APACHE JUNCTION, AZ – The Apache Junction City Council unanimously approved the rezoning of 282 N. Palo Verde Drive on October 7, 2025. The 7-0 vote allows Hermelinda Properties LLC to officially designate the property as multifamily, matching its longtime use. The owner plans to replace the existing single-family home with a fourplex, adding three new apartment units.
Property Predates City Zoning Standards
The property at 282 N. Palo Verde Drive spans 0.62 acres and currently houses five rental units. The oldest structure, Unit A, was built in 1934 as a single-family home. Two duplexes, Units B and C along with Units D and E, were constructed in 1950. These buildings have operated as multifamily housing for 75 years, predating Apache Junction’s incorporation in 1978 and the city’s zoning standards adopted in 1985.
The buildings received legal non-conforming status in 2021. This designation protects properties that were legally built and operating before zoning rules existed. Because the apartments were built between 1934 and 1950, predating Apache Junction’s incorporation in 1978 and its zoning standards adopted in 1985, they can continue operating as multifamily housing even though the land is officially zoned for single-family homes. However, this status restricts repair and remodeling work on the structures.
New Development Replaces Oldest Building
Hermelinda Properties LLC plans to demolish the 1934 Unit A building and replace it with a new fourplex as part of the Julian’s Apartments project. The development will bring the total number of units on the property to eight, increasing density to 12.92 dwelling units per acre. The two existing duplexes from 1950 will remain but must be repainted to complement the new construction.
Neighborhood Context
The surrounding area consists primarily of single-family residential properties, though the neighborhood includes other multifamily uses. Rex’s Mobile Park, a non-conforming RV park, sits directly west of the site. Desert Chapel United Methodist Church occupies the lot to the north. Further south on Palo Verde Drive, Pleasant Acre RV Park and several fourplex properties operate in the area.
Planning Staff Recommends Approval
Senior Planner Nick Leftwich presented the case to the City Council, explaining that staff supported the rezoning request. The Planning and Zoning Commission had previously voted 6-0 on August 26, 2025, to recommend approval.
Leftwich described the planned improvements to the property. “They would be improving the remainder of the site, adding things like the driveway, landscaping, formalized parking, site amenities, and improving the site’s construction as a whole,” he told the council.
He emphasized the benefit of bringing the property into compliance. “The two existing duplexes aren’t necessarily going to be reconstructed, but they will be touched up. The exterior would be repainted and touched up to match the construction of the new building. We see this as ultimately an improvement of the existing site conditions,” Leftwich said.
Privacy Wall Expanded to Address Concerns
The project initially proposed a standard six-foot privacy wall around the property. After a neighborhood meeting in February 2025, the applicant agreed to increase the wall height to eight feet along the north, west, and south property borders.
Council Member Tess Nesser questioned the increased height during the hearing. Leftwich explained that while city code requires only a six-foot wall, the neighbor requested the taller barrier for additional privacy. “The eight-foot wall ideally would mitigate most privacy issues,” he said.
Council Member Darryl Cross praised the developer’s decision. “Kudos to the developer to acquiesce and put in an eight-foot wall versus a six-foot wall. It’s a pricey change, but if it makes the neighborhood happy, so be it. That’s a good thing,” he said.
Public Supports Project with Questions
Only one resident spoke during the public hearing. Donna Carr, an Apache Junction resident, asked why code enforcement had not addressed the property’s zoning mismatch. Leftwich clarified that legal non-conforming properties operating before zoning standards were adopted maintain protected status.
Carr expressed support for the development. “I’m for putting in something like a fourplex or something like that in that area. I think it would go well in that area,” she said.
The applicant held a neighborhood meeting on February 10, 2025, attended by one neighboring property owner and one tenant. Attendees raised concerns about parking availability, screening, and building height.
Developer Adjusts Plans Based on Feedback
Hermelinda Properties responded to neighborhood concerns by making several changes. The company reduced the new building from five units to four units, ensuring compliance with parking requirements and better matching neighborhood density. The original proposal would have required RM-2 zoning allowing 22 dwelling units per acre. The revised plan fits within RM-1 standards of 13 dwelling units per acre.
The developer confirmed that all new construction will be single-story. The project includes 12 parking spaces, meeting city code requirements. Dark sky-compliant lighting and drought-tolerant landscaping will be installed throughout the property.
Council Thanks Applicant for Professional Presentation
Vice Mayor Robert Schroeder commended Hermelinda Properties for sending a representative to the meeting. “I want to make a comment that I appreciate the fact that the applicant sent a representative. They had a presentation for us. They were there willing to answer any questions we had. I truly like to see that when it comes to the applicants for the city,” Schroeder said.
Giselle Ortega presented on behalf of the property owner, outlining the project’s compatibility with surrounding uses and compliance with city standards.
The council approved Ordinance No. 1567 with a unanimous 7-0 vote. The ordinance includes conditions requiring the developer to install the eight-foot screen walls, maintain proper repair of existing buildings, and follow all applicable city codes.
