EX.1 P-25-46-CUP Project Narrative
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Conditional Use Permit, Site Plan & Design Review Project Narrative Bella Norte Apartments NEC of Junction Street & Idaho Road Property Owner 88 North QOZB LLC 1635 N. Greenfield Road, Ste 115 Mesa, AZ 85205 480-553-7236 Contact: Bela Flor Communities Developer Bela Flor Communities 1635 N. Greenfield Road, Ste 115 Mesa, AZ 85205 480-553-7236 Contact: Hudd Hassell Engineering & Planning EPS Group, INC. 1130 N. Alma School, Ste 120 Mesa, AZ 85201 480-503-2250 Contact: Brian Nicholls Applicant Pew & Lake, PLC. 1744 S. Val Vista Drive Ste 217 Mesa, AZ 85204 480-461-4670 Contact: Reese Anderson and Sarah Prince October 21, 2025 EX.1 P-25-46-CUP Project Narrative Introduction EPS Group, Inc., on behalf of Bela Flor Communities (Developer), submits this Conditional Use Permit, Site Plan and Design Review request to allow for the approval of a high density multiple-family residential for-rent development. The ±9.31-gross acre site lies on the northeast corner of Junction Street and Idaho Road within the City of Apache Junction, Arizona and is identified as a Pinal County Assessor Parcel Numbers (APNs): 101-19-025A, a portion of 101-19-023A and 101-19-015E. Proposed Development The undeveloped, vacant land is currently zoned City Center commercial (B-3). The site is within the Downtown Mixed Use land use area in the Apache Junction 2020 General Plan. The proposed development will consist of 210 apartment units with a gross density of 22.6 dwelling units per gross acre. The site will feature 10, 21-unit apartment buildings ringing a large courtyard and amenity building. Project Data A.P.N. 101-19-025A; -023A (portion); & -015E (portion) Current Land Use Vacant/Undeveloped General Plan Land Use Designation Downtown Mixed Use Existing Zoning District B-3 Proposed Zoning District B-3 with Conditional Use Permit Gross Area 9.31-Acres Net Area 9.31-Acres No. of Units 210 Units Gross Density 22.6 DU/AC Current & Proposed Zoning The current zoning for these parcels is B-3 City Center Commercial, which allows for multi-family residential with a conditional use permit. This aligns with the City’s Downtown Mixed Use land use designation in its 2020 General Plan and its stated goal of providing residential development in a walkable, downtown area. Surrounding Land Uses The development is proposed on a vacant lot near the center of Apache Junction. It is surrounded by vacant land on three sides and borders the Old West Marketplace to the south. Existing Land Use Classification Existing Zoning Existing Use South Downtown Mixed Use B-3 Old West Marketplace North Downtown Mixed Use B-3 Undeveloped East Downtown Mixed Use B-3 Undeveloped West Downtown Mixed Use B-3 Undeveloped Existing Land Use Classification Existing Zoning Existing Use Site Downtown Mixed Use B-3 Undeveloped Conditional Uses Permit Conditional uses are those uses that are generally compatible with the land uses permitted by right in a zoning district, but which require individual Planning and Zoning Commission and in some cases, City Council review and approval of a conditional use permit (“CUP”) due to such uses location, design, operation and configuration along with the imposition of conditions in order to ensure the appropriateness of the use at a particular location. The proposed uses of multi-family in the B-3 Zoning District requires a CUP. In analyzing a CUP, the deciding authority should consider the following factors: (a) Adequacy of roadways, off-street parking, public facilities and services to accommodate the proposed use; There are adequate roadways, off-street parking, public facilities and services to accommodate the residential community. (b) Negative impacts arising from the emission of odor, dust, gas, noise, lighting, vibration, smoke, heat or glare; The proposed development will not create odor, dust, gas, noise, lighting, vibration, smoke, heat or glare that will affect the surroundings. (c) Contribution to the deterioration of the neighborhood or the negative impact on neighborhood property values; 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. (d) Compatibility with surrounding uses and structures; The site will be surrounded by other residential uses, therefore the proposed development is compatible. (e) Conformance with the General Plan and city policies; 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. (f) Screening and buffering of uses; and The development provides a well-designed landscape plan to improve the streetscape and complement the adjacent uses. (g) Unique nature of the property, use and/or development’s physical characteristics. 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. The Bella Norte project has adequate roadways, public facilities, does not propose negative impacts, is compatible with the surrounding uses, complies with the General Plan and City policies, and provides screening and buffering. The above-mentioned factors are satisfied and ensure the projects compatibility. Requested Deviations The Bella Norte project includes minor deviations to standard street section requirements for Idaho Road and Junction Street (sections provided to the City for review prior to submittal). On Junction, we are requesting adjustments to the pavement section, trail width, and sidewalk placement within the Right of Way. For Idaho Road, the deviation pertains only to the trail and sidewalk, where the standard meandering layout is not feasible due to space constraints and existing infrastructure. Importantly, the existing sidewalk on Idaho will remain undisturbed. Additionally, we are requesting a parking reduction supported by a completed study by Southwest Traffic Engineers, which is part of this submittal. The SWTE parking study shows that the project’s proposed 408 spaces for 210 units exceed both the actual demand and nearby jurisdictional standards. We believe these deviations are modest, contextually appropriate, and supported by sound planning rationale, as discussed in detail in the Parking Study and summarized below. The Apache Junction standard parking rate for multi-family development results in a requirement of 453 parking spaces, corresponding to an expected deficit of 48 parking spaces. According to the ITE parking demand data, the project is expected to have a parking surplus of 141 parking spaces. The ULI peak parking demand data indicates a 38-parking space surplus for the project. The same site would be considered to have adequate parking based on the requirements of several nearby jurisdictions. Table 3 on the next page shows the nearby jurisdictions, the minimum parking requirements in the jurisdiction, and the resulting parking surplus that would exist at the site with the proposed 408 parking spaces. Table 3 shows that the Bella Norte apartment project would have a parking surplus between 18 and 141 parking spaces based on the ITE, ULT, Phoenix, EL Mirage, or Goodyear parking standards. Table 3 – Parking Surplus Expected Compared to Nearby Jurisdictions Jurisdiction Minimum Parking Spaces Required Proposed Parking Spaces Parking Surplus/Deficit Apache Junction 453 408 48 Deficit ITE 312 408 141 Surplus ULT 415 408 38 Surplus Phoenix 315 408 93 Surplus El Mirage 336 408 72 Surplus Goodyear 390 408 18 Surplus Conclusion We respectfully request your favorable consideration of the submitted documents and look forward to working with the City to implement this exciting new development.