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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:
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:
March 20, 2023
Mr. Hayes,
Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the site
plan approval request for the project mentioned above.
The applicant shall address the comments mentioned in this memorandum and those comments
that may still apply mentioned in the January 24, 2023, memorandum.
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
4. No comment.
PLANNING & ZONING
5. The applicant and the City of El Mirage will complete a development agreement
addressing the following:
a. The installation of a gate along the 40’ strip parcel owned by the city.
b. Access agreement from the City to utilize City property/ROW for the two
entrances to the development.
6. Show exterior lighting on the site plan.
7. The preliminary landscape plan has been reviewed and approved by the Senior Planner as
part of the development site plan review. The preliminary landscape plan will be included
in the zoning application staff report and presented to the Planning and Zoning
Commission and City Council where additional stipulations may be imposed.
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8. All shrubs shall be a minimum of five gallons in size. 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:
a. The landscaping shall be inspected and approved by the city for compliance with
the approved landscape plan.
b. 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.
c. 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.
d. 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.
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 the lot combination, easements and/or dedication of
land prior to issuing the Certificate of Occupancy. Separate fees will apply.
14. Please add the following statement to the site plan.
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.”
POLICE DEPARTMENT
15. No comment from the Police Department.
PUBLIC WORKS
16. No comment.
ARS 28-8481 LAND USE COMPATIBILITY
17. 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.
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:
03-20-23
Below are the Engineering Division’s comments for the above referenced submittal prepared in
March 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.
Narrative
2. Genera Plan Conformance – Bulletpoint 1 - This section has outdated information on
what utilities will be brought to the site.
Site Plan/Civil Plans
3. Cover Sheet
a. Building Table – The building heights shown here do not match the elevation
drawings provided.
b. Development Standards - 90 degree parking stalls only have to be 9’ x 18’.
c. Coordinate System – The GDACS Point should be 30782-Z1.
d. Notes Section – What does Section 1112 in Note 6 refer to?
e. Private Drive Cross Section – The 8’ PUE exists along the subject site but the Plat
for Sundial IV, Unit 2 does not show them continuing through the parcels.
4. The 20 foot landscape setback along the Private Drive is also the building setback.
5. The Private Drive will have to be widened to the south to accommodate eastbound traffic
on Cactus Road. Provide a 100 foot tangent section and then taper back at 25:1.
6. 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.
7. Verify that the primary entrance can accommodate a MH/B design vehicle. Verify that
the emergency access driveways can accommodate a WB-67 design vehicle. Provide
templates.
8. Revise the minimum emergency vehicle inside radius to 19.5 feet and the outside radius
to 45 feet. Show the templates along the southernmost drive aisle where the vehicles
would turn from a 30’ wide aisle to a 30’ wide aisle. Show the templates along the
emergency access roads to the north and south of the site.
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9. Verify that the emergency vehicle turnaround matches City Detail EM-114.
10. Do not provide mountable curb for the emergency access drive. Use a depressed curb.
11. Why is mountable curb used throughout the project site?
12. The van accessible ADA space shall also have a 5 foot wide access aisle. This appears to
be provided.
13. Show any proposed exterior signage.
14. Signing and striping improvements to Cactus Road, the Private Drive and Main Street
shall be installed per the recommendations provided in the Traffic Impact Statement.
15. The curb returns of the Private Drive shall be imprinted with the words “PRIVATE
STREET – NO CITY MAINTENANCE” in 2-inch high letters.
16. 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
17. Any retaining walls will have to be reviewed by the Building Safety Division.
18. The Private Drive shall be graded per City Local Street requirements. See City Detail
EM-111.
19. The proposed 10 foot wide DG path shall be ADA compliant.
20. It appears that proposed grading will be taking place on City parcels. A Temporary
Construction Easement will be required.
21. The maximum longitudinal and cross slope of the emergency access drive to the wash
shall be a 10% and 5%, respectively, per City Detail EM-111.
22. Side slopes where there is pedestrian type access to the basin shall be 6:1 or flatter.
Revise the side slopes of the proposed basin accordingly.
23. 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 the following buildings:
a. West Side Storage Buildings with the following FFEs: 08.60, 07.30, 05.30
b. East Side Storage Building with the following FFE: 04.20
24. The proposed basin encroaches into a Drainage Easement dedicated to others. Verify that
there are no conflicts with this encroachment.
25. The proposed basin is currently shown within the floodplain which will not be approved
by the City. The City will allow it if the Flood Control District of Maricopa County
(FCDMC) approves it.
26. The Private Drive is currently shown directly draining directly to the Agua Fria which
will not be approved by the City. The City will allow it if the FCDMC approves it.
Otherwise, the Private Drive drainage shall be retained within a basin.
Preliminary Utility Plans
27. The Utility Plans shall show all utilities and utility easements including electric, gas,
phone and cable.
28. All onsite utilities will be private.
29. 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. The fire line backflow
preventers need to be relocated off of City property.
30. The minimum separation between two service taps is 3 feet. The minimum separation
between a main and a service tap is 6 feet.
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31. All utilities shall maintain a minimum of 6 feet of clearance from all fire hydrants and
fire suppression devices per City Detail EM-361.
32. The domestic water will need to run to the RV Wash as well.
33. 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.
34. Hydrants shall be installed per City Details EM-360, 361 and 362. Bollards, if necessary,
shall adhere to City Detail EM-364.
35. Hydrants shall be spaced every 300 feet around the proposed buildings and along the
Private Drive. Final hydrant location/spacing will be reviewed and approved by the Fire
Department.
36. 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.
37. 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.
38. Any new building that connects to the sewer system will require a backwater valve per
City Detail EM-442.
39. 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.
40. 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?
41. Each proposed driveway shall have at least one streetlight.
42. 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.
43. 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
44. Sheet L3 – It is assumed that the bottom view is looking west from the site, correct?
45. Sheet L4 – The Pedestrian Gate must be ADA compliant.
46. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set.
47. Add the Site Distance Easement per City Detail EM-158 to all driveways.
48. Decomposed granite is required on all non-paved areas both on site and along the private
roadway
49. 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.
50. Show the existing 8 foot Public Utility Easement (PUE) along the north property line. No
walls or trees shall be placed within any PUE.
51. Trees shall not be placed within 6 feet of any public utility.
52. 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.
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Exterior Elevations
53. No elevation for the office was provided.
ALTA Survey
54. The description of Flood Zone AE is incorrect.
Preliminary Drainage Report
55. Section 5.0 - References 3 & 4 – Use the 2018 Revisions.
56. Street calculations for the Private Drive 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
57. 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
58. Section 3.1 - Where did the water demands come from? They seem to match the sewer
demands.
59. Section 5.0 refers to the WaterCAD model. Was one prepared? Section 4.0 says the
system will be modeled during the final design.
60. Appendix C – The drywell calculations were left blank in this section.
61. 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.
Preliminary Sewer Report
62. Commercial buildings require a 6 inch sewer service and shall be sloped at 1/8 inch per
foot per City Detail 440-1.
63. Use a Dry Weather Peaking Factor of 3.62 and a Wet Weather Peaking Factor of 1.17.
64. 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.
Traffic Impact Analysis (TIA)
65. No comments.
Title Report
66. No comments.
Phase I Environmental Assessment
67. No comments.
Miscellaneous
68. A Final Plat per Chapter 1, Section B-2 of the City’s Design & Development Standard
Manual (DDSM) will be required prior to Certificate of Occupancy.
a. The 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.
c. An Access Easement will be required to allow City staff to access the Arizona
Brisas Lift Station.
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69. Due to the location of the Flood Zone “AE”, a Floodplain Use Permit and/or
CLOMR/LOMR may be necessary. Contact the Flood Control District of Maricopa
County to determine what will be required.
70. 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.
71. 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.
72. 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.
73. A Dust Control Permit from the County will be required prior to the release of any
Engineering permit.
74. 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.
75. 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.
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.
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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.
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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:
image007.jpg
image008.png
image009.png
image010.png
image011.png
image012.png
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