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PLANNING AND ZONING Community Development Department 10000 N. El Mirage Road, El Mirage, Arizona 85335 623-876-2996; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov 1 Technical Advisory Committee Review Comments To: Ryan Alvarez, Kimley-Horn From Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning Re: CUP24-02-02 WM Fuel El Mirage Date: March 5, 2024 Mr. Alvarez, Please see the review comments from the El Mirage Technical Advisory Committee (TAC) for the proposed development mentioned above. BUILDING & SAFETY – Brigham Bennett 1. No comment. ECONOMIC DEVELOPMENT – Tom Doyle 2. No comment. ENGINEERING – Bryce Christo 3. See the attached memorandum. FIRE DEPARTMENT – Jason Napier 4. No comment. PLANNING & ZONING – Jose A. Macias 5. See the attached memorandum. POLICE DEPARTMENT – Andrew Vanderwerf 6. No comments. PUBLIC WORKS – Scott Ketchmark 7. No comments. If you have any questions regarding these comments or would like to set up a follow-up meeting or call, please feel free to contact my office. 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: Walmart Fuel Station Site Plan Review DATE: 03-04-24 Below are the Engineering Division’s comments for the above referenced submittal provided in February 2024. These items will have to be addressed prior to the Planning and Zoning Meeting. 1. Provide color photographs of the subject site and surrounding improvements and show photo reference numbers on the plan. The below items will have to be addressed during the Construction Plan Submittal. Narrative 2. It is noted that there are ten fueling positions. There are ten fueling stations but twenty fueling positions. Design Civil Site Plan 3. Provide a Location Map that includes the area within one half mile of the site. 4. Show the entire property including the property lines with dimensions. Show the adjacent streets and street rights of way. 5. Verify that the adjacent driveway entrance on Thunderbird Road can accommodate a WB-67 vehicle without encroaching into the adjacent lane. 6. Label the dimensions of the access drives, sidewalks, etc. The minimum width of the drive aisles shall be 25 feet wide for two-way traffic unless it is a fire lane which requires a width of 26 feet. 7. Site Data Table a. Number of Stalls Required - The 785 required spaces are correct for the Wal-Mart parking but the fuel station/convenience store is a separate use that requires 1 space per fueling position and 1 space per 350 square feet of gross floor area along with the necessary ADA space(s). b. Number of Stalls Provided - Include a breakdown of both standard and van accessible ADA spaces. c. Impervious Area – The impervious area appears to remain the same in the post construction condition as the pre-construction condition. If the proposed pervious area went up, would the proposed impervious area not go down? 2 8. Construction Notes a. Notes 1 and 20 – Six 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. b. Notes 2 and 3- The drive aisle that loops around the proposed fuel station shall be designed to handle 75,000 lbs. A Geotechnical Report will be required for this project and it should provide a recommended design for this and any other asphalt or concrete pavement section. c. Note 9 - Verify the square footage of the proposed building. The Narrative shows 1,556 and the Site Plan shows 1,440. d. Note 18 – The minimum sidewalk width is recommended to be 5 feet per MAG Detail 230. 9. When parking spaces are adjacent to a sidewalk, the sidewalk shall be a minimum of 6 feet wide or 5 feet wide with parking blocks. 10. Angled parking dimensions shall adhere to City Detail EM-157. 11. Parking spaces shall be striped with a minimum of 4-inch painted lines. 12. 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. 13. Show any existing or proposed signs. 14. 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. Design Civil Grading Plan 15. Show surface water drainage arrows. 16. Verify the slope does not exceed 2% in any direction within the ADA parking space or aisle/path. The cross slope of the path at the west entrance appears to exceed this. 17. Verify that the area around the proposed building will drain. There appears to be a low point near the west side of the proposed building. 18. 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. 19. The finished floor elevation of the proposed building shall be a minimum of 12 inches above the 100-year base flood elevations and high-water level of any adjacent retention basin and 14 inches above the ultimate outfall of the site. 20. Provide the ultimate outfall elevation of the site. 21. Provide calculations showing the net increase or decrease in impervious coverage with the proposed improvements. If there is an increase, verify that there is enough retention volume available to accommodate the additional drainage. 22. Catch basins located within commercial developments that handle, store, dispense, sell, recycle, or dispose of motor vehicle fuels or lubricants shall be designed to include storm drain inlet protection best management practice devices as identified in the Flood Control District of Maricopa County (FCDMC) Drainage Design Manual. 23. Drywells that drain areas at motor fuel dispensing facilities where motor fuels are stored or loaded, shall conform to “Arizona Department of Environmental Quality – NOI supplement for type 2.04 General Permit. Protection Permit for Vehicles and Equipment Washes” (A.A.C R18-9-D303) and Arizona Administrative Code R18-9-C301. In 3 addition, the design of the system shall be fully automated (human intervention not required) and shall not depend on a power source. 24. Drywells that drain areas where hazardous substances are used, stored, loaded or treated, shall conform to “Arizona Department of Environmental Quality – NOI supplement for Type 2.01 General Permit and Arizona Administrative Code R18-9-C301. In addition, the design of the system shall be fully automated (human intervention not required) and shall not depend on a power source. Design Civil Utility Plan 25. All proposed onsite utilities will be private. 26. Construction Notes a. Notes S2 and S3 – Commercial sewer services shall be 6-inch PVC Schedule 40 per City Detail EM-440. The cleanout shall be per MAG Detail 441. b. Note S4 – The sewer service connection to the main shall be per City Detail EM- 440. The service will also require a backwater valve per City Detail EM-442 and curb stamp per MAG Detail 440-4. c. Note D5 – The catch basin shall per MAG Details. d. Note D6 – The oil/water separator shall be per Section 6-3 of the City’s DDSM. e. Note W4 – The water service line shall connect to the main per City Detail EM- 325. This line will also require a meter box per City Detail EM-325 and a backflow preventer per City Detail EM-351. f. Note O1 - Show utility horizontal and vertical clearance information per MAG Detail 404 and City Detail EM-402. 27. Onsite hydrant requirements will be reviewed and approved by the Fire Department. 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. 28. An offsite hydrant will be required along the north side of Thunderbird Road, 500 feet east of the existing hydrant located across the street from the west Walmart driveway. This hydrant shall be painted “Safety Yellow” per City Detail EM-360. 29. Any pavement replacement within Thunderbird Road shall be per City Water Note #21 and/or City Sewer Note #15. 30. Water valves shall be at locations so that the maximum number of hydrants to be out of service is two. 31. Show the location of any exterior lighting. A Photometric Plan will be required that addresses the following: a. Any lighting used to illuminate an off-street area shall be arranged so as to deflect light away from any adjoining residential zone or from the public streets. The source of lights shall be hooded or controlled in some manner so as not to light adjacent property. The foot candles generated from the proposed site shall be 0.0 at the residential property line to the east. b. Any light or combination of lights which cause light on a public street, other than lights specifically intended for that purpose, shall not exceed one foot candle as measured from the center line of the street. Show the foot candles along the centerline of Thunderbird Road to verify that the proposed lighting will not exceed the maximum limit. 32. Show the location of any electric, gas, phone, cable, etc. lines or easements. Sight Distance Requirement Plan 33. Distance A shall be 690 feet and Distance B shall be 530 feet. 4 Preliminary Landscape Plans 34. Any existing trees within the sight distance line on Thunderbird Road shall be removed. 35. 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. 36. No walls or trees shall be placed within the proposed Public Utility Easement (PUE). 37. Trees shall not be placed within 6 feet of any public utility. 38. 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. 39. Irrigation plans will be required. A separate landscaping service, meter and backflow preventer is required. Exterior Elevations 40. No comments Drainage Memorandum 41. The site is located within Zone X (Shaded). 42. The oil/water separator shall be per Section 6-3 of the City’s DDSM. 43. This memo states that the proposed project will drain to the existing retention area on the west side of the parcel. It appears the current area drains to the east. Calculations will be required to show that the site can drain to the west and the basin can accommodate the contributing volume. A Tributary Area Map will be required showing the limits of what drains to the basin. 44. 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. 45. Calculations for any curb opening, catch basins, etc. will be required. This includes pipe capacity and inlet capacity as applicable. Preliminary Water Statement & Preliminary Sewer Statement 46. Where did the estimated flows come from? If they are based on a calculation, please provide that information. If it is based on other convenience stores, please note that. Traffic Impact Statement (TIS) 47. A TIS was not provided but will be required. The City has been in discussion with Kimley-Horn as to the requirements of that study. 48. A Traffic Impact Statement per the Pre-Application Checklist is required. The TIS shall discuss the following: a. Site access b. Trip generation (daily trips and am/pm peaks) for both the existing and proposed condition c. The effect on surrounding area from a traffic standpoint 49. City minimum requirements for auxiliary lanes is 160 feet of storage and 100 feet of taper/gap and the existing auxiliary lanes do not meet this. These lanes will have to be extended to meet the minimum requirements as part of this project and calculations shall be provided to determine if these lengths need to be increased further. 50. Provide the signal warrant for the unsignalized driveway. 51. Note any trends or potential safety hazards. Note any recommendations or mitigation. Title Report 52. No comments 5 Miscellaneous 53. 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. 54. An Approval to Construct (ATC) or a Waiver 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. 55. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 56. 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. 57. Any cutting of the pavement in Thunderbird 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 Community Development Department 10000 N. El Mirage Road, El Mirage, Arizona 85335 623-876-2996; Fax 623-876-4605; TDD 623-933-3258 www.elmirageaz.gov Development Application Review Comments TO: Ryan Alvarez, Kimley-Horn FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: CUP24-02-02 WM Fuel El Mirage 4336 DATE: February 29, 2024 Mr. Alvarez, Please see the review comments from the Planning and Zoning Division for the proposed development project mentioned above. CONDITIONAL USE PERMIT The Planning Commission and City Council shall, in addition to any other conditions, impose the following general conditions upon every conditional use permit granted. 1. 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. 2. 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. 3. All conditions specifically stated under any conditional use listed in this chapter shall apply and be adhered to by the owner of the land, his or her successors, or assigns. 4. All of the special conditions shall be consented to in writing by the applicant. 5. The proposed use of the fuel station shall not create noise, vibrations, or odor that may become a nuisance to the public. 6. The landscape areas shall be maintained with weed and dust control material. 7. The applicant has one calendar year from council action to submit construction documents for review. 8. If the conditional use permit is granted, the permit shall be issued upon the signature of the Senior Planner / Zoning Administrator, and any conditions, automatic termination date, or period of review shall be stated on the permit. SITE PLAN REVIEW SITE PLAN 9. Parking Requirements: The original site plan shows 1,017 spaces, the proposed fueling station is removing 109 spaces, reducing the number of spaces to 908. According to the current zoning code parking requirements the retail use complies with the required 703 spaces. 10. Parking Agreement: The City of El Mirage is concerned with the termination of the parking agreement to allow spaces for the park and ride. The site will still be complying 2 with the minimum parking space requirements after the proposed improvements are completed. BUILDING ELEVATIONS 11. Sign permits are required for all monuments, freestanding, wall signs, and other sign types excluding building address and number signs. Separate fees will apply. LANDSCAPE PLANS 12. A final landscape plan shall be submitted with the construction documents for review. All changes in landscape plans before, during, or after preliminary or final landscape plan approval shall be approved by the Zoning Administrator or his or her designee before the installation of any such landscape change. FINAL PLAT 13. A final plat may be required to record easements and/or dedication of land before issuing the Certificate of Occupancy. This will be administrated by the Planning and Zoning Division. Separate fees will apply. $1,000.00 plus $10.00 per lot/tract. ARS 28-8481 MILITARY LAND USE COMPATIBILITY 14. The site is located outside the Luke Air Force Base (LAFB) Noise Contour Zone, but inside the Military Airport Territory Area and is not subject to ARS 28-8481, land use compatibility regulations. However, Luke AFB elects to review the zoning applications for monitoring developments near the base, see attached Luke review email from the Pre- application review dated September 9, 2023. If you have any questions regarding these comments, please feel free to contact my office; at (623)876-2996 or jmacias@elmirageaz.gov.