P-25-46-CUP STAFF REPORT

1
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
    City of Apache Junction 
      Development Services Department 
    
 
PLANNING AND ZONING COMMISSION 
PUBLIC HEARING STAFF REPORT 
 
DATE: 
August 25, 2026 
 
CASE NUMBER: 
P-25-46-CUP “Bella Norte” 
 
OWNER: 
88 North QOZB LLC 
 
APPLICANT/DEVELOPER: 
Bela Flor Communities 
 
REPRESENTATIVE: 
Pew & Lake, PLC.  
 
REQUEST: 
Bela Flor Communities, represented by Pew & 
Lake, PLC., is requesting approval of a 
Conditional Use Permit (CUP) to allow for the 
development of a 210-unit, three-story, multi-
family residential rental community. The 
proposed project is located on an 
approximately 9-acre site at the northeast 
corner of Idaho Road and Junction Street. 
 
LOCATION: 
The subject project is located at the 
northeast corner of Idaho Road and Junction 
Street (APNs 101-19-015E, 101-19-025A, 101-19-
023C, and 101-19-023D). 
 
GENERAL PLAN/ 
ZONING DESIGNATION: 
Downtown Mixed Use / City Center (“B-3”) 
 
SURROUNDING USES: 
North: City Center (“B-3”); 
 
 
South: B-3; 
 
East: 
High Density Multiple-Family 
Residential by Planned 
Development(“RM-2/PD”); 
 
West:  Idaho Road & B-3.

2
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
BACKGROUND 
 
Per historic Pinal County and City zoning records, parcels 101-19-
015E, 101-19-025A, 101-19-023C, and 101-19-023D have historically been 
zoned City Center (“B-3”), or an equivalent county commercial zoning 
designation, but have never been developed. 
 
PROPOSAL 
 
P-25-46-CUP is a proposed Conditional Use Permit (CUP) to allow for 
the development of a 210-unit, three-story multi-family residential 
community. The proposed project is located on an approximately 9-acre 
site at the northeast corner of Idaho Road and Junction Street. The 
property is currently zoned City Center (B-3).  
 
The subject area consists of approximately 9-acres, upon which 210-
units are proposed, resulting in an approximate density of 22 dwelling 
units per acre. The development plan proposes ten (10) three-story 
buildings. The residential units will include sixty (60) 1-Bedroom/1-
bath, one hundred twenty-six (126) 2-Bedroom/2-bath units, and twenty-
four (24) 3-bedroom/2-bath units.  
 
As part of the CUP request, the applicant is asking for City Council 
approval to accept the street sections without the meandering 
sidewalks that the city arterial street sections require, citing space 
constraints and existing infrastructure.  
 
Additionally, under the provisions of the Apache Junction Zoning 
Ordinance, § 1-7-4 Modifications and Appeals (below), the applicant 
requests from the Zoning Administrator a deviation of 45 parking 
spaces, or 9.9% percent of the total required 453 parking spaces.  
 
   (A)Parking standard modification. If the number of proposed parking 
stalls does not comply with the standards in Apache Junction City 
Code, Vol. II, § 1-7-3, Table 7-1, the Zoning Administrator may reduce 
the required number of stalls by up to 10% following review and 
determination of the following: 
(1)   Technical evidence that the proposed use(s) generates a parking 
demand that is at least 10% less than the required parking standard in 
Apache Junction City Code, Vol. II, § 1-7-3, Table 7-1; and/or 
(2)   Determination by the Zoning Administrator that a portion of the 
required parking can be accommodated with existing public parking that 
is available within 100 feet of the property. 
 
Citing provision 1 of § 1-7-4(A), the applicant has provided a parking 
needs analysis, which has been included as Exhibit # 7 “Parking 
Study”.

3
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
PLANNING STAFF ANALYSIS 
 
Relationship to General Plan: 
 
The subject site is designated by the City’s General Plan as part of 
the “Downtown Redevelopment Area”, and is categorized for “Downtown 
Mixed Use,” which supports a mix of residential, retail and office 
uses. The proposed multi-family development complies with this General 
Plan designation and does not require a General Plan Amendment. 
 
Zoning/Site Context: 
 
The B-3 zoning district allows a residential density of up to 40 
units/acre and multi-family development through the approval of a 
Conditional Use Permit. 
 
The proposed multi-family use is also consistent and complementary of 
the surrounding uses, as the subject area is surrounded by residential 
and commercial uses. 
 
Infrastructure Improvements: 
 
The applicant will be required to connect the units to all necessary 
services, including electricity through SRP, water through the Arizona 
Water Company, and sewer connections.  
 
All other necessary and required on-site and off-site improvements, 
including retention basins, perimeter walls, amenities and landscape 
buffers will be built at the time of development.  
 
Public Input: 
 
The applicant sent out neighborhood meeting notification letters to 
all property owners within a 300-foot radius and held the advertised 
neighborhood meeting at the Multi-Generational Center on Tuesday, June 
24, 2025. Six (6) individuals attended, with questions regarding the 
site planning, parking, crime-free housing policy, funding, 
construction timelines, the development of adjacent properties, public 
outreach, and expected average rent rates. A full report of the 
neighborhood meeting, with the questions asked and answers provided, 
is provided in Exhibit #5 Neighborhood Meeting Summary. 
 
Staff have also received eleven (11) letters of support from local 
businesses and the Apache Junction Area Chamber of Commerce, which 
have been attached as Exhibit #8.

4
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
FINDINGS OF FACT FOR CONDITIONAL USE PERMIT 
 
As required by the Apache Junction Zoning Ordinance, a Conditional Use 
Permit request may be approved after consideration has been given to 
seven different criteria. The criteria are outlined in the text below:  
 
1. Adequacy of roadways, off-street parking, public facilities and 
services to accommodate the proposed use; 
 
Applicant Response: There are adequate roadways, off-street parking, 
public facilities and services to accommodate the residential 
community. 
 
2. Negative impacts arising from the emission of odor, dust, gas, 
noise, lighting, vibration, smoke, heat or glare; 
 
Applicant Response: The proposed development will not create odor, 
dust, gas, noise, lighting, vibration, smoke, heat or glare that will 
affect the surroundings.   
    
3. Contribution to the deterioration of the neighborhood or the 
negative impact on neighborhood property values; 
 
Applicant Response: The project will contribute to improving the 
neighborhood by providing a high-quality housing option at market 
rate. The community will not have a negative impact on neighborhood 
property values. 
 
4. Compatibility with surrounding uses and structures;  
 
Applicant Response: The site will be surrounded by other residential 
uses, therefore the proposed development is compatible.   
 
5. Conformance with the General Plan and City policies; 
 
Applicant Response: The site is in conformance with the General Plan 
Downtown Mixed-Use designation as the General Plan lists office, 
retail and residential uses as supported land uses. Also, it is 
located within the “Strategic Residential Infill” area of the Downtown 
Master Plan. 
 
6. Screening and buffering of uses; and 
 
Applicant Response: The development provides a well-designed landscape 
plan to improve the streetscape and complement the adjacent uses.   
 
7. Unique nature of the property, use and/or development’s physical 
characteristics.

5
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
Applicant Response: The site has been designed to complement the 
future adjacent apartment complex with a shared entry to the site to 
the north. The applicant has worked extensively with staff to ensure 
high-quality design and architecture.   
 
PLANNING DIVISION RECOMMENDATION 
 
After thorough review of the proposed development, Staff is supportive 
of Conditional Use Permit Case P-25-46-CUP and respectfully recommends 
to the Commission a favorable recommendation to the City Council, 
subject to the conditions of approval noted below. As always, 
Commissioners may suggest changes or additional conditions they 
believe will enhance the proposed project. 
 
RECOMMENDED MOTION  
 
I move that the Planning and Zoning Commission recommend to the Apache 
Junction City Council the approval of the proposed Conditional Use 
Permit Case P-25-46-CUP, a request by Reese Anderson of & Lake, PLC on 
behalf of Bela Flor Communities, for a 210-unit, three–story 
residential rental community, located near the northeast corner of 
Idaho Road and Junction Street, zoned City Center (“B-3”), subject to 
the following conditions of approval: 
 
1) 
The project shall be developed in accordance with the plans and 
staff comments attached and associated with case P-25-46-CUP, 
associated Design Review Case No. P-25-47-DR, and all the 
provisions of the Zoning Ordinance and city codes applicable to 
this case.  
 
2) 
The proposed development will not be age-restricted.  
 
3) 
Landscaping along Idaho Road shall be coordinated with the future 
development to the north to ensure a cohesive and unified 
streetscape design. 
 
4) 
Landscape, screening and irrigation improvements, planted within 
a minimum 10-foot deep strip inside the net property line along 
the west perimeter of the property along Idaho Road (west) and 
the Junction Street alignment (south) shall be provided in 
compliance with the city’s landscape and screening requirements 
contained in Apache Junction City Code, Volume II, Land 
Development Code, Chapter 1, Zoning Ordinance, Article 1-8, 
Landscape Regulations. All required trees along Idaho Road shall 
be 36” box and all others shall be a minimum of 24” box. All 
required shrubs shall be 5-gallon in size. 
 
5) 
Landscape and irrigation improvements that are located within the 
Idaho Road and Junction Street right-of-way must comply with the 
Apache Junction Public Works requirements including the spacing

6
 
 
“Bella Norte” Case P-25-46-CUP 
Planning and Zoning Commission Staff Report 
August 25, 2026 
away from streetlights. Maintenance, replacement, and possible 
relocation of the landscaping within the adjacent right-of-way 
shall remain the responsibility of the property owner and their 
successors per the standards contained in Apache Junction City 
Code, Volume II, Land Development Code, Chapter 1, Zoning 
Ordinance, Article 1-8, Landscape Regulations. 
 
6) 
All applicable permits shall be applied for and plans shall be 
designed to current city codes prior to any lot grading or 
construction.  
 
7) 
The developer’s engineer shall meet the civil engineering 
improvement plans and document requirements, as outlined in the 
previously provided pre-application and review comments and in 
accordance with the city’s approved engineering standards that 
are in effect at the time of plan submittal.  
 
8) 
All common and amenity areas within the proposed development, 
including perimeter walls and fences, and interior and exterior 
common area landscaping, shall be owned and maintained in good 
condition at all times by the developer or owner of the community 
or property management company. 
 
9) 
Apartment management will participate in the Apache Junction 
Crime Free Multi-Housing Program and shall provide proof of such 
participation to the development services department director or 
designee on the anniversary of the grand opening each year.  
 
10) 
Major deviations or proposed changes from the original plans 
associated with this case will require a major CUP amendment. The 
development services director or designee shall interpret the 
proposed modification to be significant/major if, in the director 
or designee’s opinion, the quality of project design is 
diminished, and/or the overall character of the project is 
contrary to the intent and spirit of the original city council 
approval. 
 
---------------------------------------------------------------- 
 
Attachments: 
Exhibit #1 - Project Narrative 
Exhibit #2 - Proposed Site Plan 
Exhibit #3 – Proposed Landscape Plan 
Exhibit #4 – Proposed Elevations  
Exhibit #5 – Neighborhood Meeting Summary 
Exhibit #6 – Traffic Memorandum April 9, 2026 
Exhibit #7 – Parking Analysis 
Exhibit #8 – Letters of Support