San Tan Valley’s recent vote on Proposition 495 – a measure to incorporate the 100,000-resident community as a new town – may seem like a win for “local control.” In reality, Prop 495’s passage on August 5, 2025 was widely seen as the result of developer-led tactics — including low turnout, special election timing, and coordinated influence from Scottsdale’s Rose Law Group. Critics say the result installs a new, unelected local government that could advance an agenda of treated sewage water injection, unchecked suburban sprawl, and HOA-style rule-making. This exposé follows the money, dissects the playbook, and highlights concerns from residents who fear their community is being reshaped by outside interests.
💰 Follow the Money: Developer Dollars Steer Prop 495
Prop 495 wasn’t born in San Tan Valley’s neighborhoods—it was bankrolled by outside developer interests. Campaign records show Rose Law Group, a powerful Scottsdale-based law firm representing major developers, contributed $5,000 to the Yes on 495 campaign, with signs and media backing to match. Rose Law Group, led by Jordan Rose, has a long track record in Pinal County — handling 90% of zoning cases in recent years and representing some of Arizona’s most aggressive land developers.
Critics say this wasn’t a community push — it was a calculated land play. They argue Rose Law Group’s involvement signals a larger plan: convert San Tan Valley’s rural identity into high-density HOA housing, with effluent injection used to unlock new water credits for sprawling subdivisions. “They want more rooftops, more HOAs, and more profits, while we get stuck with higher taxes and strained water,” one resident told AZFamily.
🗳️ Election Timing Mirrors the Prop 417/469 Playbook
Supporters of Prop 495 ran the election during a low-turnout summer ballot — a tactic familiar to many Pinal County voters. Just over 12,000 ballots were cast, out of a population over 100,000. About 67% voted “Yes,” but opponents point out that the vote came in the middle of August, with no candidates listed, no town charter provided, and no clear plan for who would run the town.
This strategy mirrors the controversial Prop 417 tax initiative that passed in 2017, also using vague promises and a confusing election setup to secure developer goals. That proposition was later ruled unconstitutional, revised, and rebranded as Prop 469 — and still failed once voters better understood what it meant. Critics argue Prop 495 reused that same formula: vague promises + slick signs + low turnout = developer win.
🚰 Effluent Injection: Treated Sewage Water in the Aquifer?
Under HB 2753, a law passed by the Arizona Legislature in 2023, developers can now inject treated sewage water — often called A+ effluent — directly into Arizona aquifers to claim water availability for housing developments. While it’s promoted as a sustainability solution, critics warn that this could mean MRSA, PFAS (forever chemicals), and pharmaceuticals in local water supplies.
According to the CDC, MRSA has been found in treated wastewater samples in the U.S. The EPA also confirms that reclaimed water may carry PFAS, which are linked to cancer and immune disorders, and that pharmaceuticals can persist through the treatment process. While no known case has yet been tied directly to STV’s water system, residents are concerned and say, Let's get it tested.
Supporters of Prop 495 have largely dismissed these risks. Jack Mauller, a vocal backer of incorporation, even compared effluent reuse to NASA's water recycling system — a comparison critics say dangerously oversimplifies the risks.
🧑💼 Who’s Really Running the Show?
Now that Prop 495 has passed, a seven-member town council will be appointed by the Pinal County Board of Supervisors — not elected by the people. These appointees will serve until 2026. Many residents fear this leaves the door open for developer-aligned insiders to shape the town’s direction.
Among those rumored to be in contention:
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Jack Mauller – A former mayor from Buena Park, California, Mauller has resurfaced in San Tan Valley politics as a vocal supporter of incorporation. Critics say his past political ambitions and current advocacy suggest he may be angling for the mayor’s role.
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Tyler Hudgins – Chairman of the STV Inc. committee and frontman of the Yes campaign, Hudgins is widely seen as seeking a leadership role in the new town. Residents have expressed concern about his ties to Rose Law Group and developer interests.
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Adrien Litton – Credited with helping draw STV’s incorporation boundary map, Litton has also been associated with strict HOA-style governance ideals.
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Other STV Inc. members, including Deborah Grett, Steve Walb, Diane Combes, and Bucky Davis, may also be considered for appointment.
None of these individuals have yet been officially appointed, but the lack of transparency in the process and their prior involvement raises questions. Critics say the board should not reward those who designed and pushed Prop 495 with unelected power.
📈 Who Gains, Who Pays
The biggest winners in Prop 495’s passage are developers. By incorporating San Tan Valley, developers gain a local government that can fast-track zoning, allow higher-density builds, approve effluent water deals, and reduce oversight from the county.
Residents, on the other hand, may see:
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A new sales tax, which most Arizona towns have
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Rising service fees and possible property tax proposals
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Continued use of Rural Metro for fire services, costing many families over $1,000 per year
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Greater code enforcement and HOA-style rules
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And water that may include effluent under HB 2753 policies
One voter told AZFamily: “I’m worried about taxes going up and losing our rural way of life.”
🧠 What You Can Do
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Leave a 1-star Google review for Rose Law Group to express your opposition to lobbyist influence in local politics.
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Call your Pinal County Supervisor and tell them: “We don’t want Tyler, and we don’t want Jack. If you appoint them, we won’t vote for you in 2028.”
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Organize and vote in 2026 when the town holds its first election. Replace any appointees who don’t represent the community.
The bottom line? Prop 495 passed, but the fight for San Tan Valley’s future isn’t over. Residents still have power — through organizing, voting, and public pressure. Whether you call it a takeover or just a backdoor deal, one thing is clear: Scottsdale’s fingerprints are all over this, and STV residents are pushing back.