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PLANNING AND ZONING Community Development Department 10000 N. El Mirage Road, El Mirage, Arizona 85335 623-876-2996; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov Development Application Meeting Comments TO: Jack Gilmore, FROM: Jose A. Macias, Planner/GIS Community Development Department, Planning & Zoning RE: Development Application PZ21-01-02 Phoenix Motor Homes DATE: April 15, 2021 Mr. Gilmore Please see the comments from El Mirage Technical Advisory Committee (TAC) for the proposed Phoenix Motorhome Site Plan for Storage yard, office, and rental use. BUILDING & SAFETY 1. No comments. ENGINEERING 2. See attached memorandum. ECONOMIC DEVELOPMENT 3. Economic Development supports Phoenix Motor Homes. Motor Home purchases generate City sales taxes supporting our General Fund. The location is ideally suited and will bring customers to an area looking for development. FIRE DEPARTMENT 4. No comment. PLANNING & ZONING Site Plan: 5. Names and addresses of adjacent property owners. 6. Proposed Use: Will RV Storage be offered? Please confirm. Landscape Plan: 7. Trees along R.O.W. shall maintain seven-foot canopy height. 8. Unless otherwise specified herein, all required trees shall be a minimum of 15 gallons in size and at least 50% of those trees must be 24-inch box or larger size. All 15 gallon trees must be a minimum of eight feet in height, four feet in spread, and one and one-quarter inches trunk caliper at the ground level. All 24-inch box and larger trees shall be a minimum of ten feet in height, four feet in spread and two and a half inches trunk caliper at the ground level. 9. Not able to see where the decomposed granite is going to be applied. Please revise to show area to be covered with decomposed granite. 2 Miscellaneous. 10. Color Elevations of all four sides are shall be submitted for the staff report for the public hearings. This may delay the project is not received in a timely matter. POLICE DEPARTMENT 1. No comments from the police department. PUBLIC WORKS 2. No comment. Engineering Community Development Department 10000 N El Mirage Road, El Mirage 85335 623-972-8116; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov MEMORANDUM TO: Jose Macias, Planner/GIS FROM: Bryce Christo, P.E., Assistant City Engineer SUBJECT: Phoenix Motor Homes – Development Application Review DATE: 04-14-21 Below are the Engineering Division’s comments for the above referenced submittal prepared in March 2021. These items will have to be addressed prior to the Planning and Zoning Meeting. 1. None The below items will have to be addressed during the Construction Plan Submittal. ALTA Survey 1. All easements shown on the ALTA shall be shown on the Civil Plans. This includes the 15’x20’ easement at the northwest corner and the entire 10’ waterline easement. 2. Any easements to be abandoned shall be done via Plat or separate instrument. The City will require documentation that shows all properties that have an interest in these easements have signed off on the abandonment. 3. The Drainage Easement that contains the existing basin can be abandoned as the basin will now become the responsibility of the property owner. The existing drywell registration must be transferred to the property owner. Site Plan/Civil Plans 4. The Development Standards Table on the Site Plan does not match the one provided in the Narrative. Please revise. 5. Include the following items, as applicable: a. Topographic contours at a minimum interval of two feet b. Utilities and utility rights-of-way or easements c. Surface water holding ponds and drainage ditches with surface water drainage arrows d. Exterior lighting 6. The proposed driveway entrance shall be per MAG or City details. The maximum width of the driveway shall be 40 feet. Show the dimension of the width and call out the type of driveway on the plans. 7. A stop sign is recommended at the driveway. 8. A minimum of one parking space shall be a van accessible ADA space and be signed and striped accordingly. Show dimensions for the width of the ADA space and access aisle. 2 9. Show how traffic will flow on site. There is a dead end created on site near the emergency access gate. 10. Provide dimensions for the drive aisles through the parking lot. Is there enough room between the parking spaces and the proposed trash enclosure? 11. How will the milled asphalt parking spaces be striped? 12. Confirm with the Building Official and/or Fire Department how the emergency access drive shall be designed. 13. Remove and replace the existing sidewalk along both Butler Drive and El Mirage Road with a 6-foot attached sidewalk (this was mistakenly referred to as a 5-foot sidewalk in the Pre Application comments) and an 8-foot detached (preferred to meander) sidewalk, respectively. 14. Show high water level, bottom elevations, volume required and volume provided for any existing or proposed retention basin. Show the basin overflow and the ultimate outfall elevation of the site. 15. Side slopes adjacent to the public right to way or areas where pedestrian access is permitted shall be 6:1 or flatter. There shall be at least two feet of level ground between any wall or vertical obstruction and the top of any side slope grading. 16. Basin(s) shall be a minimum of 20 feet away from the septic system, a minimum of 4 feet away from all structures and not located within building setbacks, easements, or fire lanes. 17. All finished floor elevations must be a minimum of 14 inches above the low outfall of the parcel and one foot above the 100-year base flood elevation. 18. Relocate the existing monument sign out of the Public Utility Easement. 19. All water mains and services within the site will be considered private. Any hydrants within the project site will be private and painted red per City Detail EM-360. All hydrants require markers per MAG Detail 122. 20. There shall be a separate water service for domestic, irrigation and fire. The domestic and irrigation services require their own meter and all services require backflow preventers. The minimum domestic and irrigation service size shall be 1-inch. The minimum fire service size shall be 6-inches. 21. Depending on the location and orientation of the existing utility equipment near the northwest corner of the parcel, additional easement area may be required on site. 22. Provide a 1-foot Vehicular Non-Access Easement (VNAE) along El Mirage Road. The VNAE shall be written so as to only allow emergency vehicles. 23. An 8-foot Public Utility Easement (PUE) along the Butler Drive frontage and the chamfer shall be dedicated to the City. No trees shall be planted within the PUE. Any proposed fencing shall be behind the PUE. 24. The site will be responsible for the installation of two fire hydrants and markers. One at the intersection of Butler Drive & El Mirage Road and one just west of the proposed driveway. 25. The service station will require a grease interceptor for the proper handling of liquid wastes containing grease or oil. See Section 6-3 of the City’s Design and Development Standards Manual (DDSM). 26. The Narrative mentioned that septic plans will be submitted for the septic design. These plans will be reviewed and approved by MCESD. The City only needs a copy of the County approval prior to Certificate of Occupancy. 27. The site will be responsible for two streetlights. One at the Butler/El Mirage intersection, facing Butler Drive, and one 300 feet south of the intersection. A streetlight is also recommended at the proposed driveway on Butler Drive. Streetlights and poles shall be 3 8040.S6CL631 and 1944.38 on Butler Drive and 8040.SHCL544 and 1944.38 on El Mirage Road. 28. Plans shall include applicable City Notes. Call out MAG, City, etc. details to be used. Use the DDSM as a guide for the final design. Landscaping Plans 29. The Narrative references landscaping along the publicly accessible parking areas but the Landscaping Plans do not show any proposed plantings in this location. 30. Add the City’s General Information Notes, General Notes and Landscaping & Irrigation Notes to the plans. 31. No trees shall be placed within 5 feet of any public sidewalk or curb. 32. All non-paved areas, including within the City’s right of way shall receive decomposed granite. 33. Add a note to the plans that the maintenance for all landscaping and irrigation shown on the plans will be the responsibility of the property owner. Final Drainage Report 34. Provide calculations for the basin(s). The calculations will have to adhere to the latest City requirements. The proposed basin will have to be sized for the entire parcel and the adjacent half right of ways of Butler Drive and El Mirage Road. The drainage in El Mirage Road will not have to be routed into the site. 35. The FIRM MAP has recently been updated to 0413C1690M dated September 18, 2020. 36. The Drainage Statement references Zone A which does not appear to be present on the site. Final Water Report 37. Provide calculations for the water use of this site per the City’s Water System Design Criteria. Final Sewer Report 38. A copy of the County’s septic approval shall be provided to the City prior to Certificate of Occupancy. Traffic Impact Statement (TIS) 39. A Traffic Impact Study will not be required for this site but the Traffic Impact Statement still needs to be revised and submitted with the following revisions: a. The table provided is labeled “Peak Hour” trips but the last sentence refers to “Average Daily Trips”. Please clarify. b. The TIS states that “…guest usage averages 5-6 customers per day…” and then later states “intermittent traffic by guest customers and vendors can add another 6 trips per day”. 5 to 6 customers is equivalent to 10 to 12 trips. Verify that the TIS is differentiating between customers and trips. Phase I Environmental Site Assessment 40. Phase I ESAs shall be prepared within a year of the submittal date. The ESA provided is from 2012. An updated ESA will be required. 41. Page 5 states that “the current and past use of the subject site has the potential to have a negative environmental impact to the site”. Is this accurate? 4 Miscellaneous 42. A Geotechnical Report will be required to provide on-site pavement sections and percolation rates. Verify the proposed pavement sections can handle 75,000 lbs. 43. A Stormwater Pollution Prevention Plan (SWPPP) will be required per the City’s SWPPP Guidelines document. A Notice of Intent (NOI) from ADEQ will be required prior to the City’s construction permit approval. 44. 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. 45. A Dust Control Permit from the County will be required prior to the City’s construction permit approval. 46. Any cutting of the pavement in Butler Drive or El Mirage Road will require Pavement Cut Fees per the most current Fee Schedule. 47. A Plat or similar instrument shall be approved by the City and recorded prior to Certificate of Occupancy. 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.