Planning and Zoning Commission recommends rezoning of 295‑acre Surprise site, requires R‑3 develop only with or after R‑1

The Surprise Planning and Zoning Commission voted 6‑0 to recommend that City Council approve a rezoning of roughly 295 acres from Rural Residential (RR) to Residential Low Density (R‑1) and Residential High Density (R‑3) for the area generally bounded by the Central Arizona Project (CAP) Canal to the north, the future 250 First Avenue alignment to the east, Beardsley Road to the south and the City of Buckeye to the west (case FS230350).

The recommendation matters because the site will require major off‑site infrastructure and will change the allowed housing types on a large, currently rural parcel; commissioners pressed for limits to ensure higher‑density housing does not appear in isolation before basic roads and utilities are in place.

Staff member Chris presented the rezoning request and noted the general plan designates the area as "neighborhood." The staff presentation described a conceptual layout with two required points of access (primary access from the future 250 First Avenue alignment) and three options for a secondary access: a collector from Beardsley Road, a connection from Deer Valley Road to 250 First, or a local street tie to Birtseley Road. Staff reported outreach consistent with the Land Development Ordinance (LDO), including an Aug. 10, 2023 neighborhood meeting with 13 attendees, and recommended approval if the commission wished to forward the case to council.

Jeff Bliley, representing the applicant, said the project has been under development for nearly three years and that a narrow strip of land had to be annexed to complete the zoning case. Bliley described regional infrastructure obligations: the developer would construct the full 250 First alignment from Deer Valley Road to Sun Valley Parkway and extend water and sewer lines to the site, including "a little over 2 miles of water distribution line." He said the development agreement identifies three secondary‑access options and that the city can choose which option to require; he noted the city preferred the Deer Valley connection because it provides more regional connectivity and ties into a planned fire station site in the adjacent Surprise Foothills project.

Commissioners questioned the R‑3 designation, given the site's current rural setting and the patchwork of surrounding rural residential parcels. Commissioner Perry said he visited the site and described it as remote from existing services; he urged the commission to rely on a strong development agreement to avoid problems similar to older developments. Perry also raised school capacity and transportation: the site lies in the Wickenburg School District, and staff/applicant said Wickenburg may not build additional high schools in the near term; the superintendent indicated some students can opt to attend Dysart High School and that busing arrangements are used.

Concerns about amenities and timing were also discussed. Commissioner Perry asked about a community pool; the applicant said amenities are typically defined later with a home builder and that a pool had not been finalized. Commissioners repeatedly emphasized access and emergency response concerns; staff and the applicant said the development agreement would require completion of key roads and that building permits beyond model homes would be restricted until the required roads are constructed.

To address those concerns, Chair Holland moved — and the commission approved — a stipulation that any R‑3 development on the site develop concurrently with or after development of the R‑1 portion. The commission then voted 6‑0 to recommend council approval of the rezoning, subject to that stipulation.

The applicant and staff said a development agreement has been executed and will appear on a future City Council agenda (the transcript notes it will be on a Dec. 20 council agenda). The project team and the city will need to coordinate construction of arterial roads, sewer and a multmile waterline and secure any required approvals for work across state land held by the Arizona State Land Department (ASLD).