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Planning and Zoning Commission recommends approval of Surprise 120 rezoning
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Summary
The Surprise Planning and Zoning Commission voted 5-0 at its February 2026 meeting to recommend approval of a rezoning for the Surprise 120 project (Case FS24-1433), subject to staff stipulations; the plan includes a 150-foot buffer, equestrian trail and neighborhood commercial parcel.
The Surprise Planning and Zoning Commission voted 5-0 at its February 2026 meeting to recommend that the mayor and city council approve a rezoning of about 120 acres known as Surprise 120 (Case FS24-1433) from rural residential to residential low density (R1) and community commercial (C2), subject to stipulations A through C in the staff report.
Staff described the project as generally located at the northeast corner of Deer Valley Road and 227th Avenue with the general plan showing neighborhood uses and open space. The plan’s density contours cap the site at 714 dwelling units, though staff said the conceptual lotting plan the applicant submitted shows roughly 370 dwelling units.
Applicant representative Jeff Blyley said the developer agreed to a 150-foot buffer along the eastern edge to protect adjacent rural residential and equestrian properties, and proposed active open space, an 8-foot community trail and an equestrian trail within that buffer. Blyley said, “we went the 150 feet,” and emphasized the project will limit east–west connections so the existing rural access and equestrian use are preserved.
Resident Eddie Edens, who identified himself as living just east of the project, said the neighborhood is a horse community used to access desert land for exercising horses and expressed concern about increased through traffic. “We just wanna make sure there isn't a throughway from those developments on Pinnacle Peak cutting across to 219th,” Edens said, adding that passing vehicles can alarm horses and create safety risks. Blyley responded that the developer will not build 225th (the road along the eastern boundary), that access will be to 227th and Deer Valley and “that buffer will remain intact.”
Commissioners also asked why the plan includes a small commercial parcel in the middle of the site. Blyley said the city encourages neighborhood-level commercial at the Deer Valley/227th intersection to provide future amenities for new residents and near developments; commissioners discussed the merits of locating grocery- or service-oriented uses where they would serve surrounding neighborhoods.
On sequencing and timing, Blyley warned the project depends on off-site roadwork and adjacent projects; he estimated about three years before construction would appear in the area and a four- to five-year horizon for this project unless adjacent projects allow it to move sooner.
Commissioner Holland moved to recommend approval of the rezoning subject to stipulations A through C; Commissioner Perry seconded. The motion passed 5-0. The recommendation will be forwarded to the mayor and city council for final action.
The staff report and stipulations cited transportation improvements, developer contributions to traffic signals and participation in wastewater and water infrastructure expansions as part of the development agreement; council-level public hearings and final approvals remain scheduled as the next procedural steps.
