P-26-4-PZ Traffic Statement (8-12-26)

To:   
Max Friedman  
 
Banyan Residential 
 
From: 
Shelly Sorensen, PE, PTOE 
Job Number:     25.5917 
Project Number:  P-25-101-PDR 
 
RE:   
Banyan Apartments 
Traffic Impact Statement 
Date:         August 12, 2026 
 
INTRODUCTION 
Lōkahi, LLC (Lōkahi) has prepared a 
Traffic Impact Statement for the 
proposed Banyan Apartments 
development, located on the 
southeast corner of Virginia Street 
and Rennick Drive in Apache 
Junction, Arizona. See Figure 1 for 
the vicinity map. 
 
The proposed development 
consists of a two and three-story 
apartment complex with 146 
dwelling units. See Attachment A 
and Figure 2 for the site plan.  
 
The objective of this Traffic 
Impact Statement is to analyze 
the proposed development’s traffic related impacts on the adjacent roadway network. 
Figure 1 - Vicinity Map
08/12/26

2 
 
Banyan Residential 
Banyan Apartments 
EXISTING CONDITIONS 
The approximately 6.9-acre site is located on Pinal County Assessor Parcel Number (APN) 101-
13-108D. The Apache Junction Zoning Districts App reports that the site is zoned for High 
Density Multiple-Family Residential (RM-2). The site is currently undeveloped. It is bordered by 
Virginia Street to the north, a mechanic to the south, an RV and mobile home park to the east, 
and Rennick Drive to the west. See Attachment B for detailed parcel information. 
 
Rennick Drive is a north-south unmarked roadway that provides one (1) through lane in each 
direction of travel in the vicinity of the proposed development. According to the City of Apache 
Junction General Plan 2020, Rennick Drive is classified as a local street within the study area. 
There is a posted speed limit of 25 miles per hour (mph). 
 
Virginia Street is an east-west unmarked roadway that provides one (1) through lane in each 
direction of travel in the vicinity of the proposed development. According to the City of Apache 
Junction General Plan 2020, Virginia Street is classified as a local street within the study area. 
There is a posted speed limit of 25 mph. 
 
San Marcos Drive is a north-south unmarked roadway that provides one (1) through lane in 
each direction of travel in the vicinity of the proposed development. San Marcos Drive exists for 
an approximate 1,000-foot segment between Superstition Boulevard at its northern terminus 
and Virginia Street at its southern terminus. Approximately 1,000 feet south of Superstition 
Boulevard, San Marcos Drive shifts 90 degrees clockwise and becomes Virginia Street. There is 
an unposted speed limit of 25 mph. 
 
Apache Trail is located one-tenth (0.1) of a mile south of the proposed development, generally 
runs east-west and provides three (3) lanes in each direction of travel with a raised, landscaped 
median. According to the City of Apache Junction General Plan 2020, Apache Trail is a ‘6 Lanes 
Plus Turn Lanes – Major Arterial’. According to the Arizona Department of Transportation 
(ADOT) Transportation Data Management System, there is a 2024 annual average daily traffic 
(AADT) volume of 18,992 vehicles per day (vpd) along Apache Trail, just south of Rennick Drive.  
There is a posted speed limit of 40 mph.

3 
 
Banyan Residential 
Banyan Apartments 
PROPOSED DEVELOPMENT 
The proposed Banyan 
Apartments development 
consists of a two and three-
story apartment complex 
with 146 dwelling units. 
 
The proposed development 
will be accessible via two 
(2) proposed access points, 
one (1) proposed full access 
driveway along Rennick 
Drive, will serve as the main 
access point for the site, is 
approximately 730 feet north 
of Apache Trail (centerline to 
centerline). The second proposed full access point is located on the north site of the site at the 
intersection of Virginia Street and San Marcos Drive. This will serve as an emergency access for 
the site. 
 
TRIP GENERATION 
The trip generation for the proposed Banyan Apartments development was calculated utilizing 
the Institute of Transportation Engineers (ITE) publication entitled Trip Generation Manual, 12th 
Edition. The ITE rates are based on studies that measured the trip generation characteristics for 
various types of land uses. The rates are expressed in terms of trips per unit of land use type. 
This publication is considered to be the standard for the transportation engineering profession. 
 
ITE Land Use Code 220 – Multifamily Housing (Low-Rise) was used to calculate the trip 
generation for the proposed Banyan Apartments development: 
 
ITE Land Use 220 – Multifamily Housing (Low-Rise)   
“Low-rise multifamily housing is a residential building with two or three floors (levels) of 
residences. – Trip Generation Manual, 12th Edition 
 
See Table 1 for trip generation calculations below.  
 
 
 
 
 
Figure 2 – Site Plan

4 
 
Banyan Residential 
Banyan Apartments 
Table 1 – Trip Generation – Banyan Apartments 
 
 
 
The proposed Banyan Apartments development is anticipated to generate 942 weekday trips, 
with 64 trips occurring during the AM peak hour and 77 trips occurring during the PM peak 
hour. 
 
See Attachment C for detailed trip generation calculations. 
 
RIGHT TURN LANE ANALYSIS 
Turn lanes or auxiliary lanes, allow vehicles exiting a roadway to slow to a reduced speed to 
execute a turn without impeding the main flow of traffic. The following sections apply the turn 
lane requirements found in the City of Apache Junction Engineering Design Guidelines and 
Policies to determine if turn lanes are required at any of the proposed driveways. 
 
Section 10-3-6 (C) states the following regarding right turn lanes:  
 
“right-turn lanes shall be provided on major arterial streets at all street intersections, and 
at driveways where warranted”. 
 
Per the City of Apache Junction, Rennick Drive and Virginia Street are classified as local streets, 
not major arterial streets. Therefore, no right turn lanes are required on Rennick Drive or Virgina 
Street per Section 10-3-6 (C). Additionally, a turn lane would not be necessary due to both the 
low volumes on the existing roadways and the low volumes proposed by the development. 
 
SUMMARY 
The proposed Banyan Apartments development is located at the southeast corner of Virginia 
Street and Rennick Drive in Apache Junction, Arizona. 
 
The proposed Banyan Apartments development consists of a two and three-story apartment 
complex with 146 dwelling units. 
 
Access 
The proposed site will be accessible via one (1) full access driveway along Rennick Drive, 
approximately 730 feet north of Apache Trail (centerline to centerline). A secondary access 
driveway along Virginia Street is provided for emergency purposes only.

5 
 
Banyan Residential 
Banyan Apartments 
Trip Generation 
The proposed development is anticipated to generate 942 weekday trips, with 64 trips 
occurring during the AM peak hour and 77 trips occurring during the PM peak hour. 
 
Roadway Capacity 
The Maricopa Association of Governments (MAG) Transportation Data Management System 
indicated a 2025 AADT of 22,959 vpd along Apache Trail, between Ironwood Drive and SR 88 
Highway. Conservatively assuming general traffic flow will be utilizing Apache Trail to gain 
access to and from the site. The 942 daily trips generated by the proposed development would 
represent an approximate 4.1% increase in average weekday traffic along Apache Trail. 
 
Turn Lane Warrant 
The proposed primary access point is located along Rennick Drive, which is a local street. 
According to the City of Apache Junction Engineering Design Guidelines and Policies a turn lane 
would not be required for the proposed driveway and is therefore not recommended. 
 
In conclusion, the additional traffic generated by the proposed development is anticipated to 
result in minimal traffic-related impacts on the existing roadway network and the surrounding 
area.

A  
                   
 
 
 
 
 
Banyan Residential 
Banyan Apartments 
ATTACHMENT A – PROPOSED SITE PLAN

B  
                   
 
 
 
 
 
Banyan Residential 
Banyan Apartments 
ATTACHMENT B –PINAL COUNTY ASSESSOR

A S S E S S O R
PA R C E L S E A R C H
PARCEL DETAILS
Comparable properties
Tax Information
Parcel Map Viewer
Tax Year Chart
Property Address Location
Share this parcel
Print Details
PROPERTY INFORMATION
PARCEL NUMBER
101-13-108D
S/T/R
20/01N/08E
PROPERTY DESCRIPTION
THAT PORTION OF THE NORTH HALF OF SECTION 20, TOWNSHIP 01 NORTH, RANGE 08 EAST, PINAL COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 20, THENCE SOUTH 1040.00 FEET TO THE POINT OF BEGINNING, THENCE EAST
40.00 FEET, THENCE SOUTH 775.47 FEET, THENCE WEST 40.00 FEET, THENCE SOUTH 92.74 FEET, THENCE WEST 310.25 FEET, THENCE NORTH 869.14
FEET, THENCE EAST 310.25 FEET TO THE POINT OF BEGINNING. 300,581 SQUARE FEET, 6.90 ACRES.
SUBDIVISION
N/A
UNIT
N/A
BLOCK
N/A
LOT
N/A
PHASE
N/A
CABINET
N/A
SLIDE
N/A
OWNER INFORMATION
PRIMARY OWNER
PRESTIGE PARTNERS LLC
NAME 2
N/A
IN C/O
N/A
TAX BILL MAILING ADDRESS
3100 W RAY RD STE 101 CHANDLER, AZ 85226
PROPERTY ADDRESS(LOCATION)
PARCEL ALERT LIST
NEW SEARCH

NO
DATE OF RECORDING
09/22/2023
SALE AMOUNT
Not Given
DOCUMENT(S)
2023-070576
VALUATION INFORMATION
Previous year valuations are subject to change as prescribed in the Arizona Revised Statutes. All changes in value may not be reflected in this data.
For updated/correct figures, please refer to the Treasurer's Office website.
Tax Year: 2027
TAX AREA CODE:
4308
USE CODE:
0004
PARCEL SIZE
6.90
SIZE INDICATOR
Acres
FULL CASH VALUE
$2,254,358.00
LIMITED VALUE(LVP)
$1,376,781.00
ASSESSED FCV
$338,154.00
ASSESSED LPV
$206,517.15
LAND LEGAL CLASS
02RL-Vacant Land / Non-Profit Imp
IMPR. LEGAL CLASS
-
IMPROVEMENTS
IMP
ITEM
CONST YEAR
GRND FLR PERIM
STORIES
TOTAL SQ. FT.
0
 
0
0
0
0
ATTACHED PERSONAL PROPERTY
No Personal Property Listed
EXEMPTIONS

DISCLAIMER
THE DATA PRESENTED ON THIS WEBSITE IS DEEMED RELIABLE BUT NOT GUARANTEED. THIS INFORMATION SHOULD BE USED FOR INFORMATIONAL
USE ONLY AND DOES NOT CONSTITUTE A LEGAL DOCUMENT FOR THE DESCRIPTION OF THESE PROPERTIES. THE PINAL COUNTY ASSESSOR'S OFFICE
DISCLAIMS ANY RESPONSIBILITY OR LIABILITY FOR ANY DIRECT OR INDIRECT DAMAGES RESULTING FROM THE USE OF THIS DATA.
WIDOW
No
WIDOWER
No
SENIOR FREEZE
No

C  
                   
 
 
 
 
 
Banyan Residential 
Banyan Apartments 
ATTACHMENT C –TRIP GENERATION

Banyan - Apache Junction Apartments
Trip Generation Calculations (12th Edition)
(One to Three Levels) (Not Close to Rail Transit)
Rate
% In
% Out
Rate
% In
% Out
Rate
% In
% Out
Total
In
Out
Total
In
Out
Total
In
Out
220
146
Dwelling 
Units
6.21
50%
50%
0.41
24%
76%
0.52
62%
38%
907
454
453
60
14
46
76
47
29
Average
220
146
Dwelling 
Units
2.46
50%
50%
0.13
24%
76%
0.08
62%
38%
359
180
179
19
5
14
12
7
5
Minimum
220
146
Dwelling 
Units
12.50
50%
50%
0.73
24%
76%
1.04
62%
38%
1,825
913
912
107
26
81
152
94
58
Maximum
Equation
% In
% Out
Equation
% In
% Out
Equation
% In
% Out
Total
In
Out
Total
In
Out
Total
In
Out
220
146
Dwelling 
Units
T=5.63(X)+120.45
50%
50%
T=0.35(X)+12.93
24%
76%
T=0.48(X)+7.35
62%
38%
942
471
471
64
15
49
77
48
29
Equation
Land Use
ITE 
Code
Qty
Unit
Weekday
AM Peak Hour
PM Peak Hour
Weekday
AM Peak Hour
PM Peak Hour
Multifamily Housing (Low-Rise)
Multifamily Housing (Low-Rise)
Multifamily Housing (Low-Rise)
Land Use
ITE 
Code
Qty
Unit
Weekday
AM Peak Hour
PM Peak Hour
Weekday
AM Peak Hour
PM Peak Hour
Multifamily Housing (Low-Rise)
Multifamily Housing (Low-Rise)
Standard Deviation
1.87
0.10
0.13
Number of Studies
28
51
61
Average Size
208
219
215
R2
0.70
0.81
0.83