A rezoning and new planned development overlay for a 146-unit, two-story Banyan Apartments complex using the Section 42 low-income housing tax credit program is to be discussed during the June 23 meeting of the Apache Junction Planning and Zoning Commission.
The commission meets at 7 p.m. Tuesday, June 23, in the council chambers, 300 E. Superstition Blvd.
Banyan Residential LLC, represented by Noel Griemsmann of Snell & Wilmer LLP, is requesting a planned development rezoning from high density multiple-family residential to high density multiple-family residential by planned development with a new planned development overlay to authorize an amendment to development plans previously approved. The property is at the southeast corner of West Virginia Street and Rennick Drive.
The case was scheduled to be heard at the commission’s April 28 meeting but was continued to May 26 at the applicant’s request, Deputy Director Sidney Urias said, according to the meeting’s minutes.
Snell & Wilmer LLP requested to continue the May 26 commission hearing to June 23. The applicant noted that they have requested this time to implement design changes to the proposed development plan to address parking ratio concerns noted by staff, it states in a memo to the commission from Principal Planner Nicholas Leftwich.
If held June 23, the Apache Junction City Council would hold a public hearing at the 7 p.m. Tuesday, July 21, meeting in the council chambers, 300 E. Superstition Blvd.
A previously approved site plan distributed 124 units across 17 buildings. Five buildings are proposed with a mix of one-, two-, three- and four-bedroom units, providing a mix of housing to meet rental market needs. The buildings themselves will be no greater than two stories at 27 feet in height — below the 40 feet allowed in the zone, Griemsmann wrote in a project narrative.
The development would focus on workforce housing, he said.
“Consistent with the current zoning, Banyan proposes to develop the site with a new multifamily development, focused on ‘workforce’ appropriate rental rates,” it states. “The proposed development will utilize the Section 42 low-income housing tax credit program, which allows for offsetting the cost of market-rate housing for community residents who need it and qualify.”
Rents are set annually by the Department of Housing and Urban Development. For example, the rental rates for this area in 2025 were between $1,262 for a one bedroom and $1,953 for a four bedroom, inclusive of utilities, it states.
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-person household is limited to a maximum income of $47,160 while a two-person household was limited to an income of $53,820 or less. A household of three is limited to $60,600 and a household of four is limited to $67,320,” Griemsmann wrote. “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.”
The primary duties of the planning and zoning commission include community contact regarding items including a zoning change request, to an application from a developer for a shopping center development or housing project. Also included are conditional use permits with the final decision being handled at the planning and zoning commission level, according to the city’s website.
Richard H. Dyer can be reached at rdyer@iniusa.org, or on X @rhdyer. Please submit comments at yourvalley.net/letters or email them to AzOpinions@iniusa.org. We are committed to publishing a wide variety of reader opinions, as long as they meet our Civility Guidelines, https://www.yourvalley.net/civility-checklist/.
Meet Richard Richard Dyer has worked at Independent Newsmedia Inc. USA since 1987, starting his career in Apache Junction as a copy editor and being promoted over the years to work as the editor of the Mesa Independent, news services editor for the East Valley office in Apache Junction, managing editor for the East Valley office, news services editor for the East Valley office and eventually also for the newspapers at INI’s then-Chandler office, managing editor again and as a news editor covering Apache Junction/Gold Canyon and Queen Creek. He helped start the Florence Independent while the news editor covering Apache Junction and Mesa news. In January 2023, he became associate managing editor for the East Valley newspapers and in August 2023 became managing editor for the East Valley newspapers of Chandler/Tempe, Gilbert, Queen Creek, Florence, Mesa and Apache Junction/Gold Canyon, while also reporting on Mesa and Apache Junction/Gold Canyon.
Community: Since 2009, he has worked as a volunteer to design The Blue Guitar Magazine, Blue Guitar Jr. magazine and Unstrung magazine, which are projects of The Arizona Consortium for the Arts; and since 2014, has been overseeing the art submissions.
Education: University of Arizona with a master of arts in journalism and a bachelor of science in agricultural communication. Also continuing education at Mesa Community College in welding in a metal art sculpture class.
Random fact: Saw his first tornado on May 31, 2010, which was classified as an EF-2, as part of a stormchasing tour group.
Hobbies: He is an artist of welded-steel sculptures, selling his artwork at juried and non-juried art shows.
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