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What is being built on El Mirage Road? Affordable housing to fill vacant site

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  Published in House and Home on Monday, August 25th 2025 at 13:07 GMT by AZ Central
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El Mirage Road Set to Become Surprise’s Next Big Development Hub

When the Surprise City Council approved a new zoning overlay in early August, residents of the northern part of the city were quick to ask the same question that’s now on everyone’s lips: What is being built on El Mirage Road? The answer, according to the council’s meeting minutes and the developer’s own press release, is a mixed‑use complex that will combine residential, commercial, and community spaces on a sprawling 120‑acre parcel that has sat largely undeveloped for years.

The Vision: A 10‑Year, 350‑Unit Master Plan

The project, called the El Mirage Crossing (developers brand it “The Mirage”), is being spearheaded by Crescent Horizon Development, a joint venture between the Arizona‑based Crescent Homes Group and the Los Angeles‑based Horizon Builders Inc. The plan is to deliver:

• 350 residential units – 150 condos and 200 townhomes – designed to cater to a mix of singles, couples, and small families.
• 10 acres of retail – a supermarket, boutique shops, and a food‑court‑style marketplace.
• 5 acres of office space – 45,000 sq ft of modern, green‑building‑certified space for tech startups and local service firms.
• One public park – a 3‑acre pocket park with walking paths, a playground, and a community garden.
• Bike lanes and pedestrian walkways that will link the development to the nearby Northwest Loop Trail.

The first phase will include the retail strip and 100 of the residential units, with construction slated to begin in late 2025 and finish by the end of 2027. Subsequent phases will add the remaining residential units, the office space, and the park.

Timeline and Funding

A $150 million investment is projected for the entire project, with Crescent Horizon drawing on a mix of private equity, municipal bonds, and a $30 million loan from the City of Surprise’s Development Fund. In a statement on the city’s website, Mayor Lorna McDonald highlighted that the development will create over 1,200 construction jobs and 800 permanent jobs upon completion.

Ground‑breaking ceremonies are scheduled for November 2025. The developer has secured a conditional use permit from the city, pending the final environmental impact report, which is expected by early 2025.

Community Response

While many residents welcome the influx of housing and amenities, others have voiced concerns. A Community Advisory Committee (CAC) was formed in 2024 to facilitate dialogue between Crescent Horizon, city officials, and neighborhood stakeholders. In its most recent meeting, the CAC raised several points:

• Traffic congestion: The area already experiences heavy traffic during peak hours. The developers promise to install intelligent traffic signals and widen the road by adding a dedicated turn lane on El Mirage Road’s east side.
• Water usage: With the addition of new homes and commercial spaces, there is concern about the local watershed. Crescent Horizon has committed to installing rainwater harvesting systems and low‑flow fixtures to keep water usage below current consumption levels.
• Preserving neighborhood character: Some residents fear that the new development will change the “small‑town feel” of the area. The design team has pledged to incorporate architectural elements that echo traditional Surprise homes, such as stucco facades and Mediterranean roofs.

A poll conducted by the Surprise Gazette found that 58 % of respondents support the development, citing jobs and affordable housing as primary motivators, while 33 % are opposed due to traffic and environmental concerns.

City Planning and Zoning

The project required a re‑zoning of the parcel from “Industrial” to a “Mixed‑Use Residential” designation. City Planner David Lopez explained in the council’s meeting that the change was necessary to align with the city’s Growth Management Plan, which aims to curtail urban sprawl by promoting denser, transit‑oriented development. The council’s decision was backed by a public hearing that drew over 200 participants, with a final vote of 9‑1 in favor.

The city’s Transportation Department will conduct a Traffic Impact Study (TIS) before construction starts. According to the study, the development will result in an average increase of 2,000 vehicles per day on El Mirage Road, but the projected congestion should be manageable with the proposed traffic signal upgrades.

Environmental Safeguards

Crescent Horizon has committed to a suite of sustainability measures, many of which are detailed in the preliminary Environmental Impact Report (EIR) that can be accessed through the city’s official website. Key points include:

• Green roofs on all commercial buildings to reduce storm‑water runoff.
• Solar panels covering 30% of the rooftop area, generating enough electricity to power 15% of the development’s energy needs.
• A biodiversity plan to preserve native plant species in the park area.
• Noise abatement measures such as sound‑barrier walls along the perimeter.

The EIR also identifies a potential impact on the El Mirage Creek watershed and recommends that the developers work with the Arizona Department of Environmental Quality (ADEQ) to monitor water quality over a 10‑year period.

Beyond the Blueprint

While the El Mirage Crossing is the focus of the current conversation, many residents are curious about how it fits into Surprise’s broader vision for the next decade. City officials are positioning the development as a pilot project that could set a precedent for future mixed‑use developments across the city, especially in light of the “Surprise 2040” Master Plan, which calls for 10,000 new residential units and an increase in local employment.

Whether the development will fully deliver on its promises remains to be seen, but the combination of a robust planning framework, community engagement, and a sizable investment suggests that El Mirage Road is on track to become a cornerstone of Surprise’s evolving urban landscape.

For those interested in the technical details, the city’s website hosts the full City Planning Department’s Summary Report and links to the developer’s official project page, where architectural renderings and a 3‑D walkthrough of the proposed spaces can be explored.