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Surprise council approves Mesquite Mountain Ranch and Surprise 120 rezonings with buffers and trail commitments
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Summary
After resident input and staff revisions, the council approved two northwest Surprise rezonings (Mesquite Mountain Ranch and Surprise 120) that cap units, expand wash/open-space corridors and add equestrian and pedestrian trails; developers agreed to infrastructure contributions and stipulations.
The Surprise City Council voted April 7 to approve two large rezonings north of Deer Valley Road, concluding months of neighborhood outreach and planning revisions.
In the first case, Mesquite Mountain Ranch (case FS24-0765), staff said council had previously requested a density cap of three dwelling units per acre; the ordinance now limits the project to 860 units, rezones the northern parcels adjacent to the wash to single-family R-1, and requires the wash corridor to average 300 feet in width with a minimum of 250 feet. Planning staff (Tanner Wessler) and applicant Jeff Lively told the council the developer will contribute proportionate shares of two traffic signals, roadway improvements on 227th Avenue and fees for the SPA-3 recharge basin and reclamation facility.
Neighbors from the Desert Rural overlay thanked staff and the developer for changes but asked for additional measures: Michelle Staples and Kimberly Verestek requested the first two rows of lots be single-story to preserve views of White Tank Mountains and urged an equestrian trail and safer trail surfacing for horses. The applicant said the project is currently planned for about 370 lots and that the single-story commitment for the first row and the wider wash would provide substantial buffering.
In a second rezone (Surprise 120, case FS24-1433), staff presented a conceptual plan for roughly 370 units and a 10-acre commercial parcel. The applicant committed to a 150-foot buffer on the eastern edge with an eight-foot community trail and an equestrian trail within that buffer; the Planning & Zoning Commission had recommended approval subject to stipulations A–C. Council members pressed for clarity that the neighborhood commercial (C-2) parcel would remain limited in scale (neighborhood-serving shops and possibly a small grocery or gas station), not large-format retail.
Why it matters: Both cases add housing and commercial capacity while aiming to preserve open space and rural character along the wash and provide trails and equestrian accommodations requested by long-term residents. The development agreements carry infrastructure obligations and are contingent on the rezonings.
Council discussion: Council members thanked residents for engagement. Councilman Haney noted the importance of smart growth that integrates infrastructure; Councilman Judd and Councilman Hastings praised the larger wash corridor and developer concessions. Council approved ordinances for both rezonings after motions and roll-call votes.
Implementation notes: The Mesquite Mountain Ranch approval included stipulations capping units at 860, requiring the first row adjacent to Deer Valley Road to be single-story, requiring the wash corridor average and minimum widths, and obligating developer-paid traffic signals and roadway improvements. Surprise 120’s approvals require the 150-foot buffer, an equestrian trail, and the developer’s contributions to traffic signals and roadway alignment adjustments.
