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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: PZ23-03-06 Agua Fria Commerce Park Community Park CUP DATE: March 20, 2023 Mr. Hayes, Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the conditional use permit request 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 comment. ECONOMIC DEVELOPMENT 2. Economic Development supports the CUP application for a park in the E/I zone. The park is a nice amenity that provides quality-of-life enhancements for the residents of El Mirage. ENGINEERING 3. See attached memorandum. FIRE DEPARTMENT 4. No comment. PLANNING & ZONING Conditional Use Permit Stipulations 5. All of the special conditions shall be consented to in writing by the applicant and incorporated in the site plan. 6. The Council shall, in addition to any other conditions, impose the following general conditions upon every conditional use permit granted. 7. The proposed use shall not have an adversely affect upon the abutting property. 8. The proposed request of the community park shall not generate noise, vibrations, dust, and odors that may become a nuisance to the general public. 2 9. The right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by the conditional use permit procedure. 10. All of the special conditions shall constitute restrictions running with the land and shall be binding upon the owner of the land, his or her successors or assigns. 11. All conditions specifically stated under any conditional use listed in Chapter 154: Zoning Code, shall apply and be adhered to by the owner of the land, his or her successors or assigns. 12. 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. 13. A periodic review of the site will be conducted by the El Mirage Development Services Department annually. Site Plan 14. Provide following features in the park site plan a. Light poles and features. b. Trash receptacles. Landscape Plan 15. 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. 16. 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. 17. 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. 18. 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. 19. 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. 3 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. Miscellaneous 20. 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. 21. 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. 22. 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 23. No Comment. PUBLIC WORKS 24. Public Works is concerned about having to maintain and maintenance the Zone X & AE areas along the East border of Sundial. See the attached snipped photo. ARS 28-8481 LAND USE COMPATIBILITY 25. 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 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. 2 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. 3 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. 4 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. 5 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.