OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Surprise Planning and Zoning Commission Meeting - February 5, 2026

Planning and Zoning Commission — Friday, February 6, 2026
BodySurprise, Arizona
SessionPlanning and Zoning Commission
DateFriday, February 6, 2026
StatusFILED
Video Record
0:00 / 37:43

Transcript — Verbatim
1:23

I call to order this uh February 5th, 2026 Planning and Zoning Commission meeting for the city of Surprise.

1:30

Uh Renee, maybe we please have a roll call.

1:32

Commissioner Perry.

1:34

Here.

1:34

Commissioner Holland.

1:35

Here.

1:35

Commissioner Leonard.

1:37

Here.

1:37

Chair Chapman.

1:38

Chair Chapman is absent with an excuse.

1:41

Vice Chair Spada.

1:42

Here.

1:43

Commissioner Everett.

1:44

Here.

1:44

Commissioner Bash.

1:46

Here.

1:46

We have a quorum.

1:47

Thank you.

1:48

Please join me in the Pledge of Allegiance.

1:52

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands undergoing.

2:10

Before we get further into the agenda, I'd like to welcome the newest member to the commission, Lisa Everett, who's now joining us.

2:16

Welcome.

2:16

Thank you.

2:20

Any current events to report on.

2:23

Nothing tonight, Vice Chair.

2:25

Okay, thank you.

2:26

We'll move on to the regular planning and zoning commission agenda for consent items.

2:35

Can you repeat that?

2:35

I apologize.

2:36

I'm sorry.

2:36

Uh ready for the consent agenda.

2:41

Consideration and action to approve or disapprove the December 18th, 2025, planning and zoning commission meeting minutes.

2:50

I move.

2:51

Second.

2:52

Moved in, seconded.

2:54

Is there any discussion?

2:58

With no discussion, I'll move for a vote.

3:14

Motion passes with five votes in favor.

3:17

Thank you.

3:18

Uh Brendan regular agenda items.

3:32

PAD to residential low density R1, residential medium density, R2, and open space conservation OS One.

3:44

The area of the proposed rezone is located south of Deer Valley Road between two hundred and twenty-third Avenue and 231st Avenue.

3:58

Thank you.

4:07

Uh case number FS 24-0765.

4:12

So this project is generally located south of Deer Valley Road between uh two twenty-third Avenue and two hundred and thirty-first Avenue.

4:20

Um, and it compasses approximately two hundred and sixty-four point nine gross acres.

4:26

The subject site is currently zoned uh mesquite mountain ranch planned area development or PAD.

4:32

Uh currently there is rural residential zoning adjacent to portions of the site on the north, east, south, and west, as well as low density residential zoning adjacent to properties um uh north and south.

4:46

Um there is also a pocket of community commercial C2 zoning to the north, and lastly uh zoning for uh Sprise Footh Hills to the west and uh the remainder portion of the Mesquite Mountain Ranch PAD.

5:02

So this project proposes rezoning to subject property to residential low density R1, residential, medium density R2, and open space conservation OS1.

5:15

So this slide here shows the existing land use map of the current Mesquite Mountain Ranch PAD.

5:21

Um as you can see, there's a mixture of residential, low density zoning, residential medium density zoning, and open space.

5:30

Uh and this slide here shows the proposed land use plan, which uh primarily contains uh residential, medium density zoning on parcels two and four, as well as a main open space conservation corridor on parcel three, and lastly, some residential low density on parcel one, which directly abuts the residential uh rural residential overlay and provides a density transition between the uh rural residential overlay and the uh residential medium density.

6:00

So the City of Surprise General Plan 2040 designates uh almost the entirety of the site within the neighborhood character area.

6:08

Um there's also um an open space character area which follows the five West Wash, uh which crosses this property.

6:20

So this site is located within the proximity of Luke Air Force Base Auxiliary One Airfield, um, meaning that it is subject to the Luke Air Force Base graduated density concept or GDC, uh, which permits a maximum of six dwelling units to the acre for this property.

6:36

Um the table to the bottom um in the bottom right corner of the slide shows the breakdown of the gross area, the maximum density allowed under the GDC.

6:44

Um, it gives you a quick calculation of the maximum number of units that would be allowed uh per the GDC, uh, which would be 1,589 units spread across uh approximately 264.9 gross acres.

7:00

So the next two slides are included as reference, but show the development standards for both the R1 zoning district and R2 zoning district as outlined within the land development ordinance.

7:11

Uh this the applicant is not requesting any sort of deviation from these uh development standards.

Discussion Breakdown — Share of Meeting
Zoning Regulations██████████████████████████████████34%
Community Engagement█████████████████████████25%
Engineering And Infrastructure█████████████████17%
Water And Wastewater Management███████████11%
Procedural██████████10%
Education Safety███3%
Summary of Proceedings

Surprise Planning and Zoning Commission Meeting - February 5, 2026

The Planning and Zoning Commission of Surprise, Arizona, convened on February 5, 2026, at 00:58:52 UTC, with Vice Chair Spada presiding in the absence of Chair Chapman. Commissioners present: Perry, Holland, Leonard, Everett, and Bash. The meeting included approval of previous minutes, a public hearing on a rezoning request, and a call to the public.

Consent Calendar

  • Approved the December 18, 2025, Planning and Zoning Commission meeting minutes. Motion passed with five votes in favor.

Public Comments & Testimony

  • Ashley Westerbeck (opposed rezoning): Representing her family, she stated opposition to the rezoning of 264 acres from rural residential to high-density development. She argued it removes rural protections, increases traffic, strains infrastructure and water resources, and sets a dangerous precedent.
  • Kimberly Broster (opposed rezoning): A resident of the rural community, she expressed concern about the impact of over 1,800 homes on a 70-home area with gravel roads and livestock. She requested that Deer Valley Road be shifted south to avoid impacting existing homes and that infrastructure plans be presented before approval.
  • David Lee (opposed rezoning): A resident on Deer Valley and 221st Avenue, he raised concerns about road access and the impact of Deer Valley Parkway on his property, including potential right-of-way takings and access from a dirt road.
  • Alex Chris (call to the public): Expressed concerns about water agreements on the Colorado River, the pending expiration in October 2026, and the need for long-term water planning given the large number of planned units in the region. He urged the commission to consider water availability and rates.

Discussion Items

  • Case FS24-0765 – Mesquite Mountain Ranch 5 Rezone: The item was a request to rezone approximately 264.9 gross acres from the existing Planned Area Development (PAD) to Residential Low Density (R1), Residential Medium Density (R2), and Open Space Conservation (OS1). The site is located south of Deer Valley Road between 223rd and 231st Avenues. The proposal is subject to the Luke Air Force Base Graduated Density Concept (GDC), which permits a maximum of 6 dwelling units per acre (up to 1,589 units). The applicant, represented by Jeff Bly, stated the conceptual plan is approximately 975 units, a reduction from the maximum. The rezoning is accompanied by a development agreement scheduled for the February 17, 2026, City Council meeting, which includes roadway improvements such as extending 227th Avenue and shifting Deer Valley Road alignment south entirely onto the subject property. An outreach meeting was held on October 16, 2024, with five attendees raising concerns about traffic, access, water, and timing.
  • Commissioner Questions: Commissioner Perry noted the density shift from mostly R1 in the original PAD to mostly R2 in the proposal, with medium density parcels adjacent to rural residential properties. Commissioner Bash asked about school capacity; the applicant responded that a school site was relocated to the Surprise Foothills project and that three school sites are planned in the area. Commissioner Bash also asked about the Deer Valley Road realignment and its impact on properties. The applicant explained that the road will be constructed entirely on the subject property, with the north half of the right-of-way also on their land, and that they will build two travel lanes back to 219th Avenue.

Key Outcomes

  • Motion and Vote: Commissioner Perry moved to recommend approval of the rezone (Case FS24-0765) subject to stipulations A through C, with a condition that dwelling units not exceed 975. The motion was seconded and passed unanimously (5-0).
  • Next Steps: The rezoning will go to the Surprise City Council for final action, along with the associated development agreement scheduled for February 17, 2026.
  • Adjournment: The meeting adjourned after the call to the public.

Meeting Transcript

I call to order this uh February 5th, 2026 Planning and Zoning Commission meeting for the city of Surprise. Uh Renee, maybe we please have a roll call. Commissioner Perry. Here. Commissioner Holland. Here. Commissioner Leonard. Here. Chair Chapman. Chair Chapman is absent with an excuse. Vice Chair Spada. Here. Commissioner Everett. Here. Commissioner Bash. Here. We have a quorum. Thank you. Please join me in the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands undergoing. Before we get further into the agenda, I'd like to welcome the newest member to the commission, Lisa Everett, who's now joining us. Welcome. Thank you. Any current events to report on. Nothing tonight, Vice Chair. Okay, thank you. We'll move on to the regular planning and zoning commission agenda for consent items. Can you repeat that? I apologize. I'm sorry. Uh ready for the consent agenda. Consideration and action to approve or disapprove the December 18th, 2025, planning and zoning commission meeting minutes. I move. Second. Moved in, seconded. Is there any discussion? With no discussion, I'll move for a vote. Motion passes with five votes in favor. Thank you. Uh Brendan regular agenda items. PAD to residential low density R1, residential medium density, R2, and open space conservation OS One. The area of the proposed rezone is located south of Deer Valley Road between two hundred and twenty-third Avenue and 231st Avenue. Thank you. Uh case number FS 24-0765. So this project is generally located south of Deer Valley Road between uh two twenty-third Avenue and two hundred and thirty-first Avenue. Um, and it compasses approximately two hundred and sixty-four point nine gross acres. The subject site is currently zoned uh mesquite mountain ranch planned area development or PAD. Uh currently there is rural residential zoning adjacent to portions of the site on the north, east, south, and west, as well as low density residential zoning adjacent to properties um uh north and south. Um there is also a pocket of community commercial C2 zoning to the north, and lastly uh zoning for uh Sprise Footh Hills to the west and uh the remainder portion of the Mesquite Mountain Ranch PAD. So this project proposes rezoning to subject property to residential low density R1, residential, medium density R2, and open space conservation OS1.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com