DRAFT Apache Junction LUA IIP & Fees 06.23.26
Extracted text (via pymupdf)
192911 characters
DRAFT
Land Use Assumptions,
Infrastructure Improvements Plan,
and Development Fee Report
Prepared for:
Apache Junction, Arizona
June 23, 2026
4701 Sangamore Road
Suite S240
Bethesda, MD 20816
301.320.6900
www.TischlerBise.com
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
[PAGE INTENTIONALLY LEFT BLANK]
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
i
TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................ 1
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION ........................................................................ 1
Necessary Public Services ......................................................................................................................................................... 1
Infrastructure Improvements Plan ....................................................................................................................................... 2
Qualified Professionals .............................................................................................................................................................. 2
Conceptual Development Fee Calculation ......................................................................................................................... 3
Evaluation of Credits/Offsets .................................................................................................................................................. 3
INTRODUCTION TO DEVELOPMENT FEES ............................................................................................... 3
REQUIRED FINDINGS .............................................................................................................................. 4
DEVELOPMENT FEE REPORT ...................................................................................................................... 5
DEVELOPMENT FEE COMPONENTS ......................................................................................................... 6
PROPOSED DEVELOPMENT FEES ............................................................................................................ 7
CURRENT DEVELOPMENT FEES .............................................................................................................. 8
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES ............................................. 8
LIBRARY FACILITIES ................................................................................................................................... 9
METHODOLOGY ...................................................................................................................................... 9
PROPORTIONATE SHARE ........................................................................................................................ 9
SERVICE AREA ..................................................................................................................................... 10
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 11
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 11
Library Facilities – Incremental Expansion .................................................................................................................... 12
Future Debt Credit ..................................................................................................................................................................... 14
Development Fee Report – Plan-Based ............................................................................................................................. 15
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 15
Library Facilities – Incremental Expansion .................................................................................................................... 16
LIBRARY FACILITIES DEVELOPMENT FEES ......................................................................................... 17
Revenue Credit/Offset .............................................................................................................................................................. 17
Library Facilities Development Fees .................................................................................................................................. 17
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE ........................................................................... 18
PARKS AND RECREATIONAL FACILITIES IIP ........................................................................................... 19
Proportionate Share .................................................................................................................................................................. 19
Service Area .................................................................................................................................................................................. 20
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 21
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 21
Developed Park Land – Incremental Expansion ........................................................................................................... 22
Park Amenities – Incremental Expansion ........................................................................................................................ 24
Trails – Incremental Expansion ........................................................................................................................................... 26
Development Fee Report – Plan-Based ............................................................................................................................. 27
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 27
Developed Park Land – Incremental Expansion ........................................................................................................... 28
Park Amenities – Incremental Expansion ........................................................................................................................ 29
Trails – Incremental Expansion ........................................................................................................................................... 30
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES ........................................................... 31
Revenue Credit/Offset .............................................................................................................................................................. 31
Parks and Recreational Facilities Development Fees ................................................................................................. 31
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
ii
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE ............................................ 32
POLICE FACILITIES IIP ............................................................................................................................ 33
Proportionate Share .................................................................................................................................................................. 33
Service Area .................................................................................................................................................................................. 34
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 35
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 35
Police Facilities – Plan-Based ................................................................................................................................................ 36
Future Debt Credit ..................................................................................................................................................................... 38
Police Vehicles – Incremental Expansion ......................................................................................................................... 39
Police Equipment – Incremental Expansion ................................................................................................................... 40
Development Fee Report – Plan-Based ............................................................................................................................. 41
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 41
Police Facilities – Plan-Based ................................................................................................................................................ 42
Police Vehicles – Incremental Expansion ......................................................................................................................... 43
Police Equipment – Incremental Expansion ................................................................................................................... 44
POLICE FACILITIES DEVELOPMENT FEES ............................................................................................ 45
Revenue Credit/Offset .............................................................................................................................................................. 45
Police Facilities Development Fees ..................................................................................................................................... 45
POLICE FACILITIES DEVELOPMENT FEE REVENUE ............................................................................. 46
STREET FACILITIES IIP ............................................................................................................................ 47
Proportionate Share .................................................................................................................................................................. 47
Service Area .................................................................................................................................................................................. 48
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 49
Residential Trip Generation Rates ...................................................................................................................................... 49
Nonresidential Trip Generation Rates .............................................................................................................................. 50
Trip Rate Adjustments ............................................................................................................................................................. 51
Commuter Trip Adjustment ................................................................................................................................................... 51
Adjustment for Pass-By Trips ............................................................................................................................................... 51
Average Weekday Vehicle Trips .......................................................................................................................................... 52
National Average Trip Length ............................................................................................................................................... 52
Expected Vehicle Miles Traveled ......................................................................................................................................... 53
Local Adjustment Factor ......................................................................................................................................................... 53
Local Trip Lengths ...................................................................................................................................................................... 54
Local Vehicle Miles Traveled ................................................................................................................................................. 54
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 55
Street Improvements – Incremental Expansion ........................................................................................................... 56
Development Fee Report – Plan-Based ............................................................................................................................. 57
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 58
STREET FACILITIES DEVELOPMENT FEES ........................................................................................... 59
Revenue Credit/Offset .............................................................................................................................................................. 59
Street Facilities Development Fees ..................................................................................................................................... 59
STREET FACILITIES DEVELOPMENT FEE REVENUE ............................................................................. 60
APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES ................................................................... 61
REVENUE PROJECTIONS ....................................................................................................................... 61
APPENDIX B: PROFESSIONAL SERVICES .................................................................................................. 62
APPENDIX C: LAND USE DEFINITIONS .................................................................................................... 63
RESIDENTIAL DEVELOPMENT .............................................................................................................. 63
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 64
APPENDIX D: LAND USE ASSUMPTIONS .................................................................................................. 65
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
iii
SUMMARY OF GROWTH INDICATORS .................................................................................................. 65
RESIDENTIAL DEVELOPMENT .............................................................................................................. 68
Recent Residential Construction ......................................................................................................................................... 68
Occupancy Factors ..................................................................................................................................................................... 69
Residential Estimates ............................................................................................................................................................... 70
Residential Projections ............................................................................................................................................................ 70
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 71
Nonresidential Square Footage Estimates ...................................................................................................................... 71
Nonresidential Estimates ........................................................................................................................................................ 72
Nonresidential Projections ..................................................................................................................................................... 72
DEVELOPMENT PROJECTIONS ............................................................................................................. 74
Outside of Auction Property .................................................................................................................................................. 75
Auction Property ........................................................................................................................................................................ 76
APPENDIX E: STREET INVENTORY ........................................................................................................... 77
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
iv
[PAGE INTENTIONALLY LEFT BLANK]
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
1
EXECUTIVE SUMMARY
The City of Apache Junction, Arizona, contracted with TischlerBise to document land use assumptions,
prepare the Infrastructure Improvements Plan (hereinafter referred to as the “IIP”), and update
development fees pursuant to Arizona Revised Statutes (“ARS”) § 9-436.05 (hereafter referred to as the
“Enabling Legislation”). Municipalities in Arizona may assess development fees to offset infrastructure
costs to a municipality for necessary public services. The development fees must be based on an
Infrastructure Improvements Plan and Land Use Assumptions. The IIP for each type of infrastructure is in
the middle section of this document. The proposed development fees are displayed in the Development
Fee Report in the next section.
Development fees are one-time payments used to construct system improvements needed to
accommodate new development. The fee represents future development’s proportionate share of
infrastructure costs. Development fees may be used for infrastructure improvements or debt service for
growth related infrastructure. In contrast to general taxes, development fees may not be used for
operations, maintenance, replacement, or correcting existing deficiencies. This update of Apache
Junction’s Infrastructure Improvements Plan and associated update to its development fees includes the
following necessary public services:
1. Library Facilities
2. Parks and Recreational Facilities
3. Police Facilities
4. Street Facilities
This plan includes all necessary elements required to be in full compliance with SB 1525.
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Arizona.
Necessary Public Services
Under the requirements of the Enabling Legislation, development fees may only be used for construction,
acquisition or expansion of public facilities that are necessary public services. “Necessary public service”
means any of the following categories of facilities that have a life expectancy of three or more years and
that are owned and operated on behalf of the municipality: water, wastewater, storm water, library,
street, fire, police, and parks and recreational. Additionally, a necessary public service includes any facility
that was financed before June 1, 2011, and that meets the following requirements:
1. Development fees were pledged to repay debt service obligations related to the construction of
the facility.
2. After August 1, 2014, any development fees collected are used solely for the payment of principal
and interest on the portion of the bonds, notes, or other debt service obligations issued before
June 1, 2011, to finance construction of the facility.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
2
Infrastructure Improvements Plan
Development fees must be calculated pursuant to an IIP. For each necessary public service that is the
subject of a development fee, by law, the IIP shall include the following seven elements:
1. A description of the existing necessary public services in the service area and the costs to update,
improve, expand, correct or replace those necessary public services to meet existing needs and
usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.
2. An analysis of the total capacity, the level of current usage and commitments for usage of capacity
of the existing necessary public services, which shall be prepared by qualified professionals
licensed in this state, as applicable.
3. A description of all or the parts of the necessary public services or facility expansions and their
costs necessitated by and attributable to development in the service area based on the approved
Land Use Assumptions, including a forecast of the costs of infrastructure, improvements, real
property, financing, engineering and architectural services, which shall be prepared by qualified
professionals licensed in this state, as applicable.
4. A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial, and industrial.
5. The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved Land Use Assumptions and calculated pursuant to
generally accepted engineering and planning criteria.
6. The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.
7. A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved Land Use Assumptions and a
plan to include these contributions in determining the extent of the burden imposed by the
development.
Qualified Professionals
The IIP must be developed by qualified professionals using generally accepted engineering and planning
practices. A qualified professional is defined as “a professional engineer, surveyor, financial analyst or
planner providing services within the scope of the person’s license, education, or experience.” TischlerBise
is a fiscal, economic, and planning consulting firm specializing in the cost of growth services. Our services
include development fees, fiscal impact analysis, infrastructure financing analyses, user fee/cost of service
studies, capital improvement plans, and fiscal software. TischlerBise has prepared over 800 development
fee studies over the past 30 years for local governments across the United States.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
3
Conceptual Development Fee Calculation
In contrast to project-level improvements, development fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire service area (usually referred to as system
improvements). The first step is to determine an appropriate demand indicator for the particular type of
infrastructure. The demand indicator measures the number of service units for each unit of development.
For example, an appropriate indicator of the demand for parks is population growth and the increase in
population can be estimated from the average number of persons per housing unit. The second step in
the development fee formula is to determine infrastructure improvement units per service unit, typically
called level-of-service (LOS) standards. In keeping with the park example, a common LOS standard is
improved park acres per thousand people. The third step in the development fee formula is the cost of
various infrastructure units. To complete the park example, this part of the formula would establish a cost
per acre for land acquisition and/ or park amenities.
Evaluation of Credits/Offsets
Regardless of the methodology, a consideration of credits/offsets is integral to the development of a
legally defensible development fee. There are two types of credits/offsets that should be addressed in
development fee studies and ordinances. The first is a revenue credit/offset due to possible double
payment situations, which could occur when other revenues may contribute to the capital costs of
infrastructure covered by the development fee. This type of credit/offset is integrated into the fee
calculation, thus reducing the fee amount. The second is a site-specific credit or developer reimbursement
for dedication of land or construction of system improvements. This type of credit is addressed in the
administration and implementation of the development fee program. For ease of administration,
TischlerBise normally recommends developer reimbursements for system improvements.
INTRODUCTION TO DEVELOPMENT FEES
Development fees are one-time payments used to fund capital improvements necessitated by future
development. Development fees have been utilized by local governments in various forms for at least fifty
years. Development fees do have limitations and should not be regarded as the total solution for
infrastructure financing needs. Rather, they should be considered one component of a comprehensive
portfolio to ensure adequate provision of public facilities with the goal of maintaining current levels of
service in a community. Any community considering facility fees should note the following limitations:
1) Fees can only be used to finance capital infrastructure and cannot be used to finance ongoing
operations and / or maintenance and rehabilitation costs.
2) Fees cannot be deposited in the General Fund. The funds must be accounted for separately in
individual accounts and earmarked for the capital expenses for which they were collected.
3) Fees cannot be used to correct existing infrastructure deficiencies unless there is a funding plan in
place to correct the deficiency for all current residents and businesses in the community.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
4
REQUIRED FINDINGS
There are three reasonable relationship requirements for development fees that are closely related to
“rational nexus” or “reasonable relationship” requirements enunciated by a number of state courts.
Although the term “dual rational nexus” is often used to characterize the standard by which courts
evaluate the validity of development fees under the U. S. Constitution, we prefer a more rigorous
formulation that recognizes three elements: “impact or need,” “benefit,” and “proportionality.” The dual
rational nexus test explicitly addresses only the first two, although proportionality is reasonably implied,
and was specifically mentioned by the U.S. Supreme Court in the Dolan case. The reasonable relationship
language of the statute is considered less strict than the rational nexus standard used by many courts.
Individual elements of the nexus standard are discussed further in the following paragraphs.
Demonstrating an Impact. All future development in a community creates additional demands on some,
or all, public facilities provided by local government. If the supply of facilities is not increased to satisfy
that additional demand, the quality or availability of public services for the entire community will
deteriorate. Development fees may be used to recover the cost of development-related facilities, but only
to the extent that the need for facilities is a consequence of development that is subject to the fees. The
Nollan decision reinforced the principle that development exactions may be used only to mitigate
conditions created by the developments upon which they are imposed. That principle clearly applies to
development fees. In this study, the impact of development on improvement needs is analyzed in terms
of quantifiable relationships between various types of development and the demand for specific facilities,
based on applicable level-of-service standards.
Demonstrating a Benefit. A sufficient benefit relationship requires that development fee revenues be
segregated from other funds and expended only on the facilities for which the fees were charged. Fees
must be expended in a timely manner and the facilities funded by the fees must serve the development
paying the fees. However, nothing in the U.S. Constitution or the State enabling Act authorizing
development fees requires that facilities funded with fee revenues be available exclusively to
development paying the fees. In other words, existing development may benefit from these
improvements as well.
Procedures for the earmarking and expenditure of fee revenues are typically mandated by the State
Enabling Legislation, as are procedures to ensure that the fees are expended expeditiously or refunded.
All requirements are intended to ensure that developments benefit from the fees they are required to
pay. Thus, an adequate showing of benefit must address procedural as well as substantive issues.
Demonstrating Proportionality. The requirement that exactions be proportional to the impacts of
development was clearly stated by the U.S. Supreme Court in the Dolan case (although the relevance of
that decision to development fees has been debated) and is logically necessary to establish a proper
nexus. Proportionality is established through the procedures used to identify development-related facility
costs, and in the methods used to calculate development fees for various types of facilities and categories
of development. The demand for facilities is measured in terms of relevant and measurable attributes of
development.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
5
DEVELOPMENT FEE REPORT
Development fees for the necessary public services made necessary by new development must be based
on the same level of service (LOS) provided to existing development in the service area. There are three
basic methodologies used to calculate development fees. They examine the past, present, and future
status of infrastructure. The objective of evaluating these different methodologies is to determine the
best measure of the demand created by new development for additional infrastructure capacity. Each
methodology has advantages and disadvantages in a particular situation and can be used simultaneously
for different cost components.
Reduced to its simplest terms, the process of calculating development fees involves two main steps: (1)
determining the cost of development-related capital improvements and (2) allocating those costs
equitably to various types of development. In practice, though, the calculation of development fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following paragraphs
discuss basic methodologies for calculating development fees and how those methodologies can be
applied.
•
Cost Recovery (past improvements) - The rationale for recoupment, often called cost recovery, is
that new development is paying for its share of the useful life and remaining capacity of facilities
already built, or land already purchased, from which new growth will benefit. This methodology
is often used for utility systems that must provide adequate capacity before new development
can take place.
•
Incremental Expansion (concurrent improvements) - The incremental expansion methodology
documents current LOS standards for each type of public facility, using both quantitative and
qualitative measures. This approach assumes there are no existing infrastructure deficiencies or
surplus capacity in infrastructure. New development is only paying its proportionate share for
growth-related infrastructure. Revenue will be used to expand or provide additional facilities, as
needed, to accommodate new development. An incremental expansion cost method is best
suited for public facilities that will be expanded in regular increments to keep pace with
development.
•
Plan-Based (future improvements) - The plan-based methodology allocates costs for a specified
set of improvements to a specified amount of development. Improvements are typically identified
in a long-range facility plan and development potential is identified by a land use plan. There are
two basic options for determining the cost per demand unit: (1) total cost of a public facility can
be divided by total demand units (average cost), or (2) the growth-share of the public facility cost
can be divided by the net increase in demand units over the planning timeframe (marginal cost).
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
6
DEVELOPMENT FEE COMPONENTS
Shown below, Figure 1 summarizes service areas, methodologies, and infrastructure cost components for
the proposed fees.
Figure 1: Proposed Development Fee Service Areas, Methodologies, and Cost Components
Calculations throughout this report are based on an analysis conducted using Excel software. Most results
are discussed in the report using two, three, and four decimal places, which represent rounded figures.
However, the analysis itself uses figures carried to their ultimate decimal places; therefore, the sums and
products generated in the analysis may not equal the sum or product if the reader replicates the
calculation with the factors shown in the report (due to the rounding of figures shown, not in the analysis).
Necessary Public
Service
Service
Area
Cost
Recovery
Incremental
Expansion
Plan-Based
Cost
Allocation
Library
Library Facilities
Service Area
N/A
Library
Facilities
Development Fee
Report
Population,
Jobs
Parks and
Recreational
Parks and
Recreational
Facilities Service
Area
N/A
Developed Park
Land, Park
Amenities, Trails
Development Fee
Report
Population,
Jobs
Police
Police Facilities
Service Area
N/A
Police Vehicle,
Police Equipment
Police Facilities,
Development Fee
Report
Population,
Vehicle Trips
Street
Street Facilities
Service Area
N/A
Street
Improvements
Development Fee
Report
VMT
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
7
PROPOSED DEVELOPMENT FEES
Development fees for residential development will be assessed per dwelling unit, based on the type of
unit. Nonresidential development fees will be assessed per square foot of floor area, based on the
development type. The fee schedule includes three new nonresidential categories. Institutional was
previously included in office and other services, lodging (assessed per room) was previously included in
commercial, and assisted living (assessed per bed) was included in office and other services.
The proposed fees represent the maximum allowable fees. Apache Junction may adopt fees that are less
than the amounts shown; however, a reduction in development fee revenue will necessitate an increase
in other revenues, a decrease in planned capital improvements, and/or a decrease in level-of-service
standards. All costs in the Development Fee Report represent current dollars with no assumed inflation
over time. If costs change significantly over time, development fees should be recalculated.
Figure 2: Proposed Development Fees
Development
Unit
Single Family
Housing Unit
$714
$2,057
$1,449
$4,843
$9,063
Multi-Family
Housing Unit
$564
$1,624
$1,145
$2,406
$5,739
Recreational Vehicle
Housing Unit
$538
$1,551
$1,093
$2,406
$5,588
Development
Unit
Industrial
Square Foot
$0.05
$0.15
$0.76
$1.00
$1.96
Commercial
Square Foot
$0.12
$0.35
$5.09
$4.47
$10.03
Office & Other Services
Square Foot
$0.13
$0.39
$1.65
$2.17
$4.34
Institutional
Square Foot
$0.17
$0.51
$1.48
$1.95
$4.11
Lodging
Room
$23
$69
$1,237
$1,087
$2,416
Assisted Living
Bed
$56
$165
$877
$1,156
$2,254
Proposed
Fees
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Parks &
Recreational
Street
Proposed
Fees
Development Type
Development Type
Parks &
Recreational
Street
Library
Library
Police
Police
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
8
CURRENT DEVELOPMENT FEES
Current development fees for residential development are assessed per dwelling unit, based on the type
of unit. Current development fees for nonresidential development are assessed per square foot of floor
area, based on the type of development.
Figure 3: Current Development Fees
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES
The differences between the proposed and current development fees are displayed below in Figure 4.
Figure 4: Difference Between Proposed and Current Development Fees
Development
Unit
Single Family
Housing Unit
$550
$1,707
$1,229
$3,250
$6,736
Multi-Family
Housing Unit
$432
$1,340
$965
$1,779
$4,516
Recreational Vehicle
Housing Unit
$425
$1,318
$949
$1,779
$4,471
Development
Unit
Industrial
Square Foot
$0.07
$0.22
$0.68
$0.92
$1.89
Commercial
Square Foot
$0.10
$0.30
$3.40
$4.72
$8.52
Office & Other Services
Square Foot
$0.16
$0.46
$1.51
$2.04
$4.17
Institutional
Square Foot
$0.14
$0.40
$0.99
$1.34
$2.87
Lodging
Room
$27
$79
$1,115
$1,545
$2,766
Assisted Living
Bed
$29
$86
$362
$490
$967
Current
Fees
Nonresidential Fees per Development Unit
Development Type
Parks &
Recreational
Street
Current
Fees
Library
Police
Residential Fees per Development Unit
Development Type
Parks &
Recreational
Street
Library
Police
Development
Unit
Single Family
Housing Unit
$164
$350
$220
$1,593
$2,327
Multi-Family
Housing Unit
$132
$284
$180
$627
$1,223
Recreational Vehicle
Housing Unit
$113
$233
$144
$627
$1,117
Development
Unit
Industrial
Square Foot
($0.02)
($0.07)
$0.08
$0.08
$0.07
Commercial
Square Foot
$0.02
$0.05
$1.69
($0.25)
$1.51
Office & Other Services
Square Foot
($0.03)
($0.07)
$0.14
$0.13
$0.17
Institutional
Square Foot
$0.03
$0.11
$0.49
$0.61
$1.24
Lodging
Room
($4)
($10)
$122
($458)
($350)
Assisted Living
Bed
$27
$79
$515
$666
$1,287
Nonresidential Fees per Development Unit
Development Type
Parks &
Recreational
Street
Difference
Library
Difference
Library
Police
Residential Fees per Development Unit
Development Type
Parks &
Recreational
Street
Police
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
9
LIBRARY FACILITIES
ARS § 9-463.05 (T)(7)(d) defines the facilities and assets that can be included in the Library Facilities IIP:
“library facilities of up to ten thousand square feet that provide a direct benefit to development,
not including equipment, vehicles or appurtenances.”
METHODOLOGY
The library facilities IIP includes components for library facilities and the cost of preparing the library
facilities IIP and related development fee report. The incremental expansion methodology is used for
library facilities, and the plan-based methodology is used for the development fee report.
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The library facilities IIP and
development fees allocate the cost of necessary public services between residential and nonresidential
based on functional population. The Arizona Office of Economic Opportunity estimates Apache Junction’s
2022 population equal to 39,811 persons. Based on 2022 estimates from the U.S. Census Bureau’s
OnTheMap web application, 5,801 inflow commuters traveled to Apache Junction for work in 2022. The
proportionate share is based on cumulative impact hours per year with a resident potentially impacting
library facilities 4,380 hours per year and an inflow commuter potentially impacting library facilities 500
hours per year. For library facilities, residential development generates 98 percent of demand and
nonresidential development generates the remaining two percent of demand.
Figure L1: Proportionate Share
The proportionate share of costs attributable to residential development will be allocated to population
and then converted to an appropriate amount by type of housing unit. Since nonresidential data were
unavailable by specific nonresidential use, TischlerBise recommends using employment density as the
best demand indicator for nonresidential demand for library services. Employment density is highest for
office development and lowest for industrial development. Commercial development, such as a shopping
center, and institutional development fall between the other two categories. This ranking of employment
densities is consistent with the relative demand for library services from nonresidential development.
Residential
39,811 persons1
4,380
174,371,304
98%
Nonresidential
5,801 inflow commuters2
500
2,900,500
2%
177,271,804
100%
1. Arizona Office of Economic Opportunity, 2022.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, Version 6.25.2, 2022.
Residential Impact: 12 hours per day X 365 days per year
Nonresidential Impact: 2 hours per day X 5 days per week X 50 weeks per year
Total
Development Type
Service Unit
Impact Hours
per Year
Cumulative Impact
Hours per Year
Proportionate
Share
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
10
SERVICE AREA
Apache Junction provides library access within the city limits; therefore, there is a single service area for
the library facilities IIP.
Figure L2: Library Facilities Service Area
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Library Facilities Service Area
Apache
Junction
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
11
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure L3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of jobs per development unit (square foot, room, or bed).
Figure L3: Ratio of Service Unit to Development Unit
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Development
Unit
Single Family
Housing Unit
2.52
Multi-Family
Housing Unit
1.99
Mobile Home / RV
Housing Unit
1.90
Development
Unit
Industrial
Square Foot
0.0009
Commercial
Square Foot
0.0021
Office & Other Services
Square Foot
0.0023
Institutional
Square Foot
0.0030
Lodging
Room
0.4073
Assisted Living
Bed
0.9764
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Development Type
Jobs
per Unit1
Development Type
Persons
per Unit1
Nonresidential Development
Residential Development
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
12
Library Facilities – Incremental Expansion
Existing Level of Service
Apache Junction currently provides 31,444 square feet of library facilities, and Apache Junction plans to
construct additional library facilities to serve future development. To allocate the proportionate share of
demand for library facilities to residential and nonresidential development, this analysis uses
proportionate share shown in Figure L1. Apache Junction’s existing level of service for residential
development is 0.5674 square feet per person (31,444 square feet X 98 percent residential share / 54,314
persons). The nonresidential level of service is 0.1170 square feet per job (31,444 square feet X two
percent nonresidential share / 5,373 jobs).
Figure L4: Existing Level of Service
If Apache Junction maintains its existing level of service over the next 10 years, future development will
demand 19,361 square feet of library facilities. The Enabling Legislation limits library facilities to “ten
thousand square feet that provide a direct benefit to development.” To comply with the Enabling
Legislation, Apache Junction will maintain a lower, adjusted level of service as discussed on the next page.
Figure L5: Projected Demand
Existing Square Feet
31,444
Residential Share
98%
2026 Population
54,314
Square Feet per Person
0.5674
Nonresidential Share
2%
2026 Jobs
5,373
Square Feet per Job
0.1170
Source: Apache Junction Public Library
Level-of-Service (LOS) Standards
Residential
Nonresidential
Residential
Nonresidential
Total
2026
54,314
5,373
30,815.1
628.9
31,444.0
2027
58,482
5,541
33,179.9
648.6
33,828.5
2028
62,650
5,710
35,544.6
668.3
36,212.9
2029
66,818
5,878
37,909.4
688.0
38,597.4
2030
70,986
6,046
40,274.1
707.7
40,981.8
2031
75,154
6,204
42,638.9
726.1
43,365.0
2032
79,322
6,361
45,003.6
744.5
45,748.1
2033
83,490
6,518
47,368.4
762.9
48,131.3
2034
85,312
6,675
48,402.0
781.3
49,183.4
2035
86,708
6,833
49,194.1
799.7
49,993.8
2036
88,105
6,990
49,986.5
818.1
50,804.6
10-Yr Increase
33,791
1,617
19,171.4
189.3
19,360.6
Demand for Library Facilities
Year
Population
Jobs
Square Feet
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
13
Adjusted Level of Service
The Enabling Legislation limits library facilities to “ten thousand square feet that provide a direct benefit
to development.” To comply with the Enabling Legislation, Apache Junction plans to construct additional
library facilities of 10,000 square feet or less to serve future development. Based on projected residential
growth of approximately 11,000 housing units in Superstition Vistas over the next 10 years, Apache
Junction plans to construct 15,000 square feet of library facilities to serve future development in
Superstition Vistas (10,000 square feet eligible) and 2,500 square feet in other parts of the city. Apache
Junction will use an adjustment factor of approximately 65 percent (12,500 square feet / 19,361 square
feet) to calculate the adjusted level of service, and Apache Junction will maintain the adjusted level of
service throughout the library facilities service area.
To allocate the proportionate share of demand for library facilities to residential and nonresidential
development, this analysis uses proportionate share shown in Figure L1. Apache Junction’s adjusted level
of service for residential development is 0.3663 square feet per person (20,302 adjusted square feet X 98
percent residential share / 54,314 persons). The nonresidential level of service is 0.0756 square feet per
job (20,302 adjusted square feet X two percent nonresidential share / 5,373 jobs).
Apache Junction plans to construct a future library with 15,000 square feet at a cost of $12,750,000, and
the analysis uses the construction cost of $850 per square foot as a proxy for future library facility costs.
For library facilities, the cost is $311.36 per person (0.3663 square feet per person X $850 per square foot)
and $64.24 per job (0.0756 square feet per job X $850 per square foot).
Figure L6: Adjusted Level of Service
Future Library Cost
$12,750,000
Future Library Square Feet
15,000
Cost per Square Foot
$850
Existing Square Feet
31,444
LOS Adjustment
65%
Adjusted Square Feet
20,302
Residential Share
98%
2026 Population
54,314
Square Feet per Person
0.3663
Cost per Person
$311.36
Nonresidential Share
2%
2026 Jobs
5,373
Square Feet per Job
0.0756
Cost per Job
$64.24
Source: Apache Junction Public Library
Cost Factors
Level-of-Service (LOS) Standards
Residential
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
14
Future Debt Credit
Apache Junction will likely issue debt to construct future library facilities. This analysis includes a credit
for future debt payments on future debt. A credit is necessary since future development will pay the
development fee and will also contribute to future debt payments on the future library debt.
Apache Junction plans to construct a library with 15,000 square feet at a cost of $12,750,000, and the
analysis uses this cost as a proxy for future library facilities. Apache Junction will likely issue library debt
in two years, so the analysis reduces the future debt issuance by two years of projected library facility
development fee revenue ($2,300,000). The analysis also reduces the future debt issuance based on the
existing library development fee fund balance of $2,000,000 and ineligible share of the planned library
equal to $4,250,000 (statutory limitation over 10,000 square feet). As shown below, future library debt
equals $4,200,000 ($12,750,000 total cost - $2,300,000 projected library facility development fee revenue
- $2,000,000 existing fund balance - $4,250,000 ineligible share) and will be repaid through 2048. Annual
payments are divided by projected development to determine the credit per person or job. To account
for the time value of money, annual payments per person and per job are discounted using a net present
value formula based on a discount rate of 4.00 percent. The net present value of future debt payments is
$28.81 per person and $7.27 per job, and the analysis includes these amounts as a credit in the
development fee calculation.
Figure L7: Future Debt Credit
Residential
Nonresidential
98%
2%
2026
$0
$0
54,314
$0.00
$0
5,373
$0.00
2027
$0
$0
58,482
$0.00
$0
5,541
$0.00
2028
$141,043
$138,222
62,650
$2.21
$2,821
5,710
$0.49
2029
$146,685
$143,751
66,818
$2.15
$2,934
5,878
$0.50
2030
$152,552
$149,501
70,986
$2.11
$3,051
6,046
$0.50
2031
$158,655
$155,481
75,154
$2.07
$3,173
6,204
$0.51
2032
$165,001
$161,701
79,322
$2.04
$3,300
6,361
$0.52
2033
$171,601
$168,169
83,490
$2.01
$3,432
6,518
$0.53
2034
$178,465
$174,896
85,312
$2.05
$3,569
6,675
$0.53
2035
$185,603
$181,891
86,708
$2.10
$3,712
6,833
$0.54
2036
$193,028
$189,167
88,105
$2.15
$3,861
6,990
$0.55
2037
$200,749
$196,734
89,113
$2.21
$4,015
7,052
$0.57
2038
$208,779
$204,603
90,121
$2.27
$4,176
7,115
$0.59
2039
$217,130
$212,787
91,129
$2.34
$4,343
7,178
$0.61
2040
$225,815
$221,299
92,137
$2.40
$4,516
7,240
$0.62
2041
$234,848
$230,151
93,145
$2.47
$4,697
7,340
$0.64
2042
$244,241
$239,357
94,153
$2.54
$4,885
7,440
$0.66
2043
$254,011
$248,931
95,161
$2.62
$5,080
7,539
$0.67
2044
$264,172
$258,888
96,169
$2.69
$5,283
7,639
$0.69
2045
$274,738
$269,244
97,177
$2.77
$5,495
7,739
$0.71
2046
$285,728
$280,013
98,185
$2.85
$5,715
7,838
$0.73
2048
$297,157
$291,214
99,193
$2.94
$5,943
7,938
$0.75
Total
$4,200,000
$4,116,000
100,201
$46.97
$84,000
8,038
$11.92
4.00%
4.00%
$28.81
$7.27
Discount Rate
Discount Rate
Credit (NPV) per Person
Credit (NPV) per Job
Population
Payment
Per Person
Jobs
Payment
Per Job
Year
Principal
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
15
Development Fee Report – Plan-Based
The 2026 cost to prepare the library facilities IIP and related development fee report totals $13,040.
Apache Junction plans to update its report every five years, so the 10-year cost is $26,080. Based on this
cost, proportionate share, and 10-year projections of future development from the Land Use Assumptions
document, the cost is $0.76 per person and $0.32 per job.
Figure L8: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population is expected to increase
by 33,791 persons and employment is expected to increase by 1,617 jobs over the next 10 years. To
maintain the adjusted level of service, Apache Junction will need to construct 12,500 square feet of library
facilities over the next 10 years. The following page includes a more detailed projection of demand for
services and costs for the library facilities IIP.
Necessary
Public Service
2026
Study Update
10-Year Cost
(2 Updates)
Service
Unit
10-Year
Change
Cost per
Service Unit
Residential
98%
Population
33,791
$0.76
Nonresidential
2%
Jobs
1,617
$0.32
Residential
98%
Population
11,971
$2.50
Nonresidential
2%
Jobs
671
$0.91
Residential
82%
Population
33,791
$0.66
Nonresidential
18%
Vehicle Trips
6,512
$0.75
Street
$25,650
$51,300
All Development
100%
VMT
52,115
$0.98
Total
$67,440
$134,880
Police
$13,500
$27,000
Proportionate Share
Parks and
Recreational
$30,500
Library
$26,080
$13,040
$15,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
16
Library Facilities – Incremental Expansion
Apache Junction plans to maintain its adjusted level of service for library facilities over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands an
additional 12,378 square feet of library facilities (33,791 additional persons X 0.3663 adjusted square feet
per person). With projected nonresidential growth of 1,617 jobs, future nonresidential development
demands an additional 122 square feet of library facilities (1,617 additional jobs X 0.0756 adjusted square
feet per job). Future development demands 12,500 square feet of library facilities at a cost of $10,625,000
(12,500 square feet X $850 per square foot). Apache Junction plans to construct 15,000 square feet of
library facilities to serve future development in Superstition Vistas, and it will construct additional library
facilities as needed in the remainder of the library facilities service area.
Figure L9: Projected Demand
Demand Unit
Cost per Unit
0.3663 Square Feet
per Person
0.0756 Square Feet
per Job
Residential
Nonresidential
Total
2026
54,314
5,373
19,895.5
406.0
20,301.5
2027
58,482
5,541
21,422.3
418.8
21,841.0
2028
62,650
5,710
22,949.0
431.5
23,380.5
2029
66,818
5,878
24,475.8
444.2
24,920.0
2030
70,986
6,046
26,002.6
456.9
26,459.5
2031
75,154
6,204
27,529.4
468.8
27,998.2
2032
79,322
6,361
29,056.1
480.7
29,536.8
2033
83,490
6,518
30,582.9
492.6
31,075.5
2034
85,312
6,675
31,250.3
504.5
31,754.8
2035
86,708
6,833
31,761.7
516.3
32,278.0
2036
88,105
6,990
32,273.3
528.2
32,801.5
10-Yr Increase
33,791
1,617
12,377.8
122.2
12,500.0
$10,521,134
$103,866
$10,625,000
$6,793,855
$60,776
$6,854,631
$3,727,279
$43,089
$3,770,369
$1,960,000
$40,000
$2,000,000
$4,165,000
$85,000
$4,250,000
$16,646,134
$228,866
$16,875,000
Library Facilities
$850
Demand for Library Facilities
Year
Population
Jobs
Adjusted Square Feet
Growth-Related Expenditures
Ineligible Expenditures (Statutory Limit)
Total Expenditures
Recent Development (Fund Balance)
Auction Property (Growth)
Outside Auction Property (Growth)
Type of Infrastructure
Level of Service
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
17
LIBRARY FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for library facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Library Facilities Development Fees
Infrastructure components and cost factors for library facilities are summarized in the upper portion of
Figure L10. The cost per service unit for library facilities is $283.31 per person and $57.29 per job.
Library facilities development fees for residential development are assessed according to the number of
persons per household. The fee of $714 for a single-family unit is calculated using a cost per service unit
of $283.31 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $0.05 per square
foot of industrial development is derived from a cost per service unit of $57.29 per job multiplied by a
demand unit of 0.0009 jobs per square foot (0.90 jobs per 1,000 square feet). The fee of $23 per room of
lodging development is derived from a cost per service unit of $57.29 per job multiplied by a demand unit
of 0.4073 jobs per room.
Figure L10: Library Facilities Development Fees
Fee Component
Cost per Person
Cost per Job
Library Facilities
$311.36
$64.24
Future Debt Credit
($28.81)
($7.27)
Development Fee Report
$0.76
$0.32
Total
$283.31
$57.29
Development
Unit
Single Family
Housing Unit
2.52
$714
$550
$164
Multi-Family
Housing Unit
1.99
$564
$432
$132
Recreational Vehicle
Housing Unit
1.90
$538
$425
$113
Development
Unit
Industrial
Square Foot
0.0009
$0.05
$0.07
($0.02)
Commercial
Square Foot
0.0021
$0.12
$0.10
$0.02
Office & Other Services
Square Foot
0.0023
$0.13
$0.16
($0.03)
Institutional
Square Foot
0.0030
$0.17
$0.14
$0.03
Lodging
Room
0.4073
$23
$27
($4)
Assisted Living
Bed
0.9764
$56
$29
$27
1. See Land Use Assumptions
Nonresidential Fees per Development Unit
Development Type
Jobs
per Unit1
Proposed
Fees
Current
Fees
Difference
Residential Fees per Development Unit
Development Type
Persons
per Unit1
Proposed
Fees
Current
Fees
Difference
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
18
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s enabling legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for library facilities needed to
accommodate future development. Projected fee revenue shown in Figure L11 is based on the
development projections in the Land Use Assumptions document and the updated library facilities
development fees. If development occurs at a more rapid rate than projected, the demand for
infrastructure will increase and development fee revenue will increase at a corresponding rate. If
development occurs at a slower rate than projected, the demand for infrastructure will also decrease,
along with development fee revenue. Projected development fee revenue equals $9,666,594, and
projected expenditures equal $15,915,806. Existing development’s share of $4,250,000 will be funded
with non-development fee revenue.
Figure L11: Library Facilities Development Fee Revenue
Growth Share
Fund Balance
Existing Share
Total
Library Facilities
$10,625,000
$2,000,000
$4,250,000
$16,875,000
Future Debt Credit
($985,274)
$0
$0
($985,274)
Development Fee Report
$26,080
$0
$0
$26,080
Total
$9,665,806
$2,000,000
$4,250,000
$15,915,806
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$714
$564
$0.05
$0.12
$0.13
$0.17
per unit
per unit
per unit
per unit
per unit
per unit
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2026
12,015
2,859
373
1,166
758
293
Year 1
2027
13,515
3,054
401
1,211
780
293
Year 2
2028
15,015
3,249
429
1,256
801
293
Year 3
2029
16,515
3,444
458
1,302
822
293
Year 4
2030
18,015
3,639
486
1,347
844
293
Year 5
2031
19,515
3,834
509
1,390
862
295
Year 6
2032
21,015
4,029
532
1,433
879
297
Year 7
2033
22,515
4,224
556
1,475
897
299
Year 8
2034
23,084
4,419
579
1,518
915
301
Year 9
2035
23,484
4,614
602
1,561
933
303
Year 10
2036
23,884
4,809
626
1,604
950
305
11,869
1,950
253
438
192
13
$8,474,466
$1,099,800
$12,630
$52,560
$24,960
$2,178
$9,666,594
$15,915,806
Projected Revenue
10-Year Increase
Fee Component
Year
Projected Fee Revenue
Total Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
19
PARKS AND RECREATIONAL FACILITIES IIP
ARS § 9-463.05 (T)(7)(g) defines the facilities and assets that can be included in the Parks and Recreational
Facilities IIP:
“Neighborhood parks and recreational facilities on real property up to thirty acres in area, or parks
and recreational facilities larger than thirty acres if the facilities provide a direct benefit to the
development. Park and recreational facilities do not include vehicles, equipment or that portion of
any facility that is used for amusement parks, aquariums, aquatic centers, auditoriums, arenas,
arts and cultural facilities, bandstand and orchestra facilities, bathhouses, boathouses,
clubhouses, community centers greater than three thousand square feet in floor area,
environmental education centers, equestrian facilities, golf course facilities, greenhouses, lakes,
museums, theme parks, water reclamation or riparian areas, wetlands, zoo facilities or similar
recreational facilities, but may include swimming pools.”
The Parks and Recreational Facilities IIP includes components for developed park land, park amenities,
trails, and the cost of preparing the Parks and Recreational Facilities IIP and related Development Fee
Report. The incremental expansion methodology is used for developed park land and park amenities. The
plan-based methodology is used for trails and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The parks and recreational
facilities IIP and development fees allocate the cost of necessary public services between residential and
nonresidential based on functional population. The Arizona Office of Economic Opportunity estimates
Apache Junction’s 2022 population equal to 39,811 persons. Based on 2022 estimates from the U.S.
Census Bureau’s OnTheMap web application, 5,801 inflow commuters traveled to Apache Junction for
work in 2022. The proportionate share is based on cumulative impact hours per year with a resident
potentially impacting parks and recreational facilities 4,380 hours per year and an inflow commuter
potentially impacting parks and recreational facilities 500 hours per year. For parks and recreational
facilities, residential development generates 98 percent of demand and nonresidential development
generates the remaining two percent of demand.
Figure PR1: Proportionate Share
Residential
39,811 persons1
4,380
174,371,304
98%
Nonresidential
5,801 inflow commuters2
500
2,900,500
2%
177,271,804
100%
1. Arizona Office of Economic Opportunity, 2022.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, Version 6.25.2, 2022.
Residential Impact: 12 hours per day X 365 days per year
Nonresidential Impact: 2 hours per day X 5 days per week X 50 weeks per year
Total
Development Type
Service Unit
Impact Hours
per Year
Cumulative Impact
Hours per Year
Proportionate
Share
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
20
Service Area
Apache Junction plans to provide a uniform level of service and equal access to parks and recreational
facilities within the city; therefore, there is a single service area for the Parks and Recreational Facilities
IIP. As defined by the Development Agreement for Superstition Vistas (October 2021), Apache Junction
will not assess parks and recreational facilities fees to development within the “Auction Property” because
public parks and trails are directly provided by the developers.
Figure PR2: Parks and Recreational Facilities Service Area
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
Parks and Recreation Facilities Service Area
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Auction
Property
Apache
Junction
Auction Property
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
21
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure PR3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of jobs per development unit (square foot, room, or bed).
Figure PR3: Ratio of Service Unit to Development Unit
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Development
Unit
Single Family
Housing Unit
2.52
Multi-Family
Housing Unit
1.99
Mobile Home / RV
Housing Unit
1.90
Development
Unit
Industrial
Square Foot
0.0009
Commercial
Square Foot
0.0021
Office & Other Services
Square Foot
0.0023
Institutional
Square Foot
0.0030
Lodging
Room
0.4073
Assisted Living
Bed
0.9764
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Development Type
Jobs
per Unit1
Development Type
Persons
per Unit1
Nonresidential Development
Residential Development
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
22
Developed Park Land – Incremental Expansion
Apache Junction currently provides 2,202.2 acres of park land. This includes 143.2 acres of developed park
land and 2,059.0 acres of undeveloped park land. Due to the availability of undeveloped land, Apache
Junction does not plan to acquire additional park land during the 10-year IIP timeframe. Instead, Apache
Junction will develop a portion of the existing undeveloped park land.
Figure PR4: Existing Park Land
Existing Park Land
Total Acres
Developed
Undeveloped
Arroya Verde Retention
11.0
11.0
0.0
City Hall Park
3.0
3.0
0.0
Dutchman Dog Park
3.4
3.4
0.0
Flatiron Park
4.0
4.0
0.0
Focal Point
1.0
1.0
0.0
Ironwood Linear Park
6.2
6.2
0.0
Little League Facility
3.0
3.0
0.0
MGC
4.4
4.4
0.0
Painted Sky Park
12.0
12.0
0.0
Prospector Park
265.0
40.0
225.0
Renaissance Point Retention
8.0
8.0
0.0
Rodeo Grounds
20.0
10.0
10.0
Rigeline Linear Park
8.2
8.2
0.0
Sheep Drive Park
1,628.0
0.0
1,628.0
Silly Mountain Park
200.0
4.0
196.0
Superstition Shadows park
23.0
23.0
0.0
Veteran's Memorial Park
2.0
2.0
0.0
Total
2,202.2
143.2
2,059.0
Source: Apache Junction Parks and Recreation Department
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
23
To allocate the proportionate share of demand for developed park land to residential and nonresidential
development, this analysis uses the proportionate share shown in Figure PR1. The existing LOS for
residential development is 0.00258 developed acres per person (143.2 developed acres X 98 percent
residential share / 54,314 persons). For nonresidential development, the existing LOS is 0.00053
developed acres per job (143.2 developed acres X two percent nonresidential share / 5,373 jobs).
The analysis includes a cost of $40,000 per acre for development costs not captured in the park amenities
component (site development, grading, utilities, etc.). For developed park land, the cost is $103.37 per
acre (0.00258 developed acres per person X $40,000 per acre) and $21.33 per job (0.00053 developed
acres per job X $40,000 per acre).
Figure PR5: Existing Level of Service
Developed Cost per Acre1
$40,000
Existing Developed Acres
143.2
Residential Share
98%
2026 Population
54,314
Developed Acres per Person
0.00258
Cost per Person
$103.37
Nonresidential Share
2%
2026 Jobs
5,373
Developed Acres per Job
0.00053
Cost per Job
$21.33
Source: Apache Junction Parks and Recreation Department
1. Includes infrastructure costs but excludes acquisition costs.
Cost Factors
Level-of-Service (LOS) Standards
Residential
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
24
Park Amenities – Incremental Expansion
Apache Junction currently provides 154 park amenities in its existing parks, and the city plans to construct
additional park amenities to serve future development. Based on costs provided by Apache Junction’s
Parks and Recreation Department to construct recent park amenities, the total cost of Apache Junction’s
existing park amenities is $37,692,708. The average cost is $244,758 per park amenity ($37,692,708 total
cost / 154 park amenities).
Figure PR6: Existing Park Amenities
Existing Amenity
Units
Unit Cost
Total Cost
Ball Field
7
$937,085
$6,559,594
Basketball Court
4
$217,295
$869,180
Concession / Restroom
9
$500,000
$4,500,000
Dog Park
2
$1,200,000
$2,400,000
Horseshoe Pit
5
$2,716
$13,581
Multipurpose Field
4
$882,761
$3,531,045
Parking Lot
15
$252,062
$3,780,934
Pickle Ball Court
14
$200,000
$2,800,000
Playground
7
$679,047
$4,753,329
Pool
1
$2,409,802
$2,409,802
Primitive Vault Restroom
2
$60,000
$120,000
Racquetball Court
4
$108,648
$434,590
Ramada (large group)
11
$101,857
$1,120,428
Ramadas (single)
7
$16,297
$114,080
Ramadas (small group)
20
$61,114
$1,222,285
Security Fencing
25
$28,683
$717,074
Shuffleboard Court
3
$21,730
$65,189
Skate Park
1
$543,238
$543,238
Splashplad
1
$108,648
$108,648
Tennis Court
8
$162,971
$1,303,770
Volleyball Court
4
$81,486
$325,943
Total
154
$244,758
$37,692,708
Source: Apache Junction Parks and Recreation Department
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
25
To allocate the proportionate share of demand for park amenities to residential and nonresidential
development, this analysis uses the proportionate share shown in Figure PR1. Apache Junction’s existing
LOS for residential development is 0.0028 units per person (154 amenities X 98 percent residential share
/ 54,314 persons). For nonresidential development, the existing LOS is 0.0006 units per job (154 amenities
X two percent nonresidential share / 5,373 jobs).
Based on the total cost of Apache Junction’s existing park amenities, the average cost for new park
amenities is $244,758 per amenity ($37,692,708 total cost / 154 amenities). The analysis uses this cost as
a proxy for future park amenity costs. For park amenities, the cost is $680.10 per person (0.0028 units per
person X $244,758 per amenity) and $140.31 per job (0.0006 units per job X $244,758 per amenity).
Figure PR7: Existing Level of Service
Average Cost per Unit
$244,758
Existing Units
154
Residential Share
98%
2026 Population
54,314
Units per Person
0.0028
Cost per Person
$680.10
Nonresidential Share
2%
2026 Jobs
5,373
Units per Job
0.0006
Cost per Job
$140.31
Source: Apache Junction Parks and Recreation Department
Level-of-Service (LOS) Standards
Residential
Cost Factors
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
26
Trails – Incremental Expansion
Apache Junction currently provides 20.6 miles of trails, and the city plans to construct additional trails to
serve future development. To allocate the proportionate share of demand for trails to residential and
nonresidential development, this analysis uses the proportionate share shown in Figure PR1. Apache
Junction’s existing LOS for residential development is 0.0004 miles per person (20.6 miles X 98 percent
residential share / 54,314 persons). For nonresidential development, the existing LOS is 0.0001 miles per
job (20.6 miles X two percent nonresidential share / 5,373 jobs).
The 2022 IIP used a trail cost of $75,000 per mile provided by Apache Junction’s Parks and Recreation
Department. The analysis inflates the 2022 IIP cost based on Engineering News-Record’s construction cost
index to estimate the current trail construction cost of $81,500 per. For trails, the cost is $30.29 per person
(0.0004 miles per person X $81,500 per mile) and $6.25 per job (0.0001 miles per job X $81,500 per mile).
Figure PR8: Existing Level of Service
Existing Trail
Miles
Equestrian Trail
18.6
Multi-Use Unpaved Trail
2.0
Total
20.6
Cost per Mile1
$81,500
Existing Trails (miles)
20.6
Residential Share
98%
2026 Population
54,314
Miles per Person
0.0004
Cost per Person
$30.29
Nonresidential Share
2%
2026 Jobs
5,373
Miles per Job
0.0001
Cost per Job
$6.25
Source: Apache Junction Parks and Recreation Department
1. 2022 cost adjusted to 2026 cost using ENR Construction Cost Index.
Level-of-Service (LOS) Standards
Cost Factors
Residential
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
27
Development Fee Report – Plan-Based
The cost to prepare the Parks and Recreational Facilities IIP and development fees totals $15,250. Apache
Junction plans to update its report every five years, so the 10-year cost is $30,500. Based on this cost,
proportionate share, and 10-year projections of future development from the Land Use Assumptions
document, the cost is $2.50 per person and $0.91 per job.
Figure PR9: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population in the parks and
recreational facilities service area is expected to increase by 11,971 persons and employment is expected
to increase by 671 jobs over the next 10 years. To maintain the existing levels of service, Apache Junction
needs to develop 31.3 acres of park land, construct approximately 34 park amenities, and construct 4.5
miles of trails over the next 10 years. The following pages include a more detailed projection of demand
for services and costs for the Parks and Recreational Facilities IIP.
Necessary
Public Service
2026
Study Update
10-Year Cost
(2 Updates)
Service
Unit
10-Year
Change
Cost per
Service Unit
Residential
98%
Population
33,791
$0.76
Nonresidential
2%
Jobs
1,617
$0.32
Residential
98%
Population
11,971
$2.50
Nonresidential
2%
Jobs
671
$0.91
Residential
82%
Population
33,791
$0.66
Nonresidential
18%
Vehicle Trips
6,512
$0.75
Street
$25,650
$51,300
All Development
100%
VMT
52,115
$0.98
Total
$67,440
$134,880
Police
$13,500
$27,000
Proportionate Share
Parks and
Recreational
$30,500
Library
$26,080
$13,040
$15,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
28
Developed Park Land – Incremental Expansion
Apache Junction plans to maintain its existing level of service for developed park land over the next 10
years. Based on a projected population increase of 11,971 persons, future residential development
demands an additional 30.9 developed acres (11,971 additional persons X 0.00258 developed acres per
person). With projected employment growth of 671 jobs, future nonresidential development demands an
additional 0.4 developed acres (671 additional jobs X 0.00053 developed acres per job). Future
development demands 31.3 developed acres of park land at a cost of $1,251,787 (31.3 developed acres X
$40,000 per developed acre).
Figure PR10: Projected Demand
Demand Unit
Cost per Acre
0.00258 Dev. Acres
per Person
0.00053 Dev. Acres
per Job
Residential
Nonresidential
Total
2026
54,314
5,373
140.4
2.9
143.2
2027
55,511
5,447
143.5
2.9
146.4
2028
56,708
5,520
146.6
2.9
149.5
2029
57,905
5,594
149.6
3.0
152.6
2030
59,102
5,668
152.7
3.0
155.8
2031
60,299
5,731
155.8
3.1
158.9
2032
61,496
5,793
158.9
3.1
162.0
2033
62,693
5,856
162.0
3.1
165.1
2034
63,890
5,918
165.1
3.2
168.3
2035
65,087
5,981
168.2
3.2
171.4
2036
66,285
6,044
171.3
3.2
174.5
10-Yr Increase
11,971
671
30.9
0.4
31.3
$1,237,481
$14,306
$1,251,787
Type of Infrastructure
Level of Service
Developed Park Land
$40,000
Demand for Developed Park Land
Year
Population
Jobs
Developed Acres
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
29
Park Amenities – Incremental Expansion
Apache Junction plans to maintain its existing level of service for park amenities over the next 10 years.
Based on a projected population increase of 11,971 persons, future residential development demands an
additional 33.3 park amenities (11,971 additional persons X 0.0028 amenities per person). With projected
employment growth of 671 jobs, future nonresidential development demands an additional 0.4 park
amenities (671 additional jobs X 0.0006 amenities per job). Future development demands 33.6 additional
park amenities at a cost of $8,235,575 (33.6 amenities X $244,758 per amenity).
Figure PR11: Projected Demand
Demand Unit
Cost per Unit
0.0028 Units
per Person
0.0006 Units
per Job
Residential
Nonresidential
Total
2026
54,314
5,373
150.9
3.1
154.0
2027
55,511
5,447
154.2
3.1
157.4
2028
56,708
5,520
157.6
3.2
160.7
2029
57,905
5,594
160.9
3.2
164.1
2030
59,102
5,668
164.2
3.2
167.5
2031
60,299
5,731
167.6
3.3
170.8
2032
61,496
5,793
170.9
3.3
174.2
2033
62,693
5,856
174.2
3.4
177.6
2034
63,890
5,918
177.5
3.4
180.9
2035
65,087
5,981
180.9
3.4
184.3
2036
66,285
6,044
184.2
3.5
187.6
10-Yr Increase
11,971
671
33.3
0.4
33.6
$8,141,456
$94,120
$8,235,575
Demand for Park Amenities
Year
Population
Jobs
Units
Park Amenities
$244,758
Level of Service
Type of Infrastructure
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
30
Trails – Incremental Expansion
Apache Junction plans to maintain its existing level of service for trails over the next 10 years. Based on a
projected population increase of 11,971 persons, future residential development demands an additional
4.4 miles of trails (11,971 additional persons X 0.0004 miles per person). With projected employment
growth of 671 jobs, future nonresidential development demands an additional 0.1 miles of trails (671
additional jobs X 0.0001 miles per job). Future development demands approximately 4.5 miles of trails at
a cost of $366,827 (4.5 miles X $81,500 per mile).
Figure PR12: Projected Demand
Demand Unit
Cost per Unit
0.0004 Miles
per Person
0.0001 Miles
per Job
Residential
Nonresidential
Total
2026
54,314
5,373
20.2
0.4
20.6
2027
55,511
5,447
20.6
0.4
21.1
2028
56,708
5,520
21.1
0.4
21.5
2029
57,905
5,594
21.5
0.4
22.0
2030
59,102
5,668
22.0
0.4
22.4
2031
60,299
5,731
22.4
0.4
22.9
2032
61,496
5,793
22.9
0.4
23.3
2033
62,693
5,856
23.3
0.4
23.8
2034
63,890
5,918
23.7
0.5
24.2
2035
65,087
5,981
24.2
0.5
24.7
2036
66,285
6,044
24.6
0.5
25.1
10-Yr Increase
11,971
671
4.4
0.1
4.5
$362,635
$4,192
$366,827
Demand for Trails
Year
Trails
$81,500
Type of Infrastructure
Level of Service
Population
Jobs
Miles
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
31
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for parks and recreational facilities fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Parks and Recreational Facilities Development Fees
Infrastructure components and cost factors for parks and recreational facilities are summarized in the
upper portion of Figure PR13. The cost per service unit is $816.26 per person and $168.80 per job.
Parks and recreational facilities fees for residential development are assessed according to the number of
persons per household. The fee of $2,057 for a single-family unit is calculated using a cost per service unit
of $816.26 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $0.15 per square
foot of industrial development is derived from a cost per service unit of $168.80 per job multiplied by a
demand unit of 0.0009 jobs per square foot (0.90 jobs per 1,000 square feet). The fee of $69 per room of
lodging development is derived from a cost per service unit of $168.80 per job multiplied by a demand
unit of 0.4073 jobs per room.
Figure PR13: Parks and Recreational Facilities Development Fees
Fee Component
Cost per Person
Cost per Job
Developed Park Land
$103.37
$21.33
Park Amenities
$680.10
$140.31
Trails
$30.29
$6.25
Development Fee Report
$2.50
$0.91
Total
$816.26
$168.80
Development
Unit
Single Family
Housing Unit
2.52
$2,057
$1,707
$350
Multi-Family
Housing Unit
1.99
$1,624
$1,340
$284
Recreational Vehicle
Housing Unit
1.90
$1,551
$1,318
$233
Development
Unit
Industrial
Square Foot
0.0009
$0.15
$0.22
($0.07)
Commercial
Square Foot
0.0021
$0.35
$0.30
$0.05
Office & Other Services
Square Foot
0.0023
$0.39
$0.46
($0.07)
Institutional
Square Foot
0.0030
$0.51
$0.40
$0.11
Lodging
Room
0.4073
$69
$79
($10)
Assisted Living
Bed
0.9764
$165
$86
$79
1. See Land Use Assumptions
Residential Fees per Development Unit
Development Type
Development Type
Current
Fees
Difference
Current
Fees
Difference
Nonresidential Fees per Development Unit
Jobs
per Unit1
Proposed
Fees
Persons
per Unit1
Proposed
Fees
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
32
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for parks and recreational facilities
needed to accommodate new development. Projected fee revenue shown in Figure PR14 is based on the
development projections in the Land Use Assumptions document and the updated development fees for
parks and recreational facilities shown in Figure PR13. If development occurs at a more rapid rate than
projected, the demand for infrastructure will increase and development fee revenue will increase at a
corresponding rate. If development occurs at a slower rate than projected, the demand for infrastructure
will also decrease, along with development fee revenue. Projected development fee revenue equals
$9,884,070, and projected expenditures equal $9,884,690.
Figure PR14: Parks and Recreational Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Developed Park Land
$1,251,787
$0
$1,251,787
Park Amenities
$8,235,575
$0
$8,235,575
Trails
$366,827
$0
$366,827
Development Fee Report
$30,500
$0
$30,500
Total
$9,884,690
$0
$9,884,690
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$2,057
$1,624
$0.15
$0.35
$0.39
$0.51
per unit
per unit
per unit
per unit
per unit
per unit
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2026
9,944
2,859
373
1,166
758
293
Year 1
2027
10,344
2,954
401
1,178
769
293
Year 2
2028
10,744
3,049
429
1,190
779
293
Year 3
2029
11,144
3,144
458
1,202
789
293
Year 4
2030
11,544
3,239
486
1,214
800
293
Year 5
2031
11,944
3,334
509
1,224
806
295
Year 6
2032
12,344
3,429
532
1,233
813
297
Year 7
2033
12,744
3,524
556
1,243
820
299
Year 8
2034
13,144
3,619
579
1,252
826
301
Year 9
2035
13,544
3,714
602
1,262
833
303
Year 10
2036
13,944
3,809
626
1,272
840
305
4,000
950
253
106
81
13
$8,228,000
$1,542,800
$37,950
$37,100
$31,590
$6,630
$9,884,070
$9,884,690
Fee Component
Year
10-Year Increase
Projected Revenue
Projected Fee Revenue
Total Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
33
POLICE FACILITIES IIP
ARS § 9-463.05 (T)(7)(f) defines the facilities and assets that can be included in the Police Facilities IIP:
“Fire and police facilities, including all appurtenances, equipment and vehicles. Fire and police
facilities do not include a facility or portion of a facility that is used to replace services that were
once provided elsewhere in the municipality, vehicles and equipment used to provide
administrative services, helicopters or airplanes or a facility that is used for training firefighters or
officers from more than one station or substation.”
The Police Facilities IIP includes components for police facilities, police vehicles, police equipment, and
the cost of preparing the Police Facilities IIP and related Development Fee Report. The incremental
expansion methodology, based on the current level of service, is used for police vehicles and police
equipment. The plan-based methodology is used for police facilities and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Police Facilities IIP and
development fees will allocate the cost of police services between residential and nonresidential based
on functional population. Based on 2022 estimates from the U.S. Census Bureau’s OnTheMap web
application, residential development accounts for approximately 82 percent of functional population and
nonresidential development accounts for the remaining 18 percent.
Figure P1: Proportionate Share
Residential
Demand
Person
Population
39,251
Hours/Day
Hours
Residents Not Working
20,458
20
409,160
Employed Residents
18,793
Employed in Apache Junction
1,110
14
15,540
Employed outside Apache Junction
17,683
14
247,562
Residential Subtotal
672,262
Residential Share
82%
Nonresidential
Non-working Residents
20,458
4
81,832
Jobs Located in Apache Junction
6,911
Residents Employed in Apache Junction
1,110
10
11,100
Non-Resident Workers (inflow commuters)
5,801
10
58,010
Nonresidential Subtotal
150,942
Nonresidential Share
18%
Total
823,204
Demand Units in 2022
Source: Arizona Office of Economic Opportunity (population), U.S. Census Bureau, OnTheMap Application and LEHD
Origin-Destination Employment Statistics, Version 6.25.2 (employment).
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
34
Service Area
Apache Junction’s Police Department strives to provide a uniform response time within the city limits;
therefore, there is a single service area for the Police Facilities IIP.
Figure P2: Police Facilities Service Area
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Police Facilities Service Area
Apache
Junction
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
35
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure P3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of average weekday vehicle trips generated per development unit (square
foot, room, or bed).
Figure P3: Ratio of Service Unit to Development Unit
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Development
Unit
Single Family
Housing Unit
2.52
Multi-Family
Housing Unit
1.99
Mobile Home / RV
Housing Unit
1.90
Development
AWVT
Unit
per Unit
Industrial
Square Foot
0.0036
50%
0.0018
Commercial
Square Foot
0.0364
33%
0.0120
Office & Other Services
Square Foot
0.0078
50%
0.0039
Institutional
Square Foot
0.0107
33%
0.0035
Lodging
Room
5.8400
50%
2.9200
Assisted Living
Bed
4.1400
50%
2.0700
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Trip Rate
Adjustment2
Residential Development
Development Type
Persons
per Unit1
Development Type
AWVTE per
1,000 Sq Ft2
Nonresidential Development
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
36
Police Facilities – Plan-Based
Apache Junction currently provides 20,000 square feet of police facilities, but this is not sufficient to serve
existing development and future development.
Figure P4: Existing Police Facilities
Apache Junction plans to construct 66,200 square feet of police facilities at a cost of $51,160,000 to serve
all development through 2046. Part of the planned construction includes the replacement of the existing
4,500-square-foot animal control facility with a larger 7,500-square foot facility, so only the 3,000-square-
foot expansion is eligible for development fees. As shown below, the analysis excludes replacement
facilities in the cost calculation, so the eligible cost of police facilities is $49,360,000 to construct 61,700
square feet. The eligible construction cost is $800 per square foot.
Figure P5: Planned Police Facilities
Existing Facility
Square Feet
Police Station
15,500
Animal Control
4,500
Total
20,000
Source: Apache Junction Police Department
Planned Facility
Square Feet
Total Cost
Cost per Sq Ft
Substation
29,000
$23,200,000
$800
Substation - Dispatch
6,000
$6,000,000
$1,000
Evidence Storage
15,000
$12,000,000
$800
Vehicle Storage
8,700
$6,960,000
$800
Animal Control (Expand)
3,000
$1,200,000
$400
Subtotal
61,700
$49,360,000
$800
Animal Control (Replace)
4,500
$1,800,000
$400
Total
66,200
$51,160,000
Source: Apache Junction Police Department
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
37
To allocate the proportionate share of demand for police facilities to residential and nonresidential
development, this analysis uses functional population outlined in Figure P1. Apache Junction’s existing
level of service for residential development is 0.3019 square feet per person (20,000 square feet X 82
percent residential share / 54,314 persons). The existing nonresidential level of service is 0.1928 square
feet per vehicle trip (20,000 square feet X 18 percent nonresidential share / 18,675 vehicle trips).
Apache Junction plans to increase the existing level of service by constructing 61,700 square feet of
additional police facilities. To ensure future development does not pay for a higher level of service than
what is provided to existing development, this analysis allocates the 20,000 square feet of existing police
facilities and 61,700 square feet of planned police facilities, for a total of 81,700 square feet of police
facilities, to all development in 2046. The planned LOS for residential development is 0.6823 square feet
per person (81,700 square feet X 82 percent residential share / 98,185 persons). For nonresidential
development, the planned LOS is 0.5269 square feet per vehicle trip (81,700 square feet X 18 percent
nonresidential share / 27,909 vehicle trips).
Based on estimates provided by Apache Junction shown in Figure P5, the eligible construction cost for
future police facilities is $800 per square foot. For police facilities, the cost is $545.86 per person (0.6823
square feet per person X $800 per square foot) and $421.54 per vehicle trip (0.5269 square feet per vehicle
trip X $800 per square foot).
Figure P6: Planned Level of Service
Cost per Square Foot
$800
Existing Square Feet
20,000
Additional Square Feet
61,700
Planned Square Feet
81,700
Residential Share
82%
2046 Population
98,185
Square Feet per Person
0.6823
Cost per Person
$545.86
Nonresidential Share
18%
2046 Vehicle Trips
27,909
Square Feet per Vehicle Trip
0.5269
Cost per Vehicle Trip
$421.54
Source: Apache Junction Police Department
Level-of-Service (LOS) Standards
Residential
Nonresidential
Cost Factors
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
38
Future Debt Credit
Apache Junction will likely issue debt to construct future police facilities. This analysis includes a credit for
future debt payments on future debt. A credit is necessary since future development will pay the
development fee and will also contribute to future debt payments on the future police facilities debt.
Apache Junction plans to construct 61,700 square feet of eligible police facilities at a cost of $51,160,000
to serve existing and future development. Apache Junction will likely issue debt in one year, so the analysis
reduces the future debt issuance by one year of projected police facility development fee revenue
($1,000,000). The analysis also reduces the future debt issuance based on the existing police development
fee fund balance of $3,000,000 and ineligible share of the planned police facilities equal to $23,320,027
(see Figure P11). As shown below, future police debt equals $23,839,973 ($51,160,000 eligible cost -
$1,000,000 projected police facility development fee revenue - $3,000,000 existing fund balance -
$23,320,027 existing development share) and will be repaid through 2046. Annual payments are divided
by projected development to determine the credit per person or vehicle trip. To account for the time
value of money, annual payments per person and per vehicle trip are discounted using a net present value
formula based on a discount rate of 4.00 percent. The net present value of future debt payments is
$146.58 per person and $110.42 per vehicle trip, and the analysis includes these amounts as a credit in
the development fee calculation.
Figure P7: Future Debt Credit
Residential
Nonresidential
82%
18%
2026
$0
$0
54,314
$0.00
$0
18,675
$0.00
2027
$800,588
$656,482
58,482
$11.23
$144,106
19,353
$7.45
2028
$832,612
$682,741
62,650
$10.90
$149,870
20,030
$7.48
2029
$865,916
$710,051
66,818
$10.63
$155,865
20,708
$7.53
2030
$900,553
$738,453
70,986
$10.40
$162,099
21,386
$7.58
2031
$936,575
$767,991
75,154
$10.22
$168,583
22,019
$7.66
2032
$974,038
$798,711
79,322
$10.07
$175,327
22,653
$7.74
2033
$1,012,999
$830,659
83,490
$9.95
$182,340
23,287
$7.83
2034
$1,053,519
$863,886
85,312
$10.13
$189,633
23,920
$7.93
2035
$1,095,660
$898,441
86,708
$10.36
$197,219
24,554
$8.03
2036
$1,139,486
$934,379
88,105
$10.61
$205,108
25,187
$8.14
2037
$1,185,066
$971,754
89,113
$10.90
$213,312
25,379
$8.41
2038
$1,232,468
$1,010,624
90,121
$11.21
$221,844
25,570
$8.68
2039
$1,281,767
$1,051,049
91,129
$11.53
$230,718
25,761
$8.96
2040
$1,333,038
$1,093,091
92,137
$11.86
$239,947
25,952
$9.25
2041
$1,386,359
$1,136,815
93,145
$12.20
$249,545
26,278
$9.50
2042
$1,441,814
$1,182,287
94,153
$12.56
$259,526
26,605
$9.75
2043
$1,499,486
$1,229,579
95,161
$12.92
$269,908
26,931
$10.02
2044
$1,559,466
$1,278,762
96,169
$13.30
$280,704
27,257
$10.30
2045
$1,621,844
$1,329,912
97,177
$13.69
$291,932
27,583
$10.58
2046
$1,686,718
$1,383,109
98,185
$14.09
$303,609
27,909
$10.88
Total
$23,839,973
$19,548,778
$228.75
$4,291,195
$173.68
4.00%
4.00%
$146.58
$110.42
Year
Principal
Population
Payment
Per Person
Vehicle
Trips
Payment
Per Trip
Discount Rate
Discount Rate
Credit (NPV) per Person
Credit (NPV) per Trip
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
39
Police Vehicles – Incremental Expansion
Apache Junction has 101 police vehicles with a total cost of $9,061,939, and the city plans to expand the
fleet to serve future development. To allocate the proportionate share of demand for police vehicles to
residential and nonresidential development, this analysis uses functional population outlined in Figure P1.
Apache Junction’s existing level of service for residential development is 0.0015 units per person (101
vehicles X 82 percent residential share / 54,314 persons). The existing nonresidential level of service is
0.0010 units per vehicle trip (101 vehicles X 18 percent nonresidential share / 18,675 vehicle trips).
Based on the total cost of Apache Junction’s existing police vehicles, the average cost for a new police
vehicle is $89,722 per vehicle ($9,061,939 total cost / 101 vehicles). The analysis uses this cost as a proxy
for future police vehicle costs. For police vehicles, the cost is $136.81 per person (0.0015 units per person
X $89,722 per vehicle) and $87.34 per vehicle trip (0.0010 units per vehicle trip X $89,722 per vehicle).
Figure P8: Existing Level of Service
Existing Vehicles
Units
Unit Cost
Total Cost
Community Service Vehicle
3
$51,238
$153,714
Bear Cat G3
1
$350,000
$350,000
Command Van
1
$1,800,000
$1,800,000
Jail Vehicle
2
$93,109
$186,218
Motorcycle
9
$51,200
$460,800
Mustang
1
$77,559
$77,559
Patrol Vehicle - Marked
42
$89,302
$3,750,679
Patrol Vehicle - Unmarked
33
$50,489
$1,666,137
Traffic Vehicle
5
$82,376
$411,880
Cadet Van
1
$51,238
$51,238
Property and Evidence
3
$51,238
$153,714
Total
101
$89,722
$9,061,939
Average Cost per Unit
$89,722
Existing Units
101
Residential Share
82%
2026 Population
54,314
Units per Person
0.0015
Cost per Person
$136.81
Nonresidential Share
18%
2026 Vehicle Trips
18,675
Units per Vehicle Trip
0.0010
Cost per Vehicle Trip
$87.34
Source: Apache Junction Police Department
Level-of-Service (LOS) Standards
Cost Factors
Residential
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
40
Police Equipment – Incremental Expansion
Apache Junction has 201 units of police equipment with a total cost of $2,546,000, and the city plans to
acquire additional units to serve future development. To allocate the proportionate share of demand for
police equipment to residential and nonresidential development, this analysis uses functional population
outlined in Figure P1. Apache Junction’s existing level of service for residential development is 0.0030
units per person (201 units X 82 percent residential share / 54,314 persons). The nonresidential level of
service is 0.0019 units per vehicle trip (201 units X 18 percent nonresidential share / 18,675 vehicle trips).
Based on the total cost of Apache Junction’s existing police equipment, the average cost for a new unit is
$12,667 per unit ($2,546,000 total cost / 201 units). The analysis uses this cost as a proxy for future police
equipment costs. For police equipment, the cost is $38.44 per person (0.0030 units per person X $12,667
per unit) and $24.54 per vehicle trip (0.0019 units per vehicle trip X $12,667 per unit).
Figure P9: Existing Level of Service
Description
Units
Unit Cost
Total Cost
Dispatch Console
6
$100,000
$600,000
Radio Server Infrastructure
1
$200,000
$200,000
Mobile Radio Equipment
94
$9,000
$846,000
Portable Radio
100
$9,000
$900,000
Total
201
$12,667
$2,546,000
Average Cost per Unit
$12,667
Existing Units
201
Residential Share
82%
2026 Population
54,314
Units per Person
0.0030
Cost per Person
$38.44
Nonresidential Share
18%
2026 Vehicle Trips
18,675
Units per Vehicle Trip
0.0019
Cost per Vehicle Trip
$24.54
Source: Apache Junction Police Department
Residential
Level-of-Service (LOS) Standards
Cost Factors
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
41
Development Fee Report – Plan-Based
The cost to prepare the Police Facilities IIP and related Development Fee Report totals $13,500. Apache
Junction plans to update its report every five years, so the 10-year cost is $27,000. Based on this cost,
proportionate share, and 10-year projections of new residential and nonresidential development from
the Land Use Assumptions document, the cost is $0.66 per person and $0.75 per vehicle trip.
Figure P10: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population is expected to increase
by 33,791 persons and nonresidential vehicle trips generated are expected to increase by 6,512 trips over
the next 10 years. To reach the planned level of service, Apache Junction plans to construct an additional
61,700 square feet of police facilities over the next 20 years. To maintain the existing levels of service,
Apache Junction needs to acquire approximately 58 police vehicles and approximately 115 units of police
equipment over the next 10 years. The following pages include a more detailed projection of demand for
services and costs for the Police Facilities IIP.
Necessary
Public Service
2026
Study Update
10-Year Cost
(2 Updates)
Service
Unit
10-Year
Change
Cost per
Service Unit
Residential
98%
Population
33,791
$0.76
Nonresidential
2%
Jobs
1,617
$0.32
Residential
98%
Population
11,971
$2.50
Nonresidential
2%
Jobs
671
$0.91
Residential
82%
Population
33,791
$0.66
Nonresidential
18%
Vehicle Trips
6,512
$0.75
Street
$25,650
$51,300
All Development
100%
VMT
52,115
$0.98
Total
$67,440
$134,880
Police
$13,500
$27,000
Proportionate Share
Parks and
Recreational
$30,500
Library
$26,080
$13,040
$15,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
42
Police Facilities – Plan-Based
Apache Junction plans to increase its existing level of service by constructing 61,700 square feet of police
facilities over the next 20 years. Based on a projected population increase of 43,871 persons, future
residential development demands approximately 29,934 square feet of police facilities (43,871 additional
persons X 0.6823 square feet per person). With projected vehicle trip growth of 9,234 vehicle trips, future
nonresidential development demands approximately 4,866 square feet of police facilities (9,234
additional vehicle trips X 0.5269 square feet per vehicle trip). Future development demands
approximately 34,800 square feet of police facilities at a cost of $27,839,973 (34,800 square feet X $800
per square foot).
Existing residential development demands approximately 37,060 square feet of police facilities (54,314
persons X 0.6823 square feet per person) and existing nonresidential development demands
approximately 9,840 square feet of police facilities (18,675 vehicle trips X 0.5269 square feet per vehicle
trip). Since Apache Junction currently provides 20,000 square feet of police facilities, existing development
currently demands an additional 31,400 square feet of police facilities (46,900 square feet demanded by
existing development – 20,000 square feet available to existing development + 4,500 square feet of
replacement animal control facilities) to reach the planned level of service. Existing development’s share
of the planned police facilities is approximately $23,320,027.
Figure P11: Projected Demand
Demand Unit
Cost per Unit
0.6823 Square Feet
per Person
0.5269 Square Feet
per Vehicle Trip
Residential
Nonresidential
Total
2026
54,314
18,675
37,059.8
9,840.3
46,900.0
2027
58,482
19,353
39,903.7
10,197.4
50,101.1
2028
62,650
20,030
42,747.7
10,554.5
53,302.2
2029
66,818
20,708
45,591.6
10,911.6
56,503.2
2030
70,986
21,386
48,435.6
11,268.7
59,704.3
2031
75,154
22,019
51,279.6
11,602.5
62,882.1
2032
79,322
22,653
54,123.5
11,936.4
66,059.9
2033
83,490
23,287
56,967.5
12,270.2
69,237.7
2034
85,312
23,920
58,210.6
12,604.1
70,814.7
2035
86,708
24,554
59,163.2
12,937.9
72,101.1
2036
88,105
25,187
60,116.2
13,271.8
73,388.0
2041
93,145
26,278
63,555.1
13,846.7
77,401.8
2046
98,185
27,909
66,994.0
14,706.0
81,700.0
20-Yr Increase
43,871
9,234
29,934.2
4,865.7
34,800.0
$23,947,395
$3,892,577
$27,839,973
$18,427,162
$4,892,866
$23,320,027
$42,374,557
$8,785,443
$51,160,000
$800
Demand for Police Facilities
Year
Population
Vehicle
Trips
Square Feet
Growth-Related Expenditures
Existing Development Expenditures
Total Expenditures
Type of Infrastructure
Level of Service
Police Facilities
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
43
Police Vehicles – Incremental Expansion
Apache Junction plans to maintain its existing level of service for police vehicles over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands an
approximately 52 vehicles (33,791 additional persons X 0.0015 vehicles per person). With projected
vehicle trip growth of 6,512 trips, future nonresidential development demands approximately six vehicles
(6,512 additional vehicle trips X 0.0010 vehicles per vehicle trip). Future development demands
approximately 58 police vehicles at a cost of $5,191,821 (57.9 units X $89,722 per vehicle).
Figure P12: Projected Demand
Demand Unit
Cost per Unit
0.0015 Units
per Person
0.0010 Units
per Vehicle Trip
Residential
Nonresidential
Total
2026
54,314
18,675
82.8
18.2
101.0
2027
58,482
19,353
89.2
18.8
108.0
2028
62,650
20,030
95.5
19.5
115.0
2029
66,818
20,708
101.9
20.2
122.0
2030
70,986
21,386
108.2
20.8
129.1
2031
75,154
22,019
114.6
21.4
136.0
2032
79,322
22,653
121.0
22.1
143.0
2033
83,490
23,287
127.3
22.7
150.0
2034
85,312
23,920
130.1
23.3
153.4
2035
86,708
24,554
132.2
23.9
156.1
2036
88,105
25,187
134.3
24.5
158.9
10-Yr Increase
33,791
6,512
51.5
6.3
57.9
$4,623,004
$568,817
$5,191,821
Police Vehicles
$89,722
Type of Infrastructure
Level of Service
Demand for Police Vehicles
Year
Population
Vehicle
Trips
Units
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
44
Police Equipment – Incremental Expansion
Apache Junction plans to maintain its existing level of service for police equipment over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands
approximately 103 units (33,791 additional persons X 0.0030 units per person). With projected vehicle
trip growth of 6,512 trips, future nonresidential development demands approximately 13 units (6,512
additional vehicle trips X 0.0019 units per vehicle trip). Future development demands approximately 115
units at a cost of $1,458,670 (115.2 units X $12,667 per unit).
Figure P13: Projected Demand
Demand Unit
Cost per Unit
0.0030 Units
per Person
0.0019 Units
per Vehicle Trip
Residential
Nonresidential
Total
2026
54,314
18,675
164.8
36.2
201.0
2027
58,482
19,353
177.5
37.5
215.0
2028
62,650
20,030
190.1
38.8
228.9
2029
66,818
20,708
202.8
40.1
242.9
2030
70,986
21,386
215.4
41.4
256.8
2031
75,154
22,019
228.1
42.7
270.7
2032
79,322
22,653
240.7
43.9
284.6
2033
83,490
23,287
253.4
45.1
298.5
2034
85,312
23,920
258.9
46.3
305.2
2035
86,708
24,554
263.1
47.6
310.7
2036
88,105
25,187
267.4
48.8
316.2
10-Yr Increase
33,791
6,512
102.5
12.6
115.2
$1,298,858
$159,812
$1,458,670
Police Equipment
$12,667
Type of Infrastructure
Level of Service
Demand for Police Equipment
Units
Year
Population
Vehicle
Trips
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
45
POLICE FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for police facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Police Facilities Development Fees
Infrastructure components and cost factors for police facilities are summarized in the upper portion of
Figure P14. The cost per service unit for police facilities is $575.19 per person and $423.75 per vehicle trip.
Police facilities development fees for residential development are assessed according to the number of
persons per household. The fee of $1,449 for single-family unit is calculated using a cost per service unit
of $575.19 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using vehicle trips as the service unit. The fee of $0.76
per square foot of industrial development is derived from a cost per service unit of $423.75 per vehicle
trip multiplied by a demand unit of 0.0018 vehicle trips per square foot (1.80 vehicle trips per 1,000 square
feet). The fee of $1,237 per room of lodging development is derived from a cost per service unit of $423.75
per vehicle trip multiplied by a demand unit of 2.92 vehicle trips per room.
Figure P14: Police Facilities Development Fees
Fee Component
Cost per Person
Cost per Trip
Police Facilities
$545.86
$421.54
Future Debt Credit
($146.58)
($110.42)
Police Vehicles
$136.81
$87.34
Police Equipment
$38.44
$24.54
Development Fee Report
$0.66
$0.75
Total
$575.19
$423.75
Development
Unit
Single Family
Housing Unit
2.52
$1,449
$1,229
$220
Multi-Family
Housing Unit
1.99
$1,145
$965
$180
Recreational Vehicle
Housing Unit
1.90
$1,093
$949
$144
Development
Unit
Industrial
Square Foot
0.0018
$0.76
$0.68
$0.08
Commercial
Square Foot
0.0120
$5.09
$3.40
$1.69
Office & Other Services
Square Foot
0.0039
$1.65
$1.51
$0.14
Institutional
Square Foot
0.0035
$1.48
$0.99
$0.49
Lodging
Room
2.9200
$1,237
$1,115
$122
Assisted Living
Bed
2.0700
$877
$362
$515
1. See Land Use Assumptions
Difference
Residential Fees per Development Unit
Development Type
Persons
per Unit1
Proposed
Fees
Current
Fees
Nonresidential Fees per Development Unit
Development Type
Vehicle Trips
per Unit1
Proposed
Fees
Current
Fees
Difference
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
46
POLICE FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure P15 is based on the development projections in the Land Use
Assumptions document and the updated police facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected, the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. During the next 10 years, projected development fee revenue
equals $22,188,671, and projected expenditures equal $52,165,311. Since the development fee
calculations for police facilities include all development through 2046, Apache Junction will collect
development fees for planned police facilities beyond the 10-year IIP period. Existing development’s share
of planned police facilities equal to $23,320,027 may not be funded with development fees.
Figure P15: Police Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Police Facilities
$27,839,973
$23,320,027
$51,160,000
Future Debt Credit
($5,672,180)
$0
($5,672,180)
Police Vehicles
$5,191,821
$0
$5,191,821
Police Equipment
$1,458,670
$0
$1,458,670
Development Fee Report
$27,000
$0
$27,000
Total
$28,845,284
$23,320,027
$52,165,311
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$1,449
$1,145
$0.76
$5.09
$1.65
$1.48
per unit
per unit
per unit
per unit
per unit
per unit
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2026
12,015
2,859
373
1,166
758
293
Year 1
2027
13,515
3,054
401
1,211
780
293
Year 2
2028
15,015
3,249
429
1,256
801
293
Year 3
2029
16,515
3,444
458
1,302
822
293
Year 4
2030
18,015
3,639
486
1,347
844
293
Year 5
2031
19,515
3,834
509
1,390
862
295
Year 6
2032
21,015
4,029
532
1,433
879
297
Year 7
2033
22,515
4,224
556
1,475
897
299
Year 8
2034
23,084
4,419
579
1,518
915
301
Year 9
2035
23,484
4,614
602
1,561
933
303
Year 10
2036
23,884
4,809
626
1,604
950
305
11,869
1,950
253
438
192
13
$17,198,181
$2,232,750
$192,280
$2,229,420
$316,800
$19,240
$22,188,671
$52,165,311
Fee Component
Year
10-Year Increase
Projected Revenue
Projected Fee Revenue
Total Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
47
STREET FACILITIES IIP
ARS § 9-463.05 (T)(7)(e) defines the facilities and assets that can be included in the Street Facilities IIP:
“Street facilities located in the service area, including arterial or collector streets or roads that
have been designated on an officially adopted plan of the municipality, traffic signals and rights-
of-way and improvements thereon.”
The Street Facilities IIP includes components for street improvements and the cost of preparing the Street
Facilities IIP and related Development Fee Report. The incremental expansion methodology, based on the
current level of service, is used to calculate the components for street improvements, and the plan-based
methodology is used for the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Street Facilities IIP and
development fees will allocate the cost of necessary public services between residential and
nonresidential based on trip generation rates, trip adjustment factors, and trip lengths.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
48
Service Area
Apache Junction plans to provide a uniform level of service and equal access to street facilities within the
city; therefore, there is a single service area for the Street Facilities IIP. As defined by the Development
Agreement for Superstition Vistas (October 2021), Apache Junction will not assess street facilities fees to
development within the “Auction Property.”
Figure S1: Street Facilities Service Area
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Auction
Property
Street Facilities Service Area
Apache
Junction
Auction Property
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
49
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Apache Junction will use vehicle miles traveled (VMT) as the demand units for street facilities fees.
Components used to determine VMT include average weekday vehicle trip generation rates, adjustments
for commuting patterns and pass-by trips, and trip length weighting factors.
Residential Trip Generation Rates
As an alternative to simply using the national average trip generation rate for residential development,
the ITE publishes regression curve formulas that may be used to derive custom trip generation rates, using
local demographic data. Key independent variables needed for the analysis (i.e., vehicles available,
housing units, households, and persons) are available from American Community Survey data. Shown in
Figure S2, single-family units generate 8.19 average weekday vehicle trip ends per unit, and multi-family
units generate 4.07 average weekday vehicle trip ends per unit.
Figure S2: Average Weekday Vehicle Trip Ends by Housing Type
Owner-Occupied
24,136
7,156
6,796
13,952
1.73
Renter-Occupied
5,593
1,175
2,826
4,001
1.40
Total
29,729
8,331
9,622
17,953
1.66
Persons in
Trip
Vehicles by
Trip
Average
Housing
Households3
Ends4
Type of Unit
Ends5
Trip Ends
Units6
Local
National7
Single-Family
20,983
58,509
14,022
91,397
74,953
9,157
8.19
9.09
Multi-Family
18,479
42,236
15,707
62,179
52,208
12,822
4.07
4.46
Total
39,462
100,745
29,729
153,576
127,161
21,979
5.79
1. Vehicles available by tenure from Table B25046, American Community Survey, 2023 5-Year Estimates.
2. Households by tenure and units in structure from Table B25032, American Community Survey, 2023 5-Year Estimates.
3. Total population in households from Table B25033, American Community Survey, 2023 5-Year Estimates.
6. Housing units from Table B25024, American Community Survey, 2023 5-Year Estimates.
7. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Vehicles per
HH by Tenure
Units in Structure
Trip Ends per Housing Unit
4. Vehicle trips ends based on persons using formulas from ITE Trip Generation . For single-family housing (ITE 210), the fitted curve equation is
EXP(0.89*LN(persons)+1.72) [ITE 2017]. To approximate the average population of the ITE studies, persons were divided by 38 and the equation result
multiplied by 38. For multi-family housing (ITE 221), the fitted curve equation is (2.29*persons)-81.02 [ITE 2017].
5. Vehicle trip ends based on vehicles available using formulas from ITE Trip Generation . For single-family housing (ITE 210), the fitted curve equation is
EXP(0.99*LN(vehicles)+1.93) [ITE 2017]. To approximate the average number of vehicles in the ITE studies, vehicles available were divided by 55 and the
equation result multiplied by 55. For multi-family housing (ITE 220), the fitted curve equation is (3.94*vehicles)+293.58 [ITE 2012].
Households by Structure Type2
Tenure by Units
in Structure
Vehicles
Available1
Single-Family Multi-Family
Total
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
50
Nonresidential Trip Generation Rates
For nonresidential development, TischlerBise uses trip generation rates published in Trip Generation,
Institute of Transportation Engineers, 12th Edition (2025). The prototype for industrial development is
Light Industrial (ITE 110) which generates 3.60 average weekday vehicle trip ends per 1,000 square feet
of floor area. Assisted living development uses Assisted Living (ITE 254) as a proxy and generates 4.14
average weekday vehicle trip ends per bed. For lodging development, the proxy is Hotel (ITE 310), and
this type of development generates 5.84 average weekday vehicle trip ends per room. Institutional
development uses Hospital (ITE 610) and generates 10.70 average weekday vehicle trip ends per 1,000
square feet of floor area. For office & other services development, the proxy is General Office (ITE 710),
and it generates 7.83 average weekday vehicle trip ends per 1,000 square feet of floor area. The prototype
for commercial development is Shopping Center (ITE 820) which generates 36.39 average weekday vehicle
trips per 1,000 square feet of floor area.
Figure S3: Average Weekday Vehicle Trip Ends by Land Use
ITE
Demand
Wkdy Trip Ends Wkdy Trip Ends
Emp Per
Square Feet
Code
Unit
Per Dmd Unit1
Per Employee1
Dmd Unit
Per Emp
110
Light Industrial
1,000 Sq Ft
3.60
4.02
0.90
1,117
130
Industrial Park
1,000 Sq Ft
2.68
3.93
0.68
1,466
140
Manufacturing
1,000 Sq Ft
4.27
2.67
1.60
625
150
Warehousing
1,000 Sq Ft
1.38
5.05
0.27
3,659
254
Assisted Living
bed
4.14
4.24
0.98
N/A
310
Hotel
room
5.84
14.34
0.41
N/A
520
Elementary School
student
2.27
22.50
0.10
N/A
525
High School
student
1.94
21.95
0.09
N/A
540
Community College
student
1.15
14.61
0.08
N/A
550
University/College
student
1.46
8.89
0.16
N/A
565
Day Care
student
3.79
19.30
0.20
N/A
610
Hospital
1,000 Sq Ft
10.70
3.57
3.00
334
620
Nursing Home
bed
3.06
3.31
0.92
N/A
710
General Office (avg size)
1,000 Sq Ft
7.83
3.44
2.28
439
720
Medical-Dental Office
1,000 Sq Ft
34.03
11.78
2.89
346
730
Government Office
1,000 Sq Ft
22.59
7.45
3.03
330
770
Business Park
1,000 Sq Ft
9.97
5.42
1.84
544
820
Shopping Center (avg size)
1,000 Sq Ft
36.39
17.42
2.09
479
1. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Land Use / Size
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
51
Trip Rate Adjustments
To calculate street facilities fees, trip generation rates require an adjustment factor to avoid double
counting each trip at both the origin and destination points. Therefore, the basic trip adjustment factor is
50 percent. As discussed further in this section, the development fee methodology includes additional
adjustments to make the fees proportionate to the infrastructure demand for each type of development.
Commuter Trip Adjustment
Residential development has a larger trip adjustment factor of 67 percent to account for commuters
leaving Apache Junction for work. According to the 2022 National Household Travel Survey (see Table 8-
2) weekday work trips are typically 36 percent of production trips (i.e., all out-bound trips, which are 50
percent of all trip ends). As shown in Figure S4, the U.S. Census Bureau’s OnTheMap web application
indicates 94 percent of resident workers traveled outside of Apache Junction for work in 2022. In
combination, these factors (0.36 x 0.50 x 0.94 = 0.17) support the additional 17 percent allocation of trips
to residential development.
Figure S4: Commuter Trip Adjustment
Adjustment for Pass-By Trips
For commercial and institutional development, the trip adjustment factor is less than 50 percent because
these types of development attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a convenience store on the way home from work, the convenience store is not
the primary destination. For the average shopping center, ITE data indicate 34 percent of the vehicles that
enter are passing by on their way to some other primary destination. The remaining 66 percent of
attraction trips have the commercial site as their primary destination. Because attraction trips are half of
all trips, the trip adjustment factor is 66 percent multiplied by 50 percent, or approximately 33 percent of
the trip ends.
Employed Residents
18,793
Residents Living and Working in Apache Junction
1,110
Residents Commuting Outside Apache Junction for Work
17,683
Percent Commuting out of Apache Junction
94%
Additional Production Trips1
17%
Residential Trip Adjustment Factor
67%
Source: U.S. Census Bureau, OnTheMap Application (version 6.25.2) and LEHD Origin-Destination Employment Statistics, 2022.
1. According to the 2022 National Household Travel Survey* (see Table 8-2), home-based work trips are typically 36 percent of
“production” trips, in other words, out-bound trips (which are 50 percent of all trip ends). Also, LED OnTheMap data from 2022
indicate that 94 percent of Apache Junction's workers travel outside the city for work. In combination, these factors (0.36 x 0.50 x
0.94 = 0.17) account for 17 percent of additional production trips. The total adjustment factor for residential includes attraction
trips (50 percent of trip ends) plus the journey-to-work commuting adjustment (17 percent of production trips) for a total of 17
percent. *http://nhts.ornl.gov/publications; Summary of Travel Trends: 2022 National Household Travel Survey (Table 8-2. Travel
Characteristics for Weekday Versus Weekend)
Trip Adjustment Factor for Commuters
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
52
Average Weekday Vehicle Trips
Shown below in Figure S5, multiplying average weekday vehicle trip ends and trip adjustment factors
(discussed on the previous page) by Apache Junction’s existing development units provides the average
weekday vehicle trips generated by existing development. As shown below, Apache Junction’s existing
development in the street facilities service area generates 110,738 vehicle trips on an average weekday.
Figure S5: Average Weekday Vehicle Trips by Land Use
National Average Trip Length
To calculate street facilities fees, it is necessary to determine the average trip length on Apache Junction’s
arterial network. To do this, the analysis uses national trip generation rates and average trip lengths from
the 2022 National Household Travel Survey.
Figure S6: National Average Trip Lengths
Development
Dev
ITE
Avg Wkday
Trip
2026
2026
Type
Unit
Code
VTE
Adjustment
Dev Units
Veh Trips
Single Family
HU
210
8.19
67%
9,944
54,566
Multi-Family
HU
220
4.07
67%
2,859
7,796
Mobile Home / RV
HU
220
4.07
67%
10,892
29,701
Industrial
KSF
110
3.60
50%
373
672
Commercial
KSF
820
36.39
33%
1,166
14,001
Office & Other Services
KSF
710
7.83
50%
758
2,969
Institutional
KSF
610
10.70
33%
293
1,033
Total
110,738
Residential
13.75
Industrial
8.70
Commercial
5.80
Office and Other
8.70
Institutional
8.70
Land Use
National Avg Trip
Length (miles)
Source: U.S. Department of Transportation, Federal
Highway Administration, 2022 National Household
Transportation Survey, adjusted for land use
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
53
Expected Vehicle Miles Traveled
The national average trip length should be adjusted to reflect actual local demand on Apache Junction’s
arterial network. To do this, TischlerBise determines expected demand (VMT) on Apache Junction’s
complete transportation network by multiplying the national average trip lengths by average weekday
vehicle trips. Based on this analysis, Apache Junction’s existing development generates an expected
1,387,739 VMT.
Figure S7: Expected Vehicle Miles Traveled
Local Adjustment Factor
Expected VMT reflects anticipated travel demand on the entire roadway system; therefore, it is necessary
to calibrate demand to the arterial system. To calibrate demand on the arterial system, actual travel
demand, based on local traffic counts obtained from the Arizona Department of Transportation (Appendix
E), is compared to expected travel demand. The ratio between actual VMT and expected VMT provides
the local adjustment factor used to adjust national average trip lengths by type of land use.
Figure S8: Local Adjustment Factor
Single Family
54,566
13.75
750,279
Multi-Family
7,796
13.75
107,198
Mobile Home / RV
29,701
13.75
408,394
Industrial
672
8.70
5,844
Commercial
14,001
5.80
81,207
Office & Other Services
2,969
8.70
25,828
Institutional
1,033
8.70
8,989
Total
1,387,739
1. Average weekday vehicle trips from Figure S5
2. 2022 National Household Transportation Survey
3. TischlerBise calculation, Average Weekday Vehicle Trips X National Average Trip Length
Expected VMT3
National Avg Trip
Length (miles)2
Land Use
Avg Weekday
Vehicle Trips1
Actual VMT on Arterials1
205,513
Expected VMT on Arterials
1,387,739
Actual to Expected VMT
0.15
1. TischlerBise analysis of trip counts published by ADOT
Local Adjustment Factor
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
54
Local Trip Lengths
Shown below in Figure S9, TischlerBise applies the local adjustment factor to the national average trip
lengths to calculate the local trip lengths. The analysis will use the local trip lengths shown below to
calculate VMT.
Figure S9: Local Trip Lengths
Local Vehicle Miles Traveled
Shown below are the demand indicators for residential and nonresidential land uses related to vehicle
miles traveled (VMT). For residential development, the table displays VMT per housing unit. For
nonresidential development, the table displays VMT per development unit (square foot, room, or bed).
Figure S10: Ratio of Service Unit to Development Unit
Residential
13.75
0.15
2.0363
Industrial
8.70
0.15
1.2884
Commercial/Retail
5.80
0.15
0.8589
Office and Other
8.70
0.15
1.2884
Institutional
8.70
0.15
1.2884
Source: 2022 NHTS and TischlerBise analysis; local adjustment from Figure S8
Land Use
National Avg Trip
Length (miles)
Local
Adjustment
Local Trip
Length
Development
Average Trip
VMT
Unit
Length (miles)3
per Unit
Single Family
Housing Unit
8.19
67%
2.0363
11.17
Multi-Family
Housing Unit
4.07
67%
2.0363
5.55
Mobile Home / RV
Housing Unit
4.07
67%
2.0363
5.55
Development
Average Trip
VMT
Unit
Length (miles)3
per Unit
Industrial
Square Foot
0.0036
50%
1.2884
0.0023
Commercial
Square Foot
0.0364
33%
0.8589
0.0103
Office & Other Services
Square Foot
0.0078
50%
1.2884
0.0050
Institutional
Square Foot
0.0107
33%
1.2884
0.0045
Lodging
Room
5.8400
50%
0.8589
2.5081
Assisted Living
Bed
4.1400
50%
1.2884
2.6670
1. TischlerBise calculation.
3. 2022 National Household Travel Survey and TischlerBise analysis.
4. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Development Type
AWVTE
per Unit4
Trip
Adjustment4
Residential Development
Development Type
AWVTE
per unit1
Trip
Adjustment2
Nonresidential Development
2. TischlerBise calculation based on OnTheMap Application (version 6.25.2) and LEHD Origin-Destination Employment Statistics,
2022; and 2022 National Household Travel Survey.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
55
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
As shown in Appendix E, the City of Apache Junction provided an inventory of arterial road segments,
including segment lengths and lane quantities. TischlerBise obtained average daily traffic (ADT) counts
from the Arizona Department of Transportation (ADOT). Multiplying each segment’s length by the number
of lanes yields the number of lane miles per segment, and multiplying the traffic counts and segment
lengths provides the average weekday vehicle miles traveled (VMT). Apache Junction’s arterial road
network consists of 165.37 lane miles and 205,513 VMT.
Shown below, Figure S11 documents the capacity of Apache Junction’s arterial road network. Apache
Junction’s arterial road network is designed to operate at Level of Service D or better. Based on data
published by the Florida Department of Transportation, a mile segment of an arterial road operating at
Level of Service D should maintain a daily volume ranging from 12,300 vehicles for a two-lane arterial
without left-turn lanes (6,150 vehicles per lane) to 32,700 vehicles for a four-lane arterial with raised
medians and left-turn lanes (8,175 vehicles per lane). Applying these capacities to Apache Junction’s
arterial road network shown in Appendix E generates arterial capacity of 1,059,803 vehicle miles of
capacity (VMC) and a weighted average of 6,409 vehicles per lane (1,059,803 VMC / 165.37 arterial lane
miles).
Existing daily volume on Apache Junction’s arterial road network is approximately 205,513 VMT. The
resulting VMC to VMT ratio is 5.16 (1,059,803 VMC / 205,513 VMT). The baseline VMC / VMT ratio for any
incremental expansion method is 1.0 (i.e., VMC = VMT); therefore, the current ratio of 5.16 exceeds the
current LOS ensuring new capacity built with development fee funds will not exceed the current LOS.
Figure S11: Arterial Network Capacity and Usage
Vehicle Miles of Capacity
1,059,803
Total Arterial Lane Miles
165.37
Capacity per Lane Mile
6,409
Vehicle Miles of Travel
205,513
VMT per Lane Mile
1,243
VMC / VMT Ratio
5.16
Arterial Capacity Ratio
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
56
Street Improvements – Incremental Expansion
Apache Junction provided a list of street improvements to use as a proxy for future growth-related street
improvements. Based on the eligible cost of these projects (excludes the cost to repair or replace existing
lanes), the average cost is $2,772,239 per lane mile ($294,134,579 eligible cost / 106.10 lane miles).
TischlerBise applies the average cost per lane mile to the projected demand for additional lane miles of
street improvements over the next 10 years. Apache Junction may use development fees to construct the
projects shown in Figure S12 or to construct other growth-related street improvements in the street
facilities service area. Apache Junction should not use development fees to construct a developer’s share
of half-street improvements.
Figure S12: Potential Arterial Improvements
Baseline Avenue
Meridian Drive to Ironwood Drive
4 Lanes
1.00
2
2
2.00
$15,000,000
Baseline Avenue
Ironwood Drive - East Goldfield Road
5 Lanes
3.00
2
3
9.00
$22,000,000
Broadway Ave
Old West Hwy to Mountainview Road
1 Lane
2.50
2
1
2.50
$6,250,000
Delaware Drive
Superstition Blvd to Lost Dutchman
3 Lanes
0.90
2
1
0.90
$2,250,000
Guadalupe Avenue
Meridian Drive to Delaware Drive
6 Lanes
0.70
2
4
2.80
$7,000,000
Idaho Road
US 60 to Baseline Avenue
6 Lanes
0.50
4
2
1.00
$2,500,000
Ironwood Drive
Superstition Blvd to Lost Dutchman
3 Lanes
1.00
2
1
1.00
$2,500,000
Ironwood Drive
US 60 to Baseline Avenue
6 Lanes
0.50
4
2
1.00
$2,500,000
Ironwood Drive
Baseline Avenue to Elliot Avenue
6 Lanes
2.00
4
2
4.00
$10,000,000
Ironwood Drive
Ray Avenue to SR24
New 6 Lanes
1.50
4
2
3.00
$7,500,000
Meridian Drive
Lost Dutchman to Apache Trail
3 Lanes
1.50
2
1
1.50
$3,750,000
Meridian Drive
Apache Trail to Southern Avenue
5 Lanes
1.50
2
3
4.50
$11,250,000
Meridian Drive
Baseline Avenue to Houston Avenue
New 6 Lanes
0.50
0
6
3.00
$7,500,000
Meridian Drive
Elliot Avenue to Guadalupe Avenue
New 6 Lanes
1.00
0
6
6.00
$15,000,000
Meridian Drive
Ray Avenue to SR24
6 Lanes
1.50
0
6
9.00
$22,500,000
Southern Avenue
San Marcos to Idaho
5 Lanes
0.50
2
3
1.50
$3,750,000
Southern Avenue
Meridian Drive to Delaware Drive
5 Lanes
0.50
2
3
1.50
$3,750,000
Southern Avenue
Tomahawk to Old West Hwy
New 3 Lanes
1.00
0
3
3.00
$7,500,000
Superstition Ave
SR 88 to Arroya Road
1 Lane
2.30
2
1
2.30
$5,750,000
Tomahawk Road
US 60 to Old West Highway
5 Lanes
1.30
3
2
2.60
$6,500,000
Tomahawk Road
Old West Hwy to SR 88
5 Lanes
2.00
2
3
6.00
$15,000,000
Southern Ave
Tomahawk Rd to Wickiup Rd Alignment
5 Lanes
0.25
2
3
0.75
$1,911,819
Southern Ave
Cortez Rd to Starr Rd
3 Lanes
1.00
2
1
1.00
$5,735,457
Traffic Signal
Meridian Dr/Lost Dutchman Blvd
n/a
n/a
n/a
n/a
n/a
$2,000,000
Traffic Signal
Tomahawk Rd/Broadway Ave
n/a
n/a
n/a
n/a
n/a
$2,000,000
Traffic Signal
Idaho Rd/ Baseline
n/a
n/a
n/a
n/a
n/a
$2,000,000
Elliot Ave
Meridian Dr to Idaho Rd
6 Lanes
2.00
0
6
12.00
$22,941,828
Elliot Ave
Bridge - East of Idaho Rd
6 Lanes
0.25
0
6
1.50
$14,000,000
Ray Ave
Meridian Dr to Idaho Rd
7 Lanes
2.00
3
4
8.00
$15,294,552
Ray Ave
Idaho Rd to CAP Canal
7 Lanes
1.00
0
7
7.00
$13,382,733
Ray Ave
Bridge - East of Idaho Rd
7 Lanes
0.25
0
7
1.75
$16,000,000
Idaho Rd
Elliot Ave to Ray Ave
5 Lanes
2.00
2
3
6.00
$19,118,190
Total
106.10
$294,134,579
Source: Apache Junction Public Works Department
Project
Segment
Widen to
Existing
Lanes
Miles
New
Lanes
New Lane
Miles
Eligible Cost
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
57
To allocate the proportionate share of demand for arterial improvements to residential and nonresidential
development, this analysis uses trip generation rates, trip adjustment factors, trip length weighting
factors, and average trip lengths shown in Figure S10. Apache Junction’s existing LOS is 1.5604 lane miles
per 10,000 VMT (165.37 lane miles / 5.16 capacity ratio / (205,513 VMT / 10,000 VMT)). Based on an
average cost of $2,772,239 per lane mile, the street improvements cost is $432.58 per VMT (165.37 lane
miles / 5.16 capacity ratio / 205,513 VMT X $2,772,239 per lane mile).
Figure S13: Existing Level of Service
Development Fee Report – Plan-Based
The cost to prepare the Street Facilities IIP and related Development Fee Report totals $25,650. Apache
Junction plans to update its report every five years, so the 10-year cost is $51,300. Based on this cost,
proportionate share, and 10-year projections of new residential and nonresidential development from
the Land Use Assumptions document, the cost is $0.98 per VMT.
Figure S14: IIP and Development Fee Report
Eligible Cost
$294,134,579
Lane Miles
106.10
Cost per Lane Mile
$2,772,239
Adjusted Lane Miles
32.07
2026 VMT
205,513
Lane Miles per 10,000 VMT
1.5604
Cost per VMT
$432.58
Source: Apache Junction Public Works Department
Cost Factors
Level-of-Service (LOS) Standards
Necessary
Public Service
2026
Study Update
10-Year Cost
(2 Updates)
Service
Unit
10-Year
Change
Cost per
Service Unit
Residential
98%
Population
33,791
$0.76
Nonresidential
2%
Jobs
1,617
$0.32
Residential
98%
Population
11,971
$2.50
Nonresidential
2%
Jobs
671
$0.91
Residential
82%
Population
33,791
$0.66
Nonresidential
18%
Vehicle Trips
6,512
$0.75
Street
$25,650
$51,300
All Development
100%
VMT
52,115
$0.98
Total
$67,440
$134,880
Police
$13,500
$27,000
Proportionate Share
Parks and
Recreational
$30,500
Library
$26,080
$13,040
$15,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
58
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s housing stock in the street facilities
service area is expected to increase by 4,950 units and nonresidential floor area is expected to increase
by 453,000 square feet over the next 10 years. Based on the trip generation factors discussed in this
section, projected development generates an additional 52,115 VMT over the next 10 years. Shown below
in Figure S15, Apache Junction will need to construct approximately 8.13 lane miles of street
improvements over the next 10 years to maintain the adjusted levels of service. The growth-related cost
for street improvements is $22,543,795 (8.13 lane miles X $2,772,239 per lane mile).
Figure S15: Projected Travel Demand
Base
1
2
3
4
5
10
10-Year
2026
2027
2028
2029
2030
2031
2036
Increase
Single-Family Units
9,944
10,344
10,744
11,144
11,544
11,944
13,944
4,000
Multi-Family Units
2,859
2,954
3,049
3,144
3,239
3,334
3,809
950
Mobile Home / RV Units
10,892
10,892
10,892
10,892
10,892
10,892
10,892
0
Industrial KSF
373
401
429
458
486
509
626
253
Commercial KSF
1,166
1,178
1,190
1,202
1,214
1,224
1,272
106
Office & Other KSF
758
769
779
789
800
806
840
81
Institutional KSF
293
293
293
293
293
295
305
13
Single Family Trips
54,566
56,761
58,956
61,150
63,345
65,540
76,515
21,949
Multi-Family Trips
7,796
8,055
8,314
8,573
8,832
9,091
10,387
2,591
Mobile Home / RV Trips
29,701
29,701
29,701
29,701
29,701
29,701
29,701
0
Residential Trips
92,063
94,517
96,971
99,425
101,879
104,333
116,603
24,540
Industrial Trips
672
722
773
824
874
916
1,126
455
Commercial Trips
14,001
14,146
14,290
14,434
14,578
14,694
15,272
1,270
Office & Other Trips
2,969
3,009
3,050
3,090
3,130
3,157
3,287
319
Institutional Trips
1,033
1,033
1,033
1,033
1,033
1,041
1,078
45
Nonresidential Trips
18,675
18,910
19,146
19,381
19,616
19,808
20,764
2,089
Total Vehicle Trips
110,738
113,428
116,117
118,806
121,496
124,141
137,367
26,629
VMT
205,513
210,752
215,990
221,228
226,466
231,660
257,629
52,115
Lane Miles (Adjusted)
32.07
32.89
33.70
34.52
35.34
36.15
40.20
8.13
Lane Miles
165.37
169.59
173.80
178.02
182.23
186.41
207.31
41.94
Apache Junction, Arizona
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
59
STREET FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for street facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Street Facilities Development Fees
Infrastructure components and cost factors for street facilities are summarized in the upper portion of
Figure S16. The cost per service unit for street facilities is $433.56 per VMT.
Street facilities development fees for residential development are assessed according to VMT generated
per housing unit. For example, the fee of $4,843 for a single-family unit is calculated using a cost per
service unit of $433.56 per VMT multiplied by a demand unit of 11.17 average weekday VMT per unit.
Nonresidential development fees are calculated using VMT as the service unit. The fee of $1.00 per square
foot of industrial development is derived from a cost per service unit of $433.56 per VMT multiplied by a
demand unit of 0.0023 VMT per square foot (2.32 VMT per 1,000 square feet). The fee of $1,087 per room
of lodging development is derived from a cost per service unit of $433.56 per VMT multiplied by a demand
unit of 2.5081 VMT per room.
Figure S16: Street Facilities Development Fees
Fee Component
Cost per VMT
Street Improvements
$432.58
Development Fee Report
$0.98
Total
$433.56
Development
VMT
Unit
per Unit1
Single Family
Housing Unit
11.17
$4,843
$3,250
$1,593
Multi-Family
Housing Unit
5.55
$2,406
$1,779
$627
Recreational Vehicle
Housing Unit
5.55
$2,406
$1,779
$627
Development
VMT
Unit
per Unit1
Industrial
Square Foot
0.0023
$1.00
$0.92
$0.08
Commercial
Square Foot
0.0103
$4.47
$4.72
($0.25)
Office & Other Services
Square Foot
0.0050
$2.17
$2.04
$0.13
Institutional
Square Foot
0.0045
$1.95
$1.34
$0.61
Lodging
Room
2.5081
$1,087
$1,545
($458)
Assisted Living
Bed
2.6670
$1,156
$490
$666
1. See Land Use Assumptions
Nonresidential Fees per Development Unit
Development Type
Proposed
Fees
Current
Fees
Difference
Development Type
Proposed
Fees
Current
Fees
Difference
Residential Fees per Development Unit
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
60
STREET FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure S17 is based on the development projections in the Land Use
Assumptions document and the updated street facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected, the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. Projected development fee revenue equals approximately
$22,585,640, and projected expenditures equal $22,595,095.
Figure S17: Street Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Street Improvements
$22,543,795
$0
$22,543,795
Development Fee Report
$51,300
$0
$51,300
Total
$22,595,095
$0
$22,595,095
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$4,843
$2,406
$1.00
$4.47
$2.17
$1.95
per unit
per unit
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2026
9,944
2,859
373
1,166
758
293
Year 1
2027
10,344
2,954
401
1,178
769
293
Year 2
2028
10,744
3,049
429
1,190
779
293
Year 3
2029
11,144
3,144
458
1,202
789
293
Year 4
2030
11,544
3,239
486
1,214
800
293
Year 5
2031
11,944
3,334
509
1,224
806
295
Year 6
2032
12,344
3,429
532
1,233
813
297
Year 7
2033
12,744
3,524
556
1,243
820
299
Year 8
2034
13,144
3,619
579
1,252
826
301
Year 9
2035
13,544
3,714
602
1,262
833
303
Year 10
2036
13,944
3,809
626
1,272
840
305
4,000
950
253
106
81
13
$19,372,000
$2,285,700
$253,000
$473,820
$175,770
$25,350
$22,585,640
$22,595,095
Year
10-Year Increase
Projected Revenue
Projected Fee Revenue
Total Expenditures
Fee Component
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
61
APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES
ARS § 9-463.05(E)(7) requires:
“A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion of
utility fees attributable to development based on the approved land use assumptions, and a plan
to include these contributions in determining the extent of the burden imposed by the
development as required in subsection B, paragraph 12 of this section.”
ARS § 9-463.05(B)(12) states,
“The municipality shall forecast the contribution to be made in the future in cash or by taxes, fees,
assessments or other sources of revenue derived from the property owner towards the capital
costs of the necessary public service covered by the development fee and shall include these
contributions in determining the extent of the burden imposed by the development. Beginning
August 1, 2014, for purposes of calculating the required offset to development fees pursuant to
this subsection, if a municipality imposes a construction contracting or similar excise tax rate in
excess of the percentage amount of the transaction privilege tax rate imposed on the majority of
other transaction privilege tax classifications, the entire excess portion of the construction
contracting or similar excise tax shall be treated as a contribution to the capital costs of necessary
public services provided to development for which development fees are assessed, unless the
excess portion was already taken into account for such purpose pursuant to this subsection.”
REVENUE PROJECTIONS
Apache Junction does not have a higher-than-normal construction excise tax rate; therefore, the required
offset described above is not applicable. Shown in Figure A1, Apache Junction provided the required
forecast of non-development fee revenue from identified sources that can be attributed to future
development over a period of five years. These funds are available for capital investments; however, the
City of Apache Junction directs these revenues to non-development fee eligible capital needs including
maintenance, repair, and replacement.
Figure A1: Revenue Projections
NOTE TO STAFF: WE NEED TO UPDATE THIS.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
62
APPENDIX B: PROFESSIONAL SERVICES
As stated in Arizona’s development fee enabling legislation, “a municipality may assess development fees
to offset costs to the municipality associated with providing necessary public services to a development,
including the costs of infrastructure, improvements, real property, engineering and architectural services,
financing and professional services required for the preparation or revision of a development fee pursuant
to this section, including the relevant portion of the infrastructure improvements plan” (see ARS § 9-
463.05.A). Because development fees must be updated at least every five years, but the IIP period is 10
years, the cost of professional services is allocated to the projected increase in service units over 10 years
(see Figure B1). Qualified professionals must develop the IIP, using generally accepted engineering and
planning practices. A qualified professional is defined as “a professional engineer, surveyor, financial
analyst or planner providing services within the scope of the person's license, education or experience”.
Figure B1: Cost of Professional Services
Necessary
Public Service
2026
Study Update
10-Year Cost
(2 Updates)
Service
Unit
10-Year
Change
Cost per
Service Unit
Residential
98%
Population
33,791
$0.76
Nonresidential
2%
Jobs
1,617
$0.32
Residential
98%
Population
11,971
$2.50
Nonresidential
2%
Jobs
671
$0.91
Residential
82%
Population
33,791
$0.66
Nonresidential
18%
Vehicle Trips
6,512
$0.75
Street
$25,650
$51,300
All Development
100%
VMT
52,115
$0.98
Total
$67,440
$134,880
Police
$13,500
$27,000
Proportionate Share
Parks and
Recreational
$30,500
Library
$26,080
$13,040
$15,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
63
APPENDIX C: LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Development fees will be assessed to all new residential units. One-time
development fees are determined by site capacity (i.e., number of residential units).
Single Family:
1. Single-family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage. A one-family house that contains a business is considered detached if the building
has open space on all four sides.
2. Single-family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot, at the factory, or in storage are not counted in the housing
inventory.
Multi-Family:
1. Includes units in structures containing two or more housing units, further categorized as units in
structures with “2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more apartments.”
Recreational Vehicle:
1. Includes any living quarters occupied as a housing unit that does not fit the other categories (e.g.,
houseboats, railroad cars, campers, and vans). Recreational vehicles, boats, vans, railroad cars,
and the like are included only if they are occupied as a current place of residence.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
64
NONRESIDENTIAL DEVELOPMENT
The proposed general nonresidential development categories (defined below) can be used for all new
construction. Nonresidential development categories represent general groups of land uses that share
similar average weekday vehicle trip generation rates and employment densities (i.e., jobs per thousand
square feet of floor area).
Assisted Living: Establishments primarily providing either routine general protective oversight, assistance
with activities necessary for independent living to mentally or physically limited persons, or
establishments providing care for persons who are unable to care for themselves. By way of example,
Assisted Living includes assisted living facilities, nursing homes, rest homes, chronic care homes, and
convalescent homes.
Commercial: Establishments primarily selling merchandise, eating/drinking places, and entertainment
uses. By way of example, commercial includes shopping centers, supermarkets, pharmacies, restaurants,
bars, nightclubs, automobile dealerships, and movie theaters.
Industrial: Establishments primarily engaged in the production, transportation, or storage of goods. By
way of example, industrial includes manufacturing plants, distribution warehouses, trucking companies,
utility substations, power generation facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, institutional includes schools, universities, churches, daycare facilities, and
government buildings.
Lodging: A place of lodging that provides sleeping accommodations and may include supporting facilities
such as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited
recreational facilities (pool, fitness room, etc.), and/or other retail and service shops.
Office and Other Services: Establishments providing management, administrative, professional, or
business services; personal and health care services. By way of example, Office and Other services includes
banks, business offices, hotels and motels, and hospitals.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
65
APPENDIX D: LAND USE ASSUMPTIONS
Arizona’s Development Fee Act requires the preparation of Land Use Assumptions, which are defined in
Arizona Revised Statutes § 9-463.05(T)(6) as:
“projections of changes in land uses, densities, intensities and population for a specified service
area over a period of at least ten years and pursuant to the General Plan of the municipality.”
The estimates and projections of residential and nonresidential development in this Land Use
Assumptions document are for all areas within Apache Junction. The current demographic estimates and
future development projections are used in the Infrastructure Improvements Plan (IIP) and in the
calculation of development fees. Current demographic data estimates for 2026 are used in calculating
levels of service (LOS) provided to existing development in Apache Junction. Arizona’s Enabling Legislation
requires fees to be updated at least every five years and limits the IIP to a maximum of 10 years.
The Infrastructure Improvements Plan and the Development Fee Report include two service areas. The
citywide service area, shown in Figure D1, includes all areas of Apache Junction. This service area is used
for the Library Facilities IIP and the Police Facilities IIP. The second service area excludes the Auction
Property, known as Superstition Vistas, due to the terms of Development Agreement for Superstition
Vistas (October 2021). This service area, shown in Figure D2, is used for the Parks and Recreational
Facilities IIP and the Street Facilities IIP.
SUMMARY OF GROWTH INDICATORS
Key land use assumptions include population, housing units, employment, and nonresidential floor area
projections. Based on discussions with staff, TischlerBise projects development based on a combination
of Maricopa Association of Governments (MAG) projections and staff recommendations based on recent
and planned development. For the Auction Property, the analysis uses nonresidential development
projections included in the Auction Property Master Planned Community Plan (October 2021).
Development projections are summarized in Figure D11. These projections will be used to estimate fee
revenue and to indicate the anticipated need for growth-related infrastructure. However, development
fee methodologies are designed to reduce sensitivity to development projections in the determination of
the proportionate share fee amounts. If actual development occurs at a slower rate than projected, fee
revenue will decline, but so will the need for growth-related infrastructure. In contrast, if development
occurs at a faster rate than anticipated, fee revenue will increase, but Apache Junction will also need to
accelerate infrastructure improvements to keep pace with the actual rate of development. During the
next 10 years, residential development projections indicate a population increase of 33,791 persons in
13,819 housing units, and nonresidential development projections indicate an employment increase of
1,617 jobs in approximately 896,000 square feet of floor area.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
66
Figure D1: Citywide Service Area
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Apache
Junction
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
67
Figure D2: Auction Property
G \D t \W
ki
\ S
t hW
k
\SC lli
\Cit Li
it
L tt
d
To nt o
N at io nal
Fo re st
Apache Trl
Gol d C any on
Co mm unit y
£
¤
60
Ironwood Dr
Idaho Rd
Central Arizona Pr
oje
c
t Can
al
Superstition Wilderness Area
¨x
88
N Apache Trl
Old West Hwy
Maricopa County
Pinal County
Maricopa County
Pinal County
Ellsworth Rd
£
¤
60
Phoenix-Mesa
Gateway
Airport
QU E E N C R E E K
ME S A
¨x
24
v
w
202
LEGEND
0
10,000
20,000
Feet
April 06, 2022 ±
National Forest
Wilderness Area
Airport Boundary
Other Municpal Boundaries
Queen Creek
Mesa
Municipal Boundary
Pinal County Island
County Boundary
Auction
Property
Apache
Junction
Auction Property
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
68
RESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of residential development including
population and housing units.
Recent Residential Construction
Development fees require an analysis of current levels of service. For residential development, current
levels of service are calculated using estimates of population and housing units. Figure D3 indicates the
number of housing units permitted from 2020 through 2025. According to building permit data, Apache
Junction’s housing stock grew by an average of 603 units per year during this time. This includes an annual
increase of 465 single-family units, 116 multi-family units, and 22 manufactured / RV units.
Figure D3: Housing Permits
Land Use
Dev. Unit
2020
2021
2022
2023
2024
2025
Total
Average
Single-Family Detached
Housing Unit
118
174
46
742
962
637
2,679
447
Single-Family Attached
Housing Unit
0
3
4
10
79
12
108
18
Single-Family Rental
Housing Unit
0
45
150
166
190
0
551
92
Multi-Family
Housing Unit
22
53
10
61
0
0
146
24
Manufactured Home
Space
6
8
5
0
3
1
23
4
Recreational Vehicle
Space
110
0
0
0
0
0
110
18
Total
256
283
215
979
1,234
650
3,617
603
Land Use
Dev. Unit
2020
2021
2022
2023
2024
2025
Total
Average
Single Family
Housing Unit
118
177
50
752
1,041
649
2,787
465
Multi-Family
Housing Unit
22
98
160
227
190
0
697
116
Manufactured / RV
Space
116
8
5
0
3
1
133
22
Total
256
283
215
979
1,234
650
3,617
603
Source: Apache Junction
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
69
Occupancy Factors
According to the U.S. Census Bureau, a household is a housing unit occupied by year-round residents.
Development fees often use per capita standards and persons per housing unit (PPHU) or persons per
household (PPH) to derive proportionate share fee amounts. When PPHU is used in the fee calculations,
infrastructure standards are derived using year-round population. When PPH is used in the fee
calculations, the development fee methodology assumes a higher percentage of housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
Because of the seasonal nature of the Apache Junction’s population, TischlerBise recommends that
Apache Junction assess development fees for residential development according to the number of
persons per household.
Occupancy calculations require data on population and the types of units by structure. Beginning in 2010,
the U.S. Census no longer obtained detailed information using a “long-form” questionnaire. Instead, the
U.S. Census Bureau switched to a continuous monthly mailing of surveys, known as the American
Community Survey (ACS), which has limitations due to sample-size constraints. For example, data on
detached housing units are now combined with attached single units (commonly known as townhouses,
which share a common sidewall, but are constructed on an individual parcel of land). For development
fees in Apache Junction, the single-family category includes detached units and attached units. The multi-
family unit category includes duplexes and all structures with two or more units on an individual parcel of
land. The mobile home / RV category includes mobile homes, recreational vehicles, and all other units.
Figure D4 below shows the occupancy estimates for Apache Junction based on 2019-2023 American
Community Survey 5-Year Estimates. Single-family units averaged 2.52 persons per household, multi-
family units averaged 1.99 persons per household, and mobile home / RV units averaged 1.90 persons per
household. The average occupancy in Apache Junction was 2.20 persons per household. The estimates
shown below are used only to calculate occupancy factors and may not match population and housing
unit estimates shown throughout this report.
Figure D4: Occupancy Factors
Single-Family1
20,983
8,331
2.52
9,157
2.29
41.7%
9.02%
Multi-Family2
3,674
1,850
1.99
2,145
1.71
9.8%
13.75%
Mobile / RV3
14,805
7,772
1.90
10,677
1.39
48.6%
27.21%
Total
39,462
17,953
2.20
21,979
1.80
100.0%
18.32%
Source: U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates
1. Includes detached and attached (townhouse) units.
2. Includes dwellings in structures with two or more units.
3. Includes mobile homes, RVs, and all other units.
Persons per
Household
Housing
Units
Persons per
Housing Unit
Housing
Mix
Vacancy
Rate
Housing Type
Persons
Households
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
70
Residential Estimates
For 2020, data published by the U.S. Census Bureau includes 38,499 persons living in 22,149 housing units.
Residential Projections
Population and housing unit projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease. For this study, the analysis assumes the occupancy factors shown in
Figure D4 will remain constant throughout the 10-year projection period.
Outside of Auction Property
TischlerBise projects residential development outside of the Auction Property based on recent
development trends and approved / planned development in the pipeline. Over the next 10 years, Apache
Junction staff project an additional 4,000 single-family units and 950 multi-family units. To convert
housing units to population, occupancy factors shown in Figure D4 are applied to the housing unit
projections shown in Figure D5. Based on these assumptions, the 10-year projections include an increase
of 11,971 persons and 4,950 housing units.
Figure D5: Residential Projections – Outside of Auction Property
Auction Property
For the Auction Property, TischlerBise projects residential development using housing unit projections
provided by Apache Junction staff. To convert housing units to population, occupancy factors shown in
Figure D4 are applied to the housing unit projections shown in Figure D6. Based on these assumptions,
the 10-year projections include an increase of 21,820 persons and 8,869 housing units.
Figure D6: Residential Projections – Auction Property
2026
2027
2028
2029
2030
2031
2036
Base Year
1
2
3
4
5
10
Population
49,216
50,413
51,610
52,807
54,004
55,201
61,187
11,971
Housing Units
Single Family
9,944
10,344
10,744
11,144
11,544
11,944
13,944
4,000
Multi-Family
2,859
2,954
3,049
3,144
3,239
3,334
3,809
950
Mobile Home / RV
10,892
10,892
10,892
10,892
10,892
10,892
10,892
0
Total
23,695
24,190
24,685
25,180
25,675
26,170
28,645
4,950
Outside of
Auction Property
10-Year
Increase
2026
2027
2028
2029
2030
2031
2036
Base Year
1
2
3
4
5
10
Population
5,098
8,069
11,040
14,011
16,982
19,953
26,918
21,820
Housing Units
Single Family
2,071
3,171
4,271
5,371
6,471
7,571
9,940
7,869
Multi-Family
0
100
200
300
400
500
1,000
1,000
Mobile Home / RV
0
0
0
0
0
0
0
0
Total
2,071
3,271
4,471
5,671
6,871
8,071
10,940
8,869
Auction Property
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
71
NONRESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of nonresidential development including jobs
and nonresidential floor area.
Nonresidential Square Footage Estimates
TischlerBise uses the term jobs to refer to employment by place of work. In Figure D7, gray shading
indicates the nonresidential development prototypes used by TischlerBise to derive employment
densities. For nonresidential development, TischlerBise uses data published in Trip Generation, Institute
of Transportation Engineers, 12th Edition (2025). The prototype for industrial development is Light
Industrial (ITE 110) has 1,117 square feet of floor area per employee. Institutional development uses
Hospital (ITE 610) and has 334 square feet of floor area per employee. For office & other services
development, the proxy is General Office (ITE 710); it has 439 square feet of floor area per employee. The
prototype for commercial development is Shopping Center (ITE 820) which has 479 square feet of floor
area per employee.
Figure D7: Nonresidential Demand Units
ITE
Demand
Wkdy Trip Ends Wkdy Trip Ends
Emp Per
Square Feet
Code
Unit
Per Dmd Unit1
Per Employee1
Dmd Unit
Per Emp
110
Light Industrial
1,000 Sq Ft
3.60
4.02
0.90
1,117
130
Industrial Park
1,000 Sq Ft
2.68
3.93
0.68
1,466
140
Manufacturing
1,000 Sq Ft
4.27
2.67
1.60
625
150
Warehousing
1,000 Sq Ft
1.38
5.05
0.27
3,659
254
Assisted Living
bed
4.14
4.24
0.98
N/A
310
Hotel
room
5.84
14.34
0.41
N/A
520
Elementary School
student
2.27
22.50
0.10
N/A
525
High School
student
1.94
21.95
0.09
N/A
540
Community College
student
1.15
14.61
0.08
N/A
550
University/College
student
1.46
8.89
0.16
N/A
565
Day Care
student
3.79
19.30
0.20
N/A
610
Hospital
1,000 Sq Ft
10.70
3.57
3.00
334
620
Nursing Home
bed
3.06
3.31
0.92
N/A
710
General Office (avg size)
1,000 Sq Ft
7.83
3.44
2.28
439
720
Medical-Dental Office
1,000 Sq Ft
34.03
11.78
2.89
346
730
Government Office
1,000 Sq Ft
22.59
7.45
3.03
330
770
Business Park
1,000 Sq Ft
9.97
5.42
1.84
544
820
Shopping Center (avg size)
1,000 Sq Ft
36.39
17.42
2.09
479
1. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Land Use / Size
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
72
Nonresidential Estimates
TischlerBise uses the term jobs to refer to employment by place of work. Shown below in Figure D8, 2026
MAG estimates for Apache Junction equal 5,373 jobs. Applying the employment multipliers shown in
Figure D7 to employment estimates shown in Figure D8 results in a nonresidential floor area estimate of
2,590,019 square feet.
Figure D8: Nonresidential Estimates
Nonresidential Projections
Employment and floor area projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease.
Outside of Auction Property
Based on discussions with Apache Junction staff, TischlerBise projects nonresidential development
outside of the Auction Property based on MAG employment projections. To convert employment to floor
area, employment multipliers shown in Figure D7 are applied to the employment projections shown in
Figure D9. Based on these assumptions, the 10-year projections include an increase of 671 jobs and
453,000 square feet of nonresidential floor area.
Figure D9: Nonresidential Projections – Outside of Auction Property
2026
Percent of
2026
Jobs1
Total Jobs
Floor Area2
Industrial
334
6%
373,190
Commercial
2,436
45%
1,165,929
Office & Other Services
1,726
32%
758,294
Institutional
877
16%
292,607
Total
5,373
100%
2,590,019
1. Maricopa Association of Governments (MAG)
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Development Type
2026
2027
2028
2029
2030
2031
2036
Base Year
1
2
3
4
5
10
Employment
Industrial
334
359
385
410
435
456
560
226
Commercial
2,436
2,461
2,486
2,511
2,536
2,556
2,657
221
Office & Other Services
1,726
1,750
1,773
1,797
1,820
1,835
1,911
185
Institutional
877
877
877
877
877
883
915
38
Total
5,373
5,447
5,520
5,594
5,668
5,731
6,044
671
Floor Area / Sq Ft (x1,000)
Industrial
373
401
429
458
486
509
626
253
Commercial
1,166
1,178
1,190
1,202
1,214
1,224
1,272
106
Office & Other Services
758
769
779
789
800
806
840
81
Institutional
293
293
293
293
293
295
305
13
Total
2,590
2,640
2,691
2,741
2,792
2,834
3,043
453
Outside of
Auction Property
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
73
Auction Property
For the Auction Property, TischlerBise projects nonresidential development using the Auction Property
Master Planned Community Plan (October 2021). The 10-year projections include an increase of
approximately 443,000 square feet of commercial and office development within development units 1
and 2. The master plan projects future industrial and institutional development in phases beyond
development units 1 and 2 (the Retained Property). To convert floor area to employment, ITE employment
multipliers shown in Figure D7 are applied to the floor area projections shown in Figure D10. Based on
these assumptions, the 10-year projections include an increase of 946 jobs and approximately 443,000
square feet of nonresidential floor area.
Figure D10: Nonresidential Projections – Auction Property
2026
2027
2028
2029
2030
2031
2036
Base Year
1
2
3
4
5
10
Employment
Industrial
0
0
0
0
0
0
0
0
Commercial
0
69
139
208
278
347
694
694
Office & Other Services
0
25
50
76
101
126
252
252
Institutional
0
0
0
0
0
0
0
0
Total
0
95
189
284
378
473
946
946
Floor Area / Sq Ft (x1,000)
Industrial
0
0
0
0
0
0
0
0
Commercial
0
33
66
100
133
166
332
332
Office & Other Services
0
11
22
33
44
55
111
111
Institutional
0
0
0
0
0
0
0
0
Total
0
44
89
133
177
222
443
443
Auction Property
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
74
DEVELOPMENT PROJECTIONS
Provided below is a summary of development projections used in the Development Fee Report. Base year estimates for 2026 are used in the fee
calculations. Development projections are used to illustrate a possible future pace of demand for service units and cash flows resulting from revenues
and expenditures associated with those demands. TischlerBise uses the development projections shown below in the Library Facilities IIP and the
Police Facilities IIP.
Figure D11: Development Projections Summary
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
Base Year
1
2
3
4
5
6
7
8
9
10
Population
54,314
58,482
62,650
66,818
70,986
75,154
79,322
83,490
85,312
86,708
88,105
33,791
Housing Units
Single Family
12,015
13,515
15,015
16,515
18,015
19,515
21,015
22,515
23,084
23,484
23,884
11,869
Multi-Family
2,859
3,054
3,249
3,444
3,639
3,834
4,029
4,224
4,419
4,614
4,809
1,950
Mobile Home / RV
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
0
Total
25,766
27,461
29,156
30,851
32,546
34,241
35,936
37,631
38,395
38,990
39,585
13,819
Employment
Industrial
334
359
385
410
435
456
477
498
519
540
560
226
Commercial
2,436
2,530
2,625
2,719
2,814
2,903
2,993
3,082
3,172
3,261
3,351
915
Office & Other Services
1,726
1,775
1,823
1,872
1,921
1,961
2,002
2,042
2,082
2,123
2,163
437
Institutional
877
877
877
877
877
883
890
896
903
909
915
38
Total
5,373
5,541
5,710
5,878
6,046
6,204
6,361
6,518
6,675
6,833
6,990
1,617
Floor Area / Sq Ft (x1,000)
Industrial
373
401
429
458
486
509
532
556
579
602
626
253
Commercial
1,166
1,211
1,256
1,302
1,347
1,390
1,433
1,475
1,518
1,561
1,604
438
Office & Other Services
758
780
801
822
844
862
879
897
915
933
950
192
Institutional
293
293
293
293
293
295
297
299
301
303
305
13
Total
2,590
2,685
2,780
2,874
2,969
3,055
3,141
3,227
3,313
3,400
3,486
896
Apache Junction, Arizona
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
75
Outside of Auction Property
TischlerBise uses the development projections shown below in the Parks and Recreational Facilities IIP and the Street Facilities IIP.
Figure D12: Development Projections Summary
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
Base Year
1
2
3
4
5
6
7
8
9
10
Population
49,216
50,413
51,610
52,807
54,004
55,201
56,398
57,595
58,792
59,989
61,187
11,971
Housing Units
Single Family
9,944
10,344
10,744
11,144
11,544
11,944
12,344
12,744
13,144
13,544
13,944
4,000
Multi-Family
2,859
2,954
3,049
3,144
3,239
3,334
3,429
3,524
3,619
3,714
3,809
950
Mobile Home / RV
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
10,892
0
Total
23,695
24,190
24,685
25,180
25,675
26,170
26,665
27,160
27,655
28,150
28,645
4,950
Employment
Industrial
334
359
385
410
435
456
477
498
519
540
560
226
Commercial
2,436
2,461
2,486
2,511
2,536
2,556
2,576
2,596
2,616
2,637
2,657
221
Office & Other Services
1,726
1,750
1,773
1,797
1,820
1,835
1,850
1,866
1,881
1,896
1,911
185
Institutional
877
877
877
877
877
883
890
896
903
909
915
38
Total
5,373
5,447
5,520
5,594
5,668
5,731
5,793
5,856
5,918
5,981
6,044
671
Floor Area / Sq Ft (x1,000)
Industrial
373
401
429
458
486
509
532
556
579
602
626
253
Commercial
1,166
1,178
1,190
1,202
1,214
1,224
1,233
1,243
1,252
1,262
1,272
106
Office & Other Services
758
769
779
789
800
806
813
820
826
833
840
81
Institutional
293
293
293
293
293
295
297
299
301
303
305
13
Total
2,590
2,640
2,691
2,741
2,792
2,834
2,875
2,917
2,959
3,001
3,043
453
Outside of
Auction Property
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
76
Auction Property
The development projections shown below represent projected development within the Auction Property.
Figure D13: Development Projections Summary
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
Base Year
1
2
3
4
5
6
7
8
9
10
Population
5,098
8,069
11,040
14,011
16,982
19,953
22,924
25,895
26,520
26,719
26,918
21,820
Housing Units
Single Family
2,071
3,171
4,271
5,371
6,471
7,571
8,671
9,771
9,940
9,940
9,940
7,869
Multi-Family
0
100
200
300
400
500
600
700
800
900
1,000
1,000
Mobile Home / RV
0
0
0
0
0
0
0
0
0
0
0
0
Total
2,071
3,271
4,471
5,671
6,871
8,071
9,271
10,471
10,740
10,840
10,940
8,869
Employment
Industrial
0
0
0
0
0
0
0
0
0
0
0
0
Commercial
0
69
139
208
278
347
416
486
555
625
694
694
Office & Other Services
0
25
50
76
101
126
151
176
202
227
252
252
Institutional
0
0
0
0
0
0
0
0
0
0
0
0
Total
0
95
189
284
378
473
568
662
757
852
946
946
Floor Area / Sq Ft (x1,000)
Industrial
0
0
0
0
0
0
0
0
0
0
0
0
Commercial
0
33
66
100
133
166
199
233
266
299
332
332
Office & Other Services
0
11
22
33
44
55
66
78
89
100
111
111
Institutional
0
0
0
0
0
0
0
0
0
0
0
0
Total
0
44
89
133
177
222
266
310
354
399
443
443
Auction Property
10-Year
Increase
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
77
APPENDIX E: STREET INVENTORY
Street
Section
Miles Lanes
Ln
Miles
ADT1
VMT
Capacity2
VMC
16th Ave
Cedar Dr to Delaware Dr
0.40
3.0
1.20
953
381
15,400
6,160
16th Ave
Delaware Dr to Ironwood Dr
0.50
3.0
1.50
1,233
617
15,400
7,700
16th Ave
Ironwood Dr to Idaho Rd
1.00
3.0
3.00
1,996
1,996
15,400
15,400
Apache Trail
Meridian Dr. to Delaware Dr.
0.50
6.0
3.00
9,695
4,848
49,200
24,600
Apache Trail
Delaware Dr. to Ironwood Dr.
0.50
6.0
3.00
10,392
5,196
49,200
24,600
Apache Trail
Ironwood Dr. to Phelps
0.75
6.0
4.50
11,901
8,926
49,200
36,900
Baseline Ave
W City limit to Ironwood Dr
0.80
2.0
1.60
5,626
4,501
12,300
9,840
Baseline Ave
Ironwood Dr to Idaho Rd
1.00
2.0
2.00
3,640
3,640
12,300
12,300
Baseline Ave
Idaho Rd to Tomahawk Rd
1.00
2.0
2.00
2,797
2,797
12,300
12,300
Baseline Ave
Tomahawk Rd to Goldfield Rd
1.00
2.0
2.00
2,739
2,739
12,300
12,300
Broadway Ave
Meridian Dr to Delaware Dr
0.50
5.0
2.50
5,572
2,786
31,100
15,550
Broadway Ave
Delaware Dr to Ironwood Dr
0.50
5.0
2.50
5,271
2,636
31,100
15,550
Broadway Ave
Ironwood Dr to Idaho Rd
1.00
5.0
5.00
4,555
4,555
31,100
31,100
Broadway Ave
Old West Highway to Tomahawk Rd
0.50
2.0
1.00
1,226
613
12,300
6,150
Broadway Ave
Tomahawk Rd to Goldfield Rd
1.00
2.0
2.00
1,315
1,315
12,300
12,300
Broadway Ave
Goldfield Rd to Arroya Dr
0.75
2.0
1.50
1,207
905
12,300
9,225
Delaware Dr
Southern Ave to 16th Ave
0.50
3.0
1.50
3,872
1,936
15,400
7,700
Delaware Dr
16th Ave to Broadway Ave
0.50
2.0
1.00
1,766
883
12,300
6,150
Delaware Dr
Broadway Ave to Apache Trail
0.50
3.0
1.50
3,419
1,710
15,400
7,700
Delaware Dr
Apache Trail to Superstition Blvd
0.50
2.0
1.00
1,712
856
12,300
6,150
Delaware Dr
Superstition Blvd to Tepee St
0.50
2.0
1.00
1,546
773
12,300
6,150
Delaware Dr
Tepee St to Lost Dutchman Blvd
0.50
2.0
1.00
777
389
12,300
6,150
Goldfield Rd
Baseline Ave to US 60
0.50
5.0
2.50
732
366
31,100
15,550
Goldfield Rd
US 60 to Southern Ave
0.50
4.0
2.00
872
436
24,500
12,250
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
78
Street
Section
Miles Lanes
Ln
Miles
ADT1
VMT
Capacity2
VMC
Goldfield Rd
Southern Ave to Broadway Ave
1.00
2.0
2.00
1,054
1,054
12,300
12,300
Goldfield Rd
Broadway Ave to Superstition Blvd
1.00
2.0
2.00
804
804
12,300
12,300
Goldfield Rd
Superstition Blvd to Lost Dutchman
Blvd
1.00
2.0
2.00
739
739
12,300
12,300
Idaho Rd
Baseline Ave to US 60
0.50
2.0
1.00
2,271
1,136
12,300
6,150
Idaho Rd
US 60 to Southern Ave
0.50
5.0
2.50
13,496
6,748
31,100
15,550
Idaho Rd
Southern Ave to Broadway Ave
1.00
5.0
5.00
12,927
12,927
31,100
31,100
Idaho Rd
Broadway Ave to North Apache Trail
0.80
5.0
4.00
4,216
3,373
31,100
24,880
Idaho Rd
North Apache Trail to Superstition Blvd
0.25
5.0
1.25
5,141
1,285
31,100
7,775
Idaho Rd
Superstition Blvd to Tepee St
0.50
2.0
1.00
2,867
1,434
12,300
6,150
Idaho Rd
Tepee St to Lost Dutchman Blvd
0.50
2.0
1.00
2,004
1,002
12,300
6,150
Idaho Rd
Lost Dutchman Blvd to McKellips Rd
1.00
2.0
2.00
1,315
1,315
12,300
12,300
Ironwood Dr
Baseline Ave to US 60
0.50
5.0
2.50
15,826
7,913
31,100
15,550
Ironwood Dr
US 60 to Southern Ave
0.50
5.0
2.50
9,070
4,535
31,100
15,550
Ironwood Dr
Southern Ave to 16th Ave
0.50
5.0
2.50
9,400
4,700
31,100
15,550
Ironwood Dr
16th Ave to Broadway Ave
0.50
5.0
2.50
8,966
4,483
31,100
15,550
Ironwood Dr
Broadway Ave to Apache Trail
0.50
5.0
2.50
6,335
3,168
31,100
15,550
Ironwood Dr
Apache Trail to Superstition Blvd
0.50
5.0
2.50
4,369
2,185
31,100
15,550
Ironwood Dr
Superstition Blvd to Tepee St
0.50
2.0
1.00
3,053
1,527
12,300
6,150
Ironwood Dr
Tepee St to Lost Dutchman Blvd
0.50
2.0
1.00
2,212
1,106
12,300
6,150
Ironwood Dr
Lost Dutchman Blvd to McKellips Rd
1.00
2.0
2.00
1,342
1,342
12,300
12,300
Lost Dutchman Blvd
Meridian Dr to Delaware Dr
0.50
2.0
1.00
2,362
1,181
12,300
6,150
Lost Dutchman Blvd
Delaware Dr to Ironwood Dr
0.50
2.0
1.00
2,451
1,226
12,300
6,150
Lost Dutchman Blvd
Ironwood Dr to Idaho Rd
1.00
2.0
2.00
2,024
2,024
12,300
12,300
Lost Dutchman Blvd
Idaho Rd to Tomahawk Rd
1.00
2.0
2.00
1,080
1,080
12,300
12,300
Lost Dutchman Blvd
Tomahawk Rd to SR 88
0.40
2.0
0.80
770
308
12,300
4,920
Lost Dutchman Blvd
SR 88 to Goldfield Rd
0.60
2.0
1.20
364
218
12,300
7,380
Meridian Dr
Baseline Ave to US 60
0.50
2.0
1.00
6,034
3,017
12,300
6,150
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
79
Street
Section
Miles Lanes
Ln
Miles
ADT1
VMT
Capacity2
VMC
Meridian Dr
US 60 to Southern Ave
0.50
2.0
1.00
7,699
3,850
12,300
6,150
Meridian Dr
Southern Ave to Broadway Ave
1.00
2.0
2.00
5,129
5,129
12,300
12,300
Meridian Dr
Broadway Ave to Apache Trail
0.50
2.0
1.00
5,129
2,565
12,300
6,150
Meridian Dr
Apache Trail to Superstition Blvd
0.50
2.0
1.00
5,220
2,610
12,300
6,150
Meridian Dr
Superstition Blvd to Lost Dutchman
Blvd
1.00
1.0
1.00
3,033
3,033
6,150
6,150
Meridian Dr
Lost Dutchman Blvd to McKellips Rd
1.00
1.0
1.00
1,883
1,883
6,150
6,150
Old West Highway
Phelps to Idaho Rd
0.25
6.0
1.50
8,804
2,201
49,200
12,300
Old West Highway
Idaho Rd to Tomahawk Rd
1.50
4.0
6.00
8,979
13,469
32,700
49,050
Old West Highway
Tomahawk Rd to Goldfield Rd
1.50
4.0
6.00
3,931
5,897
32,700
49,050
Tomahawk Rd
Baseline Ave to US 60
0.50
5.0
2.50
2,631
1,316
31,100
15,550
Tomahawk Rd
US 60 to Southern Ave
0.50
3.0
1.50
4,819
2,410
15,400
7,700
Tomahawk Rd
Southern Ave to Old West Highway
0.75
2.0
1.50
3,049
2,287
12,300
9,225
Tomahawk Rd
Old West Highway to Broadway Ave
0.25
2.0
0.50
1,686
422
12,300
3,075
Tomahawk Rd
Broadway Ave to Superstition Blvd
1.00
2.0
2.00
1,601
1,601
12,300
12,300
Tomahawk Rd
Superstition Blvd to North Apache Trail
0.75
2.0
1.50
526
395
12,300
9,225
Tomahawk Rd
North Apache Trail to Lost Dutchman
0.80
2.0
1.60
344
275
12,300
9,840
Southern Ave
Meridian Dr to Delaware Dr
0.50
2.0
1.00
5,396
2,698
12,300
6,150
Southern Ave
Delaware Dr to Ironwood Dr
0.50
2.0
1.00
4,194
2,097
12,300
6,150
Southern Ave
Ironwood Dr to San Marcos Rd
0.50
5.0
2.50
3,447
1,724
31,100
15,550
Southern Ave
San Marcos Rd to Idaho Rd
0.50
2.0
1.00
3,447
1,724
12,300
6,150
Southern Ave
Idaho Rd to Tomahawk Rd
1.00
5.0
5.00
1,805
1,805
31,100
31,100
Southern Ave
Tomahawk Rd to Raindance Rd
0.25
2.0
0.50
1,472
368
12,300
3,075
Southern Ave
Raindance Rd to Cortez Rd
0.25
4.0
1.00
1,472
368
24,500
6,125
Superstition Blvd
Meridian Dr to Delaware Dr
0.50
5.0
2.50
6,554
3,277
31,100
15,550
Superstition Blvd
Delaware Dr to Ironwood Dr
0.50
5.0
2.50
6,643
3,322
31,100
15,550
Superstition Blvd
Ironwood Dr to Idaho Rd
1.00
5.0
5.00
5,631
5,631
31,100
31,100
Superstition Blvd
Idaho Rd to SR 88
0.30
5.0
1.50
2,336
701
31,100
9,330
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
80
Street
Section
Miles Lanes
Ln
Miles
ADT1
VMT
Capacity2
VMC
Superstition Blvd
SR 88 to Tomahawk Rd
0.66
2.0
1.32
1,816
1,199
12,300
8,118
Superstition Blvd
Tomahawk Rd to Goldfield Rd
1.00
2.0
2.00
2,061
2,061
12,300
12,300
Superstition Blvd
Goldfield Rd to Arroya Dr
0.70
2.0
1.40
1,503
1,052
12,300
8,610
Tepee St
Meridian Dr to Delaware Dr
0.50
2.0
1.00
278
139
12,300
6,150
Tepee St
Delaware Dr to Ironwood Dr
0.50
2.0
1.00
293
147
12,300
6,150
Tepee St
Ironwood Dr to Idaho Rd
1.00
2.0
2.00
239
239
12,300
12,300
Total
55.71
165.37 320,356 205,513
1,059,803