Ex. 1 P-26-64-PZ-Project Narrative

Project Narrative
Watermill Express Self-Service Water and Ice Kiosk
City of Apache Junction, Arizona
Purpose: To amend the table of approved uses under Ordinace No. 1443 to
allow”Vending Machine Sales” and “Tobacco Sales”
Applicant and Property Information
Project name: Watermill Express / Red Star Vapor & Smoke
Property address/location:
2540 W Apache Trail, Apache Junction, AZ 85120 - Mustang Center
Property owner: McLean Holdings, LLC
Property operator/applicant: Watermill Express, LLC and Red Star Vapor & Smoke
Owner/Operator Description
The subject property is owned by McLean Holdings, LLC and is proposed to lease a 325sf area
of the property to Watermill Express for “Vending Machine Sales” and continue to lease space in
Suite 103 to Red Star Vapor & Smoke for “Tobacco Sales”.
Watermill Express is a self-service water and ice kiosk that fits within the existing developed
commercial site. Watermill Express, LLC is the operator of the kiosk and specializes in purified
water refill stations and bagged or vended ice sales through unattended, self-service equipment
designed for customer convenience and limited on-site duration. All operation and maintenance
is provided by Watermill Express employees through multiple times a week visits to clean,
sanitize and provide continuous, high quality operational standards.
The kiosk has a self-contained water filtration and purification system that uses a 12 step process
to provide water and ice. Customers bring their own 1, 3 or 5 gallon containers to refill and can
get a 10lb bag of ice or use their own cooler to have 10 or 20lbs dropped directly into it. The
units are computer monitored and Watermill Express techs are alerted if there is anything that
needs to be addressed to continue providing the best water available.
The use is low-intensity, generates a small customer footprint, and does not function as a
traditional retail store, restaurant, or drive-through business. Customers typically arrive, fill
water containers or purchase ice, and depart within a short period of time. The unit accepts
coins, cash and credit cards.
Red Star Vapor & Smoke has operated in the center since October 0f 2018. It sells vapor,
nicotine and tobacco products and accessories in a storefront location.

Project Proposal
The applicant proposes to install and operate a self-service water and ice kiosk on the subject
property. The kiosk is to provide purified drinking water refill service and ice sales to the public
through an automated, unattended unit.
The kiosk is a State of Arizona approved modular building made of concrete, which weighs over
40,000lbs and is set on a structurally engineered pad with utility connections. The proposed
installation consists of:
• Removal of one small landscape island to reduce the removal of one more parking
space(only 1 will be removal overall) and eliminate a potential tripping hazard as
customers will be carrying a heavy filled water bottle or cooler to their vehicle
• Construction of an engineered 15’x15’pad with 2 stubs for utilities
• One freestanding 108sf, automated water and ice kiosk made of materials and colors,
which happen to be similar to the existing shopping center.
• Associated customer access area(part of the 15’x15’ pad) and short-term parking.
• Utility connections necessary for operation, including water, sanitary sewer, and
electrical service.
• Included are bollards, striping, signage, pedestrian and ADA safety features and any
other requirements by the City.
The kiosk is intended to function as a neighborhood-serving convenience use that is subordinate
in scale to the principal commercial development on the site. It is designed to occupy a limited
footprint and to integrate with the existing parking lot and circulation pattern without altering the
character of the property.
Red Star Vapor & Smoke plans to continue to sell vaping and tobacco products in Suite 103,
which it has since 2018.
Current Site Conditions
The subject site is currently a 44,000sf retail shopping center on 4.55 acres of land at 2540 W
Apache Trail. There is one right in/right out access drive to the property and one shared full
access, signalized drive on the adjacent parcel. There are 168 parking spaces provided for a ratio
or 3.82/1000. The tenants include Purple Heart Desert Thrift Shoppe, Dollar Tree, Cato
Fashions, The Laundry Place and Jersey Mike’s Subs. This is a nicely landscaped and well
maintained shopping center that is a great asset to the Apache Junction community.
The proposed kiosk location is within an area of the site that can accommodate the use without
interfering with safe vehicular circulation, required parking, fire access, or pedestrian movement.
The selected placement is intended to be compatible with the existing development pattern and to
minimize impacts on adjacent properties and on-site operations. Data shows this area to be
lightly used and sufficient for the low intensity use of a Watermill Express kiosk.

The adjacent property to the west with the shared access drive includes a Starbucks and Jack in
the Box; each with drive-thru operations. Wal Mart is across the signalized intersection. There is
no cross access with the property to the east. Residential lies to the north.
Red Star Vapor & Smoke currently occupies Suite 103 in the shopping center. No changes are
planned to the premises.
Conformance with the 2020 General Plan
The proposed Watermill Express kiosk and the continued occupancy of Red Star Vapor &
Smoke are consistent with the City of Apache Junction 2020 General Plan to the extent that it
supports neighborhood-serving commercial activity, convenient access to daily goods, and
efficient use of already developed commercial property.
The proposed use advances several common General Plan objectives typically associated with
commercial and community development, including:
• Convenient neighborhood services: The kiosk provides residents with access to
drinking water refill and ice sales in a convenient, low-intensity format.
• Efficient use of developed sites: The proposal activates an existing commercial property
with a small-footprint use rather than requiring expansion of a larger building area.
• Compatibility with commercial areas: The kiosk is appropriately located in a
commercial context where short-duration customer visits and vehicle access are already
expected.
• Consumer service and sustainability benefits: Water refill services can reduce reliance
on single-use bottled water and provide a practical, everyday service to local residents.
Although the use is commercial in nature, it operates with a much smaller physical scale, lower
occupancy, reduced traffic intensity, and fewer impacts than many other permitted commercial
uses. For that reason, the applicant is seeking formal recognition or clarification that this type of
kiosk is an appropriate use within the City's development framework.
Hours of Operation, Noise, Vehicles, and Outdoor Storage
Hours of operation:
The kiosk will operate 24 hours per day, 7 days per week. The automated nature of the use
allows customers to access water and ice on a short-duration basis at times that are convenient to
household and work schedules.
Red Star Vapor & Smoke operate 9am-10pm Monday-Saturday and 9am-9pm on Sunday
Expected noise generation:
Noise generated by the kiosk is minimal and substantially lower than many other commercial
uses. Typical sound sources are limited to:
• Ice dispensing equipment and refrigeration components.

• Customer vehicle arrival and departure.
• Occasional customer interaction with the machine.
Red Star Vapor & Smoke is an inline tenant, which does not have any noise concerns.
Noise mitigation:
The use is expected to create negligible off-site noise impacts due to its small scale and brief
customer visits. Noise mitigation may include:
• Placement away from adjoining residential property lines where feasible.
• Installation in an existing commercial parking field rather than adjacent to sensitive
outdoor spaces.
• Use of modern enclosed equipment designed for commercial operation.
• Limiting maintenance and servicing activities to normal daytime business hours
whenever practical.
Business-related vehicles parked on the property:
Business-related vehicles are expected to consist only of periodic service or maintenance
vehicles used to inspect, clean, repair, or restock the kiosk. These visits are short in duration. No
fleet parking or long-term storage of commercial vehicles is required on site for either concept.
Outdoor storage location:
No outdoor storage is needed for either use. Any maintenance supplies, replacement parts, or
operational materials associated with the kiosk are either inside the kiosk or are carried by our
own service personnel.
Proposed On-Site and Off-Site Improvements
On-site improvements may include:
• Installation of the freestanding kiosk unit.
• Utility connections for water, wastewater, and electrical service.
• Concrete pad and foundation for the kiosk.
• Protective bollards.
• Pavement striping and signage for customer parking.
• Minor downward facing lighting on the structure compliant with City standards.
• Any required screening improvements.
The kiosk will be placed to preserve safe ingress and egress, maintain visibility, and avoid
conflicts with existing parking, pedestrian travel paths, and emergency access requirements.
No changes to the Red Star Vapor & Smoke premises.
Off-site improvements:
No off-site improvements are anticipated.

Projected Timeline
Subject to City review and approval, the anticipated project timeline is as follows:
1. Entitlement / zoning and land use approval: 180 days
2. Construction drawings and permit review: 90 days
3. Utility coordination and site preparation: 5-10 days
4. Installation of kiosk and site improvements: 10-30 days
5. Final inspection and commencement of operation: 1-2 days
In general, because the proposed use is limited in scale, construction and installation are
expected to be relatively short in duration compared to a traditional commercial building project.
Once approvals and permits are secured, installation can typically be completed in a matter of
weeks rather than months, subject to utility coordination, contractor scheduling, and inspections.
Better design without strict application of zoning district provisions
A better site design can be achieved by allowing flexibility from strict application of
conventional zoning provisions because a self-service water and ice kiosk is a specialized, small-
footprint commercial use that differs from traditional tenant spaces and freestanding retail
buildings. Applying standards written for larger commercial buildings may not result in the most
functional or efficient layout for this type of use.
The proposed kiosk can be better integrated into the site through tailored placement, circulation,
screening, and parking design that reflects the brief stop nature of the use. This flexibility allows
the kiosk to function safely and efficiently while preserving the overall character and utility of
the existing commercial property.
Health, safety, and welfare
Strict adherence to conventional zoning provisions is not required to ensure the health, safety,
and welfare of development occupants or the public, provided that the kiosk complies with
applicable building, fire, engineering, utility, and operational standards. The proposed use is low-
intensity, unoccupied, and limited in footprint. It does not create the same demands associated
with larger retail, restaurant, or automotive uses.
Public health and safety will be protected through proper utility connections, site visibility,
traffic circulation, equipment maintenance, sanitation practices, and compliance with all
applicable regulatory requirements. Any conditions of approval imposed by the City can further
ensure that the use operates safely and appropriately.
Adjacent property values
Strict adherence to conventional zoning provisions is not required to ensure that adjacent
property values will not be reduced because the proposed kiosk is compatible with existing
commercial development patterns and is expected to have minimal external impacts. The use

involves limited customer duration, low noise generation, no outdoor seating, no substantial
outdoor storage, and no intensive operational activity.
When properly sited and maintained, the kiosk is not expected to negatively affect adjacent
properties. Instead, it may enhance the convenience and service offerings available within the
surrounding area, supporting the functionality and attractiveness of the commercial site.
Conclusion
The proposed Watermill Express self-service water and ice kiosk is a low-impact, neighborhood-
serving commercial use that is appropriately scaled for an existing commercial site in Apache
Junction. The use is expected to provide a convenient public service while generating minimal
traffic, noise, and operational impacts. Its small footprint, limited duration of customer visits, and
compatibility with commercial development make it a reasonable candidate for approval and for
clarification within the City's land use and development regulations.
Red Star Vapor & Smoke has operated in the center since 2018 with no issues from the general
public regarding operations or parking.
The proposal represents an efficient use of developed property and supports community access to
essential daily-use services in a format that is modern, practical, and operationally low intensity.

EXHIBITS
Site Plan

Kiosk Details