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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 MEMORANDUM TO: Kelly McKone, 1784 Capital Holdings LLC FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PZ21-07-22 El Mirage & Cactus RV Storage DATE: October 20, 2021 Mrs. McKone, Please see the comments from El Mirage Technical Advisory Committee (TAC) for the Development Application for the project mention above. BUILDING & SAFETY 1. No comment. ECONOMIC DEVELOPMENT 2. No comment. ENGINEERING 3. See attached memorandum. FIRE DEPARTMENT 4. The additional fire hydrants that were discussed during the teams meeting are shown on the plan. 5. What type of security gates will they have? I will be requiring fire department Knox boxes, and emitter to automatically open electric gates. PLANNING & ZONING 6. Narrative: The narrative does not mention the mini storage added to the site plan and project and the number of RV spaces needs to be revised. 7. Narrative: States the canopies to be 18 feet tall, elevations plans show 15 feet tall canopies. 8. Site Plan: Will there be a second refuse container on the southern portion of the site? 9. Site Plan: The lot coverage is not provided. (All areas under roof) 10. Landscaping Plan (LP-2): Landscaping along the property is not required. (see image below) 2 11. Conditional Use permit: the applicant shall consent to the following stipulations in writing by adding them to the site plan. 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 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 Zoning Code Chapter 154 shall apply and be adhered to by the owner of the land, his or her successors or assigns. d. All the special conditions shall be consented to in writing by the applicant. e. The proposed use and site plan shall not generate noise, vibrations, and odors that may 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. 12. Misc. Comments: Sign and wall permit shall require a separate building permit. POLICE DEPARTMENT 13. No comment. PUBLIC WORKS 14. No comment. Engineering Development Services Department 10000 N El Mirage Road, El Mirage, AZ 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: El Mirage RV & Boat Storage Development Application Review DATE: 10-19-21 Below are the Engineering Division’s comments for the above referenced submittal prepared in September 2021. These items will have to be addressed prior to the Planning and Zoning Meeting. Narrative 1. The Narrative states the site will include 331 RV spaces while the Site Plan shows 268 RV spaces and 141 mass units for a total of 409 spaces. Please revise the Narrative accordingly. The below items will have to be addressed during the Construction Plan Submittal. Narrative 2. The Narrative states that the site will include wash bays. The wash bays shall adhere to any requirements set forth by ADEQ, or any other agency, per below: Site Plan (A002 & A004) & Civil Plans 3. The plans shall include the following: a. Topographic contours at a minimum interval of two feet; b. Utilities and utility rights-of-way or easements: i. Electric; ii. Natural gas; iii. Telephone, cable TV; iv. Water; and v. Sewer (sanitary treated effluent and storm) c. Surface water drainage arrows; d. Exterior signs; e. Exterior lighting 4. Show the total number of mass units proposed (141) and total rental spaces available (409). 2 5. Verify that one driveway can accommodate the minimum turning path for a MH/B vehicle and that the other driveway can accommodate a WB-67 vehicle without encroaching into the adjacent lanes. 6. The turning templates show that the drive aisle just south of the sewer dump and the entrance on the south side of the Ingress/Egress easement may be difficult for larger vehicles, such as emergency vehicles and RVs, to traverse. 7. A trash enclosure per City Detail EM-113 is required. 8. MAG type curbing is required around all parking lots, including the RV spaces, and driveways. No portion of the curbing shall be located within 3 feet of a property line. The edge of the parking area appears to encroach within these 5 feet along the east property line and the well site property. 9. The bearing along the 322.78’ east property line does not match the ALTA. Please verify. 10. The following offsite improvements are required for El Mirage Road: a. Streetlight at the proposed driveway b. A “One Way” sign in the median across from the driveway. 11. The following offsite improvements are required for Cactus Road: a. 8 foot wide detached sidewalk (meandering if possible) b. Approximately 3 streetlights will be required. The first one shall be approximately 130 feet from the traffic signal pole at Cactus & El Mirage, then one approximately 400 feet from the traffic signal pole and one near the east property line at the proposed driveway. c. Widen the roadway 5.5 feet to the south for a future bike lane including a 6-inch white shoulder stripe. d. A “One Way” sign in the median across from the driveway. 12. It is recommended to place stop signs and “One Way” signs at both driveways. 13. The minimum longitudinal slope along Cactus Road shall be 0.25% and the cross slope shall be between 1% and 3%. 14. The fire access road shall be designed to handle 75,000 lbs. A Geotechnical Report will be required for this project and it should provide a recommended design section for this access road as well as the pavement widening on Cactus Road. 15. No portion of any retention/detention basin shall be located within any easement or building setback line. 16. For each basin show the high water elevation, bottom elevation, volume required, volume provided and basin overflow elevation. Show the ultimate site outfall elevation. 17. Add markers to any offsite catch basins, scuppers, etc. per City Detail EM-559. 18. Hydrants shall be installed per City Details EM-360, 361 and 362. Bollards, if necessary, shall adhere to City Detail EM-364. 19. On site hydrants shall be spaced every 300 feet or as approved by the Building Official and/or the Fire Department. 20. One hydrant will be required along Cactus Road, approximately 500 feet east of the El Mirage curb line. This hydrant shall be public and painted yellow per City Detail EM- 360. 21. Any hydrants within the project site shall be private and painted red per City Detail EM- 360. All hydrants require markers per MAG Detail 122. 22. The developer is required to perform their own flow test. The City’s Fire Department (623-583-7968) shall be contacted as a witness. Also notify the Public Works Department (623-876-4251) one week prior to the test. 23. Show the horizontal and vertical clearances between utilities on the plans. Verify that the clearances adhere to MAG Detail 404 and City Detail EM-402. 3 24. Side slopes adjacent to the public right to way or within the PUE shall be 6:1 or flatter. There shall be at least two feet of level ground between any sidewalk, wall or vertical obstruction and the top of any side slope grading. 25. Plans shall include applicable City Notes. Call out MAG, City, etc. details to be used. Use the City’s DDSM as a guide for the final design. Sheet A004 has many references to City of Scottsdale and Grand Forks. Landscaping Plans 26. Show the sight distance requirements at each proposed driveway per City Detail EM- 158. 27. Decomposed granite (DG) shall be placed within the right of way in addition to on-site. 28. Trees shall not be placed within the PUE. Trees shall not be placed within 5 feet of a public sidewalk or curb or within 6 feet of any utilities including fire hydrants, streetlight, meters, etc.. 29. 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. Preliminary Drainage Report (This report was not updated from the Pre-Application submittal so many of the comments have been repeated) 30. A Final Drainage Report will be required. Provide calculations for the retention basin(s). The proposed basin(s) will have to account for the subject property and both the El Mirage Road and Cactus Road half right of ways along the project frontage. Scuppers or catch basins shall be installed to route the drainage into the site. 31. The 100 year rainfall depth shall be 2.4 inches. 32. Use the City Runoff Coefficients per City Code Section 155.054(B)(6)(a). Concrete = 0.95, roofs/asphalt = 0.85, grass = 0.15 and desert/rock lawn = 0.70. 33. Acknowledge that the finished floor elevations shall be a minimum of 12 inches above the 100 year base flood elevation and 14 inches above the low outfall of the site. 34. Section 155.054 of the City Code shall also be added to the list of References. Preliminary Water & Sewer Reports (Updated reports were not provided so the comments have been repeated) 35. Section A a. The Report states that the only proposed hydrants will be placed at the two entrances. The Building and Fire Departments will determine if additional onsite hydrants are required. b. The developer is required to perform their own flow test. The City’s Fire Department (623-583-7968) shall be contacted as a witness. Also notify the Public Works Department (623-876-4251) one week prior to the test. 36. Section B c. The wash bays are using the same demand as the office. Is this number representative of the demand of the bays? d. The Max Day Demand Factor is shown as 1.5 but it should be 1.7. e. Domestic water and landscape services each require a meter and a backflow preventer. Meters shall be within the right of way and backflow preventers shall be on private property. The minimum service sizes are 1-inch. Each service requires its own tap. f. Fire service lines require a backflow preventer. The minimum service size is 6 inches unless approved by the Building and Fire Departments. This service also requires its own tap. 4 g. All water mains within the site will be considered private. Any hydrants within the project site will be private and painted red and any within the right-of-way will be public and painted yellow per City Detail EM-360. All hydrants, public or private, require markers per MAG Detail 122. 37. Section C h. The wash bays are using the same demand as the office. Is this number representative of the demand of the bays? i. The RV Dump demand is shown as 100 gpd but it should be 1000. j. The minimum slope of a 6 inch wastewater service shall be ¼ inch per foot. Traffic Impact Study 38. Section 3.3 – Should the fourth line should be ‘Tables 1 & 2’? 39. Section 8.3 – The latest City document related to deceleration lanes is the Auxiliary Lane Criteria dated January 1, 2021. The City will, however, allow the site to be developed without deceleration lanes due to the low volumes. Please note in the report that the proposed site does not meet the requirements of Section 2A of the Auxiliary Lane Criteria. Per Sections 2B and 2C, one driveway shall accommodate the minimum turning path for a MH/B vehicle and that the other driveway shall accommodate a WB-67 vehicle without encroaching into the adjacent lanes. 40. Table 8 & 9 – These tables show the intersections as El Mirage Road/Access A and Cactus Road/Access B. The rest of the report and Figure 3 shows Access A on Cactus Road and Access B on El Mirage Road. Please revise. 41. Figure 7 – The figure on the right should be for the year 2027. Deed 42. No comments. Exterior Elevations 43. No comments. ALTA Survey 44. No comments. Phase I Environmental Site Assessment 45. Several sections of the ESA state that EPCOR owns the adjacent well site. The City believes the well site is owned by Roberts Resorts and it serves the nearby Pueblo El Mirage community. 46. Section 2.4.2 & 6.3.4 – These sections state that a public water system operated by EPCOR serves the property vicinity which is incorrect. This area is served by the City of El Mirage. 47. Section 6.1.4 – This section states that electric is provided by Salt River Project which is incorrect. Arizona Public Service (APS) serves this area. Miscellaneous 48. A Geotechnical Report will be required to provide on-site and offsite pavement sections. Verify the proposed pavement sections can handle 75,000 lbs. or more if the trucks entering and exiting the site will be heavier. 49. 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. 5 50. Photometric Plans will be required for the offsite and onsite lighting to show the following: a. Any lighting used to illuminate an off-street area shall be arranged so as to deflect light away from any adjoining residential zone or from the public streets. The source of lights shall be hooded or controlled in some manner so as not to light adjacent property. The foot candles generated from the proposed site shall be 0.0 at the property lines of the adjacent residential parcels. b. Any light or combination of lights which cause light on a public street, other than lights specifically intended for that purpose, shall not exceed one foot candle as measured from the center line of the street. Update the photometrics to show the foot candles along the centerline of El Mirage Road and Cactus Road to verify that the proposed lighting will not exceed the maximum limit. 51. An Approval to Construct (ATC) will be required from MCESD for the water and sewer line extensions. 52. A Dust Control Permit from the County will be required prior to the City’s construction permit approval. 53. 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. 54. Any cutting of the pavement in either Cactus Road or El Mirage Road will require Pavement Cut Fees per the most current Fee Schedule. 55. A Final Plat or similar instruments shall be reviewed and approved by the City and recorded by the applicant prior to Certificate of Occupancy. The Plat shall show and reference the following: c. The abandonment of the current Ingress/Egress Easement and the dedication of the reconfigured one. d. The consolation of the two lots into one. e. The dedication of an 8-foot wide Public Utility Easement will be required along both the El Mirage Road and Cactus Road frontages. No walls or trees shall be placed within this easement. f. The dedication of 5 feet of right of way along the east side of El Mirage Road for 69 feet south of the well site parcel. g. The dedication of additional right of way (to the nearest 5 feet) along the south side of Cactus Road in order to accommodate the detached 8’ sidewalk and additional pavement width. h. A Pedestrian Access Easement for the portion of the Cactus Road driveway that extends beyond the right of way. i. The dedication of a 1 foot Non-Vehicular Access Easement (NVAE) along the full frontage of both Cactus Road and El Mirage Road, except for the driveways. 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.