A trio of entities tracing back to Arizona real estate economist and consultant Elliott Pollack has requested a rezoning in Surprise that will establish a master planned residential and employment development spanning 422 acres.
The companies named in the project narrative are: Buena Vista Holdings, LLC; 100 Acres Partners, LLC, and TMP Investment Properties, LLC. Elliott Pollack, CEO of Elliott D. Pollack & Company, and company President Rick Merritt are identified as the owner contacts.
According to the City staff report, the request seeks to rezone “approximately 422 acres from Buena Vista Ranch Planned Area Development (PAD) and Rural Residential (RR) to a combination of Residential Low Medium (R-1), Residential Medium Density (R-2), Residential High Density (R-3), Open Space Conservation (OS-1), and General Industrial (I-2) (the ‘Project’). The Project is generally bounded by the CAP canal to the west, Pinnacle Peak to the south and the Happy Valley Road alignment to the north. The eastern boundary varies but generally follows the 227th Avenue alignment.”
Planned residential uses make up roughly 370 acres and will feature various housing types and densities. Employment uses will cover 32 acres, and open space will total approximately 12 acres. The employment/industrial and open space areas are located toward the northeastern section of the property.
The highest residential density will be toward the southwest corner, graduating to lower densities to the northeast.
Because the site lies near the Luke Air Force Base Auxiliary 1 Field, the property falls under the base’s Graduated Density Concept, which establishes a guide for maximum allowable unit counts and density across land near the base. The lowest allowable density portions lie toward the northeast of the site.
The owners submitted a traffic impact analysis to accompany the rezoning application at the request of the Surprise Transportation Department. A master street plan will be created and submitted during the preliminary plat stage and will identify street development needs, along with a circulation plan covering vehicle, pedestrian and emergency access. At least two vehicular access points will connect the existing roadway system to the site, and the developers will be required to ensure adequate primary and secondary access.
Design, right-of-way acquisition and roadway construction will be the developers’ responsibility unless they have already been constructed for 227th Avenue and Foothills Blvd. prior to development starting at Buena Vista Ranch.
The project was first submitted for consideration in August 2024. A revised version was submitted in February 2025, following a citizen outreach meeting that January. The meeting was attended by 10 area residents, who raised questions and concerns about the requested zoning, density, access, trails and infrastructure. The current update to the request was submitted last month.
Staff has found the request to be consistent with the City code and General Plan and has recommended approval of the proposed rezoning. The Surprise Planning and Zoning Commission is scheduled to take the matter up in its June 18 meeting.
The development team is comprised of owners/developers Buena Vista Holdings, LLC; 100 Acres Partners, LLC, and TMP Investment Properties, LLC. Land planning services are provided by RVi Planning + Landscape Architecture, with environmental planning from SWCA Environmental Consultants. Wood Patel is the civil engineer, and Gilbert Blilie PLLC is the zoning attorney and legal representative.
