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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: Melvin Slater FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: CUP24-02-04 Cactus Redi Mix DATE: April 15, 2024 Mr. Slater, 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. Add the required meter size to the Development Application. Also, include how will the cement truck washout will be managed. 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, AZ 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: Cactus Redi-Mix – Site Plan Review DATE: 04-14-24 Below are the Engineering Department’s comments for the above referenced submittal provided in March 2024. These items will have to be addressed prior to the Planning and Zoning Meeting. 1. Provide exterior elevations of the proposed batch plant showing the height. The below items will have to be addressed during the Construction Plan Submittal. Narrative 2. Application Request a. This property has both EI (west side) and NR (east side) zoning. b. The Narrative states that the site will add a “…batch plant and conveyor with sand and gravel piles towards the rear of the property in the flood area…”. In general, development within or modification of the floodplain is discouraged. Development should be located outside of the 100-year floodplain/floodway. If development within the floodplain is necessary, approval from the Flood Control District of Maricopa County (FCDMC) via a Floodplain Use Permit is required. A copy of that permit must be provided to the City prior to the City’s permit approval. Site Plan 3. The Site Plan shall include the following: a. Utilities and utility rights of way or easements including gas, electric, telephone and cable. b. Exterior signs 4. In general, development within or modification of the floodplain is discouraged. Development should be located outside of the 100-year floodplain. If development within the floodplain is necessary, approval from the Flood Control District of Maricopa County via a Floodplain Use Permit is required prior to the City’s permit approval. 5. The driveways shall be per MAG or City details. The driveways shall have a minimum width of 20 feet (see Comment #18) and a minimum throat of 50 feet. 6. The northernmost curb line of the north driveway shall align with the northernmost curb line of Cheryl Drive. 2 7. The south driveway shall be entrance only and the north driveway shall be exit only. Both shall be equipped with signs (Enter, Exit, Do Not Enter, etc.) to help guide the vehicles entering and exiting the facility. 8. The standard parking space dimensions for 90 degree spaces shall be 9’x18’. 9. Parking Calculations shall be provided per Table P of City Code Section 154.104. 10. 6-inch MAG type curbing is required around all driveways and parking lots. Curb and gutter shall be used where drainage is carried within the curb. The placement of curb stops at the parking stalls does not eliminate the need for curbing. The curbing shall be no closer than 3 feet to any property line. 11. It appears that the parking areas are proposed to be paved with recycled asphalt. How will the parking spaces be striped. 12. Add an island on the south side of the vehicle parking area (north of the south driveway. Context Plan 13. The aerial photo was not provided. Preliminary Grading & Drainage Plans (many of the below comments could also pertain to the Site Plan) 14. The legal description at the top of the page appears to be incorrect. 15. Update the City Notes to the most current version. A CADD file with the notes can be provided upon request. 16. Label the dimensions of the following: a. Right of way of Cheryl Drive b. Driveway widths c. Drive aisle widths (minimum of 25 feet is required for two way traffic) 17. The front building setback is 20 feet, not 30 feet. 18. Any fire lane/emergency access road shall be 26 feet wide and designed to handle 75,000 lbs. A Geotechnical Report will be required for this project, and it should provide a recommended design section for the access road(s). 19. The minimum inside radius of the fire access lane shall be 19.5 feet and the outside radius shall be 45 feet. The maximum longitudinal slope and cross slope of the fire access lane shall be 10% and 5%, respectively. 20. All non-paved areas, outside of the floodplain/floodway, shall be covered with a material to control dust. 21. Label the overflow elevation of the basin. 22. The basin shall be a minimum of 4 feet away from all structures and not located within building setbacks, easements or emergency access lanes. 23. No aggregate storage will be allowed within the proposed basin. 24. Retention Table a. The Volume Required appears to be 17,761 cf which will require the proposed basin to be enlarged slightly. b. Revise the bottom two contour elevations in the table to 1085 and 1084. 25. An 8-foot Public Utility Easement (PUE) along the 121st Avenue frontage shall be dedicated to the City. Any proposed fencing/wall shall be behind the PUE. 26. Fire protection requirements will be determined by the Fire Department. The minimum size of a fire service is 6-inches. Onsite hydrant may be required to be spaced at 300 feet around the structures. 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. 27. A streetlight is required at each of the proposed driveways. 3 28. 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 Landscape Plans 29. The City is anticipated to reconstruct 121st Avenue per the attached cross section by 2026 so the property owner will not be required to install any landscaping until after the City project is complete. Once the 121st Avenue project is finalized, the City will notify the property owner to proceed with the landscaping and they will have one year from the notification date to complete the installation. The design of 121st Avenue has not been finalized so modifications to the proposed landscaping may be required. 30. Show the sight distance requirements at the proposed north driveway per City Detail EM- 158. 31. 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. 32. No existing or proposed walls, fences or trees shall be placed within the proposed Public Utility Easement (PUE). 33. Trees shall not be placed within 5 feet of any City curb or within 6 feet of any public utility. 34. Irrigation plans will be required. A separate landscape water service and meter shall be provided. The service shall be a minimum of 1-inch and have its own backflow preventer. 35. Planting Key Notes a. Note 2 – DG is required in the right of way as well. b. Note 5 - The trash enclosure is proposed, not existing. c. Note 11 is called out on the plans but there is no Key Note for this. Should this be Noe 6? 36. 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. Exterior Elevations 37. Provide exterior elevations of the proposed batch plant showing the height. ALTA Survey 38. The legal description at the top of the page appears to be incorrect. 39. The ALTA is labeled as “Preliminary”. Provide a final version signed and sealed by the Surveyor. Preliminary Drainage Statement 40. The site is responsible for retaining that drainage from the site and the adjacent half right of way of the ultimate 121st Avenue. Any portion of the floodplain/floodway that reaches the basin shall be accounted for in the volume calculations. Any portion of the floodway that flows to the east may be omitted from the calculations. Traffic Impact Statement 41. Based on the anticipated number of daily trips, a full Traffic Impact Analysis (TIA) will not be required. Updates to the Traffic Impact Statement (TIS) will be required per the comments below. 42. Provide total trips including those generated by both the trucks and the employees. What is the peak hour volume in the am and pm? 4 43. The Site Plan shall include, or a separate exhibit will be required, that shows (a) the distance between the proposed north driveway and the nearest existing driveway to the north, (b) the distance between the proposed south driveway and the nearest existing driveway to the south, (c) the distance between the south driveway and Cheryl Drive and (d) the distance between the two site driveways. All dimensions shall be measured from nearest edge to nearest edge. It does appear the distances meet the City Requirements of City Code Section 154.103(C) and (D) which will require Design Exceptions to be filled out. A copy of the Request for a Design Exception is attached. 44. Verify that a southbound left turn lane is not required for the entrance driveway. Use the City’s Auxiliary Lane Criteria as a guide. 45. The south driveway shall be entrance only and the north driveway shall be exit only. 46. The TIS notes that trucks will arrive prior to 6 am. The City’s Noise Ordinance states that no noise shall be generated at the site that exceeds 55 decibels, measured at any Cactus Redi-Mix property line, between 10 pm and 6 am. Preliminary Water Report 47. Provide the anticipated water demand for the site per the attached Water System Design Criteria. Provide Average Day, Maximum Day and Peak Hour demands in gallons per day. 48. It is noted that the property owner would prefer a larger meter. A larger meter would require a larger service line, meter box and backflow preventer and these items shall be shown on the plans. The old service line shall be abandoned per City Detail EM-326. There shall be a minimum of 3 feet of separation between service lines per City Detail EM-402. Water meters shall be located within the right of way and backflow preventers shall be located on private property and not within the PUE. 49. The provided flow test has expired. The developer is required to perform a new flow test. The City’s Public Works Department (623-876-4251) shall be contacted one week prior to the test to act as a witness. 50. Individual pressure reducing valves sized equivalent to the meter size shall be installed on private services where static pressures will exceed 80 psi. Preliminary Sewer Report 51. This property is required to tie into the adjacent City sanitary sewer system via a 6 inch service per City Detail EM-440-1 and will require a backwater valve per EM-442. The existing septic tank/field shall be abandoned per Maricopa County Environmental Services Department (MCESD) requirements and the developer shall provide the City with a copy of the abandonment approval prior to Certificate of Occupancy. 52. Provide the anticipated wastewater demand for the site per the attached Wastewater System Design Criteria. Deed 53. No comments. Miscellaneous 54. No noise shall be generated at the site that exceeds 55 decibels, measured at any Cactus Redi-Mix property line, between 10 pm and 6 am. 55. A Final Plat or similar instrument will be required to show any easement dedications. The document shall be reviewed and approved by the City and recorded prior to Certificate of Occupancy. 5 56. A Geotechnical Report will be required to provide on-site pavement sections. Verify the proposed pavement sections for the fire access lane can handle 75,000 lbs. or more if the trucks entering and existing the site will be heavier. 57. Due to the location of the floodplain/floodway and the proposed improvements, a Floodplain Use Permit (FUP) will be required. A copy of the FUP shall be provided to the City prior to the release of any Engineering permit. 58. 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. 59. 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. 60. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 61. A Stormwater Pollution Prevention Plan (SWPPP) will be required per the City’s SWPPP Guidelines document if more than one acre is being disturbed. A Notice of Intent (NOI) from ADEQ will be required prior to the release of any Engineering permit. 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 Planning & Zoning Division Zoning Application Review Comments TO: Melvin Slater FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: CUP24-02-04 Cactus Redi Mix DATE: April 15, 2024 Mr. Slater, 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 concrete batch plant 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. The conditional use 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. Provide lot coverage information on the construction document site plan. BUILDING ELEVATIONS 10. Provide elevation drawings or photos of the batch plant structure for public hearing presentations. 2 LANDSCAPE PLANS 11. 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 12. 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 13. The site is located within the Luke Air Force Base Noise Contours Zone and the Military Airport Territory Area and is subject to ARS 28-8481 land use compatibility regulations. Please see the attached review comments from Luke Air Force Base. If you have any questions regarding these comments, please feel free to contact my office; at (623)876-2996 or jmacias@elmirageaz.gov.