Maricopa supervisors deny BNSF’s major plan amendment amid unresolved traffic, water and service concerns

Chairman Steve Gallvin and the Maricopa County Board of Supervisors on Wednesday denied CPA 2024006, a major comprehensive plan amendment filed by BNSF Railway that would have redesignated about 840 acres along Grand Avenue in the Whitman area from single‑family rural to mixed‑use employment.

Tom Ellsworth, director of Maricopa County Planning and Development, told the board the change is part of a larger Logistics Park Phoenix proposal involving roughly 4,321 acres and that the CPA would correct a mapping error affecting the southern portion of BNSF property. Ellsworth summarized county concerns about infrastructure capacity, saying county and regional partners have been coordinating on transportation, water, wastewater and public safety but that the CPA raises substantive policy choices for the board.

Ellsworth summarized traffic estimates presented by the applicant and staff: “It is anticipated the proposed development will generate approximately 2,700 daily trips by 2028, increasing to about 23,000 daily trips by 2050,” he said, and he noted those estimates exclude construction traffic. Maricopa County Department of Transportation director Jesse Gutierrez warned Grand Avenue and Loop 303 operate at level‑of‑service F during peak hours and said adding large traffic volumes would extend and worsen current failure points.

BNSF’s counsel, Susan Demet, asked the board to continue the CPA so the comprehensive plan amendment could proceed together with a pending rezoning application and a regional transportation package that the company and agencies are still negotiating. “For nearly 18 months, BNSF has been working closely with Maricopa County, the Maricopa Association of Governments, ADOT, and other regional stakeholders,” Demet said, and asked the board to grant what she described as a final continuance to allow agencies to finalize a coordinated transportation proposal.

Dozens of residents and local groups spoke during a lengthy public‑comment period. Speakers in favor, including trade union representatives, highlighted local construction jobs and economic opportunity. Opponents — including many residents of Sun City West and Whitman — raised repeated concerns about traffic safety, air quality and health, water impacts and wastewater capacity, emergency response times near schools, and the loss of rural character. Several residents said written commitments on mitigation and infrastructure remain insufficient.

Supervisor Debbie Lesko said the board’s role was legislative and limited to deciding whether the requested land‑use change aligns with the county comprehensive plan and the public interest. Citing unresolved service and infrastructure items, she moved that the board deny the amendment. Vice Chair Brophy McGee seconded the motion and asked for roll‑call explanations. Supervisors cited the same core concerns — lack of final transportation commitments, uncertainty about water and wastewater services, and the change from an assumption of annexation by the City of Surprise to development in unincorporated county jurisdiction.

Chairman Gallvin said comprehensive plan amendments do not vest development rights and stressed that major urban employment designations should occur where infrastructure and intergovernmental coordination are in place. After comments from each supervisor, the motion to deny passed by a 5‑0 roll‑call vote.

The board’s denial leaves the land use designation as single‑family rural; BNSF retains procedural options including re‑pursuing annexation with the City of Surprise or filing a different application in the future. County staff will continue coordination with regional transportation agencies and the city. The board recessed for five minutes after the vote and then proceeded to other consent and statutory items on the agenda.