Surprise Planning and Zoning Commission Meeting - June 22, 2026

The Planning and Zoning Commission met on June 22, 2026, with Vice Chair Spada presiding due to the excused absence of Chair Chapman. The commission considered two rezoning applications and approved both unanimously. The meeting also included public comments on traffic concerns and housing needs.

Consent Calendar

• Approval of May 21, 2026, Meeting Minutes: Motion passed with five votes in favor.

Public Comments & Testimony

• Richard Stetsman spoke on both agenda items. On the Surprise 160 rezone, he expressed strong opposition, citing traffic congestion and safety issues similar to those at 163rd Avenue and Grand. He argued that adding 1,000 homes with only one way in and out creates a dangerous situation and urged the commission to require better roads before development. On the Buena Vista Ranch rezone, he reiterated concerns about single access via Sun Valley Parkway, noting that a past accident shut down all four lanes, stranding residents. He stated that adding minor roads to the parkway does not provide true alternative access.
• Mahalia Moonalim spoke in support of the Buena Vista Ranch rezone. She described the difficulty young people face affording homes and emphasized the need for diverse housing types, including higher density. She stated that adding different housing options benefits future generations and supports community prosperity.
• Email from Mike Johnson was read into the record, expressing support for battery energy storage systems.

Discussion Items

• Surprise 160 Rezone (FS25-0750): The commission considered a request to rezone approximately 160 acres at the southwest corner of Deer Valley Road and 231st Avenue from Rural Residential (RR) to Residential Medium Density (R2). Staff planner Trevor presented the case, noting the site is within the Luke Auxiliary Field graduated density concept (0-6 du/ac, maximum 960 units) and consistent with the General Plan's Neighborhood Character Area. The applicant, Jeff Liley, stated that a development agreement is being negotiated and will go to City Council on August 4, 2026. He explained that roads—including 231st Avenue to Beardsley Road and Deer Valley Road across the frontage—must be built before any homes, and the project will contribute to traffic signals on Sun Valley Parkway. Commissioner Perry noted the city now requires two fully functional public access points. The applicant clarified that construction is likely three years away even if a builder were contracted. Motion to recommend approval with stipulations A and B passed 5-0.
• Buena Vista Ranch Rezone (FS24-1191): The commission considered rezoning 422 acres at the northwest corner of 227th Avenue and Pinnacle Peak from the existing Buena Vista Ranch PAD and a RR parcel to a combination of residential (R1, R2, R3), open space (OS-1), and General Industrial (I-2) zoning districts. Staff noted the existing entitlements already permit similar density. Applicant Jeff Liley explained that the rezone was prompted by changes in the regional transportation plan and the need to correct road alignments. Key changes from the 2005 PAD include adding an open space wildlife corridor, a school site, and a third well site for the city. He confirmed that Pinnacle Peak will be built only to 227th Avenue, not extended further, addressing concerns about impacts on rural areas. The secondary access will be via Surprise Foothills Boulevard. Commissioner Bash raised a concern about educating new residents on sharing roads with horses and livestock. Motion to recommend approval with stipulations A and B passed 5-0.

Key Outcomes

• Approved minutes of the May 21, 2026, meeting (5-0).
• Recommended approval of the Surprise 160 rezone (Case FS25-0750) to the Mayor and City Council, subject to stipulations A and B (5-0).
• Recommended approval of the Buena Vista Ranch rezone (Case FS24-1191) to the Mayor and City Council, subject to stipulations A and B (5-0).
• Future business: Commissioner Bash asked about data centers; staff reported that the zoning code only mentions data centers in two places (permitted in BP and I-1 districts, and requiring a parking study), so no further presentation is planned.
• Meeting adjourned after all business.