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Council approves rezoning to allow Oakwood Homes subdivision on southeast corner of 147th and Beardsley Canal
Summary
The Surprise City Council unanimously approved Ordinance 2026-01 to rezone a roughly 14.88-acre parcel (case FS25-0420) from higher-density multifamily to R2 with a PUD overlay, enabling an Oakwood Homes plan that the applicant says will build about 92 single-family homes and additional amenities; the council noted outreach included five neighbors and the Planning & Zoning Commission recommended approval with stipulations.
The Surprise City Council on Jan. 6 approved an ordinance to rezone a roughly 14.88-acre parcel at the southeast corner of 147th Avenue and the Beardsley Canal, clearing the way for a proposed Oakwood Homes single-family subdivision.
City planning staff told the council the site currently is zoned RH-15 with a PUD overlay and under that zoning could allow up to 115 multifamily units. The applicant requested a downzoning to R2 with a PUD overlay (case FS25-0420), and staff said the change is intended to allow a single-family development with modified setback requirements. Planning and Zoning recommended approval subject to stipulations A–C; staff also noted that stipulation C, related to buy-in fees, had been inadvertently omitted from the materials and should be included.
Andrew Yancey, an attorney representing Oakwood Homes, said the developer’s preliminary plat envisions 92 single-family units and that Oakwood is in escrow on the property. Yancey said Oakwood’s plan includes a public roadway across an on-site wash to provide connectivity to adjacent development, and that the project will provide four amenities (a multiuse sport court, a tot lot, a ramada and a trail) even though fewer are required for subdivisions under 199 homes.
Council members asked about product size and public services. The applicant described the homes as Oakwood’s two-story “porch light” product and told the council a traffic study found roughly 60% of outbound trips from the project would head west toward Happy Valley Road and 40% east toward the 303. On trash collection, the applicant said homes would use private drives with designated collection points on the public street on trash day.
After discussion about outreach (staff said five neighbors attended the neighborhood meeting) and development details, a council member moved to approve Ordinance 2026-01 subject to stipulations A through C. The motion was seconded and passed unanimously.
Next steps outlined by staff and the applicant include submission and approval of a preliminary plat and final plat; the applicant said that if approvals proceed promptly construction could begin later this year.
“This is a downzone from what is currently allowed on the site and it provides starter homes for folks who are looking to buy in Surprise,” a council member said during debate.
The ordinance approval was unanimous. The council’s action allows the applicant to proceed to the planning steps required before building permits and site work begin.
For the record: the rezoning was identified in the staff report as case FS25-0420 and was described in the meeting materials as Sierra Soul Ranch (also referred to in staff notes as Mandu Ranch). The Planning & Zoning Commission recommended approval. The council’s approval was recorded as Ordinance 2026-01, subject to stipulations A–C.
