City of Page - Development Plan Review Submittal Process

City of Page - Development Plan Review Submittal Process


Adopted Date: June 14, 2017

Development Plan Review Submittal Process:

The development plan review process was adopted by the City of Page City Council on June 14, 2017. This

process applies to all proposed commercial, industrial, and subdivision developments within the City of Page.

Submittal Process overview: The submittal process includes 4 steps: (1) pre-application meeting, (2) site plan

submittal, (3) construction plan submittal, and (4) as-built plans, only required for public improvements. (For

smaller, uncomplicated sites the site plan and construction plan submittals can be combined into a single

submittal. The developer can make this request at the pre-application meeting. Determination will be made

by the City after the pre-application meeting. For larger more complicated sites additional steps may be

required, including but not limited to master planning level documents. Additional steps will be identified at

or after the pre-application meeting.)

Step 1 - Pre-application meeting:

1. The development applicant should schedule a pre-application meeting with the City through the City’s

Planning and Zoning Community Development Coordinator.

2. City staff/departments will meet with the applicant to discuss the proposed development.

3. The City recommends that the applicant furnish City staff with the following information digitally (in pdf

format) 1-week prior to the pre-application meeting:

a. Aerial photo of the site and location map.

b. A concept level drawing/sketch of the proposed development.

c. A written scope of work describing the project and relevant building and engineering issues.

d. Photos showing the site from all angles, looking into and out of the site. (8 minimum, more for

larger sites)

4. At the pre-application meeting, the City will provide the applicant an information packet including

checklists for submittals, and lists of adopted standards.

1Revised December 2018


5. For larger sites, complicated sites, or sites with known drainage problems or complicated utilities,

applicant and the review team will visit the site after the pre-application meeting or at a date scheduled

during the pre-application meeting.

Site & Construction Plan submittal process overview:

1. Site plan and Construction plan submittals are received by the Community Development Coordinator.

Developer shall provide digital files (pdf format) of all submittal documents and 3 hard copies.

2. The Community Development Coordinator will review the submittal for administrative completeness, prior

to City departmental review.

3. After reviewing the submittal, the City staff will provide the developer with a) approval, without

comments, b) approval with comments, or c) resubmittal required with comments. Submittals approved

without comments may move to the next submittal step in the case of a site plan submittal, in the case of

a construction plan submittal a permit is still required.

Step 2 - Site Plan Submittal: Submit site plan package per the site plan checklist.

The following elements have been added to the site plan requirements:

1. Underground and overhead utilities

2. Delivery truck turning movement (if applicable)

3. Solid waste dumpster and trash truck (AASHTO SU-30) turning movement (if applicable)

4. Easements: existing & proposed

5. Setbacks based on zoning or land use requirements

6. Estimated pre-development and post-development impervious areas

7. Proposed retention/detention location

8. FEMA Floodplain

9. 2-ft (minimum) contours

The following additional elements have been added to the site plan submittal package requirements:

10. Preliminary drainage statement – required for all projects adding impervious surface. Describes the

general approach to stormwater management.

11. Traffic generation analysis – required for all new commercial and industrial sites.

12. Variance request to adopted engineering standards



Step 3 - Construction Plan Submittal: Submit construction plan package per the construction plan submittal

checklist.

Step 4 – Post Construction: The developer shall prepare “as-built” plans or record drawings for public

improvements prior to receiving the certificate of occupancy.


Pre-application Meeting Checklist

Note: The following items are optional, but will enable City Staff to provide greater input to the developer and

should make the Pre-application meeting more effective.

1. Aerial photo of the site and location map.

2. A concept level drawing/sketch of the proposed development.

3. A written scope of work describing the project and relevant building and engineering issues.

4. Photos showing the site from all angles looking into and out of the site. (8 minimum, more for

larger sites)


Planning & Zoning Department SITE PLAN REVIEW SUBMITTAL REQUIREMENTS

PRE-APPLICATION CONFERENCE A pre-application conference with the Page City Planner is required before submitting an application.

APPLICATION/PETITION FORMAt the time of final submittal, a completed Application is required. The owner(s) of the real property must sign this form, orsubmit a Power of Attorney authorizing an agent to sign. A Notary Public must notarize the signature. When the property owner(s) reside outside of Arizona, the signature may be notarized in another state.

DEED & LEGAL DESCRIPTION In order to verify ownership, a copy of the recorded deed(s) for the subject property(ies), including exhibits and attachments, isrequired. The deed and all attachments must be legible.

JUSTIFICATION LETTER A detailed letter that explains the request, the intended use of the property, and how the project meets/supports existing City policies and regulations is required.

COLOR & MATERIALS Samples may be required.

REDUCED SIZE PRINTS (High Resolution Prints) A reduced, black & white 8.5x11 copy of each of the required site plans, landscape plans, elevations, and floor plans.An electronic copy of all plans

PLANS The following plans must be 24” x 36”.

BUILDING ELEVATIONS3 folded b&w

Draw and make legible all sides of all buildings on site. Building Elevations must include:

1. direction of elevation2. building materials3. colors called out4. elevation dimensions / scale

SITE PLAN3 black and white, and electronic copy

Draw to scale and make legible: the entire subject parcel(s), all proposed and existing structures, utility easements and locations, signage, and adjacent streets. Site Plans must include:A.Lot dimensions, including a legal description of the property.

B. All buildings and structures; including their location, size, height,proposed use and types of exterior material.

C. Yards and spaces between buildings; including location anddimensions.

D. Walls, fences and screening; including location, height and typeof material.

E. Off street parking: location, number of spaces, dimensions ofparking areas, circulation patterns, type of paving for driveways,parking or storage areas.

F. Access pedestrian, vehicular, and service: points of ingressand egress.

G. Signs: including the location, dimensions, area, materials andlighting.

H. Loading: location, dimensions, number of spaces, internal circulation.

I. Lighting: location, height, type, and general nature of lighting.

J. Street dedications and improvements.

K. Existing and proposed grades, drainage systems, structuresand retention basins with topographic contours at intervals notexceeding 2 feet, if deemed necessary by the ZoningAdministrator.

L. Landscaping; including surfacing materials around buildingsand in other open spaces, and irrigation system design.

M. The size and location of all existing and proposed public andprivate utilities and their easements.

N. Outdoor storage (and screening), if applicable; including thelocation, height, and dimensions.

O. Refuse areas; including the location and dimensions.

P. Any additional information which the Zoning Administrator mayfind necessary to establish compliance with this and otherordinances.

Q. A fee in accordance with Section 1.8, Fees.

R. Setbacks requirements

S. Proposd retention/detention location

T. Utilities existing and proposed.

U. Delivery truck turning if applicable

V. Solid waste dumpster and AASHTO SU-30 turning movement(if applicable)

W. Pre-development and post-development impervious areas

X. FEMA Floodplain

Y. 2-ft (minimum) contours

Z. Preliminary drainage statement – required for all projectsadding impervious surface.

a. Description of existing drainage patterns, including butnot limited to, drainage areas, open channels, culverts,storm drains, inlets, etc.

5 Revised December 2018

b. Description of proposed drainage patterns, includingbut not limited to, drainage areas, open channels,culverts, storm drains, inlets, etc.c. Description of proposed approach to mitigation ofrunoff rate and volume increases because of additionalimpervious surface (detention/retention)d. FEMA Flood Zone

1. Traffic generation analysis – required for all newCommercial and industrial sites.a. Estimate traffic generated from the site (Sealed by

an engineer registered in Arizona).Variance request to adopted engineering standards (see Variance form).

Site Plan Checklist.

LANDSCAPE PLAN3 folded b & w

Draw and make legible: all proposed and/or existing trees, shrubs and ground covers within common areas, easements, parking islands, buffers, perimeters and all other open space areas. Photographs may be submitted for existing landscaping only when no changes are proposed. Landscape Plans must include:

1. type & size of ground cover2. specific plant material / size3. north arrow4. landscaped area dimensions / scale

FLOOR PLAN3 folded b&w

Draw and make legible: all rooms and/or spaces contained within the building(s) on the site. Floor Plans must include:

1. entrances/exits2. maximum occupancy & seating capacity3. room dimensions/scale4. use of rooms5. north arrow

Contacts:

Community Development Director Tim Suan 928-645-4261 [email protected]

Director of Public Works Kyle Christiansen 928-645-4302 [email protected]

Building Inspector Brett Slavens 928-645-4266 [email protected]

Planner/ GIS Technician Maryam Moeinian 928-645-4263 [email protected]

Electric Phil Faulk 928-645-2419 [email protected]

Sewer and Water Matt Wood 928-645-2419 [email protected]

Fire Chief Jeff Reed 928-645-4344 [email protected]

Engineer Tom Avant 435-899-0051 [email protected]


mailto:[email protected]







Site Plan Requirements Checklist Site Plan Requirements Checklist

Revised: December 13, 2017

1. Site plan – in addition to what is already included in the site plan check list the following items shall

be shown on the site plan and clearly labeled.

a. Utilities existing and proposed

b. Delivery truck turning movement (if applicable)

c. Solid waste dumpster and AASHTO SU‐30 turning movement (if applicable)

d. Clear View Zones/Site Triangles at driveways per AASHTO.

e. Accessible means of egress to the public way.

f. Dimension spacing between driveways (edge to edge)

g. Dimension spacing between driveways and intersections (edge to edge)

h. Easements existing & proposed

i. Setback requirements

j. Pre‐development and post‐development impervious areas

k. Proposed retention/detention location

l. FEMA Floodplain

m. 2‐ft (minimum) contours

n. Accessible parking stall and access aisle dimensions

o. Accessible parking shall be located on the shortest accessible route from parking to an

entrance…. Show nearest entrance and accessible route.

2. Preliminary drainage statement – required for all projects adding impervious surface.

a. Description of existing drainage patterns, including but not limited to, drainage areas,

open channels, culverts, storm drains, inlets, etc.

b. Description of proposed drainage patterns, including but not limited to, drainage areas,

open channels, culverts, storm drains, inlets, etc.

c. Description of proposed approach to mitigation of runoff rate and volume increases

because of additional impervious surface (detention/retention)

d. FEMA Flood Zone

3. Traffic generation analysis – required for all new commercial and industrial sites.

a. Estimate traffic generated from the site (Sealed by an engineer registered in Arizona).

4. Variance request to adopted engineering standards (see Variance form).

5. Site Plan Checklist.


City of Page - Engineering Standards


Adopted Date: June 14, 2017

City of Page Engineering Standards

The following engineering standards have been adopted by the City of Page City Council on June 14, 2017.

Standards and building codes adopted by the City of Page prior to June 14, 2017 remain in force. If there is a

conflict between standards, the more restrictive standard shall apply. These standards apply to all proposed

commercial, industrial, and subdivision developments within the City of Page. These standards may be

applied to large residential parcels as determined by the City.

Engineering Standards:

1. General Civil Construction: MAG Standard Details and Specifications are adopted for all civil construction.

a. Sidewalks: Minimum sidewalk width shall be 5-ft.

2. Drainage: Coconino County Drainage standards (dated January 2001) are adopted, with allowance for

retention.

a. Hydrology – Recommended method: USDA TR-55 Urban Hydrology for Small Watersheds (SCS

method) using NOAA Rainfall Data and the SCS Type II rainfall distribution.

b. Open Channel per Coconino County.

i. Design Storm 100-year with 1-ft of free board

c. Culverts & Bridges per Coconino County.

i. Culvert size determined based on street classification, for local streets, 25-yr;

Collector/Arterial streets, 50-yr; FEMA Watercourses 100-yr.

ii. Minimum pipe size: 18”

d. Pavement Drainage per Coconino County.

i. Catch basin spacing based on street classification: Local streets, 10-yr with 100-yr within the

ROW; Collector/Arterial streets, one 12-ft lane open in each direction for 10-yr with 100-yr

within the ROW;

e. Storm drains per Coconino County.

i. Sized to convey runoff intercepted by catch basins along the street.

ii. Minimum pipe size: 18”

f. Stormwater Storage & Attenuation – storm water attenuation is required as follows.

i. Preferred method: Retention per Maricopa County Flood Control District

1. Design Storm: 100-year, 2-hour storm



2. Requires soils investigation for percolation/infiltration.

ii. Alternate method: Detention per Coconino County

1. Design Storms: 2-yr, 10-yr, & 100-yr, 24-hour.

2. Requires routing calculations.

g. Drainage waivers will be considered only when approved by the Engineer for:

i. single-family residential;

ii. residential subdivisions > 1 acre lot areas; and

iii. developments less than ¼ acre or increase in impervious area < 5000 SF.

iv. A waiver for projects smaller than 160 acres which drain directly into a watercourse

intercepting a drainage area of > 100 square miles also known as “Beat the Peak” is not

allowed.

3. TIA, Signal & Turn lane warrants – ADOT standards are adopted for Traffic memo’s, Traffic Impact

Analysis, Traffic signals, and Turn lane warrants.

a. ADOT Traffic Engineering Guidelines and Processes Section 240 TIA

b. ADOT Traffic Engineering Guidelines and Processes Section 245 Turn Lane Warrants

4. MUTCD –the Manual on Uniform Traffic Control Devices is adopted for striping and traffic signs.

5. Variance procedure: Variances from the adopted standards are only allowed with the approval of the City

Engineer. The developer must provide justification for the proposed variance. The variance request

should identify the specific standard/detail, state the variance requested and the reason for the request.

(See variance form)

6. Other requirements:

a. All developments are required to dedicate easements for onsite public utilities, including storm

drains.

b. All developments are required to bond for public improvements based on a sealed engineer’s

estimate, unless waived by the City.

c. The developer shall prepare “as-builts” plans for public improvements prior to receiving the

certificate of occupancy.


Construction Plan Requirements Checklist – Provide digital pdfs of all submittals

1. Construction plans - sealed by an engineer registered in the state of Arizona a. Cover

i. Include concept approval note on the cover: “The City approves these plans for conceptonly. The City shall not be liable for errors or omissions of the design engineer.”

b. ADA parking stalls with elevationsc. Domestic water systemd. Sanitary collection systeme. Drainage facilities, retention/detentionf. Site grading – contours, construction limits, etc.g. Site wallsh. SWPPP/Erosion control plani. Details

2. Geotechnical report – sealed by an engineer registered in the state of Arizona. Required for allprojects under the International Building Code and engineering projects with retention and public roadway improvements.

3. Final drainage report/statement – sealed by an engineer registered in the state of Arizona. Required for all projects adding impervious surface area. Provide supporting calculations for all drainage improvements, see checklist.

4. Engineer’s cost estimate – sealed by an engineer registered in the state of Arizona. Required for all public improvements.

5. Water & Sewer Engineer’s design report – required for all new subdivisions and additions to public water & sewer systems. In addition, commercial developments over 1 acre, or 10,000 square feet, 10 beds, should provide water and sewer demand calculations. Sealed by an engineer registered in the state of Arizona.

6. SWPPP/Erosion control plan – required for sites over 1-acre disturbance. 7. Retaining wall structural calculations (if applicable), sealed by an engineer registered in the state of

Arizona. 8. Final traffic statement or Traffic Impact Analysis required for sites generating > 100 trips during any

one hour of a day - sealed by an engineer registered in the state of Arizona 9. Utility approval – a signature block on the cover of engineering plans indicating that utilities have

reviewed and approved the construction plans. 10. Variance request to adopted engineering standards (see Variance form). 11. Site plan comment responses. 12. Construction Plan Submittal checklist.


Drainage Checklist

Drainage Checklist

Drainage Report

Cover: Report title. Date of report completion/submittal and any revisions. Project name, address, and City File No. Name, address and phone number of client. Name, address, and phone number of engineering firm. Sealed by an engineer registered in the state of Arizona.

Table of Contents: All pages, exhibits, appendices numbered sequentially. List of tables and illustrations.

Introduction:

Location map. Description of existing/proposed land use, project, drainage, washes, problems, and floodplains. Summary of previous studies or other pertinent information. Description of upstream and downstream. Effect of proposed construction on major drainage conveyances.

Objectives and Procedures:

Summary of purpose of report. Summary of assumptions, methodologies, and procedures. Summary of all applicable codes, standards, regulations, detention requirements, etc.

Hydrology Section:

Pre- and post- development drainage maps. Hydrologic data sheets for Tc, intensities, coefficients, CN’s, hydrographs, and peak Q’s. Pre- & Post- Hydrology Summary table w/ concentration points, drainage areas, and peak Q and delta Q for pre/post.

Hydraulics Section:

Designs for open channels, culverts, storm drains, inlets, and supporting data. Capacity and freeboard and cloggingfactor.

Calculations for gutter flow. Hydraulic grade line calculations for all storm drains.


Drainage Checklist

Erosion protection.

Detention Design Section:

Site and/or grading plans. Inflow and outflow structures. Access and maintenance ramps, easements, and roadways. Max. WSE, limits of ponding, and facility x-sections. Flow arrows, drainage divides, contours, and finished grades. Roof drainage directions and FFE of all buildings. Description of detention facility design and maintenance. Detention volume and reservoir-routing calculations. Plotted inflow and outflow hydrographs. Other design data for retaining walls, slope stability, dams, spillways, etc. Ensure positive drainage across basin bottom. Erosion protection for In-flow and outlet facilities. Ensure that outlet velocities and concentration issues addressed. Acceptance of off-site flows. The Engineer shall show and address all flows that currently enter the site and include

these discharges in the site design, including detention and sizing of infrastructure as necessary. A waiver for “Projects smaller than 160 acres which drain directly into a watercourse intercepting a drainage area of

> 100 square miles” also known as “Beat the Peak” is not allowed under any circumstance.

Summary and Conclusions:

Description of analyses, conclusions, and other mitigation measures used to comply with applicable codes andregulations.

References:

List all pertinent documents used to prepare report.


Traffic Generation Analysis ‐ Requirements

A Traffic Generation Analysis Memorandum is required for site plan submittals. The intent of the traffic

generation analysis is to determine if a traffic impact analysis1 (TIA) is required. A TIA is required for all

developments generating 100 or more peak hour trips2. A TIA may also be required if any of the following are

true:

1. current traffic problems or concerns exist; or

2. the public may perceive an adverse impact on the adjacent neighborhoods or other areas; or

3. the proximity of site driveways to other driveways or intersections could create traffic concerns; or

4. other specific problems or concerns may be aggravated by the proposed development.

A variance for a Traffic Generation Analysis Memorandum will be considered if the estimated trip rate during

the peak hour is less than 30 vehicles per hour with appropriate justification.

To quickly estimate if a proposed project will generate enough peak hour trips to require a TIA, please see

Table 2. This table should be used only to estimate if a TIA may be required and not as the basis for actual

trip generation calculations. The most recent version of the ITE Trip Generation Manual shall be used for all

trip generation calculations in the TIA or Traffic Generation Analysis Memorandum. Rates for additional land

uses not listed in Table 2 are found in the ITE Trip Generation Manual. For land uses not found within the ITE

the engineer shall estimate and provide justification for trip rates. If estimated trip rates are greater than 75

trips per hour then trip generation rates shall be studied at three equivalent sites and compared to similar

rates in ITE.

Traffic Generation Analysis Memorandum

A Traffic Generation Analysis Memorandum shall be written and prepared by a registered professional

engineer in the State of Arizona. The traffic generation analysis memo study horizon is opening year and the

minimum study area is the site access driveway(s).

The memo can be submitted in letter format, stapled with attachments, and shall be sealed by the registered

professional engineer. The memo is required to be submitted with the Site Plan Submittal package and should

include the following:

1. description of proposed land uses and sizes;

2. trip generation, daily and peak hour(s), see example Table A;

1 Traffic Impact Analyses shall follow the most current version of ADOT Traffic Engineering Guidelines and Processes, 240 Traffic Impact Analyses, available on ADOT’s website: https://www.azdot.gov/docs/default‐source/traffic‐library/tgp0240‐2015‐06.pdf?sfvrsn=2.2 ADOT Traffic Engineering Guidelines and Processes, 240 Traffic Impact Analyses 240.4.

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Revised December 2018

3. street description and classification of adjacent streets (classification available from the City);

4. driveway design; including, at a minimum, location, spacing from other driveways and intersections,

number of driveways, & width;

5. on‐site traffic circulation issues and any other traffic safety issues;

6. impact to traffic signals, if any;

7. transit, bike and pedestrian facilities and requirements, if applicable.

Table 1 – Sample Trip Generation Table

Land Use ITE LU Variable AM Peak Hour PM Peak Hour Saturday Peak Hour

In Out TOT In Out TOT In Out TOT

Retail 820 – Shopping Center

60,000 SF 44 27 71 137 149 285 214 198 412

Supermarket 820 – Shopping Center

140,000 SF 104 63 167 320 347 657 499 461 960

Total Site Generated Trips 148 90 238 457 496 953 713 659 1327


Table 2. Traffic Statement and TIA Requirement Thresholds

ITE LUC Land Use Trip Rate/Unit Maximum Units For Less

Than 100 Trips

Residential

210 Single Family 1.02/DU 98 DU 230 Townhomes 0.52/DU 192 DU

220 Apartments 0.67/DU 149 DU

240 Mobile Homes 0.60/DU 166 DU

254 Assisted Living 0.37/Bed 270 Beds

310 Hotel* 0.87/Room 114 Rooms

Commercial

911 Walk‐in Bank 24.15/1,000 SF 4,140 SF 912 Drive‐in Bank 26.70/1,000 SF 3,740 SF

820 Shopping Center* 4.82/1,000 SF 20,740 SF

850 Grocery Store* 18.93/1,000 SF 5,280 SF

851 24‐Hour Convenience Store 77.10/1,000 SF 1,290 SF

815 Discount Store* 7.39/1,000 SF 13,530 SF

890 Furniture Store* 0.95/1,000 SF 105,250 SF

812 Lumber Store* 9.58/1,000 SF 10,430 SF

816 Hardware/Paint Store* 11.80/1,000 SF 8,470 SF

841 Auto‐Sales* 4.02/1,000 SF 24,870 SF

817 Nursery/Garden Store* 23.39/Acre 4.27 Acres

565 Day Care 0.84/Student 119 Students

843 Auto Part Sales 6.44/1,000 SF 15,520 SF

942 Automobile Care Center 3.51/1,000 SF 28,480 SF

944 Gas Station 15.65/Pump 6 Pumps

491 Racquet Club 4.38/Court 22 Courts

492 Health Club 4.06/1,000 SF 24,620 SF

931 Quality Restaurant* 10.82/1,000 SF 9,240 SF

932 Sit Down High Turnover Restaurant 18.49/1,000 SF 5,400 SF

934 Fast Food with Drive Thru* 72.74/1,000 SF 1,370 SF

Offices

710 Office 1.56/1,000 SF 64,090 SF 720 Medical‐Dental Office 4.27/1,000 SF 23,410 SF

750 Office Park 1.71/1,000 SF 58,470 SF

770 Business Parks 1.40/1,000 SF 71,420 SF

760 Research & Development 1.90/1,000 SF 52,620 SF * Weekend peak hour generator


City of Page Engineering

Engineering Standards Variance Request Form

Project Name:

Engineer:

Standard Specification/Standard Detail:

Variance Requested:

Reason for Variance:

Comments:

Approval/Denial


Utilites Rep: Approved Denied Date:

City Engineer: Approved Denied Date:

Public Works Director: Approved Denied Date:

Note: All supporting calculations shall be sealed by an engineer registered in the state of

Arizona


City of Page - Development Plan Review Submittal Process

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