Planning commission recommends approval of 129‑lot Diamonte townhome rezoning in Apache Junction, 4‑3

The Apache Junction Planning and Zoning Commission voted 4‑3 on March 24, 2026, to recommend that the City Council approve a rezoning and minor general‑plan amendment allowing a 129‑lot platted townhome subdivision on about 7.96 net acres at the northeast corner of South Acacia Road and Old West Highway.

Nick Leftwitch, principal planner for the City of Apache Junction, told the commission the proposal would rezone several parcels (listed in the staff report) to RM‑2/PD, a high‑density residential planned development, and authorize a platted townhome subdivision of 129 lots. "Staff recommends the approval of P2559PZ, the Diamonte Homes Adacia project, finding that the proposed development does meet the general plan goals and policies," Leftwitch said, noting on‑site amenities would include a clubhouse with pool, playground, green space, trails and a pickleball court.

The staff presentation described the site as constrained by a wash that requires significant drainage and retention design; Leftwitch said half the site is already designated high‑density residential on the general‑plan land‑use map and the request includes a minor plan amendment so the entire site would match the high‑density designation. Leftwitch also noted the applicant complied with public‑notification requirements, held a neighborhood meeting (five attendees) and that staff had received one resident email about integrating bike lanes and trails.

Applicant representative Brennan Ray said the development team had coordinated with city engineering, fire and other departments and asked the commission to recognize limits on off‑site improvement requirements under applicable court precedents. "What that effectively states is that municipalities are limited in what they can ask for in terms of improvements and those [requests] must bear a reasonable relationship or a nexus to the proposed development," Ray told the commission, citing Nolan and Dolan as legal context for proportionality and nexus considerations.

Commissioners pressed staff and the applicant on several technical points. Questions included whether the developer would be required to perform half‑street improvements along Acacia and Star, how an outstanding 33‑foot easement on one small residential parcel would be dedicated as right‑of‑way, whether sidewalks or trail work on Old West Highway would be the developer's responsibility, and whether the project required a traffic study. Leftwitch said the developer would perform half‑street improvements adjacent to the property and explained that sidewalk improvements along Old West Highway are being pursued through a separate city grant; he said the Apache Junction Water District had reviewed water capacity and had not indicated supply issues.

A major point of debate was the location of the primary access. Several commissioners and staff noted portions of Acacia and nearby right‑of‑way involve federal patent easements and extinguishments that complicate requiring or guaranteeing off‑site improvements. Multiple commissioners expressed concern that if the project’s entrance remained on Acacia, private property or extinguished easements could create future access risk. The applicant said it would work with staff to explore relocating the entrance to Star and offered a stipulation to that effect.

Commissioners also debated an internal‑street width deviation requested as part of the plan‑development approval (the applicant asked to permit a 26‑foot garage‑to‑garage interior street section instead of the city’s more typical 28‑foot standard). Staff and the applicant said the narrower section is commonly used for private, alley‑loaded townhome developments and that fire and circulation reviews supported the design; other commissioners said repeated deviations from standards risk eroding the city’s baseline requirements and could squeeze future residents.

After discussion, a commissioner moved to recommend approval of P‑25‑59‑PZ (rezoning to RM‑2/PD and the minor general‑plan amendment), subject to the conditions in the March 21 staff report with the specific deletion the staff suggested in condition six and with an added stipulation directing staff to work with the developer to evaluate moving the project entrance from Acacia to Star. The motion was seconded and passed by roll call, 4 in favor and 3 opposed (Commissioner Callen: No; Commissioner Kelly: Yes; Chairman Hansen: Yes; Vice Chair Barker: Yes; Commissioner Gage: No; Commissioner Star: No; Commissioner Mikeland: Yes).

The commission record shows staff will forward the recommendation and the amended condition language to City Council; staff announced a council work session scheduled for Monday, April 6, 2026, at 7 p.m. and a City Council public hearing on the project tentatively set for Tuesday, April 21, 2026. The commission adjourned at 8:28 p.m.

What happens next: City Council will consider the commission’s recommendation at the April work session and the public hearing; any binding conditions and final approvals would be City Council decisions.