P-25-46-CUP Staff Report & Attachments

City of Apache Junction — Work Study (2026-09-14)

Extracted text (via pymupdf) 108057 characters

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
City of Apache Junction
Development Services Department

PLANNING AND ZONING COMMISSION
PUBLIC HEARING STAFF REPORT

DATE:
August 25, 2026

CASE NUMBER:
P-25-46-CUP “Bella Norte”

OWNER:
88 North QOZB LLC

APPLICANT/DEVELOPER:
Bela Flor Communities

REPRESENTATIVE:
Pew & Lake, PLC.

REQUEST:
Bela Flor Communities, represented by Pew &
Lake, PLC., is requesting approval of a
Conditional Use Permit (CUP) to allow for the
development of a 210-unit, three-story, multi-
family residential rental community. The
proposed project is located on an
approximately 9-acre site at the northeast
corner of Idaho Road and Junction Street.

LOCATION:
The subject project is located at the
northeast corner of Idaho Road and Junction
Street (APNs 101-19-015E, 101-19-025A, 101-19-
023C, and 101-19-023D).

GENERAL PLAN/
ZONING DESIGNATION:
Downtown Mixed Use / City Center (“B-3”)

SURROUNDING USES:
North: City Center (“B-3”);

South: B-3;

East:
High Density Multiple-Family
Residential by Planned
Development(“RM-2/PD”);

West: Idaho Road & B-3.

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
BACKGROUND

Per historic Pinal County and City zoning records, parcels 101-19-
015E, 101-19-025A, 101-19-023C, and 101-19-023D have historically been
zoned City Center (“B-3”), or an equivalent county commercial zoning
designation, but have never been developed.

PROPOSAL

P-25-46-CUP is a proposed Conditional Use Permit (CUP) to allow for
the development of a 210-unit, three-story multi-family residential
community. The proposed project is located on an approximately 9-acre
site at the northeast corner of Idaho Road and Junction Street. The
property is currently zoned City Center (B-3).

The subject area consists of approximately 9-acres, upon which 210-
units are proposed, resulting in an approximate density of 22 dwelling
units per acre. The development plan proposes ten (10) three-story
buildings. The residential units will include sixty (60) 1-Bedroom/1-
bath, one hundred twenty-six (126) 2-Bedroom/2-bath units, and twenty-
four (24) 3-bedroom/2-bath units.

As part of the CUP request, the applicant is asking for City Council
approval to accept the street sections without the meandering
sidewalks that the city arterial street sections require, citing space
constraints and existing infrastructure.

Additionally, under the provisions of the Apache Junction Zoning
Ordinance, § 1-7-4 Modifications and Appeals (below), the applicant
requests from the Zoning Administrator a deviation of 45 parking
spaces, or 9.9% percent of the total required 453 parking spaces.

(A)Parking standard modification. If the number of proposed parking
stalls does not comply with the standards in Apache Junction City
Code, Vol. II, § 1-7-3, Table 7-1, the Zoning Administrator may reduce
the required number of stalls by up to 10% following review and
determination of the following:
(1) Technical evidence that the proposed use(s) generates a parking
demand that is at least 10% less than the required parking standard in
Apache Junction City Code, Vol. II, § 1-7-3, Table 7-1; and/or
(2) Determination by the Zoning Administrator that a portion of the
required parking can be accommodated with existing public parking that
is available within 100 feet of the property.

Citing provision 1 of § 1-7-4(A), the applicant has provided a parking
needs analysis, which has been included as Exhibit # 7 “Parking
Study”.

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
PLANNING STAFF ANALYSIS

Relationship to General Plan:

The subject site is designated by the City’s General Plan as part of
the “Downtown Redevelopment Area”, and is categorized for “Downtown
Mixed Use,” which supports a mix of residential, retail and office
uses. The proposed multi-family development complies with this General
Plan designation and does not require a General Plan Amendment.

Zoning/Site Context:

The B-3 zoning district allows a residential density of up to 40
units/acre and multi-family development through the approval of a
Conditional Use Permit.

The proposed multi-family use is also consistent and complementary of
the surrounding uses, as the subject area is surrounded by residential
and commercial uses.

Infrastructure Improvements:

The applicant will be required to connect the units to all necessary
services, including electricity through SRP, water through the Arizona
Water Company, and sewer connections.

All other necessary and required on-site and off-site improvements,
including retention basins, perimeter walls, amenities and landscape
buffers will be built at the time of development.

Public Input:

The applicant sent out neighborhood meeting notification letters to
all property owners within a 300-foot radius and held the advertised
neighborhood meeting at the Multi-Generational Center on Tuesday, June
24, 2025. Six (6) individuals attended, with questions regarding the
site planning, parking, crime-free housing policy, funding,
construction timelines, the development of adjacent properties, public
outreach, and expected average rent rates. A full report of the
neighborhood meeting, with the questions asked and answers provided,
is provided in Exhibit #5 Neighborhood Meeting Summary.

Staff have also received eleven (11) letters of support from local
businesses and the Apache Junction Area Chamber of Commerce, which
have been attached as Exhibit #8.

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
FINDINGS OF FACT FOR CONDITIONAL USE PERMIT

As required by the Apache Junction Zoning Ordinance, a Conditional Use
Permit request may be approved after consideration has been given to
seven different criteria. The criteria are outlined in the text below:

1. Adequacy of roadways, off-street parking, public facilities and
services to accommodate the proposed use;

Applicant Response: There are adequate roadways, off-street parking,
public facilities and services to accommodate the residential
community.

2. Negative impacts arising from the emission of odor, dust, gas,
noise, lighting, vibration, smoke, heat or glare;

Applicant Response: The proposed development will not create odor,
dust, gas, noise, lighting, vibration, smoke, heat or glare that will
affect the surroundings.

3. Contribution to the deterioration of the neighborhood or the
negative impact on neighborhood property values;

Applicant Response: The project will contribute to improving the
neighborhood by providing a high-quality housing option at market
rate. The community will not have a negative impact on neighborhood
property values.

4. Compatibility with surrounding uses and structures;

Applicant Response: The site will be surrounded by other residential
uses, therefore the proposed development is compatible.

5. Conformance with the General Plan and City policies;

Applicant Response: The site is in conformance with the General Plan
Downtown Mixed-Use designation as the General Plan lists office,
retail and residential uses as supported land uses. Also, it is
located within the “Strategic Residential Infill” area of the Downtown
Master Plan.

6. Screening and buffering of uses; and

Applicant Response: The development provides a well-designed landscape
plan to improve the streetscape and complement the adjacent uses.

7. Unique nature of the property, use and/or development’s physical
characteristics.

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
Applicant Response: The site has been designed to complement the
future adjacent apartment complex with a shared entry to the site to
the north. The applicant has worked extensively with staff to ensure
high-quality design and architecture.

PLANNING DIVISION RECOMMENDATION

After thorough review of the proposed development, Staff is supportive
of Conditional Use Permit Case P-25-46-CUP and respectfully recommends
to the Commission a favorable recommendation to the City Council,
subject to the conditions of approval noted below. As always,
Commissioners may suggest changes or additional conditions they
believe will enhance the proposed project.

RECOMMENDED MOTION

I move that the Planning and Zoning Commission recommend to the Apache
Junction City Council the approval of the proposed Conditional Use
Permit Case P-25-46-CUP, a request by Reese Anderson of & Lake, PLC on
behalf of Bela Flor Communities, for a 210-unit, three–story
residential rental community, located near the northeast corner of
Idaho Road and Junction Street, zoned City Center (“B-3”), subject to
the following conditions of approval:

1)
The project shall be developed in accordance with the plans and
staff comments attached and associated with case P-25-46-CUP,
associated Design Review Case No. P-25-47-DR, and all the
provisions of the Zoning Ordinance and city codes applicable to
this case.

2)
The proposed development will not be age-restricted.

3)
Landscaping along Idaho Road shall be coordinated with the future
development to the north to ensure a cohesive and unified
streetscape design.

4)
Landscape, screening and irrigation improvements, planted within
a minimum 10-foot deep strip inside the net property line along
the west perimeter of the property along Idaho Road (west) and
the Junction Street alignment (south) shall be provided in
compliance with the city’s landscape and screening requirements
contained in Apache Junction City Code, Volume II, Land
Development Code, Chapter 1, Zoning Ordinance, Article 1-8,
Landscape Regulations. All required trees along Idaho Road shall
be 36” box and all others shall be a minimum of 24” box. All
required shrubs shall be 5-gallon in size.

5)
Landscape and irrigation improvements that are located within the
Idaho Road and Junction Street right-of-way must comply with the
Apache Junction Public Works requirements including the spacing

“Bella Norte” Case P-25-46-CUP
Planning and Zoning Commission Staff Report
August 25, 2026
away from streetlights. Maintenance, replacement, and possible
relocation of the landscaping within the adjacent right-of-way
shall remain the responsibility of the property owner and their
successors per the standards contained in Apache Junction City
Code, Volume II, Land Development Code, Chapter 1, Zoning
Ordinance, Article 1-8, Landscape Regulations.

6)
All applicable permits shall be applied for and plans shall be
designed to current city codes prior to any lot grading or
construction.

7)
The developer’s engineer shall meet the civil engineering
improvement plans and document requirements, as outlined in the
previously provided pre-application and review comments and in
accordance with the city’s approved engineering standards that
are in effect at the time of plan submittal.

8)
All common and amenity areas within the proposed development,
including perimeter walls and fences, and interior and exterior
common area landscaping, shall be owned and maintained in good
condition at all times by the developer or owner of the community
or property management company.

9)
Apartment management will participate in the Apache Junction
Crime Free Multi-Housing Program and shall provide proof of such
participation to the development services department director or
designee on the anniversary of the grand opening each year.

10)
Major deviations or proposed changes from the original plans
associated with this case will require a major CUP amendment. The
development services director or designee shall interpret the
proposed modification to be significant/major if, in the director
or designee’s opinion, the quality of project design is
diminished, and/or the overall character of the project is
contrary to the intent and spirit of the original city council
approval.

----------------------------------------------------------------

Attachments:
Exhibit #1 - Project Narrative
Exhibit #2 - Proposed Site Plan
Exhibit #3 – Proposed Landscape Plan
Exhibit #4 – Proposed Elevations
Exhibit #5 – Neighborhood Meeting Summary
Exhibit #6 – Traffic Memorandum April 9, 2026
Exhibit #7 – Parking Analysis
Exhibit #8 – Letters of Support

Conditional Use Permit, Site Plan &
Design Review Project Narrative

Bella Norte Apartments
NEC of Junction Street & Idaho Road

Property Owner
88 North QOZB LLC
1635 N. Greenfield Road, Ste 115
Mesa, AZ 85205
480-553-7236
Contact: Bela Flor Communities

Developer
Bela Flor Communities
1635 N. Greenfield Road, Ste 115
Mesa, AZ 85205
480-553-7236
Contact: Hudd Hassell

Engineering & Planning
EPS Group, INC.
1130 N. Alma School, Ste 120
Mesa, AZ 85201
480-503-2250
Contact: Brian Nicholls

Applicant
Pew & Lake, PLC.
1744 S. Val Vista Drive Ste 217
Mesa, AZ 85204
480-461-4670
Contact: Reese Anderson and Sarah Prince

October 21, 2025

EX.1 P-25-46-CUP Project Narrative

Introduction
EPS Group, Inc., on behalf of Bela Flor Communities (Developer), submits this Conditional Use Permit,
Site Plan and Design Review request to allow for the approval of a high density multiple-family
residential for-rent development. The ±9.31-gross acre site lies on the northeast corner of Junction
Street and Idaho Road within the City of Apache Junction, Arizona and is identified as a Pinal County
Assessor Parcel Numbers (APNs): 101-19-025A, a portion of 101-19-023A and 101-19-015E.
Proposed Development
The undeveloped, vacant land is currently zoned City Center commercial (B-3). The site is within the
Downtown Mixed Use land use area in the Apache Junction 2020 General Plan. The proposed
development will consist of 210 apartment units with a gross density of 22.6 dwelling units per gross
acre. The site will feature 10, 21-unit apartment buildings ringing a large courtyard and amenity
building.
Project Data
A.P.N.
101-19-025A; -023A (portion); & -015E (portion)
Current Land Use
Vacant/Undeveloped
General Plan Land Use
Designation
Downtown Mixed Use
Existing Zoning District
B-3
Proposed Zoning District
B-3 with Conditional Use Permit
Gross Area
9.31-Acres
Net Area
9.31-Acres
No. of Units
210 Units
Gross Density
22.6 DU/AC
Current & Proposed Zoning
The current zoning for these parcels is B-3 City Center Commercial, which allows for multi-family
residential with a conditional use permit. This aligns with the City’s Downtown Mixed Use land use
designation in its 2020 General Plan and its stated goal of providing residential development in a
walkable, downtown area.
Surrounding Land Uses
The development is proposed on a vacant lot near the center of Apache Junction. It is surrounded by
vacant land on three sides and borders the Old West Marketplace to the south.

Existing Land Use Classification
Existing Zoning
Existing Use
South
Downtown Mixed Use
B-3
Old West Marketplace
North
Downtown Mixed Use
B-3
Undeveloped
East
Downtown Mixed Use
B-3
Undeveloped
West
Downtown Mixed Use
B-3
Undeveloped

Existing Land Use Classification
Existing Zoning
Existing Use
Site
Downtown Mixed Use
B-3
Undeveloped
Conditional Uses Permit
Conditional uses are those uses that are generally compatible with the land uses permitted by right
in a zoning district, but which require individual Planning and Zoning Commission and in some cases,
City Council review and approval of a conditional use permit (“CUP”) due to such uses location, design,
operation and configuration along with the imposition of conditions in order to ensure the
appropriateness of the use at a particular location. The proposed uses of multi-family in the B-3
Zoning District requires a CUP.
In analyzing a CUP, the deciding authority should consider the following factors:
(a)
Adequacy of roadways, off-street parking, public facilities and services to
accommodate the proposed use;
 There are adequate roadways, off-street parking, public facilities and services
to accommodate the residential community.
(b)
Negative impacts arising from the emission of odor, dust, gas, noise, lighting,
vibration, smoke, heat or glare;
 The proposed development will not create odor, dust, gas, noise, lighting,
vibration, smoke, heat or glare that will affect the surroundings.
(c)
Contribution to the deterioration of the neighborhood or the negative impact on
neighborhood property values;
 The project will contribute to improving the neighborhood by providing a high-
quality housing option at market rate. The community will not have a negative
impact on neighborhood property values.
(d)
Compatibility with surrounding uses and structures;
 The site will be surrounded by other residential uses, therefore the proposed
development is compatible.
(e)
Conformance with the General Plan and city policies;
 The site is in conformance with the General Plan Downtown Mixed-Use
designation as the General Plan lists office, retail and residential uses as
supported land uses. Also, it is located within the “Strategic Residential Infill”
area of the Downtown Master Plan.
(f)
Screening and buffering of uses; and
 The development provides a well-designed landscape plan to improve the
streetscape and complement the adjacent uses.
(g)
Unique nature of the property, use and/or development’s physical characteristics.
 The site has been designed to complement the future adjacent apartment
complex with a shared entry to the site to the north. The applicant has worked
extensively with staff to ensure high-quality design and architecture.

The Bella Norte project has adequate roadways, public facilities, does not propose negative impacts,
is compatible with the surrounding uses, complies with the General Plan and City policies, and
provides screening and buffering. The above-mentioned factors are satisfied and ensure the projects
compatibility.
Requested Deviations
The Bella Norte project includes minor deviations to standard street section requirements for Idaho
Road and Junction Street (sections provided to the City for review prior to submittal). On Junction,
we are requesting adjustments to the pavement section, trail width, and sidewalk placement within
the Right of Way. For Idaho Road, the deviation pertains only to the trail and sidewalk, where the
standard meandering layout is not feasible due to space constraints and existing infrastructure.
Importantly, the existing sidewalk on Idaho will remain undisturbed.
Additionally, we are requesting a parking reduction supported by a completed study by Southwest
Traffic Engineers, which is part of this submittal. The SWTE parking study shows that the project’s
proposed 408 spaces for 210 units exceed both the actual demand and nearby jurisdictional
standards. We believe these deviations are modest, contextually appropriate, and supported by
sound planning rationale, as discussed in detail in the Parking Study and summarized below.
The Apache Junction standard parking rate for multi-family development results in a requirement of
453 parking spaces, corresponding to an expected deficit of 48 parking spaces. According to the ITE
parking demand data, the project is expected to have a parking surplus of 141 parking spaces. The
ULI peak parking demand data indicates a 38-parking space surplus for the project. The same site
would be considered to have adequate parking based on the requirements of several nearby
jurisdictions. Table 3 on the next page shows the nearby jurisdictions, the minimum parking
requirements in the jurisdiction, and the resulting parking surplus that would exist at the site with the
proposed 408 parking spaces. Table 3 shows that the Bella Norte apartment project would have a
parking surplus between 18 and 141 parking spaces based on the ITE, ULT, Phoenix, EL Mirage, or
Goodyear parking standards.
Table 3 – Parking Surplus Expected Compared to Nearby Jurisdictions
Jurisdiction
Minimum Parking
Spaces Required
Proposed Parking
Spaces
Parking
Surplus/Deficit
Apache Junction
453
408
48 Deficit
ITE
312
408
141 Surplus
ULT
415
408
38 Surplus
Phoenix
315
408
93 Surplus
El Mirage
336
408
72 Surplus
Goodyear
390
408
18 Surplus
Conclusion
We respectfully request your favorable consideration of the submitted documents and look forward
to working with the City to implement this exciting new development.

AVI LOOP
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N89°37'03"E 654.75'
S0°22'51"E 619.23'
N0°14'10"W 599.22'
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
60.5'
B/C
21.0'
B/C
15.4'
B/C
50.0'
R/W
44.0'
B/C
SIGHT
DISTANCE
LINE
SIGHT DISTANCE LINE
N IDAHO ROAD
REFUSE COMPACTOR
RECYCLE BIN
AMENITY
BUILDING
GATE KEYPAD
GATED ENTRY
GATED ENTRY
18.0'
9.0'
18.0'
9.0'
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B/C
18.0'
25.0'
9.0'
18.0'
9.0'
9.0'
9.0'
10.0'
B.S.L.
5.0'
B.S.L.
15.0'
B.S.L.
APN: PENDING
BELA FLOR ENTERPRISES LLC
ZONING: B-3
APN: PENDING
BELA FLOR
ENTERPRISES LLC
ZONING: B-3
APN: 10119023B
SKYLINE QOZB LLC
ZONING: B-3
APN: 101190130
BELA FLOR
ENTERPRISES LLC
ZONING: B-3
APN: 10119015B
BELA FLOR
ENTERPRISES LLC
ZONING: B-3
18.0'
28.5'
29.1'
9.0'
25.0'
25.0'
27.0'
B/C
27.0'
B/C
34.1'
B/C
MAINTENANCE
BUILDING
POOL
COURTYARD /
SEATING AREA
5.0'
S/W
5.0'
S/W
5.0'
S/W
5.0'
S/W
5.0'
S/W
5.0'
S/W
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12
27.0'
B/C
18.0'
18.0'
18.0'
9.0'
19.4'
5.0'
S/W
MAILBOXES
5.0'
S/W
10.0'
TRAIL
10.0'
TRAIL
5.0'
S/W
TURNING RADII
35' & 55' (TYP.)
TURNING RADII
35' & 55' (TYP.)
TURNING RADII
35' & 55' (TYP.)
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
24-0751
Bella Norte Apartments
Apache Junction, Arizona
BPM
LFT
24-0751
of 2
1
1ST SUBMITTAL - APRIL 22, 2025
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
30
scale: 1" = 30'
0
30
60
feet
2ND SUBMITTAL - JULY 25, 2025
3RD SUBMITTAL - OCTOBER 3, 2025
4TH SUBMITTAL - MARCH XX, 2026
1
SP01
Site Plan
PROJECT TEAM
PROJECT DATA
VICINITY MAP
APN:
101-19-025A; -023A (PORTION); -015E (PORTION)
EXISTING GENERAL PLAN:
DOWNTOWN MIXED USE
EXISTING ZONING:
B-3
PROPOSED ZONING:
B-3 WITH CUP
GROSS ACRES:
± 9.31 ACRES (405,721 SF)
NET ACRES:
± 9.31 ACRES (405,721 SF)
NO. BUILDINGS:
10 APARTMENT BUILDINGS
DENSITY:
22.56 DU/AC
OPEN SPACE PROVIDED:
3.58 AC (155,854 SF) / 38.4%
CIVIL ENGINEER, LANDSCAPE
ARCHITECT, PLANNER:
EPS GROUP, INC.
1130 N ALMA SCHOOL RD., STE 120
MESA, AZ 85201
TEL: (480) 503-2250
CONTACT: BRIAN NICHOLLS
email: brian.nicholls@epsgroupinc.com
DEVELOPER:
BELA FLOR COMMUNITIES
1635 N. GREENFIELD RD., STE 115
MESA, AZ 85205
TEL: (480) 553-7236
CONTACT: MR. HUDD HASSELL
email: hudd@belaflor.com
NTS
BROADWAY AVE
JUNCTION STREET
SUPERSTITION BLVD
IDAHO ROAD
ROYAL PALMS (ALIGNMENT)
TOMAHAWK ROAD
SITE
SITE PLAN
FOR
BELLA NORTE APARTMENTS
A PORTION OF THE NORTHWEST CORNER OF SECTION 21, TOWNSHIP 1 NORTH,
RANGE 8 EAST OF THE GILA AND SALT RIVER MERIDIAN, PINAL COUNTY, ARIZONA
MATCH SHEET 2
UNIT COUNTS
BUILDING TYPE
TYPE 1
TYPE 2
TOTALS
1-BED UNITS
PER BUILDING
6
6
2-BED UNITS
PER BUILIDNG
15
9
3-BED UNITS
PER BUILDING
0
6
UNITS PER
BUILDING
21
21
NO. BUILDINGS
6
4
10
TOTAL 1-BED
UNITS
36
24
60
TOTAL 2-BED
UNIITS
90
36
126
TOTAL 3-BED
UNITS
0
24
24
TOTAL UNITS
126
84
210
SITE PARKING
REQUIRED
1 BR (1.5/UNIT)
90
2+BR (2/UNIT)
300
GUEST (0.3/UNIT)
63
ACCESSIBLE
9 (INCLUDED IN ABOVE GUEST TOTAL)
TOTAL REQUIRED:
453 SPACES
PROVIDED
SURFACE (GUEST)
198
SURFACE (COVERED)
210
ELECTRIC VEHICLE
24 (INCLUDED IN ABOVE SURFACE TOTAL)
ACCESSIBLE*
9 (INCLUDED IN ABOVE SURFACE TOTAL)
TOTAL PROVIDED:
408 SPACES
* 9 ACCESSIBLE STALLS ARE REQUIRED AS A PORTION OF THE TOTAL PARKING. AN
ADDITIONAL 5 ASSIGNED ACCESSIBLE STALLS ARE REQUIRED FOR ANSI COMPLIANT
UNITS. THE 5 ASSIGNED STALLS ARE PROVIDED WEST OF BUILDING 7.
BIKE PARKING REQUIRED
REQUIRED:
6 SPACES + 2 PER 40 REQUIRED VEHICLE SPACES
6 SPACES + 23 SPACES = 29 SPACES
PROVIDED:
30 SPACES
B-3 ZONE DEVELOPMENT REGULATIONS
ZONING CODE
PROPOSED
MAXIMUM DENSITY:
40 DU/AC
22.56 DU/AC
MAXIMUM HEIGHT:
60'
40'
SETBACKS:
FRONT (IDAHO ROAD)
0'
15'
FRONT (JUNCTION STREET)
0'
10'
INTERIOR SIDE
5'
5'
STREET SIDE
0'
10'
REAR
5'
10'
FRONT (FROM PARKING)
10'
10'
PLANTING STRIP ALONG R/W
10'
10'
UNIT & BEDROOM COUNTS
EX.2 P-25-46-CUP-Site Plan

78.7'
135.0'
78.7'
130.0'
SAFETY
LOOP
EXIT LOOP
OPTICAL
SENSOR AND
KNOX F.D.
KEY SWITCH
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (1 OF 2)
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (2 OF 2)
2
3
4
5
7
8
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
S0°22'51"E 619.23'
S89°37'09"W 636.31'
N45°18'31"W
28.25'
N0°14'10"W 599.22'
27.0'
B/C
40.0'
R/W
40.0'
R/W
24.0'
B/C
24.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
27.0'
B/C
25.0'
B/C
50.0'
R/W
32.7'
B/C
SIGHT DISTANCE LINE
SIGHT DISTANCE LINE
E JUNCTION STREET
N IDAHO ROAD
GATED ENTRY
(RESIDENTS
ONLY)
18.0'
18.0'
9.0'
18.0'
18.0'
18.0'
18.0'
9.0'
18.0'
9.0'
9.0'
18.0'
18.0'
18.0'
18.0'
9.0'
18.0'
18.0'
18.0'
9.0'
9.0'
15.0'
B.S.L.
10.0'
B.S.L.
10.0'
B.S.L.
APN: 10119023B
SKYLINE QOZB LLC
ZONING: B-3
29.1'
25.0'
DOG PARK
COURTYARD /
SEATING AREA
PICKLEBALL
COURTS
5.0'
S/W
5.0'
S/W
5.0'
S/W
5.0'
S/W
5.0'
S/W
10
10
12
9
5
12
11
9
7
8
5
5
12
9
8
11
10
12
10
9
11
12
12
27.0'
B/C
18.0'
18.0'
TOT LOT &
RAMADA
EX. 5.1'
S/W
5.0'
S/W
6.0'
S/W
5.0'
S/W
10.0'
TRAIL
10.0'
TRAIL
8.0'
TRAIL
8.0'
TRAIL
5.0'
S/W
TURNING RADII
35' & 55' (TYP.)
TURNING RADII
35' & 55' (TYP.)
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
24-0751
Bella Norte Apartments
Apache Junction, Arizona
BPM
LFT
24-0751
of 2
1
1ST SUBMITTAL - APRIL 22, 2025
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
30
scale: 1" = 30'
0
30
60
feet
2ND SUBMITTAL - JULY 25, 2025
3RD SUBMITTAL - OCTOBER 3, 2025
4TH SUBMITTAL - MARCH XX, 2026
2
SP02
Site Plan
MATCH SHEET 1
TYPICAL BUILDING DETAILS
BUILDING TYPE 1 (BLDGS 1, 3, 5, 6, 8 & 9)
BUILDING TYPE 2 (BLDGS 2, 4, 7 & 10)

Apache Junction, Arizona
BELLA NORTE
DEVELOPER:
BELA FLOR ENTERPRISES, LLC
1635 N. Greenfield Road
Mesa, AZ 85205
(480) 553 - 7236
Contact: Hudd Hassell
hudd@belaflor.com
PLANNER:
EPS GROUP, INC.
1130 N. Alma School Road, Suite 120
Mesa, AZ 85201
TEL: (480) 503-2250
Contact: Brennan Maher
Brennan.Maher@epsgroupinc.com
CIVIL ENGINEER:
EPS GROUP, INC.
1130 N. Alma School Road, Suite 120
Mesa, AZ 85201
TEL: (480) 503-2250
Contact: Brian Nicholls, PE
Brian.Nicholls@epsgroupinc.com
LANDSCAPE ARCHITECT:
EPS GROUP, INC.
1130 N. Alma School Road, Suite 120
Mesa, AZ 85201
(480) 503-2250
Contact: Aliza Sabin, RLA LEED AP
Aliza.Sabin@epsgroupinc.com
Preliminary Landscape Design Package
April 22, 2025
BROADWAY AVENUE
IDAHO ROAD
SUPERSTITION BLVD
TOMAHAWK ROAD
JUNCTION STREET
ROYAL
PALM ROAD
WINCHESTER
ROAD
SCENIC STREET
VICINITY MAP
SITE
July 25, 2025
November 6, 2025
April 1, 2026
EX.3 P-25-46-CUP-Landscape Plan

E
E
E
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
COMPACTOR
TRASH
CONTAINER
AREA
SAFETY
LOOP
EXIT LOOP
AVI LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
EXIT
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
EXIT
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
VISITOR CALL BOX /
KEYPAD
GATE OPENER
GATE OPENER
GATE OPENER
GATE OPENER
OPTICAL
SENSOR AND
KNOX F.D.
KEY SWITCH
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (1 OF 2)
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (2 OF 2)
36'-0"
9'-0"
36'-0"
9'-0"
36'-0"
9'-0"
32'-0"
9'-0"
9'-6"
36'-0"
15'-0"
35'-3"
15'-0"
35'-3"
36'-0"
9'-0"
36'-0"
9'-0"
36'-0"
9'-0"
18'-0"
9'-0"
9'-0"
9'-0"
36'-0"
18'-0"
6'-0"
9'-0"
35'-8"
17'-8"
1
2
3
4
5
6
7
8
9
10
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
KEYNOTES
POOL & SPA
1
2
3
4
5
PLAYGROUND
PICKLEBALL COURTS
DOG PARK
6
7
8
9
TURF
RAMADA W/ PICNIC TABLES AND BBQS
BOCCE COURT
CORNHOLE LAWN
OUTDOOR LOUNGE
BROADWAY AVENUE
IDAHO ROAD
SUPERSTITION BLVD
TOMAHAWK ROAD
JUNCTION STREET
ROYAL
PALM ROAD
WINCHESTER
ROAD
SCENIC STREET
L-1.01
Illustrative Landscape Plan
SITE
1
2
3
4
5
6
6
7
8
9
5
10
11
ENTRY MONUMENT
DIRECTIONAL SIGNAGE
10
11
12
OUTDOOR FITNESS PATIO
12
N. IDAHO RD
E. JUNCTION ST
13
CLUBHOUSE / LEASING CENTER
14
MAIL CENTER
15
POOL RESTROOM
16
VEHICULAR ENTRY GATE
13
14
15
16
16
16
17
TRASH ENCLOSURE
18
COVERED PARKING
17
18
18
18
18
18
18
18
18
18
18
18
18
18
18
18
18
SCALE: 1" = 40'-0"
0'
20'
40'
80'
19
MULTI USE TRAIL
19
19
19
20
21
BIKE RACK
21
21
21
PROJECT DATA
APN:
101-19-025A; -023A (PORTION); -015E (PORTION)
EXISTING GENERAL PLAN:
DOWNTOWN MIXED USE
EXISTING ZONING:
B-3
PROPOSED ZONING:
B-3 WITH CUP
GROSS ACRES:
± 9.31 ACRES (405,721 SF)
NET ACRES:
± 9.31 ACRES (405,721 SF)
NO. BUILDINGS:
10 APARTMENT BUILDINGS
DENSITY:
22.56 DU/AC
OPEN SPACE PROVIDED:
3.58 AC (155,854 SF) / 38.4%
UNIT COUNTS
BUILDING TYPE
TYPE 1
TYPE 2
TOTALS
1-BED UNITS PER
BUILDING
6
6
2-BED UNITS PER
BUILIDNG
15
9
3-BED UNITS PER
BUILDING
0
6
UNITS PER
BUILDING
21
21
NO. BUILDINGS
6
4
10
TOTAL 1-BED
UNITS
36
24
60
TOTAL 2-BED
UNIITS
90
36
126
TOTAL 3-BED
UNITS
0
24
24
TOTAL UNITS
126
84
210
SITE PARKING
REQUIRED
1 BR (1.5/UNIT)
90
2+BR (2/UNIT)
300
GUEST (0.3/UNIT)
63
ACCESSIBLE
9 (INCLUDED IN ABOVE GUEST TOTAL)
TOTAL REQUIRED:
453 SPACES
PROVIDED
SURFACE (GUEST)
198
SURFACE (COVERED)
210
ELECTRIC VEHICLE
12 (INCLUDED IN ABOVE SURFACE TOTAL)
ACCESSIBLE*
9 (INCLUDED IN ABOVE SURFACE TOTAL)
TOTAL PROVIDED:
408 SPACES
* 9 ACCESSIBLE STALLS ARE REQUIRED AS A PORTION OF THE TOTAL PARKING. AN
ADDITIONAL 5 ASSIGNED ACCESSIBLE STALLS ARE REQUIRED FOR ANSI COMPLIANT
UNITS. THE 5 ASSIGNED STALLS ARE PROVIDED WEST OF BUILDING 7.
UNIT & BEDROOM COUNTS
NOTE:
1.
PARKING ISLANDS = 3,788 SQFT
2.
ALL SHRUBS, PLANTS, AND BUSHES SHALL BE LOCATED A MINIMUM OF
THIRTY-SIX INCHES (36") FROM ALL PUBLIC STREETLIGHTS, TRAFFIC SIGNAL
POLES, TRAFFIC SIGNAL CABINETS, AND PULL BOXES IN THE RIGHT OF WAY.
ALL TREES, CACTI, CREEPING/VINING GROUND COVER, AND PLANTS SHALL BE
LOCATED A MINIMUM OF TWENTY FEET (20') FROM OUTSIDE BASE OF THE
TREE/PLANT TO ALL PUBLIC STREETLIGHTS, TRAFFIC SIGNAL POLES, TRAFFIC
SIGNAL CABINETS, AND PULL BOXES IN THE RIGHT OF WAY.
3.
A NATIVE PLANT PROTECTION AND PRESERVATION PLAN AND NOTICE OF
INTENT IS REQUIRED AT CONSTRUCTION DOCUMENT ('CD') SUBMITTAL OR
PRIOR TO CLEARING/GRADING THE PROPERTY
PEDESTRIAN GATE
20
20
20
20
20
20
20
20
20
20
VICINITY MAP
22
LANDSCAPE BENCH
22
22
22
22
22
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
Note: All trees along Junction Street to be 36" Box

EV
COMPACTOR
TRASH
CONTAINER
AREA
E
AVI LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
EXIT
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
EXIT
LOOP
SAFETY
LOOP
CENTER
LOOP
SAFETY
LOOP
VISITOR CALL BOX /
KEYPAD
GATE OPENER
GATE OPENER
GATE OPENER
GATE OPENER
IDAHO ROAD
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
PLANT LEGEND
TREES
SHRUBS/ACCENTS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
Acacia anura
Mulga
36" Box
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-2.01
Primary Entry Enlargement Plan
KEYNOTES
ENTRY MONUMENT
1
2
3
SIGHT DISTANCE LINE
PRIMARY THEME WALL w/ COLUMNS
1
2
2
3
4
4
5
6
6
7
8
4
5
6
VEHICULAR GATE
FULL VIEW FENCE
PEDESTRIAN GATE
7
EQUIPMENT BUILDING
8
TRASH ENCLOSURE
SHRUBS/ACCENTS
COMMON NAME
SIZE
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
GROUNDCOVERS
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
8
9
ENTRY GATE KEY PAD
9
5
3
10
10' WIDE MULTI-USE TRAIL
10
11
DIRECTIONAL SIGNAGE
11

SAFETY
LOOP
EXIT LOOP
OPTICAL
SENSOR AND
KNOX F.D.
KEY SWITCH
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (1 OF 2)
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (2 OF 2)
JUNCTION STREET
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
KEYNOTES
PEDESTRIAN GATE
1
2
3
4
SIGHT DISTANCE LINE
VEHICULAR GATE
PRIMARY THEME WALL w/ COLUMN
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-2.02
Junction Street Exit Only Enlargement Plan
1
1
2
2
3
4
8' WIDE MULTI-USE TRAIL
5
5
5
6
FULL VIEW FENCE
6

GATE OPENER
GATE OPENER
E
E
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
KEYNOTES
POOL
1
2
3
4
5
SPA
LANDSCAPE PLANTER
POOL UMBRELLA
CHAISE LOUNGES
6
7
8
9
SHADE STRUCTURE
RESTROOMS AND POOL EQUIPMENT BUILDING
SIDEWALK PATHWAY
ARTIFICIAL TURF
10
11
TRASH RECEPTACLE
CLUBHOUSE
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-3.01
Pool Amenity Enlargement Plan
1
2
3
3
3
4
4
5
5
5
6
7
8
9
10
10
11
POOL AMENITY
12
MAIL CENTER
12
13
PEDESTRIAN GATE
13
13
13
13
13
14
FITNESS PATIO
14
Note: Images shown for design intent only.
15
BIKE RACK
15
16
CAFE TABLE
16
16
8
8

EV
EV
EV
EV
E
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
KEYNOTES
1
2
3
4
5
SIDEWALK PATHWAY
TURF
20' x 40' RAMADA W/ PICNIC TABLES
6
7
BBQ GRILLS
LANDSCAPE BENCH
TRASH RECEPTACLE
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-3.02
Secondary Amenity Enlargement Plan
LOUNGE AREA
BOCCE BALL COURT
CORNHOLE COURT
OUTDOOR LOUNGE WITH FIREPIT
8
9
10
1
2
3
4
5
6
7
8
9
9
10
10
ACTIVE TURF AREA
CORNHOLE COURT
BOCCE BALL COURT
RAMADA
OUTDOOR LOUNGE AREA WITH FIREPIT
Note: Images shown for design intent only.
11
BIKE RACK
11
12
PET WASTE STATION
12

EV
EV
EV
EV
SAFETY
LOOP
EXIT LOOP
OPTICAL
SENSOR AND
KNOX F.D.
KEY SWITCH
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (1 OF 2)
LIFTMASTER
GATE OPERATOR
WITH BATTERY
BACKUP (2 OF 2)
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
KEYNOTES
1
2
3
4
5
LANDSCAPE BENCH
TRASH RECEPTACLE
PICKLEBALL COURTS W/ FENCING
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-3.03
Pickleball & Playground Amenity Enlargement Plan
6
7
20' x 20' RAMADA W/ PICNIC TABLES
PLAYGROUND WITH SHADE SAIL
VEHICULAR EXIT ONLY GATES
BBQ GRILLS
8
1
2
TURF
3
4
5
5
6
6
7
8
PICKLE BALL COURT
PLAYGROUND
RAMADA
Note: Images shown for design intent only.
9
BIKE RACK
9
10
PET WASTE STATION
10
10
9
5

Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
PLANT LEGEND
TREES
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
SCIENTIFIC NAME
SYMBOL
TURF
Cynodon dactylon 'Midiron'
Hybrid Bermuda
Sod
COMMON NAME
SIZE
COMMON NAME
SIZE
Pisctacia chinensis
Chinese Pistache
24" Box
Quercus virginiana 'Heritage'
'Heritage' Live Oak
24" Box
Ulmus parvifolia
Chinese Evergreen Elm
24" Box
Bougainvillea 'La Jolla'
Bougainvillea
5 Gal
Eremophila maculata 'Valentine'
'Valentine' Emu Bush
5 Gal
Nerium oleander 'Petite Pink'
Dwarf Pink Oleander
5 Gal
Muhlenbergia capillaris 'Regal Mist'
'Regal Mist' Muhly
5 Gal
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
Hesperaloe funifera
Giant Hesperaloe
5 Gal
Lantana x 'New Gold'
New Gold Lantana
1 Gal
Rosmarinus officinalis 'Huntington Carpet'
Trailing Rosemary
1 Gal
Lantana montevidensis
Trailing Purple Lantana
1 Gal
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 Gal
Aloe hybrid 'Blue Elf'
Blue Elf Aloe
5 Gal
Leucophyllum langmaniae 'Rio Bravo'
Rio Bravo Sage
5 Gal
Simmondsia chinensis 'Vista'
Compact Jojoba
5 Gal
Dasylirion wheeleri
Desert Spoon
5 Gal
Tecoma x 'Sunrise'
Sunrise Esperanza
5 Gal
Agave desmettiana
Smooth Agave
1 Gal
Caesalpinia pulcherrima
Red Bird of Paradise
5 Gal
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 Gal
Ruellia peninsularis
Desert Ruellia
5 Gal
Russelia equisetiformis
Coral Fountain
5 Gal
Olea europaea 'Wilsonii'
'Wilson' Olive
24" Box
Lantana x 'Dallas Red'
Dallas Red Lantana
5 Gal
Callistemon x 'Little John'
Dwarf Callistemon
1 Gal
Eremophila glabra 'Mingenew Gold'
'Mingenew Gold' Emu Bush
1 Gal
Leucophyllum zygophyllum 'Cimarron'
Cimarron Sage
5 Gal
Pisctacia lentiscus
Mastic Tree
24" Box
Phoenix dactylifera
Date Palm
16' Matched
SALVAGE PLANTS
Salvaged Saguaro
Salvaged Tree
"Desert Brown" Decomposed Granite
3/4" Screened - 2" depth
To match adjacent development
Acacia anura
Mulga
36" Box
KEYNOTES
CARPORT CANOPIES
1
2
3
4
5
SIDEWALK PATHWAY
DOG PARK CORRAL
DOG PARK TURF
DOG PARK FENCE
6
7
8
LANDSCAPE BENCH
TRASH RECEPTACLE
PET WASTE STATION
SCALE: 1" = 10'-0"
0'
5'
10'
20'
L-3.04
Dog Park Amenity Enlargement Plan
1
2
2
3
4
5
5
5
6
6
7
8
8
DOG PARK
9
THEME WALL
9

STUCCO POP-OUT,
COLOR B
3" PRECAST CONC. CAP
1'-0" H. HALO ILLUMINATED, PIN SET
STEEL SIGN LETTERING
BELLA NORTE
1'-5"
6'-6"
8'-2"
5'-0"
2'-0"
4"
3'-11"
3"
27'-4"
PRECAST CONCRETE CAP
8" x 8" x 16" STANDARD CMU BLOCK,
SAND FINISH STUCCO, COLOR A
1'-2"
1'-2"
FRONT ELEVATION
4" x 4" TERRACOTTA TILE,
(2 COURSE, ALL SIDES)
EQ.
1'-4"
2'-4"
EQ.
2"
4"
3"
1'-4"
1'-2"
EQ.
EQ.
DECORATIVE IRON DETAIL
W/ TERRACOTTA TILE
8" x 8" x 16" STANDARD CMU BLOCK,
SAND FINISH STUCCO, COLOR B
8" x 8" x 16" STANDARD CMU BLOCK,
SAND FINISH STUCCO, COLOR A
4" x 4" TERRACOTTA TILE,
(1 COURSE, ALL SIDES)
6'-0"
27'-3"
20'-0"
20'-8"
2'-0"
3'-4"
5'-0"
2"
2"
PRECAST CONCRETE CAP
8" x 8" x 16" STANDARD CMU BLOCK,
SAND FINISH STUCCO
3" PRECAST CONC. CAP
PLAN
2'-8"
SIDE ELEVATION
8
8
PRECAST CONCRETE CAP,
SEE FRONT ELEVATION
8 1
2" STEEL
ADDRESS NUMBER
1'-5"
6'-6"
8'-2"
1'-0" H.
STEEL SIGN LETTERING
STUCCO POP-OUT,
SEE FRONT ELEVATION
3" PRECAST CONC. CAP,
SEE FRONT ELEVATION
8" x 8" x 16"
STANDARD CMU BLOCK,
SAND FINISH STUCCO,
SEE FRONT ELEVATION
6'-0"
4" x 4" TERRACOTTA TILE,
(2 COURSE, ALL SIDES)
3"
4" x 4" TERRACOTTA TILE,
(1 COURSE, ALL SIDES)
4"
6'-8"
2'-4" SQ.
4" SQ. TERRACOTTA TILE
INSET w/ 14 ROUND
CONC ACCENT TRIM
IRON CROSS,
COLOR B
2" PRECAST CAP,
PRIMARY COLUMN
6" x 8" x 16"
STANDARD
CMU BLOCK,
SAND FINISH
STUCCO,
COLOR A
8" x 2" x 16"
CONC CAP
2"
ELEVATION
2'-0"
4'-6"
1'-4"
6"
6'-4"
8"
6'-0"
2" x 2" x 16 GAUGE
TUBE STEEL, COLOR C
1/2" x 1/2" x 16 GAUGE
TUBE STEEL PICKETS,
COLOR C
2" x 2" x 16" GAUGE TUBE
STEEL TOP AND BOTTOM
RAIL, COLOR C
4" O.C. MAX
8'-0" MAX
6'-0"
2"
MAX
FINISH
GRADE
ELEVATION
6'-2"
6'-0"
10'-0" MAX.
4" x 8" x 16"
SMOOTH
CMU,
COLOR B
8" x 8" x 16"
H-BLOCK
PILASTER
AT 10'-0"
O.C. MAX.
COLOR B
ELEVATION
ELEVATION
5'-4"
8'-0" O.C.
2"
5'-6"
REINFORCING
ARCHITECTURAL
'V' FOLD, 2
FOLDS TOTAL
2" SQ. x 12 GA.
STANDARD
POST
FINISHED
GRADE
2" x 6" MESH
DECORATIVE
METAL FENCE CAP
WIRE
BANDS
NOTE:
ALL STEEL TO BE COLOR C
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
L-4.01
Entry Monument & Wall Concept
1
ENTRY MONUMENT CONCEPT
Scale: 1/2" = 1'-0"
2
THEME WALL & COLUMN
Scale: 1/2" = 1'-0"
3
VIEW FENCE
Scale: 1/2" = 1'-0"
4
BUILDER WALL
Scale: 1/2" = 1'-0"
COLOR A
Color: Alabaster SW7008, Stucco-Monterey Finish,
by Sherwin Williams
COLOR B
Color: Accessible Beige SW7036,
Rusticated Stucco-Sand Finish, by Sherwin Williams
TERRACOTTA TILE
To match Architecture
Or Similar - Owner Selection
PRECAST CONCRETE CAP
Color: Nuss Brown, by Mesa Precast
5
DOG PARK FENCE
Scale: 1/2" = 1'-0"
COLOR C
Color: Iron Ore SW7069,
By Sherwin Williams

1
2
3
4
5
7
8
6
10
9
25.0'
28.4'
30.0'
28.5'
29.6'
30.0'
12.7'
25.6'
6.4'
25.0'
25.0'
5.0'
Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
SCALE: 1" = 40'-0"
0'
20'
40'
80'
L-5.01
Conceptual Wall Plan
WALLS LEGEND
SYMBOL
ITEM
BUILDER WALL (PAINTED)
VIEW FENCE
THEME WALL
THEME WALL & COLUMN
VIEW FENCE
BUILDER WALL (PAINTED)
THEME COLUMN
PEDESTRIAN GATE
*
*
*
*
*
*
*
*
*
*
*
*
PATIO THEME WALL
DOG PARK FENCE
DOG PARK FENCE

Bella Norte
Apache Junction, AZ
04.01.2026
24-0751
BBQ GRILL
By Wabash Valley, Model GR105N
Color: Black, Or Similar - Owner Selection
VICTOR STANLEY STEELSITES RB COLLECTION
Style: 6' Bench, Surface mount, RBF-28
Color: Black, Or Similar - Owner Selection
VICTOR STANLEY STEELSITES RB COLLECTION
Style: #SDC-36
Color: Black, Or Similar - Owner Selection
VICTOR STANLEY STEELSITES COLLECTION
Style: Surface Mount, FBF-56
Color: Black, Or Similar - Owner Selection
L-6.01
Site Funishings & Materials Board
TERRACOTTA TILE
To Match Architecture
Or Similar - Owner Selection
PRECAST CONCRETE CAP
Color: Nuss Brown
by Mesa Precast
COLOR A
Color: Alabaster SW 7008, Stucco-Monterey Finish,
by Sherwin Williams
COLOR B
Color: Accessible Beige SW 7036,
Rusticated Stucco-Sand Finish, by Sherwin Williams
COLOR C
Color: Iron Ore SW7069,
By Sherwin Williams

Big Idea House of Design LLC
BELLA NORTE APARTMENTS-ELEVATIONS
02/12/2026
EX.4 P-25-46-CUP Elevations & Floor Plans

3-3-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA

3-26-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA

3-3-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA

3-3-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA
CLUBHOUSE Left Elevation

3-3-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA
CLUBHOUSE Rear Elevation

3-26-2026
BELLA NORTE | APACHE JUNCTION, ARIZONA
CLUBHOUSE Right Elevation

3-26-2026

62'-0"
15'-9 1/2"
1'-6"
12'-0"
70'-6"
17'-6"
23'-4"
12'-8"
17'-0"
62'-0"
2'-4"
46'-2"
LEASING
OFFICE
12'-1" CLG

LOUNGE
AREA
12'-1" CLG

FITNESS
ROOM
12'-1" CLG

MAIL
CENTER
10'-1" CLG

COVERED
PATIO
12'-1" CLG

MAIN
ENTRY
12'-1" CLG

KITCHENETTE

HALL
10'-1" CLG

FIRE
ROOM
10'-1" CLG

JAN/
STOR
10'-1" CLG

14'-0"
17'-6"

TECH HUB
12'-1" CLG

13'-6"
1'-6"
6'-0"
70'-6"
18'-8 1/2"

PARCEL

POOL
GATE

14'-9"
1
2
3
4
5
6
14'-9"
16'-0"
UNISEX
RESTROOM
10'-1" CLG

3-26-2026
CLUBHOUSE | BELLA NORTE | APACHE JUNCTION, ARIZONA
www.feltengroup.com
2026
copyright
FLOOR PLAN
1/4" = 1'-0"

PLAN 3

PLAN 1

FIRE RISER
ROOM

5'-0"

PLAN 3

PLAN 2

PLAN 3

9'-0 1/2"

CORRIDOR

3080
8'-2"
38'-10"
78'-8"
9'-2"
39'-10"
CL
40'-0"
130'-0"
CL
CL
25'-0"
40'-0"
25'-0"
CL
8'-2"
30'-8"
78'-8"
39'-10"
CL
39'-6"
10'-3"
30'-6"
10'-3"
35'-6"
130'-0"
3'-0"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1'-2"
1'-2"
14'-11"
4'-3 1/2"
1'-0"
4'-0"
3-3-2026
www.feltengroup.com
2026
copyright
BUILDING 1 | BELLA NORTE | APACHE JUNCTION, ARIZONA
BUILDING 1
FIRST FLOOR PLAN
3/16" = 1'-0"

CORRIDOR

PLAN 3

PLAN 2

PLAN 1

PLAN 3

DN
10R/9T
DN
9R/8T
DN
10R/9T
DN
9R/8T
5'-0"
8'-2"
38'-10"
78'-8"
39'-10"
130'-0"
8'-2"
30'-8"
78'-8"
9'-2"
39'-10"
4'-0"
20'-0"
15'-6"
39'-6"
10'-3"
30'-6"
10'-3"
35'-6"
130'-0"
8"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1/2"
1'-2"
8"
1'-2"
4'-0"
3-3-2026
www.feltengroup.com
2026
copyright
BUILDING 1 | BELLA NORTE | APACHE JUNCTION, ARIZONA
BUILDING 1
SECOND / THIRD FLOOR PLAN
3/16" = 1'-0"

REF

60x32
DW

E
HB
REF

60x32
DW

DW
REF

60x32
TEMP
60x 32

DW
REF

60x32
TEMP
60x32

TEMP
60x32

REF
E
60x32

TEMP
60x32

REF
E
60x32
REF
TEMP
60x32
60x32

EGRESS
EGRESS
E

PLAN 4

PLAN 3

PLAN 1

5'-0"
44'-1"
134'-0"
25'-0"
39'-11"
25'-0"
8'-2"
4'-3 1/2"
8'-2"
30'-8"
78'-8"
11'-5"
19'-2 1/2"
9'-2"
39'-10"
11'-5"
14'-11"
9'-9 1/2"
30'-6"
9'-6"
35'-6"
4'-0"
8"
3'-0"
1/2"
1/2"
1/2"
1/2"
1'-2"
8"
1/2" 1/2"
1/2"
1/2"
44'-11 1/2"
1'-0"
135'-0"
38'-0"
1/2"
1/2"
40'-2"
78'-8"
6"
9'-0 1/2"

CORRIDOR

PLAN 2

9'-0 1/2"
24'-10"
3080
9'-0 1/2"
9"
1'-0"
FIRE RISER
ROOM

9"
3-3-2026
www.feltengroup.com
2026
copyright
BUILDING 2 | BELLA NORTE | APACHE JUNCTION, ARIZONA
BUILDING 2
FIRST FLOOR PLAN
3/16" = 1'-0"

E
HB

PLAN 4
ANSI TYPE A UNIT

PLAN 3
ANSI TYPE A UNIT

PLAN 2

PLAN 1

PLAN 1
ANSI TYPE A UNIT

5'-0"
9'-0 1/2"
9'-0 1/2"
44'-1"
134'-0"
25'-0"
4'-0"
39'-11"
25'-0"
8'-2"
7'-0"
1'-2"
30'-8"
78'-8"
9'-2"
39'-10"
9'-9 1/2"
30'-6"
10'-3"
35'-6"
4'-0"
1/2"
1/2"
1/2"
1/2"
1'-2"
1/2" 1/2"
1/2"
1/2"
44'-11 1/2"
135'-0"
38'-0"
1/2"
1/2"
40'-2"
2'-2"
78 8
6"

CORRIDOR

FIRE RISER
ROOM

4'-3 1/2"
14'-11"
3'-0"
3080
1'-0"
11'-5"
11'-5"
19'-2 1/2"
3-3-2026
www.feltengroup.com
2026
copyright
BUILDING 2 | BELLA NORTE | APACHE JUNCTION, ARIZONA
BUILDING 2
FIRST FLOOR PLAN - TYPE A
3/16" = 1'-0"

6080 SGD
TEMP
2668
2668
2668
2668
2668
3080 SC
2-2868

2068

6080 SGD
TEMP
2668
2668
2668
2668
2668
3080 SC
2-2868

2068

E
REF
TEMP
60x 32
60x32

PLAN 4

PLAN 3

PLAN 1

CORRIDOR

PLAN 2

DN
10R/9T
DN
9R/8T
DN
10R/9T
DN
9R/8T
5'-0"
44'-1"
134'-0"
25'-0"
39'-11"
25'-0"
8'-2"
6'-6"
1'-8"
30'-8"
78'-8"
39'-10"
9'-9 1/2"
30'-6"
11'-3 1/2"
34'-5 1/2"
4'-0"
8"
1/2"
1/2"
1/2"
1/2"
1'-2"
1/2" 1/2"
1/2"
1/2"
44'-11 1/2"
135'-0"
38'-0"
1/2"
1/2"
40'-2"
2'-2"
78'-8"
6"
9'-0 1/2"
3-3-2026
www.feltengroup.com
2026
copyright
BUILDING 2 | BELLA NORTE | APACHE JUNCTION, ARIZONA
BUILDING 2
SECOND / THIRD FLOOR PLAN
3/16" = 1'-0"

Bella Norte Neighborhood Meeting
June 24, 2025 at 6:00 pm
Multigeneration Center

Hosted by: Pew and Lake – Hudd Hassell
Attendees: See sign in sheets

Summary:
Mr. Pew started the meeting at 6:03pm and began by introducing the development team and presenting
the PowerPoint. At 6:15 pm, Mr. Pew opened the meeting for comments and questions. The questions
and responses provided by Mr. Pew and Mr. Hassell are outlined below. The meeting concluded at 6:54
pm after all attendees had an opportunity to communicate their comments and questions.
1. Where is the main entrance?

The primary entrance is on Idaho and the second entrance is on Junction. Hudd explained the
shared entry with the future development to the north.
2. Where does the junction entry align on the south?

The Junction entry is in line with Fry’s entry.
3. What do the X’s on site plan indicate?

The “X” indicates covered parking stalls.
4. Parking calculations: why are you asking for a reduction? You should add the EV and ADA
parking spaces to your provided calculation.
The parking reduction is typical for a MF development. We need to consider the people who
don’t drive etc. However, we want to keep residents happy by providing adequate parking. The
code requires 453 spaces and we are providing 408 (not including EV and ADA). Including ADA,
we provide a total of 429 spaces. Therefore, we are only requesting a reduction of 24 spaces
which we believe is adequate considering this is a downtown development that encourages
walkability. We will continue to work on the parking calculations with staff and our team to
ensure there is adequate parking for the site.
5. Are you committed to Crime free MF housing policy within Apache Junction? We require
annual police reports.
Yes. We are on board and committed to the safety of our residents and will provide annual
reports to the City.
6. Are there any concessions being asked for this development?

No.
7. GPLET – Explain to us? If the city says no, will it destroy the project?
Hard to say at this time. Most likely it is not a deal breaker. We need to prove that this is
beneficial to the city. We understand this question and the concern.
EX.5 P-25-46-CUP-Neighborhood Meeting Summary

8. How long will construction take? We need the people here right away to support our
economy in the summer.
We will begin building as soon as we have the necessary approvals. It is about 24 months start
to finish. We will not start until we know we can finish the entire project. We will not build one
building at a time and prolong the completion.
9. Who is the developer to the north?
Roers. They are considering a 3 story garden style development. That site will have slightly
more units because it is a bigger space.
10. Why aren’t you developing the site to the north?

We are working with other developers to provide different products and styles.
11. Do you have other variations on elevations?
We are working with staff on elevations and will continue to do so until we reach the desired
style of elevations.
12. What is the SF of units

The apartments range in size from 600-1400 sf depending on the number of bedrooms.
13. How many notices went out?
We provided notice to property owners within 300’. There was a total of 19 mailers sent out.
14. Would you consider mixed use?
No, not at this location. The location has to be a hyper urban environment. We don’t own land
in AJ that would call for mixed use.
15. How much is the average rent?
Our rents are about $2300 per month.
16. When do you want to rent your first unit?

We hope to build both skyline (adjacent site) and this site within a year of approval.

TECHNICAL MEMORANDUM

CivTech Inc. • 10605 North Hayden Road • Suite 140 • Scottsdale, AZ 85260
Office 480-659-4250 • Fax 480-659-0566
Date
April 9, 2026
TO

Karl Huish
Bela Flor Communities
FROM
Mike James, AICP
Senior Transportation Planner
CivTech Inc.
RE
Supplemental Traffic Analysis for Presentation Purposes:
Bella Norte, Skyline, and Future MF
CC
Hudd Hassell, Bela Flor Communities
Reese Anderson, Pew and Lake
Bill White, CivTech

This memorandum provides an update to the supplemental analysis of travel demand scenarios
contemplated in relation to the three developments proposed within the northeast quadrant of the
Idaho Road (SR 88) and Junction Street intersection in Apache Junction. This is a supplement to the
88-North Apartments Traffic Impact Study (CivTech, 2022) approved by the Arizona Department of
Transportation (ADOT) on November 14, 2022, and the projects referenced therein; now referred to
as Bella Norte, Skyline, and Future MF, respectively.

According to ADOT’s Average Annual Daily Traffic Report 2024 (which is the latest data available),
the section of Idaho Road from Old West Highway north carries 11,000 Average Annual Daily Trips
(AADT). While it is a busy section of roadway, it is similar to other 5-lane streets, including:
Superstition Boulevard at Pinyon Drive, 12,835 AADT (west of Meridian Drive); University Drive, just
east of Signal Butte Road, 15,054 AADT; and Brown Road just east of 96th Street, 11,891 AADT.
Each of these roadways is busy but exhibit acceptable capacity and traffic operations.

We wish to reiterate that Idaho Road, even with development of Wolff, Bella Norte, Skyline, and a
future MF Project, will remain at levels of service (LOS) B, C and D at all times, including peak hours.
LOS B, C and D are all completely acceptable according to all U.S., Arizona and local traffic
standards.

This impact of adding Bella Norte and a Future MF Project along Idaho Road will result in much less
traffic than other potential uses such as commercial, retail or office. In other words, these two
proposed projects will have—by far—the lowest traffic impact on Idaho Rd., compared to other
potential uses.

This memo update also looks at impacts of the Wolff/Apache Trails Multi-Family Residential project
located at Plaza Drive and Apache Trails. This project consists of 336 units of 1- and 2-bedroom units.
According to its Traffic Impact Analysis, 3rd Submittal, stamped March 21, 2025, prepared by EPS
Group, the Wolff project adds 8 additional AM peak hour trips, and 14 additional PM peak hour trips
making a right turn from Apache Trail North onto Idaho Road. This tiny number of trips does not impact
the LOS conclusions for Idaho Road.

EX.6 P-25-46-CUP Traffic Memorandum April 09 2026

Bella Norte - Supplemental Traffic Analysis
Page 2 of 10

Similarly, the Skyline project, located on Junction Street south of the site includes 100 units of 2-, 3-,
and 4-bedroom units. This project is approved and under construction. The original CivTech traffic
study includes a 3.5% growth factor for new projects in the study area. The Skyline trips are accounted
for with this growth factor applied to the background traffic.

Considering the additional impacts of the Wolff project (less than 15 trips in the PM peak hour), and
understanding that the Skyline, Bella Norte, and a Future MF Project are accounted for in this
supplemental memo, the level of service for each of the studied road segments and
intersections does not change or exceed City of Apache Junction LOS requirements. There
are no failing street sections or intersections. And, as demonstrated later in this memo, this residential
use is the least impactful option considering retail, commercial, and medical uses that could be
developed on the site.

This memo presents an analysis of development-related travel conditions to assist with a presentation
of relevant transportation conditions to the Apache Junction council. The analysis and memorandum
were developed promptly in response to transportation-related questions and concerns by the city
council.
DEVELOPMENT PROPOSAL
Encompassing 32.22-acres, the proposal includes three multifamily projects, Bella Norte, Skyline and
a Future MF Project. Collectively, these projects include 610 apartments developed in thirty low-rise
buildings. Access would be provided by a primary approach located on N. Idaho Road, two approaches
on E. Junction Street, and one on N. Winchester Road. SR 88, designated Idaho Road by the City, is
an ADOT road; E. Junction Street and N. Winchester Road are under the control of Apache Junction.

The November 2022 traffic impact study (TIS) addressed the impact of a 662-unit multifamily project
on 10 intersections and proposed development approaches, as grounded on review of a 2027 project
buildout year. This memorandum addresses a reduction of 52 units from the initial proposal and TIS.
Only signal timing and phasing optimization was proposed with the TIS to maintain acceptable
mobilities, a conclusion accepted by ADOT and the City. This TIS can be reviewed for further details
on analyses or methods.

Apache Junction Council members desire to better understand the transportation conditions related to
existing traffic conditions and the proposed projects. The applicants volunteered additional traffic
analyses to help address Council questions, which includes the following topics:
1. Review peak traffic conditions during the fall/winter travel season.
2. Review collision data and identify any potential safety issues along a segment of N. Idaho Road
near the proposed projects.
3. Review queue potentials for the northbound, N. Idaho Road “U” turn at Apache Trail Road, and
assess whether these projects will significantly increase the current occurrences.
4. Compare travel conditions of the current residential proposal with various land use scenarios,
including commercial or office could be developed on the site, as allowed per zoning code.
5. Compare conditions of the current proposal with a higher apartment density scenario allowed
by zoning code.

Bella Norte - Supplemental Traffic Analysis
Page 3 of 10

6. Revise LOS analyses for N. Idaho Road intersections with Apache Trail, Junction Street, and
Old West Highway based on seasonal forecasts that include the three projects.
WINTER TRAVEL DEMANDS
Intersection traffic counts were collected to support the originally approved TIS in June of 2022. City
Council members asked whether these counts were low, given reduction of seasonal occupants in
the region. Of most concern was reduced traffic on Idaho Road. To review this, an intersection count
was performed for Idaho Road/Junction Street on December 18, 2025, when seasonal occupants
were in the area, prior to school being let out for the Christmas holiday break. Counts were performed
between 7 AM to 9 AM and 4 PM to 6 PM so commute peak hours could be considered.

As expected, a comparison between current and prior counts confirmed that peak hour volumes are
higher in December versus June at this intersection. Overall, counts were noted to be about 62%
higher during the AM peak hour and 60% higher during the PM peak hour on Idaho Road. Counts
were noted to be 53% higher during the AM peak hour and 58% higher during the PM peak hour on
Junction Street. This differential was factored/considered when reviewing mobility performances for
study intersections, as discussed subsequently in this memorandum.

It should be noted that other contributing factors influence the difference between counts. These
factors include, but are not limited to, the generation of trips from recent developments built over the
last 3 years in the area. Also, higher-than typical activities occurring at the adjacent Fry’s shopping
center were due to counts being performed the week prior to Christmas. Historically, high traffic
occurs during the weeks before the holiday. Thus, given the timing of the counts, the week before
Christmas, the analysis in this memorandum likely overstates the amount of typical traffic during the
AM/PM peak hours in the winter months.

Regardless, the differential was enough to update the LOS for Idaho Road and Junction Street
intersections, considering elevated traffic counts. However, given contributing factors listed above,
the intersection volumes used to support this study should be considered conservative (high-end).
COLLISION DATA
A review of collision data was performed to address City Council questions regarding safety for drivers
along Idaho Road (SR 88). Per standard industry practice, 3-year collision data was reviewed for this
analysis. Most current, available data from ADOT was assembled for a period extending between
January 1, 2022, to December 31, 2024.

The study reviews collision histories for the Apache Trail Road, Junction Street, and Old West Highway
intersections with Idaho Road; also, for segments between these junctions. The resulting total collision
data is summarized with Table 1, also shown are severities and incident types. Noted in green is totals
per year and the average incidents per year. Shown in blue is severities and yellow is incident type.

Bella Norte - Supplemental Traffic Analysis
Page 4 of 10

Table 1. Summary Collision Data
Intersection
Total Collisions
Severities
Incident Type
Tot Avg 2022 2023 2024 Inj
Fat PDO SV Ang LT
RE HO SS Oth Ped Bike
Apache Trail Rd/Idaho Rd-SR 88
16
3.2
8
4
4
5
0
11
2
4
2
3
1
4
0
0
1
Junction Street/Idaho Rd-SR 88
3
1.0
1
1
0
0
1
2
0
1
1
0
1
0
0
0
0
Old West Highway/Idaho Rd-SR 88
40 13.3 10
17
13
9
0
31
2
13
5
3
2
10
5
0
0
Segment
Total Collisions
Severities
Incident Type
Tot Avg 2022 2023 2024 Inj
Fat PDO SV Ang LT
RE HO SS Oth Ped Bike
Idaho Rd, Apache Trail to Junction
4
1.3
3
0
1
2
0
2
1
0
1
1
0
1
0
0
0
Idaho Rd, Junction to Old West Hwy 14
4.7
9
3
2
2
0
12
1
7
3
2
0
1
0
0
0
- Tot: Total collisions in 3-year period.
- Avg: Average collisions per year.
- Inj: Collisions involving injuries.
- Fat: Collisions involving a fatality.
- PDO: Property damage only collisions.
- SV: A single vehicle incident usually involves a vehicle running off the
road, hitting a fixed object, or colliding with a parked vehicle.
- Ang: An angled incident involving a left or right-turning vehicle colliding
with another vehicle traveling through an intersection or driveway.
- LT: A left turning vehicle collides with a through vehicle in an intersection
or driveway approach.
- RE: A rear end collision that occurs when a closely following vehicle
strikes a proceeding stopped or turning vehicle.
- HO: A vehicle in an opposing lane crosses centerline resulting in a
collision with an oncoming vehicle.
- SS: A vehicle swipes the side of another vehicle traveling in the same or
opposite direction.
- Other: Typically addresses incidents that are not defined by the primary
categories noted prior.
- Ped: Refers to an incident involving one or more pedestrians.
- Bike: Refers to an incident involving one or more bicyclists.

Rationale for further analyses is highlighted when a high density of collisions is noted at a location or
along a roadway segment. A standard industry practice is to perform further analyses for a minor
intersection or road segment experiencing more than 5 collisions per year; this is typical of local roads
and collectors. A major intersection or road segment, typically an arterial or highway, is reviewed when
experiencing more than 10 collisions per year.

Per the consideration note above, only the intersection at Old West Highway and Idaho Road has
collision experiences that exceeds an average of 10 incidents per year. The other intersections and
road segments of focus do not have collision densities that surpass general thresholds. This is not to
say that the collisions noted are not important to the city; it is a way to affirm collisions do not exceed
what is typical and expected along roadways.

The next steps are to compare conditions with a comparable location, to assess whether this density
of incidents is unusual for Old West Highway, and to further examine severity conditions. The Ironwood
Drive junction with Old West Highway is a comparable location west of Idaho Road. By comparable,
this intersection is also signalized, has similar lane geometry and signal phasing, and has comparable
traffic volumes; both intersections support approximately 22,000 entering vehicles per day.

Collision data was collected for the 2022 to 2024 timeframe at the Ironwood Drive / Old West Highway
intersection. ADOT histories indicates a total of 58 collisions occurred over three years at a consistent
rate of about 19 collisions per year, and with a high injury rate (38% at 22 of 58 incidents). Given
comparable conditions, the number of incidents at this location exceeds those occurring at Idaho Road

Bella Norte - Supplemental Traffic Analysis
Page 5 of 10

/ Old West Highway, and with a lower injury rate (25% at 10 of 40
incidents). The Idaho Road / Old West Highway intersection does
not experience a collision or injury rate that exceeds those of a
comparable intersection along the route.

A review of severities is performed to help confirm whether an
unusual safety issue(s) is occurring at the intersection. There were 9
injury incidents and a fatality at the intersection; this represents a
25% casualty occurrence at this location. Even with a very
unfortunate fatality, this is a low rate, leading to a likely conclusion of
low speed and low impact incidents. A review of causal factors yields
no conclusion, given lack of any consistent occurrences relating to
incident type. Low severity issues with lack of causal factors confirm
the conclusion that occurrences are not unusual; project trips are not
likely to influence incidents at this location.

One more item of note is the location of incidents, as shown to the
right through illustration. There is a lack of collision density occurring
along Idaho Road adjacent to the project. This would be the site
access areas where generated trips could have the highest impact,
at/near Approach A or Junction Road. Yet the conclusion is a lack of
collisions for project trips to exasperate along Idaho Road; the
project should not precipitate atypical changes in these conditions.

Per the illustration, the highest concentration of road segment
collisions occurs from Fry’s driveway extending south to Old
Highway West; a function of turn movements accessing the shopping center. Project trips will primarily
be directed through this area, not unusually impacting turning movements outside of those few trips
working to access retail/commercial sites.
LAND DEVELOPMENT SCENARIOS

City officials contemplated the impact that different types of land use development would have on the
area, as compared with the current proposal. To address this question, five land use scenarios were
developed for review: the currently proposed three resident projects at currently proposed densities
(less 52-units from the approved TIS), maximum density residential, commercial/shopping, general
office, and healthcare. The traffic generated with each of these land use scenarios was determined
using equations and rates provided by the Trip Generation Manual (12th Edition, ITE, 2025).
Residential, Current Proposal and Maximum. The current proposal includes the development
of 610 apartment/rental units (Bella Norte, Skyline, Future MF project). B-3 zoning (where the
proposed Bella Norte and a Future MF project are located) allows residential densities of up to 40-
units per acre, with a minimum required density of 13 units per acre. Based on area/acreage, the
site could be developed with up to 1,228 units; double the total for the three projects, a unit count
that exceeds the current proposal by 618 units. Trips were estimated using ITE Land Use Code
220 for Low-Rise Multifamily Housing, which addresses buildings of three-floors or less.
Collision Location Illustration

Bella Norte - Supplemental Traffic Analysis
Page 6 of 10

Commercial/Retail. The site can support commercial development with allowances that includes
most retail uses except for large “big-box stores” and “warehouse clubs” like Walmart and Costco.
ITE Land Use Code 820 is a flexible application that addresses a wide range of retail development
scenarios. This was used to address the commercial/retail development potential of the site.
Building footprints tend to occupy between 20% and 30% of a site, the balance typically occupied
by parking, drainage and utility areas, and landscaping. A total building area of 355,000 square-
feet (sf) was assumed for the purpose of this scenario; this is over 25% of the total site area.
General Office. An equivalent facility area was assumed for office, 355,000 sf. ITE Land Use 710
for Geneal Office Building was used to predict site traffic, a land use that reflects “legal, accounting,
engineering, consulting, real estate, insurance, financial, or other professional services.”
Medical. ITE Land Use Code 720 Medical-Dental office building describes where “facility or clinic
with one more tenant that provide diagnoses and outpatient care on routine basis” are provided. A
facility area of 355,000 sf was also assumed for this review.
SCENARIO TRIP GENERATION
Summary trip generation for each of the land use scenarios is shown with Table 2. Noted in light green
is trip generation for the current land use proposal. Noted in light blue is the max-density residential,
shopping center, general office, and medical office/health care trip generation forecasts. Trips are
forecast for the AM and PM peak hours of the weekday.

Table 2. Scenario Trip Generation
Land Use Scenario
AM Peak Hour Trips
PM Peak Hour Trips
In
Out
Total
In
Out
Total
Current Proposal, Apartments
54
172
226
186
114
300
Scenario One: Max Density Apartments
106
337
443
370
227
597
Scenario Two: Shopping Center
217
132
349
597
622
1,219
Scenario Three: General Office
367
51
418
61
322
383
Scenario Four: Medical Office/Healthcare
582
164
746
392
916
1,308

Conclusions drawn from a comparison of current versus potential trip generation totals are as follows:
-
Current Proposal. The current proposal for the three projects is the lowest trip generation
proposal, compared with the other development scenarios/types permitted in this area.
-
Max Residential. The maximum residential scenario represents nearly a 100% increase in trip
generation over the current proposal between the commute peak hours.
-
Shopping Center. The shopping center proposal represents a 260% increase in trips for the
weekday with a range of 50% to 300% noted between the AM and PM peak hours, respectively.
-
General Office. The office AM peak hour is nearly 90% and PM peak hour is just over 30%
higher than the residential proposal.
-
Medical Office/Healthcare. The AM and PM Peak hour traffic are about 300% and 400%
higher, respectively, than residential proposal.

Bella Norte - Supplemental Traffic Analysis
Page 7 of 10

A review of trip generation confirms that other potential developments in zoning allowances result in
trip generation that exceeded the current proposal; some very substantially. As capacity conditions are
considered based on peak hour analyses, the impact of these trip gains is discussed with the next
LOS analysis section.
LOS ANALYSIS
The supplemental analysis reviews levels of service (LOS) results for the Idaho Road intersections
with Apache Trail, Junction Street, and Old West Highway as based upon the land use scenarios noted
above; also, for three new site intersections on Idaho Road and Junction Street.

The concept of Level of Service (LOS) uses qualitative measures that characterize operational
conditions within the traffic stream. The individual Levels of Service are described by factors that
include speed, travel time, freedom to maneuver, traffic interruptions, and comfort and convenience.
Six Levels of Service are defined for each type of facility for which analysis procedures are available.
They are given letter designations A through F. LOS is not a “grading system” where A is best, B is
second best etc. Any comparison to school grading systems should be avoided.

LOS A represents uninterrupted travel operations. A roadway operating at LOS A may also be
over-engineered, where resources could have been allocated to higher priority areas. Because
resources are always limited, LOS A is not ideal.

LOS B represents reasonably free-flow travel operations, unaffected by the presence of other
vehicles. A roadway operating at LOS B may be over-engineered, where resources could have
been allocated to higher priority areas.

LOS C represents stable travel operations and average speeds remain at or near free-flow
conditions. This is an ideal LOS, requiring drivers to be vigilant for safety and representing
appropriate infrastructure investment.

LOS D represents travel operations that are acceptable. Speeds decrease and the roadway
investment is serving an appropriate number of users.

LOS E represents travel operations that are not acceptable to the city. Traffic is unstable, flow,
speed, and maneuverability are limited. LOS E conditions must be mitigated with improvements
that include traffic control measures, signal timing adjustments, or capacity improvements.

LOS F represents travel operations that are forced flow or breakdown conditions in queued traffic.
Stop-and-go travel with lengthy delays as vehicles shuffle through queues. Like LOS E, these
conditions must be mitigated.

The LOS analysis was prepared based on forecasts that were developed as follows:
•
Traffic counts from the original TIS were factored to address seasonal variations. Per the prior
section, a 60% adjustment was used for Idaho Road, and 55% adjustment for Junction Street
(approximate).

Bella Norte - Supplemental Traffic Analysis
Page 8 of 10

•
Per the original TIS, a 3.5% growth factor was then applied to revised counts to generate year
2027 baseline (non-project) forecasts for the AM and PM peak hours.
•
Trips were assigned to the street and intersection system based on the distributions used with
the approved TIS, this was repeated for all land use scenarios.
•
Additional traffic from the Wolff project was added in.
•
Assignments were combined repeatedly with baseline forecasts to generate with-project
forecasts for each scenario.

Elevated intersection traffic volumes have been attached via Excel spreadsheets. LOS calculations
were performed based on the land use forecasts highlighted above. A summary of LOS is provided
with Table 3 for the AM and PM peak hours. The LOS analysis was developed using Synchro Version
12 (Cubic, 2025). Shown in yellow is existing conditions (based on revised, exiting volumes), green
represents LOS for the current proposal, and blue are the land use scenarios reviewed for this study.
Summary LOS in Synchro can be provided in worksheets or the software platform upon request.

Table 3. Summary LOS
Intersection Location
AM Peak Hour
PM Peak Hour
Exist
Prop
Max Retail Office
Med
Exist
Prop
Max Retail Office
Med
Apache Trail Rd/Idaho Rd-SR 88
D
D
D
D
D
D
D
D
D
D
D
D
Approach A/Idaho Rd-SR 88
NA
B
C
B
B
C
B
B
C
F
C
F
Junction Street/Idaho Rd-SR 88
B
C
C
B
C
D
NA
C
C
F
D
F
Old West Highway/Idaho Rd-SR 88
D
D
D
D
D
D
D
D
D
E
D
F
Fry’s Marketplace Dr/Junction St
A
B
B
B
B
C
B
B
B
E
B
D
Outpost Rd/Junction St
A
A
A
B
B
B
B
B
B
B
B
B
Winchester Rd/Junction St
A
A
A
A
B
A
B
B
B
B
B
B
Exist – Existing Condition
Prop – Current Development Proposal
Max – Maximum Residential Scenario
Retail – Shopping Center/Retail Scenario
Office – Geneal Office Scenario
Med – Medical Office/Health Care Scenario
NA – Not applicable, not an intersection.

The City and ADOT maintain a LOS D standard for intersections located on urban streets. Highlighted
in red are LOS that do not meet standard. The existing conditions analysis indicates no LOS failures
prevail at study intersections between the AM and PM peak hours by adding in Wolff, Skyline, Bella
Norte and a Future MF project. Note that the existing conditions LOS were developed based on
intersection volumes adjusted for seasonal variation.

Please note that we the above graph looks at the “peak” stress test for these intersections. Other
times of the day would exhibit LOS levels that are lower.

The forecast analysis concludes that LOS are acceptable under most land use scenarios during peak
hours with exception of the retail and medical/healthcare scenarios due to high trip generation
potentials; deficiencies are again shown in red. Under these scenarios, the off-site intersection of Old
West Highway/Idaho Road is forecast to function at LOS E under the retail scenario. Up to three
proposed access are forecast to function at LOS E/F between during the PM peak hour.

Bella Norte - Supplemental Traffic Analysis
Page 9 of 10

The best overall LOS results are highlighted with the current project proposal; this is a result of reduced
trip generation. In fact, by adding Wolff, Skyline, Bella Norte and a Future MF project, there are only
minor LOS changes between the existing condition and current proposal condition during the AM peak
hour, and there is no material change forecast during the PM peak hour. This confirms the conclusions
in the original TIS that the project proposal has a minor impact on mobility conditions.

Elements of note for the Synchro/LOS analysis include:
-
Signal split times were optimized with each land use scenario to represent how signals operate
during peak hours in response to travel demands.
-
Two-stage gap allowances were used for the stopped approach of Approach A and Junction
Street along Idaho Road due to availability of a two-way left-turn lane; a single vehicle queue
was assumed as storage in the two-stage maneuver.
NORTHBOUND U-TURN
The northbound left-turn lane at the Apache Trail Road / Idaho Road intersection extends 200-feet to
support turning and U-turn movements. This is sufficient to support between 8 to 9 vehicles dwelling
within the stopped approach. The concern of council is whether this movement will experience a
substantial queue issue as development occurs along Idaho Road.

Fortunately, this is not expected to be the case. In the analysis, this was not predicted to be a high-
use movement during peak hours; there are 15 to 20 peak hour vehicles currently using the lane during
each peak hour. This would increase to a range of between 25 to 30 vehicles using the lane during
each peak hour, respectively, under the forecast scenarios. Using Synchro, this results in an average
queue condition of between 1 to 2 vehicles during each peak hour, with 2 to 3 vehicles for the 95th
percentile demand condition during each peak hour. For context, average refers to queues that occur
normally in a lane (or lanes) during the peak hour, a 95th percentile queue only occurs a few times
during a peak hour. In all cases, average and 95th percentile queues are well below the available 8 to
9 vehicles of storage.

LOS are favorable at the Approach A and Junction Street intersections with Idaho Road; thus, left
turns can occur without traffic needing to use the Apache Trail Road / Idaho Road intersection for U-
turns. However, to provide some assurance to council, a threshold analysis was performed to help vet
when queues could be an issue for this movement. The traffic volumes within this lane were reviewed
to help confirm when queued vehicles might exceed the available turn pocket. It was confirmed that a
95th percentile queue of more than 200-feet (8 to 9 vehicles) would occur with elevation of traffic to
about 150-vehilces (+/-) during peak hours. This is well beyond the traffic forecasts presented with
the initially accepted TIS and this subsequent analysis. This should provide assurances that lane
capacity is available, even if a higher degree of site trips were to perform U-Turns over what has been
expected by this analysis.
SUMMARY OF RESULTS
This memo provides a supplemental and informal analysis of travel demand scenarios contemplated
in relation to the Wolff, Skyline, Bella Norte and a Future MF project. The analysis was built from the
88-North Apartments Traffic Impact Study (CivTech, 2022) approved by ADOT in November of 2022;

Bella Norte - Supplemental Traffic Analysis
Page 10 of 10

the projects are now noted as the Wolff, Bella Norte, Skyline and a Future MF project. The
conclusions from the analysis are as follows:
1. The proposal represents a reduction of 52 units from the initially proposed TIS.
2. Seasonal travel demands impact Idaho Road (SR 88), December 2025 counts were noted to
be about 55% higher than June 2022 counts during the AM peak hour and 60% higher during
the PM peak hour.
3. While every accident is unfortunate, and fatalities tragic, the collision analysis does confirm
that there are no unusual collisions issues occurring within the study area. Further, the project
does not generate the levels of traffic anticipated to precipitate an issue, especially given no
existing issues adjacent to the proposed development.
4. Four land use scenarios were reviewed as an alternative to the current land use proposal of
610-unts. A 1,288 max density residential, shopping center / retail center, general office, and
medical office/health care, respectively were reviewed. The current proposal for the three
residential projects (also adding in Wolff) results in trip generation that is 100% to 300% lower
than other reviewed land use scenarios, and lower during peak AM and PM hours than the
office scenario. Peak hour traffic volumes are between 30% to 300% lower under all land use
scenarios.
5. LOS are most favorable with the proposed residential projects; the LOS D standard is met for
all study Idaho Road intersections and Idaho Road and Junction Street approaches. In fact,
there are only minor variations in LOS between the existing and current project proposal
conditions. This indicates a reduction from 610 units to a lower unit count for the three projects
would not cause notable reduction in LOS benefit.
6. Average and 95th percentile queue potentials in the northbound left-turn lane at Apache Trail
Road/Idaho Road are not forecast to exceed three vehicles between peak hours, this includes
left-turns and U-turns. Demands are not currently high, nor are they forecast to be high, with
the accepted, original TIS or via this study (maximum use of 25-vehilces predicted). 95th
percentile queues are not anticipated to surpass the 200-foot queue pocket until a demand of
about 150 vehicles use the lane during peak hours.

The conclusion of this study is confirmation of the original TIS, the projects can be developed without
unacceptably impacting travel conditions within the City of Apache Junction.

Please let us know if you have questions regarding this memorandum. Please note that a scoping
and review process would be required with agencies, Apache Junction engineers and ADOT, if this
study were to be finalized and submitted for formal review by agencies.

EX.7 P-25-46-CUP Parking Analysis

Parking Analysis

2
Bella Norte – Junction Street/Idaho Road
Table of Contents

Project Description ___________________________________________________________ 3
Study Methodology ___________________________________________________________ 3
Proposed Parking Design ______________________________________________________ 3
Parking Requirements per City of Apache Junction________________________________ 7
Institute of Transportation Engineers Parking Requirements ________________________ 8
Urban Land Institute Parking Requirements _____________________________________ 8
Parking Ratios in Nearby Jurisdictions __________________________________________ 9
Conclusion _________________________________________________________________ 10

Table of Figures

Figure 1 – Vicinity Map ________________________________________________________4
Figure 2 – Site Plan ____________________________________________________________5
Figure 3 – Parking Zones _______________________________________________________6

List of Tables

Table 1 – City of Apache Junction Parking Requirements____________________________7
Table 2 – Institute of Transportation Engineers Parking Requirements ________________8
Table 3 – Urban Land Institute Parking Requirements ______________________________9
Table 4 – Parking Requirements by Jurisdiction ___________________________________9
Table 5 – Parking Surplus Expected in Nearby Jurisdictions ________________________10

Prepared By:
Andrew Smigielski, PE, PTOE, PTP
Blen Antoine, EIT

Parking Analysis

3
Bella Norte – Junction Street/Idaho Road
BELLA NORTE
JUNCTION STREET/IDAHO ROAD
PARKING ANALYSIS

Project Description

Bela Flor Communities is proposing a new multi-family development on the northeast corner of
Junction Street/Idaho Road in Apache Junction, Arizona. The vicinity of the project is shown in
Figure 1. The site will be located as shown in Figure 2. The project will consist of 210 multi-
family housing units across ten buildings and will be served by 408 parking spaces. The purpose
of this parking analysis is to determine the parking needs/requirements of the proposed
development.

The author of this report is a registered professional engineer (civil) in the State of Arizona having
specific expertise and experience in the preparation of parking analyses.

Study Methodology

In order to analyze and evaluate the parking requirements for the project:

• A review of the site plan was performed to verify the number of existing parking spaces
and identify distinct parking zones.
• A review of City of Apache Junction (AJ) parking requirements was performed to
determine the appropriate parking ratios for the site.
• The AJ required number of parking spaces was determined.
• The Institute of Transportation Engineers (ITE) parking demand was estimated using
Parking Generation Manual 6th Edition.
• Urban Land Institute (ULI) parking demand was determined using Shared Parking 3rd
Edition.
• A review of nearby jurisdiction’s parking requirements was completed.

Proposed Parking Design

The proposed parking lot can be divided into five distinct parking zones based on drive aisles and
site layout, as shown in Figure 3. Zone 1 is on the west side of the site, parallel to Idaho Road,
while Zones 2 and 3 are located on the north side. Zone 4 is positioned on the east side, and Zone
5 is along Junction Street to the south. All zones are available to residents and visitors, however it
is anticipated that only visitors and the leasing office will utilize parking lot Zone 2, located
between two resident access gates that serve Zones 1 and 3. While residents may park in Zone 5,
the zone will not include any covered parking spaces specifically reserved for resident use.

Parking Analysis

4
Bella Norte – Junction Street/Idaho Road
Figure 1 – Vicinity Map

Figure 2 - Site Plan

Figure 3 - Parking Zones
Zone 4
Zone 5
Zone 1
Zone 3
Zone 2

Parking Analysis

7
Bella Norte – Junction Street/Idaho Road
Available parking spaces for Bella Norte are as follows:

• Zone 1 – 153 parking spaces
• Zone 2 – 6 parking spaces
• Zone 3 – 81 parking spaces
• Zone 4 – 121 parking spaces
• Zone 5 – 47 parking spaces

The site will have a total of 408 parking spaces, which include 9 handicap accessible parking
spaces and 12 electric vehicle charging parking spaces.

Parking Requirements per City of Apache Junction

The project will consist of 210 multi-family housing units, 60 dwelling units will be one-bedroom
apartments and 150 units will provide two or more bedrooms.

AJ provides parking requirements for various land uses in Table 7-1: Number of Parking Stalls
Required, found in Chapter 1: Zoning Ordinance of the Apache Junction City Code, Volume
II: Land Development Code, 2024. The project land uses and resulting AJ parking requirements
are shown in Table 1.

Table 1 – City of Apache Junction Parking Requirements

As shown in Table 1, the project site is expected to require 453 parking spaces per AJ standards,
corresponding to an expected deficit of 45 parking spaces when compared to the proposed 408
parking spaces.

One-bedroom apartment
1.5 spaces per dwelling unit.
60 du
90
Two or more bedroom apartment
2 spaces per dwelling unit.
150 du
300
Guest parking of multi-family style
communities, townhomes and
condominium subdivisions
0.3 spaces per dwelling unit.
210 du
63
453
du - dwelling unit
Total
Size
Minimum
Parking Spaces
Apache Junction Parking
Requirements
Project Site Total
Land Use

Parking Analysis

8
Bella Norte – Junction Street/Idaho Road
Institute of Transportation Engineers Parking Requirements

ITE provides nationally agreed upon parking demand data for multiple land uses. National parking
rates from the Parking Generation Manual 6th Edition (October 2023) were reviewed to provide a
comparison to AJ requirements and the proposed 408 parking spaces. Parking generation for the
site was estimated based on 210 dwelling units of low-rise multi-family housing in a general
urban/suburban location that is not close to rail transit. It was assumed that the development will
have three floors per building and each building will have at least one dwelling unit with two or
more bedrooms. In order to provide a conservative analysis, the weekday rate was used. The ITE
parking rate accounts for all expected parking needs for the site, including both guest and resident
parking. The ITE parking requirement for the project site is shown in Table 2.

Table 2 – Institute of Transportation Engineers Parking Requirements

Table 2 shows the project site is expected to require 267 parking spaces during the time of peak
period parking demand per ITE standards, corresponding to an expected surplus of 141 parking
spaces when compared to the proposed 408 parking spaces.

Urban Land Institute Parking Requirements

ULI is a globally recognized authority that establishes peak parking ratios for multiple land uses
and establishes adjustments that account for time of year, time of day, multimodal transportation,
and shared parking interaction. Global parking rates from the Shared Parking 3rd Edition (March
2020) were reviewed to provide a comparison to AJ requirements and the proposed 408 parking
spaces. In order to provide a conservative analysis for the project site, the highest (weekend) peak
ratio was used with no adjustments. Unlike AJ and ITE, ULI provides separate parking
requirements for two-bedroom units and three-or-more-bedroom units within a residential land
use. Parking generation for the site was estimated based on 60 one-bedroom units, 108 two-
bedroom units, and 42 three-bedroom units. The ULI parking rate accounts for all anticipated
parking needs, including both guest and resident parking. The ULI parking requirement for project
site is shown in Table 3.

Multifamily Housing 2+ BR (Low-Rise)
220
1.27 space per dwelling unit
210 du
267
du - dwelling unit, BR - bedroom
Land Use
Total
Size
ITE Parking Requirements
Minimum
Parking Spaces
Needed
Land Use
Code

Parking Analysis

9
Bella Norte – Junction Street/Idaho Road
Table 3 – Urban Land Institute Parking Requirements

Table 3 shows the project site is expected to require 370 parking spaces during the time of peak
period parking demand per ULI standards, corresponding to an expected surplus of 38 parking
spaces when compared to the proposed 408 parking spaces.

Parking Ratios in Nearby Jurisdictions

Based on ITE and ULI requirements, the proposed site is expected to adequately accommodate the
parking demand. Parking requirements of various nearby jurisdictions were reviewed to provide a
comparative analysis and further evaluate the site. If guest parking rates are not explicitly stated,
the multi-family parking requirements for these agencies are assumed to encompass both
residential and guest parking. The result of this review is shown in Table 4.

Table 4 – Parking Requirements by Jurisdiction

Table 4 shows that the proposed project would require between 315 and 390 parking spaces if it
were located in Phoenix, El Mirage, or Goodyear.

Residential - 1 bedroom
1.05 spaces per dwelling unit.
60 du
63
Residential - 2 bedrooms
1.80 spaces per dwelling unit.
108 du
195
Residential - 3+ bedrooms
2.65 spaces per dwelling unit.
42 du
112
370
du - dwelling unit
Land Use
ULI Parking Requirements
Total
Size
Minimum
Parking Spaces
Project Site Total
Land Use
Parking Requirements
Jurisdiction
Total Size
Minimum Parking
Spaces
Dwelling, multi-family
1.5 spaces per unit
Phoenix, Arizona
210 du
315
Dwelling, multi-family
1.5 space per unit (one bedroom)
1.5 space per unit (two bedroom)
2 spaces per unit (three or more bedrooms)
El Mirage, Arizona
60 du (one bedroom)
108 du (2 bedrooms)
42 du (3 bedrooms)
336
Multi-family
1.5 space per unit (one bedroom)
2 spaces per unit (two or more bedrooms)
Goodyear, Arizona
60 du (one bedroom)
150 du (2+ bedrooms)
390
du - dwelling unit

Parking Analysis

10
Bella Norte – Junction Street/Idaho Road
Conclusion

The AJ standard parking rate for multi-family development results in a requirement of 453 parking
spaces, corresponding to an expected deficit of 48 parking spaces. According to the ITE parking
demand data, the project is expected to have a parking surplus of 141 parking spaces. The ULI
peak parking demand data indicates a 38 parking space surplus for the project. The same site would
be considered to have adequate parking based on the requirements of several nearby jurisdictions.
Table 5 shows these nearby jurisdictions, the minimum parking requirements in the jurisdiction,
and the resulting parking surplus that would exist at the site with the proposed 408 parking spaces.

Table 5 – Parking Surplus Expected in Nearby Jurisdictions

Table 5 shows that the Bella Norte project would have a parking surplus between 18 and 93
parking spaces based on Phoenix, El Mirage, or Goodyear parking standards.

The proposed 408 parking spaces are expected to adequately meet the parking demands of the
Bella Norte project.

p:\projects 2025\25021 - 88 north parking (apache junction)\traffic analysis\report\initial\88np sealed 250424.docx
Jurisdiction
Minimum Parking
Spaces Required
Proposed Parking
Spaces
Parking
Surplus/Deficit
Phoenix, Arizona
315
408
93
El Mirage, Arizona
336
408
72
Goodyear, Arizona
390
408
18

EX.8 P-25-46-CUP Letters of Support

www.ajchamber.com | PO Box 1747 | Apache Junction, AZ 85117 | (480) 982-3141

June 8, 2026

Karl Huish
Reese Anderson
Bela Flor Communities
1635 N Greenfield Rd, Ste 115
Mesa, AZ 85205

Dear Karl and Reese,

On behalf of the Apache Junction Area Chamber of Commerce Board of Directors, thank you for
taking the time to present the Bella Norte development project at the May Board of Directors
meeting and for thoughtfully addressing the Board's questions.

The Board appreciated the opportunity to learn more about the proposed project and the
vision Bela Flor has for this important development opportunity in Apache Junction.

Following deliberation and careful consideration, the Board of Directors conducted a formal
vote and has determined that the Chamber supports the Bella Norte development project.

We appreciate your willingness to engage with the Chamber and value the professionalism and
transparency demonstrated throughout the process. Thank you again for your presentation
and for your continued investment in the future of Apache Junction.

Sincerely,

Warde Nichols

Mary Ann Przybylski
Chairman of the Board

President/CEO
Apache Junction Area

Apache Junction Area
Chamber of Commerce

Chamber of Commerce