Extracted text (via pymupdf)
13468 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 1 Technical Advisory Committee Review Comment Memorandum TO: Saul Santana, Kimley-Horn FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PP250002 The Lakes at El Mirage Preliminary Plat DATE: August 13, 2025 Mr. Santana, Please see the review comments from the El Mirage Technical Advisory Committee (TAC) for the conditional use permit and site plan approval zoning application. BUILDING & SAFETY – Brigham Bennett, Building Official 1. No comment. ECONOMIC DEVELOPMENT – Tom Doyle, Economic Development 2. No comment. ENGINEERING – Bryce Christo, Asst. City Engineer 3. See the attached memorandum. FIRE DEPARTMENT – Jason Napier, Fire Marshall 4. No comment. PLANNING & ZONING – Jose A. Macias, Senior Planner 5. See the attached memorandum. POLICE DEPARTMENT – Chris Culp, Police Sergeant 6. No comment. PUBLIC WORKS – Scott Ketchmark, Utilities Superintendent 7. No comment. 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: The Lakes at El Mirage Preliminary Plat Review No. 2 DATE: 08-11-25 Below are the Engineering Department’s comments for the above referenced submittal provided in July 2025. These items will have to be addressed prior to the Planning and Zoning Meeting. Preliminary Plat (Cover Sheet, Preliminary Plat & Line & Curve Tables) 1. The Preliminary Plat must include all of the applicable requirements outlined in City Code Section 155.031. This includes: a. Stop signs – Call these out on the Preliminary Plat. b. Streetlights – Show and call these out on the Preliminary Plat or Utility Plan. c. Cluster mailboxes – Show and call these out on the Preliminary Plat or add a note if these will not be used. 2. Show the median opening on the Preliminary Plat. The proposed opening of 25 feet may need to be widened to allow for an emergency vehicle to make that turn. This should be determined via AutoTurn or similar software. The below items will have to be addressed during the Construction Plan Submittal. Narrative 3. No comments. Design Exception 4. The Design Exception Request for the sanitary sewer slopes is not required as this is a private system. The minimum slope values were recommendations. Preliminary Plat (Cover Sheet, Preliminary Plat & Line & Curve Tables) 5. Verify that the minimum curb return of the interior streets is 20 feet to face of curb 6. Stop signs are recommended at the interior intersections and at El Dorado Avenue. 7. In order to maintain a 20-foot fire access lane, “No Parking Any Time” signage will be required for one side of the proposed streets, spaced every 100 +/- feet. Label these on the plans. Grading Plan, Grading Sections & Wall Plan 8. Due to the location of the adjacent Flood Zone “AE”, a Floodplain Use Permit (FUP) may be required. Contact the Flood Control District of Maricopa County to start the 2 process. A copy of the FUP or waiver shall be provided to the City prior to the release of any Engineering permit. 9. 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. The finished floor elevations for Lots 15 through 22 shall also be a minimum of 12 inches above the base flood elevation of the adjacent floodway. Show the BFEs of the Lower El Mirage Wash (LEMW) on the plans and verify the datum matches the plans. 10. Show the location and elevation of the ultimate outfall of the site on the plans. The location should be within the developed site, not within the wash. 11. A vertical curve is recommended when the algebraic difference between two slopes is above 1.5. 12. Show how the area near the intersection of El Dorado Avenue and 1st Street drains. 13. The top of the berm between Basins 1A and 1B should be a minimum of 1 foot below any overflow to the south to keep the drainage within the basins in case of a failure of the equalizer pipe. 14. The proposed water line appears to be installed under the footing of the wall. This is not recommended. 15. Cross Section F a. The top of Basin 2 must be a minimum of 1 foot above the BFE for the LEMW. b. The slope of Basin 2 appears to be vertical. A retaining wall may be required. c. The north side of the property line is Fairways Unit II, not Kingfish. 16. Any retaining walls will need to be reviewed, approved and permitted through the Building Safety Division. 17. Are any wall openings proposed along the new walls? Utility Plan 18. Both proposed connections to the water main in El Mirage Road will require a tapping sleeve and valve, 8-inch meter vault per City Detail EM-345 and 8-inch backflow preventer per City Detail EM-352-1. 19. The water mains shall be ductile iron Pressure Class 350 from the tap to the backflow preventer. Beyond the backflow preventer the water main can be PVC AWWA C-900 if the property owner prefers. 20. The southern water line connection in El Mirage Road will require a water valve to be installed on the existing 12” main, north of the tap. 21. A portion of the existing water main is within the limits of Basin 2. It is not recommended to place the water main within a basin but, if desired, it is recommended to be placed a minimum of 4 feet below the bottom of the basin (measured to top of pipe). 22. It is not recommended to dead end any water main unless a hydrant is placed at the end. 23. Water valves shall be placed on the proposed main per the following: a. Maximum spacing between valves shall be 800 feet. b. The maximum number of hydrants to be out of service is two c. The maximum number of lots to be out of service is 20. 24. Hydrants shall be spaced a minimum of 500 feet apart within the interior streets. The spacing between the two northernmost proposed hydrants appear to be more than 500 feet. Please verify. Final hydrant location/spacing will be reviewed and approved by the Fire Department. 25. All hydrants will be private and shall be painted “Safety Red” per City Detail EM-360. All hydrants require markers per MAG Detail 122. 3 26. It appears that the proposed sewer main will be very close to the proposed homes. This is not recommended. 27. The sewer manhole being installed within El Mirage Road will require a City cover per City Detail EM-423 and shall be epoxy coated per City Sanitary Sewer Note 12. ALTA Survey 28. No comments. Preliminary Landscape Plans 29. Add City Landscaping and Irrigation Notes (City Detail EM-101-4) to the plan set. 30. Show the sight distance requirements at the El Dorado driveway per City Detail EM- 158. Verify that the existing or new landscaping will not block any views. 31. All plantings at maturity shall maintain a minimum of 3 feet of clearance from all fire hydrants and fire suppression devices per City Detail EM-361. 32. It is recommended not to place walls or trees within the existing and proposed Public Utility Easements (PUE). 33. New trees shall not be placed within 5 feet of any City curb or sidewalk or within 6 feet of any public utility. 34. Verify that no Palo Verdes are proposed within the City right of way. 35. 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. 36. Irrigation plans will be required. Preliminary Landscape Plans 37. Show the proposed streetlight locations on the Preliminary Plat. 38. Extend the photometrics to the residences on the west side of El Mirage Road. Preliminary Drainage Report 39. Section 3.1 – Finished floors shall also be a minimum of 12 inches above the adjacent BFEs of the Lower El Mirage Wash and the HWL of any adjacent basin and noted in Comment #9 above. 40. Figure 3 – 1st Street is shown as having split drainage north of 15th Avenue. Is this possible with an inverted crown? It appears Lots 10-14 would drain to Basin 2. 41. Weighted Runoff Coefficient Calculations - Use either the coefficients set forth in the Pueblo El Mirage Master Drainage Report or the City Runoff Coefficients per City Code Section 155.054(B)(6)(a) where concrete = 0.95, roofs/asphalt = 0.85, grass = 0.15 and desert/rock lawn = 0.70. 42. Rational Method Calculations – The discharges for the 10 and 100 year on these sheets do not match those on Figure 3. Which are correct? Preliminary Sewer Report 43. The site has an estimated population of 174 which would allow a reduction in the peak factor to 3.26. You may also leave the report as is. Preliminary Water Report 44. Show head loss in feet/1,000 feet of pipe in the Pipe Tables. Traffic Impact Statement (TIS) 45. Proposed Development Section – The second access point will allow for full access but is for emergency vehicles only and will need to be signed as such. 4 46. Turn Lane Analysis Section - A Design Exception Request will be necessary to remove the requirement for the northbound deceleration lane. Miscellaneous 47. 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. 48. Due to the location of the adjacent Flood Zone “AE”, a Floodplain Use Permit (FUP) may be required. Contact the Flood Control District of Maricopa County to start the process. A copy of the FUP or waiver shall be provided to the City prior to the release of any Engineering permit. 49. 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 or more if the trucks entering and exiting the site will be heavier. 50. 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. 51. An Approval to Construction (ATC) or 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. 52. A Dust Control Permit from the County will be required prior to the release of any Engineering permit. 53. A Stormwater Pollution Prevention Plan (SWPPP) will be required per the City’s SWPPP Guidelines document if the total area of disturbance is 1 acre or more. A Notice of Intent (NOI) from ADEQ will be required prior to release of any Engineering permit. 54. 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 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 and Zoning Review Comments TO: Saul Santana, Kimley-Horn FROM: Jose A. Macias, Senior Planner Development Services Department, Planning & Zoning RE: PP250002 The Lakes at El Mirage Preliminary Plat DATE: August 13, 2025 Mr. Santana, Please see the comments from the Planning and Zoning Division regarding the preliminary plat application submission for the proposed project mentioned above. LANDSCAPE PLAN The following comments can be addressed with the submittal of construction documents. 1. Parksonia ‘Desert Museum’ (Desert Museum Palo Verde) trees are prohibited per the zoning code §154.102.J.2. The action required is to find a replacement tree. 2. Unless otherwise specified herein, all required trees shall be a minimum of 15 gallons in size, and at least 50% of those trees must be 24-inch box or larger size. MISCELLANEOUS 3. Approval of the preliminary plat by the Planning and Zoning Commission shall be effective for one year from the date of approval. The subdivider may apply in writing for, and the Planning and Zoning Commission may, for cause shown, grant up to a six-month extension. If a final plat has not been submitted within this specified period on all or a portion of the land area included in the preliminary plat, a preliminary plat must again be submitted for approval. In a phased development, any land area for which a preliminary plat has been approved and for which a final plat has not been submitted within 24 months from the date of the approval of the preliminary plat shall not be allowed to proceed with final platting until a new preliminary plat is submitted and approved. If you have any questions regarding these comments, please feel free to contact my office at (623)876-2996 or jmacias@elmirageaz.gov.