P-26-64-PZ Staff Report 10-27-26

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City of Apache Junction
Development Services Department
PLANNING AND ZONING COMMISSION
PUBLIC HEARING STAFF REPORT
DATE: October 27, 2026
TO: Planning and Zoning Commission
THROUGH: Rudy Esquivias, Development Services
Director
Sidney Urias, Development Services Deputy
Director
FROM: Liliana Valadez, Associate Planner
CASE NUMBER: P-26-64-PZ “Watermill Express Planned
Development Amendment”
OWNER: McLean Holdings LLC
PO BOX 15654
Scottsdale, AZ 85267
APPLICANT: Watermill Express, represented by Bob
Kralicek & Red Star Vapor & Smoke,
represented by Michael Williams
REQUEST: Proposed Planned Development Major
Amendment of Ordinance No. 1443 to amend
the existing palette of uses to permit
vending machine and tobacco sales.
LOCATION: The property is generally located near the
northwest corner of Apache Trail and
Delaware Drive (APN: 101-05-141A)
GENERAL PLAN
DESIGNATION: Commercial
ZONING DESIGNATION: General Commercial by Planned Development
(B-1/PD)
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SURROUNDING USES: North: Medium/High Density Single-Family
Detached Residential (RS-7M)
South: General Commercial(B-1)
East: General Commercial by Planned
Development and a Single-Family
Residential Lot (B-1/PD)
West: General Commercial by Planned
Development (B-1/PD)
PROPOSALS
P-26-64-PZ is a proposed planned development (“PD”) major
amendment to Ordinance No. 1443, which created a PD zoning
overlay affecting a parcel of approximately 4.53 acres, APN:
101-05-141A.
The proposed amendment would expand the approved uses to permit
vending machine sales for a new water kiosk and tobacco product
sales at the existing Red Star Vapor & Smoke location within the
shopping center. Both uses are permitted by right in the General
Commercial “B-1” zoning district.
BACKGROUND
In 2002, the city approved the city-initiated rezoning request
PZ-4-02, Ordinance No. 1168 (see attached), rezoning 32 parcels,
approximately 80 acres. Located in the Meridian Redevelopment
Area, which received a Council-reviewed improvement plan in May
2000. These properties sit along West Apache Trail between
Meridian and Delaware Drives, and along the north side of 4th
Avenue between Meridian and Warner Drives. The parcels were
zoned from General Commercial “C-3”, General Business Zone “CB-
2”, Trailer Homesite “TH”, Transitional Zone “TR”, and Light
Industry and Warehouse Zone “CI-1/PD” to General Commercial by
Planned Development “C-3/PD” and Light Industry and Warehouse by
Planned Development “CI-1/PD”, the equivalent of the current
General Commercial “B-1” and Industrial “B-5” zoning districts.
The development of the above-described properties is subject to
Planned Development conditions, which include Southwest
architectural themes, earth-tone colors, complementary signage,
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low-pressure sodium fixtures, a maximum building height of 35
feet, as well as a limited palette of uses.
In accordance with PZ-4-02, the subject site, an approximately
4.5-acre property located near the northwest corner of Apache
Trail and Delaware Drive, was rezoned from General Business Zone
“CB-2” to General Commercial District by Planned Development “C-
3/PD”. The site remained vacant until Apache Mustang 1 & 2, LLC
purchased it in 2007, constructing the present shopping center
in 2008. The adoption of the city’s new zoning ordinance and new
zoning district maps in May of 2014 renamed the zoning of the
property from General Commercial District by Planned Development
“C-3/PD” to General Commercial by Planned Development “B-1/PD”,
maintaining the conditions of approval listed in Ordinance No.
1168 in full force and effect.
In 2017, the city approved the Planned Development Major
Amendment request PZ-14-16, Ordinance No. 1443, updating the
existing palette of permitted conditional, administrative, and
prohibited uses allowed in the shopping center. Tobacco and
Vending Machine Sales were designated as prohibited uses.
In 2018, Red Star Vapor, now Red Star Vapor & Smoke, began
operating in Suite 103 after obtaining a business license
restricted to vape retail. Because municipal code did not
explicitly classify vapor as tobacco at the time, the business
was permitted to operate. However, current regulations
consolidate vapor, nicotine, and smoke products under the
uniform category of "Tobacco and Related Product Sales." By
continuing to sell these products, the business was found in
violation of Ordinance No. 1443 restrictions.
At this time, Watermill Express, along with Red Star Vapor &
Smoke, seeks to expand the existing palette of uses approved
through Ordinance No. 1443 to permit the sale of tobacco
products and vending machines.
PLANNING STAFF ANALYSIS
Relationship to General Plan:
The subject site is designated by the City’s general plan as
“Commercial”. Commercial represents commercial and office areas
with convenient access to major roadways that are close to
residential areas, intended to serve the surrounding community
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consisting of general retail, restaurants, department chain
stores, grocery stores, and professional offices.
Zoning/Site Context:
The approximate 4.5-acre property is a privately owned parcel
surrounded by single-family residential to the north, a single-
family residential lot to the east, general commercial by
planned development to the east and west, and general commercial
to the south.
The General Commercial “B-1” zoning district allows for a
variety of general commercial uses. The existing PD overlay for
the shopping center addresses a narrower palette of uses than is
permitted by right within the “B-1” zoning district.
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Public Input:
Two separate neighborhood meeting notification letters were sent
to property owners within a three-hundred-foot (300’) radius,
per the standard requirements of a rezoning, notifying neighbors
of the proposed development and providing them contact
information to learn more about the project.
On July 29, 2024, the representative for Watermill Express
facilitated a neighborhood meeting in person at the Apache
Junction Multi-Generational Center, to which no one attended. On
September 3, 2026, the representative from Red Star Vapor &
Smoke facilitated a neighborhood meeting in person at the Apache
Junction Multi-Generational Center, to which no one attended.
Staff has not received any comments regarding the proposed
Planned Development Major Amendment.
PLANNING DIVISION RECOMMENDATION
In review of the project proposal, Staff is supportive of the
proposed Planned Development Major Amendment Case P-26-64-PZ and
respectfully recommends to the Commission a favorable
recommendation to the City Council, subject to the conditions of
approval noted below.
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If the Planning and Zoning Commission chooses to recommend the
approval of the case, Commissioners may recommend changes or
conditions of approval to the plans which they feel will improve
the development plan.
RECOMMENDED MOTION FOR REZONING
I move that the Planning and Zoning Commission recommend to the
Apache Junction City Council the approval of Planned Development
Major Amendment case P-26-64-PZ, a request by Watermill Express,
represented by Gennavie Bronczyk, and Red Star Vapor & Smoke,
represented by Michael Williams, proposing to rezone Parcel 101-
05-141A, currently zoned General Commercial by Planned
Development “B-1/PD,” to expand the palette of uses of Ordinance
No. 1443, subject to the following conditions of approval:
1) Ordinance No. 1443 is amended to allow tobacco and related
product sales and vending machine sales.
2) Any future request that is not part of the land use matrix
will be subject to a Planned Development Major Amendment.
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_________________________
Prepared by Liliana Valadez
Associate Planner
Attachments:
Exhibit #1 - Project Narrative
Exhibit #2 – Proposed Site Plan
Exhibit #3 – Proposed Elevations
Exhibit #4 – Aerial Map
Exhibit #5 – Public Participation Final Report
Exhibit #6 – Ordinance No. 1168
Exhibit #7 – Ordinance No. 1443
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