Ex. 1 P-26-4-PZ Project Narrative

City of Apache Junction — Regular Meeting (2026-06-23)

Extracted text (via pymupdf) 42443 characters

ALBUQUERQUE BOISE DALLAS DENVER LAS VEGAS LOS ANGELES LOS CABOS ORANGE COUNTY
PHOENIX PORTLAND RENO SALT LAKE CITY SAN DIEGO SEATTLE TUCSON WASHINGTON, D.C.

Noel J. Griemsmann AICP
(602) 382-6824
ngriemsmann@swlaw.com

April 15, 2026

Mr. Nicholas Leftwich
Principal Planner
Planning and Zoning Division
City of Apache Junction
300 E Superstition Blvd.
Apache Junction, AZ 85119
Re:
Request to Amend the Conditions of Approval in Resolution 22-33/Ordinance No.
1526 for Property Located at the Southeast Corner of West Virginia Street and
Rennick Drive to Facilitate a Workforce Housing Focused Multifamily Development
Mr. Leftwich:
On behalf of Banyan Residential, LLC (“Banyan”), I am pleased to submit this formal application
requesting (i) the amendment of one (1) Condition of Approval and (ii) the removal of two (2) Conditions
of Approval contained in Resolution No. 22-33, related to the rezoning approved by Ordinance No. 1526,
for the property located at the southeast corner of West Virginia Street and Rennick Drive (Exhibit A),
otherwise known as Pinal County Assessor (“PCA”) Parcel No. 101-131-08D ( herein the “Site”).
A. Site Overview:
According to the PCA, the Site is approximately 7-acres in size and is currently zoned High Density
Multiple-Family Residential (“RM-2”) per the City’s Zoning Map (Exhibit B). The General Plan future
land-use designation of the Site is Downtown Mixed Use (Exhibit C).
The Site is currently undeveloped and vacant. The City’s Zoning Map shows that the properties
north of the Site are zoned Medium Density Single-Family Detached Residential (“RS-20M”) and RM-2
(which is the same as Site). The property to the west is zoned RS-20M, the property to the east is zoned
Manufactured Home Park (“MHP”) and Recreational Vehicle Park (“RVP”), and the property to the south
is zoned Old West Commercial (“B-2”) (Exhibit B).
B. Proposed Development:
Consistent with the current zoning, Banyan proposes to develop the Site with a new multi-family
development, focused on “workforce1” appropriate rental rates. The proposed multifamily development
consists of a total of 146 residential apartment style units at a density of 21.8 du/ac based on the gross Site
area. Five (5) buildings are proposed with a mix of one bedroom, two bedroom, three-bedroom and four-
bedroom units, providing a mix of housing types to meet modern rental market needs. The buildings
themselves will be no greater than two stories at 27 feet in height (well below the 40 feet allowed in the

1 See Section E below for details.
Ex. 1 Project Narrative

Planning and Zoning Division
April 15, 2026
Page 2
zone). The building on the southeast corner of the Site is the primary resident amenity area and includes a
management office, clubhouse, fitness area, pool and spa, cabanas, and barbecue areas. (Exhibit F)
The Proposed Site Plan is more intentional in design and remains consistent with the current
applicable zoning standards. Following is a comparison table showing the development standards
previously approved, those included in the new proposed Site Plan, and those permitted under the current
applicable base zoning:
Development
Standards
Approved Site Plan
Proposed Site Plan
Base Zoning (RM-
2)2
Setbacks (min.)
Front
Side
Rear

20’
10’
20’

20’
10’
20’
No. of Units
124
146
147
Density (max.)
18 DU/AC
21.8 DU/AC
22 DU/AC
Height (max.)
30’ (2 story)
27’ (2 story)
40’ (Up to 4 Stories)
Parking
236
(1.9 Spaces /DU)
248
(1.7 Spaces/DU)
328

For some case background, on September 20, 2022, the City Council approved Ordinance No. 1526
(Exhibit D) & Resolution 22-33 (Exhibit E), approving the rezoning of the Site from General Rural Low
Density Single-Family Detached Residential (“RS-GR”) to RM-2 for the development proposed in case P-
22-29-PZ. The approval of Resolution No. 22-33 was subject to the following ten (10) Conditions of
Approval, with our request noted below each for reference:
1.
The project shall be developed in accordance with the plans approved and
associated with case P-22-29-PZ and all provisions of the Zoning Ordinance and
city codes applicable to this case.
Request to modify Condition 1 to match current project proposal. See Section C of
this Narrative.
2.
Landscape, screening and irrigation improvements, planted within a minimum 10-
foot deep strip inside the net property line along the west and north perimeters of
the property along the street frontages, shall be provided in compliance with the
city's landscape and screening requirements contained in Apache Junction City
Code, Volume II, Land Development Code, Chapter 1, Zoning Ordinance, Article

2 As per City of Apache Junction Zoning Ordinance Section 1-5-2 Table 5-2

Planning and Zoning Division
April 15, 2026
Page 3
1-8, Landscape Regulations. All required trees shall be 24" box and all required
shrubs shall be 5-gallon in size.
No modifications requested.
3.
Street improvements including the installation of pavement, commercial driveway
entrances and the provision of sidewalk, curb, gutter, scuppers as applicable,
streetlights, undergrounding utilities as applicable, fire hydrants, landscaping
shall be required as part of this project, and subject to review and approval by the
City Engineer.
No modifications requested.
4.
The proposed development will not be age-restricted.
No modifications requested.
5.
All common areas and amenity areas within the proposed development and within
the right-of-way immediately adjacent to the development, including perimeter
walls and fences, and interior and exterior common area landscaping, shall be
maintained in good condition at all times by the property owner.
No modifications requested.
6.
All applicable permits shall be applied for and plans shall be designed to current
city codes prior to any lot grading or construction on the lots. Inclusively, all
applicable development fees, including public art fees, shall be paid at the time of
permit issuance. Development fees shall be paid on a per unit basis.
No modifications requested.
7.
The following right-of-way dedications shall be made:
a)
25 feet of right-of-way shall be dedicated on the south side of W. Virginia
Street.
b)
A 20 foot by 20 foot triangular corner cut-off visibility triangle shall be
dedicated as public right-of-way at the intersections of W. Virginia Street
and N. Rennick Drive.
No modifications requested.

Planning and Zoning Division
April 15, 2026
Page 4
8.
Parcels 101-13-1080 and 101-11-0210 shall be combined through the city's lot
combination process.
Since this is completed, we are requesting to delete Condition 8. See Section D of
this narrative.
9.
The south 76' of Parcel No. 101-13-1080, which shall be rezoned to B-2 "Old West
Commercial," shall be split off through a minor land division.
Since this is completed, we are requesting to delete Condition 9. See Section D of
this narrative.
10.
The subject property shall be substantially developed within two (2) years of the
rezoning effective date of Ordinance No. 1526, with a possible one (1) year time
extension at the discretion of the Development Services Director, or the
development plan approval may be subject to reversion by City Council legislative
action pursuant to Apache Junction City Code, Volume II, Land Development
Code, Chapter 1 Zoning Ordinance, Article 1-16 Administration, Section 1-16-6
(H) ( 1) (b) . For the purpose of this rezoning approval, substantial development
shall be evidenced by application for and receipt of valid building permits for
architecture, all necessary on-site and off-site engineering, and site grading.
No modifications requested.
The development proposed with Case No. P-22-29-PZ was approved contingent upon the
abovementioned ten (10) conditions; however, the previous applicant, EcoVista Development LLC, has not
pursued the proposed development, and as a result, the project proposed has not been constructed. Banyan
now seeks to undertake development of the Site and utilize the property in a manner consistent with its
prime location and prior approvals.
C. Amendment Request- Modification of Condition 1:
Banyan has undertaken a re-evaluation of the Site and proposes specific revisions to achieve a more
energy-efficient, cohesive, and livable development pattern. Banyan’s proposed site plan restructures the
previously approved site plan (Exhibit G) to increase usable open space, improve internal vehicular
circulation, and enhance overall Site functionality.
The previously approved Site Plan (Exhibit F) distributed 124 dwelling units across seventeen (17)
separate buildings, resulting in an overly fragmented development pattern across the Site and creating a
perception of increased Site coverage and density. As a result, the project was less attractive from a market
perspective given complexity in construction, increased energy costs due to more exposed wall planes, and

Planning and Zoning Division
April 15, 2026
Page 5
carried a higher risk that units could be difficult to sell or lease, potentially affecting the overall financial
viability of the project and leaving the risk of a prime Site being underutilized or, at worse, end up semi-
vacant.

From a practical standpoint, with good design, the Site only requires a total of five (5) buildings to
accommodate the proposed 146 dwelling units, thereby reducing building dispersion and creating larger,
more contiguous areas of open space. This revised configuration improves pedestrian and vehicular
circulation and establishes a clearer, more organized hierarchy across the Site, making it easier to navigate.
By reducing the number of exposed exterior wall planes, the units are more energy efficient which reduces
costs to future residents. In addition, the updated design utilizes building mass to screen views of surface
parking areas and to better fit the emerging built form of the area.
Beyond the practical, there is the reality that seventeen (17) standalone buildings would increase
the duplication of utility connections, service lines, and maintenance systems, making the project highly
inefficient from a sustainability, maintenance, and cost standpoint. Because of all these reasons, it is
appropriate to request to modify Condition 1, to allow Banyan to develop the Site as per their proposed
plans, and change Condition 1 to the following:
“The project shall be developed in accordance with the amended plans approved and associated
with case P-25-101-PDR and all provisions of the Zoning Ordinance and city codes applicable to
this case.”
D. Removal of Conditions 8 & 9:
Based on our analysis of the Site’s parcel boundaries and review of the PCA GIS maps, the Site
has been combined into a single parcel and no longer consists of two separate parcels as referenced in
Condition 8. Accordingly, Condition 8 has been satisfied and is no longer applicable.
Similarly, Condition 9 required the southern seventy-six (76) feet of Parcel No. 101-13-1080 to be
rezoned to B-2 and separated through a minor land division. This action has also been completed. Therefore,
Banyan respectfully requests the removal of Conditions 8 and 9 from Resolution No. 22-33, as it is no
longer applicable to the Site and its proposed development.
E. LIHTC Program:

The proposed development will utilize the Section 42 LIHTC (Low-Income Housing Tax Credit)
program, which allows for offsetting the cost of market-rate housing for community residents who need it
and qualify.

Banyan obtains and then sells federal tax credits to investors as part of their financing to develop
the project. As a result, Banyan places a fifteen (15)-year restriction on rental rates, ensuring they are

Planning and Zoning Division
April 15, 2026
Page 6
affordable to families with household incomes averaging to 60% of the area median income (AMI). The
LIHTC program is mainly utilized by residents that are seniors, people with disabilities, single parent
households, community service job holders (police officers, teachers, firefighters), and younger individuals
new to the workforce.

Rents are set annually by the Department of Housing and Urban Development (HUD). For
example, the rental rates for this area in 2025 were between $1,262 for a one (1) bedroom and $1,953 for a
four (4) bedroom, inclusive of utilities. Families must qualify to participate in the LIHTC program, which
uses a sliding scale of maximum income based on household size. Note that the maximum income per unit
is calculated at 1.5 persons per bedroom. For example, in 2025, a one (1) person household is limited to a
maximum income of $ 47,160 while a two (2) person household was limited to an income of $ 53,820 or
less. A household of three (3) is limited to $ 60,600, and a household of four (4) is limited to $ 67,320.

Banyan has developed two (2) workforce housing projects in Dallas and Austin. Their experience
in the market-rate and workforce housing space gives them a strong understanding of tenant needs and
enables them to deliver a higher-quality product than most affordable housing developers.

The long-term intent of the LIHTC program is to allow members of the community to save money
for a few years to accumulate enough to move up to home ownership, which is challenging when a
household is paying full market-rate rent. The Project's architecture is consistent with the surrounding area's
design standards, such that from an aesthetics perspective, there will be no distinguishable difference
between the Project and conventional market-rate development.

It's also important to note that Banyan typically retains ownership of their projects for
approximately 10 + years. Banyan operates their projects by hiring a third-party general contractor and
property management team. Using experienced third-party construction and property management teams
with long track records in regulated affordable housing ensures higher build quality, stronger oversight, and
long-term neighborhood stewardship than a newly created in-house operation. This long-term commitment
results in a higher investment both in the initial build quality of the project, but also in the long-term
maintenance which benefits Banyan, the residents, and the City.

F. Zoning Deviation Request:

As a LIHTC project, this development will provide housing exclusively to residents who qualify
under for the program. Typical residents under this program would include seniors, people with disabilities,
and lower income families, households who typically rely less on personal vehicles, have fewer vehicles
per household and utilize public transportation at a higher rate and therefore do not require the same level
of parking as market-rate developments.

Planning and Zoning Division
April 15, 2026
Page 7
Providing parking at the base level required under the zoning ordinance, which is approximately
328 spaces, would result in the Site being overparked by at least 80 spaces, based on Banyan’s experience
operating similar projects. These excessive parking spaces would occupy approximately 23,000 square feet
of land that would otherwise be unused, creating unnecessary heat island and stormwater runoff impacts,
while also adding to the overall financial burden of the project. In addition, the discouragement of additional
cars per household does reduce traffic impacts by reducing trips (for example, a two-person household
carpooling to/from workplaces vs maintaining two separate automobiles). Accordingly, a zoning deviation
is requested to allow a project of this nature to provide fewer parking spaces than required under RM-2
district. Below are the City’s required Findings of Facts along with our responses on how each part is
addressed by the project.

1.
Whether a better design can be achieved by not applying the strict provisions of the zoning
district.

Response: Yes, strict provisions would require Banyan to dedicate 23,000 square feet. of Site area
to parking field, asphalt and necessary providing increased retention, which would go largely
unused and create unnecessary heat island and stormwater runoff impacts. By allowing a zoning
deviation/ parking reduction, the project can implement a more intentional site design and support
the City in achieving its inclusionary housing and environmental stewardship goals.

2.
Whether adherence to the strict provisions of the zoning district is not required in order to
ensure health, safety and welfare of the inhabitants of the development.

Response: The requested parking reduction will not negatively affect the health, safety, or welfare
of the residents. In fact, the zoning deviation will allow Banyan to develop the Site in a way that
better meets the needs of its tenants, by providing more open space and reducing heat impacts from
large parking lots.

3.
Whether adherence to the strict provisions of the zoning district is not required in order to
ensure that property values of adjacent properties will not be reduced.

Response: The proposed parking reduction will not negatively affect the valuation of the adjacent
properties. In fact, the influx of families will likely increase the commercial demand in the area,
thus increasing overall property values by increased economic activity from residents.

Additionally, Banyan’s Proposed Site Plan is designed to provide a minimum of one covered
parking space per unit as a corresponding offset to the requested parking reduction. In summary, the
reduction in parking will “right-size” the parking areas to meet real world requirements of workforce
families (lower car ownership per household), allowing for the Project to be economically viable (reducing
construction and maintenance costs) and will not negatively impact surrounding properties.

Planning and Zoning Division
April 15, 2026
Page 8

We are very excited to bring an opportunity for development of 152 workforce housing apartment
homes to the City of Apache Junction.

We look forward to discussing the project with you at your next available meeting date. In the
interim, please feel free to contact me should you have any questions.
Respectfully submitted,
Snell & Wilmer LLP

Noel J. Griemsmann, AICP
Senior Urban Planner

This application narrative is supported by the following documents:
Exhibit A- Aerial Map
Exhibit B- Zoning Map
Exhibit C- General Plan Land Use Map
Exhibit D- Ordinance No. 1526
Exhibit E- Resolution 22-33
Exhibit F- Proposed Site Plan
Exhibit G- Approved Site Plan

Reduced to 146 units.

Planning and Zoning Division
April 15, 2026
Page 9

Exhibit A
Aerial Map

© 2024 Snell & Wilmer L.L.P. All Rights Reserved.
NOT TO SCALE
Exhibit:
Address:
1 East Washington Street, Suite 2700, Phoenix, AZ 85004
Date:
SITE AERIAL MAP
BANYAN - APACHE JUNCTION APARTMENTS
SEC of W VIRGINIA ST & N RENNICK DR, CITY OF APACHE JUNCTION
PROJECT DESCRIPTION
APN
101-131-08D
SIZE (AC)
6.9
OWNER
PRESTIGE PARTNERS LLC
JURISDICTION
APACHE JUNCTION
SITE

Planning and Zoning Division
April 15, 2026
Page 10

Exhibit B
Zoning Map

© 2024 Snell & Wilmer L.L.P. All Rights Reserved.
NOT TO SCALE
Exhibit:
Address:
1 East Washington Street, Suite 2700, Phoenix, AZ 85004
Date:
SITE
ZONE: RM-2 (High Density
Multiple-Family Residential)
ZONING MAP
BANYAN - APACHE JUNCTION APARTMENTS
SEC of W VIRGINIA ST & N RENNICK DR, CITY OF APACHE JUNCTION
LEGEND

Planning and Zoning Division
April 15, 2026
Page 11

Exhibit C
General Plan

© 2024 Snell & Wilmer L.L.P. All Rights Reserved.
NOT TO SCALE
Exhibit:
Address:
1 East Washington Street, Suite 2700, Phoenix, AZ 85004
Date:
SITE
DESIGNATION:
DOWNTOWN MIXED USE
LAND USE MAP
BANYAN - APACHE JUNCTION APARTMENTS
SEC of W VIRGINIA ST & N RENNICK DR, CITY OF APACHE JUNCTION
LEGEND

Planning and Zoning Division
April 15, 2026
Page 12

Exhibit D
Ordinance No. 1526

Legal Descriptions and Zoning Conditions of Case
No. P-22-29-PZ Authorized under Ordinance No. 1526

A) The mayor and council passed Ordinance No. 1526 presented in
Case P-22-29-PZ on September 20, 2022, which approves the
rezoning of parcels 101-13-1080 and 101-11-0210 from RS-GR
“General Rural Low Density Single-Family Detached Residential”
to RM-2 “High Density Multiple-Family Residential” and B-2
“Old West Commercial.” The portions of the property rezoned
are legally defined as follows:

1. The southern 76’ of Parcel 101-13-1080, which is rezoned
to B-2 “Old West Commercial,” is legally described as:

That portion of the North Half of Section 20, Township 1
North, Range 8 East, of the Gila and Salt River Base and
Meridian, Pinal County, Arizona, described as follows:

Commencing at the North quarter corner of said Section
20;

Thence South 00°03'51" West (Basis of Bearings), along
the North-South mid-section line of said Section 20, a
distance of 1040.00 Feet to the Southeast corner of the
Beaty Subdivision, according to Book 9 of Maps, Page 40;

Thence continuing along said North-South mid-section line
South 00°03'51" West, a distance of 868.53 Feet to a
point, said point being the Point of Beginning;

Thence continuing along said North-South mid-section line
South 00°03'51" West, a distance of 76.00 Feet;

Thence North 89°56'00” West, a distance of 310.25 Feet to
the Easterly Right-Of-Way Line of Rennick Drive,
according to said Beaty Subdivision;

Thence North 00°03'51" East, along said Right-Of-Way
line, a distance of 76.00 Feet;

Thence South 89°56’00” East, a distance of 310.25 Feet to
the Point of Beginning.

2. The remainder of Parcel 101-13-1080 and Parcel 101-11-
0210, which are rezoned to RM-2 “High Density Multiple-
Family Residential,” are legally defined as follows:

Remainder of Parcel 101-13-1080
That portion of the North half of Section 20, Township 1
North, Range 8 East, of the Gila and Salt River Base and
Meridian, Pinal County, Arizona, described as follows:
Commencing at the North quarter corner of said Section 20;
Thence South 00°03'51" West (Basis of Bearings), along the
North-South mid-section line of said Section 20, a distance
of 1040.00 feet to the Southeast corner of the Beaty
Subdivision, according to Book 9 of Maps, page 40, said
point being the Point of Beginning;
Thence continuing along said North-South mid-section line
South 00°03'51" West, a distance of 868.53 Feet;
Thence North 89°56'00” West, a distance of 310.25 Feet to
the Easterly Right-of-Way line of Rennick Drive, according
to said Beaty Subdivision;
Thence North 00°03'51" East, along said Right-of-Way line,
a distance of 869.14 Feet to the Southerly Right-of-Way
line of Virginia Street, according to said Beaty
Subdivision;
Thence South 89°49'14" East, along said Right-of-Way line,
a distance of 310.25 Feet to the Point of Beginning; and
Parcel 101-11-0210
That portion of the North half of Section 20, Township 1
North, Range 8 East, of the Gila and Salt River Base and
Meridian, Pinal County, Arizona, described as follows:
Commencing at the North quarter corner of said Section 20;
Thence South 00°03'51" West (Basis of Bearings), along the
North-South mid-section line of said Section 20, a distance
of 1040.00 feet to the Southeast corner of the Beaty
Subdivision, according to Book 9 of Maps, Page 40, said
Point being the Point of Beginning;
Thence south 89°37’09" East, a distance of 40.00 feet to
the East line of the West 40 feet of the Northeast quarter
of said Section 20;
Thence South 00°03'51" West, along said East line, a
distance of 775.47 feet;

Thence South 89°55’21" West, a distance of 40.00 feet to
the North-South mid-section line said section 20;
Thence north 00°03'51" east, along said mid-section line a
distance of 775.79 feet to the Point of Beginning.
B) The approval is subject to the following zoning conditions:
1. The project shall be developed in accordance with the
plans approved and associated with case P-22-29-PZ and
all provisions of the Zoning Ordinance and city codes
applicable to this case.

2. Landscape, screening and irrigation improvements, planted
within a minimum 10-foot deep strip inside the net
property line along the west and north perimeters of the
property along the street frontages, shall be provided in
compliance with the city’s landscape and screening
requirements contained in Apache Junction City Code,
Volume II, Land Development Code, Chapter 1, Zoning
Ordinance, Article 1-8, Landscape Regulations. All
required trees shall be 24” box and all required shrubs
shall be 5-gallon in size.

3. Street improvements including the installation of
pavement, commercial driveway entrances and the provision
of sidewalk, curb, gutter, scuppers as applicable,
streetlights, undergrounding utilities as applicable,
fire hydrants, landscaping shall be required as part of
this project, and subject to review and approval by the
City Engineer.

4. The proposed development will not be age-restricted.

5. All common areas and amenity areas within the proposed
development and within the right-of-way immediately
adjacent to the development, including perimeter walls
and fences, and interior and exterior common area
landscaping, shall be maintained in good condition at all
times by the property owner.

6. All applicable permits shall be applied for and plans
shall be designed to current city codes prior to any lot
grading or construction on the lots. Inclusively, all
applicable development fees, including public art fees,
shall be paid at the time of permit issuance. Development
fees shall be paid on a per unit basis.

10.
7. The following right-of-way dedications shall be made:

a) 25 feet of right-of-way shall be dedicated on the
south side of W. Virginia Street.
b) A 20 foot by 20 foot triangular corner cut-off
visibility triangle shall be dedicated as public
right-of-way at the intersections of W. Virginia
Street and N. Rennick Drive.

8. Parcels 101-13-1080 and 101-11-0210 shall be combined
through the city’s lot combination process.

9. The south 76’ of Parcel No. 101-13-1080, which shall be
rezoned to B-2 “Old West Commercial,” shall be split off
through a minor land division.

The subject property shall be substantially developed
within two (2) years of the rezoning effective date of
Ordinance No. 1526, with a possible one (1) year time
extension at the discretion of the Development Services
Director, or the development plan approval may be subject
to reversion by City Council legislative action pursuant
to Apache Junction City Code, Volume II, Land Development
Code, Chapter 1 Zoning Ordinance, Article 1-16
Administration, Section 1-16-6(H)(1)(b). For the purpose
of this rezoning approval, substantial development shall
be evidenced by application for and receipt of valid
building permits for architecture, all necessary on-site
and off-site engineering, and site grading.

Planning and Zoning Division
April 15, 2026
Page 13

Exhibit E
Resolution 22-33

Thence South 89 °55'21" West, a distance of 40.00 feet to
the North-South mid-section line said section 20;
Thence north 00 °03'51" east, along said mid-section line a
distance of 775.79 feet to the Point of Beginning.
B) The approval is subject to the following zoning conditions:
1. The project shall be developed in accordance with the
plans approved and associated with case P-22-29-PZ and
all provisions of the Zoning Ordinance and city codes
applicable to this case.
2. Landscape, screening and irrigation improvements, planted
within a minimum 10-foot deep strip inside the net
property line along the west and north perimeters of the
property along the street frontages, shall be provided in
compliance with the city's landscape and screening
requirements contained in Apache Junction City Code,
Volume II, Land Development Code, Chapter 1, Zoning
Ordinance, Article 1-8, Landscape Regulations. All
required trees shall be 24" box and all required shrubs
shall be 5-gallon in size.
3. Street improvements including the installation of
pavement, commercial driveway entrances and the provision
of sidewalk, curb, gutter, scuppers as applicable,
streetlights, undergrounding utilities as applicable,
fire hydrants, landscaping shall be required as part of
this project, and subject to review and approval by the
City Engineer.
4. The proposed development will not be age-restricted.
5. All common areas and amenity areas within the proposed
development and within the right-of-way immediately
adjacent to the development, including perimeter walls
and fences, and interior and exterior common area
landscaping, shall be maintained in good condition at all
times by the property owner.
6. All applicable permits shall be applied for and plans
shall be designed to current city codes prior to any lot
grading or construction on the lots.
Inclusively, all
applicable development fees, including public art fees,
shall be paid at the time of permit issuance. Development
fees shall be paid on a per unit basis.
4

7. The following right-of-way dedications shall be made:
a) 25 feet of right-of-way shall be dedicated on the
south side of W. Virginia Street.
b) A 20 foot by 20 foot triangular corner cut-off
visibility triangle shall be dedicated as public
right-of-way at the intersections of W. Virginia
Street and N. Rennick Drive.
8. Parcels 101-13-1080 and 101-11-0210 shall be combined
through the city's lot combination process.
9. The south 76' of Parcel No. 101-13-1080, which shall be
rezoned to B-2 "Old West Commercial," shall be split off
through a minor land division.
10. The subject property shall be substantially developed
within two (2) years of the rezoning effective date of
Ordinance No. 1526, with a possible one (1) year time
extension at the discretion of the Development Services
Director, or the development plan approval may be subject
to reversion by City Council legislative action pursuant
to Apache Junction City Code, Volume II, Land Development
Code, Chapter 1 Zoning Ordinance, Article 1-16
Administration, Section 1-16-6 (H) ( 1) (b) .
For the purpose
of this rezoning approval, substantial development shall
be evidenced by application for and receipt of valid
building permits for architecture, all necessary on-site
and off-site engineering, and site grading.
5

Planning and Zoning Division
April 15, 2026
Page 14

Exhibit F
Proposed Site Plan

2
BLDG A
1
BLDG B
4
BLDG A
3
BLDG A
LEASING
5
BLDG B
N
DRIVE AISLE WIDTH - MIN 24'-0" - TYP.
26'-0"
DRIVE AISLE WIDTH - MIN 24'-0" - TYP.
26'-0"
DRIVE AISLE WIDTH - MIN 24'-0" - TYP.
26'-0"
DRIVE AISLE WIDTH - MIN 24'-0" - TYP.
26'-0"
69'-0"
69'-0"
69'-0"
DISTANCE FROM PROPERTY LINE
+/- 27'-2"
DISTANCE FROM PROPERTY LINE
+/- 10'-10"
65'-0"
144'-0"
349'-10"
349'-10"
92'-0"
44'-0"
144'-0"
65'-0"
5'-0" MIN. TYP.
5'-6"
ADA PARKING AISLE WIDTH - TYP.
14'-0"
PARKING WIDTH - TYP.
9'-0"
18'-0"
349'-10"
DISTANCE FROM PROPERTY LINE
+/- 38'-9"
COVERED PARKING
LANDSCAPE ISLAND - 5'-0" MIN. TYP.
9'-0"
DRIVE AISLE
18'-6"
15'-0"
DRIVE AISLE
18'-6"
DISTANCE FROM PROPERTY LINE
+/- 46'-10"
DISTANCE FROM PROPERTY LINE
+/- 38'-9"
DISTANCE FROM PROPERTY LINE
+/- 44'-8"
RENNICK DRIVE
VIRGINIA STREET
39
28
20
28
31
BUILDING
ENTRANCE
BUILDING ENTRANCE
BUILDING ENTRANCE
BUILDING ENTRANCE
BUILDING ENTRANCE
BUILDING ENTRANCE
BUILDING
ENTRANCE
BUILDING ENTRANCE
BUILDING
ENTRANCE
BUILDING
ENTRANCE
BUILDING ENTRANCE
4/15/2026 8:42:15 AM
Autodesk Docs://225084_Banyan Apache Junction/225084_ApacheJunction_Apartments_Arch.rvt
PRELIMINARY SITE PLAN | 04/15/26 | KA# 225084
APACHE JUNCTION
A01
APACHE JUNCTION, ARIZONA
STAMP
1/32" = 1'-0"
2 ARCHITECTURAL SITE PLAN - SD

CONTACT INFORMATION
OWNER
BANYAN INTERESTS, LLC
2801 E CAMELBACK RD STE 450
PHOENIX, AZ 85016
240.620.6298
MFRIEDMAN@BANYANRES.COM
PLANNER/ARCHITECT
KEPHART
901 E MADISON STREET
PHOENIX, AZ 85034
480.270.3031
ANDYN@KEPHART.COM
BASE INFORMATION
ZONING SUMMARY:
EXISTING ZONING AND DEVELOPMENT STANDARDS - RM2
DEVELOPMENT SUMMARY:
PROPOSED DENSITY - 146 DWELLING UNITS / 6.7 NET ACRES = 21.8 DU/AC
TOTAL BUILDING SF:
1 BED
44
BUILDING A
42,850 SF
2 BED
48
BUILDING B
16,888 SF
3 BED
48
BUILDING C
3,263 SF
4 BED
12
63,001 GROSS SF
146 TOTAL UNITS
LOT COVERAGE CALCULATIONS:
FIRST FLOOR BUILDING A FOOTPRINT
21,425 SF
FIRST FLOOR BUILDING B FOOTPRINT
8,444 SF
CLUBHOUSE FOOTPRINT

3,263 SF
TOTAL FOOTPRINT(MULTI-FAMILY AND CLUBHOUSE)
~77,759 SF(27%)
LANDSCAPE FOOTPRINT
~92,542 SF(31%)

PAVEMENT FOOTPRINT
~121,323 SF(42%)
USABLE OPEN SPACE
REQUIRED 50%
PROVIDED 59%
LEGAL 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.
PROJECT DESCRIPTION:
FIVE BUILDINGS WITH TWO LEVELS MULTI-FAMILY AND
SURFACE PARKING, DETACHED CLUBHOUSE.
STRUCTURES:
BUILDING ENTRANCES - REFERENCE LEGEND OVERHANGS AND
CANOPIES - REFERENCE ARCHITECTURE ELEVATIONS
BUILDING HEIGHT:
2 STORIES / 27'-5" TO TOP OF PARAPET.
CLUBHOUSE HEIGHT:
18'-1 1/8"
TRAFFIC / PARKING:
146
UNITS = 328 SPACES REQUIRED
MAX ALLOWED
= N/A
SURFACE PARKING PROPOSED (9'X18')
OPEN
238
ACCESSIBLE 10
COVERED
146
TOTAL
248 SPACES
BICYCLE PARKING
32 SPACES REQUIRED
32 SPACES PROVIDED
UTILITIES:
FOR LOCATIONS OF EXISTING AND PROPOSED UTILITIES PLEASE SEE
CIVIL SHEETS UL04 AND UL05.
PRELIMINARY SITE PLAN INFORMATION
APARTMENTS
TOTAL SF

:
59,738 SF
PRELIMINARY CONSTRUCTION TYPE
:
TYPE V-A
PROPOSED SPRINKLERS
:
NFPA 13R
CLUBHOUSE
TOTAL SF

:
3,263 SF
PRELIMINARY CONSTRUCTION TYPE
:
TYPE V-B
PROPOSED SPRINKLERS
:
NS
PRELIMINARY BUILDING INFORMATION
N RENNICK DR
W VIRGINIA ST
W APACHE TRL
N APACHE TRL
N THUNDERBIRD DR
W ROOSEVELT ST
N
PROJECT SITE
4/15/2026 8:42:15 AM
Autodesk Docs://225084_Banyan Apache Junction/225084_ApacheJunction_Apartments_Arch.rvt
SITE DATA | 04/15/26 | KA# 225084
APACHE JUNCTION
A02
APACHE JUNCTION, ARIZONA
STAMP
RESUBMITTAL RESPONSE: IN RESPONSE TO THE LAST COMMENTS RECEIVED WE HAVE REVIEWED
THE BUILDING ELEVATIONS AND HAVE AMENDED/ADDED THE FOLLOWING DESIGN CONSIDERATIONS.
WE HAVE REVISED THE BUILDING DESIGN TO OVERALL MORE CLOSELY RELATE TO THE
TRADITIONAL ARCHITECTURE IN THE SOUTHWEST, ARIZONA SPECIFICALLY, AND APACHE JUNCTION
IN PARTICULAR.
WE BEGAN BY CONDUCTING WHAT WE CALL A SITE STORY CONSISTING OF A STUDY OF APACHE
JUNCTION, ITS HISTORY, AND THE VERNACULAR AND CONTEMPORARY ARCHITECTURE FOUND
THERE. OUR REVISED DESIGN ADAPTS THE TRADITIONAL FORMS OF APACHE JUNCTION (AND
GENERALLY ARIZONA) IN A MODERN WAY, UTILIZING THEM TO CREATE A 21ST CENTURY
ARCHITECTURE.
WE EXPLORED UTILIZING: HOODED WINDOWS, BATTERED WALLS, ARTICULATED PARAPETS,
CELEBRATED OVERFLOW SCUPPERS, HISTORIC AND TRADITIONAL DESERT COLORS AND STUCCO
FINISHES; ALL IN SUPPORT OF A TIMELESS AND ULTIMATELY MODERN SOLUTION UTILIZING AN
ADAPTATION OF VERNACULAR DESERT ARCHITECTURE.
NTS
VICINITY MAP

DN
UP
UNIT D1
UNIT A1
UNIT C1
UNIT C1
UNIT C1
UNIT C1
UNIT A1
UNIT C1
UNIT C1
UNIT A1
UNIT D1
UNIT B1
UNIT B1
UNIT B1
UNIT B1
UNIT B1
UNIT B1
UNIT A1
STO/UTIL STO/UTIL
STO/UTIL STO/UTIL
100'-0"
99'-6"
99'-6"
1/4" / 12"
100'-0"
102'-0"
102'-0"
102'-0"
101'-6"
101'-6"
1/4" / 12"
1" / 12"
A
G
1
2
5
D
B
C
E
F
3
4
UNIT C2
STO/UTIL
17'-8"
17'-8"
17'-8"
8'-0"
7'-0"
6'-0"
11'-8"
11'-8"
11'-8"
UNIT C1
UNIT C1
UNIT A1
UNIT B2
UNIT C1
UNIT A1
UNIT B1
UNIT B1
STO/UTIL STO/UTIL
100'-0"
99'-6"
99'-6"
100'-0"
99'-6"
99'-6"
1/4" / 12"
H
J
N
K
L
M
6
7
8
9
10
17'-8"
6'-0"
11'-8"
4/15/2026 8:42:18 AM
Autodesk Docs://225084_Banyan Apache Junction/225084_ApacheJunction_Apartments_Arch.rvt
FLOOR PLANS | 04/15/26 | KA# 225084
APACHE JUNCTION
A03
APACHE JUNCTION, ARIZONA
1/16" = 1'-0"
2 BUILDING TYPE A - FLOOR PLAN TYP. - SD
1/16" = 1'-0"
1 BUILDING TYPE B - FLOOR PLAN TYP. - SD
STAMP

1R1S
1R1S
L
WH
W/D
DW
REF.
P
1R1S
WH
W/D
1R1S
1R1S
1R1S
L
1R1S
L
1R1S
REF.
DW
P
1R1S
1R1S
P
WH
W/D
1R1S
1R1S
REF.
DW
L
WH
W/D
1R1S
1R1S
L
1R1S
1R1S
1R1S
1R1S
REF.
DW
P
1R1S
1R1S
WH
W
D
1R1S
1R1S
1R1S
1R1S
1R1S
REF.
DW
P
WH
W/D
1R1S
1R1S
1R1S
1R1S
1R1S
1R1S
L
REF.
DW
L
UNIT A1 PLAN
4/15/2026 8:42:19 AM
Autodesk Docs://225084_Banyan Apache Junction/225084_ApacheJunction_Apartments_Arch.rvt
UNIT PLANS | 04/15/26 | KA# 225084
APACHE JUNCTION
A04
APACHE JUNCTION, ARIZONA
UNIT B1 PLAN
UNIT B2 PLAN
UNIT C1 PLAN
UNIT C2 PLAN
UNIT D1 PLAN
STAMP

Planning and Zoning Division
April 15, 2026
Page 15

Exhibit G
Approved Site Plan

UNIT MIX
BUILDING TYPES
1 BED
2BED
3BED
TOTAL
6.1 - (5) 6 UNIT
(2) 10
(4) 20
(0) 0
30
6.2 - (4) 6 UNIT
(3) 12
(2) 8
(1) 4
24
7.A - (1) 7 UNIT
(1) 1
(2) 2
(4) 4
7 (3 ADA UNITS)
9 - (7) 9 UNIT
(4) 28
(4) 28
(1) 7
43
TOTAL UNITS
51 58
15
124
41% 47%
12%
SITE DATA
GROSS SITE AREA :
±300,570 SF (6.90 AC - AFTER LOT SPLIT)
NET SITE AREA :

±291,800 SF (6.70 AC)
CURRENT ZONING :
RS-GR
PROPOSED ZONING :
RM-2
SETBACKS (BSL):
20' FRONT & REAR, 10' SIDE INTERIOR & STREET
BUILDING HEIGHT :
35' ALLOWED IN CURRENT ZONING, 30' PROPOSED
NO. OF STORIES :
2
DWELLING UNITS (DU) : 124
DENSITY :
18 DU/AC (GROSS SITE AREA)
LOT COVERAGE :
50% ALLOWED, ±38% PROPOSED (±110,511 SF)
AMENITIES :
OFFICE, CLUB, POOL, SPA, OUTDOOR KITCHEN
RENNICK DRIVE
ROOSEVELT STREET
SAN MARCOS DRIVE
VIRGINIA STREET
COFFEE
MICRO
ICE
K-3346-4
TOCCATA
SINKS
STAINLESS STEEL
WARM.
DRAWER
MICRO
MAIL
35025
77547
LOADING
3.3
1.1
1.2
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
1.A
(ADA)
1.1
1.2
2.2
1.1
2.1
2.2
1.1
2.1
2 C
1 C
1 C
1 C
1 C
2 C
1 C
1 C
1.1
1.2
2.2
1.1
2.1
1.1
2.2
2.1
2.3
2.4
3.4
3.5
2 C
1 C
1 C
2 C
1 C
1 C
3.3
1.1
1.2
2.2
1.1
2.1
2.2
1.1
2.1
2 C
1 C
1 C
1 C
1 C
2 C
1 C
1 C
2 C
2.A
(ADA)
3.A
(ADA)
2 C
1 C
1 C
2 C
1 C
1 C
2 C
1 C
1 C
1.1
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2 C
BLDG
10
BLDG
12
BLDG
16
BLDG
2
BLDG
3
BLDG
8
BLDG
4
BLDG
14
BLDG
1
BLDG
5
BLDG
17
BLDG
15
BLDG
13
BLDG
9
BLDG
7
BLDG
11
2.1
2.2
BLDG
6
3.3
1.1
1.2
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
1.1
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2.1
2.2
3.3
1.1
1.2
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
1.1
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2.1
2.2
3.3
1.1
1.2
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
1.1
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2.1
2.2
3.3
1.1
1.2
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
1.1
2.2
2.1
2 C
1 C
1 C
3.3
3.3
2 C
1.1
2.2
1.1
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2.1
2.2
1.1
1.2
2.2
1.1
2.1
1.1
2.2
2.1
2 C
1 C
1 C
2 C
1 C
1 C
2 C
1 C
1 C
3.3
3.3
1.1
1.2
2.2
1.1
2.1
2.2
1.1
2.1
2 C
1 C
1 C
1 C
1 C
2 C
1 C
1 C
2 C
3.3
1.1
1.2
2.2
1.1
2.1
2.2
1.1
2.1
2 C
1 C
1 C
1 C
1 C
2 C
1 C
1 C
2 C
GATE
GATE
20'-0"
20'-0"
28'-0"
24'-0"
24'-0"
28'-0"
24'-0"
24'-0"
28'-0"
28'-0"
24'-0"
24'-0"
24'-0"
24'-0"
20'
BSL
20'
BSL
10'
BSL
10'
BSL
76'-0"
SEPARATE PARCEL
AFTER LOT SPLIT
TO ZONING B-2
MONUMENT SIGN
MONUMENT SIGN
6' HIGH W.I.
VIEW FENCE
EXIT GATE
DOG RUN
REFUSE
ENCLOSURE
FIRE TRUCK TURN
RADIUS - TYP.
REFUSE
ENCLOSURE
6' HIGH W.I.
VIEW FENCE
EXIST. CMU FENCE
6' HIGH CMU
FENCE
4000
9274
33020
82414
=ONE RS20M
=ONE RS20M
=ONE RM2
=ONE MHP
=ONE B2
=ONE B2PD
=ONE RS20M
=ONE MHP
148'-0"
100'-3"
100'-3"
120'-3"
120'-3"
SPA
CLUBHOUSE
FITNESS
POOL
6' HIGH CMU
FENCE
U.G. STORM DRAIN
PIPE HEADWALL
U.G. STORM DRAIN
PIPE HEADWALL
100'-3"
24'-0"
24'-0"
REFUSE
ENCLOSURE
FIRE TRUCK TURN
RADIUS - TYP.
FIRE TRUCK TURN
RADIUS - TYP.
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
(DRIVEWAY - NOT A FIRE LANE)
FIRE LANE
FIRE LANE
FIRE LANE
FIRE LANE
FIRE LANE
FIRE LANE
4' FIRE ACCESS
GATE
4' FIRE ACCESS
GATE
4' FIRE ACCESS
GATE
4' FIRE ACCESS
GATE
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
VIEW CORRIDOR
6' HIGH W.I.
VIEW FENCE
4' FIRE ACCESS
GATE
4' FIRE ACCESS
GATE
GATE
2.2
1.1
2.1
2 C
1 C
1 C
3.3
1.2
1.1
2 C
1 C
1 C
PARKING
TOTAL PARKING: 223 SP REQUIRED, 236 SP PROVIDED
STALL SIZE :
90° : 9' x 18' / PARALLEL : 9' x 22'
LOADING ZONE 12'x35' : 1 REQUIRED, 1 PROVIDED
REQUIRED
PROVIDED
1 BEDROOM :
51 X 1.50 77 SP
51 GARAGE
26 ON-SITE
2 BEDROOM :
58 X 2.00 116 SP
86 GARAGE
30 ON-SITE
3 BEDROOM :
15 X 2.00
30 SP 30 GARAGE
223
223
VISITOR SPACES :
13
ASSIGNED PARKING SPACES:
1. THE (26) ON-SITE PARKING SPACES REQUIRED FOR THE ONE BEDROOM UNITS WILL BE MARKED ON
EACH STALL AS RESERVED FOR "TENANT PARKING".
2. THE (30) ON-SITE PARKING SPACES FOR THE 2ND PARKING SPACE FOR THE (30) 2.1 BEDROOM
UNITS WHICH HAVE A ONE CAR GARAGE, WILL BE ASSIGNED TO EACH OF THOSE UNITS BY A UNIT
NUMBER ON THE STALL, AND BE THE CLOSEST PARKING SPACE TO EACH OF THOSE UNITS.
3. VISITOR PARKING SPACES WILL BE BE DISPERSED THROUGHOUT THE SITE AND MARKED "VISITOR".
R O N D E I T R I C K A R C H I T E C T S
r o n d e i t r i c k . c o m 6 0 2 . 5 7 7 . 7 1 7 1
A P A C H E J U N C T I O N , A R I Z O N A
T H E E N C L A 9 E
S E C R E N N I C K D R & V I R G I N I A S T
O N R E N N I C K
SITE PLAN
124 UNITS 69 AC GROSS
DATE : 6/6/22
SCALE : 1" = 40'
0'
20'
40'
80'
T<PICAL UNIT T<PE DESIGNATIONS
UNIT 3.3 (±1,630 sf)
3 BEDROOM UNIT OVER
2 CAR GARAGE
UNIT 1.1 (±760 sf)
1 BEDROOM WITH
1 CAR GARAGE
UNIT 1.2 (±850 sf)
1 BEDROOM UNIT OVER
1 CAR GARAGE
UNIT 2.2 (±1,145 sf)
2 BEDROOM UNIT OVER
2 CAR GARAGE
UNIT 1.1 (±760 sf)
1 BEDROOM WITH
1 CAR GARAGE
UNIT 2.1 (±1,145 sf)
2 BEDROOM UNIT OVER
1 CAR GARAGE
BUILDING MODULE 1
BUILDING MODULE 2