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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:
Albert Madrid, Ware Malcomb
FROM:
Jose A. Macias, Senior Planner
Development Services Department, Planning & Zoning
RE:
PZ22-02-06 Nexen DC Site Plan
DATE:
October 4, 2022
Mr. Madrid,
Please see the comments from the El Mirage Technical Advisory Committee (TAC) for a site
plan zoning application for warehouse/distribution center use.
BUILDING & SAFETY
1. No comment.
ECONOMIC DEVELOPMENT
2. No comment.
ENGINEERING
3. See attached memorandum.
FIRE DEPARTMENT
4. No comment.
PLANNING & ZONING
Comments shall be address with the submittal of construction documents.
5. Official addresses for all three buildings will be assigned when construction documents
are submitted for staff review.
6. If buildings are occupied by multiple tenants, the property owner/management shall
notify the city and request for an address update for each suite.
7. A separate building permit shall be submitted for staff review for +the construction of the
perimeter fence/wall.
8. Note: A Final Plat may be required for city approval and to record any easements and/or
dedication of land prior to issuing the Certificate of Occupancy. (Separate fees will
apply)
9. Note: See Zoning Code §154.125 SIGN REGULATIONS of the El Mirage Zoning Code
Chapter 154 for sign requirements.
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10. Note: Signs other than building numbers and address will require a permit, this includes
monument signs, pole signs, and wall signs.
11. Landscape Plan Note: A landscape plan consisting of a preliminary plan and a final plan
shall be prepared, submitted, and approved for all applicable development projects in
accordance with the procedures and requirements set forth in this subchapter.
12. Landscape Plan Note: All changes in landscape plans before, during, or after preliminary
or final landscape plan approval shall be approved by the Zoning Administrator or his or
her designee prior to the installation of any such landscape change.
13. Landscape Plan Note: All changes in the landscaping of a site before, during, or after
final landscape plan approval and landscape installation shall be approved by the Zoning
Administrator or his or her designee as set forth in this subchapter.
14. ARS 28-8481 (MILITARY LAND USE COMPATIBILITY): The site is located in the
Luke Air Force Base 75 to 80 LDN Zone and is subject to ARS 28-8481 regulations and
new buildings are subject to ARS 28-8482 Sound Attenuation Standards in Building
Code.
15. Elevations: no comment.
POLICE DEPARTMENT
16. No comment.
PUBLIC WORKS
17. No comment.
EPCOR WATER
18. The site is located within the EPCOR Utilities’ sewer and water service area and shall
coordinate site development and services with the private company. See attached
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:
Nexen DC Development Application Review
DATE:
09-26-22
Below are the Engineering Department’s comments for the above referenced submittal provided
in September 2022. These items will have to be addressed prior to the Planning and Zoning
Meeting.
Narrative (These items were not addressed with the Development Application submittal)
1. Project Proposal – It is noted that the project will be built in two phases. All offsite
improvements will be required in Phase 1. A Phasing Plan per Section F of the City’s
Design and Development Standards Manual (DDSM) shall be provided with the
Development Application.
2. Site Design – The Narrative states that the project is requesting a parking variance due to
the proposed building being a warehouse and that the number of spaces required per City
Code is much greater than is required. A Parking Waiver must be submitted and shall
include the number of spaces required per City Code, the number of spaces actually
required by the site and how that number was determined and explain how additional
spaces can be accommodated, if required, in the future. The Waiver shall include a
breakdown per lot/building.
3. How many employees are anticipated to be on site during a typical shift per building?
How many shifts will there be?
The below items will have to be addressed during the Construction Plan Submittal.
Site Plan/Civil Plans
4. Add the following to the plans:
a. The right of way width of both Ramirez Road and Dysart Road.
b. Exterior signs
5. Property Data Section
a. The APN for the site is 509-18-978.
b. Show a breakdown for each building showing the areas of the warehouse and the
office.
c. Show the number of parking spaces provided per lot/building.
6. It appears Building A has 188 parking spaces, Building B has 188 parking spaces and
Building C has a 199 parking spaces. If this is accurate, each lot/building will require 5
standard ADA spaces and one van accessible ADA space. The Site Plan appears to meet
these requirements but please verify.
2
7. The City will construct the five lane (2-M-2) roadway section for the ultimate Dysart
Road and both the right of way and 8-foot PUE along the Nexen property have already
been dedicated. 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/turn lanes and
associated right of way/easement revisions.
8. The project is responsible for a six-foot-wide sidewalk (meandering if possible) and
landscaping/irrigation along Ramirez Road. The project will also be responsible for any
deceleration/turn lanes and associated right of way/easement revisions.
9. 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
(see attached cost estimate).
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.
10. A 1 foot Vehicular Non-Access Easement (VNAE) is required along Dysart Road except
at the proposed driveways.
11. It appears the three lots will share utilities, access, retention, etc. An Agreement will need
to be in place that establishes this.
12. The northernmost proposed driveway on Dysart Road shall be right in/right out only. Of
the other two driveways on Dysart Road, one must be right in/right out and one may be
full access. It is recommended to coordinate the final location with the developer on the
east side of Dysart (Dermody Properties) and/or come to an Agreement with the property
owner to the south to have the southernmost drive aisle straddle the property line.
13. A Design Exception will be required for the following:
a. Providing a full access driveway on Ramirez Road within 660 feet of the
Dysart/Ramirez intersection, measured from nearest face of curb to nearest face of
curb. This will have to be addressed in the TIA.
b. Having a driveway spacing of less than 150 feet on a collector road, measured
from nearest face of curb to nearest face of curb. The west driveway on Ramirez
Road is approximately 120 feet away from the approved Cavco driveway to the
west. This will have to be addressed in the TIA.
14. The driveways shall be per MAG or City details. The Site Plan calls out City type
driveways but the design shown on the Site Plan does not match the City Details of 251-1
or 251-2.
15. If any portion of the driveway ramp/walkway is proposed within the Nexen property, a
Pedestrian Access Easement shall be dedicated to the City.
16. 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.
17. 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.
18. Verify that the sight distance requirements at each proposed driveway are per City Detail
EM-158. The linework shown on the Site Plan appears inaccurate.
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19. Show the separation between the proposed site driveways and the proposed adjacent
driveways.
20. Keep the sidewalk along Ramirez Road within the right of way. This sidewalk can be
attached if necessary. The sidewalk along Dysart Road shall be detached and meandering
if possible.
21. 6-inch MAG type curbing is required around all driveways and parking lots. Curb that
carries drainage shall include a gutter. The curbing shall be no closer than 3 feet to any
property line.
22. The trash enclosures shall be per City Detail EM-113.
23. Pre-Application Note 5 may no longer apply as it is believed that the farmer has ceased
farming the subject property. Please contact Dermody Properties for confirmation.
24. 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
25. Verify the slope does not exceed 2% in any direction within ADA parking spaces.
26. 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.
27. Heights and/or elevations for any proposed retaining walls will be required. Structural
drawings for the proposed retaining walls shall be reviewed by the Building Safety
Division. Safety rail is required when the vertical drop is 30 inches or more and
recommended when 12 inches or more.
28. Show the basin overflow elevations and the ultimate outfall of the site.
29. The finished floor elevations of the proposed buildings shall be a minimum of 12 inches
above the 100-year base flood elevations and high-water level of any adjacent retention
basin and 14 inches above the ultimate outfall of the site.
30. The proposed retention basins or underground pipes shall be located a minimum of 4 feet
away from any structures and shall not be located within any building setbacks,
easements, or fire lanes.
31. Trash racks and safety rails are recommended for any on-site headwalls.
32. The retention pipe for Basin B1 is missing drywells.
33. The Dysart Road plans show a proposed scupper 585 feet south of the Ramirez Road
southern curb line. A second scupper will be required near the southern boundary of the
site. Dysart Road AutoCAD files can be provided upon request. There is also an existing
catch basin on Ramirez Road that outlets to the project site.
Preliminary Utility Plans
34. The Utility Plans shall show all utilities and utility easements including electric, gas,
phone and cable.
35. All proposed water and sanitary sewer lines will be private so the easement can be
removed. The onsite improvements shall be designed per City standards and the offsite
improvements shall be designed per EPCOR standards.
36. The fire line requires a backflow preventer at both entrances into the site.
37. The domestic water and landscape service lines shall tie in to the mains in Dysart Road
and/or Ramirez Road and shall have their own meter and backflow preventer.
38. Water meters/vaults shall be located within the right of way and backflow preventers
shall be located on private property but not within the PUE.
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39. Show the sizes of the proposed utility services. The minimum fire service line shall be 6
inches, the minimum domestic and landscaping service line shall be 1 inch and the
minimum sanitary sewer service size shall be 6 inches.
40. The sanitary sewer services shall have backwater valves per City Detail EM-442.
41. Do not install utilities under any driveway or adjacent concrete apron.
42. Show utility horizontal and vertical clearance information per MAG Detail 404 and City
Detail EM-402.
43. Water valves are recommended along the fire line, approximately every 500 feet, and at
locations so that the maximum number of hydrants to be out of service per closure is two.
44. A fire hydrant is required on the west side of Building C. Final hydrant locations/spacing
will be reviewed and approved by the Fire Department.
45. 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.
46. It is recommended to have a streetlight at each driveway.
47. Show the location of any on-site lighting. A Photometric Plan will be required that shows
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 Dysart Road to verify that the proposed lighting will not exceed the
maximum limit.
Preliminary Landscape Plans
48. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set.
49. Verify that the placement of the Site Distance Easements matches City Detail EM-158.
Add the easements to the intersection of Dysart & Ramirez.
50. A separate landscaping service, meter and backflow preventer is required.
51. 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.
52. No walls/footer or trees shall be placed within the proposed Public Utility Easement
(PUE). It appears several trees along Dysart Road on the Building C lot are within the
PUE. Please verify.
53. Trees shall not be placed within 5 feet of any City curb or sidewalk or within 6 feet of
any public utility.
54. 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.
55. Irrigation plans will be required.
Exterior Elevations
56. No comments
ALTA Survey
57. Note 3 on Sheet 1 states that the western portion of the site is located in Special Flood
Hazard Area ‘A’ but this is not accurate.
Preliminary Drainage Report
58. The finished floor elevation of the proposed buildings shall be a minimum of 12 inches
above the 100-year base flood elevations and high-water level of any adjacent retention
basin and 14 inches above the ultimate outfall of the site.
59. Using a coefficient of 0.95 for the whole site is acceptable. If the designer wishes to
break down the site further, the City Runoff Coefficients per City Code Section
5
155.054(B)(6)(a) shall be used. Concrete = 0.95, roofs/asphalt = 0.85, grass = 0.15 and
desert/rock lawn = 0.70.
60. Provide basin overflow elevations and the low outfall of the lot.
61. Calculations for the storm drain, catch basin, scuppers, etc. will be required.
62. Reference the 2022 Design and Development Standards Manual.
63. A Final Drainage Report will be required.
Preliminary Water Report
64. All proposed on-site water lines will be private. The onsite improvements shall be
designed per City standards and the offsite improvements shall be designed per EPCOR
standards. The City of El Mirage will be responsible for fire protection and the design of
that system will be reviewed and approved by the City.
Preliminary Sewer Report
65. All proposed on-site sanitary sewer lines will be private. The onsite improvements shall
be designed per City standards and the offsite improvements shall be designed per
EPCOR standards.
66. Section I and V – The sanitary sewer main in Dysart Road is 12 inches. The developer
shall contact EPCOR to determine the schedule for the availability of this line.
Traffic Impact Statement (TIS) (No TIA was provided with the Development Application so the
original TIS comments have been provided again)
67. Introduction – The property is at the southwest corner of Ramirez & Dysart, not the
northwest.
68. An exhibit shall be provided to show (a) the spacing between each of the proposed
driveways, (b) the spacing between the driveways and the Ramirez/Dysart intersection
and (c) the Ramirez driveway and the proposed TI Cold driveways, measured from near
curb to nearest curb.
69. A full Traffic Impact Analysis will be required. The TIA shall follow the City’s Traffic
Impact Study Criteria (attached). The report shall review the requirements for
deceleration lanes for the site driveways, determine if any signals warrants are met for the
driveways and the Ramirez/Dysart intersection, describe the effect on the surrounding
area from a traffic standpoint and recommend any improvements to the area to
accommodate the proposed site.
Title Report
70. No comments
Phase I Environmental Assessment
71. Section 3.5 – The City is in the process of transferring the Water and Sewer Service
Areas to EPCOR.
Miscellaneous
72. A Final Plat will be required to show all right of way and easement dedications. The Plat
shall be reviewed and approved by the City and recorded prior to Certificate of
Occupancy.
73. 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.
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74. 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.
75. 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.
76. A Dust Control Permit from the County will be required prior to the release of any
Engineering permit.
77. 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.
78. Any cutting of the pavement in Ramirez Road will require Pavement Cut Fees per the
most current Fee Schedule.
79. The City will not release any permits until EPCOR approves the water and sewer design.
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.
TRAFFIC IMPACT STUDY CRITERIA
City of El Mirage, Arizona
Revised January 1, 2021
2
TABLE OF CONTENTS
Page
INTRODUCTION
-----------------------------------------
3
STUDY REQUIREMENTS
-----------------------------------------
3
STUDY CLASSIFICATIONS
-----------------------------------------
3
TRAFFIC STUDY ANALYSIS
AND APPROACH
-----------------------------------------
4
Study Area
-----------------------------------------
4
Study Time Frame
-----------------------------------------
4
Analysis Time Periods
-----------------------------------------
5
Data Collection
-----------------------------------------
5
Trip Generation
-----------------------------------------
6
Trip Distribution and Assignment -----------------------------------------
6
Traffic Analysis
-----------------------------------------
7
REPORT FORMAT
-----------------------------------------
8
COORDINATION WITH OTHER
PUBLIC AGENCIES
-----------------------------------------
9
REPORT SUBMITTALS
-----------------------------------------
9
AUXILIARY LANE CRITERIA
-----------------------------------------
9
DRIVEWAY CRITERIA
-----------------------------------------
9
3
INTRODUCTION
The purpose of this document is to provide criteria for the preparation of Traffic
Impact Studies for new land developments or additions to existing developments
and to establish the report format for these studies.
STUDY REQUIREMENTS
A Traffic Impact Study prepared by a Registered Professional Engineer in the
State of Arizona is required for all developments unless waived in writing by the
City Engineer. If the Traffic Impact Study is waived, a Traffic Impact Statement is
required that includes the total vehicle trips that will be generated by the
development, using the Institute of Transportation Engineers (ITE) Trip
Generation publication (most recent edition).
STUDY CLASSIFICATIONS
Traffic Impact Studies will be classified into three categories:
Category I-
Those developments that are estimated to generate 500
vehicle trips or less during either of the a.m. or p.m. peak
hours.
Category II-
Those developments that are estimated to generate more
than 500 vehicle trips during either of the a.m. or p.m. peak
hours but not more than 1,000 peak hour trips.
Category III-
Those developments that are estimated to generate more
than 1,000 vehicle trips during either of the a.m. or p.m. peak
hours.
The developer should first estimate the number of vehicle trips that will be
generated by the proposed development and provide this information along with
the other suggested study elements of the Traffic Impact Study to the City for
Review and approval prior to the start of construction.
4
TRAFFIC STUDY ANALYSIS AND APPROACH
The following presents the specific items to be included in a Traffic Impact
Study.
Study Area
a) All site driveways
All categories
b) All major intersections within 1 mile of the study site,
either signalized or un-signalized.
All categories
c) All driveways where traffic movements could be
affected by new driveway traffic movements.
All categories
d) Additional locations as requested by the reviewing
agency.
All categories
Study Time Frame
The study should include, as a minimum, an analysis of the expected traffic
conditions for the time period when the development is expected to open. The
opening day conditions should include all of the proposed development traffic as
if the development was fully completed and occupied.
Additional study years should be included as follows:
Category I:
Opening year and 5 years in the future.
Category II: Opening year, 5 years and 10 years in the future.
Category III: Opening year, 5 years, 10 years and 20 years in the future.
The study for phased construction developments should include an analysis for
each year that planned new phased construction is to be started. In addition, the
required 5, 10 or 20 year analysis after the start of the last phase of the
development as stated above for the specific categories.
Analysis Time Periods
The study should include an analysis of the impact of the development traffic for
the typical adjacent street peak hour conditions which normally occur within the
time periods from 6:00 to 9:00a.m. and 3:30 to 6:30p.m. on a typical weekday
and an analysis of the impact of the development daily weekday traffic generated
on the adjacent street system and site driveways. In addition, if requested by the
5
City, additional time periods and or weekend analysis may be required in the
study if the developer has unusual peaking characteristics or if the adjacent non-
site traffic conditions warrant an analysis of other peak traffic time periods.
Data Collection
The traffic impact study should include information on the following existing and
proposed conditions within the study area:
a) Traffic Volumes
1. Existing and proposed traffic volumes for the adjacent existing and
proposed intersections and driveways to include daily weekday
a.m. peak hour and p.m. peak hour (and other time periods as
noted in the previous section). Daily traffic volumes should be
provided as a 24-hour directional roadway section count and peak
hour volumes should be provided by specific intersection or
driveway turning movement directions.
2. Existing traffic volume data should be adjusted to average
conditions based on City adjustment factors or appropriate
adjustment factors available from other public agencies.
3. Projected traffic volumes should be based on available traffic
projections from the Maricopa Association of Governments (MAG),
other appropriate documented traffic projected sources or historical
traffic volume trends. Projected traffic volumes shall include
adjustments, as necessary, to reflect other adjacent future
development.
b) Land Use
1. Existing and proposed land use in the study area should be
discussed and included in the study as it impacts the proposed
development street system or driveways.
c) Roadway Conditions
1. Existing and proposed roadway conditions shall be identified
including pavement type, width, traffic lanes, medians, curb and
gutter, speed limits, horizontal and vertical curvature and traffic
control devices.
6
d) Crash Experience
1. Crash experience should be documented for the past 36-month
time period for the adjacent roadway system included within the
study area.
Trip Generation
The trip generation for the proposed development shall be estimated using the
latest edition of Trip Generation published by ITE. Exceptions to the use of this
document must be approved by the City and may include actual traffic generation
counts from a similar existing facility having the same size and surrounding area
characteristics or from other recognized sources that provide trip generation data
not included in the ITE manual.
If proposed within the Traffic Impact Study, adjustments to the site traffic
generation should be documented to reflect site traffic interaction, pass-by traffic,
use of other modes of transportation, carpooling or other means of trip reduction.
Trip reduction methods should be discussed with the City prior to use within the
report.
Trip Distribution and Assignment
Site traffic shall be assigned to the proposed site driveways and street
intersections included within the study area based on an analysis of the market
area for the proposed development. The market area will vary based on the type
and location of the development. However, as a minimum, the following
guidelines should be used:
● Residential trip distribution should be based on the locations of employment
and commercial attractions and the available street system.
● Commercial, industrial and office trip distribution should be based on the
surrounding population densities and the available street system.
The area to be constructed in the development of the site trip distribution should
normally be within a 10-mile radius of the study site. However, other conditions of
the proposed development, the adjacent street system and the location of site
traffic attractors and generators may indicate the need to expand or reduce the
area of influence.
Traffic Analysis
The study should include the following minimum items for analysis.
7
a) Traffic flow conditions, including the level of service using the latest edition
of the Highway Capacity Manual (Special Report 209, Transportation
Research Board)
1. An analysis of the existing traffic conditions.
2. An analysis of the future non-site traffic conditions.
3. An analysis of the traffic conditions with the addition of site traffic.
b) Roadway capacity conditions using generally accepted daily volume traffic
demand compared to roadway cross sections.
1. Existing traffic conditions
2. Future non-site traffic conditions.
3. Future traffic conditions with the addition of site traffic.
c) Intersection and driveway traffic control device requirements using results
of the items below and the Federal Highway Administrations (FHWA)
Manual on Uniform Traffic Control Devices for Streets and Highways
(edition adopted by the Arizona Department of Transportation)
1. Existing conditions.
2. Future non-site conditions.
3. Future total traffic conditions.
d) Intersection and driveway geometrics using recognized accepted formulas
with documentation provided within the report.
1. Analyze adequacy or need for additional through traffic lanes or
auxiliary right or left turn lanes for existing, future non-site and
future total traffic conditions and include storage requirements.
2. Analyze potential conflicts of proposed driveway locations with
existing and/or proposed adjacent driveways or intersection traffic
lane configurations for the future total traffic conditions.
e) Crash summary and identification of trends and/or potential safety
hazards.
8
f) Other analysis as requested by the City or as may be required due to the
type and location of the proposed development.
1. Weaving analysis.
2. Parking analysis.
3. On-site circulation including queuing analysis at major on-site
turning movement locations.
4. Site access quantity, location and traffic lane configuration.
g) Mitigation measurements
All recommended on-site and off-site improvements required to mitigate
projected traffic congestion or safety issues shall be identified with the
resultant traffic flow conditions indicated for comparison to the “before
conditions”.
REPORT FORMAT
The Traffic Impact Study should include the following items and report sections:
a) Title page.
b) Table of contents and list of figures and tables.
c) Introduction including description of project, purpose of report and
executive summary.
d) Proposed development description including location, land use and
proposed use. Include vicinity map on site plan.
e) Study area description.
f) Existing conditions including site land use, adjacent roadway description
and traffic volumes. Include summary of existing traffic counts, graph of
existing (adjacent) daily and peak hour traffic and roadway condition
diagrams.
g) Projected traffic including site traffic generations, distributions and
assignment and non-site traffic for each time period to be analyzed.
Include tabular data as needed to show trip rate formulas used in the
study and a summary of the site traffic assignment. Graphics should be
included showing the daily and peak hour volumes for each analysis time
period included in the study for both the site and non-site traffic.
9
h) Total traffic should be shown for each analysis time period.
i) Traffic analysis showing tabular and graphic results of the analyses.
j) Summary and conclusions.
k) Appendix providing any material related to the traffic study data collection
and study results.
COORDINATION WITH OTHER PUBLIC AGENCIES
If applicable, the requirements for the Traffic Impact Study as noted in this
document may need to be coordinated with the requirements of other local
agencies such as adjacent cities or towns, the Maricopa County Department of
Transportation or the Arizona Department of Transportation. Any deviation from
the requirements of this document due to the requirements of other agencies
should be presented in written form to the City for review and approval or denial.
REPORT SUBMITTALS
A minimum of two (2) copies of the report shall be submitted to the City for
review. Additional copies of the report may be required for review by other
adjacent public agencies.
AUXILIARY LANE CRITERIA
Use the City of El Mirage Auxiliary Lane Criteria Memorandum
DRIVEWAY CRITERIA
See City of El Mirage Detail EM-259
Date: 6-29-21
Job No.: 18-081.4
Labor Class Rate
$220.00
$185.00
$150.00
$110.00
$105.00
$60.00
$150.00
$140.00
$125.00
$90.00
DESCRIPTION
Principal
Project
Manager
Project
Engineer
Engineer
CAD
Tecnician
Clerical
Survey
Manager
Survey 2-
man
Project
Surveyor
Survey Tech
Task Cost
Task 1: Supplemental Topo / Utility
6
2
5
$1,540.00
Task 2: Signal Design
2
16
32
80
$14,690.00
~Cost Estimate
1
3
3
$965.00
Task 3: Utility Coordination
12
$1,800.00
Task 4: Project Meetings
~Over the Shoulder (Draft Plans 30%)
6
$900.00
~Progress Comment Resolution (95%)
4
2
$820.00
Task 5: Project Management
16
$2,960.00
TOTAL HOURS
0
19
41
37
80
0
0
6
2
5
190
SUBTOTAL FEES
$0.00
$3,515.00
$6,150.00
$4,070.00
$8,400.00
$0.00
$0.00
$840.00
$250.00
$450.00
$23,675.00
ALLOWANCE
Task 6: Post Design
20
$3,000.00
Item 7: Pothole Budget
$4,000.00
$30,675.00
TOTAL FIXED FEE
Fee Estimation Worksheet
PROJECT: Dysart and Ramirez Signal
From:
Veloz, Jose Ruben
To:
Jose Macias
Cc:
Beuche, Anthony
Subject:
RE: [EXTERNAL] FW: Development Application Review: PZ22-02-06 Nexen Dc
Date:
Monday, October 3, 2022 4:10:27 PM
Attachments:
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Application for Fire Line - EPCOR 2016.pdf
Hi Jose,
I received the preliminary utility plans, water and sewer report for the project. When you are ready
for the official submittal, please provide the following:
Plan Review Application. See attached form
Utility Plans
Water and Sewer Report
Plan Review Fee. The plan review fee is $2,500.00. An invoice will be sent to you after the official
submittal is received.
Please let me know if you have any questions.
Thanks.
Logo
Ruben Veloz
Senior Engineering Technician
Developer Services
2355 W. Pinnacle Peak Road, Suite 300
Phoenix, AZ 85027
Tel 623.445.2495. | epcor.com
From: Jose Macias <jmacias@elmirageaz.gov>
Sent: Tuesday, September 20, 2022 7:55 AM
To: Beuche, Anthony <ABeuche@epcor.com>
Cc: Gunter, Christian <CGunter@epcor.com>; Veloz, Jose Ruben <JVeloz@epcor.com>
Subject: RE: [EXTERNAL] FW: Development Application Review: PZ22-02-06 Nexen Dc
Anthony,
Thank you for the information, I will update my EPCOR contact list.
Regards,
Jose A. Macias
Senior Planner | GIS
Development Services - Planning & Zoning | GIS Division
P: 623.876.2996 | F: 623.876.4605 | E: jmacias@elmirageaz.gov
El Mirage City Hall Hours: Mon – Thurs 7:00 am to 5:30 pm & Closed Fridays.
From: Beuche, Anthony <ABeuche@epcor.com>
Sent: Tuesday, September 20, 2022 6:59 AM
To: Jose Macias <jmacias@elmirageaz.gov>
Cc: Gunter, Christian <CGunter@epcor.com>; Veloz, Jose Ruben <JVeloz@epcor.com>
Subject: [EXTERNAL] FW: Development Application Review: PZ22-02-06 Nexen Dc
Good Morning Jose,
Thank you for forwarding the Nexen submittal documents. As further documents are received,
please forward them to Ruben Veloz (copied on this email) and myself. Ruben is the EPCOR
manager for projects in the City of El Mirage expansion area.
Thanks,
Tony
Logo
Tony Beuché. P.E.
Developer Services Manager - Western
2355 W. Pinnacle Peak Road, Suite 300
Phoenix, AZ 85027
Tel 623.445.2452 (Direct) | epcor.com
From: Gunter, Christian <CGunter@epcor.com>
Sent: Monday, September 19, 2022 2:36 PM
To: Beuche, Anthony <ABeuche@epcor.com>
Cc: jmacias@elmirageaz.gov
Subject: FW: Development Application Review: PZ22-02-06 Nexen Dc
Tony,
Jose at City of El Mirage sent me the email below and the attachments. I believe it should have gone
to you.
Please let Jose and I know if you are the correct contact at EPCOR?
Thanks,
Chris Gunter, PE
623-445-2474 - Desk
727-656-5166 - Cell
epcor. com
From: Jose Macias <jmacias@elmirageaz.gov>
Sent: Monday, September 19, 2022 10:26 AM
To: Gunter, Christian <CGunter@epcor.com>
Subject: FW: Development Application Review: PZ22-02-06 Nexen Dc
Notice: External Email
Use caution when opening links, attachments, and when prompted to enter User IDs,
Passwords or Confidential Information.
Please report any suspicious email with the "Report Phish" button.
Chris,
Attached please find a Development Application for a Site Plan in the EPCOR Service area for your
review. Comments are due by Monday September 26, 2022.
If you have any questions, please feel free to contact my office.
Regards,
Jose A. Macias
Senior Planner | GIS
Development Services - Planning & Zoning | GIS Division
10000 N. El Mirage Road, El Mirage, AZ 85335
P: 623.876.2996 | F: 623.876.4605 | E: jmacias@elmirageaz.gov
El Mirage City Hall Hours: Mon – Thurs 7:00 am to 5:30 pm & Closed Fridays.
This email message, including any attachments, is for the intended recipient(s) only, and
contains confidential and proprietary information. Unauthorized distribution, copying or
disclosure is strictly prohibited. If you have received this message in error, or are obviously
not one of the intended recipients, please immediately notify the sender by reply email and
delete this email message, including any attachments. Thank you.
This email message, including any attachments, is for the intended recipient(s) only, and contains
confidential and proprietary information. Unauthorized distribution, copying or disclosure is strictly
prohibited. If you have received this message in error, or are obviously not one of the intended
recipients, please immediately notify the sender by reply email and delete this email message,
including any attachments. Thank you.
This email message, including any attachments, is for the intended recipient(s) only, and
contains confidential and proprietary information. Unauthorized distribution, copying or
disclosure is strictly prohibited. If you have received this message in error, or are obviously
not one of the intended recipients, please immediately notify the sender by reply email and
delete this email message, including any attachments. Thank you.
WO # ___________
DISTRICT # ___________
APPLICATION FOR FIRE LINES
NOTE: “Fire Lines” are water lines that are connected to EPCOR’s distribution system that are used
exclusively for on-site private fire hydrants and/or for interior fire sprinkler systems for buildings.
Fire Lines shall be utilized for fire protection services only and shall serve only a single property.
Though EPCOR reviews the engineering plans of the Fire Lines, EPCOR’s approval of the Fire Lines
is limited only to that portion to be constructed within rights-of-way or water easements.
Date of Application:
Name of Business that will be served by the Fire Lines:
Contact Name of Applicant (Applicant must be an employee of the Business listed above):
Phone No.:
Applicant’s Mailing Address:
Applicant’s E-Mail Address:
Contact Name of Engineer:
Phone No.:
Engineer’s E-Mail Address:
Name of Engineering Company:
The Applicant, upon the terms and conditions set forth herein, applies to EPCOR Water Arizona Inc.
(“Utility”) for a fire line connection to be located at
more fully described in Exhibit A.
Applicant agrees to be bound by all the terms and conditions of this Application and of the Utility’s rules and
regulations for water service as on file with and approved by the Arizona Corporation Commission as they
presently exist or as they may hereafter be modified, altered, or changed from time to time. In case of any
conflict with the provisions of this Application, the rules and regulations for water service shall control.
Subject to the previous paragraph, terms and conditions that are binding upon acceptance of this
Application by the Utility are as follows:
1. The Applicant is responsible for all Work, which is defined as the connections to the distribution
main, the installation of the fire lines, the installation of the control valves and backflow prevention
assemblies, and all required excavations, saw-cutting, backfilling, pavement and sidewalk
replacements, permits, approvals, and associated work, all to the satisfaction of Utility, the local fire
department, and the entity that owns the rights-of-way. This Work shall be in compliance with the
details in Exhibit B and with the design requirements listed in Exhibit C, and with all requirements
of the local fire department and the entity that owns the rights-of-way.
2. All Work described in Paragraph 1 above that occurs within the right-of-way or water easement,
including the installation of the backflow prevention assembly, shall be subject to inspection, testing
and acceptance by the Utility before commencement of service. Applicant will comply with Utility’s
1
inspection and testing requirements for the Work. Applicant will provide Utility two business
days’ prior notice before the Work begins, and when any portion of the Work is ready for
inspection and testing. Utility will then promptly inspect and test the Work to determine if such has
been constructed in accordance with Utility’s specifications and details. As a result of Utility’s
inspection and testing, Utility may provide written notification to Applicant of punch list items that
require correction and Applicant agrees to promptly correct all defects and deficiencies in
construction, materials and workmanship.
3. Upon Applicant’s receipt of invoice from Utility, Applicant will pay to Utility a non-refundable
inspection and administration fee equal to $2,500.00. The inspection and administration fee is
to compensate Utility for the cost of its administration, coordination, engineering reviews,
inspections, testing and approval incurred by Utility in connection with the design, construction,
installation and connection of the Fire Line(s). This fee is a non-refundable contribution in aid of
construction. Applicant will not begin any work until Utility receives payment of the inspection and
administration fee.
4. The Applicant shall utilize the services of an Arizona licensed and insured contractor to perform the
Work. At a minimum of seven (7) calendar days prior to the start of Work, the Applicant will
submit the following documents to Utility for its review and approval:
a. a copy of the contractor’s license;
b. a copy of the contractor’s certificate of insurance (EPCOR Water Arizona Inc. must be listed
as an Additional Insured);
c. a copy of the contractor’s bid.
Utility will verify and confirm whether the contractor has the appropriate license classification to
perform this type of Work, and will verify that the contractor’s insurance is current and effective.
Applicant will not begin any Work until written approval of these items is obtained from the
Utility. Written approval may be in the form of an e-mail.
5. Applicant will pay all of the costs of permitting, constructing, installing, and connecting the Fire
Line(s) including, but not limited to, the costs of engineering, materials, labor, transportation,
equipment, necessary permits and approvals, easements, testing, corrections, insurance and
bonds, wherever applicable. Applicant’s costs for the Fire Line(s) shall be considered a non-
refundable contribution in aid of construction.
6. Applicant estimates a construction start date of __________________________________, 20___.
Applicant will not commence construction until (a) Applicant has given proper notification to Utility’s
inspector per Paragraph 2, (b) Utility receives payment of the inspection and administration fee per
Paragraph 3, and (c) Applicant receives written notice of approval per Paragraph 4.
7. The construction and installation of the Fire Line(s) shall be in accordance with good utility and
engineering practices, the rules, regulations and requirements of the local fire department, Utility’s
specifications and details, and the requirements of all other agencies having jurisdiction over the
Fire Line(s) and rights-of-way.
8. If Applicant begins construction of any Work before all of the conditions set forth in Paragraph 6 are
satisfied, such construction will be at Applicant’s sole risk and subject to repair, alteration or
reconstruction at Applicant’s expense as directed by Utility or any regulatory agency.
9. After construction of the Work is completed, Applicant will promptly provide to Utility all of the
following:
a. Copies of all paid bills, invoices and other statements of expenses incurred by Applicant as
a result of the Work; and,
2
b.
Lien waivers and releases from contractors, subcontractors and vendors for materials,
equipment, supplies and construction included in the Work.
10. The Fire Line(s) will not be used to provide public utility service until inspected, tested and approved
by Utility and Final Acceptance of the Work has occurred. Utility specifically reserves the right to
withhold Final Acceptance of the Work unless the Work has been constructed in accordance with the
terms of this Application and are reasonably satisfactory to Utility upon inspection and testing.
11. Utility will notify Applicant of Utility’s Final Acceptance of the Work within ten (10) days after the
satisfaction of all of the following conditions:
a.
Applicant has corrected all punch list items identified by Utility;
b.
Applicant has paid all fees required by this Application and by the terms of Utility’s then-
current and applicable tariffs;
c.
Applicant has delivered to Utility all documents required in Paragraph 9: and,
d.
If Utility has determined that an easement is required, Applicant has, at no cost to Utility,
granted or caused to be granted to Utility, perpetual rights-of-way and easements and
obtained all necessary zoning and other governmental approvals as required, each in a form
and with substance reasonably satisfactory to Utility’s legal counsel, for Utility’s ownership,
operation, maintenance and replacement of that portion of the Fire Lines(s) within the
easement, including adequate access from public roadways. As a condition to Applicant’s
conveyance of easement rights to Utility, Utility may require Applicant to deliver to Utility,
among other documents and information reasonably requested by Utility, an ALTA survey
and a title report pertaining to the real property subject to such easement, both of which must
be in form and substance satisfactory to Utility’s legal counsel. Unless otherwise mutually
agreed upon in writing, such easements:
i.
will be free of physical encroachments, encumbrances or obstacles that will
materially impair Utility's maintenance and operation of that portion of the Fire Line(s)
between Utility’s distribution line and the newly installed backflow preventer;
ii.
will have a minimum width of 20 feet; and,
iii.
will specify that the service lines will be separated by a reasonable distance from
other utility lines and facilities so as to prevent damage or conflicts in the event of
repairs or maintenance.
12. Concurrently with Utility’s Final Acceptance of the Work, if an easement was granted for any portion
of the Fire Line(s), all lines within the easement shall become, and shall thereafter remain, as
between Utility and Applicant, the sole property of Utility without the requirement of any written
document of transfer to Utility. Applicant represents and warrants to Utility that, at the time of such
transfer, Utility will receive good and marketable title to the conveyed Fire Line(s), free and clear of
any and all liens, claims, mortgages or other encumbrances. Applicant shall furnish any document
pertaining to ownership and title as may be requested by Utility, including documents which evidence
or confirm transfer of ownership and possession to Utility, and the good, merchantable and lien-free
title to such portions of the Fire Line(s). All risk of loss of the Fire Line(s) shall be with Applicant until
title to that portion of the Fire Line(s) is transferred to Utility in accordance with the terms of this
Application.
13. WARRANTY – For one year after Utility’s written Final Acceptance of the Work, Applicant will, upon
Utility’s reasonable request, promptly correct any and all defects and deficiencies in construction,
materials and workmanship in the Work discovered by Utility.
14. Neither Utility’s inspection nor acceptance of the Work relieves or limits Applicant’s responsibilities
and liabilities under this Application.
15. Utility does not provide fire protection services and does not warrant, guarantee or represent that any
water utility services it provides will comply with any fire-protection requirements of any
3
governmental agency, or of any county, municipal, or private fire protection providers. Utility will
allow public and private fire protection providers to use water from its system for fire-fighting
purposes, provided that Utility’s normal system demands are first met and water system pressure is
not decreased to less than 20 pounds per square inch.
16. Utility does not guarantee a continuous supply of service or a constant water pressure of service.
Utility is not liable for damages occasioned by such events, interruptions or failure to commence
service or unsatisfactory service or any act or failure to act arising out of this Application caused by
an act of God or the public enemy, accident, fire, explosions, strikes, riots, war, delay in receiving
shipments of required material, order of any court or judge granted in any bona fide adverse legal
proceedings or action, or any order of any commission or tribunal having jurisdiction in the
premises; or without limitation by the preceding enumeration, any other act or thing reasonably
beyond its control or incident to interruptions necessary for repairs or changes in Utility’s production,
storage, transmission, distribution, collection, and other related facilities.
17. Applicant will defend, indemnify and hold harmless Utility, its officers, directors, agents, and
employees from and against any and all claims, damages, judgments, fines, penalties,
assessments, costs and expenses, including attorneys’ fees and court costs, to which they or any of
them may be subjected by reason of injury, death, loss, claim, penalty, assessment or damage
caused or contributed to by the active or passive negligence or willful misconduct of Applicant, its
agents, servants, employees, contractors or subcontractors in the execution of, or failure to execute,
Applicant’s obligations under this Application; provided, however, that Applicant shall not be
required to indemnify Utility to the extent of any negligent or wrongful acts of Utility, its officers,
directors, agents or employees.
18. UTILITY WILL NOT BE LIABLE TO APPLICANT FOR ANY INCIDENTAL, CONSEQUENTIAL,
SPECIAL, PUNITIVE, OR OTHER INDIRECT DAMAGES, REGARDLESS OF WHETHER SUCH
DAMAGES ARISE UNDER BREACH OF CONTRACT, TORT, STRICT LIABILITY, OR OTHER
THEORY OF LAW.
19. This Application represents the entire understanding between the parties with respect to its subject
matter, superseding all prior communications, understandings and agreements of or between the
parties with respect to such subject matter. There are no oral or collateral agreements between the
parties with respect to such subject matter.
20. Utility reserves the right to deem this Application null and void if Applicant does not begin
construction of the Fire Line within six months after the date of this Application. If Applicant has not
started such construction within six months after the date of this Application, Applicant may issue a
written request to Utility for an extension of this Application. Utility’s response to any such request
for extension will not be unreasonably delayed, but will be within Utility’s sole discretion. If Utility
deems the Application null and void, Utility will provide written notice of cancellation of this
Application to Applicant.
Signatures Follow (Next Page)
4
Signed and agreed to by the Applicant with an effective date as shown first above written.
ACCEPTANCE BY APPLICANT:
Signature of Applicant:
Title of Applicant:
Date of Signature:
Acknowledgment:
STATE OF ______________________ )
)
COUNTY OF ____________________ )
On _______________________, 20___, before me, __________________________, a Notary Public in
and for said State, personally appeared _________________________, personally known to me (or proved
to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within
instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that
by his/her signature on the instrument the person, or the entity upon behalf of which the person acted,
executed the instrument.
WITNESS my hand and official seal.
Signature
______________________________ (Seal)
**************************************************************************************************************************
ACCEPTANCE BY EPCOR WATER ARIZONA INC.:
Printed Name of Utility Representative:
Signature of Utility Representative:
Title of Utility Representative:
Date of Signature:
5
EXHIBIT A
MAP SHOWING LOCATION OF PROPOSED FIRE LINE(S)
EXHIBIT B
DESCRIPTION / DETAILS OF THE WORK
EXHIBIT C
DESIGN REQUIREMENTS FOR FIRE LINES
1. Fire line connections to Utility’s mains shall be used for fire protection systems only. Metered
services cannot be connected to fire lines.
2. The minimum size fire line connection shall be 4 inches.
3. For fire lines, backflow prevention devices are required within 75 feet of the main. If the
building riser is within 75 feet from the main, then a vertically mounted backflow prevention
device may be located on the building riser. If the building riser is further than 75 feet from the
main, then a backflow prevention device shall be installed as close at practicable to the service
connection (property line).
4. Backflow prevention devices are not required for private hydrant connections that are not
looped and that do not have fire sprinkler connections.
5. Backflow prevention devices shall have been issued a certificate of approval by the University
of Southern California Foundation for Cross-Connection Control and Hydraulic Research. The
certificate of approval shall be forwarded to Utility’s Backflow Prevention Specialist prior to
Utility’s Final Acceptance of the fire lines.
6. Backflow prevention devices shall not be located in rights-of-way, sidewalks, driveways,
visibility triangles, or other locations where accidental damage or visibility obstruction would
likely occur.
7. Backflow prevention devices shall be fully accessible for testing, repairs, and replacement.
There shall be an unobstructed radius of not less than three feet from the outer perimeter of
each backflow prevention device.
8. Per the Uniform Plumbing Code (610.2), in the absence of specific pressure drop information,
the diameter of the inlet or outlet of any backflow prevention device or its connecting piping
shall not be less than the diameter of such water distribution piping to the fixtures served by
the device. If available, pressure drop information shall be provided with the submitted plans.
9. Per the Uniform Plumbing Code (603.3.11), looped on-site fire line systems shall be provided a
backflow preventer at each point of connection to the public water system.
10. A control valve is required at ALL fire line connections to public water mains. The control valve
shall not be located in sidewalks, driveways, curbs or gutters.
11. Thrust blocks are not allowed in rights-of-way.