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March 18, 2025
• General Plan
• Zoning Code; Land
Usage - Volume 2
Agenda
• General Plan
• Development Application Process
• Title XV: Zoning Code; Land Usage – Volume 2:
Chapter 154. Zoning Code
Chapter 150. Building
Chapter 151. Public Rights-of-Way; Encroachments
Chapter 152. Property Development; Off-Site Construction Improvement
Requirements
Chapter 153. Floodplain Management
Chapter 155. Subdivisions
• Remarks by City Attorney
What is a General Plan?
A General Plan is a broad, long-term strategy outlining the vision for
a community’s future growth, development, and resource management.
All jurisdictions are required by Arizona Revised Statutes (A.R.S.)
§9-461.05 to have a General Plan to guide future land use and
development in their community. General Plans are required to include a
variety of elements and based on the population of a City or Town,
certain elements are mandatory for their General Plan.
To ensure the potential for community awareness and ‘buy-in’ for the
General Plan, A.R.S. legislation also requires each city or town to adopt
or re-adopt a General Plan every ten years and have it ratified by the
voters at the ballot box.
The 2020 General Plan was approved by the City Council on May
19, 2020, and ratified by the voters in November 2020.
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➢ History
➢ Regional Context
➢ Planning Area
➢ Demographic, Population & Growth Trends
2020 General Plan – City Profile
➢ Land Use & Growth
➢ Circulation
➢ Open Space, parks, Recreation & Trails
➢ Wellness & Livability
➢ Economic Development
➢ Community Facilities, Services & Safety
➢ Water Resources
➢ Environmental Stewardship
➢ Cost of Development
2020 General Plan - Elements
• Anita Norton, Council Member
• David Shapera, Council Member
• Edward (Skip) Ast, Planning & Zoning Commissioner
• Chance Mikos, El Mirage Resident
• Reggie Christianson, Luke Air Force Base
• Christopher Toale, Luke Air Force Base
• Kevin Shipman, Dysart Unified School District
2020 General Plan - Advisory Committee
The General Plan Advisory Committee (GPAC) offered guidance to the overall General Plan Process. The
GPAC, composed of El Mirage residents, stakeholders, and elected and appointed officials, played an
important advisory role throughout the Plan development process, and met regularly to review
materials, share ideas and provide feedback.
• Peiter Hjertstedt, BNSF
• Sean Tonge, John F. Long Properties
• Kenneth Steel, Maricopa County Public Health
• Paul McKim, NorthWest Valley Family YMCA
• William Lies, Grand Mirage HOA
• Cindy Hunziker, Rancho El Mirage
• Vickie Jepperson, Pueblo El Mirage RV & Resort
2020 General Plan - Public Engagement
Mobile Workshops
Two Mobile Workshops for this project were hosted at the El Mirage Carnival and the El Mirage Spring
Faire. Both events were successful and proved to be great sources of feedback using Priority Assessment,
Vision Wall, Opportunities & Challenges Map exercises.
Traditional Workshops
A community workshop was conducted to solicit input from residents on a range of topics. To encourage
participation and enhance accessibility, this workshop was held at the El Mirage Senior Center. Participants
learned about the General Plan update process, reviewed and commented on the land use plan, and
discussed overall plan goals and policies with members of the General Plan team.
2020 General Plan - Public Engagement
Online Engagement
For residents who wanted to participate, but couldn’t attend one of the Mobile Workshops, an online survey
tool was created. The survey was comprised of two components; a traditional survey component and a map
survey that allowed residents and interested parties to provide responses to prepared survey questions, but
also unique responses that were tied to a map of El Mirage.
Adopted January 1988
2010 General Plan
El Mirage’s General Plan History
Development Application Process
•
Informal conversation with developer.
•
Pre-Application Meeting.
•
Formal application submittal through the ELM Permit Center:
•
The Technical Advisory Committee (TAC) reviews the application to ensure conformance with the General Plan, and
the City and Zoning Codes.
The TAC committee consists of staff from the Public Works, Police, Fire, Economic Development, Zoning,
Building Safety, Engineering and Code Compliance departments/divisions.
Development Application Process
•
Planning & Zoning Commission – Recommendation to City Council
•
City Council – Zoning Approval
•
Developer submits construction drawings for permitting
•
Building Safety & Engineering Permits & Inspection
Chapter 154. Zoning Code
What is Zoning
Zoning is a set of local laws that regulate how land can be used in a specific area. Municipalities create zoning laws to ensure the health
and safety of the community.
Zoning Map
A zoning map is a visual representation of a city or town dividing land into different zones with designated permitted uses, such as
residential, commercial, or industrial. It allows people to understand where specific types of buildings and activities can be located
according to local regulations; essentially, it's a map that shows how land can be used in different areas based on zoning ordinances.
Formed Based Zoning
Form-based zoning (FBC) is a legally binding code that regulates land development to create a specific urban form. FBCs are an
alternative to conventional zoning, which is based on separating commercial and residential land uses.
Zoning Text Amendment:
A zoning text amendment (ZTA) is a change to the text of a zoning ordinance, which is a set of laws that control how land can be used in a
specific area.
Chapter 154. Zoning Code
El Mirage Zoning Districts
• Natural Reserve (NR) Zone.
• Rural Area (RA) Zone.
• Suburban Neighborhood (SN) Zone.
• Mobile/Manufactured Park (MP) Zone.
• Mixed Urban (MU) Zone.
• Urban Corridor (UC) Zone.
• Transit Development (TD) Zone.
• Commerce Park (CP) Zone.
• Employment/Industry (EI) Zone.
Chapter 154. Zoning Code
ZONING APPLICATIONS
Plan Area Development (PAD): A PAD is a zoning option that allows for more flexibility in
development and land use than standard zoning. PADs are intended to create a desirable and stable
environment that is in harmony with the surrounding area.
Site Plan: A site plan is a diagram that shows the existing and proposed features of a property. It's a
key part of construction drawings and is used by architects, engineers, and urban planners.
Site Plan Amendments: A site plan amendment is a request to make changes to an approved site
plan.
Final Plat: A final plat is a map that shows how a piece of land is divided into lots, streets, utilities
access easements, and other divisions. It's the official record of a subdivision's land division.
Conditional Use Permit: A conditional use permit (CUP) is a local government-issued permit that
allows a property owner to use their land in a way that would otherwise be prohibited by zoning
regulations.
Variances: A modification or variation of the provisions of this chapter as applied to a specific piece
of property. Dimensional variances only may be allowed; no variance regarding the use of property
shall be permitted; no variance decreasing lot area requirements shall be allowed. A variance may be
permitted only by the Board of Adjustment.
Legal Non-Conforming Uses: When a building, land, or use no longer meets the current zoning
regulations due to a change in the zoning code.
Chapter 150. Building
•
Chapter 150's primary purpose is to establish the adopted building codes that will be
used within the City of El Mirage. Currently, that building code is the 2018
International suite of codes, which includes the 2017 National Electrical Code. All
approved construction shall meet the applicable building code requirements as well as
the applicable zoning code requirements.
•
Chapter 150 sets forth the manufactured home standards of the
Arizona Department of Housing and specifies the required utility
connections and which type of accessory structures can be utilized.
•
This chapter also outlines the building permit and bonding fee requirements for any building being
moved into the city limits. It specifies the professional certification requirements for the Building
Inspector and his (her) primary responsibilities.
Chapter 150. Building
•
Chapter 150 also outlines the approved hours during which construction operations may take
place in the City of El Mirage and the penalties for operating outside these hours.
Certificate of Occupancy
City of El Mirage, Arizona
This certificate issued pursuant to the requirements of Section 110.2 of the 2018 International Building Code certifying that at
the time of issuance this structure was in compliance with the various ordinances of the city regulating building construction or
use for the following:
Business Name:
Business Address:
Owners Name:
Owners Address:
Construction Type:
Occupancy Group:
Sprinkler: Yes
No
Alarm: Yes
No
Permit No:
OCCUPANT LOAD
Date:
Brigham Bennett, Building Official
•
Certificate of Occupancy (CofO). A document issued by the Building
Official allowing the occupancy or use of a building and certifying
that the structure or use has been constructed or will be used in
compliance with all the applicable codes of the City of El Mirage as
defined in the current building code adopted by the city.
•
It is anticipated that staff will present an updated version of this Chapter to the City Council in
the fall of 2025 for adoption of the 2020 International Building Code.
Chapter 151. Public Rights-of-Way; Encroachments
•
This chapter discusses the requirement for Encroachment Permits for any
proposed work within City properties or right of way, including but not
limited to pavement restoration, landscape maintenance, signage or striping
installation, and holding block parties.
•
This chapter also discusses proposed work related to Telecommunication
Services, Fiber Optic Cable, Cable television, and other utility work.
•
In addition, this Chapter establishes the terms of the permit, the need to pay
fees, the requirement of providing insurance certificates and indemnifying the
City, any necessary bonds, and the need for inspections.
•
City Council approved several revisions to this Chapter at the December 3rd,
2024 Council Meeting.
Chapter 152. Property Development; Off-Site Construction Improvement Requirements
•
Chapter 152 breaks down the process and the requirements for
offsite improvements, which are typically improvements that are
required in addition to developing the project property and will
be maintained by the City upon approval.
•
Offsite improvements include but are not limited to half-street
roadway and related appurtenances along the property frontage,
streetlights, traffic signals, and the undergrounding overhead
utility lines.
•
The chapter discusses the need for engineering plans, terms of
the permit, associated fees, any necessary bonds, and the need
for inspections and testing.
•
This section also discusses more complicated financial topics such as benefit studies,
reimbursement agreements, and accelerated public improvements.
•
It is anticipated that staff will present an updated version of this Chapter to the City Council in
the summer of 2025.
Chapter 153. Floodplain Management
•
Chapter 153 designates the Flood Control District of Maricopa County as the City's Floodplain Manager
and that the Floodplain Regulations as set forth by the County has been adopted by the City.
•
The chapter also designates the Floodplain Administrator for the City of El Mirage, who is responsible
for coordinating with the Flood Control District of Maricopa County, and will serve as the community
point of contact on Floodplain issues for county, state, and federal officials.
•
It is anticipated that staff will present an updated version of this Chapter to the City Council in the
summer of 2025.
Chapter 155. Subdivisions
•
Chapter 155 outlines the various design requirements for improving
land within the City, including drainage, streets, water, sanitary sewer,
and open space.
•
This section also walks developers through the information that must
be shown on Preliminary and Final Plats for City approval and/or
recordation when subdividing land and dedicating right of way and/or
easements.
•
It also discusses the process for obtaining deferrals for required improvements.
•
Much of the information provided in this Chapter is covered in more detail within the City’s
Design and Development Standards Manual which has been updated and approved by the City
Council on December 3rd, 2024.
•
It is anticipated that staff will present an updated version of this Chapter to the City Council in
the winter of 2025-2026.
Design and Development Standards Manual (DDSM)
•
The Design and Development Standards Manual (DDSM) is an in-depth
guide for design of both private and public improvements within the City.
Where the City Code concentrates on the processes and requirements for
development, the DDSM is meant to be a complete reference document for
residents, designers and contractors by defining the criteria necessary for
preparing and submitting plans for permit as well as the construction of roads,
storm drainage, water and wastewater infrastructure.
•
Each year the Engineering Division, Public Works Department and Fire
Department collaborate to review and update the DDSM in an attempt to
provide a more consistent and comprehensive set of guidelines. This 279 page
document includes design criteria, notes, details, checklists, maps and other
documents to aid in the development process.
•
The Maricopa Association of Governments (MAG) Details and Specifications
are the basis for most of the standards used by the agencies in the region but
most cities also have their own supplemental design requirements, notes and
details to assure improvements adhere to the unique characteristics of that
particular municipality and to standardize processes.
Preliminary and Final Plats
Preliminary Plats (City Code Section 155.031) are typically prepared for
residential subdivisions during the Technical Advisory Committee (TAC) phase
and act as a conceptual Site Plan during the early stages of design. These
documents provide the layout and sizes of the proposed lots, setbacks and
easements but also includes such design elements as roadway dimensions and
alignment, sidewalks, utilities, hydrants, streetlights, signage and mailboxes.
Preliminary Plats provide a basic overview of what the development will look
like and allows staff to verify that it meets the intent of the Zoning and Subdivision Codes.
Approved Preliminary Plats are the basis for the final design of a subdivision but are not typically
recorded with the County.
Final Plats (City Code 155.032 and DDSM Section B-2) are typically required for all new
residential, commercial and industrial properties. These Plats are legally binding documents that
are required to provide the exact layout and dimensions of all existing and proposed lots, right of
way and easements but do not typically show detailed improvements. Final Plats are required to
be signed by the City Engineer, Planning and Zoning Commission Chairperson and City Council
and then recorded prior to releasing the Certificate of Occupancy. Recordation of the Final Plat
finalizes the creation of the lots and dedication of land.