DRAFT Apache Junction LUA IIP & Fees 2026

DRAFT
Land Use Assumptions,
Infrastructure Improvements Plan,
and Development Fee Report
Prepared for:
Apache Junction, Arizona
June 23, 2026
4701 Sangamore Road
Suite S240
Bethesda, MD 20816
301.320.6900
www.TischlerBise.com

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................ 1
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION ........................................................................ 1
Necessary Public Services ......................................................................................................................................................... 1
Infrastructure Improvements Plan ....................................................................................................................................... 2
Qualified Professionals .............................................................................................................................................................. 2
Conceptual Development Fee Calculation ......................................................................................................................... 3
Evaluation of Credits/Offsets .................................................................................................................................................. 3
INTRODUCTION TO DEVELOPMENT FEES ............................................................................................... 3
REQUIRED FINDINGS .............................................................................................................................. 4
DEVELOPMENT FEE REPORT ...................................................................................................................... 5
DEVELOPMENT FEE COMPONENTS ......................................................................................................... 6
PROPOSED DEVELOPMENT FEES ............................................................................................................ 7
CURRENT DEVELOPMENT FEES .............................................................................................................. 8
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES ............................................. 8
LIBRARY FACILITIES ................................................................................................................................... 9
METHODOLOGY ...................................................................................................................................... 9
PROPORTIONATE SHARE ........................................................................................................................ 9
SERVICE AREA ..................................................................................................................................... 10
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 11
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 11
Library Facilities – Incremental Expansion .................................................................................................................... 12
Future Debt Credit ..................................................................................................................................................................... 14
Development Fee Report – Plan-Based ............................................................................................................................. 15
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 15
Library Facilities – Incremental Expansion .................................................................................................................... 16
LIBRARY FACILITIES DEVELOPMENT FEES ......................................................................................... 17
Revenue Credit/Offset .............................................................................................................................................................. 17
Library Facilities Development Fees .................................................................................................................................. 17
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE ........................................................................... 18
PARKS AND RECREATIONAL FACILITIES IIP ........................................................................................... 19
Proportionate Share .................................................................................................................................................................. 19
Service Area .................................................................................................................................................................................. 20
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 21
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 21
Developed Park Land – Incremental Expansion ........................................................................................................... 22
Park Amenities – Incremental Expansion ........................................................................................................................ 24
Trails – Incremental Expansion ........................................................................................................................................... 26
Development Fee Report – Plan-Based ............................................................................................................................. 27
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 27
Developed Park Land – Incremental Expansion ........................................................................................................... 28
Park Amenities – Incremental Expansion ........................................................................................................................ 29
Trails – Incremental Expansion ........................................................................................................................................... 30
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES ........................................................... 31
Revenue Credit/Offset .............................................................................................................................................................. 31
Parks and Recreational Facilities Development Fees ................................................................................................. 31
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PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE ............................................ 32
POLICE FACILITIES IIP ............................................................................................................................ 33
Proportionate Share .................................................................................................................................................................. 33
Service Area .................................................................................................................................................................................. 34
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 35
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 35
Police Facilities – Plan-Based ................................................................................................................................................ 36
Future Debt Credit ..................................................................................................................................................................... 38
Police Vehicles – Incremental Expansion ......................................................................................................................... 39
Police Equipment – Incremental Expansion ................................................................................................................... 40
Development Fee Report – Plan-Based ............................................................................................................................. 41
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 41
Police Facilities – Plan-Based ................................................................................................................................................ 42
Police Vehicles – Incremental Expansion ......................................................................................................................... 43
Police Equipment – Incremental Expansion ................................................................................................................... 44
POLICE FACILITIES DEVELOPMENT FEES ............................................................................................ 45
Revenue Credit/Offset .............................................................................................................................................................. 45
Police Facilities Development Fees ..................................................................................................................................... 45
POLICE FACILITIES DEVELOPMENT FEE REVENUE ............................................................................. 46
STREET FACILITIES IIP ............................................................................................................................ 47
Proportionate Share .................................................................................................................................................................. 47
Service Area .................................................................................................................................................................................. 48
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 49
Residential Trip Generation Rates ...................................................................................................................................... 49
Nonresidential Trip Generation Rates .............................................................................................................................. 50
Trip Rate Adjustments ............................................................................................................................................................. 51
Commuter Trip Adjustment ................................................................................................................................................... 51
Adjustment for Pass-By Trips ............................................................................................................................................... 51
Average Weekday Vehicle Trips .......................................................................................................................................... 52
National Average Trip Length ............................................................................................................................................... 52
Expected Vehicle Miles Traveled ......................................................................................................................................... 53
Local Adjustment Factor ......................................................................................................................................................... 53
Local Trip Lengths ...................................................................................................................................................................... 54
Local Vehicle Miles Traveled ................................................................................................................................................. 54
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 55
Street Improvements – Incremental Expansion ........................................................................................................... 56
Development Fee Report – Plan-Based ............................................................................................................................. 57
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 58
STREET FACILITIES DEVELOPMENT FEES ........................................................................................... 59
Revenue Credit/Offset .............................................................................................................................................................. 59
Street Facilities Development Fees ..................................................................................................................................... 59
STREET FACILITIES DEVELOPMENT FEE REVENUE ............................................................................. 60
APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES ................................................................... 61
REVENUE PROJECTIONS ....................................................................................................................... 61
APPENDIX B: PROFESSIONAL SERVICES .................................................................................................. 62
APPENDIX C: LAND USE DEFINITIONS .................................................................................................... 63
RESIDENTIAL DEVELOPMENT .............................................................................................................. 63
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 64
APPENDIX D: LAND USE ASSUMPTIONS .................................................................................................. 65
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SUMMARY OF GROWTH INDICATORS .................................................................................................. 65
RESIDENTIAL DEVELOPMENT .............................................................................................................. 68
Recent Residential Construction ......................................................................................................................................... 68
Occupancy Factors ..................................................................................................................................................................... 69
Residential Estimates ............................................................................................................................................................... 70
Residential Projections ............................................................................................................................................................ 70
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 71
Nonresidential Square Footage Estimates ...................................................................................................................... 71
Nonresidential Estimates ........................................................................................................................................................ 72
Nonresidential Projections ..................................................................................................................................................... 72
DEVELOPMENT PROJECTIONS ............................................................................................................. 74
Outside of Auction Property .................................................................................................................................................. 75
Auction Property ........................................................................................................................................................................ 76
APPENDIX E: STREET INVENTORY ........................................................................................................... 77
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EXECUTIVE SUMMARY
The City of Apache Junction, Arizona, contracted with TischlerBise to document land use assumptions,
prepare the Infrastructure Improvements Plan (hereinafter referred to as the “IIP”), and update
development fees pursuant to Arizona Revised Statutes (“ARS”) § 9-436.05 (hereafter referred to as the
“Enabling Legislation”). Municipalities in Arizona may assess development fees to offset infrastructure
costs to a municipality for necessary public services. The development fees must be based on an
Infrastructure Improvements Plan and Land Use Assumptions. The IIP for each type of infrastructure is in
the middle section of this document. The proposed development fees are displayed in the Development
Fee Report in the next section.
Development fees are one-time payments used to construct system improvements needed to
accommodate new development. The fee represents future development’s proportionate share of
infrastructure costs. Development fees may be used for infrastructure improvements or debt service for
growth related infrastructure. In contrast to general taxes, development fees may not be used for
operations, maintenance, replacement, or correcting existing deficiencies. This update of Apache
Junction’s Infrastructure Improvements Plan and associated update to its development fees includes the
following necessary public services:
1. Library Facilities
2. Parks and Recreational Facilities
3. Police Facilities
4. Street Facilities
This plan includes all necessary elements required to be in full compliance with SB 1525.
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Arizona.
Necessary Public Services
Under the requirements of the Enabling Legislation, development fees may only be used for construction,
acquisition or expansion of public facilities that are necessary public services. “Necessary public service”
means any of the following categories of facilities that have a life expectancy of three or more years and
that are owned and operated on behalf of the municipality: water, wastewater, storm water, library,
street, fire, police, and parks and recreational. Additionally, a necessary public service includes any facility
that was financed before June 1, 2011, and that meets the following requirements:
1. Development fees were pledged to repay debt service obligations related to the construction of
the facility.
2. After August 1, 2014, any development fees collected are used solely for the payment of principal
and interest on the portion of the bonds, notes, or other debt service obligations issued before
June 1, 2011, to finance construction of the facility.
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Infrastructure Improvements Plan
Development fees must be calculated pursuant to an IIP. For each necessary public service that is the
subject of a development fee, by law, the IIP shall include the following seven elements:
1. A description of the existing necessary public services in the service area and the costs to update,
improve, expand, correct or replace those necessary public services to meet existing needs and
usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.
2. An analysis of the total capacity, the level of current usage and commitments for usage of capacity
of the existing necessary public services, which shall be prepared by qualified professionals
licensed in this state, as applicable.
3. A description of all or the parts of the necessary public services or facility expansions and their
costs necessitated by and attributable to development in the service area based on the approved
Land Use Assumptions, including a forecast of the costs of infrastructure, improvements, real
property, financing, engineering and architectural services, which shall be prepared by qualified
professionals licensed in this state, as applicable.
4. A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial, and industrial.
5. The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved Land Use Assumptions and calculated pursuant to
generally accepted engineering and planning criteria.
6. The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.
7. A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved Land Use Assumptions and a
plan to include these contributions in determining the extent of the burden imposed by the
development.
Qualified Professionals
The IIP must be developed by qualified professionals using generally accepted engineering and planning
practices. A qualified professional is defined as “a professional engineer, surveyor, financial analyst or
planner providing services within the scope of the person’s license, education, or experience.” TischlerBise
is a fiscal, economic, and planning consulting firm specializing in the cost of growth services. Our services
include development fees, fiscal impact analysis, infrastructure financing analyses, user fee/cost of service
studies, capital improvement plans, and fiscal software. TischlerBise has prepared over 800 development
fee studies over the past 30 years for local governments across the United States.
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Conceptual Development Fee Calculation
In contrast to project-level improvements, development fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire service area (usually referred to as system
improvements). The first step is to determine an appropriate demand indicator for the particular type of
infrastructure. The demand indicator measures the number of service units for each unit of development.
For example, an appropriate indicator of the demand for parks is population growth and the increase in
population can be estimated from the average number of persons per housing unit. The second step in
the development fee formula is to determine infrastructure improvement units per service unit, typically
called level-of-service (LOS) standards. In keeping with the park example, a common LOS standard is
improved park acres per thousand people. The third step in the development fee formula is the cost of
various infrastructure units. To complete the park example, this part of the formula would establish a cost
per acre for land acquisition and/ or park amenities.
Evaluation of Credits/Offsets
Regardless of the methodology, a consideration of credits/offsets is integral to the development of a
legally defensible development fee. There are two types of credits/offsets that should be addressed in
development fee studies and ordinances. The first is a revenue credit/offset due to possible double
payment situations, which could occur when other revenues may contribute to the capital costs of
infrastructure covered by the development fee. This type of credit/offset is integrated into the fee
calculation, thus reducing the fee amount. The second is a site-specific credit or developer reimbursement
for dedication of land or construction of system improvements. This type of credit is addressed in the
administration and implementation of the development fee program. For ease of administration,
TischlerBise normally recommends developer reimbursements for system improvements.
INTRODUCTION TO DEVELOPMENT FEES
Development fees are one-time payments used to fund capital improvements necessitated by future
development. Development fees have been utilized by local governments in various forms for at least fifty
years. Development fees do have limitations and should not be regarded as the total solution for
infrastructure financing needs. Rather, they should be considered one component of a comprehensive
portfolio to ensure adequate provision of public facilities with the goal of maintaining current levels of
service in a community. Any community considering facility fees should note the following limitations:
1) Fees can only be used to finance capital infrastructure and cannot be used to finance ongoing
operations and / or maintenance and rehabilitation costs.
2) Fees cannot be deposited in the General Fund. The funds must be accounted for separately in
individual accounts and earmarked for the capital expenses for which they were collected.
3) Fees cannot be used to correct existing infrastructure deficiencies unless there is a funding plan in
place to correct the deficiency for all current residents and businesses in the community.
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REQUIRED FINDINGS
There are three reasonable relationship requirements for development fees that are closely related to
“rational nexus” or “reasonable relationship” requirements enunciated by a number of state courts.
Although the term “dual rational nexus” is often used to characterize the standard by which courts
evaluate the validity of development fees under the U. S. Constitution, we prefer a more rigorous
formulation that recognizes three elements: “impact or need,” “benefit,” and “proportionality.” The dual
rational nexus test explicitly addresses only the first two, although proportionality is reasonably implied,
and was specifically mentioned by the U.S. Supreme Court in the Dolan case. The reasonable relationship
language of the statute is considered less strict than the rational nexus standard used by many courts.
Individual elements of the nexus standard are discussed further in the following paragraphs.
Demonstrating an Impact. All future development in a community creates additional demands on some,
or all, public facilities provided by local government. If the supply of facilities is not increased to satisfy
that additional demand, the quality or availability of public services for the entire community will
deteriorate. Development fees may be used to recover the cost of development-related facilities, but only
to the extent that the need for facilities is a consequence of development that is subject to the fees. The
Nollan decision reinforced the principle that development exactions may be used only to mitigate
conditions created by the developments upon which they are imposed. That principle clearly applies to
development fees. In this study, the impact of development on improvement needs is analyzed in terms
of quantifiable relationships between various types of development and the demand for specific facilities,
based on applicable level-of-service standards.
Demonstrating a Benefit. A sufficient benefit relationship requires that development fee revenues be
segregated from other funds and expended only on the facilities for which the fees were charged. Fees
must be expended in a timely manner and the facilities funded by the fees must serve the development
paying the fees. However, nothing in the U.S. Constitution or the State enabling Act authorizing
development fees requires that facilities funded with fee revenues be available exclusively to
development paying the fees. In other words, existing development may benefit from these
improvements as well.
Procedures for the earmarking and expenditure of fee revenues are typically mandated by the State
Enabling Legislation, as are procedures to ensure that the fees are expended expeditiously or refunded.
All requirements are intended to ensure that developments benefit from the fees they are required to
pay. Thus, an adequate showing of benefit must address procedural as well as substantive issues.
Demonstrating Proportionality. The requirement that exactions be proportional to the impacts of
development was clearly stated by the U.S. Supreme Court in the Dolan case (although the relevance of
that decision to development fees has been debated) and is logically necessary to establish a proper
nexus. Proportionality is established through the procedures used to identify development-related facility
costs, and in the methods used to calculate development fees for various types of facilities and categories
of development. The demand for facilities is measured in terms of relevant and measurable attributes of
development.
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DEVELOPMENT FEE REPORT
Development fees for the necessary public services made necessary by new development must be based
on the same level of service (LOS) provided to existing development in the service area. There are three
basic methodologies used to calculate development fees. They examine the past, present, and future
status of infrastructure. The objective of evaluating these different methodologies is to determine the
best measure of the demand created by new development for additional infrastructure capacity. Each
methodology has advantages and disadvantages in a particular situation and can be used simultaneously
for different cost components.
Reduced to its simplest terms, the process of calculating development fees involves two main steps: (1)
determining the cost of development-related capital improvements and (2) allocating those costs
equitably to various types of development. In practice, though, the calculation of development fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following paragraphs
discuss basic methodologies for calculating development fees and how those methodologies can be
applied.
• Cost Recovery (past improvements) - The rationale for recoupment, often called cost recovery, is
that new development is paying for its share of the useful life and remaining capacity of facilities
already built, or land already purchased, from which new growth will benefit. This methodology
is often used for utility systems that must provide adequate capacity before new development
can take place.
• Incremental Expansion (concurrent improvements) - The incremental expansion methodology
documents current LOS standards for each type of public facility, using both quantitative and
qualitative measures. This approach assumes there are no existing infrastructure deficiencies or
surplus capacity in infrastructure. New development is only paying its proportionate share for
growth-related infrastructure. Revenue will be used to expand or provide additional facilities, as
needed, to accommodate new development. An incremental expansion cost method is best
suited for public facilities that will be expanded in regular increments to keep pace with
development.
• Plan-Based (future improvements) - The plan-based methodology allocates costs for a specified
set of improvements to a specified amount of development. Improvements are typically identified
in a long-range facility plan and development potential is identified by a land use plan. There are
two basic options for determining the cost per demand unit: (1) total cost of a public facility can
be divided by total demand units (average cost), or (2) the growth-share of the public facility cost
can be divided by the net increase in demand units over the planning timeframe (marginal cost).
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DEVELOPMENT FEE COMPONENTS
Shown below, Figure 1 summarizes service areas, methodologies, and infrastructure cost components for
the proposed fees.
Figure 1: Proposed Development Fee Service Areas, Methodologies, and Cost Components
Necessary Public Service Cost Incremental Cost
Plan-Based
Service Area Recovery Expansion Allocation
Library Facilities Library Development Fee Population,
Library N/A
Service Area Facilities Report Jobs
Parks and
Developed Park
Parks and Recreational Development Fee Population,
N/A Land, Park
Recreational Facilities Service Report Jobs
Amenities, Trails
Area
Police Facilities,
Police Facilities Police Vehicle, Population,
Police N/A Development Fee
Service Area Police Equipment Vehicle Trips
Report
Street Facilities Street Development Fee
Street N/A VMT
Service Area Improvements Report
Calculations throughout this report are based on an analysis conducted using Excel software. Most results
are discussed in the report using two, three, and four decimal places, which represent rounded figures.
However, the analysis itself uses figures carried to their ultimate decimal places; therefore, the sums and
products generated in the analysis may not equal the sum or product if the reader replicates the
calculation with the factors shown in the report (due to the rounding of figures shown, not in the analysis).
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PROPOSED DEVELOPMENT FEES
Development fees for residential development will be assessed per dwelling unit, based on the type of
unit. Nonresidential development fees will be assessed per square foot of floor area, based on the
development type. The fee schedule includes three new nonresidential categories. Institutional was
previously included in office and other services, lodging (assessed per room) was previously included in
commercial, and assisted living (assessed per bed) was included in office and other services.
The proposed fees represent the maximum allowable fees. Apache Junction may adopt fees that are less
than the amounts shown; however, a reduction in development fee revenue will necessitate an increase
in other revenues, a decrease in planned capital improvements, and/or a decrease in level-of-service
standards. All costs in the Development Fee Report represent current dollars with no assumed inflation
over time. If costs change significantly over time, development fees should be recalculated.
Figure 2: Proposed Development Fees
Residential Fees per Development Unit
Development Type Development Library Parks & Police Street Proposed
Unit Recreational Fees
Single Family Housing Unit $714 $2,057 $1,449 $4,843 $9,063
Multi-Family Housing Unit $564 $1,624 $1,145 $2,406 $5,739
Recreational Vehicle Housing Unit $538 $1,551 $1,093 $2,406 $5,588
Nonresidential Fees per Development Unit
Development Type Development Library Parks & Police Street Proposed
Unit Recreational Fees
Industrial Square Foot $0.05 $0.15 $0.76 $1.00 $1.96
Commercial Square Foot $0.12 $0.35 $5.09 $4.47 $10.03
Office & Other Services Square Foot $0.13 $0.39 $1.65 $2.17 $4.34
Institutional Square Foot $0.17 $0.51 $1.48 $1.95 $4.11
Lodging Room $23 $69 $1,237 $1,087 $2,416
Assisted Living Bed $56 $165 $877 $1,156 $2,254
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CURRENT DEVELOPMENT FEES
Current development fees for residential development are assessed per dwelling unit, based on the type
of unit. Current development fees for nonresidential development are assessed per square foot of floor
area, based on the type of development.
Figure 3: Current Development Fees
Residential Fees per Development Unit
Development Parks & Current
Development Type Library Police Street
Unit Recreational Fees
Single Family Housing Unit $550 $1,707 $1,229 $3,250 $6,736
Multi-Family Housing Unit $432 $1,340 $965 $1,779 $4,516
Recreational Vehicle Housing Unit $425 $1,318 $949 $1,779 $4,471
Nonresidential Fees per Development Unit
Development Parks & Current
Development Type Library Police Street
Unit Recreational Fees
Industrial Square Foot $0.07 $0.22 $0.68 $0.92 $1.89
Commercial Square Foot $0.10 $0.30 $3.40 $4.72 $8.52
Office & Other Services Square Foot $0.16 $0.46 $1.51 $2.04 $4.17
Institutional Square Foot $0.14 $0.40 $0.99 $1.34 $2.87
Lodging Room $27 $79 $1,115 $1,545 $2,766
Assisted Living Bed $29 $86 $362 $490 $967
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES
The differences between the proposed and current development fees are displayed below in Figure 4.
Figure 4: Difference Between Proposed and Current Development Fees
Residential Fees per Development Unit
Development Parks &
Development Type Library Police Street Difference
Unit Recreational
Single Family Housing Unit $164 $350 $220 $1,593 $2,327
Multi-Family Housing Unit $132 $284 $180 $627 $1,223
Recreational Vehicle Housing Unit $113 $233 $144 $627 $1,117
Nonresidential Fees per Development Unit
Development Parks &
Development Type Library Police Street Difference
Unit Recreational
Industrial Square Foot ($0.02) ($0.07) $0.08 $0.08 $0.07
Commercial Square Foot $0.02 $0.05 $1.69 ($0.25) $1.51
Office & Other Services Square Foot ($0.03) ($0.07) $0.14 $0.13 $0.17
Institutional Square Foot $0.03 $0.11 $0.49 $0.61 $1.24
Lodging Room ($4) ($10) $122 ($458) ($350)
Assisted Living Bed $27 $79 $515 $666 $1,287
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LIBRARY FACILITIES
ARS § 9-463.05 (T)(7)(d) defines the facilities and assets that can be included in the Library Facilities IIP:
“library facilities of up to ten thousand square feet that provide a direct benefit to development,
not including equipment, vehicles or appurtenances.”
METHODOLOGY
The library facilities IIP includes components for library facilities and the cost of preparing the library
facilities IIP and related development fee report. The incremental expansion methodology is used for
library facilities, and the plan-based methodology is used for the development fee report.
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The library facilities IIP and
development fees allocate the cost of necessary public services between residential and nonresidential
based on functional population. The Arizona Office of Economic Opportunity estimates Apache Junction’s
2022 population equal to 39,811 persons. Based on 2022 estimates from the U.S. Census Bureau’s
OnTheMap web application, 5,801 inflow commuters traveled to Apache Junction for work in 2022. The
proportionate share is based on cumulative impact hours per year with a resident potentially impacting
library facilities 4,380 hours per year and an inflow commuter potentially impacting library facilities 500
hours per year. For library facilities, residential development generates 98 percent of demand and
nonresidential development generates the remaining two percent of demand.
Figure L1: Proportionate Share
Impact Hours Cumulative Impact Proportionate
Development Type Service Unit
per Year Hours per Year Share
Residential 39,811 persons1 4,380 174,371,304 98%
Nonresidential 5,801 inflow commuters2 500 2,900,500 2%
Total 177,271,804 100%
1. Arizona Office of Economic Opportunity, 2022.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, Version 6.25.2, 2022.
Residential Impact: 12 hours per day X 365 days per year
Nonresidential Impact: 2 hours per day X 5 days per week X 50 weeks per year
The proportionate share of costs attributable to residential development will be allocated to population
and then converted to an appropriate amount by type of housing unit. Since nonresidential data were
unavailable by specific nonresidential use, TischlerBise recommends using employment density as the
best demand indicator for nonresidential demand for library services. Employment density is highest for
office development and lowest for industrial development. Commercial development, such as a shopping
center, and institutional development fall between the other two categories. This ranking of employment
densities is consistent with the relative demand for library services from nonresidential development.
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SERVICE AREA
Apache Junction provides library access within the city limits; therefore, there is a single service area for
the library facilities IIP.
Figure L2: Library Facilities Service Area
Library Facilities Service Area
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Pinal County
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LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
0 10,000 20,000
Feet
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure L3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of jobs per development unit (square foot, room, or bed).
Figure L3: Ratio of Service Unit to Development Unit
Residential Development
Development Persons
Development Type
Unit per Unit1
Single Family Housing Unit 2.52
Multi-Family Housing Unit 1.99
Mobile Home / RV Housing Unit 1.90
Nonresidential Development
Development Jobs
Development Type
Unit per Unit1
Industrial Square Foot 0.0009
Commercial Square Foot 0.0021
Office & Other Services Square Foot 0.0023
Institutional Square Foot 0.0030
Lodging Room 0.4073
Assisted Living Bed 0.9764
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Library Facilities – Incremental Expansion
Existing Level of Service
Apache Junction currently provides 31,444 square feet of library facilities, and Apache Junction plans to
construct additional library facilities to serve future development. To allocate the proportionate share of
demand for library facilities to residential and nonresidential development, this analysis uses
proportionate share shown in Figure L1. Apache Junction’s existing level of service for residential
development is 0.5674 square feet per person (31,444 square feet X 98 percent residential share / 54,314
persons). The nonresidential level of service is 0.1170 square feet per job (31,444 square feet X two
percent nonresidential share / 5,373 jobs).
Figure L4: Existing Level of Service
Level-of-Service (LOS) Standards
Existing Square Feet 31,444
Residential
Residential Share 98%
2026 Population 54,314
Square Feet per Person 0.5674
Nonresidential
Nonresidential Share 2%
2026 Jobs 5,373
Square Feet per Job 0.1170
Source: Apache Junction Public Library
If Apache Junction maintains its existing level of service over the next 10 years, future development will
demand 19,361 square feet of library facilities. The Enabling Legislation limits library facilities to “ten
thousand square feet that provide a direct benefit to development.” To comply with the Enabling
Legislation, Apache Junction will maintain a lower, adjusted level of service as discussed on the next page.
Figure L5: Projected Demand
Demand for Library Facilities
Square Feet
Year Population Jobs
Residential Nonresidential Total
2026 54,314 5,373 30,815.1 628.9 31,444.0
2027 58,482 5,541 33,179.9 648.6 33,828.5
2028 62,650 5,710 35,544.6 668.3 36,212.9
2029 66,818 5,878 37,909.4 688.0 38,597.4
2030 70,986 6,046 40,274.1 707.7 40,981.8
2031 75,154 6,204 42,638.9 726.1 43,365.0
2032 79,322 6,361 45,003.6 744.5 45,748.1
2033 83,490 6,518 47,368.4 762.9 48,131.3
2034 85,312 6,675 48,402.0 781.3 49,183.4
2035 86,708 6,833 49,194.1 799.7 49,993.8
2036 88,105 6,990 49,986.5 818.1 50,804.6
10-Yr Increase 33,791 1,617 19,171.4 189.3 19,360.6
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Adjusted Level of Service
The Enabling Legislation limits library facilities to “ten thousand square feet that provide a direct benefit
to development.” To comply with the Enabling Legislation, Apache Junction plans to construct additional
library facilities of 10,000 square feet or less to serve future development. Based on projected residential
growth of approximately 11,000 housing units in Superstition Vistas over the next 10 years, Apache
Junction plans to construct 15,000 square feet of library facilities to serve future development in
Superstition Vistas (10,000 square feet eligible) and 2,500 square feet in other parts of the city. Apache
Junction will use an adjustment factor of approximately 65 percent (12,500 square feet / 19,361 square
feet) to calculate the adjusted level of service, and Apache Junction will maintain the adjusted level of
service throughout the library facilities service area.
To allocate the proportionate share of demand for library facilities to residential and nonresidential
development, this analysis uses proportionate share shown in Figure L1. Apache Junction’s adjusted level
of service for residential development is 0.3663 square feet per person (20,302 adjusted square feet X 98
percent residential share / 54,314 persons). The nonresidential level of service is 0.0756 square feet per
job (20,302 adjusted square feet X two percent nonresidential share / 5,373 jobs).
Apache Junction plans to construct a future library with 15,000 square feet at a cost of $12,750,000, and
the analysis uses the construction cost of $850 per square foot as a proxy for future library facility costs.
For library facilities, the cost is $311.36 per person (0.3663 square feet per person X $850 per square foot)
and $64.24 per job (0.0756 square feet per job X $850 per square foot).
Figure L6: Adjusted Level of Service
Cost Factors
Future Library Cost $12,750,000
Future Library Square Feet 15,000
Cost per Square Foot $850
Level-of-Service (LOS) Standards
Existing Square Feet 31,444
LOS Adjustment 65%
Adjusted Square Feet 20,302
Residential
Residential Share 98%
2026 Population 54,314
Square Feet per Person 0.3663
Cost per Person $311.36
Nonresidential
Nonresidential Share 2%
2026 Jobs 5,373
Square Feet per Job 0.0756
Cost per Job $64.24
Source: Apache Junction Public Library
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Future Debt Credit
Apache Junction will likely issue debt to construct future library facilities. This analysis includes a credit
for future debt payments on future debt. A credit is necessary since future development will pay the
development fee and will also contribute to future debt payments on the future library debt.
Apache Junction plans to construct a library with 15,000 square feet at a cost of $12,750,000, and the
analysis uses this cost as a proxy for future library facilities. Apache Junction will likely issue library debt
in two years, so the analysis reduces the future debt issuance by two years of projected library facility
development fee revenue ($2,300,000). The analysis also reduces the future debt issuance based on the
existing library development fee fund balance of $2,000,000 and ineligible share of the planned library
equal to $4,250,000 (statutory limitation over 10,000 square feet). As shown below, future library debt
equals $4,200,000 ($12,750,000 total cost - $2,300,000 projected library facility development fee revenue
- $2,000,000 existing fund balance - $4,250,000 ineligible share) and will be repaid through 2048. Annual
payments are divided by projected development to determine the credit per person or job. To account
for the time value of money, annual payments per person and per job are discounted using a net present
value formula based on a discount rate of 4.00 percent. The net present value of future debt payments is
$28.81 per person and $7.27 per job, and the analysis includes these amounts as a credit in the
development fee calculation.
Figure L7: Future Debt Credit
Year Principal Residential Population Payment Nonresidential Jobs Payment
98% Per Person 2% Per Job
2026 $0 $0 54,314 $0.00 $0 5,373 $0.00
2027 $0 $0 58,482 $0.00 $0 5,541 $0.00
2028 $141,043 $138,222 62,650 $2.21 $2,821 5,710 $0.49
2029 $146,685 $143,751 66,818 $2.15 $2,934 5,878 $0.50
2030 $152,552 $149,501 70,986 $2.11 $3,051 6,046 $0.50
2031 $158,655 $155,481 75,154 $2.07 $3,173 6,204 $0.51
2032 $165,001 $161,701 79,322 $2.04 $3,300 6,361 $0.52
2033 $171,601 $168,169 83,490 $2.01 $3,432 6,518 $0.53
2034 $178,465 $174,896 85,312 $2.05 $3,569 6,675 $0.53
2035 $185,603 $181,891 86,708 $2.10 $3,712 6,833 $0.54
2036 $193,028 $189,167 88,105 $2.15 $3,861 6,990 $0.55
2037 $200,749 $196,734 89,113 $2.21 $4,015 7,052 $0.57
2038 $208,779 $204,603 90,121 $2.27 $4,176 7,115 $0.59
2039 $217,130 $212,787 91,129 $2.34 $4,343 7,178 $0.61
2040 $225,815 $221,299 92,137 $2.40 $4,516 7,240 $0.62
2041 $234,848 $230,151 93,145 $2.47 $4,697 7,340 $0.64
2042 $244,241 $239,357 94,153 $2.54 $4,885 7,440 $0.66
2043 $254,011 $248,931 95,161 $2.62 $5,080 7,539 $0.67
2044 $264,172 $258,888 96,169 $2.69 $5,283 7,639 $0.69
2045 $274,738 $269,244 97,177 $2.77 $5,495 7,739 $0.71
2046 $285,728 $280,013 98,185 $2.85 $5,715 7,838 $0.73
2048 $297,157 $291,214 99,193 $2.94 $5,943 7,938 $0.75
Total $4,200,000 $4,116,000 100,201 $46.97 $84,000 8,038 $11.92
Discount Rate 4.00% Discount Rate 4.00%
Credit (NPV) per Person $28.81 Credit (NPV) per Job $7.27
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Development Fee Report – Plan-Based
The 2026 cost to prepare the library facilities IIP and related development fee report totals $13,040.
Apache Junction plans to update its report every five years, so the 10-year cost is $26,080. Based on this
cost, proportionate share, and 10-year projections of future development from the Land Use Assumptions
document, the cost is $0.76 per person and $0.32 per job.
Figure L8: IIP and Development Fee Report
Necessary 2026 10-Year Cost Service 10-Year Cost per
Proportionate Share
Public Service Study Update (2 Updates) Unit Change Service Unit
Residential 98% Population 33,791 $0.76
Library $13,040 $26,080
Nonresidential 2% Jobs 1,617 $0.32
Parks and Residential 98% Population 11,971 $2.50
$15,250 $30,500
Recreational Nonresidential 2% Jobs 671 $0.91
Residential 82% Population 33,791 $0.66
Police $13,500 $27,000
Nonresidential 18% Vehicle Trips 6,512 $0.75
Street $25,650 $51,300 All Development 100% VMT 52,115 $0.98
Total $67,440 $134,880
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population is expected to increase
by 33,791 persons and employment is expected to increase by 1,617 jobs over the next 10 years. To
maintain the adjusted level of service, Apache Junction will need to construct 12,500 square feet of library
facilities over the next 10 years. The following page includes a more detailed projection of demand for
services and costs for the library facilities IIP.
15

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Library Facilities – Incremental Expansion
Apache Junction plans to maintain its adjusted level of service for library facilities over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands an
additional 12,378 square feet of library facilities (33,791 additional persons X 0.3663 adjusted square feet
per person). With projected nonresidential growth of 1,617 jobs, future nonresidential development
demands an additional 122 square feet of library facilities (1,617 additional jobs X 0.0756 adjusted square
feet per job). Future development demands 12,500 square feet of library facilities at a cost of $10,625,000
(12,500 square feet X $850 per square foot). Apache Junction plans to construct 15,000 square feet of
library facilities to serve future development in Superstition Vistas, and it will construct additional library
facilities as needed in the remainder of the library facilities service area.
Figure L9: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.3663 Square Feet per Person
Library Facilities $850
0.0756 Square Feet per Job
Demand for Library Facilities
Adjusted Square Feet
Year Population Jobs
Residential Nonresidential Total
2026 54,314 5,373 19,895.5 406.0 20,301.5
2027 58,482 5,541 21,422.3 418.8 21,841.0
2028 62,650 5,710 22,949.0 431.5 23,380.5
2029 66,818 5,878 24,475.8 444.2 24,920.0
2030 70,986 6,046 26,002.6 456.9 26,459.5
2031 75,154 6,204 27,529.4 468.8 27,998.2
2032 79,322 6,361 29,056.1 480.7 29,536.8
2033 83,490 6,518 30,582.9 492.6 31,075.5
2034 85,312 6,675 31,250.3 504.5 31,754.8
2035 86,708 6,833 31,761.7 516.3 32,278.0
2036 88,105 6,990 32,273.3 528.2 32,801.5
10-Yr Increase 33,791 1,617 12,377.8 122.2 12,500.0
Growth-Related Expenditures $10,521,134 $103,866 $10,625,000
Auction Property (Growth) $6,793,855 $60,776 $6,854,631
Outside Auction Property (Growth) $3,727,279 $43,089 $3,770,369
Recent Development (Fund Balance) $1,960,000 $40,000 $2,000,000
Ineligible Expenditures (Statutory Limit) $4,165,000 $85,000 $4,250,000
Total Expenditures $16,646,134 $228,866 $16,875,000
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
LIBRARY FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for library facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Library Facilities Development Fees
Infrastructure components and cost factors for library facilities are summarized in the upper portion of
Figure L10. The cost per service unit for library facilities is $283.31 per person and $57.29 per job.
Library facilities development fees for residential development are assessed according to the number of
persons per household. The fee of $714 for a single-family unit is calculated using a cost per service unit
of $283.31 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $0.05 per square
foot of industrial development is derived from a cost per service unit of $57.29 per job multiplied by a
demand unit of 0.0009 jobs per square foot (0.90 jobs per 1,000 square feet). The fee of $23 per room of
lodging development is derived from a cost per service unit of $57.29 per job multiplied by a demand unit
of 0.4073 jobs per room.
Figure L10: Library Facilities Development Fees
Fee Component Cost per Person Cost per Job
Library Facilities $311.36 $64.24
Future Debt Credit ($28.81) ($7.27)
Development Fee Report $0.76 $0.32
Total $283.31 $57.29
Residential Fees per Development Unit
Development Persons Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Single Family Housing Unit 2.52 $714 $550 $164
Multi-Family Housing Unit 1.99 $564 $432 $132
Recreational Vehicle Housing Unit 1.90 $538 $425 $113
Nonresidential Fees per Development Unit
Development Jobs Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Industrial Square Foot 0.0009 $0.05 $0.07 ($0.02)
Commercial Square Foot 0.0021 $0.12 $0.10 $0.02
Office & Other Services Square Foot 0.0023 $0.13 $0.16 ($0.03)
Institutional Square Foot 0.0030 $0.17 $0.14 $0.03
Lodging Room 0.4073 $23 $27 ($4)
Assisted Living Bed 0.9764 $56 $29 $27
1. See Land Use Assumptions
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s enabling legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for library facilities needed to
accommodate future development. Projected fee revenue shown in Figure L11 is based on the
development projections in the Land Use Assumptions document and the updated library facilities
development fees. If development occurs at a more rapid rate than projected, the demand for
infrastructure will increase and development fee revenue will increase at a corresponding rate. If
development occurs at a slower rate than projected, the demand for infrastructure will also decrease,
along with development fee revenue. Projected development fee revenue equals $9,666,594, and
projected expenditures equal $15,915,806. Existing development’s share of $4,250,000 will be funded
with non-development fee revenue.
Figure L11: Library Facilities Development Fee Revenue
Fee Component Growth Share Fund Balance Existing Share Total
Library Facilities $10,625,000 $2,000,000 $4,250,000 $16,875,000
Future Debt Credit ($985,274) $0 $0 ($985,274)
Development Fee Report $26,080 $0 $0 $26,080
Total $9,665,806 $2,000,000 $4,250,000 $15,915,806
Single Family Multi-Family Industrial Commercial Office & Other Institutional
$714 $564 $0.05 $0.12 $0.13 $0.17
per unit per unit per unit per unit per unit per unit
Year Hsg Unit Hsg Unit KSF KSF KSF KSF
Base 2026 12,015 2,859 373 1,166 758 293
Year 1 2027 13,515 3,054 401 1,211 780 293
Year 2 2028 15,015 3,249 429 1,256 801 293
Year 3 2029 16,515 3,444 458 1,302 822 293
Year 4 2030 18,015 3,639 486 1,347 844 293
Year 5 2031 19,515 3,834 509 1,390 862 295
Year 6 2032 21,015 4,029 532 1,433 879 297
Year 7 2033 22,515 4,224 556 1,475 897 299
Year 8 2034 23,084 4,419 579 1,518 915 301
Year 9 2035 23,484 4,614 602 1,561 933 303
Year 10 2036 23,884 4,809 626 1,604 950 305
10-Year Increase 11,869 1,950 253 438 192 13
Projected Revenue $8,474,466 $1,099,800 $12,630 $52,560 $24,960 $2,178
Projected Fee Revenue $9,666,594
Total Expenditures $15,915,806
18

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
PARKS AND RECREATIONAL FACILITIES IIP
ARS § 9-463.05 (T)(7)(g) defines the facilities and assets that can be included in the Parks and Recreational
Facilities IIP:
“Neighborhood parks and recreational facilities on real property up to thirty acres in area, or parks
and recreational facilities larger than thirty acres if the facilities provide a direct benefit to the
development. Park and recreational facilities do not include vehicles, equipment or that portion of
any facility that is used for amusement parks, aquariums, aquatic centers, auditoriums, arenas,
arts and cultural facilities, bandstand and orchestra facilities, bathhouses, boathouses,
clubhouses, community centers greater than three thousand square feet in floor area,
environmental education centers, equestrian facilities, golf course facilities, greenhouses, lakes,
museums, theme parks, water reclamation or riparian areas, wetlands, zoo facilities or similar
recreational facilities, but may include swimming pools.”
The Parks and Recreational Facilities IIP includes components for developed park land, park amenities,
trails, and the cost of preparing the Parks and Recreational Facilities IIP and related Development Fee
Report. The incremental expansion methodology is used for developed park land and park amenities. The
plan-based methodology is used for trails and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The parks and recreational
facilities IIP and development fees allocate the cost of necessary public services between residential and
nonresidential based on functional population. The Arizona Office of Economic Opportunity estimates
Apache Junction’s 2022 population equal to 39,811 persons. Based on 2022 estimates from the U.S.
Census Bureau’s OnTheMap web application, 5,801 inflow commuters traveled to Apache Junction for
work in 2022. The proportionate share is based on cumulative impact hours per year with a resident
potentially impacting parks and recreational facilities 4,380 hours per year and an inflow commuter
potentially impacting parks and recreational facilities 500 hours per year. For parks and recreational
facilities, residential development generates 98 percent of demand and nonresidential development
generates the remaining two percent of demand.
Figure PR1: Proportionate Share
Impact Hours Cumulative Impact Proportionate
Development Type Service Unit
per Year Hours per Year Share
Residential 39,811 persons1 4,380 174,371,304 98%
Nonresidential 5,801 inflow commuters2 500 2,900,500 2%
Total 177,271,804 100%
1. Arizona Office of Economic Opportunity, 2022.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, Version 6.25.2, 2022.
Residential Impact: 12 hours per day X 365 days per year
Nonresidential Impact: 2 hours per day X 5 days per week X 50 weeks per year
19

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Service Area
Apache Junction plans to provide a uniform level of service and equal access to parks and recreational
facilities within the city; therefore, there is a single service area for the Parks and Recreational Facilities
IIP. As defined by the Development Agreement for Superstition Vistas (October 2021), Apache Junction
will not assess parks and recreational facilities fees to development within the “Auction Property” because
public parks and trails are directly provided by the developers.
Figure PR2: Parks and Recreational Facilities Service Area
Parks and Recreation Facilities Service Area
Maricopa County
Pinal County
¨x 88 To nt o
N at io nal
Fo re st
Trl Superstition Wilderness Area
Apache
N
Apache Trl
Apache
Junction Rd Old West
Idaho Hwy
£ ¤ 60
Gol d C any on
Co mm unit y
v w 202
ME S A
£ ¤ 60
Central
Auction
Property Arizona
Pr oje
c t
Can
al
Phoenix-Mesa
Gateway
Airport ¨x 24
County County QU E E N C R E E K
Rd Dr
Ellsworth Maricopa Pinal Ironwood
LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
Auction Property 0 10,000 20,000
Feet
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
20

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure PR3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of jobs per development unit (square foot, room, or bed).
Figure PR3: Ratio of Service Unit to Development Unit
Residential Development
Development Persons
Development Type
Unit per Unit1
Single Family Housing Unit 2.52
Multi-Family Housing Unit 1.99
Mobile Home / RV Housing Unit 1.90
Nonresidential Development
Development Jobs
Development Type
Unit per Unit1
Industrial Square Foot 0.0009
Commercial Square Foot 0.0021
Office & Other Services Square Foot 0.0023
Institutional Square Foot 0.0030
Lodging Room 0.4073
Assisted Living Bed 0.9764
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Developed Park Land – Incremental Expansion
Apache Junction currently provides 2,202.2 acres of park land. This includes 143.2 acres of developed park
land and 2,059.0 acres of undeveloped park land. Due to the availability of undeveloped land, Apache
Junction does not plan to acquire additional park land during the 10-year IIP timeframe. Instead, Apache
Junction will develop a portion of the existing undeveloped park land.
Figure PR4: Existing Park Land
Existing Park Land Total Acres Developed Undeveloped
Arroya Verde Retention 11.0 11.0 0.0
City Hall Park 3.0 3.0 0.0
Dutchman Dog Park 3.4 3.4 0.0
Flatiron Park 4.0 4.0 0.0
Focal Point 1.0 1.0 0.0
Ironwood Linear Park 6.2 6.2 0.0
Little League Facility 3.0 3.0 0.0
MGC 4.4 4.4 0.0
Painted Sky Park 12.0 12.0 0.0
Prospector Park 265.0 40.0 225.0
Renaissance Point Retention 8.0 8.0 0.0
Rodeo Grounds 20.0 10.0 10.0
Rigeline Linear Park 8.2 8.2 0.0
Sheep Drive Park 1,628.0 0.0 1,628.0
Silly Mountain Park 200.0 4.0 196.0
Superstition Shadows park 23.0 23.0 0.0
Veteran's Memorial Park 2.0 2.0 0.0
Total 2,202.2 143.2 2,059.0
Source: Apache Junction Parks and Recreation Department
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
To allocate the proportionate share of demand for developed park land to residential and nonresidential
development, this analysis uses the proportionate share shown in Figure PR1. The existing LOS for
residential development is 0.00258 developed acres per person (143.2 developed acres X 98 percent
residential share / 54,314 persons). For nonresidential development, the existing LOS is 0.00053
developed acres per job (143.2 developed acres X two percent nonresidential share / 5,373 jobs).
The analysis includes a cost of $40,000 per acre for development costs not captured in the park amenities
component (site development, grading, utilities, etc.). For developed park land, the cost is $103.37 per
acre (0.00258 developed acres per person X $40,000 per acre) and $21.33 per job (0.00053 developed
acres per job X $40,000 per acre).
Figure PR5: Existing Level of Service
Cost Factors
Developed Cost per Acre1 $40,000
Level-of-Service (LOS) Standards
Existing Developed Acres 143.2
Residential
Residential Share 98%
2026 Population 54,314
Developed Acres per Person 0.00258
Cost per Person $103.37
Nonresidential
Nonresidential Share 2%
2026 Jobs 5,373
Developed Acres per Job 0.00053
Cost per Job $21.33
Source: Apache Junction Parks and Recreation Department
1. Includes infrastructure costs but excludes acquisition costs.
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Park Amenities – Incremental Expansion
Apache Junction currently provides 154 park amenities in its existing parks, and the city plans to construct
additional park amenities to serve future development. Based on costs provided by Apache Junction’s
Parks and Recreation Department to construct recent park amenities, the total cost of Apache Junction’s
existing park amenities is $37,692,708. The average cost is $244,758 per park amenity ($37,692,708 total
cost / 154 park amenities).
Figure PR6: Existing Park Amenities
Existing Amenity Units Unit Cost Total Cost
Ball Field 7 $937,085 $6,559,594
Basketball Court 4 $217,295 $869,180
Concession / Restroom 9 $500,000 $4,500,000
Dog Park 2 $1,200,000 $2,400,000
Horseshoe Pit 5 $2,716 $13,581
Multipurpose Field 4 $882,761 $3,531,045
Parking Lot 15 $252,062 $3,780,934
Pickle Ball Court 14 $200,000 $2,800,000
Playground 7 $679,047 $4,753,329
Pool 1 $2,409,802 $2,409,802
Primitive Vault Restroom 2 $60,000 $120,000
Racquetball Court 4 $108,648 $434,590
Ramada (large group) 11 $101,857 $1,120,428
Ramadas (single) 7 $16,297 $114,080
Ramadas (small group) 20 $61,114 $1,222,285
Security Fencing 25 $28,683 $717,074
Shuffleboard Court 3 $21,730 $65,189
Skate Park 1 $543,238 $543,238
Splashplad 1 $108,648 $108,648
Tennis Court 8 $162,971 $1,303,770
Volleyball Court 4 $81,486 $325,943
Total 154 $244,758 $37,692,708
Source: Apache Junction Parks and Recreation Department
24

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
To allocate the proportionate share of demand for park amenities to residential and nonresidential
development, this analysis uses the proportionate share shown in Figure PR1. Apache Junction’s existing
LOS for residential development is 0.0028 units per person (154 amenities X 98 percent residential share
/ 54,314 persons). For nonresidential development, the existing LOS is 0.0006 units per job (154 amenities
X two percent nonresidential share / 5,373 jobs).
Based on the total cost of Apache Junction’s existing park amenities, the average cost for new park
amenities is $244,758 per amenity ($37,692,708 total cost / 154 amenities). The analysis uses this cost as
a proxy for future park amenity costs. For park amenities, the cost is $680.10 per person (0.0028 units per
person X $244,758 per amenity) and $140.31 per job (0.0006 units per job X $244,758 per amenity).
Figure PR7: Existing Level of Service
Cost Factors
Average Cost per Unit $244,758
Level-of-Service (LOS) Standards
Existing Units 154
Residential
Residential Share 98%
2026 Population 54,314
Units per Person 0.0028
Cost per Person $680.10
Nonresidential
Nonresidential Share 2%
2026 Jobs 5,373
Units per Job 0.0006
Cost per Job $140.31
Source: Apache Junction Parks and Recreation Department
25

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Trails – Incremental Expansion
Apache Junction currently provides 20.6 miles of trails, and the city plans to construct additional trails to
serve future development. To allocate the proportionate share of demand for trails to residential and
nonresidential development, this analysis uses the proportionate share shown in Figure PR1. Apache
Junction’s existing LOS for residential development is 0.0004 miles per person (20.6 miles X 98 percent
residential share / 54,314 persons). For nonresidential development, the existing LOS is 0.0001 miles per
job (20.6 miles X two percent nonresidential share / 5,373 jobs).
The 2022 IIP used a trail cost of $75,000 per mile provided by Apache Junction’s Parks and Recreation
Department. The analysis inflates the 2022 IIP cost based on Engineering News-Record’s construction cost
index to estimate the current trail construction cost of $81,500 per. For trails, the cost is $30.29 per person
(0.0004 miles per person X $81,500 per mile) and $6.25 per job (0.0001 miles per job X $81,500 per mile).
Figure PR8: Existing Level of Service
Existing Trail Miles
Equestrian Trail 18.6
Multi-Use Unpaved Trail 2.0
Total 20.6
Cost Factors
Cost per Mile1 $81,500
Level-of-Service (LOS) Standards
Existing Trails (miles) 20.6
Residential
Residential Share 98%
2026 Population 54,314
Miles per Person 0.0004
Cost per Person $30.29
Nonresidential
Nonresidential Share 2%
2026 Jobs 5,373
Miles per Job 0.0001
Cost per Job $6.25
Source: Apache Junction Parks and Recreation Department
1. 2022 cost adjusted to 2026 cost using ENR Construction Cost Index.
26

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Development Fee Report – Plan-Based
The cost to prepare the Parks and Recreational Facilities IIP and development fees totals $15,250. Apache
Junction plans to update its report every five years, so the 10-year cost is $30,500. Based on this cost,
proportionate share, and 10-year projections of future development from the Land Use Assumptions
document, the cost is $2.50 per person and $0.91 per job.
Figure PR9: IIP and Development Fee Report
Necessary 2026 10-Year Cost Service 10-Year Cost per
Proportionate Share
Public Service Study Update (2 Updates) Unit Change Service Unit
Residential 98% Population 33,791 $0.76
Library $13,040 $26,080
Nonresidential 2% Jobs 1,617 $0.32
Parks and Residential 98% Population 11,971 $2.50
$15,250 $30,500
Recreational Nonresidential 2% Jobs 671 $0.91
Residential 82% Population 33,791 $0.66
Police $13,500 $27,000
Nonresidential 18% Vehicle Trips 6,512 $0.75
Street $25,650 $51,300 All Development 100% VMT 52,115 $0.98
Total $67,440 $134,880
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population in the parks and
recreational facilities service area is expected to increase by 11,971 persons and employment is expected
to increase by 671 jobs over the next 10 years. To maintain the existing levels of service, Apache Junction
needs to develop 31.3 acres of park land, construct approximately 34 park amenities, and construct 4.5
miles of trails over the next 10 years. The following pages include a more detailed projection of demand
for services and costs for the Parks and Recreational Facilities IIP.
27

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Developed Park Land – Incremental Expansion
Apache Junction plans to maintain its existing level of service for developed park land over the next 10
years. Based on a projected population increase of 11,971 persons, future residential development
demands an additional 30.9 developed acres (11,971 additional persons X 0.00258 developed acres per
person). With projected employment growth of 671 jobs, future nonresidential development demands an
additional 0.4 developed acres (671 additional jobs X 0.00053 developed acres per job). Future
development demands 31.3 developed acres of park land at a cost of $1,251,787 (31.3 developed acres X
$40,000 per developed acre).
Figure PR10: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Acre
0.00258 Dev. Acres per Person
Developed Park Land $40,000
0.00053 Dev. Acres per Job
Demand for Developed Park Land
Developed Acres
Year Population Jobs
Residential Nonresidential Total
2026 54,314 5,373 140.4 2.9 143.2
2027 55,511 5,447 143.5 2.9 146.4
2028 56,708 5,520 146.6 2.9 149.5
2029 57,905 5,594 149.6 3.0 152.6
2030 59,102 5,668 152.7 3.0 155.8
2031 60,299 5,731 155.8 3.1 158.9
2032 61,496 5,793 158.9 3.1 162.0
2033 62,693 5,856 162.0 3.1 165.1
2034 63,890 5,918 165.1 3.2 168.3
2035 65,087 5,981 168.2 3.2 171.4
2036 66,285 6,044 171.3 3.2 174.5
10-Yr Increase 11,971 671 30.9 0.4 31.3
Growth-Related Expenditures $1,237,481 $14,306 $1,251,787
28

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Park Amenities – Incremental Expansion
Apache Junction plans to maintain its existing level of service for park amenities over the next 10 years.
Based on a projected population increase of 11,971 persons, future residential development demands an
additional 33.3 park amenities (11,971 additional persons X 0.0028 amenities per person). With projected
employment growth of 671 jobs, future nonresidential development demands an additional 0.4 park
amenities (671 additional jobs X 0.0006 amenities per job). Future development demands 33.6 additional
park amenities at a cost of $8,235,575 (33.6 amenities X $244,758 per amenity).
Figure PR11: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.0028 Units per Person
Park Amenities $244,758
0.0006 Units per Job
Demand for Park Amenities
Units
Year Population Jobs
Residential Nonresidential Total
2026 54,314 5,373 150.9 3.1 154.0
2027 55,511 5,447 154.2 3.1 157.4
2028 56,708 5,520 157.6 3.2 160.7
2029 57,905 5,594 160.9 3.2 164.1
2030 59,102 5,668 164.2 3.2 167.5
2031 60,299 5,731 167.6 3.3 170.8
2032 61,496 5,793 170.9 3.3 174.2
2033 62,693 5,856 174.2 3.4 177.6
2034 63,890 5,918 177.5 3.4 180.9
2035 65,087 5,981 180.9 3.4 184.3
2036 66,285 6,044 184.2 3.5 187.6
10-Yr Increase 11,971 671 33.3 0.4 33.6
Growth-Related Expenditures $8,141,456 $94,120 $8,235,575
29

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Trails – Incremental Expansion
Apache Junction plans to maintain its existing level of service for trails over the next 10 years. Based on a
projected population increase of 11,971 persons, future residential development demands an additional
4.4 miles of trails (11,971 additional persons X 0.0004 miles per person). With projected employment
growth of 671 jobs, future nonresidential development demands an additional 0.1 miles of trails (671
additional jobs X 0.0001 miles per job). Future development demands approximately 4.5 miles of trails at
a cost of $366,827 (4.5 miles X $81,500 per mile).
Figure PR12: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.0004 Miles per Person
Trails $81,500
0.0001 Miles per Job
Demand for Trails
Miles
Year Population Jobs
Residential Nonresidential Total
2026 54,314 5,373 20.2 0.4 20.6
2027 55,511 5,447 20.6 0.4 21.1
2028 56,708 5,520 21.1 0.4 21.5
2029 57,905 5,594 21.5 0.4 22.0
2030 59,102 5,668 22.0 0.4 22.4
2031 60,299 5,731 22.4 0.4 22.9
2032 61,496 5,793 22.9 0.4 23.3
2033 62,693 5,856 23.3 0.4 23.8
2034 63,890 5,918 23.7 0.5 24.2
2035 65,087 5,981 24.2 0.5 24.7
2036 66,285 6,044 24.6 0.5 25.1
10-Yr Increase 11,971 671 4.4 0.1 4.5
Growth-Related Expenditures $362,635 $4,192 $366,827
30

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for parks and recreational facilities fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Parks and Recreational Facilities Development Fees
Infrastructure components and cost factors for parks and recreational facilities are summarized in the
upper portion of Figure PR13. The cost per service unit is $816.26 per person and $168.80 per job.
Parks and recreational facilities fees for residential development are assessed according to the number of
persons per household. The fee of $2,057 for a single-family unit is calculated using a cost per service unit
of $816.26 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $0.15 per square
foot of industrial development is derived from a cost per service unit of $168.80 per job multiplied by a
demand unit of 0.0009 jobs per square foot (0.90 jobs per 1,000 square feet). The fee of $69 per room of
lodging development is derived from a cost per service unit of $168.80 per job multiplied by a demand
unit of 0.4073 jobs per room.
Figure PR13: Parks and Recreational Facilities Development Fees
Fee Component Cost per Person Cost per Job
Developed Park Land $103.37 $21.33
Park Amenities $680.10 $140.31
Trails $30.29 $6.25
Development Fee Report $2.50 $0.91
Total $816.26 $168.80
Residential Fees per Development Unit
Development Persons Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Single Family Housing Unit 2.52 $2,057 $1,707 $350
Multi-Family Housing Unit 1.99 $1,624 $1,340 $284
Recreational Vehicle Housing Unit 1.90 $1,551 $1,318 $233
Nonresidential Fees per Development Unit
Development Jobs Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Industrial Square Foot 0.0009 $0.15 $0.22 ($0.07)
Commercial Square Foot 0.0021 $0.35 $0.30 $0.05
Office & Other Services Square Foot 0.0023 $0.39 $0.46 ($0.07)
Institutional Square Foot 0.0030 $0.51 $0.40 $0.11
Lodging Room 0.4073 $69 $79 ($10)
Assisted Living Bed 0.9764 $165 $86 $79
1. See Land Use Assumptions
31

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for parks and recreational facilities
needed to accommodate new development. Projected fee revenue shown in Figure PR14 is based on the
development projections in the Land Use Assumptions document and the updated development fees for
parks and recreational facilities shown in Figure PR13. If development occurs at a more rapid rate than
projected, the demand for infrastructure will increase and development fee revenue will increase at a
corresponding rate. If development occurs at a slower rate than projected, the demand for infrastructure
will also decrease, along with development fee revenue. Projected development fee revenue equals
$9,884,070, and projected expenditures equal $9,884,690.
Figure PR14: Parks and Recreational Facilities Development Fee Revenue
Fee Component Growth Share Existing Share Total
Developed Park Land $1,251,787 $0 $1,251,787
Park Amenities $8,235,575 $0 $8,235,575
Trails $366,827 $0 $366,827
Development Fee Report $30,500 $0 $30,500
Total $9,884,690 $0 $9,884,690
Single Family Multi-Family Industrial Commercial Office & Other Institutional
$2,057 $1,624 $0.15 $0.35 $0.39 $0.51
per unit per unit per unit per unit per unit per unit
Year Hsg Unit Hsg Unit KSF KSF KSF KSF
Base 2026 9,944 2,859 373 1,166 758 293
Year 1 2027 10,344 2,954 401 1,178 769 293
Year 2 2028 10,744 3,049 429 1,190 779 293
Year 3 2029 11,144 3,144 458 1,202 789 293
Year 4 2030 11,544 3,239 486 1,214 800 293
Year 5 2031 11,944 3,334 509 1,224 806 295
Year 6 2032 12,344 3,429 532 1,233 813 297
Year 7 2033 12,744 3,524 556 1,243 820 299
Year 8 2034 13,144 3,619 579 1,252 826 301
Year 9 2035 13,544 3,714 602 1,262 833 303
Year 10 2036 13,944 3,809 626 1,272 840 305
10-Year Increase 4,000 950 253 106 81 13
Projected Revenue $8,228,000 $1,542,800 $37,950 $37,100 $31,590 $6,630
Projected Fee Revenue $9,884,070
Total Expenditures $9,884,690
32

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
POLICE FACILITIES IIP
ARS § 9-463.05 (T)(7)(f) defines the facilities and assets that can be included in the Police Facilities IIP:
“Fire and police facilities, including all appurtenances, equipment and vehicles. Fire and police
facilities do not include a facility or portion of a facility that is used to replace services that were
once provided elsewhere in the municipality, vehicles and equipment used to provide
administrative services, helicopters or airplanes or a facility that is used for training firefighters or
officers from more than one station or substation.”
The Police Facilities IIP includes components for police facilities, police vehicles, police equipment, and
the cost of preparing the Police Facilities IIP and related Development Fee Report. The incremental
expansion methodology, based on the current level of service, is used for police vehicles and police
equipment. The plan-based methodology is used for police facilities and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Police Facilities IIP and
development fees will allocate the cost of police services between residential and nonresidential based
on functional population. Based on 2022 estimates from the U.S. Census Bureau’s OnTheMap web
application, residential development accounts for approximately 82 percent of functional population and
nonresidential development accounts for the remaining 18 percent.
Figure P1: Proportionate Share
Demand Units in 2022
Residential Demand Person
Population 39,251 Hours/Day Hours
Residents Not Working 20,458 20 409,160
Employed Residents 18,793
Employed in Apache Junction 1,110 14 15,540
Employed outside Apache Junction 17,683 14 247,562
Residential Subtotal 672,262
Residential Share 82%
Nonresidential
Non-working Residents 20,458 4 81,832
Jobs Located in Apache Junction 6,911
Residents Employed in Apache Junction 1,110 10 11,100
Non-Resident Workers (inflow commuters) 5,801 10 58,010
Nonresidential Subtotal 150,942
Nonresidential Share 18%
Total 823,204
Source: Arizona Office of Economic Opportunity (population), U.S. Census Bureau, OnTheMap Application and LEHD
Origin-Destination Employment Statistics, Version 6.25.2 (employment).
33

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Service Area
Apache Junction’s Police Department strives to provide a uniform response time within the city limits;
therefore, there is a single service area for the Police Facilities IIP.
Figure P2: Police Facilities Service Area
Police Facilities Service Area
Maricopa County
Pinal County
¨x 88 To nt o
N at io nal
Fo re st
Trl Superstition Wilderness Area
Apache
N
Apache Trl
Apache
Junction Rd Old
West
Idaho Hwy
£ ¤ 60
Gol d C any on
Co mm unit y
v w 202
ME S A
£ ¤ 60
Central
Arizona
Pr
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c t
Can
al
Phoenix-Mesa
Gateway
Airport ¨x 24
County QU E E N C R E E K
County
Rd Dr
Maricopa Pinal
Ellsworth Ironwood
LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
0 10,000 20,000
Feet
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
34

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure P3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per household. For nonresidential development,
the table displays the number of average weekday vehicle trips generated per development unit (square
foot, room, or bed).
Figure P3: Ratio of Service Unit to Development Unit
Residential Development
Development Persons
Development Type
Unit per Unit1
Single Family Housing Unit 2.52
Multi-Family Housing Unit 1.99
Mobile Home / RV Housing Unit 1.90
Nonresidential Development
Development AWVTE per Trip Rate AWVT
Development Type
Unit 1,000 Sq Ft2 Adjustment2 per Unit
Industrial Square Foot 0.0036 50% 0.0018
Commercial Square Foot 0.0364 33% 0.0120
Office & Other Services Square Foot 0.0078 50% 0.0039
Institutional Square Foot 0.0107 33% 0.0035
Lodging Room 5.8400 50% 2.9200
Assisted Living Bed 4.1400 50% 2.0700
1. U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates.
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
35

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Facilities – Plan-Based
Apache Junction currently provides 20,000 square feet of police facilities, but this is not sufficient to serve
existing development and future development.
Figure P4: Existing Police Facilities
Existing Facility Square Feet
Police Station 15,500
Animal Control 4,500
Total 20,000
Source: Apache Junction Police Department
Apache Junction plans to construct 66,200 square feet of police facilities at a cost of $51,160,000 to serve
all development through 2046. Part of the planned construction includes the replacement of the existing
4,500-square-foot animal control facility with a larger 7,500-square foot facility, so only the 3,000-square-
foot expansion is eligible for development fees. As shown below, the analysis excludes replacement
facilities in the cost calculation, so the eligible cost of police facilities is $49,360,000 to construct 61,700
square feet. The eligible construction cost is $800 per square foot.
Figure P5: Planned Police Facilities
Planned Facility Square Feet Total Cost Cost per Sq Ft
Substation 29,000 $23,200,000 $800
Substation - Dispatch 6,000 $6,000,000 $1,000
Evidence Storage 15,000 $12,000,000 $800
Vehicle Storage 8,700 $6,960,000 $800
Animal Control (Expand) 3,000 $1,200,000 $400
Subtotal 61,700 $49,360,000 $800
Animal Control (Replace) 4,500 $1,800,000 $400
Total 66,200 $51,160,000
Source: Apache Junction Police Department
36

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
To allocate the proportionate share of demand for police facilities to residential and nonresidential
development, this analysis uses functional population outlined in Figure P1. Apache Junction’s existing
level of service for residential development is 0.3019 square feet per person (20,000 square feet X 82
percent residential share / 54,314 persons). The existing nonresidential level of service is 0.1928 square
feet per vehicle trip (20,000 square feet X 18 percent nonresidential share / 18,675 vehicle trips).
Apache Junction plans to increase the existing level of service by constructing 61,700 square feet of
additional police facilities. To ensure future development does not pay for a higher level of service than
what is provided to existing development, this analysis allocates the 20,000 square feet of existing police
facilities and 61,700 square feet of planned police facilities, for a total of 81,700 square feet of police
facilities, to all development in 2046. The planned LOS for residential development is 0.6823 square feet
per person (81,700 square feet X 82 percent residential share / 98,185 persons). For nonresidential
development, the planned LOS is 0.5269 square feet per vehicle trip (81,700 square feet X 18 percent
nonresidential share / 27,909 vehicle trips).
Based on estimates provided by Apache Junction shown in Figure P5, the eligible construction cost for
future police facilities is $800 per square foot. For police facilities, the cost is $545.86 per person (0.6823
square feet per person X $800 per square foot) and $421.54 per vehicle trip (0.5269 square feet per vehicle
trip X $800 per square foot).
Figure P6: Planned Level of Service
Cost Factors
Cost per Square Foot $800
Level-of-Service (LOS) Standards
Existing Square Feet 20,000
Additional Square Feet 61,700
Planned Square Feet 81,700
Residential
Residential Share 82%
2046 Population 98,185
Square Feet per Person 0.6823
Cost per Person $545.86
Nonresidential
Nonresidential Share 18%
2046 Vehicle Trips 27,909
Square Feet per Vehicle Trip 0.5269
Cost per Vehicle Trip $421.54
Source: Apache Junction Police Department
37

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Future Debt Credit
Apache Junction will likely issue debt to construct future police facilities. This analysis includes a credit for
future debt payments on future debt. A credit is necessary since future development will pay the
development fee and will also contribute to future debt payments on the future police facilities debt.
Apache Junction plans to construct 61,700 square feet of eligible police facilities at a cost of $51,160,000
to serve existing and future development. Apache Junction will likely issue debt in one year, so the analysis
reduces the future debt issuance by one year of projected police facility development fee revenue
($1,000,000). The analysis also reduces the future debt issuance based on the existing police development
fee fund balance of $3,000,000 and ineligible share of the planned police facilities equal to $23,320,027
(see Figure P11). As shown below, future police debt equals $23,839,973 ($51,160,000 eligible cost -
$1,000,000 projected police facility development fee revenue - $3,000,000 existing fund balance -
$23,320,027 existing development share) and will be repaid through 2046. Annual payments are divided
by projected development to determine the credit per person or vehicle trip. To account for the time
value of money, annual payments per person and per vehicle trip are discounted using a net present value
formula based on a discount rate of 4.00 percent. The net present value of future debt payments is
$146.58 per person and $110.42 per vehicle trip, and the analysis includes these amounts as a credit in
the development fee calculation.
Figure P7: Future Debt Credit
Year Principal Residential Population Payment Nonresidential Vehicle Payment
82% Per Person 18% Trips Per Trip
2026 $0 $0 54,314 $0.00 $0 18,675 $0.00
2027 $800,588 $656,482 58,482 $11.23 $144,106 19,353 $7.45
2028 $832,612 $682,741 62,650 $10.90 $149,870 20,030 $7.48
2029 $865,916 $710,051 66,818 $10.63 $155,865 20,708 $7.53
2030 $900,553 $738,453 70,986 $10.40 $162,099 21,386 $7.58
2031 $936,575 $767,991 75,154 $10.22 $168,583 22,019 $7.66
2032 $974,038 $798,711 79,322 $10.07 $175,327 22,653 $7.74
2033 $1,012,999 $830,659 83,490 $9.95 $182,340 23,287 $7.83
2034 $1,053,519 $863,886 85,312 $10.13 $189,633 23,920 $7.93
2035 $1,095,660 $898,441 86,708 $10.36 $197,219 24,554 $8.03
2036 $1,139,486 $934,379 88,105 $10.61 $205,108 25,187 $8.14
2037 $1,185,066 $971,754 89,113 $10.90 $213,312 25,379 $8.41
2038 $1,232,468 $1,010,624 90,121 $11.21 $221,844 25,570 $8.68
2039 $1,281,767 $1,051,049 91,129 $11.53 $230,718 25,761 $8.96
2040 $1,333,038 $1,093,091 92,137 $11.86 $239,947 25,952 $9.25
2041 $1,386,359 $1,136,815 93,145 $12.20 $249,545 26,278 $9.50
2042 $1,441,814 $1,182,287 94,153 $12.56 $259,526 26,605 $9.75
2043 $1,499,486 $1,229,579 95,161 $12.92 $269,908 26,931 $10.02
2044 $1,559,466 $1,278,762 96,169 $13.30 $280,704 27,257 $10.30
2045 $1,621,844 $1,329,912 97,177 $13.69 $291,932 27,583 $10.58
2046 $1,686,718 $1,383,109 98,185 $14.09 $303,609 27,909 $10.88
Total $23,839,973 $19,548,778 $228.75 $4,291,195 $173.68
Discount Rate 4.00% Discount Rate 4.00%
Credit (NPV) per Person $146.58 Credit (NPV) per Trip $110.42
38

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Vehicles – Incremental Expansion
Apache Junction has 101 police vehicles with a total cost of $9,061,939, and the city plans to expand the
fleet to serve future development. To allocate the proportionate share of demand for police vehicles to
residential and nonresidential development, this analysis uses functional population outlined in Figure P1.
Apache Junction’s existing level of service for residential development is 0.0015 units per person (101
vehicles X 82 percent residential share / 54,314 persons). The existing nonresidential level of service is
0.0010 units per vehicle trip (101 vehicles X 18 percent nonresidential share / 18,675 vehicle trips).
Based on the total cost of Apache Junction’s existing police vehicles, the average cost for a new police
vehicle is $89,722 per vehicle ($9,061,939 total cost / 101 vehicles). The analysis uses this cost as a proxy
for future police vehicle costs. For police vehicles, the cost is $136.81 per person (0.0015 units per person
X $89,722 per vehicle) and $87.34 per vehicle trip (0.0010 units per vehicle trip X $89,722 per vehicle).
Figure P8: Existing Level of Service
Existing Vehicles Units Unit Cost Total Cost
Community Service Vehicle 3 $51,238 $153,714
Bear Cat G3 1 $350,000 $350,000
Command Van 1 $1,800,000 $1,800,000
Jail Vehicle 2 $93,109 $186,218
Motorcycle 9 $51,200 $460,800
Mustang 1 $77,559 $77,559
Patrol Vehicle - Marked 42 $89,302 $3,750,679
Patrol Vehicle - Unmarked 33 $50,489 $1,666,137
Traffic Vehicle 5 $82,376 $411,880
Cadet Van 1 $51,238 $51,238
Property and Evidence 3 $51,238 $153,714
Total 101 $89,722 $9,061,939
Cost Factors
Average Cost per Unit $89,722
Level-of-Service (LOS) Standards
Existing Units 101
Residential
Residential Share 82%
2026 Population 54,314
Units per Person 0.0015
Cost per Person $136.81
Nonresidential
Nonresidential Share 18%
2026 Vehicle Trips 18,675
Units per Vehicle Trip 0.0010
Cost per Vehicle Trip $87.34
Source: Apache Junction Police Department
39

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Equipment – Incremental Expansion
Apache Junction has 201 units of police equipment with a total cost of $2,546,000, and the city plans to
acquire additional units to serve future development. To allocate the proportionate share of demand for
police equipment to residential and nonresidential development, this analysis uses functional population
outlined in Figure P1. Apache Junction’s existing level of service for residential development is 0.0030
units per person (201 units X 82 percent residential share / 54,314 persons). The nonresidential level of
service is 0.0019 units per vehicle trip (201 units X 18 percent nonresidential share / 18,675 vehicle trips).
Based on the total cost of Apache Junction’s existing police equipment, the average cost for a new unit is
$12,667 per unit ($2,546,000 total cost / 201 units). The analysis uses this cost as a proxy for future police
equipment costs. For police equipment, the cost is $38.44 per person (0.0030 units per person X $12,667
per unit) and $24.54 per vehicle trip (0.0019 units per vehicle trip X $12,667 per unit).
Figure P9: Existing Level of Service
Description Units Unit Cost Total Cost
Dispatch Console 6 $100,000 $600,000
Radio Server Infrastructure 1 $200,000 $200,000
Mobile Radio Equipment 94 $9,000 $846,000
Portable Radio 100 $9,000 $900,000
Total 201 $12,667 $2,546,000
Cost Factors
Average Cost per Unit $12,667
Level-of-Service (LOS) Standards
Existing Units 201
Residential
Residential Share 82%
2026 Population 54,314
Units per Person 0.0030
Cost per Person $38.44
Nonresidential
Nonresidential Share 18%
2026 Vehicle Trips 18,675
Units per Vehicle Trip 0.0019
Cost per Vehicle Trip $24.54
Source: Apache Junction Police Department
40

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Development Fee Report – Plan-Based
The cost to prepare the Police Facilities IIP and related Development Fee Report totals $13,500. Apache
Junction plans to update its report every five years, so the 10-year cost is $27,000. Based on this cost,
proportionate share, and 10-year projections of new residential and nonresidential development from
the Land Use Assumptions document, the cost is $0.66 per person and $0.75 per vehicle trip.
Figure P10: IIP and Development Fee Report
Necessary 2026 10-Year Cost Service 10-Year Cost per
Proportionate Share
Public Service Study Update (2 Updates) Unit Change Service Unit
Residential 98% Population 33,791 $0.76
Library $13,040 $26,080
Nonresidential 2% Jobs 1,617 $0.32
Parks and Residential 98% Population 11,971 $2.50
$15,250 $30,500
Recreational Nonresidential 2% Jobs 671 $0.91
Residential 82% Population 33,791 $0.66
Police $13,500 $27,000
Nonresidential 18% Vehicle Trips 6,512 $0.75
Street $25,650 $51,300 All Development 100% VMT 52,115 $0.98
Total $67,440 $134,880
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s population is expected to increase
by 33,791 persons and nonresidential vehicle trips generated are expected to increase by 6,512 trips over
the next 10 years. To reach the planned level of service, Apache Junction plans to construct an additional
61,700 square feet of police facilities over the next 20 years. To maintain the existing levels of service,
Apache Junction needs to acquire approximately 58 police vehicles and approximately 115 units of police
equipment over the next 10 years. The following pages include a more detailed projection of demand for
services and costs for the Police Facilities IIP.
41

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Facilities – Plan-Based
Apache Junction plans to increase its existing level of service by constructing 61,700 square feet of police
facilities over the next 20 years. Based on a projected population increase of 43,871 persons, future
residential development demands approximately 29,934 square feet of police facilities (43,871 additional
persons X 0.6823 square feet per person). With projected vehicle trip growth of 9,234 vehicle trips, future
nonresidential development demands approximately 4,866 square feet of police facilities (9,234
additional vehicle trips X 0.5269 square feet per vehicle trip). Future development demands
approximately 34,800 square feet of police facilities at a cost of $27,839,973 (34,800 square feet X $800
per square foot).
Existing residential development demands approximately 37,060 square feet of police facilities (54,314
persons X 0.6823 square feet per person) and existing nonresidential development demands
approximately 9,840 square feet of police facilities (18,675 vehicle trips X 0.5269 square feet per vehicle
trip). Since Apache Junction currently provides 20,000 square feet of police facilities, existing development
currently demands an additional 31,400 square feet of police facilities (46,900 square feet demanded by
existing development – 20,000 square feet available to existing development + 4,500 square feet of
replacement animal control facilities) to reach the planned level of service. Existing development’s share
of the planned police facilities is approximately $23,320,027.
Figure P11: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.6823 Square Feet per Person
Police Facilities $800
0.5269 Square Feet per Vehicle Trip
Demand for Police Facilities
Vehicle Square Feet
Year Population
Trips Residential Nonresidential Total
2026 54,314 18,675 37,059.8 9,840.3 46,900.0
2027 58,482 19,353 39,903.7 10,197.4 50,101.1
2028 62,650 20,030 42,747.7 10,554.5 53,302.2
2029 66,818 20,708 45,591.6 10,911.6 56,503.2
2030 70,986 21,386 48,435.6 11,268.7 59,704.3
2031 75,154 22,019 51,279.6 11,602.5 62,882.1
2032 79,322 22,653 54,123.5 11,936.4 66,059.9
2033 83,490 23,287 56,967.5 12,270.2 69,237.7
2034 85,312 23,920 58,210.6 12,604.1 70,814.7
2035 86,708 24,554 59,163.2 12,937.9 72,101.1
2036 88,105 25,187 60,116.2 13,271.8 73,388.0
2041 93,145 26,278 63,555.1 13,846.7 77,401.8
2046 98,185 27,909 66,994.0 14,706.0 81,700.0
20-Yr Increase 43,871 9,234 29,934.2 4,865.7 34,800.0
Growth-Related Expenditures $23,947,395 $3,892,577 $27,839,973
Existing Development Expenditures $18,427,162 $4,892,866 $23,320,027
Total Expenditures $42,374,557 $8,785,443 $51,160,000
42

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Vehicles – Incremental Expansion
Apache Junction plans to maintain its existing level of service for police vehicles over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands an
approximately 52 vehicles (33,791 additional persons X 0.0015 vehicles per person). With projected
vehicle trip growth of 6,512 trips, future nonresidential development demands approximately six vehicles
(6,512 additional vehicle trips X 0.0010 vehicles per vehicle trip). Future development demands
approximately 58 police vehicles at a cost of $5,191,821 (57.9 units X $89,722 per vehicle).
Figure P12: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.0015 Units per Person
Police Vehicles $89,722
0.0010 Units per Vehicle Trip
Demand for Police Vehicles
Vehicle Units
Year Population
Trips Residential Nonresidential Total
2026 54,314 18,675 82.8 18.2 101.0
2027 58,482 19,353 89.2 18.8 108.0
2028 62,650 20,030 95.5 19.5 115.0
2029 66,818 20,708 101.9 20.2 122.0
2030 70,986 21,386 108.2 20.8 129.1
2031 75,154 22,019 114.6 21.4 136.0
2032 79,322 22,653 121.0 22.1 143.0
2033 83,490 23,287 127.3 22.7 150.0
2034 85,312 23,920 130.1 23.3 153.4
2035 86,708 24,554 132.2 23.9 156.1
2036 88,105 25,187 134.3 24.5 158.9
10-Yr Increase 33,791 6,512 51.5 6.3 57.9
Growth-Related Expenditures $4,623,004 $568,817 $5,191,821
43

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Police Equipment – Incremental Expansion
Apache Junction plans to maintain its existing level of service for police equipment over the next 10 years.
Based on a projected population increase of 33,791 persons, future residential development demands
approximately 103 units (33,791 additional persons X 0.0030 units per person). With projected vehicle
trip growth of 6,512 trips, future nonresidential development demands approximately 13 units (6,512
additional vehicle trips X 0.0019 units per vehicle trip). Future development demands approximately 115
units at a cost of $1,458,670 (115.2 units X $12,667 per unit).
Figure P13: Projected Demand
Type of Infrastructure Level of Service Demand Unit Cost per Unit
0.0030 Units per Person
Police Equipment $12,667
0.0019 Units per Vehicle Trip
Demand for Police Equipment
Vehicle Units
Year Population
Trips Residential Nonresidential Total
2026 54,314 18,675 164.8 36.2 201.0
2027 58,482 19,353 177.5 37.5 215.0
2028 62,650 20,030 190.1 38.8 228.9
2029 66,818 20,708 202.8 40.1 242.9
2030 70,986 21,386 215.4 41.4 256.8
2031 75,154 22,019 228.1 42.7 270.7
2032 79,322 22,653 240.7 43.9 284.6
2033 83,490 23,287 253.4 45.1 298.5
2034 85,312 23,920 258.9 46.3 305.2
2035 86,708 24,554 263.1 47.6 310.7
2036 88,105 25,187 267.4 48.8 316.2
10-Yr Increase 33,791 6,512 102.5 12.6 115.2
Growth-Related Expenditures $1,298,858 $159,812 $1,458,670
44

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
POLICE FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for police facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Police Facilities Development Fees
Infrastructure components and cost factors for police facilities are summarized in the upper portion of
Figure P14. The cost per service unit for police facilities is $575.19 per person and $423.75 per vehicle trip.
Police facilities development fees for residential development are assessed according to the number of
persons per household. The fee of $1,449 for single-family unit is calculated using a cost per service unit
of $575.19 per person multiplied by a demand unit of 2.52 persons per household.
Nonresidential development fees are calculated using vehicle trips as the service unit. The fee of $0.76
per square foot of industrial development is derived from a cost per service unit of $423.75 per vehicle
trip multiplied by a demand unit of 0.0018 vehicle trips per square foot (1.80 vehicle trips per 1,000 square
feet). The fee of $1,237 per room of lodging development is derived from a cost per service unit of $423.75
per vehicle trip multiplied by a demand unit of 2.92 vehicle trips per room.
Figure P14: Police Facilities Development Fees
Fee Component Cost per Person Cost per Trip
Police Facilities $545.86 $421.54
Future Debt Credit ($146.58) ($110.42)
Police Vehicles $136.81 $87.34
Police Equipment $38.44 $24.54
Development Fee Report $0.66 $0.75
Total $575.19 $423.75
Residential Fees per Development Unit
Development Persons Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Single Family Housing Unit 2.52 $1,449 $1,229 $220
Multi-Family Housing Unit 1.99 $1,145 $965 $180
Recreational Vehicle Housing Unit 1.90 $1,093 $949 $144
Nonresidential Fees per Development Unit
Development Vehicle Trips Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Industrial Square Foot 0.0018 $0.76 $0.68 $0.08
Commercial Square Foot 0.0120 $5.09 $3.40 $1.69
Office & Other Services Square Foot 0.0039 $1.65 $1.51 $0.14
Institutional Square Foot 0.0035 $1.48 $0.99 $0.49
Lodging Room 2.9200 $1,237 $1,115 $122
Assisted Living Bed 2.0700 $877 $362 $515
1. See Land Use Assumptions
45

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
POLICE FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure P15 is based on the development projections in the Land Use
Assumptions document and the updated police facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected, the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. During the next 10 years, projected development fee revenue
equals $22,188,671, and projected expenditures equal $52,165,311. Since the development fee
calculations for police facilities include all development through 2046, Apache Junction will collect
development fees for planned police facilities beyond the 10-year IIP period. Existing development’s share
of planned police facilities equal to $23,320,027 may not be funded with development fees.
Figure P15: Police Facilities Development Fee Revenue
Fee Component Growth Share Existing Share Total
Police Facilities $27,839,973 $23,320,027 $51,160,000
Future Debt Credit ($5,672,180) $0 ($5,672,180)
Police Vehicles $5,191,821 $0 $5,191,821
Police Equipment $1,458,670 $0 $1,458,670
Development Fee Report $27,000 $0 $27,000
Total $28,845,284 $23,320,027 $52,165,311
Single Family Multi-Family Industrial Commercial Office & Other Institutional
$1,449 $1,145 $0.76 $5.09 $1.65 $1.48
per unit per unit per unit per unit per unit per unit
Year Hsg Unit Hsg Unit KSF KSF KSF KSF
Base 2026 12,015 2,859 373 1,166 758 293
Year 1 2027 13,515 3,054 401 1,211 780 293
Year 2 2028 15,015 3,249 429 1,256 801 293
Year 3 2029 16,515 3,444 458 1,302 822 293
Year 4 2030 18,015 3,639 486 1,347 844 293
Year 5 2031 19,515 3,834 509 1,390 862 295
Year 6 2032 21,015 4,029 532 1,433 879 297
Year 7 2033 22,515 4,224 556 1,475 897 299
Year 8 2034 23,084 4,419 579 1,518 915 301
Year 9 2035 23,484 4,614 602 1,561 933 303
Year 10 2036 23,884 4,809 626 1,604 950 305
10-Year Increase 11,869 1,950 253 438 192 13
Projected Revenue $17,198,181 $2,232,750 $192,280 $2,229,420 $316,800 $19,240
Projected Fee Revenue $22,188,671
Total Expenditures $52,165,311
46

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
STREET FACILITIES IIP
ARS § 9-463.05 (T)(7)(e) defines the facilities and assets that can be included in the Street Facilities IIP:
“Street facilities located in the service area, including arterial or collector streets or roads that
have been designated on an officially adopted plan of the municipality, traffic signals and rights-
of-way and improvements thereon.”
The Street Facilities IIP includes components for street improvements and the cost of preparing the Street
Facilities IIP and related Development Fee Report. The incremental expansion methodology, based on the
current level of service, is used to calculate the components for street improvements, and the plan-based
methodology is used for the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Street Facilities IIP and
development fees will allocate the cost of necessary public services between residential and
nonresidential based on trip generation rates, trip adjustment factors, and trip lengths.
47

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Service Area
Apache Junction plans to provide a uniform level of service and equal access to street facilities within the
city; therefore, there is a single service area for the Street Facilities IIP. As defined by the Development
Agreement for Superstition Vistas (October 2021), Apache Junction will not assess street facilities fees to
development within the “Auction Property.”
Figure S1: Street Facilities Service Area
Street Facilities Service Area
Maricopa County
Pinal County
¨x 88 To nt o
N at io nal
Fo re st
Trl Superstition Wilderness Area
Apache
N
Apache Trl
Apache
Junction Rd Old West
Idaho Hwy
£ ¤ 60
Gol d C any on
Co mm unit y
v w 202
ME S A
£ ¤ 60
Central
Auction
Property Arizona
Pr
oje c t
Can
al
Phoenix-Mesa
Gateway
Airport ¨x 24
County QU E E N C R E E K
Rd County Dr
Ellsworth Maricopa Pinal Ironwood
LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
Auction Property 0 10,000 20,000
Feet
G:\Data\Working\zScratchWorkspace\SCollins\CityLimits_Letter.mxd
48

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Apache Junction will use vehicle miles traveled (VMT) as the demand units for street facilities fees.
Components used to determine VMT include average weekday vehicle trip generation rates, adjustments
for commuting patterns and pass-by trips, and trip length weighting factors.
Residential Trip Generation Rates
As an alternative to simply using the national average trip generation rate for residential development,
the ITE publishes regression curve formulas that may be used to derive custom trip generation rates, using
local demographic data. Key independent variables needed for the analysis (i.e., vehicles available,
housing units, households, and persons) are available from American Community Survey data. Shown in
Figure S2, single-family units generate 8.19 average weekday vehicle trip ends per unit, and multi-family
units generate 4.07 average weekday vehicle trip ends per unit.
Figure S2: Average Weekday Vehicle Trip Ends by Housing Type
Households by Structure Type2
Tenure by Units Vehicles Vehicles per
Single-Family Multi-Family Total
in Structure Available1 HH by Tenure
Owner-Occupied 24,136 7,156 6,796 13,952 1.73
Renter-Occupied 5,593 1,175 2,826 4,001 1.40
Total 29,729 8,331 9,622 17,953 1.66
Persons in Trip Vehicles by Trip Average Housing Trip Ends per Housing Unit
Units in Structure
Households3 Ends4 Type of Unit Ends5 Trip Ends Units6 Local National7
Single-Family 20,983 58,509 14,022 91,397 74,953 9,157 8.19 9.09
Multi-Family 18,479 42,236 15,707 62,179 52,208 12,822 4.07 4.46
Total 39,462 100,745 29,729 153,576 127,161 21,979 5.79
1. Vehicles available by tenure from Table B25046, American Community Survey, 2023 5-Year Estimates.
2. Households by tenure and units in structure from Table B25032, American Community Survey, 2023 5-Year Estimates.
3. Total population in households from Table B25033, American Community Survey, 2023 5-Year Estimates.
4. Vehicle trips ends based on persons using formulas from ITE Trip Generation . For single-family housing (ITE 210), the fitted curve equation is
EXP(0.89*LN(persons)+1.72) [ITE 2017]. To approximate the average population of the ITE studies, persons were divided by 38 and the equation result
multiplied by 38. For multi-family housing (ITE 221), the fitted curve equation is (2.29*persons)-81.02 [ITE 2017].
5. Vehicle trip ends based on vehicles available using formulas from ITE Trip Generation . For single-family housing (ITE 210), the fitted curve equation is
EXP(0.99*LN(vehicles)+1.93) [ITE 2017]. To approximate the average number of vehicles in the ITE studies, vehicles available were divided by 55 and the
equation result multiplied by 55. For multi-family housing (ITE 220), the fitted curve equation is (3.94*vehicles)+293.58 [ITE 2012].
6. Housing units from Table B25024, American Community Survey, 2023 5-Year Estimates.
7. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Nonresidential Trip Generation Rates
For nonresidential development, TischlerBise uses trip generation rates published in Trip Generation,
Institute of Transportation Engineers, 12th Edition (2025). The prototype for industrial development is
Light Industrial (ITE 110) which generates 3.60 average weekday vehicle trip ends per 1,000 square feet
of floor area. Assisted living development uses Assisted Living (ITE 254) as a proxy and generates 4.14
average weekday vehicle trip ends per bed. For lodging development, the proxy is Hotel (ITE 310), and
this type of development generates 5.84 average weekday vehicle trip ends per room. Institutional
development uses Hospital (ITE 610) and generates 10.70 average weekday vehicle trip ends per 1,000
square feet of floor area. For office & other services development, the proxy is General Office (ITE 710),
and it generates 7.83 average weekday vehicle trip ends per 1,000 square feet of floor area. The prototype
for commercial development is Shopping Center (ITE 820) which generates 36.39 average weekday vehicle
trips per 1,000 square feet of floor area.
Figure S3: Average Weekday Vehicle Trip Ends by Land Use
ITE Demand Wkdy Trip Ends Wkdy Trip Ends Emp Per Square Feet
Land Use / Size
Code Unit Per Dmd Unit1 Per Employee1 Dmd Unit Per Emp
110 Light Industrial 1,000 Sq Ft 3.60 4.02 0.90 1,117
130 Industrial Park 1,000 Sq Ft 2.68 3.93 0.68 1,466
140 Manufacturing 1,000 Sq Ft 4.27 2.67 1.60 625
150 Warehousing 1,000 Sq Ft 1.38 5.05 0.27 3,659
254 Assisted Living bed 4.14 4.24 0.98 N/A
310 Hotel room 5.84 14.34 0.41 N/A
520 Elementary School student 2.27 22.50 0.10 N/A
525 High School student 1.94 21.95 0.09 N/A
540 Community College student 1.15 14.61 0.08 N/A
550 University/College student 1.46 8.89 0.16 N/A
565 Day Care student 3.79 19.30 0.20 N/A
610 Hospital 1,000 Sq Ft 10.70 3.57 3.00 334
620 Nursing Home bed 3.06 3.31 0.92 N/A
710 General Office (avg size) 1,000 Sq Ft 7.83 3.44 2.28 439
720 Medical-Dental Office 1,000 Sq Ft 34.03 11.78 2.89 346
730 Government Office 1,000 Sq Ft 22.59 7.45 3.03 330
770 Business Park 1,000 Sq Ft 9.97 5.42 1.84 544
820 Shopping Center (avg size) 1,000 Sq Ft 36.39 17.42 2.09 479
1. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Trip Rate Adjustments
To calculate street facilities fees, trip generation rates require an adjustment factor to avoid double
counting each trip at both the origin and destination points. Therefore, the basic trip adjustment factor is
50 percent. As discussed further in this section, the development fee methodology includes additional
adjustments to make the fees proportionate to the infrastructure demand for each type of development.
Commuter Trip Adjustment
Residential development has a larger trip adjustment factor of 67 percent to account for commuters
leaving Apache Junction for work. According to the 2022 National Household Travel Survey (see Table 8-
2) weekday work trips are typically 36 percent of production trips (i.e., all out-bound trips, which are 50
percent of all trip ends). As shown in Figure S4, the U.S. Census Bureau’s OnTheMap web application
indicates 94 percent of resident workers traveled outside of Apache Junction for work in 2022. In
combination, these factors (0.36 x 0.50 x 0.94 = 0.17) support the additional 17 percent allocation of trips
to residential development.
Figure S4: Commuter Trip Adjustment
Trip Adjustment Factor for Commuters
Employed Residents 18,793
Residents Living and Working in Apache Junction 1,110
Residents Commuting Outside Apache Junction for Work 17,683
Percent Commuting out of Apache Junction 94%
Additional Production Trips1 17%
Residential Trip Adjustment Factor 67%
Source: U.S. Census Bureau, OnTheMap Application (version 6.25.2) and LEHD Origin-Destination Employment Statistics, 2022.
1. According to the 2022 National Household Travel Survey* (see Table 8-2), home-based work trips are typically 36 percent of
“production” trips, in other words, out-bound trips (which are 50 percent of all trip ends). Also, LED OnTheMap data from 2022
indicate that 94 percent of Apache Junction's workers travel outside the city for work. In combination, these factors (0.36 x 0.50 x
0.94 = 0.17) account for 17 percent of additional production trips. The total adjustment factor for residential includes attraction
trips (50 percent of trip ends) plus the journey-to-work commuting adjustment (17 percent of production trips) for a total of 17
percent. *http://nhts.ornl.gov/publications; Summary of Travel Trends: 2022 National Household Travel Survey (Table 8-2. Travel
Characteristics for Weekday Versus Weekend)
Adjustment for Pass-By Trips
For commercial and institutional development, the trip adjustment factor is less than 50 percent because
these types of development attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a convenience store on the way home from work, the convenience store is not
the primary destination. For the average shopping center, ITE data indicate 34 percent of the vehicles that
enter are passing by on their way to some other primary destination. The remaining 66 percent of
attraction trips have the commercial site as their primary destination. Because attraction trips are half of
all trips, the trip adjustment factor is 66 percent multiplied by 50 percent, or approximately 33 percent of
the trip ends.
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Average Weekday Vehicle Trips
Shown below in Figure S5, multiplying average weekday vehicle trip ends and trip adjustment factors
(discussed on the previous page) by Apache Junction’s existing development units provides the average
weekday vehicle trips generated by existing development. As shown below, Apache Junction’s existing
development in the street facilities service area generates 110,738 vehicle trips on an average weekday.
Figure S5: Average Weekday Vehicle Trips by Land Use
Development Dev ITE Avg Wkday Trip 2026 2026
Type Unit Code VTE Adjustment Dev Units Veh Trips
Single Family HU 210 8.19 67% 9,944 54,566
Multi-Family HU 220 4.07 67% 2,859 7,796
Mobile Home / RV HU 220 4.07 67% 10,892 29,701
Industrial KSF 110 3.60 50% 373 672
Commercial KSF 820 36.39 33% 1,166 14,001
Office & Other Services KSF 710 7.83 50% 758 2,969
Institutional KSF 610 10.70 33% 293 1,033
Total 110,738
National Average Trip Length
To calculate street facilities fees, it is necessary to determine the average trip length on Apache Junction’s
arterial network. To do this, the analysis uses national trip generation rates and average trip lengths from
the 2022 National Household Travel Survey.
Figure S6: National Average Trip Lengths
National Avg Trip
Land Use
Length (miles)
Residential 13.75
Industrial 8.70
Commercial 5.80
Office and Other 8.70
Institutional 8.70
Source: U.S. Department of Transportation, Federal
Highway Administration, 2022 National Household
Transportation Survey, adjusted for land use
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Expected Vehicle Miles Traveled
The national average trip length should be adjusted to reflect actual local demand on Apache Junction’s
arterial network. To do this, TischlerBise determines expected demand (VMT) on Apache Junction’s
complete transportation network by multiplying the national average trip lengths by average weekday
vehicle trips. Based on this analysis, Apache Junction’s existing development generates an expected
1,387,739 VMT.
Figure S7: Expected Vehicle Miles Traveled
Avg Weekday National Avg Trip
Land Use Expected VMT3
Vehicle Trips1 Length (miles)2
Single Family 54,566 13.75 750,279
Multi-Family 7,796 13.75 107,198
Mobile Home / RV 29,701 13.75 408,394
Industrial 672 8.70 5,844
Commercial 14,001 5.80 81,207
Office & Other Services 2,969 8.70 25,828
Institutional 1,033 8.70 8,989
Total 1,387,739
1. Average weekday vehicle trips from Figure S5
2. 2022 National Household Transportation Survey
3. TischlerBise calculation, Average Weekday Vehicle Trips X National Average Trip Length
Local Adjustment Factor
Expected VMT reflects anticipated travel demand on the entire roadway system; therefore, it is necessary
to calibrate demand to the arterial system. To calibrate demand on the arterial system, actual travel
demand, based on local traffic counts obtained from the Arizona Department of Transportation (Appendix
E), is compared to expected travel demand. The ratio between actual VMT and expected VMT provides
the local adjustment factor used to adjust national average trip lengths by type of land use.
Figure S8: Local Adjustment Factor
Local Adjustment Factor
Actual VMT on Arterials1 205,513
Expected VMT on Arterials 1,387,739
Actual to Expected VMT 0.15
1. TischlerBise analysis of trip counts published by ADOT
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Local Trip Lengths
Shown below in Figure S9, TischlerBise applies the local adjustment factor to the national average trip
lengths to calculate the local trip lengths. The analysis will use the local trip lengths shown below to
calculate VMT.
Figure S9: Local Trip Lengths
National Avg Trip Local Local Trip
Land Use
Length (miles) Adjustment Length
Residential 13.75 0.15 2.0363
Industrial 8.70 0.15 1.2884
Commercial/Retail 5.80 0.15 0.8589
Office and Other 8.70 0.15 1.2884
Institutional 8.70 0.15 1.2884
Source: 2022 NHTS and TischlerBise analysis; local adjustment from Figure S8
Local Vehicle Miles Traveled
Shown below are the demand indicators for residential and nonresidential land uses related to vehicle
miles traveled (VMT). For residential development, the table displays VMT per housing unit. For
nonresidential development, the table displays VMT per development unit (square foot, room, or bed).
Figure S10: Ratio of Service Unit to Development Unit
Residential Development
Development AWVTE Trip Average Trip VMT
Development Type
Unit per unit1 Adjustment2 Length (miles)3 per Unit
Single Family Housing Unit 8.19 67% 2.0363 11.17
Multi-Family Housing Unit 4.07 67% 2.0363 5.55
Mobile Home / RV Housing Unit 4.07 67% 2.0363 5.55
Nonresidential Development
Development AWVTE Trip Average Trip VMT
Development Type
Unit per Unit4 Adjustment4 Length (miles)3 per Unit
Industrial Square Foot 0.0036 50% 1.2884 0.0023
Commercial Square Foot 0.0364 33% 0.8589 0.0103
Office & Other Services Square Foot 0.0078 50% 1.2884 0.0050
Institutional Square Foot 0.0107 33% 1.2884 0.0045
Lodging Room 5.8400 50% 0.8589 2.5081
Assisted Living Bed 4.1400 50% 1.2884 2.6670
1. TischlerBise calculation.
2. TischlerBise calculation based on OnTheMap Application (version 6.25.2) and LEHD Origin-Destination Employment Statistics,
2022; and 2022 National Household Travel Survey.
3. 2022 National Household Travel Survey and TischlerBise analysis.
4. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
As shown in Appendix E, the City of Apache Junction provided an inventory of arterial road segments,
including segment lengths and lane quantities. TischlerBise obtained average daily traffic (ADT) counts
from the Arizona Department of Transportation (ADOT). Multiplying each segment’s length by the number
of lanes yields the number of lane miles per segment, and multiplying the traffic counts and segment
lengths provides the average weekday vehicle miles traveled (VMT). Apache Junction’s arterial road
network consists of 165.37 lane miles and 205,513 VMT.
Shown below, Figure S11 documents the capacity of Apache Junction’s arterial road network. Apache
Junction’s arterial road network is designed to operate at Level of Service D or better. Based on data
published by the Florida Department of Transportation, a mile segment of an arterial road operating at
Level of Service D should maintain a daily volume ranging from 12,300 vehicles for a two-lane arterial
without left-turn lanes (6,150 vehicles per lane) to 32,700 vehicles for a four-lane arterial with raised
medians and left-turn lanes (8,175 vehicles per lane). Applying these capacities to Apache Junction’s
arterial road network shown in Appendix E generates arterial capacity of 1,059,803 vehicle miles of
capacity (VMC) and a weighted average of 6,409 vehicles per lane (1,059,803 VMC / 165.37 arterial lane
miles).
Existing daily volume on Apache Junction’s arterial road network is approximately 205,513 VMT. The
resulting VMC to VMT ratio is 5.16 (1,059,803 VMC / 205,513 VMT). The baseline VMC / VMT ratio for any
incremental expansion method is 1.0 (i.e., VMC = VMT); therefore, the current ratio of 5.16 exceeds the
current LOS ensuring new capacity built with development fee funds will not exceed the current LOS.
Figure S11: Arterial Network Capacity and Usage
Arterial Capacity Ratio
Vehicle Miles of Capacity 1,059,803
Total Arterial Lane Miles 165.37
Capacity per Lane Mile 6,409
Vehicle Miles of Travel 205,513
VMT per Lane Mile 1,243
VMC / VMT Ratio 5.16
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Street Improvements – Incremental Expansion
Apache Junction provided a list of street improvements to use as a proxy for future growth-related street
improvements. Based on the eligible cost of these projects (excludes the cost to repair or replace existing
lanes), the average cost is $2,772,239 per lane mile ($294,134,579 eligible cost / 106.10 lane miles).
TischlerBise applies the average cost per lane mile to the projected demand for additional lane miles of
street improvements over the next 10 years. Apache Junction may use development fees to construct the
projects shown in Figure S12 or to construct other growth-related street improvements in the street
facilities service area. Apache Junction should not use development fees to construct a developer’s share
of half-street improvements.
Figure S12: Potential Arterial Improvements
Existing New New Lane
Project Segment Widen to Miles Eligible Cost
Lanes Lanes Miles
Baseline Avenue Meridian Drive to Ironwood Drive 4 Lanes 1.00 2 2 2.00 $15,000,000
Baseline Avenue Ironwood Drive - East Goldfield Road 5 Lanes 3.00 2 3 9.00 $22,000,000
Broadway Ave Old West Hwy to Mountainview Road 1 Lane 2.50 2 1 2.50 $6,250,000
Delaware Drive Superstition Blvd to Lost Dutchman 3 Lanes 0.90 2 1 0.90 $2,250,000
Guadalupe Avenue Meridian Drive to Delaware Drive 6 Lanes 0.70 2 4 2.80 $7,000,000
Idaho Road US 60 to Baseline Avenue 6 Lanes 0.50 4 2 1.00 $2,500,000
Ironwood Drive Superstition Blvd to Lost Dutchman 3 Lanes 1.00 2 1 1.00 $2,500,000
Ironwood Drive US 60 to Baseline Avenue 6 Lanes 0.50 4 2 1.00 $2,500,000
Ironwood Drive Baseline Avenue to Elliot Avenue 6 Lanes 2.00 4 2 4.00 $10,000,000
Ironwood Drive Ray Avenue to SR24 New 6 Lanes 1.50 4 2 3.00 $7,500,000
Meridian Drive Lost Dutchman to Apache Trail 3 Lanes 1.50 2 1 1.50 $3,750,000
Meridian Drive Apache Trail to Southern Avenue 5 Lanes 1.50 2 3 4.50 $11,250,000
Meridian Drive Baseline Avenue to Houston Avenue New 6 Lanes 0.50 0 6 3.00 $7,500,000
Meridian Drive Elliot Avenue to Guadalupe Avenue New 6 Lanes 1.00 0 6 6.00 $15,000,000
Meridian Drive Ray Avenue to SR24 6 Lanes 1.50 0 6 9.00 $22,500,000
Southern Avenue San Marcos to Idaho 5 Lanes 0.50 2 3 1.50 $3,750,000
Southern Avenue Meridian Drive to Delaware Drive 5 Lanes 0.50 2 3 1.50 $3,750,000
Southern Avenue Tomahawk to Old West Hwy New 3 Lanes 1.00 0 3 3.00 $7,500,000
Superstition Ave SR 88 to Arroya Road 1 Lane 2.30 2 1 2.30 $5,750,000
Tomahawk Road US 60 to Old West Highway 5 Lanes 1.30 3 2 2.60 $6,500,000
Tomahawk Road Old West Hwy to SR 88 5 Lanes 2.00 2 3 6.00 $15,000,000
Southern Ave Tomahawk Rd to Wickiup Rd Alignment 5 Lanes 0.25 2 3 0.75 $1,911,819
Southern Ave Cortez Rd to Starr Rd 3 Lanes 1.00 2 1 1.00 $5,735,457
Traffic Signal Meridian Dr/Lost Dutchman Blvd n/a n/a n/a n/a n/a $2,000,000
Traffic Signal Tomahawk Rd/Broadway Ave n/a n/a n/a n/a n/a $2,000,000
Traffic Signal Idaho Rd/ Baseline n/a n/a n/a n/a n/a $2,000,000
Elliot Ave Meridian Dr to Idaho Rd 6 Lanes 2.00 0 6 12.00 $22,941,828
Elliot Ave Bridge - East of Idaho Rd 6 Lanes 0.25 0 6 1.50 $14,000,000
Ray Ave Meridian Dr to Idaho Rd 7 Lanes 2.00 3 4 8.00 $15,294,552
Ray Ave Idaho Rd to CAP Canal 7 Lanes 1.00 0 7 7.00 $13,382,733
Ray Ave Bridge - East of Idaho Rd 7 Lanes 0.25 0 7 1.75 $16,000,000
Idaho Rd Elliot Ave to Ray Ave 5 Lanes 2.00 2 3 6.00 $19,118,190
Total 106.10 $294,134,579
Source: Apache Junction Public Works Department
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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To allocate the proportionate share of demand for arterial improvements to residential and nonresidential
development, this analysis uses trip generation rates, trip adjustment factors, trip length weighting
factors, and average trip lengths shown in Figure S10. Apache Junction’s existing LOS is 1.5604 lane miles
per 10,000 VMT (165.37 lane miles / 5.16 capacity ratio / (205,513 VMT / 10,000 VMT)). Based on an
average cost of $2,772,239 per lane mile, the street improvements cost is $432.58 per VMT (165.37 lane
miles / 5.16 capacity ratio / 205,513 VMT X $2,772,239 per lane mile).
Figure S13: Existing Level of Service
Cost Factors
Eligible Cost $294,134,579
Lane Miles 106.10
Cost per Lane Mile $2,772,239
Level-of-Service (LOS) Standards
Adjusted Lane Miles 32.07
2026 VMT 205,513
Lane Miles per 10,000 VMT 1.5604
Cost per VMT $432.58
Source: Apache Junction Public Works Department
Development Fee Report – Plan-Based
The cost to prepare the Street Facilities IIP and related Development Fee Report totals $25,650. Apache
Junction plans to update its report every five years, so the 10-year cost is $51,300. Based on this cost,
proportionate share, and 10-year projections of new residential and nonresidential development from
the Land Use Assumptions document, the cost is $0.98 per VMT.
Figure S14: IIP and Development Fee Report
Necessary 2026 10-Year Cost Service 10-Year Cost per
Proportionate Share
Public Service Study Update (2 Updates) Unit Change Service Unit
Residential 98% Population 33,791 $0.76
Library $13,040 $26,080
Nonresidential 2% Jobs 1,617 $0.32
Parks and Residential 98% Population 11,971 $2.50
$15,250 $30,500
Recreational Nonresidential 2% Jobs 671 $0.91
Residential 82% Population 33,791 $0.66
Police $13,500 $27,000
Nonresidential 18% Vehicle Trips 6,512 $0.75
Street $25,650 $51,300 All Development 100% VMT 52,115 $0.98
Total $67,440 $134,880
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, Apache Junction’s housing stock in the street facilities
service area is expected to increase by 4,950 units and nonresidential floor area is expected to increase
by 453,000 square feet over the next 10 years. Based on the trip generation factors discussed in this
section, projected development generates an additional 52,115 VMT over the next 10 years. Shown below
in Figure S15, Apache Junction will need to construct approximately 8.13 lane miles of street
improvements over the next 10 years to maintain the adjusted levels of service. The growth-related cost
for street improvements is $22,543,795 (8.13 lane miles X $2,772,239 per lane mile).
Figure S15: Projected Travel Demand
Base 1 2 3 4 5 10 10-Year
Apache Junction, Arizona
2026 2027 2028 2029 2030 2031 2036 Increase
Single-Family Units 9,944 10,344 10,744 11,144 11,544 11,944 13,944 4,000
Multi-Family Units 2,859 2,954 3,049 3,144 3,239 3,334 3,809 950
Mobile Home / RV Units 10,892 10,892 10,892 10,892 10,892 10,892 10,892 0
Industrial KSF 373 401 429 458 486 509 626 253
Commercial KSF 1,166 1,178 1,190 1,202 1,214 1,224 1,272 106
Office & Other KSF 758 769 779 789 800 806 840 81
Institutional KSF 293 293 293 293 293 295 305 13
Single Family Trips 54,566 56,761 58,956 61,150 63,345 65,540 76,515 21,949
Multi-Family Trips 7,796 8,055 8,314 8,573 8,832 9,091 10,387 2,591
Mobile Home / RV Trips 29,701 29,701 29,701 29,701 29,701 29,701 29,701 0
Residential Trips 92,063 94,517 96,971 99,425 101,879 104,333 116,603 24,540
Industrial Trips 672 722 773 824 874 916 1,126 455
Commercial Trips 14,001 14,146 14,290 14,434 14,578 14,694 15,272 1,270
Office & Other Trips 2,969 3,009 3,050 3,090 3,130 3,157 3,287 319
Institutional Trips 1,033 1,033 1,033 1,033 1,033 1,041 1,078 45
Nonresidential Trips 18,675 18,910 19,146 19,381 19,616 19,808 20,764 2,089
Total Vehicle Trips 110,738 113,428 116,117 118,806 121,496 124,141 137,367 26,629
VMT 205,513 210,752 215,990 221,228 226,466 231,660 257,629 52,115
Lane Miles (Adjusted) 32.07 32.89 33.70 34.52 35.34 36.15 40.20 8.13
Lane Miles 165.37 169.59 173.80 178.02 182.23 186.41 207.31 41.94
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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STREET FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for street facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Street Facilities Development Fees
Infrastructure components and cost factors for street facilities are summarized in the upper portion of
Figure S16. The cost per service unit for street facilities is $433.56 per VMT.
Street facilities development fees for residential development are assessed according to VMT generated
per housing unit. For example, the fee of $4,843 for a single-family unit is calculated using a cost per
service unit of $433.56 per VMT multiplied by a demand unit of 11.17 average weekday VMT per unit.
Nonresidential development fees are calculated using VMT as the service unit. The fee of $1.00 per square
foot of industrial development is derived from a cost per service unit of $433.56 per VMT multiplied by a
demand unit of 0.0023 VMT per square foot (2.32 VMT per 1,000 square feet). The fee of $1,087 per room
of lodging development is derived from a cost per service unit of $433.56 per VMT multiplied by a demand
unit of 2.5081 VMT per room.
Figure S16: Street Facilities Development Fees
Fee Component Cost per VMT
Street Improvements $432.58
Development Fee Report $0.98
Total $433.56
Residential Fees per Development Unit
Development VMT Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Single Family Housing Unit 11.17 $4,843 $3,250 $1,593
Multi-Family Housing Unit 5.55 $2,406 $1,779 $627
Recreational Vehicle Housing Unit 5.55 $2,406 $1,779 $627
Nonresidential Fees per Development Unit
Development VMT Proposed Current
Development Type Difference
Unit per Unit1 Fees Fees
Industrial Square Foot 0.0023 $1.00 $0.92 $0.08
Commercial Square Foot 0.0103 $4.47 $4.72 ($0.25)
Office & Other Services Square Foot 0.0050 $2.17 $2.04 $0.13
Institutional Square Foot 0.0045 $1.95 $1.34 $0.61
Lodging Room 2.5081 $1,087 $1,545 ($458)
Assisted Living Bed 2.6670 $1,156 $490 $666
1. See Land Use Assumptions
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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STREET FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure S17 is based on the development projections in the Land Use
Assumptions document and the updated street facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected, the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. Projected development fee revenue equals approximately
$22,585,640, and projected expenditures equal $22,595,095.
Figure S17: Street Facilities Development Fee Revenue
Fee Component Growth Share Existing Share Total
Street Improvements $22,543,795 $0 $22,543,795
Development Fee Report $51,300 $0 $51,300
Total $22,595,095 $0 $22,595,095
Single Family Multi-Family Industrial Commercial Office & Other Institutional
$4,843 $2,406 $1.00 $4.47 $2.17 $1.95
per unit per unit per 1,000 sq ft per 1,000 sq ft per 1,000 sq ft per 1,000 sq ft
Year Hsg Unit Hsg Unit KSF KSF KSF KSF
Base 2026 9,944 2,859 373 1,166 758 293
Year 1 2027 10,344 2,954 401 1,178 769 293
Year 2 2028 10,744 3,049 429 1,190 779 293
Year 3 2029 11,144 3,144 458 1,202 789 293
Year 4 2030 11,544 3,239 486 1,214 800 293
Year 5 2031 11,944 3,334 509 1,224 806 295
Year 6 2032 12,344 3,429 532 1,233 813 297
Year 7 2033 12,744 3,524 556 1,243 820 299
Year 8 2034 13,144 3,619 579 1,252 826 301
Year 9 2035 13,544 3,714 602 1,262 833 303
Year 10 2036 13,944 3,809 626 1,272 840 305
10-Year Increase 4,000 950 253 106 81 13
Projected Revenue $19,372,000 $2,285,700 $253,000 $473,820 $175,770 $25,350
Projected Fee Revenue $22,585,640
Total Expenditures $22,595,095
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES
ARS § 9-463.05(E)(7) requires:
“A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion of
utility fees attributable to development based on the approved land use assumptions, and a plan
to include these contributions in determining the extent of the burden imposed by the
development as required in subsection B, paragraph 12 of this section.”
ARS § 9-463.05(B)(12) states,
“The municipality shall forecast the contribution to be made in the future in cash or by taxes, fees,
assessments or other sources of revenue derived from the property owner towards the capital
costs of the necessary public service covered by the development fee and shall include these
contributions in determining the extent of the burden imposed by the development. Beginning
August 1, 2014, for purposes of calculating the required offset to development fees pursuant to
this subsection, if a municipality imposes a construction contracting or similar excise tax rate in
excess of the percentage amount of the transaction privilege tax rate imposed on the majority of
other transaction privilege tax classifications, the entire excess portion of the construction
contracting or similar excise tax shall be treated as a contribution to the capital costs of necessary
public services provided to development for which development fees are assessed, unless the
excess portion was already taken into account for such purpose pursuant to this subsection.”
REVENUE PROJECTIONS
Apache Junction does not have a higher-than-normal construction excise tax rate; therefore, the required
offset described above is not applicable. Shown in Figure A1, Apache Junction provided the required
forecast of non-development fee revenue from identified sources that can be attributed to future
development over a period of five years. These funds are available for capital investments; however, the
City of Apache Junction directs these revenues to non-development fee eligible capital needs including
maintenance, repair, and replacement.
Figure A1: Revenue Projections
NOTE TO STAFF: WE NEED TO UPDATE THIS.
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APPENDIX B: PROFESSIONAL SERVICES
As stated in Arizona’s development fee enabling legislation, “a municipality may assess development fees
to offset costs to the municipality associated with providing necessary public services to a development,
including the costs of infrastructure, improvements, real property, engineering and architectural services,
financing and professional services required for the preparation or revision of a development fee pursuant
to this section, including the relevant portion of the infrastructure improvements plan” (see ARS § 9-
463.05.A). Because development fees must be updated at least every five years, but the IIP period is 10
years, the cost of professional services is allocated to the projected increase in service units over 10 years
(see Figure B1). Qualified professionals must develop the IIP, using generally accepted engineering and
planning practices. A qualified professional is defined as “a professional engineer, surveyor, financial
analyst or planner providing services within the scope of the person's license, education or experience”.
Figure B1: Cost of Professional Services
Necessary 2026 10-Year Cost Service 10-Year Cost per
Proportionate Share
Public Service Study Update (2 Updates) Unit Change Service Unit
Residential 98% Population 33,791 $0.76
Library $13,040 $26,080
Nonresidential 2% Jobs 1,617 $0.32
Parks and Residential 98% Population 11,971 $2.50
$15,250 $30,500
Recreational Nonresidential 2% Jobs 671 $0.91
Residential 82% Population 33,791 $0.66
Police $13,500 $27,000
Nonresidential 18% Vehicle Trips 6,512 $0.75
Street $25,650 $51,300 All Development 100% VMT 52,115 $0.98
Total $67,440 $134,880
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APPENDIX C: LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Development fees will be assessed to all new residential units. One-time
development fees are determined by site capacity (i.e., number of residential units).
Single Family:
1. Single-family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage. A one-family house that contains a business is considered detached if the building
has open space on all four sides.
2. Single-family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot, at the factory, or in storage are not counted in the housing
inventory.
Multi-Family:
1. Includes units in structures containing two or more housing units, further categorized as units in
structures with “2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more apartments.”
Recreational Vehicle:
1. Includes any living quarters occupied as a housing unit that does not fit the other categories (e.g.,
houseboats, railroad cars, campers, and vans). Recreational vehicles, boats, vans, railroad cars,
and the like are included only if they are occupied as a current place of residence.
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NONRESIDENTIAL DEVELOPMENT
The proposed general nonresidential development categories (defined below) can be used for all new
construction. Nonresidential development categories represent general groups of land uses that share
similar average weekday vehicle trip generation rates and employment densities (i.e., jobs per thousand
square feet of floor area).
Assisted Living: Establishments primarily providing either routine general protective oversight, assistance
with activities necessary for independent living to mentally or physically limited persons, or
establishments providing care for persons who are unable to care for themselves. By way of example,
Assisted Living includes assisted living facilities, nursing homes, rest homes, chronic care homes, and
convalescent homes.
Commercial: Establishments primarily selling merchandise, eating/drinking places, and entertainment
uses. By way of example, commercial includes shopping centers, supermarkets, pharmacies, restaurants,
bars, nightclubs, automobile dealerships, and movie theaters.
Industrial: Establishments primarily engaged in the production, transportation, or storage of goods. By
way of example, industrial includes manufacturing plants, distribution warehouses, trucking companies,
utility substations, power generation facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, institutional includes schools, universities, churches, daycare facilities, and
government buildings.
Lodging: A place of lodging that provides sleeping accommodations and may include supporting facilities
such as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited
recreational facilities (pool, fitness room, etc.), and/or other retail and service shops.
Office and Other Services: Establishments providing management, administrative, professional, or
business services; personal and health care services. By way of example, Office and Other services includes
banks, business offices, hotels and motels, and hospitals.
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APPENDIX D: LAND USE ASSUMPTIONS
Arizona’s Development Fee Act requires the preparation of Land Use Assumptions, which are defined in
Arizona Revised Statutes § 9-463.05(T)(6) as:
“projections of changes in land uses, densities, intensities and population for a specified service
area over a period of at least ten years and pursuant to the General Plan of the municipality.”
The estimates and projections of residential and nonresidential development in this Land Use
Assumptions document are for all areas within Apache Junction. The current demographic estimates and
future development projections are used in the Infrastructure Improvements Plan (IIP) and in the
calculation of development fees. Current demographic data estimates for 2026 are used in calculating
levels of service (LOS) provided to existing development in Apache Junction. Arizona’s Enabling Legislation
requires fees to be updated at least every five years and limits the IIP to a maximum of 10 years.
The Infrastructure Improvements Plan and the Development Fee Report include two service areas. The
citywide service area, shown in Figure D1, includes all areas of Apache Junction. This service area is used
for the Library Facilities IIP and the Police Facilities IIP. The second service area excludes the Auction
Property, known as Superstition Vistas, due to the terms of Development Agreement for Superstition
Vistas (October 2021). This service area, shown in Figure D2, is used for the Parks and Recreational
Facilities IIP and the Street Facilities IIP.
SUMMARY OF GROWTH INDICATORS
Key land use assumptions include population, housing units, employment, and nonresidential floor area
projections. Based on discussions with staff, TischlerBise projects development based on a combination
of Maricopa Association of Governments (MAG) projections and staff recommendations based on recent
and planned development. For the Auction Property, the analysis uses nonresidential development
projections included in the Auction Property Master Planned Community Plan (October 2021).
Development projections are summarized in Figure D11. These projections will be used to estimate fee
revenue and to indicate the anticipated need for growth-related infrastructure. However, development
fee methodologies are designed to reduce sensitivity to development projections in the determination of
the proportionate share fee amounts. If actual development occurs at a slower rate than projected, fee
revenue will decline, but so will the need for growth-related infrastructure. In contrast, if development
occurs at a faster rate than anticipated, fee revenue will increase, but Apache Junction will also need to
accelerate infrastructure improvements to keep pace with the actual rate of development. During the
next 10 years, residential development projections indicate a population increase of 33,791 persons in
13,819 housing units, and nonresidential development projections indicate an employment increase of
1,617 jobs in approximately 896,000 square feet of floor area.
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Figure D1: Citywide Service Area
Maricopa County
Pinal County
¨x 88 To nt o
N at io nal
Fo re st
Trl Superstition Wilderness Area
Apache
N
Apache Trl
Apache
Junction Rd Old
West
Idaho Hwy
£ ¤ 60
Gol d C any on
Co mm unit y
v w 202
ME S A
£ ¤ 60
Central
Arizona
Pr
oje
c t
Can
al
Phoenix-Mesa
Gateway
Airport
¨x 24
County QU E E N C R E E K
County
Rd Dr
Maricopa Pinal
Ellsworth Ironwood
LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
0 10,000 20,000
Feet
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DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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Figure D2: Auction Property
Maricopa County
Pinal County
¨x 88 To nt o
N at io nal
Fo re st
Trl Superstition Wilderness Area
Apache
N
Apache Trl
Apache
Junction Rd Old
West
Idaho Hwy
£ ¤ 60
Gol d C any on
Co mm unit y
v w 202
ME S A
£ ¤ 60
Central
Auction
Property Arizona
Pr
oje
c t
Can
al
Phoenix-Mesa
Gateway
Airport
¨x 24
County QU E E N C R E E K
County
Rd Dr
Maricopa Pinal
Ellsworth Ironwood
LEGEND
Municipal Boundary National Forest Other Municpal Boundaries
Pinal County Island Wilderness Area Mesa ±
County Boundary Airport Boundary Queen Creek April 06, 2022
0 10,000 20,000
Auction Property
Feet
G \D t \W ki \ S t hW k \SC lli \Cit Li it L tt d
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RESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of residential development including
population and housing units.
Recent Residential Construction
Development fees require an analysis of current levels of service. For residential development, current
levels of service are calculated using estimates of population and housing units. Figure D3 indicates the
number of housing units permitted from 2020 through 2025. According to building permit data, Apache
Junction’s housing stock grew by an average of 603 units per year during this time. This includes an annual
increase of 465 single-family units, 116 multi-family units, and 22 manufactured / RV units.
Figure D3: Housing Permits
Land Use Dev. Unit 2020 2021 2022 2023 2024 2025 Total Average
Single-Family Detached Housing Unit 118 174 46 742 962 637 2,679 447
Single-Family Attached Housing Unit 0 3 4 10 79 12 108 18
Single-Family Rental Housing Unit 0 45 150 166 190 0 551 92
Multi-Family Housing Unit 22 53 10 61 0 0 146 24
Manufactured Home Space 6 8 5 0 3 1 23 4
Recreational Vehicle Space 110 0 0 0 0 0 110 18
Total 256 283 215 979 1,234 650 3,617 603
Land Use Dev. Unit 2020 2021 2022 2023 2024 2025 Total Average
Single Family Housing Unit 118 177 50 752 1,041 649 2,787 465
Multi-Family Housing Unit 22 98 160 227 190 0 697 116
Manufactured / RV Space 116 8 5 0 3 1 133 22
Total 256 283 215 979 1,234 650 3,617 603
Source: Apache Junction
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Occupancy Factors
According to the U.S. Census Bureau, a household is a housing unit occupied by year-round residents.
Development fees often use per capita standards and persons per housing unit (PPHU) or persons per
household (PPH) to derive proportionate share fee amounts. When PPHU is used in the fee calculations,
infrastructure standards are derived using year-round population. When PPH is used in the fee
calculations, the development fee methodology assumes a higher percentage of housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
Because of the seasonal nature of the Apache Junction’s population, TischlerBise recommends that
Apache Junction assess development fees for residential development according to the number of
persons per household.
Occupancy calculations require data on population and the types of units by structure. Beginning in 2010,
the U.S. Census no longer obtained detailed information using a “long-form” questionnaire. Instead, the
U.S. Census Bureau switched to a continuous monthly mailing of surveys, known as the American
Community Survey (ACS), which has limitations due to sample-size constraints. For example, data on
detached housing units are now combined with attached single units (commonly known as townhouses,
which share a common sidewall, but are constructed on an individual parcel of land). For development
fees in Apache Junction, the single-family category includes detached units and attached units. The multi-
family unit category includes duplexes and all structures with two or more units on an individual parcel of
land. The mobile home / RV category includes mobile homes, recreational vehicles, and all other units.
Figure D4 below shows the occupancy estimates for Apache Junction based on 2019-2023 American
Community Survey 5-Year Estimates. Single-family units averaged 2.52 persons per household, multi-
family units averaged 1.99 persons per household, and mobile home / RV units averaged 1.90 persons per
household. The average occupancy in Apache Junction was 2.20 persons per household. The estimates
shown below are used only to calculate occupancy factors and may not match population and housing
unit estimates shown throughout this report.
Figure D4: Occupancy Factors
Persons per Housing Persons per Housing Vacancy
Housing Type Persons Households
Household Units Housing Unit Mix Rate
Single-Family1 20,983 8,331 2.52 9,157 2.29 41.7% 9.02%
Multi-Family2 3,674 1,850 1.99 2,145 1.71 9.8% 13.75%
Mobile / RV3 14,805 7,772 1.90 10,677 1.39 48.6% 27.21%
Total 39,462 17,953 2.20 21,979 1.80 100.0% 18.32%
Source: U.S. Census Bureau, 2019-2023 American Community Survey 5-Year Estimates
1. Includes detached and attached (townhouse) units.
2. Includes dwellings in structures with two or more units.
3. Includes mobile homes, RVs, and all other units.
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Residential Estimates
For 2020, data published by the U.S. Census Bureau includes 38,499 persons living in 22,149 housing units.
Residential Projections
Population and housing unit projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease. For this study, the analysis assumes the occupancy factors shown in
Figure D4 will remain constant throughout the 10-year projection period.
Outside of Auction Property
TischlerBise projects residential development outside of the Auction Property based on recent
development trends and approved / planned development in the pipeline. Over the next 10 years, Apache
Junction staff project an additional 4,000 single-family units and 950 multi-family units. To convert
housing units to population, occupancy factors shown in Figure D4 are applied to the housing unit
projections shown in Figure D5. Based on these assumptions, the 10-year projections include an increase
of 11,971 persons and 4,950 housing units.
Figure D5: Residential Projections – Outside of Auction Property
Outside of 2026 2027 2028 2029 2030 2031 2036 10-Year
Auction Property Base Year 1 2 3 4 5 10 Increase
Population 49,216 50,413 51,610 52,807 54,004 55,201 61,187 11,971
Housing Units
Single Family 9,944 10,344 10,744 11,144 11,544 11,944 13,944 4,000
Multi-Family 2,859 2,954 3,049 3,144 3,239 3,334 3,809 950
Mobile Home / RV 10,892 10,892 10,892 10,892 10,892 10,892 10,892 0
Total 23,695 24,190 24,685 25,180 25,675 26,170 28,645 4,950
Auction Property
For the Auction Property, TischlerBise projects residential development using housing unit projections
provided by Apache Junction staff. To convert housing units to population, occupancy factors shown in
Figure D4 are applied to the housing unit projections shown in Figure D6. Based on these assumptions,
the 10-year projections include an increase of 21,820 persons and 8,869 housing units.
Figure D6: Residential Projections – Auction Property
2026 2027 2028 2029 2030 2031 2036 10-Year
Auction Property
Base Year 1 2 3 4 5 10 Increase
Population 5,098 8,069 11,040 14,011 16,982 19,953 26,918 21,820
Housing Units
Single Family 2,071 3,171 4,271 5,371 6,471 7,571 9,940 7,869
Multi-Family 0 100 200 300 400 500 1,000 1,000
Mobile Home / RV 0 0 0 0 0 0 0 0
Total 2,071 3,271 4,471 5,671 6,871 8,071 10,940 8,869
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NONRESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of nonresidential development including jobs
and nonresidential floor area.
Nonresidential Square Footage Estimates
TischlerBise uses the term jobs to refer to employment by place of work. In Figure D7, gray shading
indicates the nonresidential development prototypes used by TischlerBise to derive employment
densities. For nonresidential development, TischlerBise uses data published in Trip Generation, Institute
of Transportation Engineers, 12th Edition (2025). The prototype for industrial development is Light
Industrial (ITE 110) has 1,117 square feet of floor area per employee. Institutional development uses
Hospital (ITE 610) and has 334 square feet of floor area per employee. For office & other services
development, the proxy is General Office (ITE 710); it has 439 square feet of floor area per employee. The
prototype for commercial development is Shopping Center (ITE 820) which has 479 square feet of floor
area per employee.
Figure D7: Nonresidential Demand Units
ITE Demand Wkdy Trip Ends Wkdy Trip Ends Emp Per Square Feet
Land Use / Size
Code Unit Per Dmd Unit1 Per Employee1 Dmd Unit Per Emp
110 Light Industrial 1,000 Sq Ft 3.60 4.02 0.90 1,117
130 Industrial Park 1,000 Sq Ft 2.68 3.93 0.68 1,466
140 Manufacturing 1,000 Sq Ft 4.27 2.67 1.60 625
150 Warehousing 1,000 Sq Ft 1.38 5.05 0.27 3,659
254 Assisted Living bed 4.14 4.24 0.98 N/A
310 Hotel room 5.84 14.34 0.41 N/A
520 Elementary School student 2.27 22.50 0.10 N/A
525 High School student 1.94 21.95 0.09 N/A
540 Community College student 1.15 14.61 0.08 N/A
550 University/College student 1.46 8.89 0.16 N/A
565 Day Care student 3.79 19.30 0.20 N/A
610 Hospital 1,000 Sq Ft 10.70 3.57 3.00 334
620 Nursing Home bed 3.06 3.31 0.92 N/A
710 General Office (avg size) 1,000 Sq Ft 7.83 3.44 2.28 439
720 Medical-Dental Office 1,000 Sq Ft 34.03 11.78 2.89 346
730 Government Office 1,000 Sq Ft 22.59 7.45 3.03 330
770 Business Park 1,000 Sq Ft 9.97 5.42 1.84 544
820 Shopping Center (avg size) 1,000 Sq Ft 36.39 17.42 2.09 479
1. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
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Nonresidential Estimates
TischlerBise uses the term jobs to refer to employment by place of work. Shown below in Figure D8, 2026
MAG estimates for Apache Junction equal 5,373 jobs. Applying the employment multipliers shown in
Figure D7 to employment estimates shown in Figure D8 results in a nonresidential floor area estimate of
2,590,019 square feet.
Figure D8: Nonresidential Estimates
2026 Percent of 2026
Development Type
Jobs1 Total Jobs Floor Area2
Industrial 334 6% 373,190
Commercial 2,436 45% 1,165,929
Office & Other Services 1,726 32% 758,294
Institutional 877 16% 292,607
Total 5,373 100% 2,590,019
1. Maricopa Association of Governments (MAG)
2. Trip Generation, Institute of Transportation Engineers, 12th Edition (2025).
Nonresidential Projections
Employment and floor area projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease.
Outside of Auction Property
Based on discussions with Apache Junction staff, TischlerBise projects nonresidential development
outside of the Auction Property based on MAG employment projections. To convert employment to floor
area, employment multipliers shown in Figure D7 are applied to the employment projections shown in
Figure D9. Based on these assumptions, the 10-year projections include an increase of 671 jobs and
453,000 square feet of nonresidential floor area.
Figure D9: Nonresidential Projections – Outside of Auction Property
Outside of 2026 2027 2028 2029 2030 2031 2036 10-Year
Auction Property Base Year 1 2 3 4 5 10 Increase
Employment
Industrial 334 359 385 410 435 456 560 226
Commercial 2,436 2,461 2,486 2,511 2,536 2,556 2,657 221
Office & Other Services 1,726 1,750 1,773 1,797 1,820 1,835 1,911 185
Institutional 877 877 877 877 877 883 915 38
Total 5,373 5,447 5,520 5,594 5,668 5,731 6,044 671
Floor Area / Sq Ft (x1,000)
Industrial 373 401 429 458 486 509 626 253
Commercial 1,166 1,178 1,190 1,202 1,214 1,224 1,272 106
Office & Other Services 758 769 779 789 800 806 840 81
Institutional 293 293 293 293 293 295 305 13
Total 2,590 2,640 2,691 2,741 2,792 2,834 3,043 453
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Auction Property
For the Auction Property, TischlerBise projects nonresidential development using the Auction Property
Master Planned Community Plan (October 2021). The 10-year projections include an increase of
approximately 443,000 square feet of commercial and office development within development units 1
and 2. The master plan projects future industrial and institutional development in phases beyond
development units 1 and 2 (the Retained Property). To convert floor area to employment, ITE employment
multipliers shown in Figure D7 are applied to the floor area projections shown in Figure D10. Based on
these assumptions, the 10-year projections include an increase of 946 jobs and approximately 443,000
square feet of nonresidential floor area.
Figure D10: Nonresidential Projections – Auction Property
2026 2027 2028 2029 2030 2031 2036 10-Year
Auction Property
Base Year 1 2 3 4 5 10 Increase
Employment
Industrial 0 0 0 0 0 0 0 0
Commercial 0 69 139 208 278 347 694 694
Office & Other Services 0 25 50 76 101 126 252 252
Institutional 0 0 0 0 0 0 0 0
Total 0 95 189 284 378 473 946 946
Floor Area / Sq Ft (x1,000)
Industrial 0 0 0 0 0 0 0 0
Commercial 0 33 66 100 133 166 332 332
Office & Other Services 0 11 22 33 44 55 111 111
Institutional 0 0 0 0 0 0 0 0
Total 0 44 89 133 177 222 443 443
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DEVELOPMENT PROJECTIONS
Provided below is a summary of development projections used in the Development Fee Report. Base year estimates for 2026 are used in the fee
calculations. Development projections are used to illustrate a possible future pace of demand for service units and cash flows resulting from revenues
and expenditures associated with those demands. TischlerBise uses the development projections shown below in the Library Facilities IIP and the
Police Facilities IIP.
Figure D11: Development Projections Summary
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 10-Year
Apache Junction, Arizona
Base Year 1 2 3 4 5 6 7 8 9 10 Increase
Population 54,314 58,482 62,650 66,818 70,986 75,154 79,322 83,490 85,312 86,708 88,105 33,791
Housing Units
Single Family 12,015 13,515 15,015 16,515 18,015 19,515 21,015 22,515 23,084 23,484 23,884 11,869
Multi-Family 2,859 3,054 3,249 3,444 3,639 3,834 4,029 4,224 4,419 4,614 4,809 1,950
Mobile Home / RV 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 0
Total 25,766 27,461 29,156 30,851 32,546 34,241 35,936 37,631 38,395 38,990 39,585 13,819
Employment
Industrial 334 359 385 410 435 456 477 498 519 540 560 226
Commercial 2,436 2,530 2,625 2,719 2,814 2,903 2,993 3,082 3,172 3,261 3,351 915
Office & Other Services 1,726 1,775 1,823 1,872 1,921 1,961 2,002 2,042 2,082 2,123 2,163 437
Institutional 877 877 877 877 877 883 890 896 903 909 915 38
Total 5,373 5,541 5,710 5,878 6,046 6,204 6,361 6,518 6,675 6,833 6,990 1,617
Floor Area / Sq Ft (x1,000)
Industrial 373 401 429 458 486 509 532 556 579 602 626 253
Commercial 1,166 1,211 1,256 1,302 1,347 1,390 1,433 1,475 1,518 1,561 1,604 438
Office & Other Services 758 780 801 822 844 862 879 897 915 933 950 192
Institutional 293 293 293 293 293 295 297 299 301 303 305 13
Total 2,590 2,685 2,780 2,874 2,969 3,055 3,141 3,227 3,313 3,400 3,486 896
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Outside of Auction Property
TischlerBise uses the development projections shown below in the Parks and Recreational Facilities IIP and the Street Facilities IIP.
Figure D12: Development Projections Summary
Outside of 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 10-Year
Auction Property Base Year 1 2 3 4 5 6 7 8 9 10 Increase
Population 49,216 50,413 51,610 52,807 54,004 55,201 56,398 57,595 58,792 59,989 61,187 11,971
Housing Units
Single Family 9,944 10,344 10,744 11,144 11,544 11,944 12,344 12,744 13,144 13,544 13,944 4,000
Multi-Family 2,859 2,954 3,049 3,144 3,239 3,334 3,429 3,524 3,619 3,714 3,809 950
Mobile Home / RV 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 10,892 0
Total 23,695 24,190 24,685 25,180 25,675 26,170 26,665 27,160 27,655 28,150 28,645 4,950
Employment
Industrial 334 359 385 410 435 456 477 498 519 540 560 226
Commercial 2,436 2,461 2,486 2,511 2,536 2,556 2,576 2,596 2,616 2,637 2,657 221
Office & Other Services 1,726 1,750 1,773 1,797 1,820 1,835 1,850 1,866 1,881 1,896 1,911 185
Institutional 877 877 877 877 877 883 890 896 903 909 915 38
Total 5,373 5,447 5,520 5,594 5,668 5,731 5,793 5,856 5,918 5,981 6,044 671
Floor Area / Sq Ft (x1,000)
Industrial 373 401 429 458 486 509 532 556 579 602 626 253
Commercial 1,166 1,178 1,190 1,202 1,214 1,224 1,233 1,243 1,252 1,262 1,272 106
Office & Other Services 758 769 779 789 800 806 813 820 826 833 840 81
Institutional 293 293 293 293 293 295 297 299 301 303 305 13
Total 2,590 2,640 2,691 2,741 2,792 2,834 2,875 2,917 2,959 3,001 3,043 453
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Auction Property
The development projections shown below represent projected development within the Auction Property.
Figure D13: Development Projections Summary
2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 10-Year
Auction Property
Base Year 1 2 3 4 5 6 7 8 9 10 Increase
Population 5,098 8,069 11,040 14,011 16,982 19,953 22,924 25,895 26,520 26,719 26,918 21,820
Housing Units
Single Family 2,071 3,171 4,271 5,371 6,471 7,571 8,671 9,771 9,940 9,940 9,940 7,869
Multi-Family 0 100 200 300 400 500 600 700 800 900 1,000 1,000
Mobile Home / RV 0 0 0 0 0 0 0 0 0 0 0 0
Total 2,071 3,271 4,471 5,671 6,871 8,071 9,271 10,471 10,740 10,840 10,940 8,869
Employment
Industrial 0 0 0 0 0 0 0 0 0 0 0 0
Commercial 0 69 139 208 278 347 416 486 555 625 694 694
Office & Other Services 0 25 50 76 101 126 151 176 202 227 252 252
Institutional 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 95 189 284 378 473 568 662 757 852 946 946
Floor Area / Sq Ft (x1,000)
Industrial 0 0 0 0 0 0 0 0 0 0 0 0
Commercial 0 33 66 100 133 166 199 233 266 299 332 332
Office & Other Services 0 11 22 33 44 55 66 78 89 100 111 111
Institutional 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 44 89 133 177 222 266 310 354 399 443 443
76

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
APPENDIX E: STREET INVENTORY
Ln
Street Section Miles Lanes ADT1 VMT Capacity2 VMC
Miles
16th Ave Cedar Dr to Delaware Dr 0.40 3.0 1.20 953 381 15,400 6,160
16th Ave Delaware Dr to Ironwood Dr 0.50 3.0 1.50 1,233 617 15,400 7,700
16th Ave Ironwood Dr to Idaho Rd 1.00 3.0 3.00 1,996 1,996 15,400 15,400
Apache Trail Meridian Dr. to Delaware Dr. 0.50 6.0 3.00 9,695 4,848 49,200 24,600
Apache Trail Delaware Dr. to Ironwood Dr. 0.50 6.0 3.00 10,392 5,196 49,200 24,600
Apache Trail Ironwood Dr. to Phelps 0.75 6.0 4.50 11,901 8,926 49,200 36,900
Baseline Ave W City limit to Ironwood Dr 0.80 2.0 1.60 5,626 4,501 12,300 9,840
Baseline Ave Ironwood Dr to Idaho Rd 1.00 2.0 2.00 3,640 3,640 12,300 12,300
Baseline Ave Idaho Rd to Tomahawk Rd 1.00 2.0 2.00 2,797 2,797 12,300 12,300
Baseline Ave Tomahawk Rd to Goldfield Rd 1.00 2.0 2.00 2,739 2,739 12,300 12,300
Broadway Ave Meridian Dr to Delaware Dr 0.50 5.0 2.50 5,572 2,786 31,100 15,550
Broadway Ave Delaware Dr to Ironwood Dr 0.50 5.0 2.50 5,271 2,636 31,100 15,550
Broadway Ave Ironwood Dr to Idaho Rd 1.00 5.0 5.00 4,555 4,555 31,100 31,100
Broadway Ave Old West Highway to Tomahawk Rd 0.50 2.0 1.00 1,226 613 12,300 6,150
Broadway Ave Tomahawk Rd to Goldfield Rd 1.00 2.0 2.00 1,315 1,315 12,300 12,300
Broadway Ave Goldfield Rd to Arroya Dr 0.75 2.0 1.50 1,207 905 12,300 9,225
Delaware Dr Southern Ave to 16th Ave 0.50 3.0 1.50 3,872 1,936 15,400 7,700
Delaware Dr 16th Ave to Broadway Ave 0.50 2.0 1.00 1,766 883 12,300 6,150
Delaware Dr Broadway Ave to Apache Trail 0.50 3.0 1.50 3,419 1,710 15,400 7,700
Delaware Dr Apache Trail to Superstition Blvd 0.50 2.0 1.00 1,712 856 12,300 6,150
Delaware Dr Superstition Blvd to Tepee St 0.50 2.0 1.00 1,546 773 12,300 6,150
Delaware Dr Tepee St to Lost Dutchman Blvd 0.50 2.0 1.00 777 389 12,300 6,150
Goldfield Rd Baseline Ave to US 60 0.50 5.0 2.50 732 366 31,100 15,550
Goldfield Rd US 60 to Southern Ave 0.50 4.0 2.00 872 436 24,500 12,250
77

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Ln
Street Section Miles Lanes ADT1 VMT Capacity2 VMC
Miles
Goldfield Rd Southern Ave to Broadway Ave 1.00 2.0 2.00 1,054 1,054 12,300 12,300
Goldfield Rd Broadway Ave to Superstition Blvd 1.00 2.0 2.00 804 804 12,300 12,300
Superstition Blvd to Lost Dutchman
Goldfield Rd 1.00 2.0 2.00 739 739
Blvd 12,300 12,300
Idaho Rd Baseline Ave to US 60 0.50 2.0 1.00 2,271 1,136 12,300 6,150
Idaho Rd US 60 to Southern Ave 0.50 5.0 2.50 13,496 6,748 31,100 15,550
Idaho Rd Southern Ave to Broadway Ave 1.00 5.0 5.00 12,927 12,927 31,100 31,100
Idaho Rd Broadway Ave to North Apache Trail 0.80 5.0 4.00 4,216 3,373 31,100 24,880
Idaho Rd North Apache Trail to Superstition Blvd 0.25 5.0 1.25 5,141 1,285 31,100 7,775
Idaho Rd Superstition Blvd to Tepee St 0.50 2.0 1.00 2,867 1,434 12,300 6,150
Idaho Rd Tepee St to Lost Dutchman Blvd 0.50 2.0 1.00 2,004 1,002 12,300 6,150
Idaho Rd Lost Dutchman Blvd to McKellips Rd 1.00 2.0 2.00 1,315 1,315 12,300 12,300
Ironwood Dr Baseline Ave to US 60 0.50 5.0 2.50 15,826 7,913 31,100 15,550
Ironwood Dr US 60 to Southern Ave 0.50 5.0 2.50 9,070 4,535 31,100 15,550
Ironwood Dr Southern Ave to 16th Ave 0.50 5.0 2.50 9,400 4,700 31,100 15,550
Ironwood Dr 16th Ave to Broadway Ave 0.50 5.0 2.50 8,966 4,483 31,100 15,550
Ironwood Dr Broadway Ave to Apache Trail 0.50 5.0 2.50 6,335 3,168 31,100 15,550
Ironwood Dr Apache Trail to Superstition Blvd 0.50 5.0 2.50 4,369 2,185 31,100 15,550
Ironwood Dr Superstition Blvd to Tepee St 0.50 2.0 1.00 3,053 1,527 12,300 6,150
Ironwood Dr Tepee St to Lost Dutchman Blvd 0.50 2.0 1.00 2,212 1,106 12,300 6,150
Ironwood Dr Lost Dutchman Blvd to McKellips Rd 1.00 2.0 2.00 1,342 1,342 12,300 12,300
Lost Dutchman Blvd Meridian Dr to Delaware Dr 0.50 2.0 1.00 2,362 1,181 12,300 6,150
Lost Dutchman Blvd Delaware Dr to Ironwood Dr 0.50 2.0 1.00 2,451 1,226 12,300 6,150
Lost Dutchman Blvd Ironwood Dr to Idaho Rd 1.00 2.0 2.00 2,024 2,024 12,300 12,300
Lost Dutchman Blvd Idaho Rd to Tomahawk Rd 1.00 2.0 2.00 1,080 1,080 12,300 12,300
Lost Dutchman Blvd Tomahawk Rd to SR 88 0.40 2.0 0.80 770 308 12,300 4,920
Lost Dutchman Blvd SR 88 to Goldfield Rd 0.60 2.0 1.20 364 218 12,300 7,380
Meridian Dr Baseline Ave to US 60 0.50 2.0 1.00 6,034 3,017 12,300 6,150
78

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Ln
Street Section Miles Lanes ADT1 VMT Capacity2 VMC
Miles
Meridian Dr US 60 to Southern Ave 0.50 2.0 1.00 7,699 3,850 12,300 6,150
Meridian Dr Southern Ave to Broadway Ave 1.00 2.0 2.00 5,129 5,129 12,300 12,300
Meridian Dr Broadway Ave to Apache Trail 0.50 2.0 1.00 5,129 2,565 12,300 6,150
Meridian Dr Apache Trail to Superstition Blvd 0.50 2.0 1.00 5,220 2,610 12,300 6,150
Superstition Blvd to Lost Dutchman
Meridian Dr 1.00 1.0 1.00 3,033 3,033
Blvd 6,150 6,150
Meridian Dr Lost Dutchman Blvd to McKellips Rd 1.00 1.0 1.00 1,883 1,883 6,150 6,150
Old West Highway Phelps to Idaho Rd 0.25 6.0 1.50 8,804 2,201 49,200 12,300
Old West Highway Idaho Rd to Tomahawk Rd 1.50 4.0 6.00 8,979 13,469 32,700 49,050
Old West Highway Tomahawk Rd to Goldfield Rd 1.50 4.0 6.00 3,931 5,897 32,700 49,050
Tomahawk Rd Baseline Ave to US 60 0.50 5.0 2.50 2,631 1,316 31,100 15,550
Tomahawk Rd US 60 to Southern Ave 0.50 3.0 1.50 4,819 2,410 15,400 7,700
Tomahawk Rd Southern Ave to Old West Highway 0.75 2.0 1.50 3,049 2,287 12,300 9,225
Tomahawk Rd Old West Highway to Broadway Ave 0.25 2.0 0.50 1,686 422 12,300 3,075
Tomahawk Rd Broadway Ave to Superstition Blvd 1.00 2.0 2.00 1,601 1,601 12,300 12,300
Tomahawk Rd Superstition Blvd to North Apache Trail 0.75 2.0 1.50 526 395 12,300 9,225
Tomahawk Rd North Apache Trail to Lost Dutchman 0.80 2.0 1.60 344 275 12,300 9,840
Southern Ave Meridian Dr to Delaware Dr 0.50 2.0 1.00 5,396 2,698 12,300 6,150
Southern Ave Delaware Dr to Ironwood Dr 0.50 2.0 1.00 4,194 2,097 12,300 6,150
Southern Ave Ironwood Dr to San Marcos Rd 0.50 5.0 2.50 3,447 1,724 31,100 15,550
Southern Ave San Marcos Rd to Idaho Rd 0.50 2.0 1.00 3,447 1,724 12,300 6,150
Southern Ave Idaho Rd to Tomahawk Rd 1.00 5.0 5.00 1,805 1,805 31,100 31,100
Southern Ave Tomahawk Rd to Raindance Rd 0.25 2.0 0.50 1,472 368 12,300 3,075
Southern Ave Raindance Rd to Cortez Rd 0.25 4.0 1.00 1,472 368 24,500 6,125
Superstition Blvd Meridian Dr to Delaware Dr 0.50 5.0 2.50 6,554 3,277 31,100 15,550
Superstition Blvd Delaware Dr to Ironwood Dr 0.50 5.0 2.50 6,643 3,322 31,100 15,550
Superstition Blvd Ironwood Dr to Idaho Rd 1.00 5.0 5.00 5,631 5,631 31,100 31,100
Superstition Blvd Idaho Rd to SR 88 0.30 5.0 1.50 2,336 701 31,100 9,330
79

DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Apache Junction, Arizona
Ln
Street Section Miles Lanes ADT1 VMT Capacity2 VMC
Miles
Superstition Blvd SR 88 to Tomahawk Rd 0.66 2.0 1.32 1,816 1,199 12,300 8,118
Superstition Blvd Tomahawk Rd to Goldfield Rd 1.00 2.0 2.00 2,061 2,061 12,300 12,300
Superstition Blvd Goldfield Rd to Arroya Dr 0.70 2.0 1.40 1,503 1,052 12,300 8,610
Tepee St Meridian Dr to Delaware Dr 0.50 2.0 1.00 278 139 12,300 6,150
Tepee St Delaware Dr to Ironwood Dr 0.50 2.0 1.00 293 147 12,300 6,150
Tepee St Ironwood Dr to Idaho Rd 1.00 2.0 2.00 239 239 12,300 12,300
Total 55.71 165.37 320,356 205,513 1,059,803
80