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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: Brett Collard, Compass Data Centers FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PZ22-11-31Compass Data Center PHX II Site Plan DATE: February 8, 2023 Mr. Collard, Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the Site Plan Approval. BUILDING & SAFETY 1. Building Safety has reviewed the site plan and found it in conformance with all applicable building site code requirements. A comprehensive building code analysis of all the buildings and structures on this site will take place during the building permit review process. ECONOMIC DEVELOPMENT 2. Economic Development supports the Compass Data Center project. The data center is not a heavy water user, forced air cooling for servers, enabling continued attraction of industrial without additional water constraints. Each building (4) will employ 35 high- tech jobs providing opportunities for residents to earn wages far above Maricopa County median wage. In addition to the following benefits, the inclusion of another data center will add to the diversity mix of industries at the LogistiCenter at CopperWing. This diversity insulates the City from large-scale layoffs during economic downturns and doesn’t dominate workforce into a few career choices. Diversity prevents labeling the industrial park as warehouse/distribution. ENGINEERING 3. See the attached memorandum. FIRE DEPARTMENT 4. At this point in the project fire department does not have any comments. PLANNING & ZONING 5. 12500 W Joe R. Ramirez Road, El Mirage, Arizona 85335 assigned address will become official with the submittal of the Building Safety and Engineering permits. 6. The following note shall be added to the site plan. 2 a. “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.” 7. The preliminary landscape plan will be included in the site plan staff report and presented to the Planning and Zoning Commission and City Council where additional stipulations may be imposed. 8. All 24-inch box and larger trees shall be a minimum of ten feet in height, four feet in spread and two and a half inches trunk caliper at the ground level. 9. The final landscape plan shall be in conformance with the approved preliminary plan and any stipulated changes or additions and shall be approved by the Zoning Administrator or designee prior to the issuance of a building permit. 10. All changes in landscape plans before, during, or after preliminary or final landscape plan approval and/or landscape installation shall be approved by the Zoning Administrator or his or her designee. 11. Prior to the city accepting for maintenance any reverse street frontage landscaping or other street rights-of-way landscaping the following conditions shall have to be satisfied: b. The landscaping shall be inspected and approved by the city for compliance with the approved landscape plan. c. The subsequent completion of a 60-day maintenance period wherein the developer shall be responsible for all watering, weeding, and replacement of all dead or dying plant materials. d. A final inspection called by the developer or his or her representative at the completion of a 120-day maintenance period resulting in final approval and acceptance by the city, except for the subdivision which shall be determined when final plans are approved. e. As-built drawings of the landscape and irrigation system are required prior to acceptance by the city and for projects within the city right-of-way or city-owned property. The as-built drawings shall be four mil., non-wash off photo mylar or digitized record in accordance with city CAD guidelines showing the locations of all plantings and irrigation equipment. 12. A separate sign permit for signs other than for the address and building numbers will be required, this includes monument, pole, wall signs and other sign types permitted. 13. A final plat will be required to record any lot combinations, easements and/or dedication of land prior to issuing the Certificate of Occupancy. Separate fees will apply. ARS 28-8481 MILITARY LAND USE COMPATIBILITY 14. The site is located within the Luke AFB 1988 JLUS 65 DNL, “high noise or accident potential zone” as defined by A.R.S. § 28-8461 and inside the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-8461 and is subject to land use compatibility 3 with the State Statute. See the attached Luke AFB comment letter submitting by the base during the Pre-App review. POLICE DEPARTMENT 15. No comment. PUBLIC WORKS 16. Both water & Sewer will be provided by EPCOR. 17. Wastewater Report – Reviewed with no comment 18. Traffic Impact Study – 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: Compass PHX II Development Application Review DATE: 02-07-23 Below are the Engineering Department’s comments for the above referenced submittal provided in January 2023. These items will have to be addressed prior to the Planning and Zoning Meeting. 1. None. The below items will have to be addressed during the Construction Plan Submittal. Site Plan/Civil Plans 1. Add the following to the plans: a. Show all utilities and utility easements including electric, gas, phone and cable. b. Exterior monument signs 2. Where is the exact location of the Benchmark? 3. Site Data a. The Existing Zoning is EI/PAD b. The employees per shift is per building c. The number of ADA spaces required for 186 parking spaces is 6 with 5 standard and 1 van accessible. 4. The project is responsible for the dedication of 65 feet of right of way, an 8-foot wide Public Utility Easement (PUE), half street roadway improvements, an eight-foot-wide detached meandering sidewalk, a 12-foot wide decomposed granite multi-use path, streetlights, ITS conduit, signing/striping and landscaping/irrigation along the Peoria Avenue (arterial road) frontage. The roadway improvements will require a 13-foot wide two way left turn lane (TWLTL), an 11-foot wide through lane, a 5.5-foot bike lane and vertical curb and gutter. 5. The City constructed El Mirage Road several years and most of the required improvements are in place. The project is responsible for the dedication of 75 feet of right of way (for 500 feet south, measured from the monument line of Peoria Avenue), an 8- foot PUE and landscaping/irrigation along the Dysart Road frontage. The project will also be responsible for any associated right of way/easement revisions. 6. Joe R. Ramirez Road (collector road) shall be a 3-lane minimum roadway section (1-1-1) with a typical 14’ – 12’ – 14’ configuration within a 60-foot minimum right of way from the 127th Avenue alignment to the west property line of APN 501-45-980B. The Traffic Impact Study (TIS) shall determine if a wider roadway section is required. The Compass 2 PHX II project is responsible for constructing the north half of Ramirez Road (26-foot width minimum), dedicating an 8-foot wide Public Utility Easement (PUE), a six-foot- wide detached meandering (if possible) sidewalk, streetlights, ITS conduit, signing/striping and landscaping/irrigation across its frontage. 7. The Site Plan includes a note that states “Future Joe R. Ramirez Road & utility improvements per separate permit”. The TIS states this roadway will be constructed but what is the timeline for that? 8. There is a private roadway proposed along the 127th Avenue alignment. The project’s responsibility towards this private road, if any, will be via a separate agreement with the Copperwing developers. This review is prepared under the assumption that the Compass PHX II site has no responsibility for that roadway. 9. Design requirements for offsite roadways include: a. Provide a cross section of the roadway improvements showing the following: dimensions, utilities (existing and proposed), street widths, right of way, slopes, PUE and pavement section. b. Profiles shall be provided for the proposed curb line(s) as well as the centerline. Elevations and slopes of the roadway shall be provided. c. The minimum longitudinal slope shall be 0.25% for Peoria Avenue and 0.40% for Ramirez Road. d. The cross slope of the proposed roadways shall be between 1% and 3% with 2% preferred. Provide cross slopes along the profiles. 10. Show all building setback lines. 11. A 1-foot Vehicular Non-Access Easement (VNAE) is required along the frontage of El Mirage Road, Peoria Avenue and Ramirez Road except at the proposed private driveway(s). A 1-foot VNAE is also required along any shared property line with Gateway Park. 12. The driveways shall be per MAG or City details. Stop signs are recommended at each driveway. 13. Verify that any driveway to be used by a truck can accommodate a WB-67 vehicle without encroaching into the adjacent lane. 14. Enter and Exit signs shall be placed at the main access to the site. 15. If any portion of the driveway ramp/walkway is proposed within the Compass property, a Pedestrian Access Easement shall be dedicated to the City. 16. Add Site Distance Easements per City Detail EM-158 to all proposed driveways and applicable legs of the Peoria/El Mirage intersection. 17. Standard ADA spaces are 8’x18’ and van accessible spaces are either 11’x18’ with a 5’ access aisle or 8’x18’ with an 8’ access aisle. The Site Plan seems to have the dimensions reversed. 18. 6-inch MAG type curbing is required around all driveways and parking lots. The parking lot curbing shall be no closer than 3 feet to any property line. 19. Verify the slope does not exceed 2% in any direction within ADA parking spaces. 20. 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, Peoria Avenue and Ramirez Road. The minimum inside radius of the access road is 19.5 feet and the outside radius is 45 feet. 21. The trash enclosures shall be per City Detail EM-113. 22. 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. The north side of 3 Basins RB-1 and RB-2 and the east side of RB-3 shall be 6:1 unless they are behind a wall or fence. 23. There shall be at least two feet of level ground between any wall or vertical obstruction and the top of any side slope grading. 24. The site is responsible for retaining the drainage of the half rights of way of all public roadways along its frontage including Peoria Avenue, El Mirage Road and Ramirez Road. Similar to Comment #8, the retention of the drainage from the private road along the 127th Avenue alignment will be determined by the Copperwing developers. 25. Show the side slopes of the basins. 26. The proposed retention basin(s) 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. 27. Label the basin overflow elevations and the ultimate outfall of the site. 28. The finished floor elevations are required to be a minimum of 12 inches above the 100- year high-water level of any adjacent retention basin and 14 inches above the ultimate outfall of the site. 29. It appears the existing scupper on Peoria Avenue will be replaced with a catch basin that will direct drainage to Basin RB-2. Any storm drain within the City’s right of way shall be RGRCP Class IV or V. It also appears the adjacent basin will no longer be used so the existing drywell will have to be abandoned per EPA requirements. 30. The existing drywell within Basin RB-3 shall be adjusted to grade. This drywell will also have to be transferred to the property owner, 31. The water and sanitary sewer service area for the Copperwing Logistics Center is in the process of being transferred to EPCOR. Any offsite water and sewer design shall adhere the requirements of EPCOR. The City of El Mirage will still be responsible for reviewing the onsite water and sewer design and fire protection. 32. 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. 33. The sanitary sewer services shall have backwater valves per City Detail EM-442. 34. Do not install utilities under any driveway or adjacent concrete apron. 35. Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 36. 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. 37. A fire hydrants shall be spaced at a maximum of 300 feet around the buildings. Final hydrant locations/spacing will be reviewed and approved by the Fire Department. 38. 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. 39. It is recommended to have a streetlight at each driveway. 40. Show the location of any on-site lighting. A Photometric Plan will be required that shows the following: a. Show that 0.0 footcandles reach any adjacent residential property north of Peoria Avenue. 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 Ramirez Road, El Mirage Road and Peoria Avenue to verify that the proposed lighting will not exceed the maximum limit. 41. 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 the project frontage (Peoria Avenue) and within the project boundaries. This may require the 4 undergrounding beyond the site boundary to the next convenient power pole or junction element. 42. 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. Aerial Plan/Context Site Plan 43. No comments. Phasing Plan 44. All offsite work shall be completed in Phase 1. Preliminary Landscape Plans 45. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set. 46. Add Site Distance Easements per City Detail EM-158 to all proposed driveways and applicable legs of the Peoria/El Mirage intersection. 47. Provide the size of all plantings. 48. The proposed south half of the right of way along Peoria Avenue is 65 feet. The proposed west half of the right of way along EL Mirage Road is 75 feet for a distance of 500 feet south of the Peoria Avenue monument line. 49. The callouts of the 8’ high wrought iron fence with pilasters do not appear to be pointing in the correct locations. 50. No walls/footer or trees shall be placed within the proposed Public Utility Easement (PUE). Please verify that the plans address this requirement as it appears numerous trees are located in the PUE along El Mirage Road. 51. All plantings at maturity shall maintain a minimum of 6 feet of clearance from all public utilities and fire hydrants and fire suppression devices per City Detail EM-361. Show all existing and proposed utilities and verify that the plans address this requirement. 52. Trees shall not be placed within 5 feet of any City curb or sidewalk. Please verify that the plans address this requirement. 53. A separate landscaping service, meter and backflow preventer is required. The meter shall be located within the right of way (or easement if necessary) and the backflow preventer shall be on private property but not in the PUE. 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 (A-902) 56. No comments. ALTA Survey 57. No comments. Preliminary Drainage Report 58. Section 1.2 & 6.0 – Reference the 2023 version of the City Codes and Design & Development Standards Manual (DDSM). 59. Section 4.2.1 a. Revise the calculations using P = 2.40 inches. 5 b. Revise the calculations using the City Runoff Coefficients per City Code Section 155.054(B)(6)(a) which are Concrete = 0.95, roofs/asphalt = 0.85, grass = 0.15 and desert/rock lawn = 0.70. 60. Section 4.2.2 – Although the City Code does reference a disposal rate of 0.8 cfs, it is recommended to use 0.1 cfs for planning purposes. 61. Section 4.2.3 - Street calculations shall adhere to the following: c. For an arterial street (Peoria Avenue), show that: i. 10 year flows can be carried within the curb and maintain a 12 foot dry lane in each direction ii. 100 year flows can be carried within the right of way with a maximum depth of 6 inches over the crown d. For a collector street (Ramirez Road), show that: i. 10 year flows can be carried within the curb ii. 100 year flows can be carried within the right of way 62. Section 4.2.5 - The finished floor elevation of the proposed buildings shall be a minimum of 12 inches above the high-water level of any adjacent retention basin. 63. Section 4.2.6 - The finished floor elevation of the proposed buildings shall be a minimum of 14 inches above the ultimate outfall of the site. 64. Appendix B a. Drainage Subarea Summary Table – Update the coefficients per Comment #59b. What kind of groundcover is “open space”? b. Preliminary Retention Calculation Table – Update the rainfall depth per Comment #59a. c. Preliminary Dewatering of Retention Basins – The retention required was used in the calculations instead of the volume provided. See Comment #60. 65. Calculations for any proposed storm drain, catch basin, scuppers, etc. will be required. Provide hydraulic grade lines for any storm drain within City right of way. 66. A Final Drainage Report will be required. Preliminary Water Report 67. Table of Contents - Appendix C is listed as “Hydrant Flow Test Results” but this was not provided. 68. Section 1.3 – Remove references to City of Peoria. 69. Table 1 – Since this is an industrial project, remove the residential fire flow criteria. 70. A Final Water Report will be required that shows that the criteria in Table 1 is met including fire flows. EPCOR will also need to review and approval that report. Preliminary Wastewater Report 71. Table B.2 – What are these calculations for? These flows are only for one building. 72. Table B.3 – The full flow capacity is shown as 553,711 gpd here but 482,747 gpd in Table B.2. Which is correct? 73. A Final Wastewater Report will be required. EPCOR will need to review and approval that report. Traffic Impact Study(TIS) 74. Section II(C) – The City’s Traffic Impact Study Criteria requires the opening year to be studied as well. Add 2024 information to the report. 75. Section IV(A) a. Dysart Road – The last sentence should be revised to “…south of Peoria Avenue.” 6 b. The Dysart/Peoria intersection lies within El Mirage, Surprise and Maricopa County. c. Dysart/Peoria is shown twice. Should one be Dysart/Olive? Dysart/Olive lies within El Mirage, Glendale and Maricopa County. d. Add the Ramirez/Dysart intersection since it is included in Figure 4. 76. Figure 4 – The speed limit on El Mirage Road between Peoria and Ramirez is 40 mph. 77. Section VI(A) – This section references the number of unknowns such as number of employees, hours, etc. for this site. Are these items really unknown? The Site Plan states there are 36 employees per shift per building. 78. Section VII(B) a. This section states that the Development plans to construct the full 3 lane section of Ramirez from 127th Avenue to El Mirage Road. Does the “development” refer to Compass or Dermody? b. The construction of Ramirez Road east of the Compass site shall consist of 2 lanes and a bike lane on both sides of a median (2-M-2). c. This section states that the traffic volumes along Ramirez Road only include traffic from the Compass site. With the existing attractions in the area (City Hall, Police Department, Gateway Park, etc.) and the LogistiCenter project that is anticipated to be in service prior to the Compass site, this statement is probably not accurate. Should all of Ramirez be widened to 4 or more lanes? 79. Section VII(D) – It is possible that 5,000 vehicles will be using Ramirez Road in the future but it shall be noted that the speed limit for Ramirez will be 25 mph. 80. An update to the TIS may be required for each phase of the project. Title Report 81. No comments. Phase I Environmental Assessment 82. No comments. Miscellaneous 83. A Final Plat will be required to show any right of way and easement dedications. The Plat shall be reviewed and approved by the City and recorded prior to Certificate of Occupancy. 84. A Geotechnical Report will be required to provide on-site and offsite pavement sections. Verify the proposed pavement sections can handle 75,000 lbs. for the fire access lane. 85. 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. 86. 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. 87. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 88. 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. 89. Any cutting of the pavement in El Mirage Road, Ramirez Road or Peoria Avenue may require Pavement Cut Fees per the most current Fee Schedule. 7 90. 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. 91. Any modifications to the farmer’s irrigation system would be an agreement between the developer and the property owner but the modifications may be reviewed by the City. This includes the pump station along El Mirage Road. 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.