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PZ22-12-33
12/12/2022
1/24/2023
2/22/2023
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:
Alex Hayes, Withey Morris, PLC
FROM:
Jose A. Macias, Senior Planner
Development Services Department, Planning & Zoning
RE:
PZ22-09-26 Agua Fria Commerce Site Plan Approval
DATE:
January 24, 2023
Mr. Hayes,
Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the
Conditional Use Permit request.
BUILDING & SAFETY
1. No comments from Building Safety on the Rezone or the site plan.
ECONOMIC DEVELOPMENT
2. Aqua Fria Site Plan- Economic Development supports this project. The project will
provide rental taxes and the location is ideal for this type of operation.
ENGINEERING
3. See attached memorandum.
FIRE DEPARTMENT
Here are the fire department comments:
4. Access from Cactus Road. – 26ft wide minimum that is rated for fire department access.
5. Since Cactus is going to be over 150ft long, we will require a fire department turnaround.
6. All gates need to have electronic emitter.
7. Emergency access area will also need to have a surface that is rated, and electronic gates.
8. The International Fire Code requires the information below about the private access road.
Table d103.4 requirements for dead-end fire apparatus access roads
Length Width Turnaround Required
0-150 20 None required
151-500 20 120-foot Hammerhead, 60-foot “Y“or 96-foot
diameter cul-de-sac.
501-750 26 120-foot Hammerhead, 60-foot “Y“or 96-foot
diameter cul-de-sac.
Over 750 Special approvals required
Provided
Provided
Compact DG &
gates provided
Provided
2
With the distance being over 500ft, the fire department will require either a hammerhead,
“Y”, or cul-de-sac at the end of the road to provide apparatus turnaround. This private
road needs to meet the imposed load of fire apparatus weighing up to 75,000 pounds. The
road width shall be a minimum of 26 feet wide exclusive of shoulders. Grade cannot be
steeper than 10 percent. I looked at the road after our meeting, the owner will need to
make sure that the entire length of the road maintains 26 feet in width. An automatic gate
with emitters needs to be installed at the entrance. I suggest that we set the gate back
around 100 feet to help aid any traffic issues.
9. Fire department will also need access to the river bottom. We will need accommodations
from the owner for apparatus to be able to drive down. That will require grating and
security gate.
PLANNING & ZONING
10. Provide mature landscaping along the 40’ strip parcel owned by the City and also
additional landscaping along the south side of Cactus Rd alignment. Irrigation and
landscaping to be maintained by the developer.
11. Coordinate with the HOA if they really want the dog park or any other feature at the
south end of the development.
12. Fire Department to provide “No Parking” and “Turnaround” requirements for the private
road.
13. Access agreement from the City to utilize City property/ROW for the two entrances to
the development.
14. FINAL PLAT: A final plat will be required to record any easements and or any
dedication of land prior to issuing the Certificate of Occupancy. Separate fees will apply.
15. Permits for signage other than building number and address will be required.
POLICE DEPARTMENT
16. No comment from the Police Department.
PUBLIC WORKS
17. Our Brisas Lift Station is located on the Northeast corner of Cactus & Main. We’ll need
to have unobstructed access to this site with our large vacuum equipment to perform
inspections, weekly cleaning, and emergency repairs.
ARS 28-8481 LAND USE COMPATIBILITY
18. The site is located within the Luke Air Force Base Noise Contours Zone and is subject to
ARS 28-8481 land use compatibility regulations. See attached email and letter from Luke
Air Force Base.
Provided 26' wide roadway ending with
a 120' hammerhead for turnaround
Provided 20' wide Compacted DG with security gate
Provided 20' wide driveway for access
Landscaping will not be provided along the 40' strip parcel owned
by the City. Cactus Road Alignment landscaping included.
Dog Park removed.
No Parking signs added. Turnaround requirements met by including turn around at end of private road.
Understood. Access agreements to be obtained.
Noted.
Noted.
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:
Agua Fria River RV, Boat & Storage – Development Application Review
DATE:
01-17-23
Below are the Engineering Division’s comments for the above referenced submittal prepared in
December 2022. These items will have to be addressed prior to the Planning and Zoning
Meeting.
1. None.
The below items will have to be addressed during the Construction Plan Submittal.
Narrative
1. Will this project be constructed in one phase or multiple phases as is noted in the Water
Report? If so, a Phasing Plan per Chapter 1, Section F of the City’s Design &
Development Standards Manual (DDSM) will be required with the Development
Application.
Site Plan/Civil Plans
1. Cover Sheet
a.
Development Standards
i. The Provided Wall Height is noted as 8 feet tall but the Wall Plans and
Details show 6 feet. Which is correct?
ii. The Required Parking for an office is 1 space per 300 square feet which is
8 spaces for this site.
iii. The Provided 8 parking spaces requires at least one space to be an ADA
van accessible space.
iv. Parking stalls shall be a minimum of 9’ x 18’.
b. Coordinate System – The GDACS Point should be 30782-Z1.
c.
Notes Section – What does Section 1112 in Note 6 refer to?
2. The driveways shall be per MAG or City details. Stop signs are recommended at each
driveway. Verify all driveways have a minimum throat of 50 feet. Parking spaces are not
allowed within this 50 feet.
3. Verify that the primary entrance can accommodate a MH/B design vehicles. Verify that
the emergency access driveways can accommodate a WB-67 design vehicle.
4. Add the Site Distance Easement per City Detail EM-158 to all driveways and applicable
legs of the Cactus Road and Main Street intersection.
This project will be one phase. Water report has been revised.
Provided 8 spaces
Provided 8 spaces - one of which is ADA accessible
Stalls are 9'x18'
Added
Stop signs added where applicable. 50 min. met.
Wall height to be 8' as shown on revised plans
Verified.
2
5. Any fire access road shall be designed to handle 75,000 lbs. A Geotechnical Report will
be required for this project and it should provide a recommended design section for this
access road and all other pavement sections including offsite roadways. The minimum
inside radius of the access road is 19.5 feet and the outside radius is 45 feet.
6. The extension of Cactus Road will be a private roadway and the following shall apply:
a. The roadway shall consist of two lanes, each 13 feet wide measured from
centerline to face of curb.
b. The sidewalk can be removed.
c. The roadway shall be shifted to be completely within the 33 foot private parcel
(APN 501-36-006J).
d. An automatic gate with emitters shall be installed approximately 100 feet east of
the Main Street eastern curb line.
e. A similar, second gate needs to be installed at the eastern end of the road to allow
access to the river bottom. The gate and a wall must extend the full 80 feet of the
tracts. A wall shall also be extended along the north side of the tract, from the
proposed gate to the end of the existing Arizona Brisas wall.
f. A turnaround is required at the eastern end of the road per City Detail EM-114.
g. “No Parking – Fire Lane” signs are required along both sides of the roadway.
Spacing and sign details shall be determined by the Fire Department.
7. Show any proposed exterior signage.
8. A trash enclosure per City Detail EM-113 is required.
9. Signing and striping improvements to Cactus Road and Main Street shall be installed per
the recommendations provided in the Traffic Impact Statement.
10. Provide dimensions of the north-south onsite drive aisles.
11. No noise shall be generated at the site that exceeds 55 decibels, measured at any property
line, between 10 pm and 6 am.
12. 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
13. Cover Sheet
a. Section A – The HWE is 1106.
b. Section B – Any retaining walls will have to be reviewed by the Building Safety
Division.
c. Section C - There shall be at least two feet of level ground adjacent from any wall
or vertical obstruction to the top of the side slope grading.
d. Section D – The Wall Plan shows a wall adjacent to the storage building but no
wall is shown in this detail . Please verify.
e. Cactus Road – This will be a private road so it will not be referred to as Cactus
Road.
14. Side slopes adjacent to public rights-of-way or within PUEs shall have a side slope of 6:1
or flatter. When a basin is adjacent to walls, fences, hedges, etc. (i.e., no or limited
pedestrian type access in that area) the side slopes may have slopes up to 4:1 if adjacent
to public right-of-way or easement and 3:1 if adjacent to private property.
15. Verify the slope does not exceed 2% in any direction within ADA parking spaces.
16. The finished floor elevation of the proposed buildings shall be a minimum of 12 inches
above the base flood elevation (BFE) and high-water level of any adjacent retention basin
and 14 inches above the ultimate outfall of the site. Several of the proposed buildings
appear to be less than 12 inches above the BFEs. Please verify.
Roadway is 26' from face to face
Removed
Roadway has shifted to the center of 33' parcel
Signs added every 200'
Wall and gate provided
Hammerhead
Provided
3 trash enclosures added
Signing and Striping to be
provided during CD's
Provided
Provided
Understood
Provided
There will be no wall at the back of the building
References changed to Cactus Road alignment
Slope is 2% or less
All FFEs are a minimum of 12" above
BFEs. BFEs at buildings were calc'd prior
to setting FFEs
North basin
removed
Noted. Geotech Report will be
provided during CD's.
Gate not added as it is a safety concern as no turn around could be provided prior to
the gate. This would force traffic to back up into traffic at the intersection of Cactus
Road and Main Street.
Noted.
3
17. The HWL of Basin A1 appears to be below the BFE.
18. Retention basins shall accommodate drainage from the property and the adjacent right of
way of the private street.
19. The proposed retention basins shall not be located within any building setbacks,
easements, or fire lanes. The proposed retention basins shall not be located within 4 feet
of any building. The northernmost basin appears to be within the front yard setback and
within 4 feet of Storage Building 1.
20. Label the basin overflow elevations and ultimate outfall on the plans.
21. The existing drainage within the Cactus Road alignment will need to be rerouted or
placed within a storm drain. A design will be necessary for these alterations.
22. The plans show the floodplain encroaching into the existing Sundial IV properties but the
FIRM Maps do not show this. Please verify.
23. Runoff generated from washing vehicles and equipment shall conform to “Arizona
department of Environmental Quality – NOI supplement for Type 3.03 General Aquifer
Protection Permit for Vehicles and Equipment Washes” (A.A.C. R18-9-D303).
Preliminary Utility Plans
24. The Utility Plans shall show all utilities and utility easements including electric, gas,
phone and cable.
25. All onsite utilities will be private.
26. Water meters shall be located within the City’s right of way and backflow preventers
shall be located on private property but not within a PUE.
27. The fire lines will require backflow preventers at both connections.
28. All utilities shall maintain a minimum of 6 feet of clearance from all fire hydrants and
fire suppression devices per City Detail EM-361.
29. 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.
30. Hydrants shall be installed per City Details EM-360, 361 and 362. Bollards, if necessary,
shall adhere to City Detail EM-364.
31. Hydrants shall be spaced every 300 feet around the proposed buildings. Final hydrant
location/spacing will be reviewed and approved by the Fire Department.
32. Any hydrants within the project site shall be private and painted red per City Detail EM-
360. All hydrants require markers per MAG Detail 122.
33. 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.
34. The new building will require a backwater valve per City Detail EM-442.
35. The manhole that the force main terminates at will have to receive an epoxy coating.
36. Show the horizontal and vertical clearances between utilities on the plans. Verify that the
clearances adhere to MAG Detail 404 and City Detail EM-402.
37. The wash bays will require a sand and oil interceptor for the proper handling of liquid
wastes. See Section 6-3 of the DDSM.
38. The easement that runs to Olive Street shall be 30 feet wide since it holds both water and
sewer. The spacing between utilities shall be 10 feet and the spacing between the utilities
and the edge of the easement shall be 10 feet. Verify the proposed easement that run to
both Olive Street and Shaw Butte Drive are located on City property.
39. Typically, 69kV power lines reside within wide easements with “No Build” zones around
the towers. Is there no easement associated with the power lines that run to the east of the
site?
40. Each proposed driveway shall have at least one streetlight.
Basin has been removed
Basin accommodates all onsite drainage. Cactus Road alignment is routed through storm pipe and
roadway to maintain existing drainage condition.
This will be routed
through a 60" pipe that
daylights at the end of
our roadway
Floodplain does not encroach here. This has been fixed.
Provided at both connections
Valves provided
@ 500' min.
Hydrants provided @ 300' min.
No longer applies
Noted, will include on CD's
Noted, will include on CD's
Added, final location and detail will be addressed during CD phase.
This no longer holds sewer
Noted. Oil/Water
separator added to
plans.
Noted, will include on CD's
Noted.
Note. Provided.
Note. Provided. Further detail to be provided with CD's
4
41. Show the locations of any exterior lighting. A Photometric Plan will be required that
shows the following:
a. Any light or combination of lights which cause light on a public street, other than
lights specifically intended for that purpose, shall not exceed one foot candle as
measured from the center line of the street.
b. 0.0 foot-candles from the site shall reach any adjacent residential property.
42. 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
northern boundary of the site. This may require the undergrounding beyond the site
boundary to the next convenient power pole or junction element.
Preliminary Landscape Plans
43. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set.
44. Add the Site Distance Easement per City Detail EM-158 to all driveways.
45. Show the sizes of the plantings at the time of planting and at maturity.
46. Decomposed granite is required on all non-paved areas both on site and along the private
roadway
47. 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.
48. Show the existing 8 foot Public Utility Easement (PUE) along the north property line. No
walls or trees shall be placed within any PUE.
49. Trees shall not be placed within 6 feet of any public utility.
50. 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.
51. Irrigation plans will be required.
52. Preliminary Wall Plan - What is the spacing between the Builder Wall that runs along the
south side of the property and Storage Building 15.
53. Storage Elevations & Park Enlargement – The views of the RV Storage from the cul-de-
sac and easement show parked vehicles behind the trees but should these be buildings
instead? Also, would you be able to see the buildings due to the height of the wall and
elevation difference between Sundial IV and the RV Storage property?
54. Preliminary Hardscape Details – The wall details all show a height of 6 feet but the Site
Plans call out 8 foot tall walls. Please verify.
Exterior Elevations
55. No elevation for the office was provided.
ALTA Survey
56. The description of Flood Zone AE is incorrect.
Preliminary Drainage Report
57. Section 1.2 – The proposed roadway will be a private roadway, not a local roadway.
58. Section 1.3 – It is noted that the existing Sundial basin “…will be modified to allow
stormwater storage from the adjacent neighborhood as well as any stormwater from the
proposed site.” Is the existing basin sized to handle additional flows? Provide the
Tributary Area Map and calculations of the original design as well as the as-built volume
of the basin.
59. Section 3.0 - This report refers to 100-year, 2 hour rainfalls of both 2.51 and 2.23 inches.
The City of El Mirage uses a 100-year, 1 hour rainfall of 2.4 inches. Update the
calculations accordingly. Updated to utilize the 1 hour 2.4 inches.
Updated
5
60. Section 3.2 – The Drainage Area shall include the private drive.
61. Section 5.0
a. Reference 1 – The date of Map 04013C1685L is September 18, 2020.
b. Reference 2 – Use the 2023 Revision.
c. References 3 & 4 – Use the 2018 Revisions.
62. Weighted C Calculations - 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.
63. Street calculations for the private street shall verify that:
a. 10 year flows can be carried within the curbs
b. 100 year flows can be carried within the right of way
64. A Final Drainage Report will be required. The report shall discuss offsite drainage and
provide a Tributary Area Map(s) that breaks down the contributing flow to each basin
and/or stormwater structure.
Preliminary Water Report
65. Section 3.1
a. Hydrants shall be spaced every 300 feet.
b. Where did the water demands come from? They seem to match the sewer
demands.
66. Several sections of this report may be for a different project. Please verify.
a. Section 3.1 – The first sentence of the first paragraph refers to a MDD = 6.1
gallons per minute. The second paragraph does not seem to apply.
b. Section 4.2 – This section refers to multiple phases.
67. Section 5.0 refers to the WaterCAD model. Was one prepared? Section 4.0 says the
system will be modeled during the final design. This section also refers to the 2012 IFC
while the rest of the report references the 2018 IFC.
68. A Final Report will be required which includes all of the modeling and adheres to the
standards of the City’s Water and Wastewater System Design Criteria (attached).
Preliminary Sewer Report
69. Section 3.1, 4.0 & 5.0 – The 2023 DDSM shall be used.
70. A Final Report will be required which includes all of the modeling and adheres to the
standards of the City’s Water and Wastewater System Design Criteria (attached).
Traffic Impact Analysis (TIA)
71. Conclusion – Paragraph 2 states that all of the turn lanes at the Cactus/El Mirage
intersection are over 100 feet in length but the WB left is approximately 80 feet. Any
concerns with that length?
Title Report
72. No comments.
Phase I Environmental Assessment
73. No comments.
Miscellaneous
74. A Final Plat per Chapter 1, Section B-2 of the City’s Design & Development Standard
Manual (DDSM) will be required prior to Certificate of Occupancy.
Added
Updated Calc's to reflect these C values
Updated
Hydrant minimum spacing is 300'. Updated to reflect
Updated
6
a. The roadway shall be placed within an easement that authorizes use by emergency
and public service vehicles.
b. It is requested, if possible, that the developer dedicate the north-south portion of
APN 501-36-006J to the City.
75. A Geotechnical Report will be required to provide asphalt/concrete pavement sections.
Verify the proposed pavement sections can handle 75,000 lbs. for any fire access lane.
76. 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.
77. 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.
78. A Dust Control Permit from the County will be required prior to the release of any
Engineering permit.
79. 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.
80. Any cutting of the pavement in Cactus Road will require Pavement Cut Fees per the most
current Fee Schedule.
The above comments are meant to be general in nature and are not considered to be all inclusive.
Additional comments will arise during the formal permit submittal.
DESCRIPTION
CRITERIA
AVERAGE DAY DEMAND - SINGLE FAMILY RESIDENTIAL
Gallons per capita per day (gpcd)(1)
117
Density (people per dwelling unit)(2)
3.35
AVERAGE DAY DEMAND - MULTI-FAMILY/COMMERCIAL/INDUSTRIAL
Land Use Category(3)
Varies
PEAKING FACTORS
Maximum Day / Average Day
1.7
Peak Hour / Maximum Day
1.7
Peak Hour / Average Day
2.9
VELOCITY CRITERIA
Maximum Day Condition
Max Velocity < 5 fps
Peak Hour Condition
Max Velocity ≤ 7 fps
Max Day Plus Fire Flow Condition
Max Velocity < 10 fps
HEAD LOSS CRITERIA
Maximum Day Condition
2 to 7 feet per 1,000 feet of pipe
Peak Hour Condition
< 10 feet per 1,000 feet of pipe
PRESSURE CRITERIA
Max Day Plus Fire Flow Condition
Min Residual Pressure of 20 psi
Peak Hour Condition
Min System Pressure of 40 psi
FIRE DEMAND CRITERIA
Single Family Residential
1,500 gpm at 2 hours
All Other Land Uses
3,500 gpm for 4 hours
NOTES:
(1) Average per capita water use per 2012 Water and Wastewater Master Plan provided by Wilson Engineers
(2) Persons per household per US Census Bureau (2020)
(3) Use latest version of City of Phoenix Design Standards Manual for Water and Wastewater Systems.
Other values may be used with prior approval from the Engineering Division
WATER SYSTEM DESIGN CRITERIA
DESCRIPTION
CRITERIA
AVERAGE DAY DEMAND - SINGLE FAMILY RESIDENTIAL
Gallons per capita per day (gpcd)(1)
58.5
Density (people per dwelling unit)(2)
3.35
AVERAGE DAY DEMAND - MULTI-FAMILY/COMMERCIAL/INDUSTRIAL
Land Use Category(3)
Varies
PEAKING FACTORS
Dry Weather Peaking Factors (Applied to Average Flows)
Per AAC R18-9-E301.D (see next page)
Wet Weather Peaking Factors (Applied to Peak Flows)
1.17
VELOCITY CRITERIA
Gravity Mains
2 fps ≤ Velocity ≤ 8 fps
Force Mains
3 fps ≤ Velocity ≤ 7 fps
FLOW DEPTH CRITERIA (d/D) FOR DRY WEATHER PEAK HOUR FLOWS
d/D for new sewer with diameter less than 10 inches
0.50
d/D for new sewer with diameter 12 inches and above
0.75 (AAC R18-9-E301.D.e.iii)
FLOW DEPTH CRITERIA (d/D) FOR WET WEATHER PEAK HOUR FLOWS
d/D for designing new sewer pipe
< 0.90
d/D for evaluating existing pipe in developed areas
< 1.00
HEAD LOSS CRITERIA
Gravity pipe
Manning's n=0.013
Pressure pipe
Hazen Williams' C=120
MANHOLES
When smaller pipe joins larger pipe
Match Crowns
Invert drop through manhole
0.20 feet
NOTES:
(1) Average per capita water use per 2012 Water and Wastewater Master Plan provided by Wilson Engineers
(2) Persons per household per US Census Bureau (2020)
(3) Use latest version of City of Phoenix Design Standards Manual for Water and Wastewater Systems. Other
values may be used with prior approval from the Engineering Division
WASTEWATER SYSTEM DESIGN CRITERIA
Upstream Population
Dry Weather Peaking Factor
100
3.62
200
3.14
300
2.90
400
2.74
500
2.64
600
2.56
700
2.50
800
2.46
900
2.42
1,000
2.38
1,001 to 10,000
PF = (6.330 x p-0.231) + 1.094
10,001 to 100,000
PF = (6.177 x p-0.233) + 1.128
More than 100,000
PF = (4.500 x p-0.174) + 0.945
PF = Dry Weather Peaking Factor
p = Upstream Population
AAC R18-9-E301.D
From:
JAMES, MARK C GS-13 USAF AETC 56 FW/CVE
To:
Jose Macias
Cc:
56 FW/CIT Community Initiative
Subject:
[EXTERNAL] RE: Development Application, Site Plan
Date:
Friday, January 6, 2023 6:55:00 AM
Attachments:
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PZ22-04-01_Major General Plan Amendment.pdf
Hi Jose,
My apologies on this delay in response. After reviewing the Site Plan, the letter attached accurately
states our current position that the development of a RV, Boat and Storage Campus
will not negatively impact the flying operations at Luke AFB. As always, we recommend a strong
notification program to inform future land occupants and developers about Luke AFB
operations.
Respectfully,
Mark
Mark James
Deputy Director, Community Initiatives Team
56th Fighter Wing
Luke AFB AZ 85309
Office: 623-856-6175
DSN: 896-6175
From: Jose Macias <jmacias@elmirageaz.gov>
Sent: Thursday, December 15, 2022 5:58 PM
To: 56 FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>
Cc: JAMES, MARK C CIV USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Subject: [URL Verdict: Neutral][Non-DoD Source] Development Application, Site Plan
We sent the General Plan and Rezoning application for your review in the past, now the site plan is
ready for your review. Deadline is Tuesday January 3rd.
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.
“The permitting review process is currently experiencing longer than expected review times
during the months of November through January due to the workload volume and
Holidays.”
DEPARTMENT OF THE AIR FORCE
AIR EDUCATION AND TRAINING COMMAND
1 June 2022
Mr. Christopher P. Toale
Director, Community Initiatives Team
56th Fighter Wing
14185 West Falcon Street
Luke AFB AZ 85309-1629
Mr. Jose Macias
Senior Planner
El Mirage Development Services Division
10000 N. El Mirage Road
El Mirage, AZ 85335
Re: PZ22-04-01; Major General Plan Amendment
Dear Mr. Macias
Thank you for the opportunity to provide comments on the Major General Plan Amendment,
Agua Fria Commerce Park. The amendment proposes a change to the property’s land use category from
Agua Fria (AF) to Commerce/Industry Park (CI). This amendment will allow for development of a RV,
Boat and Storage Campus on the 36 acres. The land area is located east of the southeast corner of Cactus
Rd and Main St in El Mirage, AZ. The subject property is located partially inside to 1/4 mile outside the
Luke AFB 1988 JLUS 65 DNL “high noise or accident potential zone” as identified by A.R.S. § 28-8461
and is within the “territory in the vicinity of a military airport” also defined by A.R.S. § 28-8461.
As described in the narrative, this Major General Plan Amendment and future development of a
RV, Boat and Storage Campus will not negatively impact the flying operations at Luke AFB. As always,
we recommend a strong notification program to inform future land occupants and developers about Luke
AFB operations.
If you have any questions, please contact my Community Planner, Mr. Mark James at
(623) 856-9981.
Sincerely
CHRISTOPHER P. TOALE
cc:
Colonel Luke B. Casper, Vice Commander, 56th Fighter Wing
Ms. Timothy A. Forero, GS-13, General Law Attorney, 56th Fighter Wing
Cactus Road and Agua Fria
River RV, Boat and Storage
Campus
Rezone and Site Plan Narrative
Submitted: August 31, 2022
Resubmittal: December 12, 2022
Resubmittal: March 1, 2023
Development Team
Applicant
Withey Morris, PLC
2525 E. Arizona Biltmore Circle Ste. A-212
Phoenix, AZ 85016
Contact: Adam Baugh
Email: adam@witheymorris.com
Phone: (602) 230-0600
Developer
Sonoma Communities
4340 East Indian School Road, Suite 21-204
Phoenix, Arizona 85018
Contact: Jim Stockwell
Email: jstockwell@clydecap.com
Phone: (602) 777-0505
Landscape Architect
McGough/Adamson
535 East McKellips Road, Ste. 131
Mesa, AZ 85201
Contact: Nick Adamson, RLA
Email: nicka@MG-AZ.com
Phone: (602) 997-9093
Engineer
Flood and Hydrology Engineer
Terrascape Consulting
645 E. Missouri Avenue, Suite 420
Phoenix, Arizona 85012
Contact: Dave Soltysik
Email: dsoltysik@terrascape.us
Phone(480) 454-8010
JE Fuller
8400 S Kyrene Rd, Suite 201
Tempe, AZ 85284
Contact: Rob Lyons
Email: rob@jefuller.com
Phone: (480) 250-9842
TABLE OF CONTENTS
INTRODUCTION ................................................................................................................. 1
REQUEST ......................................................................................................................... 1
DEVELOPMENT PLAN ........................................................................................................ 1
GENERAL PLAN CONFORMANCE .......................................................................................... 2
CONCLUSION .................................................................................................................... 4
TABLE OF EXHIBITS
EXHIBIT A – SITE AERIAL
EXHIBIT B – EXISTING ZONING MAP
EXHIBIT C – PROPOSED ZONING MAP
EXHIBIT D – PRELIMINARY SITE PLAN
EXHIBIT E – LINE OF SIGHT
EXHIBIT F – PRELIMINARY LANDSCAPE PLAN
PAGE 1
Introduction
The Cactus Road and Agua Fria River RV, Boat, and Storage Campus offers a creative solution for a
challenging development site that will create economic activity and generate significant sales tax revenue
for the City of El Mirage. The proposed development will also generate employment during the
construction phase. Given the City’s limited land supply, the proposed development presents a unique
opportunity for economic growth while providing a valuable service to residents in the surrounding area.
The Property is 35.91 gross acres located approximately 800 feet east of the intersection of Cactus Road
and Main Street, as shown on the attached aerial map (Exhibit A). The Property is on the eastern boundary
of El Mirage along the Agua Fria River. The site includes an approximately 5.2-acre drainage easement
with a total non-buildable area of approximately 8 acres, leaving approximately 28 acres for development.
The property is bordered by the Agua Fria River to the east, vacant land owned by the Bureau of Land
Management to the south, and fully developed subdivisions of residential land zoned Suburban
Neighborhood (SN) to the west and north.
Request
This application requests to rezone the Property from Natural Reserve (NR) to Employment/Industry (EI).
See Exhibit B, Existing Zoning Map and Exhibit C, Proposed Zoning Map.
Development Plan
The proposed development would provide an in-demand service to residents of the surrounding area,
offering high-quality storage facilities for recreational vehicles, boats, and other personal belongings. With
sales of recreational vehicles and watercraft continuing to boom, demand for storage is high. In 2021,
recreational boating was the leading outdoor recreation sector in the United States following record sales
in 2020. The RV industry is seeing similar trends with greater consumer demand for outdoor recreation.
The storage campus would include both covered and uncovered RV/Boat parking spaces, as well as
additional storage units to provide safe and convenient storage of other personal belongings. This
presents an excellent opportunity for nearby residents whose Homeowner Associations might prevent RV
or boat storage at their own homes. The storage units will come in a variety of different dimensions,
including 10’ X 10’, 10’ X 15’, 10’ x 25’, 10’ X 30’, and 16’ X 45’. The development will feature state of the
art security systems, including app based keyless entry. See Exhibit D, Preliminary Site Plan.
Despite El Mirage’s limited developable land, the Property is a remnant parcel that has remained vacant
due to a number of development challenges and constraints, such as its lack of existing street access and
its location within the Agua Fria River floodplain. The applicant proposes creative solutions and
engineering to overcome these challenges and deliver a valuable product to El Mirage that will generate
substantial sales tax revenue for the City. Moreover, the proposed development will be a productive use
PAGE 2
of the Property, which in its current vacant state has attracted trash and vagrants to the detriment of the
surrounding neighborhoods. Upon several visits to the site by the development team, multiple homeless
camps were encountered. The proposed development will improve the Property’s condition and the
safety and wellbeing of neighboring residents.
The proposed development has been designed with attention paid to its location adjacent the Sundial IV
neighborhood. An enhanced landscape buffer of 25’ is provided along the western perimeter of the
Property. This combined with the approximately 40’ wide parcel currently owned by the City of El Mirage
between the subject site and the Sundial IV neighborhood provides a significant buffer. Landscaping has
been strategically designed to provide screening and maintain visual aesthetics for adjacent neighbors.
See Exhibit E, Line of Sight. Additionally, a park is proposed on the southern end of the property, which
will be constructed and maintained by the applicant and will provide a valuable amenity to neighbors in
the surrounding community. The park will be accessed via a pedestrian pathway that connects to the
Sundial IV neighborhood. See Exhibit F, Preliminary Landscape Plan. The presence of security measures,
including cameras and on-site staff, will reduce the amount crime that has been prevalent in this area.
Access to the site will be provided by extending Cactus Road eastward to the northeast corner of the
Property with one through lane in each direction. Two access points are proposed on Cactus Road. The
main access is proposed on the south side of Cactus Road approximately 1,240 feet east of Main Street.
This driveway will provide full access as the primary access point for the site and will include a keyless
entry option. A secondary access is proposed 820 feet east of Main Street and will serve as an emergency
vehicle/exit only access point. A second proposed gated emergency vehicle only access point will connect
to the cul-de-sac on the south end of Main Street. The Traffic Impact Statement included with this
submittal shows the proposed development will have minimal impact on the surrounding roadway system
and traffic patterns.
Engineering solutions have been studied to protect the Property from the Agua Fria River floodplain. The
developer proposes to apply for a CLOMR-F after zoning is approved to protect the site from a possible
lateral movement of the Agua Fria River in a major storm event and will raise the site slightly with fill. This
will allow for safe and effective development of this otherwise challenged property.
The proposed use is also appropriate for this site given its location within the 65LDN noise contour of Luke
Air Force Base as well as the presence of major power lines on the Property’s eastern boundary, which
limit the viability of residential development. The proposed use is a low-intensity, economically productive
use for the Property and will provide great value to the City of El Mirage.
General Plan Conformance
The General Plan Land Use Map designation for the Property is Industrial, which supports the zoning
requested in this application. The proposed development meets many of the goals and policies outlined
in the El Mirage General Plan, including the following:
Goal: Manage the use of land so growth, development, and redevelopment occur in an orderly and
balanced manner that considers social, economic, natural, and imposed constraints.
Policy: Support development proposals that require minimal expansion of City infrastructure and
PAGE 3
resources.
•
The proposed development will maximize the utility of El Mirage’s limited developable land in an
efficient and low-impact manner. Extension of Cactus Road east to the site will increase
connectivity within El Mirage and the Property will require minimal expansion of utilities. It is
anticipated the site will only require electricity as the developer proposes an on-site septic tank
and vault for the small office to be located on the Property.
Goal: Use high-quality community design to create vibrant and active places.
Policy: Support development proposals that provide enhanced connectivity to public spaces, commercial
uses, schools, and adjacent neighborhoods.
•
The proposed development will connect this currently inaccessible parcel to the surrounding
community, providing a high-quality commercial use that will generate economic activity with
little to no negative impact to the surrounding neighbors.
Goal: Encourage employment areas with innovative site design elements that contribute to the public
realm.
Policy: Outdoor service areas, load bays, and outdoor storage areas should not be readily visible from
public areas and rights of ways.
•
The Property is located along the Agua Fria River corridor and the border of El Mirage, providing
a perfect location for RV and boat storage that can be conveniently accessed but is not readily
visible from rights of way. The proposed development will also include appropriate screening on
its western boundary adjacent to the neighborhood.
Goal: Encourage redevelopment along Grand Avenue and the Agua Fria River
Policy: Support efforts by property owners and relevant public agencies to enhance and beautify the
existing Agua Fria River Channel.
•
The Property presents a unique opportunity for development along the Agua Fria River. The
proposed use would provide a quality, low impact development that would maximize the value
of El Mirage’s remaining land. The proposed development would be designed to be context
appropriate and aesthetically pleasing.
Goal: Foster the relationship between the City and Luke Air Force Base to protect ongoing mission-
critical training, while accommodating community growth and development potential.
Policy: Future land uses should be compatible with the noise contours permitted use list as stated in A.R.S.
§ 28-8481.
•
Considering the Property’s proximity to Luke Air Force Base, it is ideally suited for the proposed
non-residential, low-impact use.
PAGE 4
Conclusion
The proposed development is a context appropriate, sales-tax revenue generating use for the Property,
which is one of the few remaining undeveloped parcels in the City of El Mirage. The applicant has devised
creative solutions to create utility for this challenging parcel, which will enable the City to maximize the
value of its remaining resources. With the requested land use entitlements, Cactus Road and Agua Fria
River RV, Boat, and Storage Campus will offer a low-impact, valuable service to El Mirage and its residents.
EXHIBIT A
E of Cactus Rd and Main St, El Mirage
N
Aerial Map
EXHIBIT B
E of Cactus Rd and Main St, El Mirage
N
Existing Zoning Map
EXHIBIT C
E of Cactus Rd and Main St, El Mirage
N
Proposed Zoning Map
EXHIBIT D
℄
EX 33' R/W
R/W
EX
8' PUE
R/W
13' F/C
13' F/C
11.5' E/P
11.5' E/P
PRIVATE DRIVE (CACTUS ROAD ALIGNMENT)
LOOKING WEST
N.T.S.
EX 33' TRACT/
PROP R/W
EX 14' R/W
1%
6" VERTICAL
CURB & GUTTER
STORM DRAIN
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44156
DAVID M.
SOLTYSIK
W. PEORIA AVE.
N. EL MIRAGE RD.
SITE
AGUA FRIA RIVER
W. CACTUS RD.
SITE PLAN FOR
CACTUS & AGUA FRIA RV,
BOAT & STORAGE CAMPUS
EAST OF SEC CACTUS ROAD & MAIN STREET
EL MIRAGE, ARIZONA
TRACT K OF THE SUNDIAL IV UNIT I REPLAT
A PORTION OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 3 NORTH, RANGE 1 WEST, OF THE
GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY, ARIZONA
150
300
0
SCALE IN FEET
FLOOD ZONE
FLOOD ZONE DESIGNATION "AE" PER F.E.M.A. FLOOD
INSURANCE RATE MAP, MAP NUMBER 04013C1685M
PANEL 1685 OF 4425, DATED 09/18/2020.
ZONE "AE" IS A SPECIAL FLOOD HAZARD AREA WITH
KNOWN BASE FLOOD ELEVATIONS.
DEVELOPER / APPLICANT
CC LAND ACQUISITIONS EM1, LLC
4340 N. EAST INDIAN SCHOOL RD., SUITE 21-204
PHOENIX, ARIZONA 85018
CONTACT: JIM STOCKWELL, JR.
PHONE:
602-777-0505
EMAIL:
JSTOCKWELL@CLYDECAP.COM
CIVIL ENGINEER
TERRASCAPE CONSULTING, LLC
645 E. MISSOURI AVE. SUITE 420
PHOENIX, ARIZONA 85012
CONTACT: DAVE SOLTYSIK, P.E.
PHONE:
(602) 297-8732
EMAIL:
DSOLTYSIK@TERRASCAPE.US
LAND PLANNING & LANDSCAPE ARCHITECT
MCGOUGH ADAMSON
535 E. MCKELLIPS RD., SUITE 131
MESA, ARIZONA 85203
CONTACT: NICK ADAMSON
PHONE:
602-997-9093
EMAIL:
NICKA@MG-AZ.COM
PROPERTY OWNER
120 EL MIRAGE PARTNERS
6320 E CALLE BRUVIRA
PARADISE VALLEY, ARIZONA 85253
BASIS OF BEARING
S 89°06'25" W - BEING THE NORTH LINE OF THE
NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 3
NORTH, RANGE 1 WEST, GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA. AS SHOWN ON THE FINAL
PLAT OF SUNDIAL IV UNIT I REPLAT, RECORDED IN BOOK
576, PAGE 23, MARICOPA COUNTY RECORDS.
VICINITY MAP
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 1 COVER SHEET
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
COVER SHEET
CRS
DMS
1410
1
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
COORDINATE SYSTEM
ARIZONA
STATE
PLANE
CENTRAL
ZONE
GRID
COORDINATES FOR THE NORTHEAST CORNER OF
SECTION 24, TOWNSHIP 3 NORTH, RANGE 1 WEST, GILA
AND
SALT
RIVER
MERIDIAN,
MARICOPA
COUNTY,
ARIZONA.
GDACS POINT # 03782.Z1
N = 944013.95
E = 581051.30
NAVD 88 ELEV. = 1100.00
SITE INFO
A.P.N.
501-45-369
SITE AREA (GROSS):
35.91 AC (1,564,337 SF)
SITE AREA (NET):
35.91 AC (1,564,337 SF)
EXISTING ZONING:
NR (NATURAL RESERVE)
PROPOSED ZONING:
E/I (EMPLOYMENT/INDUSTRIAL)
EXISTING LAND USE:
VACANT LAND
PROPOSED LAND USE:
RV/BOAT & SELF STORAGE
RV/BOAT PARKING
/SURFACE STORAGE:
12' X 20' (CANOPY):
84
12' X 25' (CANOPY):
112
12' X 30' (CANOPY):
124
12' X 35' (CANOPY):
100
12' X 40' (CANOPY):
108
12' X 45' (CANOPY):
78
12' X 35' (OPEN):
144
16' X 45' (ENCLOSED):
208
958
STORAGE UNITS:
10' X 10':
86
10' X 15':
154
10' X 20':
110
10' X 25':
91
10' X 30':
154
595
TOTAL SITE STORAGE:
1,553
BUILDING TABLE
BUILDING / STRUCTURE:
AREA (S.F.)
HEIGHT
LEASING OFFICE:
2,170
18'
RV / BOAT WASH & DUMP:
3,150
18'
10' X 10' UNIT STORAGE BUILDINGS:
8,600
12.33'
10' X 15' UNIT STORAGE BUILDINGS:
23,100
12.33'
10' X 20' UNIT STORAGE BUILDINGS:
22,000
12.33'
10' X 25' UNIT STORAGE BUILDINGS:
22,750
12.33'
10' X 30' UNIT STORAGE BUILDINGS:
46,200
16.5'
16' X 45' RV/BOAT ENCLOSED SPACES:
149,760
RV/BOAT CANOPIES:
294,840
18'
TOTAL BUILDINGS & CANOPIES:
572,570
LOT COVERAGE:
37%
DEVELOPMENT STANDARDS - E/I ZONING
REQUIRED
PROVIDED
LOT OCCUPATION
MIN. LOT AREA
2,000 SF
> 2,000 SF
MIN. LOT WIDTH
50'
> 50'
MAX. LOT COVERAGE
90%
+/- 35%
MINIMUM SETBACKS
FRONT (LS) (NORTH)
20'
20'
SIDE (EAST & WEST)
5'
5'
REAR (SOUTH)
5'
5'
MAXIMUM BUILDING HEIGHT
PRINCIPAL (HEIGHT/STORIES)
66'
18'
PERIMETER WALL HEIGHT
6' MIN.
8'
10' MAX.
PASSENGER VEHICLE PARKING
5
8
(4 SPACES+ 1 PER EMPLOYEE)
PARKING STALL SIZE 9' X 18.5'
9' X 18.5'
9' X 18.5'
LEGAL DESCRIPTION
TRACT K, SUNDIAL IV, UNIT 1. ACCORDING TO THE PLAT
OF RECORD IN THE OFFICE OF THE COUNTY RECORDER
OF MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK
576 OF MAPS, PAGE 23.
ABBREVIATIONS
BLDG
BUILDING
ESMT
EASEMENT
EX
EXISTING
F/C
FACE OF CURB
PROP
PROPOSED
R/W
RIGHT-OF-WAY
B/C
BACK OF CURB
OS
OPEN SPACE
TYP
TYPICAL
S/W
SIDEWALK
BS
BUILDING SETBACK
LEGEND
BOUNDARY
SECTION LINE
CENTERLINE
SETBACK
EASEMENT
WALL
FIRE HYDRANT
EX OHE LINE
UTILITY SERVICE PROVIDERS
UTILITY
GOVERNING BODY
WATER
CITY OF EL MIRAGE
WASTEWATER
CITY OF EL MIRAGE
FIRE PROTECTION
CITY OF EL MIRAGE
POLICE PROTECTION
CITY OF EL MIRAGE
SCHOOL DISTRICT
DYSART UNIFIED SCHOOLS
ELECTRIC
ARIZONA PUBLIC SERVICE
NATURAL GAS
SOUTHWEST GAS
TELEPHONE
COX COMMUNICATIONS
REFUSE PROVIDERS
PARKS & SONS OF SUN CITY
NOTES
1.
A PORTION OF THE SITE IS IN THE
LUKE AIR FORCE BASE 65 TO 70 DNL
ZONE AND IS SUBJECT TO ARS 28-8481
REGULATIONS.
2.
NEW BUILDINGS ARE SUBJECT TO ARS
28-8482
SOUND
ATTENUATION
STANDARDS IN BUILDING CODE.
3.
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 BUT THIS CHAPTER ARE
FURNISHED.
4.
PERMITS FOR SIGNS OTHER THAN
BUILDING
NUMBER
AND
ADDRESS
WILL BE REQUIRED.
5.
NOISE SHALL BE KEPT TO 55 DECIBELS
AT THE PROPERTY LINES BETWEEN 10
PM AND 6 AM.
6.
ALL OUTDOOR LIGHTING SHALL BE IN
CONFORMANCE WITH SECTION 1112
AND ANY OUTDOOR LIGHTING WILL BE
PLACED SO AS TO REFLECT LIGHT
AWAY FROM ANY ADJOINING RURAL
OR RESIDENTIAL ZONING DISTRICT.
7.
ALL LIGHT POLES/STANDARDS WILL
HAVE A MAXIMUM HEIGHT OF 18 FEET.
8.
HOURS OF OPERATION: 24 HOURS / 7
DAYS. 24 HOUR CUSTOMER ACCESS
WITH SECURITY FENCING & REMOTE
VIDEO MONITORING.
9.
1 FULL TIME EMPLOYEE - ONSITE
DURING NORMAL BUSINESS HOURS.
10.
WASH BAYS AND DUMP STATIONS
AVAILABLE 24 HOURS.
11. MULTIPLE WATER FILLING STATIONS.
12.
TIRE AIR FILLING STATION AVAILABLE.
SHEET 2
SHEET 3
SHEET 2
N. MAIN ST.
PRIVATE DRIVE
(CACTUS ROAD ALIGNMENT)
MAIN STREET
LEASING
OFFICE
35'x62'
STORAGE BUILDING 3 -
10'x10' UNITS - 62 UNITS
STORAGE BUILDING 4 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 28 -
10'x15' UNITS - 68 UNITS
AQUA FRIA RIVER
35'
RV WASH
RV WASH
RV WASTE
DUMP
MECH
ROOM
18.5'
9'
5' SIDE YARD
SETBACK
20' L/S
SETBACK
5' SIDE YARD
SETBACK
PRIVATE DRIVE
26'
F/C-F/C
12'
R55
R35
45'
FLOODPLAIN
FLOODWAY
STORAGE BUILDING 1 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 2 -
10'x10' UNITS - 24 UNITS
STORAGE BUILDING 5 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 6 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 7 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 8 -
10'x20' UNITS - 20 UNITS
STORAGE BUILDING 9 -
10'x20' UNITS - 10 UNITS
BUILDING 13 -
TS - 20 UNITS
STORAGE BUILDING 27 -
10'x25' UNITS - 7 UNITS
STORAGE BUILDING 26 -
10'x25' UNITS - 19 UNITS
STORAGE BUILDING 25 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 24 -
10'x25' UNITS - 20 UNITS
STORAGE BUILDING 23 -
10'x25' UNITS - 5 UNITS
STORAGE BUILDING 22 -
10'x30' UNITS - 20 UNITS
ILDING 21 -
- 20 UNITS
45'
45'
16'
16'
16'
12'
35'
12'
45'
12'
35'
35'
12'
45'
16'
25'
12'
25'
12'
30'
30'
40'
40'
40'
40'
30'
40'
40'
30'
30'
30'
39.7'
25'
20'
R55
R35
1
2
11
15
14
8
10
10
9
10
10
10
10
33
13
13
13
27
26
27
4
22
19
4
22
21
19
23
9
9
9
27
26
26
19
22
17
23
9
27
9
26
26
20
26
26
26
26
26
26
10
9
9
10
R30
R20
7
30'
R30
25
9
13
13
13
27
13
13
9
27
27
13
9
27
9
27
9
27
9
27
4
9
30
29
30
30
30
30
30
31
32.1'
38.8'
35'
30'
32'
30'
36.3'
9
R20
10
5
33
33
3
30' UTILITIES
ESMT
8' PUE
13
13
13
13
13
13
32
13
29
(CACTUS ROAD ALIGNMENT)
10
34
26'
PRIVATE DRIVE
MAIN STREET
26'
F/C-F/C
10
10
4
4
4
20'
28
30
30
30
30
R20
R20
35
(CACTUS ROAD ALIGNMENT)
37
36
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44156
DAVID M.
SOLTYSIK
SCALE IN FEET
60
120
0
SCALE IN FEET
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 2 SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
SITE PLAN
CRS
DMS
1410
2
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
MATCHLINE SEE SHEET 3
MATCHLINE SEE THIS
SHEET TOP LEFT
MATCHLINE SEE
THIS SHEET TOP
RIGHT
KEY NOTES
1.
MAIN ACCESS GATE WITH ELECTRONIC EMITTER
2.
EXIT ONLY GATE WITH ELECTRONIC EMITTER
3.
EMERGENCY ACCESS ONLY GATE WITH ELECTRONIC
EMITTER
4.
SIGHT DISTANCE EASEMENT PER CITY DETAIL EM-158
5.
20' WIDE COMPACTED DG EMERGENCY ACCESS ROAD
6.
10' WIDE DG PATH
7.
5' WIDE SIDEWALK
8.
SIDEWALK RAMP
9.
CONCRETE MOUNTABLE CURB
10.
6" CONCRETE VERTICAL CURB AND GUTTER
11.
COVERED DUMP AND WASH AREA
12.
VIEW FENCE
13.
8' HIGH CMU WALL
14. 11' X 18.5' ADA ACCESSIBLE PARKING STALL
15. 18' X 88' LOADING / UNLOADING SPACE
16. 12' X 20' RV/BOAT PARKING STALL
17. 12' X 25' RV/BOAT PARKING STALL
18. 12' X 30' RV/BOAT PARKING STALL
19. 12' X 35' RV/BOAT PARKING STALL
20. 12' X 40' RV/BOAT PARKING STALL
21. 12' X 45' RV/BOAT PARKING STALL
22. 16' X 45' RV/BOAT ENCLOSED PARKING STALL
23. RV/BOAT CANOPY
24. PARK - SEE LANDSCAPE PLANS
25. FIRE DEPARTMENT TURN AROUND
26. FIRE DEPARTMENT TURNING RADII
27. FIRE HYDRANT
28. DRIVEWAY PER M.A.G. STD. DETAIL 250-2. WIDTH PER
PLAN
29. STOP SIGN
30. NO PARKING - FIRE LANE SIGN
31. TRASH ENCLOSURE PER CITY DETAIL EM-113
32. SAND AND OIL INTERCEPTOR
33. 6' HIGH BUILDER WALL
34. RETAINING WALL
35. CONCRETE SIDEWALK RAMPS
36. CONCRETE DRIVE PER MODIFIED M.A.G. STD DETAIL 251
37. PRIVATE DRIVE SIGN
#
STORAGE BUILDING 28 -
10'x15' UNITS - 68 UNITS
STORAGE BUILDING 16 -
10'x30' UNITS - 22 UNITS
AQUA FRIA RIVER
5' REAR YARD
SETBACK
5' SIDE YARD
SETBACK
5' SIDE YARD
SETBACK
40'
FLOODPLAIN
FLOODWAY
STORAGE BUILDING 13 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 11 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 12 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 13 -
10'x15' UNITS - 20 UNITS
STORAGE BUILDING 14 -
10'x15' UNITS - 13 UNITS
STORAGE BUILDING 21 -
10'x30' UNITS - 20 UNITS
STORAGE BUILDING 20 -
10'x30' UNITS - 8 UNITS
STORAGE BUILDING 19 -
10'x30' UNITS - 19 UNITS
STORAGE BUILDING 18 -
10'x30' UNITS - 21 UNITS
STORAGE BUILDING 17 -
10'x30' UNITS - 21 UNITS
12'
12'
45'
30'
30'
12'
12'
45'
16'
12'
12'
12'
12'
40'
12'
35'
35'
20'
20'
3
30'
30'
30'
30'
40'
55'
30'
30'
30'
30'
30'
30'
20'
25'
R35
R55
18
5
9
9
27
13
3
24
13
13
6
9
9
9
27
26
13
21
20
22
27
27
9
9
9
26
26
23
23
26
19
20
16
16
23
23
23
9
9
26
26
26
26
20' EMERGENCY
ACCESS ESMT
13
27
13
27
13
35.6'
R55
R35
32.4'
30'
32.6'
36.8'
34.6'
31
31
27
9
27
13
13
27
13
STORAGE BUILDING 15 -
10'x30' UNITS - 23 UNITS
20' UTILITIES
ESMT
8' PUE
12
12
12
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44156
DAVID M.
SOLTYSIK
DATE
DESCRIPTION
Plotted: 02/28/23 - 3:17 PM, By: cspaulding
File: M:\1410_CC Land _El Mirage Self Storage_El Mirage\DWG\Preliminary\1410_PR_SIT.dwg, ---> 3 SITE PLAN
PROJECT No.
SHEET No.
TITLE:
DRAWN BY:
CHECKED BY:
of
3
2ND SUBMITTAL
03/01/2023
12/08/2022
3RD SUBMITTAL
03/01/2023
1ST SUBMITTAL
08/19/2022
SITE PLAN
CRS
DMS
1410
3
SITE PLAN
CACTUS & AGUA
FRIA RV, BOAT &
STORAGE
CAMPUS
SCALE IN FEET
60
120
0
SCALE IN FEET
MATCHLINE SEE SHEET 2
KEY NOTES
1.
MAIN ACCESS GATE WITH ELECTRONIC EMITTER
2.
EXIT ONLY GATE WITH ELECTRONIC EMITTER
3.
EMERGENCY ACCESS ONLY GATE WITH ELECTRONIC
EMITTER
4.
SIGHT DISTANCE EASEMENT PER CITY DETAIL EM-158
5.
20' WIDE COMPACTED DG EMERGENCY ACCESS ROAD
6.
10' WIDE DG PATH
7.
5' WIDE SIDEWALK
8.
SIDEWALK RAMP
9.
CONCRETE MOUNTABLE CURB
10.
6" CONCRETE VERTICAL CURB AND GUTTER
11.
COVERED DUMP AND WASH AREA
12.
VIEW FENCE
13.
8' HIGH CMU WALL
14. 11' X 18.5' ADA ACCESSIBLE PARKING STALL
15. 18' X 88' LOADING / UNLOADING SPACE
16. 12' X 20' RV/BOAT PARKING STALL
17. 12' X 25' RV/BOAT PARKING STALL
18. 12' X 30' RV/BOAT PARKING STALL
19. 12' X 35' RV/BOAT PARKING STALL
20. 12' X 40' RV/BOAT PARKING STALL
21. 12' X 45' RV/BOAT PARKING STALL
22. 16' X 45' RV/BOAT ENCLOSED PARKING STALL
23. RV/BOAT CANOPY
24. PARK - SEE LANDSCAPE PLANS
25. FIRE DEPARTMENT TURN AROUND
26. FIRE DEPARTMENT TURNING RADII
27. FIRE HYDRANT
28. DRIVEWAY PER M.A.G. STD. DETAIL 250-2. WIDTH PER
PLAN
29. STOP SIGN
30. NO PARKING - FIRE LANE SIGN
31. TRASH ENCLOSURE PER CITY DETAIL EM-113
32. SAND AND OIL INTERCEPTOR
33. 6' HIGH BUILDER WALL
34. RETAINING WALL
35. CONCRETE SIDEWALK RAMPS
36. CONCRETE DRIVE PER MODIFIED M.A.G. STD DETAIL 251
37. PRIVATE DRIVE SIGN
#
EXHIBIT E
EXHIBIT F
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
10'DECOMPOSED GRANITE
MULTI-USE TRAIL
15'
15'
6'
10' DECOMPOSED GRANITE
MULTI-USE TRAIL
15'
15'
6'
4' IRON GATE
40'
40'
w
w
S
S
co
CACTUS & AGUA FRIA RIVER RV,
BOAT AND STORAGE CAMPUS
FEBRUARY 10, 2023
EAST OF SEC OF CACTUS ROAD & MAIN STREET - EL MIRAGE, AZ
Landscape
Architects
Land
Planning
Irrigation
MCGOUGH
ADAMSON
NORTH
120'
60'
0'
360'
240'
SCALE: 1"=120'-0"
CONCEPTUAL WALL PLAN
WALL PLAN LEGEND
6' (MIN) - 8' (MAX) HT. BUILDER WALL.(8' HT. UNLESS
OTHERWISE NOTED ON PLANS).
- SEE DETAIL 'F' ON SHEET 3.
ALL EXISTING & FUTURE BUILDER WALL PAINT COLOR
TO MATCH PROJECT THEME WALL COLORS
PROJECT THEME COLUMNS
- SEE DETAIL 'A' ON SHEET 3.
8' HT. PRIMARY THEME WALL. (8' HT. UNLESS
OTHERWISE NOTED ON PLANS).
- SEE DETAIL 'A' ON SHEET 3.
6' HT. FULL VIEW FENCE
- SEE DETAIL 'C' ON SHEET 3.
PEDESTRIAN GATE
- SEE DETAIL 'C' ON SHEET 3.
SEE DETAIL 'D' ON SHEET 3 FOR VEHICULAR ENTRANCE GATE DETAIL
8' HT. SECONDARY THEME WALL. (8' HT. UNLESS
OTHERWISE NOTED ON PLANS).
- SEE DETAIL 'B' ON SHEET 3.
SHEET L2
PRIVATE DR.
DRAINAGE
EASEMENT
5.2 AC
TOTAL
NON-BUILDABLE
EASEMENT AREA
8.0 AC
AGUA FRIA RIVER
55'
35'
30'
30' TYP.
PRIMARY ENTRY/EXIT
OFFICE
5' BUILDING SETBACK (TYP.)
5' BUILDING SETBACK (TYP.)
20' LANDSCAPE SETBACK (TYP.)
EMERGENCY
ACCESS/EXIT
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
PROPOSED PARK
PEDESTRIAN GATE
40' CITY OWNED TRACT (TYP.)
ACCESS GATE FOR EMERGENCY RESPONDERS ONLY
A.D.A. RAMP (TYP.)
SIDEWALK (TYP.)
SIDEWALK (TYP.)
PROPERTY BOUNDARY (TYP.)
SINGLE FAMILY
RESIDENTIAL
COVERED RV PARKING (TYP.)
TURF (TYP.)
35'
10' X 30' UNITS (TYP.)
16' X 45' UNITS (TYP.)
10' X 30' UNITS (TYP.)
16' X 45' UNITS (TYP.)
10' X 20' UNITS (TYP.)
16' X 45' UNITS (TYP.)
10' X 25' UNITS (TYP.)
10' X 25' UNITS (TYP.)
10' X 10' UNITS (TYP.)
10' X 15' UNITS (TYP.)
10' X 15' UNITS (TYP.)
EXT. OVERHEAD ELECTRICAL
- SEE CIVIL PLANS
EXT. BUILDER WALL
8' (HT.) BUILDER WALL (TYP.)
8' (HT.) SECONDARY THEME WALL (TYP.)
8' (HT.) SECONDARY THEME WALL (TYP.)
8' (HT.) SECONDARY THEME WALL (TYP.)
8' (HT.) BUILDER WALL (TYP.)
8' (HT.) BUILDER WALL (TYP.)
VEHICULAR ENTRY GATE (TYP.)
EMERGENCY ACCESS GATE
6' (HT.) BUILDER WALL (TYP.)
8' PUE