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CITY OF EL MIRAGE
DEVELOPMENT APPLICATION FORM
5
Revised: September 2019
PURPOSE
Development Applications are reviewed by the Technical Advisory Committee (TAC) with the intent to provide the
applicant specific information in preparation to meeting the City’s technical standards and requirements for the
proposed development project. Information provided by TAC is based on applicant submittals and should be considered
actual and detailed in nature.
ACTION REQUESTED (Check one)
___ Conditional Use Permit
___ Site Plan Approval
___ General Plan Amendment: ___ Major ___ Minor
___ Site Plan Amendment
___ Planned Area Development (PAD)
___ Preliminary Plat
___ Planned Area Development Amendment
___ Final Plat
___ Rezoning
___ Other: _________________________________
PROPERTY INFORMATION:
Name of Project: _______________________________________________________________ Acreage: __________
Property Address/Location:
Assessor’s Parcel Number:
APPLICANT / OWNER INFORMATION:
Applicant:
____________________________________
Owner:
____________________________________
Address:
____________________________________
Address:
____________________________________
City/ST/Zip:
____________________________________
City/ST/Zip:
____________________________________
Phone:
____________________________________
Phone:
____________________________________
Email:
____________________________________
Email:
____________________________________
Signature:
____________________________________
Signature:
____________________________________
(Agreement to act as agent for owner)
(Authorization for agent to act for owner)
___ Application Form
___ Comprehensive Site Plan
___ Deed and/or Title Report
___ Drainage Report
___ A.L.T.A. Survey
___ Phase I Environment Site Assessment
___ Preliminary Landscape Plans
___ Filing Fee (see Fee Schedule starting on page 9)
Official Use
Case No: _______________Date Received: _______________Planning & Zoning Commission Meeting: ______________City Council Meeting: ______________
X
8686 North El Mirage Road
Southwest Concrete Storage Facility
051-46-830 and 051-46-831A
1.66 Acres
The Phoenix - New York Company
213 East Georgia Ave
Phoenix, Arizona 85012
602-315-1249
pnyco@earthlink.net
__________________
__________________
s agent for owne
w
r)
pnyco@earthlink.
Southwest Concrete and Paving
12313 West Alice Ave
cnutall@swcp.us
El Mirage, Arizona 85335
623-516-0013
X
X
X
NA
X
X
X
X
213 East Georgia Ave., Phoenix, Arizona 85012 Tel: 602-315-1249 Email: pnyco@earthlink.net
The
Phoenix - New York
Company
October 5, 2020
Re:
Project Narrative Southwest Concrete Equipment Yard
8686 North El Mirage Road
This project consists of the development of the two lots at the southwest corner of El Mirage Road and West Alice
Ave. A.P.N. numbers 501-46-831A and 501-46-830, an area of 72,538 square feet (1.66 acres) for use as an
equipment yard for Southwest Concrete which has an existing facility adjacent to this project at 12312 West Alice
Ave. It is the expectation that the two lots shall be combined into one large lot and the existing twelve foot water
utility easement be removed at the west side of the property and that runs diagonally across the two lots.
This equipment yard will be used for the storage of Southwest Concretes’ various construction equipment and
vehicles and will be improved in accordance with the City of El Mirage development standards for this type of
occupancy. There will be approximately ten (10) pickup trucks and two (2) tractor trailer trucks parked on the site
in addition to other stored materials.
The yard will be paved with a dustproof surface to mitigate airborne particulates caused by the movement of the
vehicles and equipment around the property. A six-foot high masonry screen wall will be constructed on the north,
south and west property lines to screen activities within the property from view from the public right of ways and
the adjacent property to the south. This screen wall shall be constructed to match the character of the existing
masonry screen wall located at the Southwest Concrete facility.
Security lighting shall be provided on the site which will comply with the City of El Mirage standards for exterior
lighting. This lighting will be powered from an electrical service to be provided to the site from the utility
transformers located at the north west corner of the site.
Right-of-way landscaping and public sidewalks will be provided per the City of El Mirage Development standards.
There will be no on-site landscaping within the screen walled area of the property itself due to the use of the site.
Irrigation water shall be supplied from one of three existing water meters on El Mirage Road located approximately
1100 feet south of the intersection of El Mirage and Alice Ave.
There will be a manual access gate with Knox Box located on the north end of the property that will allow direct
access to West Alice Ave. This access will reduce the on-site driving and therefore ambient noise and particulates.
This gate shall be located as far to the west as allowable to the proximity to the existing APS underground electrical
vault located at the north west corner of the site.
The existing screen wall along the west property line of the Southwest Concrete facility will be partially removed
to provide open access from the existing facility to the new equipment yard.
The proposed site will be graded to provide proper drainage in accordance with the City of El Mirage Engineering
Department standards. The site shall retain its own flow of storm water and only take overflow discharge from the
existing retention basin at the south end of the existing Southwest Concrete site.
SOUTHWEST CONCRETE AND PAVING
July 19, 2020
8686 NORTH EL MIRAGE ROAD, EL MIRAGE ARIZONA
THE PHOENIX - NEW YORK COMPANY
01
A
Maricopa County GIO, Maricopa County
O
7/19/2020 6:51:18 PM
Map
PHOTO 1
PROPOSED
EQUIPMENT
YARD
EXISTING
SOUTHWEST
CONCRETE AND
PAVING
FACILITY
PHOTO 2
PHOTO 5
PHOTO 3
PHOTO 4
PHOTO 6
PHOTO 7
PHOTO 8
SOUTHWEST CONCRETE AND PAVING
July 19, 2020
8686 NORTH EL MIRAGE ROAD, EL MIRAGE ARIZONA
THE PHOENIX - NEW YORK COMPANY
02
A
PHOTO 2:
EXISTING ELECTRICAL TRANSFORMERS
PHOTO 1:
EXISTING SOUTHWEST CONCRETE GATE AND
MASONRY WALL
THIS PROJECT TO COPY COLOR SCHEME AND
MATERIALS
PHOTO 3:
VIEW OF THE SITE LOOKING SOUTH FROM WEST
ALICE AVE.
PHOTO 4:
VIEW OF CORNER OF NORTH EL MIRAGE ROAD
AND WEST ALICE AVE FROM THE NORTH
SOUTHWEST CONCRETE AND PAVING
July 19, 2020
8686 NORTH EL MIRAGE ROAD, EL MIRAGE ARIZONA
THE PHOENIX - NEW YORK COMPANY
03
A
PHOTO 6:
VIEW OF SITE TO THE SOUTHWEST ALONG EL MIRAGE
ROAD
PHOTO 5:
CORNER OF NORTH EL MIRAGE ROAD AND WEST
ALICE AVE LOOKING WEST
PHOTO 7:
VIEW OF THE SITE LOOKING NORTH WEST ALONG
EL MIRAGE ROAD
PHOTO 8:
VIEW OF OF THE SOUTH END OF THE SITE AND
THE ADJOINING PROPERTY FROM EL MIRAGE
ROAD
10000 N. 31st Avenue, Suite C254
Phoenix, Arizona 85051
P. 602-997-2005
F. 602-997-4006
www.DDE-engr.com
July 13, 2020
City of El Mirage
Engineering Department
10000 N. El Mirage Road
El Mirage, Arizona 85335
RE: Drainage Statement for Southwest Concrete – 8646 & 8686 N. El Mirage Rd; El Mirage, AZ
This statement addresses city requirements to provide a drainage statement with the Pre-Application
submittal. A separate Preliminary Drainage Report will be submitted with the Development
Application submittal. A Final Drainage Report will be submitted with Construction Plans
(building permit phase). The preliminary and final reports will document proposed onsite drainage
design, retention calculations, analyzing any offsite drainage impacts to the site, and confirming no
adverse impacts to neighboring properties from the proposed development. The preliminary report
will provide analysis at a conceptual level, while the final report will provide a more complete and
detailed level of analysis.
The site will be designed to comply with city drainage requirements. The site will provide storm
drain facilities as necessary to ensure improvements, structures, and properties within the
development and neighboring properties will be protected from adverse storm water impacts due to
the proposed development. The site will provide stormwater retention of onsite runoff for the 100-
year 1-hour storm (2.4 inches). Basins will be designed with 4H:1V slopes. Underground retention
pipes may be used if there is not enough landscape area at the low end of the site for landscape
retention basins. Retention pipes and basins will be designed to drain within 36-hours via drywells.
There are no proposed buildings. If the site is affected by offsite storm water runoff, such runoff
will be routed safely thru the site while matching historic storm water entrance and exit locations on
the site.
The developer owns the project site as well as the property directly west of the site (2313 W. Alice
Avenue). The property west of the site has been previously developed. The developer intends to
remove retention on the south side of the west property to allow for more flat open area storage
space. The old retention basin volume will be relocated on the new undeveloped site.
1921 S. Alma School Rd, Ste 204 \ Mesa, AZ 85210
480.696.1701
info@y2keng.com
July 17, 2020
Bruce Spiegel
Phoenix – New York Company
Phone: (602) 315-1249
Email: pnyco@earthlink.net
Subject: Traffic Impact Statement – Southwest Paving Company Expansion Site, El Mirage, AZ
Southwest Corner of Alice Avenue and El Mirage Road
Dear Mr. Spiegel,
Y2K Engineering, LLC (Y2K) has been retained to prepare a Traffic Impact Statement (TIS) for the proposed
expansion of the Southwest Paving Company facility located on the southwest corner of Alice Avenue and
El Mirage Road in El Mirage, Arizona. The expansion of the existing Southwest Paving Company site will
consist of equipment storage; no additional buildings are planned to be constructed on site. The expansion
is anticipated to generate a nominal increase in site traffic. According to the El Mirage Traffic Impact Study
Manual, a Traffic Impact Statement is required (in lieu of a full Traffic Impact Study) for sites that generate
fewer than 100 peak hour trips. Access to the site is proposed through one new driveway on Alice Avenue
along the north side of the site. A vicinity map is shown in Figure 1 and an aerial of the site is shown in
Figure 2.
EXISTING ROADWAY NETWORK
El Mirage Road is a north-south major arterial with three lanes in each direction. A raised median exists
south of Alice Avenue, and a two-way left-turn lane is present north of Alice Avenue. Curb, gutter, and bike
lanes exist on El Mirage Road; however, sidewalk and roadway lighting are not present. The posted speed
limit on El Mirage Road is 50 mph.
Alice Avenue is a two-lane, east-west, local roadway that provides access to commercial and industrial
developments. Curb and gutter exist on Alice Avenue immediately adjacent to the proposed site, but are
not present west of the existing Southwest Paving site. Roadway lighting is present along the south curb of
Avenue. Sidewalk is present along the existing Southwest Paving and EPCOR sites, but otherwise does not
exist on Alice Avenue. Alice Avenue is approximately ½-mile long, spanning west from El Mirage Road.
The intersection of El Mirage Road and Alice Avenue is a three-legged, minor-street stop-controlled
intersection with a STOP sign on the eastbound approach. The northbound approach provides one
dedicated left-turn lane, and three through lanes. The southbound provides one shared through/right-turn
lane and two through lanes. The eastbound approach provides one shared left/right-turn lane.
An aerial of the surrounding roadway network and existing traffic control is shown in Figure 3.
Southwest Paving Company – El Mirage, Arizona
July 2020
Page | 2
Figure 1: Project Vicinity Map
Figure 2: Proposed Site and Access
Southwest Paving Company – El Mirage, Arizona
July 2020
Page | 3
Figure 3: Existing Roadway Network
PROPOSED DEVELOPMENT
SITE LOCATION, LAND USE, AND ACCESS
The Southwest Paving Company site expansion is located on the southwest corner of El Mirage Road and
Alice Avenue in El Mirage, Arizona. Th expansion will occur directly east of the existing Southwest Paving
Company site. Light industrial and commercial developments exist north and south of the site. The
proposed storage facility will be accessed by one driveway on Alice Avenue, approximately 100 feet from
the curb line of El Mirage Road. Secondary access will be provided internally from the existing Southwest
Paving property. The site plan is provided in Attachment A.
TRIP GENERATION
Trip generation for new developments is typically estimated using the Institute of Transportation Engineers
(ITE) Trip Generation Manual, 10th Edition. This resource contains data collected by various transportation
professionals for a wide range of different land uses. Due to the unique nature of the site, data is not
available in the ITE Trip Generation Manual for this particular use.
The trip generation for the site was estimated based on the information provided by the Client. The site
will be used for equipment storage only, and no new structures are planned for the property. The Client
confirmed that no additional trucking activity or new employees are anticipated with this change. The traffic
generated by the expanded equipment storage site are nominal. For analysis purposes, a conservative
Southwest Paving Company – El Mirage, Arizona
July 2020
Page | 4
estimate of 10 new trips during the peak hours was assumed. The estimated trips associated with the
Southwest Paving Company storage facility expansion are summarized in Table 1.
Table 1: Trip Generation
DESCRIPTION OF LAND USE
VEHICLE GENERATED TRIPS
AM Peak Hour
PM Peak Hour
ID
Land Use
Enter
Exit
Total
Enter
Exit
Total
1
Equipment Storage Site
5
5
10
5
5
10
"New" Trips Added to Street System
5
5
10
5
5
10
As summarized in Table 1, the equipment storage facility expansion is anticipated to generate 10 trips
during the AM peak hour and 10 trips during the PM peak hour.
SITE TRAFFIC ADDED TO THE SYSTEM
The traffic associated with the storage facility expansion are shown in Figure 3. The estimated peak hour
volumes are based on the trip generation and traffic assignment based on access to nearby highways.
Figure 3: Peak Hour Site Traffic Volumes
Southwest Paving Company – El Mirage, Arizona
July 2020
Page | 5
DRIVEWAY ACCESS REVIEW
A new site driveway is proposed to directly transport materials to the storage site without impact to existing
operation on the main property. The site access driveway is proposed on Alice Avenue, approximately 100
feet west from El Mirage Road. The driveway will be 80 feet east of the existing Southwest Paving driveway
on the south side of Alice Avenue, and 40 feet west of the existing EPCOR driveway on the north side of
Alice Avenue.
The City of El Mirage has published guidance driveway spacing from intersecting roadways. Per Section
154.104 of the El Mirage City Code of Ordinances, driveways on local streets should be spaced 150 feet
from major arterials.
Table 2: City of El Mirage Driveway Distance from Intersections
City of El Mirage Code of Ordinances, Section 154.104
Due to the limited street frontage on the parcel and the existing utilities on site, it is not feasible to position
the driveway 150 feet west of El Mirage Road. The driveway is proposed just east of the existing
transformers, leaving a distance of 100 feet from the existing curb line on El Mirage to the site driveway.
This distance is anticipated to provide enough storage for a large semi-trailer to queue prior to turning into
the site.
REVIEW OF HISTORICAL CRASH DATA
Three years of crash data (2016-2018) were obtained from ADOT’s Safety Data Mart database within the
study limits. The study area included Alice Avenue and El Mirage Road within the vicinity of the site. Over
the three-year analysis period, two crashes were reported. The crashes are described below and are shown
in Figure 4.
•
July 1, 2016 at 7:42 AM – Intersection of El Mirage Road and Alice Avenue
This angle crash involved two southbound vehicles, one making a U-turn and one continuing
south through the intersection. The crash resulted in property damage only (no injuries).
•
February 7, 2018 at 2:56 PM – El Mirage Road north of Alice Avenue, near EPCOR driveway
This rear end crash involved four southbound vehicles and resulted in possible injury.
During the three-year period, there were no serious injury crashes and no crashes involving vehicles turning
on/from Alice Avenue. Based on the data reviewed, there is not a significant crash history within the study
area.
Southwest Paving Company – El Mirage, Arizona
July 2020
Page | 6
Figure 4: Locations of Crashes
CONCLUSIONS
The traffic generated from the site will be minimal, as it will be used for equipment storage only.
No buildings are planned for construction, and no additional employees or additional trucking
activity are anticipated. As a conservative estimate, the proposed equipment storage site is
anticipated to generate 10 trips during the AM peak hour and 10 trips during the PM peak hour.
One new driveway is proposed on Alice Avenue to serve the site, located approximately 100 feet
west of El Mirage Road.
The past three years of crash data (2016-2018) were reviewed to identify any crash trends near
the site. Two crashes occurred at or near the intersection of El Mirage Road and Alice Avenue, but
no crashes were related to vehicles turning onto or from Alice Avenue.
The Southwest Paving Company expansion for equipment storage is anticipated to have a minimal
impact on the surrounding roadway network. Aside from the proposed driveway, no other traffic-
related improvements are recommended.
We appreciate the opportunity to prepare this study. Should you have any questions, please feel free to
contact me by email at mbeckley@y2keng.com or by phone at (480) 696-1780.
Sincerely,
Michelle Beckley, PE
Project Engineer
Southwest Paving Company – El Mirage, Arizona
July 2020
ATTACHMENT A:
SITE PLAN
213 East Georgia Ave., Phoenix, Arizona 85012 Tel: 602-315-1249 Email: pnyco@earthlink.net
The
Phoenix - New York
Company
July 20, 2020
Re:
Preliminary Water and Sewer Statement Southwest Concrete Equipment Yard
8686 North El Mirage Road
This project consists of the development of the two lots at the southwest corner of El Mirage Road and
West Alice Ave. A.P.N. numbers 501-46-831A and 501-46-830 the site will have an area of 72,538
square feet or 1.66 acres, for use as an equipment yard for Southwest Concrete which has an existing
facility adjacent to this project at 12313 West Alice Ave.
There will be no structures developed on the site at this time and no on-site landscaping due to the
character of the site and its use. Therefore, there will be no sewage or wastewater produced at the site.
There will be water use on the property for right-of-way landscaping along the north and east property
lines and some hose bibs for use in the maintenance of equipment. This irrigation system be provided
per the City of El Mirage Development Standards.
The supply for this water use shall be either from an expanding the existing system of the Southwest
Concrete site or providing a new water service and meter from the main on Alice Ave.
As the landscape materials shall be desert low water varieties, we do not estimate that the water usage
will be excessive.
2
1
REVISIONS:
3
PROJECT NO.:
DATE:
SCALE:
OF
SHEET:
C2
1"=20'
8/28/20
2003
PRELIMINARY
GRADING
AND
DRAINAGE
PLAN
2
3
Development
Engineering,
Desert
LLC
C I V I L
E N G I N E E R I N G
S E R V I C E S
10000 N. 31st Avenue
P. 602-997-2005
Suite C254
Phoenix, Arizona 85051
F. 602-997-4006
www.DDE-engr.com
GRAPHIC SCALE
SOUTHWEST CONCRETE AND PAVING
EQUIPMENT YARD
8686 N. EL MIRAGE ROAD, EL MIRAGE, AZ
KEY NOTES - ONSITE
KEY NOTES - OFFSITE
GENERAL NOTES
MATCH LINE SHEET 3
2
1
REVISIONS:
3
PROJECT NO.:
DATE:
SCALE:
OF
SHEET:
C3
1"=20'
8/28/20
2003
PRELIMINARY
GRADING
AND
DRAINAGE
PLAN
3
3
Development
Engineering,
Desert
LLC
C I V I L
E N G I N E E R I N G
S E R V I C E S
10000 N. 31st Avenue
P. 602-997-2005
Suite C254
Phoenix, Arizona 85051
F. 602-997-4006
www.DDE-engr.com
GRAPHIC SCALE
SOUTHWEST CONCRETE AND PAVING
EQUIPMENT YARD
8686 N. EL MIRAGE ROAD, EL MIRAGE, AZ
NO CONSTRUCTION ON THIS SHEET
MATCH LINE SHEET 2
FOR REFERENCE ONLY