The Surprise Planning & Zoning Commission will consider two rezoning applications at its June 18 meeting that would together rezone 582 acres on the city's northwestern edge, adding capacity for up to 2,360 homes and new industrial land.
Both applications were filed by RVi Planning and Landscape Architecture, recommended for approval by staff, and sit within the same growth corridor west of the White Tank Mountains — an area Surprise has been steadily building out as the Surprise Foothills master-planned community expands north and west toward the Maricopa County line.
Surprise 160 (FS25-0750): 160 acres of medium-density residential
Jewel Investment Company LP is seeking to rezone approximately 160 acres from Rural Residential (RR) to Residential Medium Density (R-2). The site consists of 10 undeveloped parcels at the southwest corner of Deer Valley Road and 231st Avenue.
R-2 zoning allows up to six dwelling units per acre. A Luke Air Force Base density analysis attached to the staff report identifies a maximum unit count of 960, though physical constraints including drainage and noise compatibility will likely reduce that number. The property sits within the Luke AFB Graduated Density Concept overlay, which restricts development near the Auxiliary Field 1 noise contours.
Staff is recommending approval with two stipulations: that development follow the rezone narrative submitted by RVi, and that non-compliance be treated as a code violation.
Buena Vista Ranch (FS24-1191): 422 acres with mixed densities
Buena Vista Holdings LLC, 100 Acres Partners LLC, and TMP Investment Properties LLC — the same ownership group behind Surprise Foothills — are rezoning approximately 422 acres from a 2005 Planned Area Development and Rural Residential to a mix of low, medium, and high-density residential, open space conservation, and general industrial.
The current PAD, approved under Ordinance 05-37 in 2005, allows 1,285 dwelling units. The new application increases that to 1,401 — a net addition of 116 units — and shifts the zoning framework from the outdated PAD structure to Surprise's modern Land Development Ordinance. The applicant described Buena Vista Ranch as "the final phase" of the Surprise Foothills development.
The property, bounded by the CAP canal to the west, Pinnacle Peak to the south, and Happy Valley Road to the north, would include residential densities through attached and detached housing, with a general industrial zone in the northeast corner buffered by the Iona Wash open space corridor.
Access will be provided via Foothills Boulevard extending south to Sun Valley Parkway, with secondary access through 227th Avenue.
What's next
The commission will vote on recommendations to the City Council for both cases. Staff is recommending approval for both, subject to stipulations that development follow the approved narratives.
Staff reports and supporting documents are available on the CivicClerk agenda page.