APACHE JUNCTION, ARIZONA — October 20, 2021

Apache Junction approves 201-unit rental community, delays 166-unit downtown project pending traffic study

City Council approved a 201-unit rental residential development and continued review of a 166-unit downtown project pending traffic analysis, amid ongoing debate over commercial-to-residential conversions and infrastructure capacity.

Council Approves Major Rental Community, Defers Downtown High-Density Project Pending Traffic Analysis

Apache Junction's city council unanimously approved a 201-unit single-family rental community at Broadway and Tomahawk on Wednesday and voted 6-0 to continue a 166-unit downtown development for 60 days, pending a traffic impact study that will account for winter-visitor influx. The contrast between the two votes—one decisive approval, one strategic deferral—illuminated an emerging debate within the council over the pace and character of residential growth versus the city's commercial identity and infrastructure readiness.

The Residences at Apache Trail project cleared all hurdles with support from the Chamber of Commerce, the school district superintendent, and unanimous council approval. The Keystone Homes downtown project, by contrast, faced pointed questioning from Council Member Robert Schroeder about the city's ability to fund required infrastructure and his concern that the council is converting commercial zoning to residential without a clear long-term economic strategy.

Key Speeches

"I do like the plan…but I'm becoming less and less of a fan of changing our commercial to residential and continuously changing our general plan. I just want to develop…Council Members just want to share—I'm less and less of a fan of continually changing these commercial properties over." — Council Member Robert Schroeder

"We've brought in something that's really great for this area…single family style living more open space is required by code, 24-hour management and also architecture. We have five different types of product and three different elevations for each of those five so it looks like 15 different homes in the community." — Adam Baugh, Sonoma Communities / Withey Morris, PLC

"This project is exciting to the school district as families would have a school close by to attend. The project is just over one mile from Desert Vista Elementary School…We would welcome new families into the Desert Vista community." — Heather Wallace, Superintendent, Apache Junction School District

"Planned developments like this they're done in beautiful view. The apartments look great. Surrounding, I mean you go by there now and you're right there's just trash and everything…We think that the business community is…going to do well and it's going to bring in that much more business and anything you can stimulate the business community we're definitely behind it because we do need full-time residents all year." — Steve Byfield, Chamber of Commerce Chair

Timeline

Residences at Apache Trail (Ordinance 15-17, Case P-21-68-PZ):

Applicant presentation: Kelsey Shatnik, city planner, outlined a 22-acre, 201-unit rental community at Southwest Broadway and Tomahawk Road. The project mixes studio, 1-, 2-, and 3-bedroom units in single-story and carriage-house configurations, with amenities including pool, fire pits, clubhouse, and private rear yards. Developer requested a single setback reduction (rear setback from 20 feet to 10 feet), citing appropriateness for rental single-family-style units.
Staff recommendation: Approval, subject to conditions. Planner noted that neighborhood meeting drew one attendee, who expressed support via email.
Applicant remarks: Adam Baugh, Sonoma Communities (Withey Morris, PLC), 2525 E. Arizona Biltmore Circle, emphasized the project addresses long-standing dumping, trash, and environmental issues on an underdeveloped, oddly-shaped parcel. He highlighted the addition of five acres of the eastern B1 commercial parcel to achieve proper density and economies of scale (typical multi-family developments are 17–23 units per acre; this project achieves 12 units per acre across 22 acres). Baugh stressed the project provides workforce housing diversity, multiple unit types (including new "small 1-bedroom" and studio categories), and premium amenities to attract stable tenants. He argued this is an "infill" solution to a persistent blight.
Public comment: 5 speakers, approximately 15 minutes total.
- George Rota (244 W. Virginia): Supportive; urged developer to preserve the arroyo as habitat for fauna, reinforcing the area's natural appeal.
- Jeff Bartlett (108 N. Meridian, Apt. 220): Supportive; argued the free market (supply increase) will lower rents better than subsidized housing; endorsed growth; opposed 55+ age restrictions as discriminatory.
- Steve Byfield (561 E. Saddlebutte), Chamber of Commerce Chair: Strong support; emphasized developer track record in Arizona, hundreds of thousands in permitting costs, need for year-round residents to stabilize business (his senior community swells from 120 summer residents to 1,800 in winter), and broader commercial stimulus.
- Heather Wallace, School Superintendent: Supportive; Desert Vista Elementary is one mile away and welcomes new families.
- Charles Deal (Lot 21, Superstition Villa): Called for environmental conditions—solar on clubhouse, moisture sensors on sprinklers, EV charging, retention basins, gray-water capture—as negotiated into code changes during development.
Council discussion: Council Member Biggs noted that business support for this project is significant and unprecedented in his experience; he praised the developer and chamber advocacy. Robert Schroeder affirmed his support but clarified that his concern is not anti-growth but rather the accumulating loss of commercial land; he cited regional meetings where Gold Canyon residents report inability to shop locally in Apache Junction due to limited business diversity. Robert Schroeder flagged the need to look ahead and avoid future commercial scarcity, even while supporting this specific project.
Vote: Ordinance 15-17 passed 6-0 (all yes). Chip Wilson, Vice Mayor Rizzi, Council Members Biggs, Evans, Tess Nesser, Robert Schroeder all voted yes.

Keystone Homes Downtown Project (Case P-21-73-PZ):

Applicant presentation (staff): Kelsey Shatnik again presented, noting the Planning & Zoning Commission voted 7-0 on September 28 to continue the case 60 days (not to approve or deny yet). The project is a ~14.77-acre rezoning from Residential Single-Family General (RSFG) to High-Density Multi-Family Residential by Plan Development (RM-2 PD), located immediately southeast of city hall. No general plan amendment required (already designated downtown mixed-use core). The site plan showed a rental-home community similar in type to the Broadway/Tomahawk project, though Shatnik noted the applicant is revising details to address Planning & Zoning concerns. Primary concerns: location, traffic impact.
Staff recommendation: Continuance to November 23 (Planning & Zoning public hearing) and December 6 (city council), as requested by applicant and commission, to allow time for traffic impact analysis.
Applicant remarks: Brennan Ray, Pew & Lake, PLC, 1850 N. Central Avenue, on behalf of Keystone Homes. Ray confirmed the traffic study will account for winter-visitor influx, despite being conducted now (summer baseline counts). He referenced national engineering criteria and data that traffic engineers use to factor seasonal variation into projections.
Council Member Biggs question: Asked directly how the traffic study will account for winter visitors if the study is conducted before they arrive. Ray replied the traffic engineer applies industry-standard multipliers and data.
Public comment: 3 speakers, approximately 10 minutes.
- Robert Schroeder (public commenter, not council): Forcefully opposed. Stated the city lacks money for infrastructure studies and staff; questioned where funds will come from for sewer, water, electric in this quadrant. Predicted the traffic study will be unreliable ("I don't know where they're pulling the diagram from but I got a good idea…it's not going to make any sense"). Raised concerns about Superstition Boulevard roundabout effectiveness (claimed it was the county's worst accident intersection before the roundabout; growth will worsen this). Objected to height and view-blocking of mountains. Urged deferment until general plan stabilization and economic recovery. Threatened legal challenge to general plan revision.
- Jeff Bartlett (same apartment as earlier speaker): Supportive. Distinguished high-density (NYC tall buildings) from Apache Junction's mid-rise. Saw traffic study as a "roadblock" to development. Endorsed supply-side economics (more homes → lower rents). Noted the project is already in the general plan and staff recommended it. Advocated Apache Junction should grow more like the broader Phoenix metro (less different, more developed).
- Yvonne Cruiser (544 N. Hilton, Apache Junction): Thanked the Planning & Zoning Commission for ordering the traffic study. Expressed concern about Superstition Boulevard as primary commute route, proximity of project entrance to roundabout, speeding, and horse traffic crossing Superstition toward BLM land. Supported the traffic study as prudent.
Council discussion: Council Member Biggs emphasized the importance of the traffic study given Superstition Boulevard's role and winter-visitor influx. Robert Schroeder did not directly oppose the project but voiced financial and infrastructure concerns and the need for a revised general plan before approving downtown density. Chip Wilson noted that Apache Junction is a "baby city" compared to Phoenix and Mesa, still in growth phase, and that the 20-foot height limit for most of the project (versus the 40-foot allowance in the general plan) is a positive compromise.
Vote: Motion to continue to December 6, 2021, passed 6-0 (all yes).

Opposition

Keystone Homes (Downtown) Project Opposition:

Number of speakers: 1 (Robert Schroeder, public).
Main concerns:
1. Infrastructure funding: City lacks money to pay for sewer, water, electrical systems required in this quadrant; staff lacks funding to conduct independent analysis.
2. Traffic safety: Superstition Boulevard is congested; the roundabout at Idaho and Superstition was historically the county's worst accident intersection and remains problematic; growth will exacerbate accidents.
3. General plan stability: Council should defer development until general plan is comprehensively revised; deferment allows economic stabilization and infrastructure readiness.
4. Visual impact: Height and density will block mountain views, unacceptable to neighbors.
5. Traffic study reliability: Study will be conducted outside winter-visitor season, making projections unreliable ("pie in the sky").
6. Local job claims: Resolution Copper promises are unsubstantiated; will not result in 80–90% of new jobs coming to Apache Junction.
7. Streets and neighborhoods: Council ignores deteriorating streets and missing curbs in existing neighborhoods (e.g., Delaware and Virginia intersection); new development diverts attention and resources.
Most compelling argument: Robert Schroeder assertion that winter-visitor traffic cannot be accurately modeled if the traffic study occurs before their arrival, and that the city lacks financial capacity to fund infrastructure without a clear funding strategy.
Organized groups: None identified. Robert Schroeder spoke as an individual; no coordinated opposition testimony.

Residences at Apache Trail (Broadway/Tomahawk) Opposition:

Number of speakers: 0 formal opposition speakers at the public hearing.
Note: Robert Schroeder expressed reservations about the general pattern of commercial-to-residential conversion but explicitly voted yes and did not oppose this specific project.

Support

Residences at Apache Trail (Broadway/Tomahawk) Support:

Number of speakers: 4 (George Rota, Jeff Bartlett, Steve Byfield [Chamber], Heather Wallace [School District]).
Main themes:
1. Environmental remediation: Project addresses long-standing dumping, trash, and blight on underdeveloped property.
2. Free-market housing supply: Increasing rental supply will naturally lower rents and cost of living; more efficient than subsidized housing.
3. Workforce and economic diversity: Rental single-family homes serve young professionals, newlyweds, bridge-to-ownership demographics not served by existing stock; expands housing diversity.
4. School district support: Desert Vista Elementary is nearby; school district welcomes new families and students.
5. Business community support: Chamber and local retailers endorse the project for its stimulus to sales tax, year-round resident base, and ability to stabilize business revenue (chamber representative noted seasonal swing from 120 to 1,800 residents).
6. Developer track record: Sonoma Communities has multi-year Arizona experience; project pays hundreds of thousands in permits and construction costs.
7. Environmental stewardship: Applicant suggested willingness to incorporate solar, EV charging, and water-conservation features if negotiated.
Most compelling argument: School superintendent and chamber of commerce testimony, both noting immediate community benefit (school enrollment, local economic stimulus) without requiring budget outlay or long-term fiscal risk.

Keystone Homes (Downtown) Support:

Number of speakers: 1 (Jeff Bartlett, same speaker as Broadway/Tomahawk).
Main themes:
1. Supply-side economics: More housing stock inherently lowers rents.
2. Density compatibility with Phoenix metro: Apache Junction should continue normalizing density and development like Phoenix and Mesa; growth is inevitable and beneficial.
3. General plan alignment: Project is already designated in general plan; staff recommended approval.
4. Traffic overstated: Speaker disputed severity of local traffic by comparing to New York and Los Angeles; characterized Superstition Boulevard as manageable.
Most compelling argument: The project aligns with the existing general plan (already approved) and staff recommendation, so deferral appears inconsistent with prior planning consensus.

Project Details

Residences at Apache Trail

Case number: P-21-68-PZ
Applicant / Developer: Sonoma Communities
Attorney: Adam Baugh (speaking on behalf of applicant); Withey Morris, PLC (representing applicant)
Location / Address: Southwest corner of Broadway and Tomahawk Road, Apache Junction, Arizona
APN: Not stated in transcript.
Current zoning → Proposed zoning: Western parcel: High-Density Multi-Family Residential (RM-2); Eastern parcel: General Commercial (B-1) → Both to High-Density Multi-Family Residential by Plan Development (RM-2 PD)
Density / units / square footage: 201 units on approximately 22 acres (12 units per acre); mix of studios, 1-, 2-, and 3-bedroom units; 8 two-bedroom carriage units; single-story and carriage-house configurations.
Changes from previous version: Original proposal required ~7 acres of B1 land; final proposal uses ~5 acres to achieve proper economies of scale.
Setback deviation: Reduction of rear setback from 20 feet to 10 feet (RM-2 standard to accommodate private yards on single-family-style units).
Amenities: Pool, fire pits, barbecue area, clubhouse, private rear yards, three architectural types, multiple material finishes (wood, stucco, coach lights), decorative wall and view fencing.

Keystone Homes Downtown Project

Case number: P-21-73-PZ
Applicant / Developer: Keystone Homes
Attorney: Brennan Ray, Pew & Lake, PLC
Location / Address: Approximately 14.77 acres, southeast of City Hall, Apache Junction, Arizona
APN: Not stated in transcript.
Current zoning → Proposed zoning: Residential Single-Family General (RSFG) → High-Density Multi-Family Residential by Plan Development (RM-2 PD)
General plan: Designated downtown mixed-use core; no general plan amendment required.
Density / units / square footage: 166 units (density not specified in transcript); three parcels.
Height: Proposal to be revised; current general plan allows 40 feet; applicant proposes 20 feet for majority of property (noted positively by Chip Wilson as compromise).
Status: Public hearing held; Planning & Zoning Commission voted 7-0 to continue (not approve/deny) September 28, 2021.

Vote Breakdown

Ordinance 15-17 (Residences at Apache Trail Rezoning)

Final: 6-0 (unanimously passed)
Yes: Council Member Biggs, Council Member Evans, Vice Mayor Rizzi, Tess Nesser, Robert Schroeder, Chip Wilson
No: None
Abstentions / Absences: None

Continuation of P-21-73-PZ (Keystone Homes) to December 6

Final: 6-0 (unanimously passed)
Yes: Council Member Evans, Council Member Biggs, Vice Mayor Rizzi, Tess Nesser, Robert Schroeder, Chip Wilson
No: None
Abstentions / Absences: None

Outcome & Next Steps

Residences at Apache Trail

Approved. Ordinance 15-17 rezoning both parcels to RM-2 PD passed unanimously. Subject to conditions of approval in staff report (standard design, infrastructure, phasing conditions not detailed in transcript). Project may now proceed to design development and permitting. No continuance scheduled.

Keystone Homes Downtown

Continued 60 days. Public hearing and Planning & Zoning Commission hearing continued to November 23 (P&Z) and December 6 (City Council) to allow time for traffic impact analysis. Traffic study will incorporate winter-visitor projections using industry-standard engineering criteria. Applicant will revise site plan to address P&Z concerns (details not specified in transcript). No approval or denial vote taken at this meeting.

Controversies & Context

Commercial-to-Residential Zoning Debate

Robert Schroeder emerged as the voice of caution on ongoing conversions of commercial land to residential use. Although he voted yes for both projects, his repeated statements flagged a long-term risk: Apache Junction has been losing commercial zoning to residential development, and neighboring cities (particularly Gold Canyon) lack local retail and services. Robert Schroeder indicated he attended regional economic meetings where residents complained about their inability to shop locally. He stated:

"I'm becoming less and less of a fan of changing our commercial to residential and continuously changing our general plan. It's not that I don't support growth…my opinion comes from looking down the road and having more businesses in the community. The mindset of having rooftops [and] taking away from the commercial property is where that comes from."

His position is not anti-growth but pro-economic diversity, suggesting the council should pause and reassess its general plan to balance residential and commercial needs before approving further conversions. This issue is likely to resurface as future projects arrive.

Infrastructure Capacity & General Plan Timing

Robert Schroeder (public commenter, not council) raised the most fundamental challenge: the city cannot afford to build the infrastructure (sewer, water, electrical) required for downtown expansion without a clear funding mechanism. He argued for deferring the Keystone project until the general plan is revised and the city's financial capacity is clarified. Robert Schroeder did not directly endorse this deferral but acknowledged the concern by noting the need to "have more businesses in the community" and avoid "pie in the sky dreams."

The city manager's brief report mentioned that initial water, sewer, and road planning for the Superstition Vistas annexation (6,700 acres) will begin with RFPs in early 2022, suggesting infrastructure is indeed a bottleneck. The deferral of Keystone Homes for 60 days may partly reflect the council's own uncertainty about sequencing growth.

Traffic Study and Winter-Visitor Influx

The Keystone Homes traffic study emerged as the conditional approval mechanism. Two public commenters—one opposing (Robert Schroeder), one supporting (Yvonne Cruiser)—disputed whether a study conducted in October can accurately project winter-visitor traffic. Robert Schroeder saw this as unreliable; Cruiser thanked the P&Z for requiring it, noting Superstition Boulevard's congestion and the proximity of the project to a historically problematic intersection (Idaho and Superstition roundabout).

Brennan Ray confirmed the traffic engineer will use industry criteria to factor in winter-visitor multipliers, but the transcript does not specify the magnitude of projected increase or how it will affect the intersection's capacity. This uncertainty will likely be central to the December 6 council hearing.

Superstition Boulevard Roundabout Effectiveness

Multiple commenters referenced the roundabout at Superstition and Idaho as historically problematic. Robert Schroeder stated it was "the worst accident corner in the city and in the county" before the roundabout was installed and asserted it did not solve the problem. This suggests the roundabout's safety record is contested and may become a data point in the traffic study debate.

Call to Action: Delaware and Robert Schroeder raised a separate traffic concern: the intersection of Delaware and Virginia is deteriorating, and he plans to request a traffic study and four-way stop sign before the Keystone project breaks ground. City Manager Bryant Pal confirmed the city had already received this request from Council Member Gremlin (who was absent, attending a funeral). This suggests the council is tracking multiple intersection safety issues across the city.

Duration

Ordinance 15-17 (Residences at Apache Trail): Approximately 45 minutes (staff presentation ~10 min, applicant presentation ~15 min, public comment ~15 min, council discussion ~5 min).
Case P-21-73-PZ (Keystone Homes): Approximately 20 minutes (staff presentation ~5 min, applicant remarks ~3 min, public comment ~10 min, council discussion ~2 min, vote).
Total meeting: Approximately 2 hours 45 minutes (includes consent agenda, proclamations/recognitions, boards and commissions appointments, and call to public).

Other Notable Items

Resolution 21-51 (Resolution Copper Support): The council unanimously reaffirmed support for the Southwest Arizona Land Exchange and Resolution Copper mine development near Superior, Arizona. Council Member Evans, representing the Pinal Partnership board, emphasized the project could generate billions in state economic impact and millions in county revenue, with 80–90% of jobs in Pinal County. The resolution passed 6-0. (Robert Schroeder, in call to public, disputed the job estimate, stating he had verified it with "every top individual" involved and it was overstated.)

Board and Commission Appointments: The council spent substantial time voting on annual appointments to nine boards and commissions (Board of Adjustment, Construction Board of Appeals, Health & Human Services Commission, Industrial Development Authority, Library Board, Municipal Property Corporation, Parks & Recreation Commission, Planning & Zoning Commission, Public Arts Commission). Most votes were unanimous; one (Sarah Snyder, Industrial Development Authority, term to 2027) passed 4-2. Staff director Jennifer Peña received council praise for organizing the appointment process efficiently.