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PLANNING AND ZONING Development Services 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: Christian Green, CO Meka Ezeume FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PZ22-03-13 ELM Outpatient Treatment Center DATE: July 12, 2022 Mr. Green, Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the Medical/Clinic use. BUILDING & SAFETY 1. No comment. ECONOMIC DEVELOPMENT 2. No comment. ENGINEERING 3. See attached memorandum. FIRE DEPARTMENT 4. No comment. PLANNING & ZONING 5. The parking calculations shall be updated when Phase 2 is submitted for review. 6. Landscape Plan: Acacia Salicina (Willow Acacia), and Carcidium (Desert Museum) are not allowed. Please revise landscape plan. 7. Landscape Plan: provide the quantity of each tree type in the Plant Schedule. 50% of trees shall be in a 24-inch box, and 8. 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. A Final Plat shall be submitted for City approval prior to the Certificate of Occupancy is issued. The final plat shall have all required easements. POLICE DEPARTMENT 10. No comment. 2 PUBLIC WORKS 11. 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: El Mirage Outpatient Treatment Center Development Application Review DATE: 07-05-22 Below are the Engineering Division’s comments for the above referenced submittal prepared in June 2022. 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. Narrative 2. None Site Plan 3. Since 4 ADA spaces have been provided, a minimum of 1 shall be van accessible. 4. Provide the following on the Site Plan: a. Dimensions for all property lines b. Label the front building setback line c. Topographic contours at a minimum interval of two feet d. Adjacent right of ways e. Utilities including electric, gas, phone, cable, water and sewer f. Fences and walls g. Exterior signs h. Exterior lighting 5. The Site Date Table shows 31 proposed parking spaces but the Site Plan only provides 30. 6. Verify that the Site Plan scale is correct. 7. It is believed that an existing 8-inch water main runs through the site but not within the easement as shown. The location of the water main will need to be verified and the existing easement will need to be abandoned and/or relocated as necessary. See Comment #68. 8. A 1-foot Vehicular Non-Access Easement (VNAE) is required along the south property line, the west property line and along both Cactus Road and El Mirage Road except at the proposed driveways. 9. The driveways shall be per MAG or City details. 2 10. If the south driveway is designated for ambulances only, please provide the necessary signage. 11. The driveway shall be able to accommodate a WB-67 vehicle without encroaching into the adjacent lane. 12. Show the sight distance requirements at the proposed driveways per City Detail EM-158. 13. The minimum throat distance for the driveways shall be 50 feet. Verify this distance is met. 14. The existing driveway on Cactus Road may be used as an emergency access for the property, but it cannot be used for entrance/exit. A Fire Department Access Barrier per City of Peoria Detail PE-040 shall be installed at this location. 15. See the Traffic Impact Statement (TIS) comments below for additional driveway requirements. 16. If the 20,000 sf Treatment Center will be constructed with Phase 1, it will require a 12’ x 70’ loading berth. 17. Curb that carries drainage shall include a gutter. 18. Any fire access road shall be designed to handle 75,000 lbs. or more if the site will accommodate larger vehicles. A Geotechnical Report will be required for this project, and it should provide a recommended design section for this access road. 19. 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. 20. Provide the BFEs of the floodway on the plans to verify the finished floor of the proposed building(s) is a minimum of 12 inches above the BFEs. 21. Side slopes adjacent to the public right of way, areas where pedestrian access is permitted and within Public Utility Easements (PUE) 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. 22. Scuppers or catch basins shall be installed to route the drainage from El Mirage Road into the site. Add markers to the offsite catch basins, scuppers, etc. per City Detail EM-559. 23. Provide High Water Level (HWL) and bottom elevations, volumes required and provided, basin overflow elevations and the low outfall of the lot. 24. The water main shall be looped through the site with hydrants spaced every 300 feet. The water main shall connect to both El Mirage Road and Cactus Road. 25. 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 but not in the PUE. The minimum service sizes are 1-inch. Each service requires its own tap. 26. Fire service lines require a backflow preventer. The minimum service size is 6 inches. This service also requires its own tap. 27. Water valves are required approximately every 500 feet and at locations so that the maximum number of hydrants to be out of service is two. 28. Hydrant location/spacing will be reviewed and approved by the Fire Department. 29. Any hydrants that will be private shall be painted “Safety Red” and any that will be public shall be painted “Safety Yellow” per City Detail EM-360. All hydrants require markers per MAG Detail 122. 30. End of the line sewer mains require a slope of 1.00%. 31. The on site sewer system will be private. The sewer manhole covers shall be labeled as “Private Sanitary Sewer”. 32. Sewer manholes shall receive an epoxy coating per City specifications. 33. Each new building will require a backwater valve per City Detail EM-442. 3 34. Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 35. If the building will have a cast room sink, dental lab sink, laboratory sink or equivalent, the site will require a solids interceptor or acid neutralization tank. See Section 6-3 of the City’s Design and Development Standards Manual (DDSM). 36. Streetlights shall be placed at the new driveways unless the existing streetlights provide sufficient coverage. 37. A Photometric Plan will be required to show that: a. 0.0 foot-candles from the site reaches any adjacent residential property. b. Any on-site lighting that reaches El Mirage Road or Cactus Road does not exceed 1.0 foot-candle at the centerline. 38. The trash enclosures shall be per City Detail EM-113. 39. Plans shall include applicable City Notes. Call out MAG, City, etc. details to be used. Use the City’s Design & Development Standards Manual (DDSM) as a guide for the final design. Exterior Elevations 40. None Preliminary Landscape Plans 41. Show the existing Public Utility Easement (PUE) and Water Easement. No walls, including the footer, or trees shall be placed within the PUE or Water Easement. 42. Trees shall not be placed within 5 feet of any City curb or sidewalk or within 6 feet of any public utility. 43. Show the sight distance requirements at the proposed driveways per City Detail EM-158. 44. Palo Verde trees are not allowed in the City. 45. Decomposed granite (DG) shall be placed within the right of way in addition to on-site. 46. 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. 47. Irrigation plans will be required. Preliminary Drainage Report 48. Retention calculations were performed for the entire site. Calculations for Phase 1 will be required unless the ultimate retention will be constructed with Phase 1. 49. It appears all of the drainage reaches Basin A; therefore, the dry well calculations need to be updated to include the volume of both basins. 50. The percolation rate is noted as 0.10 in Section IV and 0.12 in Appendix A. Which is correct? 51. It shall be noted that although the City’s 2021 DDSM is referenced in the report, the City has a 2022 version that should be used moving forward. 52. A Final Drainage Report will be required. The report shall provide the following: a. A tributary area map to show the areas contributing to each basin. b. Sizing calculations for any storm drain/scupper Preliminary Water Report 53. The building area is noted as 16,626 square feet but the Site Plans shows a 20,000 sf building and a 7,204 sf building. Which is correct? 54. The City’s value of 117 gpcd is for residential demands. Use the City of Phoenix Design Standards Manual for Water and Wastewater Systems value of 115 gpd per 1,000 sf of building unless the demands provided are accurate. 4 55. Table 1 refers to the site as a Fire Station. 56. 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. 57. It shall be noted that although the City’s 2021 DDSM is referenced in the report, the City has a 2022 version that should be used moving forward. Preliminary Sewer Report 58. The building area is noted as 16,626 square feet but the Site Plans shows a 20,000 sf building and a 7,204 sf building. Which is correct? 59. It shall be noted that although the City’s 2021 DDSM is referenced in the report, the City has a 2022 version that should be used moving forward. Traffic Impact Statement (TIS) 60. Provide trip generation (land use code, daily trips, AM/PM peak trips) using the latest ITE Manual. 61. It was not noted whether or not the proposed driveways are meant to have full or partial access. Please verify. 62. Per City Detail EM-259, the City requires full access driveways to be a minimum of 660 feet from signalized intersections, measured from nearest face of curb to nearest face of curb. Provide an exhibit that shows the distances from Cactus Road to the northernmost full access driveway. 63. The gas station site to the north has an existing partial access driveway that lies approximately 25 feet north of the shared property line. The City requires a minimum of 250 feet spacing between driveways, measured from nearest face of curb to nearest face of curb. The 250 feet will have to be increased to accommodate a deceleration lane. Provide an exhibit that shows the distance between the northernmost driveway and the gas station driveway and between the two proposed driveways. 64. Deceleration lanes are required on major arterials such as El Mirage Road. Reference the City’s Auxiliary Lane Criteria and determine the required length of any right and left turn lanes needed to access the site. 65. Once the final locations of the driveways are determined, further analysis may be required. ALTA Survey 66. None Phase I Environmental Site Assessment 67. A Phase I ESA was not provided. One shall be required with the civil plan submittal. Miscellaneous 68. A Final Plat will be required prior to Certificate of Occupancy. The Plat shall show any right of way and/or easement dedications and lot splits. The abandonment and relocation of the existing 20-foot waterline easement, as noted in Comment #7, shall also be included. The site appears to allow the sharing of driveways, drive aisles and retention basins. An Agreement for this cross access and drainage can be noted on the Plat or via separate instrument. 69. A Geotechnical Report will be required to provide on-site pavement sections. Verify the proposed pavement sections can handle 75,000 lbs. for the fire access lane or more if the trucks entering and existing the site will be heavier. 5 70. Due to the location of the adjacent Flood Zone “AE”, a Floodplain Use Permit (FUP) will be required. Contact the Flood Control District of Maricopa County to start the process. A copy of the FUP shall be provided to the City prior to the release of any Engineering permit. 71. 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. 72. An Approval to Construct (ATC) will be required from MCESD for the water and sewer line extensions. A copy shall be provided to the City prior to the release of any Engineering permit. 73. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 74. 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 release of any Engineering permit. 75. Any cutting of the pavement in El Mirage Road and Cactus Road will require Pavement Cut Fees per the most current Fee Schedule. 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.