PLANNING DIVISION Community Development Department CONDITIONAL USE PROCESS GUIDE * CONDITIONAL USE CONDITIONAL USE PROCESS SITE PLAN REQUIREMENTS Refer to the Site Plan Checklist for submittal requirements. In addition to the established requirements for site plan submittal, the following design review information shall be required for all site plan submittals, unless otherwise indicated by the Planning Manager. ALL APPLICABLE DESIGN REVIEW REQUIREMENTS LISTED BELOW SHALL BE SUBMITTED CONCURRENTLY WITH THE DEVELOPMENT PLAN SUBMITTAL. The Design Review Manual is available for $5.00 from the Planning & Zoning Division or may be downloaded from the City’s website (http://www.peoriaaz.com/planning/Docs/Publications/Non-Residential%20DR_Final.pdf). Site Plan Preparation The following information is provided to aid in the preparation on the site plan for review. This information is separated into disciplines and is general in nature. A. Planning Requirements Reference Peoria Zoning Ordinance 1. Setbacks: All structures shall be located to conform to the setbacks required by the zoning district in which the project is to be developed. 2. Signs: All on-site signs shall conform to the location and area requirements of the Peoria sign code Article 14-34. Signs are to be approved under a separate permit. If signs are shown, a note shall be included to read “All signs by separate permit. Signs depicted on this plan are for informational purposes only”. 3. Screen walls: Section 14-3-4 and 14-3-5: are required for non-residential uses abutting residential uses or districts. Outdoor storage areas in the commercial and industrial districts are required to be screened per the Zoning Ordinance. A minimum three (3) foot screen wall is required to screen off-street parking areas. 4. Traffic access, parking and loading areas: Provide the number of parking and loading spaces and traffic access standards as required by Article 14-23. Include height and location of parking lights. 5. Handicapped facilities shall be in accordance with Zoning Ordinance regulations and the Americans with Disabilities Act (ADA). The applicant/owner is responsible for the project being in compliance to ADA requirements. 6. Property Owner Notification: The applicant is required to furnish a list by tax assessors parcel number of the names and addresses of all property owners which are located partially or wholly within three-hundred feet (excluding perimeter street right-of-way) of the site. In addition the applicant shall provide stamped (not metered mail) envelopes addressed to the property owners referred to above. The City will be responsible for generating notification letters to the adjacent property owners. 7. Landscape Requirements: The standards for on-site and street landscaping are contained in Article 14-35 of the Peoria Zoning Ordinance. 8. Hillside Development Requirements (if applicable): The requirements for developments located on hillside lots are contained in Article 14-22A. 9. If the subject site is north of Pinnacle Peak Rd., a Master Conservation Plan (for sites smaller than 10 gross acres) or a Desert Conservation Report (for sites larger than 10 gross acres) will be required. Refer to Article 14-22B of the Zoning Ordinance for more information. B. Engineering Reference: MAG Standards & Maricopa County Flood Control Drainage Study. Contact the Engineering Dept. for additional information and specific details at (623) 773-7210. 1. Grading and drainage: * The site plan shall show 2-foot contours, FEMA floodplains, retention basins (including cross-sections), retention basin overflow locations, and site outfall location. * Submit a Preliminary Drainage Report with the site plan addressing all off-site flows onto the site, retention required, retention provided, and floodplain determination * All sites are required to retain the 100-year 2-hour storm on site * Refer to the Maricopa County Flood Control District Uniform Drainage Standards. Site drainage shall not be allowed to drain onto adjacent sites except as provided for by designated drainage easements. * No retention is allowed in Right-of-Way’s (ROW) or Public Utility Easements (PUE). * Maximum retention depth 3' unless protected. * Basins must drain within 36 hours or drywells will be required. * All slopes adjacent to a public ROW shall be 6:1 minimum. * Drywells must be registered with the Arizona Department of Environmental Quality. * A grading permit will be required for on-site grading. * Show cut/fill quantities on Grading Plan. * Finish floors must be a minimum of 14" above lot outfall and 12" above 100-year flood plain elevation. * See Infrastructure Guide for further construction requirements in the flood plain. 2. Site Utilities: * The site plan shall indicate all existing and proposed water and sewer lines (including the size of the lines) and the associated easements. * Water service and fire lines on site shall have backflow prevention facilities. 3. Street Improvements: The following improvements are required of proposed streets and alleys adjacent to or within the development * The site plan shall indicate all existing and proposed right-of-way and easement dedications (8’ PUE is required outside of all ROW) (30’ Triangular ROW chamfer at all intersections.) * The site plan shall show all existing and proposed half street improvements including cross-sections with lane dimensions and sidewalk dimensions. * Streetlights are required on all streets adjacent and interior to the project at an approximate spacing of 150 feet. * Bus bays are required at locations identified by the City of Peoria. 4. Ingress and Egress points (driveways). * Site plans shall show all driveways on site and all driveways within 200-feet of the subject property. * Site plans shall show the following items at all driveways: sight distance triangles, throat length, width, and proposed or existing gates. 5 Refuse Enclosures * The site plan shall indicate the location of all refuse enclosures (per Peoria Detail 27). * Commercial projects are required to have one trash enclosure for every 20,000 square feet of building area. * Apartment complexes shall have 1 trash enclosure for every 24 units. * Refer to article 14-3-2 (E) of Peoria’s Zoning Ordinance for additional information. 6. Fences and Walls * All walls and retaining walls shall be clearly indicated on the site plan. All wall heights shall be clearly shown by dimensions or cross-sections. 7. Off-site improvements: All off-site construction requires a permit. Plans should show location and size of all new facilities, as well as any proposed street cuts. 8. All construction abutting ADOT, Maricopa County or other municipality right-of-way requires that agency's approval. A permit may be required from that agency as well. 9. Buy-in and assessment charges should be paid at the time a permit is issued. It is the responsibility of the developer to request the City for any charges that may be due. 10. A campus plan may be required upon site plan submittal as determined by the Engineering Department during pre-application review. a. Campus Plan Requirements * Show all proposed lots * Show water and sewer service for all lots, this may require a public sewer line or a looped public water line through all proposed lots. The City tries to minimize the number of taps in the streets. * Show all existing and proposed driveway locations, each proposed lot must have a planned access to a City ROW. * Show any proposed common areas or common facilities such as driveways, retention areas, or shared parking. * Show all proposed ROW and/or easement dedications. * Show required street improvements. * Show proposed phasing of improvements. Each lot will need to install enough infrastructure facilities such that it will function without any other lot being developed. b. Phasing Plan Requirements * Phasing Map. A map of the entire proposed site shall be submitted containing all information included on the preliminary site plan. * Phasing Description. Describe each phase with specific identification of the following. 1) All lots, tracts, easements, common areas and other land within each phase. 2) All streets within each phase. 3) All utilities, including water, sewer and drainage within each phase. 4) A description of schedule and sequencing of the proposed phases and how significant delays in completion of the public improvements will be mitigated. C. Building and Safety Requirements 1. All buildings and structures shall conform to the applicable building codes for locational, area, occupancy and separation requirements. 2. All buildings are required to have an approved fire sprinkler system including backflow prevention. 3. Contact the Building Safety Division for additional information and specific details at (623) 773-7225. D. Fire Requirements: 1. Refer to Fire Department guidelines available at the Building Safety Department for specific requirements and current checklist of items, which must be addressed during the plan review process. The Fire Plans Examiner can be contacted at (623) 773-7935. 2. All buildings and structures shall conform to the International Fire Code, 2003 Edition, (IFC), City of Peoria Amendments to the IFC and nationally recognized Codes and Standards. 3. The following information must appear on the plans to evaluate fire flows and Fire Apparatus Access. a. Provide the square footage for each structure. b. Provide the construction type for each structure. c. Provide a dimensioned elevation plan to show the height of each structure. 4. Fire Hydrants: a. Fire Hydrants and Fire Department Connections Clearances: Maintain a minimum 3 foot clear space around Fire Hydrants and Fire Department Connection and DO NOT plant trees or bushes that will encroach upon the clear space when mature. Provide a note on the landscaping plan identifying this requirement. Fire Hydrants and Fire Department Connections locations shall be approved by the Fire Department, Fire Prevention Division. b. Required Fire Department Connections will be mounted on the street side of the building or nearest point of Fire Department vehicle access. The Fire Department Connection shall not be more than 100 feet from a fire hydrant. c. Show all Fire Department Connections on the plans. d. Fire hydrants located at commercial sites shall be no more than 300 feet apart. Additional fire hydrants may be required per Tables B105.1 and C105.1 of the IFC (2003). e. Fire hydrants are required along fire apparatus access roads and adjacent public streets. Note any existing fire hydrants on the plans, otherwise fire hydrants are required to be added on the property frontage. f. Show all fire hydrants on the plans. 5. Fire lanes shall be designated by the Fire Chief. The curb in front of the protected structure shall be posted with signs readable from either direction of travel and vertically installed at points not more than eighty (80) feet on center or be painted red and marked FIRE LANE in four (4) inch white block letters spaced 80 feet on center. a. Show all fire lanes on the plans. 6. Key boxes are to be installed on all sides of a structure where there are access doors. A full set of keys to open all areas inside and outside the structure, to include the fire alarm panel, shall be placed inside the key box. Key boxes are to be located no higher than 60 inches above finished grade. a. Provide a note on the plans that show this requirement. 7. Fire Apparatus Access Roads: a. Fire Apparatus Access Roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all weather driving capabilities. The minimum design standard for Fire Apparatus Access Roads shall additionally require that the road be constructed to a 20foot width with a vehicle height clearance of not less than 13 feet 6 inches. The Fire Apparatus Access Road shall be constructed in a manner satisfactory to the Fire Chief. Provide a WB50 Template overlay on the plans to show the Fire Apparatus can negotiate the site. b. The minimum width of a Fire Apparatus Access Road at a fire hydrant is 26 feet. Dimension the Fire Apparatus Access Roads on the plans to show meeting this dimension requirement. c. Turnarounds: All deadend Fire Apparatus Access Roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. For all Fire Apparatus Access Roads, the turnaround shall be either an approved Hammerhead or Cul-De-Sac and meet the WB50 requirements as approved by the Fire Chief. d. Fire Apparatus Access roads must extend to within 150 feet of all portions of the structure. e. Sites that exceed a total of 124,000 square feet of structures are required to have a minimum of two separate Fire Apparatus Access Roads. These two accesses are to be place a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the property. f. The maximum grade for a Fire Apparatus Access Road is 10%. g. Structures that exceed 30 feet in height are required to have at least three (3) means of Fire Apparatus Access for each structure. h. For structures that exceed 30 feet in height the minimum width of the Fire Apparatus Access Roads is 26 feet. i. For structures that exceed 30 feet in height at least one of the required Fire Apparatus Access Roads shall be located within a minimum of 15 feet and a maximum of 30 feet and shall be positioned parallel to one entire side of the building. j. Provide the following statement on the site plan. "Fire Apparatus Access Roads shall be maintained at all times during construction of this project. The minimum standards shall comply with sections 503.1 and 503.2 of the International Fire Code with City of Peoria Amendments". Per section 503.3 provide a sign at the entrance to the property during construction. This sign shall be 48" x 48" with RED lettering on a WHITE background stating: FIRE ACCESS ROAD - NO PARKING (job address) 8. Access Gates: a. Information and scaled plans shall be submitted to the Fire Department for a permit for any gate(s) that obstruct a Fire Apparatus Access Road. b. All gates limiting access will be required to provide emergency access controls for Fire Department entry. c. The gates shall be designed so that the access roadway or turning radius (WB-50) shall not be obstructed by the operation of the gate. Minimum set back from the public streets shall be a distance determined by the City Engineer and allow the emergency vehicle the ability to safely operate the lock box or panel. Turning radius from the public street shall be WB-50. d. Clear width of the roadway shall be a minimum of twenty (20) feet clear width on all entrances. Exit roadways shall be a minimum of sixteen (16) feet clear width or larger on all exits. Unless otherwise approved by the Fire Department. e. Sub-divisions may have a divided entrance and exit gates. The entrance side shall have a clearance of twenty (20) feet clear width, the exit side sixteen (16) feet clear width. f. Access controls shall be exterior to the gate and located for activation by the vehicle operator without dismounting from the vehicle. The height of the lock box/control panel shall be sixty-six (66) inches, measured from the finished grade line of the street. g. The lock box, padlock or key switch, must be an approved model utilized by the Peoria Fire Department. Lock Box Authorized Forms may be picked up at the City of Peoria Fire Prevention, Monday through Friday 8:00 am to 9:00 am. h. Traffic preemption opening device shall be on all motorized gates. Opticom, 3M, Model 722 receiver (no coding model) or compatible shall be used. i. Gates must fully open within fifteen (15) seconds of activation and remain in the open position until closed by operation of the electrical control device. j. The control pedestal must be identified with minimum six (6) inch by ten (10) inch sign with red letters on a white background. This sign must be securely fastened to the pedestal and legible for the approaching vehicle. EMERGENCY FIRE DEPARTMENT ACCESS. k. Battery back-up for all motorized gates is required, unless the gate fail safe (open) in the event of a power failure. l. Secondary “Exit Only” gates shall be set up for Fire Department emergency access. Exit only gates, which are not motorized, shall be installed per City of Peoria Fire Department standard detail. Details are available at the City of Peoria Fire Prevention. Exit only gates shall have a minimum clearance of twenty (20) feet clear width and be posted with a sign that states “Caution Gate Opens Out”. The ground shall be painted with a yellow strip showing the depth of the gate swing. m. Operation at the gate shall be by pre-emption device and key switch. 8. Campus Plan – Multi Family Residences: a. The main entrance used for emergency responding personnel shall have a campus plan showing a graphical representation of the complex. The plan shall include building locations, fire lanes, building numbers and unit numbers or addresses for each building readable from the drive without the emergency personnel dismounting the vehicle. This plan is to be approved by the Fire Department. b. Provide a note on the plans that shows this requirement. c. Indicate the location on the site plan for the Campus Plan. E. Other Requirements All commercial and industrial uses are required to submit a "Wastewater Discharge Survey" form from the Public Services Department prior to the issuance of building permits. Construction Documents Once the site plan has been approved, the construction documents for the site improvements including engineering, building and landscape plans may be submitted for review. The construction documents shall be in conformance with the approved site plan. Engineering plans shall be submitted separately to the Engineering Department. Civil plans submitted to the Building Safety Department will not be reviewed. Permits & Inspection Permits are issued upon approval of the construction documents. A Building Permit shall not be issued until all Engineering and Landscaping plans are reviewed and approved (a Grading & Drainage permit must also be obtained prior to issuance of a Building permit). Prior to a certificate of occupancy being issued for the project, the Plans Review Division will perform an inspection of the site for conformance to the approved site plan. This inspection will be scheduled by the building inspector when it is determined that the site development has been completed. Fees Refer to the Planning Fee Schedule (Available online at: http://www.peoriaaz.com/planning/Docs/Miscellaneous/FEELIST.pdf). Refer to the Engineering Fee Schedule for TIA’s and Master Drainage Reports (Available online at: http://www.peoriaaz.com/engineering/Docs/EngFeeSchedule.pdf). CONDITIONAL USE PERMIT CHECKLIST _____ APPLICATION _____ OWNERSHIP VERIFICATION FORM _____ APPLICATION CONTACT FORM _____ REVIEW FEE _____ Conditional Use Fee _____ AFFIDAVIT OF NOTIFICATION (Must Be Notarized) _____ NARRATIVE (Explanation of the relationship to adjacent developments and scope of project) (12 copies) _____ PLOT PLAN / SITE PLAN (To scale) (12 copies) _____ SITE PHOTOGRAPHS (Showing site and adjacent properties illustrating the relationship between proposed development and adjacent development/properties) (1 copy) _____ Conditional Use Permits for proposed buildings must obtain separate site plan approval. PLANNING DIVISION Community Development Department CONDITIONAL USE APPLICATION #_________ SUBMITTAL DATE__________ FEES________ ACCEPTED BY_________ TYPE: ____ W/SITE PLAN ____ W/O SITE PLAN PARCEL NUMBER(S) EXISTING ZONING GROSS AREA (ACRE/SQ. FT.) NET AREA (ACRE/SQ. FT.) DEVELOPMENT/PROJECT NAME ADDRESS/LOCATION REFERENCE CASES (LIST ALL PREVIOUS PLANNING CASES) PROPERTY OWNER ADDRESS CITY STATE ZIP CODE PHONE NUMBER FAX NUMBER CONTACT PERSON EMAIL APPLICANT ADDRESS CITY STATE ZIP CODE PHONE NUMBER FAX NUMBER CONTACT PERSON EMAIL ARCHITECT/ENGINEER ADDRESS CITY STATE ZIP CODE REGISTRATION NUMBER PHONE NUMBER FAX NUMBER CONTACT PERSON EMAIL OWNER'S SIGNATURE DATE OWNERSHIP VERIFICATION It is requested that a Conditional Use application be accepted by the Planning Division of the City of Peoria for property generally located at _____________________________________________________. Said property is owned by: And ______________________________ _____________________________ ______________________________ _____________________________ ______________________________ _____________________________ Telephone number_______________ Telephone number______________ The subject property is legally described as ___________________________________________________________________________________________________________________________________________________________________________________(or see attached) The subject property contains _______gross acres (includes right of way to the centerline of adjacent street or alley) and ________net acres (excludes adjacent perimeter right of way). Tax Parcel Number _____ - _____ - __________ Attached is a map/survey, which accurately portrays the parcel configuration and property dimensions, as reflected in the legal description. I hereby certify that the above information and information submitted as part of the requested application is correct, and that I am authorized to file an application on said property, being either the owner of record or authorized to file on behalf of the owner. (If not owner of record, attach written authorization from owner.) _____________________________________________ __________________ Applicant’s Signature Date APPLICATION CONTACT I hereby request that all verbal and written communication regarding the attached application be provided to: ________________________________________________ ________________________________________________ ________________________________________________ TELEPHONE _____________________________________ FAX NUMBER ____________________________________ E-MAIL __________________________________________ Additionally, I understand that it is the above listed person's responsibility to communicate any verbal or written communications on said application to other members of the development team, including, but not limited to application comments, staff reports, action letters, meeting times, etc. _______________________________________________ ______________ Applicant's Signature Date CITY OF PEORIA SITE POSTING REQUIREMENTS FOR CONDITIONAL USE PERMIT APPLICATIONS 1. The site shall be posted no less than 15 days prior to the scheduled hearing date and shall be maintained 30 days subsequent to a City Council decision. 2. The site posting shall be clear and legible, placed in a conspicuous location on the subject site and shall comply with the sight visibility triangle (refer to Peoria Detail 158 on the following page). 3. The attached affidavit and photographic evidence of site posting shall be filed with the City of Peoria Planning Division at least 15 days prior to the hearing date. 4. It is the applicant’s responsibility to contract any necessary work through a sign vendor of their choice. 5. When deemed appropriate, the Planning Manager may require additional signage to be placed upon the property or reduce/adjust these requirements based on the specific request. 6. Non-conformance to the site posting requirements will result in a delay to your scheduled hearing date(s). SITE POSTING REQUIREMENTS Introduction The Community Development Department, Planning Division would like to provide the following information to aid applicants in posting project information regarding Conditional Use Permit applications. Sign Specifications for Conditional Use Permits REQUIRING site plan submittal. 1. 4’ X 4’ in size 2. Laminated plywood or MDO board 3. Front, back, and all edges painted with two coats of white acrylic exterior enamel. 4. Black lettering sized per above details (decals) 5. Sign attached w/6 screws to 2 – 4” x 4” X 8’ wood poles Sign Specifications for Conditional Use Permits NOT REQUIRING site plan submittal. 1. 18” X 24” in size 2. Double Sided Yellow Coroplast Board with Black Vinyl Lettering 4. Black lettering sized per below details (decals) 5. Sign placed in ground with metal H-stakes. Sign Visibility Diagram Signs shall not interfere with visibility at street intersections or driveways A. There shall be no sign erected between the heights of three (3) feet and ten (10) feet and no obstruction to vision between those heights other than a single post or column which does not exceed twelve (12) inches in its greatest cross sectional dimension within the visibility triangle as shown in the diagram above. B. Location of all freestanding signs shall be shown on an attached scaled site plan demonstrating compliance with visibility diagram. C. All off-site and political signs must comply with visibility requirements of section code 14-34-8 of the City of Peoria Zoning Ordinance. PLANNING AND ZONING AFFIDAVIT OF NOTIFICATION Date___________________ Case Number_______________________________________ Location of Property_________________________________________________________ _________________________________________________________________________ Sign Company Name________________________________________________________ I, ____________________________ certify that the site has been posted on the _____day of ________________________, 20____as indicated by the project manager for the case listed above. Applicant/Representative Signature_____________________________________________ STATE OF ARIZONA ) ) ss County of Maricopa ) The foregoing instrument was acknowledged before me this __________day of __________________ 20____. ___________________________________________ ___________________________ Notary Public My Commission Expires Return completed notarized affidavit AND photographic evidence of site posting to the Community Development at least 15 days prior to the hearing body date. 9875 N. 85th Ave., Development and Community Services Building Peoria, AZ 85345 623-773-7200 Conditional Use Process Guide May 2008 2 Site Posting Requirements 7 6 Conditional Use Process Guide March 2008