Builders divvy up popular property in western Surprise

Seven residential projects proposed near Loop 303


As Surprise flew headlong into hyper development this century, one city block laid relatively vacant save for the building of several charter schools within the past 10 years.

No more. Houses are sprouting west of Loop 303 and the Prasada master plan, neighboring Paradise Honors high school and middle school and the recently completed Legacy Traditional School-West Surprise campus.

Just to the south of Cactus Road is the entrance to Toll Brothers’ Sterling Grove, the development that may have acted as a spark for these new projects.

“Generally, development is synergistic and will result in more development,” Surprise Community Development Director Chris Boyd stated in an email.
Seven developers are in various planning stages for projects on the land between Waddell and Cactus roads and Cotton Lane west to 175th Avenue.

First up is Heritage Farm by Taylor Morrison, with construction well underway and homes for sale on the parcel’s northwest corner, nearest to 175th Avenue and south of Waddell.

At least for sale for now, officials said.

“We are almost sold out at Heritage Farm and we welcome the public to see our website for community details,” Taylor Morrison representatives stated in an email

When finished, Heritage Farm will boast 93 homes.

At one time, the block was set up for one master plan, dubbed Magnolia, surrounding a smaller development just north of the Paradise Honors campuses and south of Sweetwater Road.

“Portions of the former Magnolia development are various planned urban developments. There is connectivity to these various developments just as there was with Magnolia,” said Surprise planner Hobart Wingard during a planning and zoning commission meeting April 4, 2019. “Ryder Ranch is adjacent to envelop a little bit of the Paradise Education Center."

Ryder Ranch is on 38.6 acres largely east of the Paradise Schools and does not have a developer attached.

Three Rancho Trugold parcels were rezoned in 2019 to accommodate 383 lots over 64 acres.

Hancock Communities is building a denser product for Hancock Communities at Rancho TruGold, with 244 total units on 23 acres.

In April, Mattamy Homes announced it purchased two of the Rancho Trugold parcels The 41-acre property, purchased for $5.5 million, is zoned for 139 homes and will be known as Aria Ranch.

It marks the developer’s return to the Surprise market after a much different City Council voted 4-3 to deny Mattamy’s proposal for a major development at Surprise City Center in 2017. Ken Remley is the only council member to vote against it still in his seat.

“Mattamy is a homebuilder the city has worked with in the past and will continue to work with moving forward,” Mr. Boyd stated in an email.
Gehan Homes is the builder for Sweetwater Farms, which is on 41.5 acres at the southwest corner of this property, south of Paradise Honors and west of Legacy Traditional School.

Sweetwater Farms is under construction, with the exterior walls going up now. It’s plans, also discussed in April 2019, were for a total of 157 lots.

Plans for homes at Sweetwater Farms are listed as “coming soon” on the Gehan Homes website.

Rancho TruGold is pending approval of the final plat by the Surprise City Council.

And, Mr. Boyd stated, the newest project on this block is currently under review by staff.

On Jan. 28, the city received a master plan for the Promenade. This development would be on 44 acres fanning out from the southwest corner of Waddell and Cotton.

Dominium Inc. is proposing to build Promenade with a family community with three-story clustered, residential buildings on 20 acres, and a four-story age-restricted senior community on 8 acres. Promenade also includes land for commercial development.