The Surprise Planning and Zoning Commission will hold a public hearing Nov. 5 on three requests to build drive-through restaurant and retail buildings on vacant land at the southwest corner of Cotton Lane and Waddell Road.
The three sites are pads in the Truman Ranch Marketplace, a planned commercial center. Each needs a conditional use permit, which is city approval for a use allowed only after a public hearing. City staff reports for all three cases say that if the commission approves them, the approval should come with six conditions, listed as stipulations "a" through "f."
The agenda gives commissioners draft motions both to approve and to deny each request.
The three buildings
- Pad 3 (case FS25-0771): a 6,234-square-foot multi-tenant retail and restaurant building with a drive-through, on about 1.08 acres.
- Pad 4 (case FS25-0770): a 5,631-square-foot multi-tenant retail and restaurant building with a drive-through, on about 1.29 acres.
- Pad 5 (case FS25-0779): a 1,895-square-foot HteaO restaurant building with a drive-through, on about 0.68 acres.
Together, the three buildings would total 13,760 square feet on about 3.05 acres, according to The Standard's calculation from the staff reports.
The meeting agenda describes the Pad 3 and Pad 4 buildings as "multi-tenant shell building[s]." The staff reports do not name tenants for those two pads.
The applicant on all three cases is Wendy Riddell of Berry Riddell LLC. The property owner is Truman Ranch 46 SWC LLC. Leslie Carnie, a planner in the city's Community Development department, wrote the staff reports. The site is in City Council District 3, Mesquite.
Why a hearing is required
The center's zoning comes from the Truman Ranch Marketplace Planned Area Development, or PAD. The PAD permits the uses allowed in the city's C-1, C-2 and MUPD zoning districts, according to the Pad 3 staff report. The center's development plan requires that building follow Chapter 125 of the Surprise Municipal Code, the city's zoning ordinance. Chapter 125 requires convenience food restaurants to obtain a conditional use permit.
Each staff report says the proposal is consistent with the Surprise General Plan 2020. Staff wrote that the requests have no immediate or direct financial impact on the city, though future development will eventually require more city services.
How the center got here
The Pad 3 staff report sets out a timeline. A request to amend the Truman Ranch Marketplace PAD was filed Dec. 31, 2020, and later changed to a preliminary development plan. A master site plan filed Jan. 29, 2021, was withdrawn. The City Council approved the preliminary development plan on Aug. 16, 2022.
A concept review meeting for the current project was held July 10, 2025. The applicant submitted the Pad 3 application on Sept. 10, 2025.
A 2022 preliminary development plan drawing in the packet shows how the larger site is laid out. It marked "Preliminary Not For Construction" and shows family apartments, senior apartments and a clubhouse, eight commercial pads labeled P1 through P8, and two one-story self-storage buildings. The drawing lists Dominium as the residential developer and Truman Ranch 46 SWC LLC as property owner and commercial developer.
What neighbors asked
The applicant held a neighborhood meeting on Feb. 10, 2026, at Sunset Hills Elementary School, according to the Pad 3 staff report. Five members of the public attended. They asked about access and circulation, future retail and restaurant tenants, and the neighboring multi-family residential development.
All three staff reports list known support or opposition as "None known." The Pad 3 report says the neighborhood meeting and the Nov. 5 hearing were advertised in accordance with state and local requirements.
The Nov. 5 hearing
The hearing is open to the public at city hall.