2.2.2.b Land Use Definitions Discussion

Rural Residential [RR] (0-1 DU/AC)

The Rural Residential category is intended to be a setting for a predominance of large-lot single-family housing in a rural setting. Development in these areas consist mainly of homes with natural or consolidated open space on one acre lots (gross) or larger, ranging up to ten acres in more remote, unincorporated areas in the county. The basic character of development is rural, with most natural features of the land retained. Keeping of horses or other livestock is permitted in certain areas subject to the adopted Rural Development Standards and Design Guidelines Policy. Public services are not required at a level as great as in higher density development. Limited commercial development serving the neighborhood may be allowed with desert conservation integrated into the site design.
 

Airport Preservation [AP] (0-2 DU/AC)

The Airport Preservation designation is used to protect both general aviation operations in and around existing and future airports/airparks, as well as to support the mission of Luke AFB, protecting it from encroachment.
Land uses supported in this designation will include service uses, proving grounds, warehouse, business park, and/or manufacturing-type industrial uses where appropriate. This land use is encouraged within the F 16 and future F-35 high noise impact areas and under the 65 Ldn (day-night sound level) boundaries. All future development within this category inside the high noise impact area shall be in compliance with A.R.S. section 28-8481. 

Suburban Residential [SR] (1-3DU/AC)

The Suburban Residential category is intended for large-lot, single-family housing. Suitability is deter-mined on the basis of location, access, existing land use pattern, and natural and man-made constraints. Suburban Residential designated areas range from one to three dwelling units per acre. Limited neighborhood commercial is permitted in this category to serve local residents where deemed appropriate by the city.

Low Density Residential [LDR] (3-5DU/AC)

The Low Density Residential category is intended for predominantly single-family detached residential development. Residential densities of up to five dwelling units per acre (gross) are typical of this category. In general these areas are quiet residential single-family neighborhoods but in some areas a mix of single-family, duplexes, townhouses, and low rise apartments would also be suitable, provided that the average density of such areas does not exceed five dwelling units per acre. This designation may also include such supporting land uses as neighborhood shops and services, parks and recreation areas, religious institutions, and schools. A full range of urban services and infrastructure is required.p>

Medium Density Residential [MDR] (5-8DU/AC)

The Medium Density Residential category is intended for single-family detached residential development integrated with townhouses, cluster developments, and low-rise apartment/condos. Residential densities of up to five dwelling units per acre (gross) are typical of this category. In general these areas are a mix of single-family, duplexes, townhouses, and low rise apartments with the average density of such areas not exceeding five dwelling units per acre. This designation also includes supporting land uses within a twenty minute walk such as neighborhood shops and services, neighborhood parks and recreation areas, religious institutions, and schools. A full range of urban services and infra-structure is required.

Medium/High Density Residential [MHDR] (8-15 DU/AC)

The Medium Density Residential category includes fully integrated detached and attached single-family residential developments. This category includes a mix of single-family homes, duplexes, manufactured, and modular homes, townhouses, apartments and condos. The gross density range for this category is five to eight dwelling units per acre. This category also includes supporting land uses within a fifteen minute walk such as neighborhood shops and services, neighborhood parks and recreation areas, religious institutions, and schools. A full range of urban services and infrastructure is required.

High Density Residential [HDR] (15 and above DU/AC)

The High Density Residential category provides for apartment and condominium complexes at 15 gross dwelling units per acre or higher. This category shall also include supporting land uses

within a ten minute walk such as commercial and employment opportunities, parks and recreation areas, religious institutions, and schools. A full range of urban services and infrastructure is required.  

Agriculture [AG]

The Agriculture designation denotes areas that are intended to remain in agricultural production over the long-term. There are additional locations within the planning area that are expected to remain in agricultural production for the short-term. However, these areas are anticipated to transition to other land  uses over time. According to Growing Smarter, agricultural land must be designated to provide residential development up to one dwelling unit per acre.

Commercial [C]

The Commercial designation, as shown on the Land Use Plan, denotes retail areas larger than 25 acres. These sites have now been incorporated into other land use categories. The original intention was to allow commercial uses to have direct access to major roadways. The city of Surprise, in the past, approved community and neighborhood commercial under 25 acres within other land use designations (i.e., residential) that may not be shown on the Land Use Plan, if appropriate. High Density Residential use that would serve as an accessory to the commercial use may be allowed conditionally to encourage mixed use development. As existing commercial land use pro-perties are redeveloped outside of commercial uses a land use amendment will be required to conform to newer land use categories.

Mixed-Use [MU]

Within the planning area are several “Mixed-Use” designations located throughout the city of Surprise. These areas are intended to provide a unique area that provides a variety of employment, commercial, and entertainment uses supported with high density residential dwellings. The Mixed-Use designation is intended to create a vibrant urban setting to allow for housing choices within walking distance from daily needs and commutes while providing employment, services, and entertainment to the surrounding area. To be effective, mixed-use designations must include a variety of uses within easy walking distance of each other, transit options within the area as well as extending into surrounding communities, and no one-land use is intended to dominate a Mixed-Use area.

Employment [E]

The Employment designation refers to appropriate areas where professional office, tourism/recreational uses (e.g., resorts, amusement facilities), service uses, office/warehouse, and/or manufacturing-type industrial uses is encouraged. This use allows incidental supportive residential in appropriate locations that is adequately buffered on a case-by-case basis. Supportive residential may be a component of an employment related development where deemed appropriate. The specific allowable use will be determined based upon the particular site, adjacent land use impact, buffering techniques, intensity of development, and traffic implications. However, the overall intent of this designation is to locate employment uses and generate jobs for Surprise. Where employment land use is designated in or around Luke Air Force Base F-16 and future F-35 Ldn contours, development must meet the requirements of A.R.S. Section 28-8481.

Open Space [OS]

This designation denotes areas that are to be precluded from development except for public recreational facilities or nature preserves. Development of recreations facilities should be limited to trails, trail heads, and minimal structures that support recreational uses. Open space areas should be left in a natural state due to topographic, drainage, vegetative, and landform constraints or the need to provide buffers 

between potentially incompatible land uses. The plan strives to create a linked open space system through the preservation of washes, public utility easements, and major corridors that link to the regional park and trail systems. State Trust Lands or privately held lands identified as park or open space may be developed at a maximum of one dwelling unit per acre per Growing Smarter legislation.

Public Facilities [PF]

This designation denotes acreage dedicated for public or semi-public uses that may include police/fire substations, schools, libraries, community centers, churches, wastewater treatment plants, etc. The boundaries of the land use designations (i.e., districts and district boundaries) are located along significant natural or manmade features wherever possible to assist in identification. These features include drainage ways, washes, roadways, existing subdivisions, land ownership, power lines, or existing development areas. These boundaries represent general recommendations for future development and locations that have been developed. However, the precise location of the boundaries may not always be exact or critical. Variations of several hundred feet, particularly where no significant natural or man-made features are present, may be acceptable. It will be the responsibility of the City Council, with recommendation from the Planning and Zoning Commission and Surprise Community Development Department, as well as guidance provided by the Surprise General Plan 2030, to establish and define the boundaries if questions arise.

Proving Grounds [PG]

Within the planning area, the Volvo Corporation has a proving ground that is used to test new vehicles and equipment. This use is expected to continue in the future.

Landfill [LF]

The Landfill designation is where the Northwest Regional Landfill (1,200 acres) is located. The fairly new landfill has an 80-year life span. Therefore, this use will continue in the foreseeable future.