Commission recommends changes to Surprise residential development standards to clarify townhomes, allow smaller lots

The Surprise Planning and Zoning Commission on Oct. 16 voted 5-0 to recommend that the City Council approve a zoning text amendment to the Surprise Land Development Ordinance intended to clarify and update residential development standards.

Trevor, a staff member, told the commission the applicant-driven amendment would modify multiple LDO sections and the Planning and Engineering Design Standards (PEDS) to allow a broader variety of home product types and eliminate ambiguity that has made certain townhouse and smaller-lot projects difficult to pursue. He summarized changes to the glossary and use table to clarify the distinction between single-family dwellings and townhouses, and to add a specific use category for townhouses. He said the amendment would not increase density in R‑3 but would create a separate development standard table to specify how townhomes would be reviewed and applied in that zoning district.

Staff described a targeted change in the R‑1 district that would allow an increase in maximum lot coverage from 45% to 55% in lot category B when an RV garage is provided. The amendment would also reduce the stated driveway depth standard from 20 feet to 18.5 feet relative to the property line and sidewalk configuration; staff explained that the change reflects where the property line typically falls relative to the sidewalk and that the face-of-garage clearance to the travel surface remains sufficient. Trevor said staff coordinated with Solid Waste, Fire and Transportation departments and added requirements for off-street parking in small-lot subdivisions to address trash-collection days and vehicle overflow so signed no-parking streets will still function.

Trevor summarized outreach on the proposal: a neighborhood meeting April 9, 2025 with three attendees, and a second meeting Aug. 13, 2025 with one attendee after revisions added the Surprise Heritage District residential overlay changes. Staff recommended the commission recommend approval to the City Council.

Commissioners asked whether the R‑3 changes would increase density; Trevor said they would not and exist to clarify how townhome product types would be reviewed. Commissioners also asked about driveway depth, curb/sidewalk placement and emergency/solid-waste access; staff said the amendment does not change street-width or engineering construction standards and that coordination and additional off-street parking requirements were included to mitigate circulation and trash-collection concerns.

A motion to recommend approval to City Council was moved and seconded; the commission recorded the motion as passing with five votes in favor.