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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: Jeff Hunter, Hunter Engineering FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PZ22-05-18 Copperwing NEC Olive Ave & Dysart Rd DATE: July 20, 2022 Mr. Hunter, Please see El Mirage Technical Advisory Committee (TAC) Development Application for the proposed Distribution/Warehousing Center Indoor project mentioned above. BUILDING & SAFETY 1. No comment. ECONOMIC DEVELOPMENT 2. No comment. ENGINEERING 3. See attached memorandum. FIRE DEPARTMENT 4. No comment. PLANNING & ZONING 5. Landscape Plan: The APS easement along 127th Avenue shall be landscaped for weed and dust control. 6. A Final Plat with easements and/or right of way dedication of land shall be submitted to the City for review and approval prior to the issuing of Certificate of Occupancy. Separate fees apply. POLICE DEPARTMENT 7. No comment. PUBLIC WORKS 8. No comment. Engineering Development Services 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: LogisitiCenter at Copperwing Phase 1 – Development Application Review DATE: 07-20-22 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. Narrative 1. The building areas shown in the Narrative are different than those on the Site Plans. Please verify which are correct. 2. Note that the property is currently used for agriculture purposes. 3. Note the building heights and any proposed infrastructure that will be required. 4. Is this project expected to be complete in one or multiple phases? Site Plan/Civil Plans 5. If all buildings will be placed on one lot, one driveway will have to be removed from Dysart Road. The below items will have to be addressed during the Construction Plan Submittal. Site Plan/Civil Plans 6. Any chance to coordinate the name of the Buildings between the plans (3, 4, 5 & 6) and reports (A, B, C & D) would be appreciated. 7. The City will construct the five lane (2-M-2) roadway section for Dysart Road (arterial road) and both the right of way and 8-foot PUEs along the subject property have already been dedicated per the Copperwing Final Plat. The project is responsible for an eight- foot-wide detached meandering sidewalk, streetlights, ITS conduit and landscaping/irrigation along the Dysart Road frontage. The project will also be responsible for any deceleration lanes and associated right of way/easement revisions. 8. Olive Avenue (arterial road), in the ultimate condition, is a five lane (2-M-2) roadway section that matches the proposed Dysart Road section with a typical 5.5’ – 11’ – 11.5’ – 14’ – 11.5’ – 11’ – 5.5’ configuration. The City will be reconstructing the south half, and in some locations more, as part of its Dysart Road project. The LogisitiCenter project is responsible for completing the north half of the roadway, dedicating the necessary right of way and 8-foot wide Public Utility Easement (PUE), an eight-foot-wide detached meandering sidewalk, streetlights, ITS conduit, signing/striping and landscaping/irrigation along the Olive Avenue frontage. These improvements would also 2 include the frontage of the EPCOR lift station. The project will also be responsible for any deceleration lanes and associated right of way widening. 9. Joe R. Ramirez Road (collector road), in the ultimate condition, is anticipated to be a 3- lane roadway section (1-1-1) with a typical 14’ – 12’ – 14’ configuration within a 60-foot minimum right of way which matches the existing Ramirez Road configuration west of Dysart Road. The Traffic Impact Analysis (TIA) shall determine if a wider roadway section is required. The LogisitiCenter project is responsible for constructing the south half of Ramirez Road (25-foot-wide minimum roadway for two way traffic), dedicating an 8-foot wide Public Utility Easement (PUE), a six-foot-wide detached meandering sidewalk, streetlights, ITS conduit and landscaping/irrigation across its frontage. The project will also be responsible for any deceleration lanes and associated right of way widening. 10. The half right of way of Ramirez Road is 30 feet wide and the roadway is 20 feet to face of curb, measured from the centerline. Many plans included in the Development Application submittal show these dimensions incorrectly. Please revise. 11. 127th Avenue is anticipated to be a private roadway owned and maintained by the developer Although this roadway is expected to be an unnamed private street, it will be referred to 127th Avenue throughout this review for clarification purposes. It is anticipated to be a 3-lane minimum roadway section (1-1-1) with a typical 14’ – 12’ – 14’ configuration but the Traffic Impact Analysis (TIA) shall determine if a wider roadway section is required. The LogisitiCenter project is responsible for constructing the west half of 127th Avenue (25-foot-wide minimum roadway for two way traffic). Private streets shall conform to City standards and shall include an easement for utility and public safety access. It is still expected that the roadway will include a six-foot-wide sidewalk, streetlights, and landscaping/irrigation across its frontage. 12. The project is responsible for the cost of 25% of the future traffic signal at Ramirez Road and Dysart Road which is $179,690.50 as calculated by the City’s Engineering consultant. a. The property owner shall pay the above fee to the City at the time of, and as a condition to, the issuance of the certificate of occupancy for the first building. b. This payment will constitute the property owner’s sole obligation with respect to the traffic signal. c. The payment will be refunded if the City abandons the traffic signal or the construction of the signal has not commenced within 10 years of the payment to the City. 13. The project will also be responsible for the design and construction of any other traffic signal that is warranted as part of the project. If a signal is not warranted now, the project will be responsible for their share of any traffic signal that may be warranted in the future at Ramirez/127th Avenue and Olive/127th Avenue. 14. The cul-de-sac proposed on the south side of 127th Avenue must meet the requirements of City Detail EM-114. 15. Building 3 requires 9 standard and 2 van accessible spaces. Building 5 requires 6 standard and 2 van accessible spaces. Building 4 shows a total of 8 ADA spaces. 16. Building 3 appears to only have 259 trailer spaces as opposed to the 276 noted in the Tabulation. 17. The Site Plans include several areas with incorrect parking space counts within the drawing although the Tabulations appear to be correct. 18. Sheets (DAB-A4.1 to DAB-AD.1) a. Many of the offsite roadway dimensions are incorrect. b. Section A on Sheet DAB-A4.2 does not match the Site Plan. 3 c. Section A on Sheet DAB-A4.3 could not be found on the Site Plans. d. Sections B and D on Sheet DAB-AD.1 show different dimensions of the trailer parking and drive aisle than the Site Plans. Please confirm which is correct. Section C refers to a Mill Creek Avenue which may not apply to this site. 19. Show the separation, measured from nearest face of curb to nearest face of curb, between the proposed driveways, roadway intersections and any existing driveways across Olive Avenue, Ramirez Road and Dysart Road. Full access driveways shall be a minimum of 660 feet from a signalized intersection. 20. Driveway comments: a. The plans do not state whether or not the proposed driveways are requested as full or partial access. Please define. b. Building 3 - The northernmost driveway to Dysart Road shall be a minimum of 450 feet south of Ramirez Road, measured from nearest face of curb to nearest face of curb, and shall be right in/right out. c. Building 3 - The westernmost driveway to Ramirez Road shall be right in /right out. d. Building 4 – The northernmost driveway to 127th Avenue shall be a minimum of 350 feet south of Ramirez Road or 660 feet south if the Ramirez/127th Avenue intersection is warranted for a signal. e. Buildings 5 & 6 – The proposed shared driveway on Dysart Road shall be right in/right out. f. Building 6 - The southernmost driveway on Dysart Road shall be a minimum of 260 north of Olive Avenue, measured from nearest face of curb to nearest face of curb, and shall be right in/right out. This distance may need to be increased if the TIA determines a longer deceleration lane is required. g. It is assumed that the driveway at the east edge of Building 6 is a private driveway and not 129th Avenue. h. See Comment #5. 21. The driveways shall be per MAG or City details. Stop signs are recommended at each driveway. Verify all driveways have a minimum throat of 50 feet unless they could potentially be signalized in the future in which the length shall be a minimum of 150 feet. The throat requirement may not allow for some of the areas designated as “future road or parking”. 22. If a driveway is either designated for truck entry or prohibits use by trucks, please provide the necessary signage. Verify that any driveway to be used by a truck can accommodate a WB-67 vehicle without encroaching into the adjacent lane. 23. When parking spaces are adjacent to a sidewalk, the sidewalk shall be a minimum of 6 feet wide or parking blocks shall be installed. 24. 6-inch MAG type curbing is required around all driveways and parking lots. The curbing shall be no closer than 3 feet to any property line. 25. 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 and all other pavement sections including offsite roadways. The minimum inside radius of the access road is 19.5 feet and the outside radius is 45 feet. 26. Provide dimensions for all deceleration lanes including storage and taper lengths. 27. Barricades per MAG Detail 130 will be required at the north and east legs of the Ramirez/127th intersection. 28. No noise shall be generated at the site that exceeds 55 decibels, measured at any property line, between 10 pm and 6 am. 4 29. 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. Preliminary Grading & Drainage Plans 30. The Cover Sheet refers to the site as being within Section 35 but it is within Section 26. 31. The Cover Sheet provided Retention Calculations that refer to “100 YR – 10 YR Retention”. Retention shall be provided for the 100 Year event. 32. It appears additional right of way will need to be dedicated along Ramirez Road around the areas with deceleration lanes. 33. The minimum longitudinal slope along a public street is 0.40% per City Detail EM-111. 34. Side slopes adjacent to public rights-of-way or within PUEs shall have a side slope of 6:1 or flatter. There shall be at least 2-feet of level ground between the back of the sidewalk and the beginning of the side slope grading. When a basin is adjacent to walls, fences, hedges, etc. (i.e., no or limited pedestrian type access in that area) the side slopes may have slopes up to 4:1 if adjacent to public right-of-way or easement and 3:1 if adjacent to private property. There shall be at least two feet of level ground adjacent from any wall or vertical obstruction to the top of the side slope grading. 35. Verify the slope does not exceed 2% in any direction within ADA parking spaces. 36. The finished floor elevation of the proposed building shall be a minimum of 12 inches above the high-water level of any adjacent retention basin and 14 inches above the ultimate outfall of the site. 37. Retention basins shall accommodate drainage from the property and the adjacent half right of way of all streets and drives. 38. Drainage easements have been proposed along Dysart Road that may affect the design. See the Dysart Road plans provided previously. 39. The proposed retention basins shall not be located within any building setbacks, easements, or fire lanes. 40. Any basins within the future APS easement will have to meet the requirements of that agency. 41. A proposed basin is shown east of the easternmost driveway on Olive Avenue with no information. Please provide the basin information. 42. Trash racks and safety rails are recommended for on-site headwalls. 43. Show all right of ways, PUEs and slopes per Comment #34 above in the cross sections shown on Sheet C1.9. Preliminary Utility Plans 44. The Utility Plans shall show all utilities and utility easements including electric, gas, phone and cable. 45. The minimum fire service size shall be 6 inches. 46. Water meters/vaults shall be located within the right of way and backflow preventers shall be located on private property but not within a PUE. 47. Do not install utilities under any driveways or adjacent concrete aprons. 48. It does not appear that Building D was provided with a domestic water service. 49. Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 50. All utilities shall maintain a minimum of 6 feet of clearance from all fire hydrants and fire suppression devices per City Detail EM-361. Several proposed streetlights appear to be very close to proposed hydrants. 5 51. Water valves are required along the fire line, approximately every 500 feet, and at locations so that the maximum number of hydrants to be out of service is two. 52. Final hydrant location/spacing will be reviewed and approved by the Fire Department. At a minimum, one additional hydrant is required near the northeast corner of Building A. 53. Hydrants are required at a minimum of every 1,000 feet along the south side of Ramirez Road with the first hydrant placed near the intersection with Dysart. 54. Any hydrants within the project site will be private and painted “Safety Red” per City Detail EM-360. All hydrants require markers per MAG Detail 122. 55. There are several instances of sanitary sewer services and mains running through retention basins. This is not recommended but if desired, there shall be a minimum of 4 feet of cover over the sewer pipe, measured from the bottom of the basin to the top of the pipe. 56. Each proposed driveway and intersection shall have at least one streetlight. 57. Show the locations of any exterior lighting. A Photometric Plan will be required that addresses the following: a. 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. Show the foot candles along the centerline of Ramirez Road and the ultimate versions of Dysart Road and Olive Avenue to verify that the proposed lighting will not exceed the maximum limit. 58. Per City Code Section 155.057, all overhead utility lines, 13kV and under, shall be placed underground. This includes all electrical, communication, cable, etc. facilities along Dysart Road and Olive Avenue and within the project boundaries. This may require the undergrounding beyond the site boundary to the next convenient power pole or junction element. Preliminary Landscape Plans 59. The Sheet Index refers to a Sheet 11 that was not included. 60. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set. 61. Add the Site Distance Easement per City Detail EM-158 to all applicable legs of the intersections of Dysart/Ramirez, 127th/Ramirez and Olive/Dysart. 62. It appears the proposed landscaping at the northwest of Dysart/Olive is too close to the proposed traffic signal equipment to be installed as part of the City’s Dysart Road project. Please adjust. 63. DG is required on all non-paved areas both on site and within the right of way adjacent to the project site. 64. Call out the 3 foot high parking lot screen wall on Sheets L1.7 and L1.9. 65. All plantings at maturity shall maintain a minimum of 6 feet of clearance from all fire hydrants and fire suppression devices per City Detail EM-361. 66. Show the existing 8 foot PUE along Dysart Road. No walls or trees shall be placed within any Public Utility Easement (PUE). 67. Trees shall not be placed within 5 feet of any City curb or sidewalk or within 6 feet of any public utility. 68. 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. 69. Irrigation plans will be required. Exterior Elevations 70. No comments. 6 ALTA Survey 71. No comments. Preliminary Drainage Report 72. A Preliminary Drainage Report was not provided. Preliminary Calculations were provided on the Grading & Drainage Plans. 73. 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. 74. Provide calculations for the retention basins. Provide High Water Level (HWL) and bottom elevations, volumes required and provided, basin overflow elevations and the low outfall of the lot. 75. Calculations for the storm drain, catch basin, scuppers, etc. will be required. This includes pipe capacity, inlet capacity and scupper openings (if applicable). 76. Calculations will be required to show how any offsite flows will be routed through the site. 77. Drywell calculations are required. 78. Street calculations for an arterial street (Olive Avenue) shall verify that: a. 10 year flows can be carried within the curb and maintain a 12 foot dry lane in each direction. b. 100 year flows can be carried within the right of way with a maximum depth of 6 inches over the crown. 79. Street calculations for a collector street (Ramirez Road & 127th Avenue) shall verify that: a. 10 year flows can be carried within the curb b. 100 year flows can be carried within the right of way 80. A Final Drainage Report will be required. The report shall discuss offsite drainage and provide a Tributary Area Map(s) that breaks down the contributing flow to each basin and stormwater structure. Preliminary Water Report 81. The water service area for the Copperwing Logistics Center is in the process of being transferred to EPCOR therefore the water design shall adhere the requirements of EPCOR. The City of El Mirage will still be responsible for fire protection and the design of that system will be reviewed and approved by the City. 82. The building areas called out in the report (Executive Summary, Section 3.0 tables, Appendix B) do not match the areas on the Site Plans. Verify and update accordingly. 83. Section 3.0 references the COGFC but this should refer to the City of El Mirage. 84. Section 3.0 – The Fire Flow Summary Table on Page 2 reverses the Building Areas and Construction Type. The report refers to the Construction Type as V-B but the Site Plan shows III-B. Please confirm which is correct. 85. A Final Report will be required. The applicant shall obtain final approval from the Fire Marshal on the allowable reduction in the required base fire flow demand and update the report accordingly. Preliminary Sewer Report 86. The sanitary sewer service area for the Copperwing Logistics Center is in the process of being transferred to EPCOR therefore the sewer design shall adhere the requirements of EPCOR. 87. Appendix B – The building areas do not match the areas on the Site Plans. Verify and update accordingly. 7 Traffic Impact Analysis (TIA) 88. The TIA approach provided is acceptable with the addition of the Comment #89 below. The TIA is anticipated to be submitted with the Civil submittal package. If the report requires revisions to the Site Plan or design of the project, the Owner will be responsible for the modification at his own cost. 89. A signal warrant study shall also be provided for the intersection of 127th Avenue and Ramirez Road. Title Report 90. No comments. Phase I Environmental Assessment 91. Two items of note were presented in this report: a. Section 6.2.1 – Environmental concerns were found with several drums, buckets and containers holding used/waste oils and are recommended for removal with the stained/disturbed soils being hauled off-site for proper disposal. b. Section 6.3.1 – A comprehensive Asbestos Containing Materials (ACM) survey is recommended prior to the disturbance of any of the existing structures on the site. Contact the Arizona Department of Environmental Quality (ADEQ) for additional information. Miscellaneous 92. A Final Plat per Chapter 1, Section B-2 of the City’s Design & Development Standard Manual (DDSM) will be required prior to Certificate of Occupancy. a. The Plat shall show all right of way and easement dedications. b. A 1-foot Vehicular Non-Access Easement is required along all arterial and collector streets except at street intersections and legitimate driveways. c. If any existing easements are to be abandoned, a notarized certificate of all parties having any title interest in, or lien upon, the land or other pertinent interest, consenting to the abandonment shall be provided. 93. A Geotechnical Report will be required to provide asphalt/concrete pavement sections. Verify the proposed pavement sections can handle 75,000 lbs. for any fire access lane or more if the trucks entering and existing the site will be heavier. 94. 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. 95. 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. 96. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 97. 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. 98. The City will not release any permits until EPCOR provides the City with their approval of the water and sewer plans and reports. The applicant is responsible for submitting plans to EPCOR for review and approval. 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.