Extracted text (via pymupdf)
24266 characters
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: Mike Hills FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PZ22-04-17 IBC Truss Plant DATE: March 28, 2023 Mr. Hills, Please see the comments from the El Mirage Technical Advisory Committee (TAC) for the site plan approval request for the project mentioned above. BUILDING & SAFETY 1. A restroom is required within 500’ travel distance from all workstations. 2. Two accessible parking spaces are required per IBC 1106.1. The total of public and employee parking spaces must be used in the calculation. ECONOMIC DEVELOPMENT 3. No comment. ENGINEERING 4. See attached memorandum. FIRE DEPARTMENT 5. The main opening for access shall be 26 feet minimum width. This is required as this single entrance is located with a vital fire hydrant located on the access. 6. Fire access roads shall be required to be an all-weather surface with the ability to support the imposing load of a fire apparatus of 75,000 lbs. 7. There shall be fire access to the furthest point in the facility. 8. Fire access roads shall remain clear of any obstructions, including parked vehicles at all times. 9. All access gates shall be provided with an electronic emitter to be used by the fire department apparatus to open any electrically operated gate. 10. Any manually opened gate and securing devices shall be approved by the fire department prior to installation. 11. All fire hydrants shall have collision protection installed. 2 PLANNING & ZONING Site Plan 12. Parcel 501-45-015W shows 9315 Property LLC as the owner, what is their affiliated with the project. 13. Note 12 calls out an 8-ft chain link fence, however there is an existing block wall at the location. Revise the site plan. 14. Note 21, rear retention area shall be landscaped for dust and weed control. 15. Show parking requirement breakdown, both required and provided. 16. 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.” Elevations 17. Sheets need to be labeled with Building A and B. Landscaping 18. 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. 19. All areas not being used for parking, storage or manufacturing shall be landscaped for dust and weed control. 20. All shrubs shall be a minimum of five gallons in size. 21. All 15-gallon trees must be a minimum of eight feet in height, four feet in spread, and one and one-quarter inches trunk caliper at the ground level. 22. 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. 23. 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. 24. 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. 25. 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 26. 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. 27. 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. a. Both parcels shall be combined with the final plat. POLICE DEPARTMENT 28. No comment. PUBLIC WORKS 29. The water/sewer report begins on page 168. However, the summary/conclusion isn’t simply noting the proposed water/sewer system demand for average day, max day and peak flow numbers in gal/day. Provide something other than the data tables? ARS 28-8481 LAND USE COMPATIBILITY 30. 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: Integrated Building Components – Development Application Review DATE: 03-22-23 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. The proposed project was originally located within Parcels 501-45-015X and 501-45-923 but has since been relocated to 501-45-015X and 501-45-015W and a number of the information provided with this Development Application submittal was not revised to reflect the change. It is recommended that this project not move forward to the Planning and Zoning Meeting until the submittal is revised and the TAC Committee is able to review the updated material. The below items will have to be addressed during the Construction Plan Submittal. Narrative (An updated Narrative was not provided so the below comments are from the Pre- Application Submittal) 2. Note the location of the project and that the property is currently vacant. 3. Describe the infrastructure required by the proposed project, both on and off site. 4. Will the site be developed in one or multiple phases? If it will be a multiple phase project, a Phasing Plan per Chapter 1, Section F of the City’s Design & Development Standards Manual (DDSM) will be required with the Development Application. 5. The Narrative states the site proposes five canopies but the Site Plan shows seven. Which is correct? 6. The hours of operation for manufacturing are noted as 4 am to 2:30 pm. It is also noted that a second shift could be added from 3:00 pm to 1:30 am. Please note that no noise shall be generated at the site that exceeds 55 decibels, measured at any property line, between 10 pm and 6 am. Site Plan 7. The project is responsible for the dedication of 65 feet of right of way, an 8-foot wide Public Utility Easement (PUE), an eight-foot-wide detached meandering sidewalk, streetlights, signing/striping and landscaping/irrigation along the El Mirage Road frontage. The project will also be responsible for any deceleration/turn lanes and associated right of way/easement revisions. Offsite plan and profile sheets will be required. 2 8. Show the boundary line of the property with dimensions. 9. Verify the scale shown on the Site Plan. 10. The plans will have to show the following: a. Exterior signs b. Exterior refuse collection areas per City Detail EM-113 c. On site lighting 11. Site Data a. The APN is incorrect. There are two lots that make up this site: 501-45-015X and 501-45-015W. Will these lots remain separate or will they be consolidated into one? b. Provide Parking Calculations per Section 154.105 of the City Code to determine the required number of parking spaces. Heavy manufacturing facilities require 1 space per 1,000 square feet of warehouse area and 1 space per 350 square feet of office area. Building A would require 8 spaces, Building B would require 7 spaces and the canopies would require 64 spaces for a total of 79 spaces. If 57 spaces are being requested, a Parking Waiver will be required. This document shall include the number of spaces required per City Code, the number of spaces actually required by the site and how that number was determined and explain how additional spaces can be accommodated if required in the future. c. If 57 spaces are proposed then 3 ADA spaces are required where two shall be standard ADA spaces (8’ space and 5’ aisle) and one shall be a van accessible space (8’ space and 8’ aisle or 11’ space and 5’ aisle). If 79 spaces are proposed then 4 ADA spaces are required where three shall be standard ADA spaces and one shall be a van accessible space. Building A will require at least one ADA space. 12. General Note 5 – There are no adjacent residential developments. 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 centerline of the street. A Photometric Plan will be required to show the foot candles along the centerline of El Mirage Road to verify that the proposed lighting will not exceed the maximum limit. Noise requirements are noted in Comment 6. 13. Show the building setbacks. The property is zoned Commerce Park (CP) and the front setback (along El Mirage Road) is 20 feet while the side and rear setbacks are 5 feet. 14. Building A shall be a minimum of 4 feet away from the adjacent CMU wall. 15. The driveway shall be per MAG or City details. A stop sign is recommended at the driveway. Verify the driveway has a minimum throat of 50 feet. 16. Verify that the driveway can accommodate a WB-67 vehicle without encroaching into the adjacent lane. Provide a template that shows this. 17. Show the sight distance requirements at the driveway per City Detail EM-158. 18. The proposed site should have a secondary emergency access driveway. 19. When parking spaces are adjacent to a sidewalk, the sidewalk shall be a minimum of 6 feet wide or parking blocks shall be installed. 20. Parking spaces shall be striped with a minimum of 4-inch painted lines. 21. The drive aisles within the parking lots shall be a minimum of 25 feet wide for two-way traffic or 26 feet wide if it is a fire lane/emergency access route. 22. 6-inch MAG type curbing is required around all driveways and parking lots. Curb that carries drainage shall include a gutter. The curbing shall be no closer than 3 feet to any property line. 3 23. The southern end of the parking area near Building B should include a 5 foot wide bump out to allow vehicles to turn out of those southernmost parking spaces. Verify that the curb will not be closer than 3 feet to the south property line. 24. It was noted to the City that the proposed site may be accommodating a separate offsite parking lot for Parcel 501-45-015L, complete with walkway and gate between the two sites. If this is accurate, please show this on the plans. 25. Any fire lane/emergency access route shall be designed to handle at least 75,000 lbs. The City’s emergency vehicles have a tire pressure of 120 psi. 26. Provide a template that shows how a vehicle with a minimum inside radius of 19.5 feet and the outside radius of 45 feet can maneuver through the site. The template shall be 20 feet wide. 27. 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. Context Plan & Site Photos 28. A Context Plan was not provided. Provide a Context Plan that includes the following: a. An aerial photo of the subject site and surrounding areas b. Adjacent properties and land uses within 300 feet c. Color photographs of the subject site and surrounding improvements and show photo reference numbers. Preliminary Grading & Drainage Plans 29. Area Table – The area for Parcel 501-45-015X and the total area of the site is incorrect. Please revise. 30. Label the elevations of the contours. 31. The finished floor elevation of the proposed buildings shall be a minimum of 12 inches above the high-water level of any adjacent retention basin and 14 inches above the ultimate outfall of the site. 32. Side slopes adjacent to the public right of way, areas where pedestrian access is permitted and within Public Utility Easements (PUE) shall be 6:1 or flatter. There shall be at least two feet of level ground between any wall or vertical obstruction and the top of any side slope grading. 33. An additional scupper or catch basin will be required in El Mirage Road along the southern boundary of the site to retain the remaining runoff generated from the half right of way along the project frontage. 34. Any proposed scuppers require a safety rail per MAG Detail 145, modified to be non- galvanized and painted “Black Bean” (SW6006). 35. Any proposed scupper or catch basins will require inlet markers per City Detail EM-559. 36. Only 5 drywells are shown within the onsite basin although 7 are required. 37. The proposed retention basins shall be located a minimum of 4 feet away from any structures and shall not be located within any building setbacks, easements, or fire lanes. The offsite basin appears to be within the right of way. The onsite basin appears to be within the building setback. 38. Any wall opening proposed shall be coordinated with the adjacent property owner. 39. Section A on Sheet CG3 a. The proposed HWL and bottom elevations for the offsite basin do not match the elevations of Sheet CG2 or the Drainage Report. b. Remove the water easement. c. Revise the proposed half right of way of El Mirage Road to 65 feet. 4 Preliminary Utility Plans 40. The Utility Plans shall show all utilities and utility easements including electric, gas, phone and cable. 41. All on site utilities will be private so the easement shown on the proposed water main can be removed. 42. 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. 43. The proposed fire line will require backflow preventers at both connections to the public main. The connection points must be approved by the Public Works Department. 44. The fire line connection to the south is to a water main that does not exist. 45. The minimum size for a fire service line for commercial buildings is 6 inches. 46. A separate landscaping service, meter and backflow preventer is required. 47. Do not install utilities under any driveways or adjacent concrete aprons. The proposed sewer line is within the driveway. 48. 90 degree bends for water mains is not recommended. 49. Water valves are recommended along the fire line, approximately every 500 feet, and at locations so that the maximum number of hydrants to be out of service is two. 50. All structures and above ground utilities shall maintain a minimum of 6 feet of clearance from all fire hydrants and fire suppression devices per City Detail EM-361. 51. Hydrant location/spacing will be reviewed and approved by the Fire Department. 52. Any hydrants within the project site will be private and painted “Safety Red” per City Detail EM-360. All hydrants require markers per MAG Detail 122. 53. Fire hydrants shall adhere to City Details EM-360, 361 and 362. If bollards are required, they shall adhere to City Detail EM-364. The backflow preventers shall adhere to City Details EM-351, 352 or 353. 54. Hydrant service lines that are over 100 feet in length shall be 8 inches in diameter. 55. The proposed hydrant at the driveway is not required by the City. 56. The sewer services shall be per City Detail EM-440-1. 57. Buildings A and B will require a backwater valve per City Detail EM-442. 58. The proposed sewer manhole shall be per City Details EM-420 and EM-423. The manhole shall receive an epoxy coating per City specifications. 59. Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 60. Each proposed driveway shall have at least one streetlight. 61. Any light or combination of lights which cause light on a public street, other than lights specifically intended for that purpose, shall not exceed one foot candle as measured from the center line of the street. Show the foot candles along the centerline of El Mirage Road to verify that the proposed lighting will not exceed the maximum limit. Preliminary Landscape Plans 62. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set. 63. Show the sight distance requirements at the proposed driveway, the driveway for Parcel 501-45-015T and the Burger King driveway per City Detail EM-158. 64. 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. 65. No walls or trees shall be placed within the proposed Public Utility Easement (PUE). 66. Trees shall not be placed within 5 feet of any City curb or sidewalk or within 6 feet of any public utility. 67. A separate landscaping service, meter and backflow preventer is required. 5 68. Irrigation plans will be required. Exterior Elevations 69. Label which elevation is Building A and which is B. ALTA Survey 70. The deed numbers for Parcels 501-45-015L and 501-45-015W have changed. 71. The Site Plan incorporates Parcel 501-45-015X but that property has not been included in the ALTA Survey. Please update the ALTA to include this parcel. Preliminary Drainage Report 72. Section 1.1 – Use the 2023 of the City’s Design & Development Standards Manual (DDSM). 73. Section 2.1 – The existing basin is located at the northwest corner of the site. 74. Section 2.2 – An additional scupper or catch basin will be required in El Mirage Road along the southern boundary of the site to retain the runoff from half right of way. 75. Section 3.3 - The finished floor elevations are required to be a minimum of 12 inches above the 100-year high-water level of any adjacent retention basin and 14 inches above the ultimate outfall of the site. 76. Section 4 a. The report references the “Omni” project. b. Basins can be sloped at 4:1 except adjacent to City right of way where it must be 6:1. 77. The Final Drainage Report shall provide a Tributary Area Map. Preliminary Water and Sewer Report 78. Design Criteria a. Use the 2023 of the City’s Design & Development Standards Manual (DDSM). b. This section refers to City of Avondale. Please revise. 79. Demands – The report only reviews the offices for fire flow requirements. Please verify with the Fire Department whether or not the canopies will require fire suppression as well. Update the report as necessary. 80. Existing and Proposed Utility Information a. The connection points for the water main must be approved by the Public Works Department. b. The fire line connection to the south, as shown on the plans, is to a water main that does not exist. c. This section refers to the Olive Avenue water main which is no longer relevant to this project. Traffic Impact Statement (TIS) 81. The TIS provided is for the original project location which is, for the most part, not relevant to the proposed project. Please revise the TIS accordingly. Comments 82-86 are general comments on the report. Additional comments may arise once the TUS is updated. 82. Are there any potential concerns with the proposed full access driveway being constructed less than 660 feet from a signalized intersection (measured from nearest face of curb to nearest face of curb). 83. Provide crash data adjacent to the site and discuss any trends. Provide any recommendations for the proposed site based on this information. 6 84. Update the Trip Generation calculations based on the proposed square footage of the site. 85. Provide any recommendations for the Olive/El Mirage intersection and/or signal timing. 86. Figure 7 – Revise to show the distance between the proposed driveway and the existing driveway to the north on Parcel 501-45-015T. Title Report 87. The provided Title Reports are for Parcels 501-45-923 and 501-45-015X while the Site Plan is for Parcels 501-45-015W and 501-45-015X. Provide a copy of the Title Report for the actual parcels to be developed and it must be dated within 30 days of submittal. Phase I Environmental Assessment 88. This report does not appear to cover both parcels that make up the proposed site. This Phase I ESA will need to be revised to include the entire subject property. 89. Section 6.3 – This section states there are no records of a dry well on the Property. There is an existing dry well within the existing offsite basin. Geotechnical Report 90. This provided report was prepared for Parcels 501-45-923 and 501-45-015X. The report will need to be revised for Parcel 501-45-015W. Comments 91-93 below assume the findings of the provided report will be the same for the actual project site. 91. This report recommends the following: a. All vegetation, 6 to 12 inches of recycled asphalt and other deleterious materials be removed at the commencement of the site grading activities b. All spread fill soils must be stripped from the proposed structure, pavement and hardscape area. c. A minimum of 8 inches of the native soils should be scarified, moisture processed and compacted. 92. If Building A will be constructed within 5 feet of the adjacent basin, the foundation shall be embedded 1 foot deeper than the stated depth in Table 11. 93. Table 13 – City emergency vehicles have tire pressures of 120 psi so fire access roads need the appropriate pavement design. Miscellaneous 94. A Final Plat will be required prior to Certificate of Occupancy. The Plat shall include the following: a. Any right of way and easement dedications b. Consolidation of lots, if necessary c. Any cross easement/agreements to share access d. A 1-foot Vehicular Non-Access Easement (VNAE) is required along El Mirage Road except where driveways are proposed. 95. 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. 96. 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. 97. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 7 98. 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. 99. Any cutting of the pavement in the reconstructed El Mirage 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.