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CITY OF EL MIRAGE

SPECIAL PLANNING & ZONING COMMISSION

DRAFT MEETING MINUTES

SEPTEMBER 5, 2007

 

I. CALL TO ORDER

 

The Chair David Shapera called the meeting to order at 6:00 p.m. 

 

II. ROLL CALL

 

Present were Chair David Shapera, Vice Chair Trent Kubasiak, and Commission members Michael Barvitz, and Hugh Flisyn.  Keith Turley was absent.  Community Development Director George Flores, Senior Planner Mark Smith, and City Attorney Rick Flaaen represented staff.

 

III. APPROVAL OF THE MINUTES OF AUGUST 15, 2007

 

Michael Barvitz moved for approval of the minutes of August 15, 2007, as submitted by the staff.  The motion was seconded by the Chair David Shapera and passed unanimously [4/0].

 

IV. WITHDRAWALS AND CONTINUANCES

 

1. PZ07-0308: Luis Salazar, agent for Joseph David, requests approval of a site plan for the El Mirage Marketplace including conditional use permits for a gas station and car wash at southwest corner of El Mirage Road and Cactus Road.

 

Owner Joe David stated that he wanted to build a car wash, gas station, and 5500 square foot convenience store plus shops and 3 pads for restaurants such as Applebee’s or Chili’s on the 2 acres.  No one from the public was present to address this item.

 

Michael Barvitz asked why there was no pass-through from the gas station to the rest of the development and why there were no bike racks.  The owner and his agent Luis Salazar said there would be bike racks, but a cross-connection would interrupt traffic around the car wash.

Trent Kubasiak said he disagreed.  With no access between, traffic northbound on El Mirage would have to make a u-turn, causing more traffic problems than they were trying to solve.  Michael Barvitz said that people were lazy and if they couldn’t get between sites he would lose business.  The owner said he had a similar design in Peoria.  After some discussion in front of the drawing, the Commission decided to leave access issues to be decided between the developer and the City Engineer.

 

Hugh Flisyn was concerned about fire access to the building in the northwest.  Luis Salazar said they could park to the side and use sidewalks on the side and rear.  David Shapera asked if the fabric over the car wash would not allow more noise in the neighborhood than a solid roof.  Salazar said that like an old movie theater the curtains absorb better than a solid roof.  Shapera asked about insulation.  Salazar said insulation would get damp and moldy.

 

Trent Kubasiak made a motion to recommend approval of the project subject to stipulations:

1. The project shall be built according to the plans submitted for approval unless modified to meet City codes, policies, or stipulations added below.  Pads shall require their own separate site plan application & approval.

2. Fully engineered plans and reports, as required by the City Engineer, Building Official, Senior Planner, and/or Fire Chief, must be submitted and approved prior to the issuance of any building or off-site permits.  Development of the site and required infrastructure improvements shall be in conformance with all applicable City codes and policies unless variance is approved by the City Council as the Board of Adjustment.

3. Developer shall install off-site improvements including additional lanes, required signalization changes, meandering sidewalks, and streetlights, plus on-site access driveways per City Engineer, with full access as far from the intersection as possible and partial access on other driveways.

4. All buildings shall be sprinklered and have third-party monitored alarm systems plus outside access to riser rooms.  FDCs shall be remote and the entry to all parking aisles shall have 50’ radius for fire equipment access.  Hydrants shall be installed in front & behind shops on looped water lines.

5. Signs shall be by attached letters rather than painted or in backlit panels.

6. Approval is subject to floodplain permit from Maricopa County Flood Control District.

7. Streetlights per Engineering & on-site lighting per IBC are required.

8. Fencing shall be installed on the notch in the rear of the retail building.

9. Drainage facilities shall be either fully constructed with each phase or assurances will be required for completion of landscaping.  Undeveloped portions of the site shall be dust-proofed per Maricopa County Air Quality Standards.

10. Off-site improvements shall be constructed in compliance with memo from the City Engineer dated 7/11/07 unless amended by City Engineer.

11. A trash pickup system shall be in place prior to certificate of occupancy.

12. No overnight parking of commercial vehicles will be permitted on the property.

13. Bicycle racks will be installed on site.

14. Noise levels from fans shall be kept below 55db at the property line [Sec. 21-6-14K].

 

Michael Barvitz seconded the motion which then passed 4 to 0.

 

V. NEW BUSINESS [NONE]

 

VI. CALL TO THE PUBLIC ON NON-AGENDA ITEMS [NONE]

 

VII. STAFF REPORT ON PAST AND PENDING PROJECTS

 

Mark Smith referred the Commissioners to the latest list of projects.

 

VIII.        SUMMARY OF CURRENT EVENTS BY COMMISSION MEMBERS

 

Commission members asked about the monstrosity in front of the Senior Center and why it had not come in front of the Commission.  George Flores responded that it was the result of a grant for a temporary modular building [recreation hall] to expand services for 6 months.

 

Members also asked about the status of Burger King.  George Flores stated that Olive Avenue was in County jurisdiction and therefore subject to Maricopa County review.

 

David Shapera asked about hydrants on Dysart, Parque Del Sol, and Cactus.  He said the fire hydrants on the Surprise side were perpendicular to those in El Mirage, and he wondered if they were tied into our water system.  George Flores stated there were still many challenges.

 

Michael Barvitz asked about the light at Dysart and Thunderbird.  George Flores said the full improvements are estimated at $15 million.  The Corporation Commission may require BNSF to grade separate the intersection.  If so, the cost would be 25 to 40 million dollars.  BNSF is likely to expand services and double the cars on the ‘Y’ at Grand Avenue.  The Corporation Commission may decide that cities should not bear the cost of improvements.

 

IX. EXECUTIVE SESSION [NONE]

 

X. ADJOURNMENT

 

There being no other business, Hugh Flisyn moved for adjournment, seconded by Michael Barvitz, and the motion passed unanimously.  The meeting adjourned at about 6:45 p.m.

 

_________________________          APPROVED:                                       ______
Mark L. Smith, Senior Planner                          David Shapera, Comm. Chair