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City of PLANNING AND ZONING EL MIRAGE Community Development Department ‘Acizona 10000 N. El Mirage Road, El Mirage, Arizona 85335 GRAND HERITAGE, BRIGHT FUTURE! 623-876-2996; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov MEMORANDUM TO: David Bohn BFH Group FROM: Jose A. Macias, Planner/GIS Community Development Department, Planning & Zoning RE: PZ19-10-16 FIG Dysart & Greenway CUP DATE: December 3, 2019 Mr. Bohn, Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the Conditional Use Permit Zoning Application for the proposed Multi- Family Use in an Urban Corridor Zone. BUILDING & SAFETY 1. City of El Mirage has adopted and currently enforcing the 2012 International Codes (IBC, IFC, IMC, IPC, ADA/Accessibility, 2011 NEC) with amendments. 2. All buildings are to be fire suppressed and contain notification devices in accordance to NFPA 72. 3. Where the floor level is located more than 30 feet above the lowest fire department vehicle access, standpipes are required, per 905 of the IBC. 4, Fire lane width shall be a minimum 26’ when buildings are over 30 feet in height. 5. Section 905 of the IBC, standpipes are required when the floor levels exceed 30 feet above the lowest level of the fire department access. 6. Floodplain will have to be addressed. 7. Provide location of all garages and/carports. 8. Fire lane west of garages has a dead end with a turnaround. The turnaround is to be a compliance with Appendix D, Section D103 of the IFC. 9. Fire lanes are to have a minimum inside turning radius of 19’'6" and an outside turning radius of 45’. 10. Provide the distance from the fire lanes to the most remote areas of the exterior walls of the proposed apartments. 11.Gates, Hydrants, fire riser rooms (or approval from the Fire Department), fire department connections, knox-boxes, etc. will need to be addressed. 12.Pool and buildings will have to comply with the accessibility guidelines. 13.Setbacks shall be noted with fire separation distances between buildings, garages and canopies. 14.Sections of the IBC to be mindful of in your design with the noted setbacks: Table 503, 506.3, Table 602, 705.5 and Table 705.8 of the IBC. The setbacks, type of construction, the window openings, and the type of sprinkler system, firewalls and the allowable square footage will need to be addressed in the construction documents. 15.The permit fees are based on the square footage of the building, type of construction and use group. An itemized construction valuation of the materials and labor maybe submitted for review in lieu of the calculated cost. Electrical, Plumbing and Mechanical fees are calculated at 15% of the building permit fee. A certificate of occupancy is $200.00/building. Deferred submittals are $250 each. Fees for separate permits are based on the submittal. Additional fees may be required, or the calculated fees revised, based on the resubmittal. 16.Plan review fees are based on 65% of the building (type of construction, use group), plumbing, electrical, and mechanical permit fees. The plan review fees are based on what was submitted and could change with re- submittals. Plan review fees cover two reviews. Additional plan reviews are calculated at the rate of $100.00/hour. ENGINEERING 17.See attached comments. ECONOMIC DEVELOPMENT 18.Economic Development supports this project. This parcel was identified as not commercial viable by two land-use consultants and has been listed in Co-Star for over seven years with no commercial retail interest. Traffic counts are too low, proximity to Bell Road, mid-block, no visibility from Grand, low density, and below average wage are factors going against retail development at this site. The Mirage Oasis is next to this parcel and has never been fully leased because of the these conditions. This new development could increase the attractiveness of two commercial parcels near Walgreens by increasing density. FIRE DEPARTMENT 19.The proposed residential development may potentially impact emergency services by adding additional response call volume. The increased call volume may result in slower emergency response times to other areas of the City. The Fire Marshal has already identified some specific areas of concern that will need to be addressed including: a. Fire suppression requirements. 2 b. Access from Greenway Road for emergency vehicles. c. Knox boxes for emergency access. d. Electronic gate systems with emergency access. 20.The development will need to meet all International Fire Code (IFC) requirements which include items listed above by the Fire Marshal, as well as other areas that will be discussed as the project moves forward. PLANNING & ZONING 21.Conditional Use Requirements: a. The right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. b. All of the special conditions shall constitute restrictions running with the land and shall be binding upon the owner of the land, his or her successors or assigns. c. All conditions specifically stated under any conditional use listed in this chapter shall apply and be adhered to by the owner of the land, his or her successors or assigns. d. All of the special conditions shall be consented to in writing by the applicant. e. The proposed industrial recycling services shall not generate noise, vibrations, and odors that many become a nuisance to the general public. f. No expiration date of the Conditional Use Permit is being proposed by staff; however failure to meet and maintain these stipulations will result in revoking the Conditional Use Permit. 22.Per Zoning Code §155.004; any land, vacant or improved, which is divided or proposed to be divided into four or more lots, parcels, sites, units, plots, or interests is considered a Subdivision and will require Preliminary Plat and Final Plat approval. 23. Show location of any monument signs on site plan. A separate permit required for signage. 24, Parking lot shall be screened by a Screening Wall with a minimum height of 36 inches and landscaping. Landscaping 25. Plant Schedule; Swan Hall Tree are not existing. Provide quantity. 26.The Number of trees add up to 168 trees, 84 need to be in a 24” box. (50%) 27.Please provide the box size for the Texas Mountain Laurel trees. (we don't measure by caliper size. 28. The number of trees along Greenway Road street front does not meeting the following requirement: Along public street frontages, minimum 15- | gallon sized trees shall be planted at a ratio of one tree per 30 feet of frontage. A minimum of 50% of the required trees shall be 24-inch box size. Miscellaneous Notes: 29.The proposed development site is located within the Luke Air Force Base Graduated Density Concept Area. City staff will forward a copy of the Development Application the LAFB for review and will provide the applicant a copy of their comment letter. (See attached LAFB letter) 30.A Final Plat with any utility and/or access easements or dedication of land will be submitted for City review and approval prior to obtaining a Certificate of Occupancy. Additional fees will apply. 31.Certificate of Occupancy is required for final approval of project. Building Safety, Engineering, Fire Dept., Finance and Planning and Zoning inspections and approval required. (additional fees apply) POLICE DEPARTMENT 32.The new development that is being proposed is a high density housing development. It appears there are 15 buildings with 4 units per building. This development would add approx. 150 citizens within this proposed development, which will increase our call levels accordingly. With these types of developments comes an increase in crime and traffic. Greenway Road and Dysart Road are two arterial roads that are used by commuters throughout the day. Just to the south of this development is Surprise Elementary. The traffic associated with the school brings delays, so this proposed development will only add to those delays as well as gaining access to the school and the development. The access road that runs to the south of this proposed development is a private road, so regulating this traffic could be difficult. PUBLIC WORKS 33.For all potential projects, the Public Works Department will require the applicant to provide a detailed water and sewer report. This information will be evaluated to ensure the City has the current capacities to accommodate the projects water demand and sewer discharge in addition to maintaining regulatory compliance. City of Engineering EL MIRAGE Community Development Department Arizona 10000 N El Mirage Road, El Mirage 85335 GRAND HERITAGE, BRIGHT FUTURE! 623-972-8116; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov MEMORANDUM TO: Jose Macias, GIS/Development Services Coordinator FROM: Bryce Christo, Assistant City Engineer SUBJECT: — FIG Development Application Site Plan Review No. | DATE: 11-26-19 Below are the Engineering Department’s comments for the above referenced submittal provided in November 2019. Application 1. The Application shall be signed by the property owner or the owner shall provide a letter of support. Project Narrative 2. Section 4 states that “no significant improvements along Greenway Road are anticipated at this time”. Streetlights will be required. Site Plan 3. The Site Plan shall include the following: Topographic contours at a minimum interval of two feet; Adjacent streets and street rights-of-way; Utilities and utility rights-of-way or easements; Surface water holding ponds and drainage ditches surface water drainage arrows; Fences and walls; Exterior signs; g. Exterior lighting 4. Provide an aerial photo of subject site and surrounding areas. 5. Provide color photographs of subject site and surrounding improvements and show photo reference numbers on the context plan 6. A portion of the property lies within a floodplain area and a Floodplain Use Permit will be required prior to construction. Show the height above mean sea level of the lowest floors. 7. Review and approval from Dysart Unified School District will be required prior to Construction Permit Approval. a. Streetlights and sidewalks are recommended along the School Access Road. b. Show the distance from the nearest face of curb on Greenway Road to the nearest face of curb of the proposed northeast driveway. c. Show locations of gates along the School Access Road. 8. The dead end located at the west end of the project shall adhere to COEM Detail EM- 114. menaegse 9. The proposed driveways shall adhere to MAG or City details. See COEM Detail EM- 259. 10. According to the Final Plat for Mirage Oasis, there is a Vehicular Non Access Easement (VNAE) along a majority of the FIG frontage of the Private Street. Show this VNAE. It appears the two driveways are within this easement. 11. Any substandard curb, sidewalk or pavement along the Greenway Road frontage shall be removed and replaced by the developer. 12. No part of any manhole shall be located closer than the depth of cover or 6 feet, whichever is greater, from any wall, fence, structure, retention basin, etc. 13. The sanitary sewer within Greenway Road belongs to the City of Surprise. 14. The on-site water main shall be looped (i.e. connected to two separate water lines) 15. Update the Water and Sewer Reports based on the latest Site Plan. 16. Replace existing scupper on Greenway Road with one per MAG Detail 206. 17. Streetlights will be required every 200 feet along Greenway Road. 18. A 20’ right of way chamfer is required at the intersection of Greenway and the School Access Road per COEM Std. Det. EM-161. 19. Parking Areas a. Parking spaces shall adhere to City Code Section 154.105. b. Verify that the turning radii shown in the drive aisles are 19.5’ for inside radius and 45° for outside radius. c. There appears to only be 398 total parking spaces. 405 spaces require 7 standard ADA spaces (13’x18”) plus 2 van accessible spaces (16’x18’) for a total of 9. d. Additional parking is required for the clubhouse and any employees. 20. Will the two existing parcels be consolidated into one? 21. A Final Plat will be required prior to Certificate of Occupancies to show any proposed right of way dedications, easements, etc., if necessary. Landscape Plans 22. Trees shall not be planted within any Public Utility Easement (PUE). Trees shall not be planted within 5 feet of any City sidewalk or curb. Exterior Elevations 23. Show a description of the exterior materials to be used. ALTA Survey 24. The “Flood Note” calls out Zone X (unshaded) but the proposed site is shaded. Zone AH is also referenced in the note but is not present on site. 25. There are easements shown on the Final Plat for Mirage Oasis that are not included on this survey. Phase I Environmental Site Assessment 26. A Phase I ESA shall be provided. Drainage Report 27. A Final Drainage Report will be required with the Construction Drawings. 28. Several portions of the report are referencing another project. See Sections 1.0, 14.0 and 15.0. 29. The wrong FIRM Map is called out in Section 4.0. 30. Call out the size of the proposed underground retention pipe that will be used. 31. Include Table 6.3 of the County Manual in the Appendix. 2 32. 33. 34, 35. 36. ad: 4:1 basin slopes are acceptable unless they are adjacent to public right of ways or where there is pedestrian type of access to the basin whereas they slope shall be flattened to 6:1. Finished floors shall be set 14” above the ultimate site outfall and 12” above the 100 year storm. A SWPPP shall be submitted with the Construction Drawings. The Offsite Basin can only accept half of the flow generated by the Offsite Tributary Area. Will this excess volume pond within Greenway Road or overflow the basin and drain to Basin Al and A2? Update the basin volumes shown in the Drywell Calculations to match those on Figure 3. Revise the volumes required and provided for the Offsite Area. Update the volume required for Area A if Basin O is overflowing to Basins Al and A2. Traffic Statement 38. 39. A Traffic Impact Study is required when a proposed subdivision abuts an existing or proposed arterial street or for any proposed development that is anticipated to generate more than 100 or more trips per day. The Traffic Study shall adhere to the requirements of a Category I Study per the City’s Traffic Impact Study Criteria document. The majority of the intersection of Greenway Road and the proposed entrance is within the City of Surprise and will require a review from that jurisdiction. Miscellaneous 40. 41. 42. 43. 44. 45, A Geotechnical Report will be required to provide on-site pavement sections and percolation rates. Verify the pavement sections can handle 75,000 Ibs. A Stormwater Pollution Prevention Plan (SWPPP) will be required per the City’s SWPPP Guidelines document. Due to the location of the adjacent Flood Zone “AE”, a Floodplain Use Permit or similar permit may be required. Contact the Flood Control District of Maricopa County to determine what, if anything, may be needed. A Haul Permit will be required if 500 cubic yards or more of material will be brought into or out of the site. This will require a separate application, an exhibit showing the haul route and insurance from the company performing the haul. The fee is $300. A Dust Control Permit from the County and NOI from ADEQ will be required prior to the City’s construction permit approval. An Approval to Construct (ATC) will be required from the Maricopa County Environmental Services Department (MCESD) for the sewer and water extensions prior to the City’s construction permit approval. The above comments are meant to be general in nature and are not considered to be all inclusive. Additional comments will arise during the formal permit submittal.