdivisions surround the site to the west and south, with some also featuring two-story buildings.
The gated community will have two access points. The primary entrance features a gated entry from a private access driveway shared with the planned LDS church and assisted living facility. A secondary entrance along East Combs Road will function as right-in/right-out only.
San Tan Valley Incorporation Raises Questions
Supervisor Mike Goodman halted proceedings before the public hearing to question whether the newly incorporated Town of San Tan Valley needed involvement in the approval process. The 14.28-acre development sits within the town’s new boundaries.
“I believe this is in the new town limits, correct?” Goodman asked Panchenko, who confirmed the location. Goodman pressed further: “Is there anything that they need to be involved in on this?”
The board recessed into executive session to discuss the matter. When they returned, Deputy County Attorney Ian Daranyi read Arizona Revised Statute 9-104 into the record. The statute requires newly incorporated municipalities to continue following county codes, rules, and regulations until July 1 following incorporation, or earlier if the new governing body adopts conflicting ordinances.
The issue carries weight beyond this single project. Chairman Stephen Miller noted “There’s probably a dozen cases or more” that could face similar jurisdictional questions. Vice-Chairman Jeff McClure requested the statute be read aloud “because this is gonna come over and over about San Tan Valley.”
San Tan Valley held its historic first town council meeting on October 1—the same day as the supervisors’ hearing—where council members elected Daren Schnepf as mayor and appointed the law firm Pierce Coleman PLLC to serve as town attorney. The new council faces a July 1, 2026 deadline to achieve operational independence from Pinal County.
Traffic Study Clarification
Jessica Sarkissian with Upfront Planning & Entitlements, representing developer Empire Group, addressed concerns raised at the August Planning and Zoning Commission hearing about outdated traffic data. Commissioner Karen Mooney had observed at that meeting that the area “was based on farm fields in ’17 to ’19, and you drive down there now, and there isn’t a piece of dirt except for this area.”
Sarkissian clarified to the Board of Supervisors that a February 2025 traffic study had been submitted and approved by the county to account for the area’s rapid development.
“This traffic study was updated in 2025 with the new market study and everything,” she told the board.
No Opposition at Hearing
Chairman Miller opened and closed the public hearing with no speakers present. County staff reported receiving no letters of support or opposition from the public.
Sarkissian reminded supervisors that neighborhood outreach had occurred through a March 19, 2025 meeting. Concerns from northwest neighbors at that meeting prompted layout changes to reduce two-story units overlooking existing homes. “We did our neighborhood outreach. You know, we’ve done it several times for both commission and for supervisors,” she said.
She also noted that Daren Schnepf had served on the Planning and Zoning Commission when it recommended approval in August. Schnepf was elected mayor of San Tan Valley on October 1. “One of the town council members for San Tan was on the commission that we presented to, and he did recommend approval,” Sarkissian said.
Utility Coordination Required
Stipulation 11 was amended during the Planning and Zoning Commission hearing. The amendment reflects that East Combs Road had already been dedicated to the Town of Queen Creek, not Pinal County. There is an existing 55-foot half-street public right-of-way along Combs Road. Any additional right-of-way needed for infrastructure improvements identified in the traffic analysis will be the applicant’s responsibility. All improvements must meet Queen Creek’s subdivision standards.
The approval also includes stipulation 14 requiring the developer to receive “will serve” letters before site plan approval. These letters must come from both the Town of Queen Creek for water service and EPCOR for wastewater service. EPCOR had contacted county staff noting the site falls within a limited wastewater service area. The area requires formal review to determine whether infrastructure improvements will be necessary.
Final Approval
Before the vote, Chairman Miller expressed concern about delaying the project. “The financial side of this thing is crucial in my mind. That’s how my brain works. To stop this thing in the middle…” he said, signaling his concern about project delays before calling for a motion.
Supervisor Goodman moved to approve the item with all 14 stipulations. Supervisor Rich Vitiello seconded. The motion passed unanimously.
The developer can now proceed with site plan review pending fulfillment of all stipulations. These include securing utility service commitments and completing required roadway improvements along East Combs Road. Construction can begin following site plan approval and securing all required permits.
