Surprise has approved two development agreements that put specific road, sewer, water and public-safety obligations on 386 acres of long-planned residential growth in the city’s northwest.
The City Council approved agreements for Ana Mandara and Vistas Montanas by 5-0 votes on Oct. 6, according to the public vote record. The actions do not mean construction has started. Both properties have older zoning approvals, while the new agreements define infrastructure that must be funded or built as development moves toward permits and homes.
Together, the signed agreements identify more than $2.5 million in fixed payments or current cost estimates for traffic signals, a sewer extension and part of 179th Avenue. That figure excludes several additional obligations whose final costs are not stated, including another traffic signal, part of Peakview Road, a groundwater well and a future fire-station site.
Ana Mandara: traffic signals, wastewater limit and fire-station land
Ana Mandara covers about 207 acres at the northeast corner of 219th Avenue and Sun Valley Parkway. The project’s planned-area development dates to 2007. A December 2025 administrative amendment moved approximately 37 acres of planned commercial land from Beardsley Road to Sun Valley Parkway.
Under the agreement approved by the council, owner JEN Arizona 74 LLC must pay $474,940 toward a new signal at 219th Avenue and Sun Valley Parkway before the city issues infrastructure permits. It also must pay $296,837, adjusted for inflation, toward a signal at 219th Avenue and Beardsley Road.
The developer is separately responsible for the full design and construction cost of a signal at 219th Avenue and Larrea Boulevard. The agreement says two points of access must be maintained during and after construction.
Wastewater capacity is the clearest near-term constraint. The owner has secured 82,720 gallons per day at Surprise’s Special Planning Area 3 water reclamation facility, enough for 591 equivalent dwelling units under the city’s standard. The city cannot issue approvals allowing development beyond 591 units until additional capacity or another acceptable wastewater solution is secured.
The owner also must dedicate approximately five acres along Beardsley Road between 219th and 213th avenues for a future district fire station. The land must be conveyed at no cost before the first home building permits are issued. The agreement does not fund or schedule construction of the station itself.
Vistas Montanas: regional sewer, rural roads and a new well
Vistas Montanas covers about 179 acres at the northwest corner of 173rd Avenue and Peakview Road. Its planned-area development was approved in 2008 and amended in 2023.
The agreement makes owner Surprise Land Holdings LLC responsible for three regional improvements: a 12-inch sewer line in 171st Avenue from Hedgehog Place to Jomax Road; improvements to 179th Avenue from Patton Road to the southwest corner of the property; and improvements to Peakview Road from 174th Lane to 179th Avenue.
The sewer extension carries a current estimate of about $1.31 million. The agreement creates a 291-acre benefited area outside the project, allowing the developer to collect proportional buy-in payments from other properties that use the line. The Vistas Montanas property’s estimated share is $497,167.
The 179th Avenue segment has a current estimate of $457,595, excluding right-of-way acquisition. It calls for at least 26 feet of pavement with shoulders. Peakview Road is to receive 24 feet of pavement, ribbon curbs, equestrian trails and wet crossings, but the agreement does not provide a total cost for that work.
The developer must also build and dedicate a groundwater well producing at least 750 gallons per minute before the first building permit. Vistas Montanas has secured 529 equivalent dwelling units of wastewater capacity, which the agreement describes as sufficient for the property’s full buildout.
What the approvals change
These agreements establish who pays for infrastructure and when certain work must occur. They do not approve final plats, issue construction permits or establish a groundbreaking date.
The documents also show how growth west and north of the current Asante area depends on shared systems. Ana Mandara is tied to expansion of the SPA 3 wastewater system, while Vistas Montanas is positioned to build facilities that neighboring properties may later pay to use.
West Valley Post will track the next measurable steps, including final plats, infrastructure permits, wastewater expansion, right-of-way acquisition and any schedule for the future fire station. See the Surprise Development Tracker for broader citywide context.
Sources: City of Surprise Oct. 6 council agenda, signed development agreements and public vote record. The acreage, cost estimates, capacity figures and permit conditions above come from the agreements approved as Resolutions 2026-115 and 2026-113.
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