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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: Michael Kitz, SS Developments FROM: Jose A. Macias, Senior Planner Planning & Zoning Division, Development Services Department RE: PZ22-02-05 Copper State Executive RV & Boat Storage DATE: July 27, 2022 Mr. Kitz, Please see below the El Mirage Technical Advisory Committee (TAC) Development Application review comments for the proposed Outdoor Storage/Self Storage Indoor Use for the 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 SITE PLAN APPROVAL These items in bold need to be address as soon as possible. 5. County Assessor’s Office shows the owners to be the Bool Revocable Trust, please provide a deed or title report with the current owner of the property and have them sign the application form. 6. Provide an updated Project Narrative with a depiction of the updated site plan amenities and address the items mentioned by staff on the February 22, 2022, Preliminary Application Meeting Comments letter: 2 Comments from the February 22, 2022, Pre-App Meeting. o You may need to explain the statement to the Commission and Council at the public meetings, “we believe this proposed development to be sufficiently in-line with the goals and visions El Mirage has set forth for the area and will ultimately enrich the existing shopping center and surrounding community.” o No phasing plan mention in the narrative, City expects for all to be constructed in one phase, commercial, RV storage and off-site improvements. o The following items are missing from the narrative: Historical data Operational aspects of the use Proposed infrastructure Phasing plan Pertinent information (hazards materials, number of employees. The following items may be address with the construction document submittal: 7. Correct zoning is UC Urban Corridor, not LIC/SN, please revise. 8. Show parking calculations, zoning code required, and spaces provided. 9. Show exterior lighting thought out the site. 10. Label all structures and buildings. 11. Show monument sign location. 12. The following statement was not added to the site plan, please add. “Any change of use or occupancy of any building or buildings, including additions thereto requiring more parking, shall not be permitted until such additional parking spaces as required by this chapter are furnished.” 13. Landscape Plan: 50% of the trees shall be in a 24-inch box or larger. The landscape plan is five (5) trees short of meeting this requirement. 14. A final plat may be required to record lot splits, easements and or dedication of land prior to the issuance of the Certificate of Occupancy. Separate fees will apply. 3 CONDITIONAL USE PERMIT An Outdoor Storage, and Self-Storage Use requires a Conditional Use Permit in a UC Urban Corridor zoning. The applicant shall consent to the following conditional use permit stipulations. (Please add the following conditions to the site plan, as a form of record) 1. All the special conditions shall be consented to in writing by the applicant by adding them to the site plan. 2. The right to a use permit shall be contingent upon the fulfillment of all general and special conditions imposed by the Conditional Use Permit procedure. 3. 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. 4. 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. 5. The proposed Outdoor Storage/Self Storage Indoor Use shall not generate noise, vibrations, and odors that may become a nuisance to the public. 6. The El Mirage Planning and Zoning Commission, and City Council may impose additional stipulations at the Public Hearings. POLICE DEPARTMENT 15. No comment. PUBLIC WORKS 16. I have no comments regarding water/sewer on this development app. 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: Copper State Executive RV & Boat Storage Development Application Review DATE: 07-25-22 (Updated 08-16-22, all updates shown in red) Below are the Engineering Division’s comments for the above referenced submittal prepared in July 2022. These items will have to be addressed prior to the Planning and Zoning Meeting. 1. Provide a deed and/or title report for the parcel. 2. A Phasing Plan shall be prepared per Chapter 1, Section F of the City’s Design & Development Standards Manual (DDSM). The below items will have to be addressed during the Construction Plan Submittal. Site Plan 3. Provide the following on the Site Plan: a. Label the building setback lines (all 5 feet) b. Exterior signs c. Exterior Lighting 4. The area and parking counts of the proposed buildings and canopies do not match the summary sheet provided with the Drainage Report. Which is correct? 5. What is Building D and E used for? Are they part of Building B? 6. Key Notes a. Note 15 – The required inside and outside radii of the template shall be 19.5’ and 45’, respectively. The width of the template shall be 20 feet. b. Note 17 – The bollards shall adhere to City Detail EM-364. It is recommended that all of the private hydrants receive bollards. c. Note 29 – The trash enclosure shall adhere to City Detail EM-113. 7. Site Data a. The site is zoned UC b. The maximum allowable lot coverage is 90% c. The Parking Count is shown as 9 spaces but there only appears to be 8. Please verify. d. Provide parking calculations per City Code Section 154.104 to determine how many spaces are required. An office requires 1 space per 300 square feet. 8. The minimum throat distance for the driveways shall be 50 feet. Verify this distance is met. 9. Show the sight distance requirements at each proposed driveway per City Detail EM- 158. 2 10. Show the spacing between the two proposed driveways, measured from nearest face of curb to nearest face of curb. 11. Verify that the west driveway can accommodate the minimum turning path for a MH/B vehicle. If the east driveway will eventually be a commercial driveway, show that it can accommodate a WB-67 vehicle without encroaching into the adjacent lanes. 12. When parking spaces are adjacent to a sidewalk, the sidewalk shall be a minimum of 6 feet wide or 5 feet wide with parking blocks. 13. Parking spaces cannot back up into a main drive. The ADA space will have to be relocated. 14. The ADA van accessible parking space shall be a minimum of 11 feet wide. 15. 6 inch tall MAG type curbing is required around all parking lots, including the RV spaces, and driveways. No portion of the parking area, including the RV spaces, shall be located within 3 feet of a property line. 16. SP1.0 shows Callout #13, a 3’ high CMU wall, as typical between the canopy spaces. Is this accurate? 17. SP1.1 shows a 13’ Utility Easement along Cactus Road. Is this accurate? 18. The Site Plan includes a wash bay. The wash bay shall adhere to any requirements set forth by ADEQ per below: 19. The following offsite improvements are required for Cactus Road: a. Half street improvements along the frontage of the property. This would include 14-foot wide two way left turn lane, 11.5-foot wide lane, 11-foot wide lane and 5.5-foot wide bike lane (measured to the face of curb). The roadway must taper back to the existing roadway to the east of the project site. b. Vertical curb and gutter c. 8 foot wide detached sidewalk (meandering if possible) d. Streetlights (one is required at each driveway) e. Signing and striping f. Landscaping and irrigation g. Interconnect conduit h. Two fire hydrants, one near the northwest corner and one near the northeast corner of the property i. Additional right of way, if necessary. If additional right of way is required, adjustments to the 8 foot Public Utility Easement (PUE) will also be necessary. j. Per City Code Section 152.016, “Improvements shall, as a minimum, extend to the center of abutting streets or rights-of-way and may extend beyond the center when median islands and two-way traffic requirements necessitate an extension. When the property to be redeveloped abuts a canal, drain, wash, irrigation ditch, or similar facility, the off-site construction shall include full improvements to the facility.” Therefore, the items required along the project frontage as outlined in (a) through (g) above shall be extended across the Cactus Road frontage of APN 501-45-936 as well. 20. No noise shall be generated at the site that exceeds 55 decibels, measured at any property line, between 10 pm and 6 am. 3 21. 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 Improvement Plans 22. The Legal Description shall refer to both Lot 1 and 2 of Bool Cactus Crossing. 23. Label the elevation of the existing contours. 24. Keyed Notes: a. Note 2 – This callout is for a curb opening type catch basin in the middle of the drive aisle. Is this accurate? b. Note 30 – The curb within Cactus Road shall be vertical curb and gutter (Type A). c. Note 31 – The valley gutter detail is MAG 240. d. Note 32 – Specify that this is MAG Detail 537. 25. Verify the slope does not exceed 2% in any direction within ADA parking space. 26. 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. 27. Show the floodplain/floodway on the Site Plan. Show the finished floor elevation of the proposed building versus the base flood elevations of the floodplain/floodway. 28. The finished floor elevation of the proposed building shall be a minimum of 12 inches above the 100-year base flood elevations and 14 inches above the ultimate outfall of the site. 29. A drainage swale may be necessary along the east property line as the existing ground appears to slope back towards Building C. 30. Trash racks and safety rails are required for the proposed headwalls. 31. Storm drain pipes beneath a building are not recommended. 32. What is the BFE near the overflow pipe? Is there a chance the floodway would cause flooding on site? 33. Cactus Road includes an existing 12” PVC water main and 12” PVC sewer main. 34. Domestic water and irrigation services must be separate and each requires their own meter, backflow preventer and tap. Fire service lines require their own backflow preventer and tap. The minimum domestic and irrigation service size is 1-inch. The minimum fire service size is 6-inches. Couplings will not be allowed on water services. The domestic line cannot tap the proposed fire line. 35. Water meters shall be located within the right of way and backflow preventers shall be located on private property but not within the PUE. 36. 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. 37. Verify that there is an existing water valve on the existing 12 inch main between the proposed west fire line tap and the existing tap at Cactus Road and 125th Drive. Also verify that there is an existing water valve between the proposed east fire line tap and the existing tap at Cactus Road and 125th Drive. If existing valves do not exist in these areas, add a valve adjacent to the proposed tap(s). 38. Hydrant location/spacing will be reviewed and approved by the Fire Department. Verify that they are spaced at a maximum of every 300 feet. 39. Any hydrants within the project site will be private and painted “Safety Red” and any within the right of way will be public and painted “Safety Yellow” per City Detail EM- 360. All hydrants require markers per MAG Detail 122. 40. Do not add a bend to the proposed fire hydrant service at the east driveway. 41. 90 degree bends of a water main are not recommended. 4 42. The proposed office will require a backwater valve per City Detail EM-442. 43. The closest downstream sanitary sewer manhole shall receive an epoxy coating per City Sewer Note #11. 44. Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 45. Tracer wire per City Detail EM-162 is required on all public utilities. 46. Show the location of any exterior lighting. A Photometric Plan will be required that addresses 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 residential property line to the north, west and south. 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. Show the foot candles along the centerline of Cactus Road to verify that the proposed lighting will not exceed the maximum limit. Exterior Elevations 47. Are there elevations for Building D and E? Preliminary Drainage Report 48. Section I - The project site is 13 acres. 49. Section IV(D) – Drywells will be required. It is recommended to assume 0.1 cfs per drywell. Drywell calculations are required. 50. Section V – Use the latest version of the City’s DDSM which is 2022. 51. 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. 52. For the proposed underground retention system, label the volume required and provided, basin overflow elevations and the low outfall of the lot. 53. Calculations for the storm drain, catch basin, inlets, etc. will be required. includes pipe capacity, inlet capacity and scupper openings (if applicable). 54. Street calculations for an arterial street (Cactus Road) 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. c. Extend the calculations to include the Cactus Road frontage of APN 501-45-936. 55. A Final Drainage Report will be required. ALTA Survey 56. The ALTA should be for both Lots 1 and 2 of Bool Cactus Crossing. Update the Legal Description , Assessor’s Parcel Number and Parcel Area tabs. Provide the thicker property line around Lot 2. 57. The Suffix for the FIRM is ‘L’. Where did the Panel Date come from? Traffic Impact Statement (TIS) 58. Is the east driveway going to always be an emergency access only drive or only until the outparcel is developed? Emergency access drives do not require deceleration lanes but 5 commercial driveways do. Please verify. Signage shall be provided noting the status of the driveway. 59. The TIS is accepted for this site. No further traffic studies are required for this project. An update to the TIS may be required once the outparcel is proposed for development. Preliminary Landscape Plans 60. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set. 61. Show the sight distance requirements at each proposed driveway per City Detail EM- 158. 62. Decomposed granite (DG) is required on all non-paved areas both on site and within the right of way adjacent to the project site. 63. 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. 64. Trees shall not be placed within 5 feet of a public sidewalk or curb or within 6 feet of any public utility. 65. 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. 66. Turpentine bushes are proposed within the Flood Control Easement as the southwest corner of the project site. 67. Irrigation plans will be required. 68. Extend the landscaping and irrigation across the Cactus Road frontage of APN 501-45- 936. Preliminary Water & Sewer Report 69. Section A - The project site is 13 acres. 70. Section A - The latest version of the City of Phoenix Design Standards Manual for Water & Wastewater Systems is from 2021. The sewer and water demand values for the site, however, are still correct. 71. Section B – The landscape service shall be separate from the domestic and fire lines. 72. Section C – The sewer service shall be sloped at ¼ inch per foot per City Detail EM-440- 1 unless cover is an issue. 73. 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. Phase I Environmental Assessment 74. No comments. Miscellaneous 75. A Final Plat or similar instrument will be required and shall reference the following: a. The dedication of any additional right of way (to the nearest 5 feet) required along the south side of Cactus Road in order to accommodate the detached 8-foot sidewalk and pavement width. If additional right of way is required, adjustments to the 8 foot Public Utility Easement (PUE) will also be necessary. b. The dedication of a 1 foot Non-Vehicular Access Easement (NVAE) along the full frontage of Cactus Road, except for the driveways, and along the east, west and south property lines, except at the Flood Control Easement near the southwest corner of the project site. c. The dedication of a Pedestrian Access Easement for the portion of the driveways/sidewalks that encroach within the private property. 6 d. Will the two existing parcels (501-45-934 & 501-45-935) be consolidated into one or remain as is? e. Show the proposed outparcel and note any cross access easement that may be required between the outparcel and RV site. The Plat shall be reviewed and approved by the City and recorded prior to Certificate of Occupancy. 76. A Geotechnical Report will be required to provide on-site pavement sections and for Cactus Road. Verify the proposed pavement sections can handle 75,000 lbs. for the fire access lane or more if the vehicles entering and existing the site will be heavier. 77. Due to the location of the adjacent Flood Zone “AE” and the proposed improvements, 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. 78. 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. 79. 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. 80. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 81. 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. 82. Any cutting of the pavement in either Cactus Road or El Mirage 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.