McMILLAN MESA VILLAGE SPECIFIC PLAN August 14, 1992 Adopted by Ordinance Number 1779 December 15, 1992 CBA File No. 105970-01-0930 GPS00272.09R CELLA BARR ASSOCIATES 4911 East Broadway Boulevard Tucson, Arizona 85711 COPYRIGHT 1992 CELLA BARR ASSOCIATES I. I. r. McMILLAN MESA VILLAGE ,, r• SPECIFIC PLAN February 20, 1991 Submittal April 17, 1991 ORB Revisions (1st) May 29, 1991 ORB Revisions (2nd) June 6, 1991 ORB Revisions (3rd) June 14, 1991 PZ Commission Submittal Prepared for: i ' City of Flagstaff 211 West Aspen Avenue Flagstaff, Arizona 86001 and Richard A. Dennis and Spartan Technologies, Inc. I . Prepared by: Cella Barr Associates 4911 East Broadway Boulevard Tucson, Arizona 85711 TABLE OF CONTENTS Page I.. SPECIFIC PLAN SUMMARY II. INTRODUCTION A. B. c. D. E. III. c. D. E. F. G. H. I. J. K. L. Existing Land Uses Topography Hydrology Vegetation Geology/Soils Visual Resources Traffic Public Utilities Schools Recreation and Trails Cultural Resources Development Suitability/Site Capacity 10 10 10 11 11 11 13 13 13 14 14 14 SPECIFIC DEVELOPMENT PLAN A. B. c. D. E. F. V. 2 2 3 5 6 SITE ANALYSIS/DEVELOPMENT SUITABILITY A. B. IV. Purpose and Intent Project Location and Description Authority and Scope Goals and Objectives Definitions 1 Land Use Access/Circulation Open Space/Recreation Landscaping and Scenic Enhancement Concept Infrastructure Phasing 17 18 20 21 31 32 DEVELOPMENT PERFORMANCE STANDARDS A. B. c. D. E. F. G. H. I. J. K. Land Use Plan Summary Development Area A Development Area B Development Area c Development Area D Development Area E Development Area F Development Area G Development Area H Development Area I Development Area J 42 43 44 45 46 47 48 49 50 51 52 VI. SPECIFIC PLAN IMPLEMENTATION A. B. C. D. E. F. G. Proposed Changes to Zoning Ordinances Site Plan and Architectural Review Procedure Consistency and General Administration Amendment Procedures Covenants, Conditions and Restrictions (CC&Rs) Sign Design Standards Nuisance Prevention Standards 53 53 54 54 55 57 63 VII. APPENDICES A. B. c. D. E. F. G. H. Legal Description Building Limit Line Ownership and Tax Code Bibliography Traffic Impact Analysis Water Impact Analysis Sewer Impact Analysis Drainage Analysis Ordinance # 1779 64 98 105 106 107 123 128 133 145 LIST OF EXHIBITS A. B. c. D. E. F. G. H. I. Location Map Development Suitability Composite Land Use Plan Circulation Plan Typical Street Sections Open Space/Recreation Concept Greenbelt Corridor Section Landscaping and Scenic Enhancement Concept Tree Protection Areas 4 16 19 22 23 25 26 29 30 I •. J_ I. r 1: I, p I'. I SPECIFIC PLAN SUMMARY The McMillan Mesa Village Specific Plan establishes comprehensive guidance and regulations for the development of approximately 146 acres located on Switzer Mesa within the City of Flagstaff, Arizona. The Specific Plan implements the approved City of Flagstaff General Plan as embodied in the Growth Management Guide 2000 by specifying policies and site development standards, which, when adopted, will replace the current zoning on the property. The plan is a regulatory guide for the future development of a balanced community of residential, office, commercial, research park and recreational uses that promotes an aesthetically pleasing living and working environment by ensuring high standards of development quality. This specific plan/rezoning request is consistent with the goals and policies of the City's Growth Management Guide 2000. Specifically, Policy 8 encourages the use of vacant infill areas for future growth; Policy 14 identifies activity centers as major areas of employment, educational, commercial, service and residential activities in close proximity to each other; Policy 23 encourages high and medium density residential development near major thoroughfares, activity centers and on the periphery of low density neighborhoods; and Policy 31 recommends that light "clean" industry be convenient tc residential areas and in or near activity centers in order to minimize commuting distances. Furthermore, GMG 2000 identifies McMillan Mesa as a future planned activity center, where "people can live near where they work, where they shop, where they go out to eat, and where they find recreational facilities." Therefore, "the auto becomes less necessary, thereby relieving the transportation system of the community." The McMillan Mesa Specific Plan, hereinafter referred to as the "Plan", consists of 73 pages and 8 exhibits (A through H). The Plan is prepared in accordance with Arizona Revised Statutes, Sections 9-461.08 through 9-461.10. I I f 1 ,I: II. INTRODUCTION A. Purpose and Intent The most suitable control mechanism to implement development on McMillan Mesa is the Specific Plan, which, when adopted by City legislative action, serves both a planning function and regulatory function. The McMillan Mesa Village Specific Plan, as a result, becomes an implementation tool of the City's adopted General Plan Land Use Element, as found in the Growth Management Guide 2000. 1•. The McMillan Mesa Village Specific Plan establishes the type, location, intensity and character of development and the required infrastructure. The Plan also shapes development to respond to the physical constraints of the site, coordinates the mix of land use intensities and provides adequate circulation, open space, recreation and other public uses and facilities. I' ( I The Specific Plan provides the necessary regulations and environmental documentation for the project area so that future development proposals consistent with the Plan may proceed with Tentative and Final Plats, Site Plans and/or other discretionary permits without further requirements for new environmental documentation and/or rezoning processes. I: I : I p r •~ • The primary objective of the McMillan Mesa Village Specific Plan is to implement the City's General Plan through the translation of the City's broader development policies into design concepts and development controls tailored to the plan area. All City policies, standards, criteria and procedures are incorporated by reference into this Specific Plan, except where deviations are warranted to improve design quality, flexibility or harmony as specified herein. In such instances, the more restrictive of the Specific Plan or the Land Development Code shall be the controlling standard. I: I.; 1· f I t , I I I B. Project Location and Description McMillan Mesa properties consist of approximately 146 acres of vacant land located on Switzer Mesa and bounded on the north by the new Forest Avenue, on the east by vacant City of Flagstaff property, on the south by the Switzer Mesa Unit 3 subdivision and on the west by Turquoise Drive. The project area is shown on Exhibit A Location Map and the legal description is included' as Appendix A. This location and its proximity to downtown Flagstaff (within one mile), as well as the accessibility to the new Forest Avenue, makes the site well-suited for the creation of an infill mixed-use activity center per the policies of the adopted City of Flagstaff Switzer Mesa Small Area Plan and Growth Management Guide 2000. I. J 2 c. Authority and Scope ,- The McMillan Mesa Village Specific Plan has been prepared pursuant to the provisions of the Arizona Government Code, Title 9, Chapter 4, Article 6, Sections 9.461.08 through 9.461.10. The Arizona Revised Statutes authorize jurisdictions to adopt specific plans by ordinance or resolution as regulation. Public hearings are required by both the City Planning and Zoning Commission and the City Council, after which the Specific Plan must be adopted by the City Council to be in effect. r• The McMillan Mesa Village Specific Plan is a regulatory plan which will serve as the zoning for the subject property. Proposed development plans, or agreements, tentative/final plats or parcel maps, and any other development approval must be consistent with the Specific Plan. Projects which are found consistent with the Specific Plan Development Performance Standards will be deemed consistent with the City's General Plan. i I i. I~ \I The intent of the McMillan Mesa Village Specific Plan is to provide a concise development plan for the subject property. This Specific Plan will serve to implement the development of the approved plan within the bounds of the regulations provided herein. I ·' I, 3 ~ff\~ \ .....~ I,. ~ .PC?' * Buffalo Park --------, / 11 I. \l ·' • r. N.A.U. l· Exhibit A Location Map I, D. ' _- ( Goals and Objectives Several objectives have been defined to guide future development and to create a mix of land uses which will be harmonious in its setting and, at the same time, meet standards of open space, circulation, intensity of use, and development character. In addition to creating a balanced mixed-use community, the project objectives include the following: 1. Implement the goals and policies of the City of Flagstaff Growth Management Guide 2000 with respect to land use and circulation. 2. Create an integrated employment/activity center and residential community which preserves the integrity of significant natural features and provides recreation/open space amenities in conjunction with new infill development. 3. Develop land uses logically on the property (considering clustering, massing and intensity of scale}, to achieve continuity of design and establish a sense of identity. 4. Establish a distinct urban character by employing a variety of architectural treatments while maintaining a consistent overall design theme, and by assuring continuity through coordinated landscaping, signage, street furniture and lighting. 5. Assure compatibility of new development with the existing neighborhood by using compatible land uses, density transitions, setbacks, variations in building height and by providing visual and pedestrian linkages. 6. Provide for pedestrian and bikeway networks throughout the project area to interconnect all land uses, create a unifying element within the project and reduce the need for auto-related trips. 7. Create a functionally and aesthetically integrated development that enhances the image of the City. 8. Ensure coordinated, responsible planning through the use of cohesive procedures, regulations, standards and guidelines. 9. Provide a backbone infrastructure system and public facilities to support development in an efficient and timely manner. . '. I~ ' q I'. , .. I·. I I I f l. I ( j ' 5 E. Definitions The terms and definitions used in this Plan shall mean those defined in the City of Flagstaff Land Development Code, with the following exceptions. r• Base Site Area The Base Site Area is the gross site area less major and minor arterial roads per current City General Plan within ultimate rights-of-way of existing roads, rights-of-way of major utilities owned by said utilities, and existing access easements and less land which is not contiguous and less land previously reserved for open space and less residential use land for non-residential development or non-residential land for residential development. Building Coverage The percentage of a building lot or development area which is covered by all structural buildings, including accessory buildings. I'. 11 ' . I Building Group Two or more buildings or structures with separate entrances to each as constructed on an individual development site {not development area). Business Park Business Park is intended to provide for the development of a mix of office, research and production, and quality light industrial uses with the emphasis on office and research uses. The uses are to be grouped in a campus or park-like setting. The district is further intended to promote the provision of ample off-street parking and loading areas, open space, and landscape buffers in areas adjacent to non-business development or other incompatible land uses. ~ The City of Flagstaff. Density, Gross (GD) The quotient of the total number of dwelling units divided by the base site area. I.: Density, Net (ND) The quotient of the total number of dwelling units divided by the net buildable site area of the site. J Design Review Committee A three or more member committee whose function is to review all proposals for construction to assure that the project is developed in accordance with the project Design Guidelines and CC&Rs. The members of this committee shall be appointed by the Board of Directors of the Land Owners Association. I I f Developer An individual, entity or owner who acquires or leases development areas in the McMillan Mesa Village Specific Plan Area for the purpose of developing said development areas in accordance with the Plan. 6 r- ,,. f- Development Areas Development parcels "A through J" as described on the Land Use Plan to which specific land uses and regulations, including other applicable City codes, governing their development have been applied. The preliminary acreages shown for each development area is the base site area. Financial Institution A land use classification relating to places in which are provided management and transactions concerning monetary resources. Floor Area The sum of the gross floor area of the enclosed horizontal areas of each floor of a building measured from the exterior faces of the exterior walls, excluding non-leasable areas such as elevator shafts, atriums, stairwells, floor space used for mechanical equipment room, attic space, off-street parking and loading, ways for ingress and egress from vehicular parking and loading areas. Plans submitted for City approval must indicate non-leasable or non-habitable floor area. I. /.! Floor Area Ratio The floor area ratio is the proportion of building square footage permitted for each square foot of land area of the building lot or development area. It is computed by dividing the floor area by the lot area. A measure, for comparative purposes, of the intensity of the use of land. I Floor Area Ratio, Gross (GFAR) An intensity measured as a ratio derived by dividing the total floor area of a building or structure by the base site area. I Floor Area Ratio, Net (NFAR) An intensity measured as a ratio derived by dividing the total floor area of a building or structure by the net buildable site area. I I General Plan The City of Flagstaff General Plan as embodied in the Growth Management Guide 2000. I l i I I High Density Residential (HR) High Density Residential is intended to provide for multiple-family residential areas in which the principal land use is high density residential. The district is intended to provide an environment having maximum living amenities onsite. The district permits all dwelling unit types in Division 10-05-003 of the Land Development Code, except for cluster lot house and manufactured home, so as to provide a high density residential use that meets the needs of the residents of the City of Flagstaff. This district shall further require the provision of public sanitary sewer and public water supply facilities. Land Development Code (LDC) Land Development Code refers to the Land Development Code of the City of Flagstaff, Arizona, Ordinance 1690 adopted by the Flagstaff City Council on April 8, 1991 and subsequent amendments and revisions. I I 7 1.- f ~ I• landscape Surface Ratio (LSRJ The number derived by dividing the area of landscape surface by the base site area. land Owners Association Shall be composed of all the owners of property in McMillan Mesa Village, excepting only the owners of the school/park site and the Enterprise corridor if it is held for or used as a road right-of-way. If Areas E or J are used for uses other than the school/park or the transportation corridor, they will be subject to the CC&Rs and their owners will be included in the Land Owners Association. I• , . Medium Density Residential (MR) Medium Density Residential is intended to provide for areas in which the principal land use is moderate density residential. It is also intended that this district be used to allow for the development of single-family dwellings of the detached and cluster-type house. This district also allows planned development in accordance with Land Development Code Table 10-04-002-0003 and 10-05-003-0001. This district shall further require the provision of public sanitary sewer and public water facilities. Net Buildable Site Area Net buildable site area is the base site area less the larger of either the Resource Protection Land or the Minimum Landscaped Surface Area. I~ Open Space Undeveloped land used primarily for resource protection or recreational purposes. I ' Open Space Ratio (OSR) The proportion of a site consisting of open space as specified in Section 10-04-002-0003 of the LDC, which shall be calculated using the base site area. Owner Any individual or entity owning real property within the project. I . Plan The Specific Plan for the McMillan Mesa Village project. Proiect The McMillan Mesa Village project. Recreation An activity, generally in a defined space, which relates to the pursuit of active or passive movement to refresh body or mind, such as: tennis, swimming, walking, jogging, bicycling, painting, board or card games, etc. I Activities to include research, engineering, high technology and light manufacturing, processing and fabrication, product development, office and administrative functions and business-support services. These activities are appropriate for Business Park (BP) Districts. Research and Development 8 State ,. i i , The State of Arizona. Suburban Commercial Suburban Commercial is intended to provide for convenience and neighborhood commercial uses in areas with suburban character by controlling the intensity of use and landscaping. The uses shall provide for retail and service establishments which supply commodities or perform services meeting the needs of the neighborhood. _- ,. i. I' I I~. I~ I . I 1 j I I ( I I I I I I l I 9 I. f I III. SITE ANALYSIS/DEVELOPMENT SUITABILITY A. Existing Land Uses The McMillan Mesa Village Specific Plan area comprises approximately 146 acres of vacant and undeveloped land. The northern 100 acres is presently zoned R-R, Single-Family Residential Rural and the majority of the southern 46 acres is zoned R-1, Single-Family Residential with the exception of approximately one quarter acre of HR, Multiple Family Residential, along the southern property line and 6.6 acres on the east side which is zoned R-R. I .. Existing land uses surrounding the site include 50 single-family residences within Switzer Mesa Unit 3 subdivision to the south, as well as the Pine Cliff Village Apartments, vacant City property to the east and north, the USGS facility to the north and single-family hillside residences along Ponderosa Parkway to the west. B. Topography The topographic character of the property is generally divided into two gently sloping grassed mesas. The larger central mesa consists of approximately 91 acres that slopes at 2% to 4% to the west, where forested bluffs of +25% slope occur. The upper mesa of approximately 45 acres, which gradually slopes to the west at 2% to 3%, is separated from the lower central mesa by a 20 to 30-foot high, sparsely forested moderate slope of 6% to 16%. I' I, ; c. Hydrology I There are no 100-year floodplains on the subject property per FEMA Flood Insurance Rate Maps and the City Growth Management Guide 2000. Generally, the drainage from the mesa is to the west and south at a gradient of approximately 2% to 4% where stormwater eventually descends the steep bluffs and enters the Switzer Canyon Wash. I: Project design will incorporate sensitive grading and detention requirements in order to protect existing lots within Switzer Mesa Unit III and along Ponderosa Parkway from increased project drainage flows. I I ! Post-development project drainage discharge will be detained onsite in landscaped and open space areas and released at pre-development discharge flow rates in accordance with City requirements. Specific locations and grading design of detention areas will be provided at subdivision/street platting application. Street drainage detention will be designed and incorporated into the street improvement plans as a storm drain system. The developer/builder of each development area will be responsible for providing the required drainage detention areas within the development site. 10 D. Vegetation The site contains two major plant communities: natural grass meadows and Ponderosa Pine forests. The natural grasses, which include western wheat grass, squirrel tail, blue grama, bluegrass and Arizona fescue, predominate the majority of the two flat mesas. Ponderosa Pine forests are confined to the western bluff overlooking Switzer Canyon and along the moderate sloped area which separates the mesas. E. ( . Geology/Soils The entire site, as mapped by the U.S. Soil Conservation Service, is Brolliar stony clay loam at 0-30% slopes on top of an igneous/basaltic bedrock mesa. Overall, the site soils are suitable for development with some engineering modifications. Soil testing of the site's southern 41 acres was done in December 1986, by Foree & Vann, Inc., which found the top soil to be primarily clay with fine to coarse gravel, cobbles and some boulders. Thi lower layer was either sandy brown clay and fine to coarse gravel or basaltic rock. Due to the potential for soil expansion, Foree & Vann, Inc. recommended two construction alternatives: either soil replacement or the use of cylindrical pier, grade beam and/or prestressed slab . I'. .. /l I : I I~ I . I { I I r F. Visual Resources The dominant panoramic views from the site are of the San Francisco Peaks to the north, with Humphrey's Peak at elevation 12,633 feet or roughly 5,600 feet above and 10 miles north of the Plan area. Similar views exist of Elden Mountain to the northeast, which at elevation 9,300 feet is approximately 2,260 feet above and three miles away from the site. To a lesser degree, westerly viewsheds from the upper elevations of the site have filtered views of Observatory Mesa and the Flagstaff Medical Center. These long-range, offsite vistas, due to the difference in elevations, can be seen far above the canopy level of the surrounding Ponderosa Pine forests and therefore should be unaffected by development of the site. However, a philosophy of sensitive building design, location, orientations and height variations in those plan areas adjacent to existing residential neighborhoods, should encourage preservation of existing view corridors toward the San Francisco Peaks. Views onto the subject property were evaluated by observation from the new Forest Avenue, as well as from adjoining properties. The views from Forest Avenue were somewhat limited due to the terrain, vegetation and below natural grade alignment of Forest Avenue. Similar limited viewsheds exist along Turquoise Drive and Ponderosa Parkway where the forested bluffs obstruct views onto the site. Adjacent properties which are on top of the open and I I 11 ,-r r 1- I~ grassy Switzer Mesa, such as the subdivision to the south, have good visibility of the site and, therefore, future site development, which is overseen by the McMillan Mesa Village Design Review Committee and the City Development Review Board, should be sensitive to existing residents' view corridors. The Design Review Committee will cooperate with the neighbor's Homeowners' Association to reasonably protect those view corridors. The site in its undeveloped state is perceived as a visual resource in terms of 1) views across the site to mountain and panoramic vistas and 2) views directly onto forested and rocky portions of the site across its open meadows. These views are perceived from several key locations or corridors: the Switzer Mesa No. 3 single-family residential subdivision adjacent to southerly portions of the site; Forest Avenue eastbound/northbound; Forest Avenue southbound/westbound; and, Turquoise Avenue/Ponderosa Parkway. From Switzer Hesa Subdivision No. 3 ,. I~ I' l: .1. Dominant panoramic views are of the San Francisco Peaks to the north, and Elden Mountain to the northeast. Due to difference in elevation, these views exist well above the canopy level of the surrounding ponderosa pine forest. From Forest Avenue Eastbound/Northbound From the Forest/Turquoise intersection proceeding uphill, the initial visual impression of the site is an unattractive road cut on the south side of Forest Avenue. With gain in elevation, the view transitions into meadow in the foreground with a cluster of trees and minor rock outcroppings - and a high voltage powerline - in the middleground and background. Sweeping around the curve provides direct, close-up views onto the site and beyond to the Devil's Chair on the face of Elden Mountain, at a view angle roughly double treetop level. This dramatic rock formation stays in view past the Gemini intersection. From Forest Avenue Southbound/Westbound The site is not visible until a short distance north of the Gemini intersection. At that point, the site is in the immediate and direct foreground and middleground view area, with background vistas to the open sky: the city is not visible. Moving south, sparse clusters of trees and the powerline come more readily into play, and then mid-way through the curve meadows and tree clusters immediately south of Forest Avenue - with the city beyond - provide a strong visual impression. Proceeding west, the site slides by and then disappears from view. 12 From Turquoise/Ponderosa Parkway Views from these thoroughfares are of trees at the edge of the site, except for small areas at Turquoise and Forest, and Ponderosa Parkway at Pine Cliff Drive. Neither are deemed significant. 6. Traffic Primary access to the site is provided by Forest Avenue at Gemini Drive to the north, which is designated as a major arterial on the City's Streets Plan, Circulation Element, Growth Management Guide 2000. Secondary project accesses will be at a right-in, right-out only intersection with Forest Avenue about 1,000 feet east of Turquoise Drive and from the south at Ponderosa Parkway, which is designated a minor arterial. 1. H. Public Utilities Water - the subject property's elevation ranges from 6,934 to 7,114 feet and will require Zone A water for development. The nearest existing Zone A water is in Gemini Drive (12") serving the USGS facility. Zone B water is located in Turquoise Drive (16") and in the Switzer Mesa Subdivision Unit 3 (6" and 8"). Sewer - the nearest available major sewer line is an 8" line in Ponderosa Parkway which connects to a 15" sewer main west of Turquoise Drive in Switzer Canyon. I j . Electricity, Telephone, Gas - underground connections can be made to existing facilities located in the subdivision to the south and Cedar Avenue to the north. Impact analyses of the McMillan Mesa development on existing infrastructure is included in the Appendix. I. Schools I ! The property is within the Flagstaff Public School District. The schools that currently serve the subject property are as foll OWS: School Attendance Capacity Marshall Elementary 850 N. Bonito Street 560 652 Flagstaff Junior High 755 N. Bonito Street 724 1,000 I I 13 ,. I Flagstaff High School 400 W. Elm Avenue Source: J. 1, 175 1,600 Flagstaff Public Schools Mr. Chris Peterson Recreation and Trails I Existing parks within one mile of the Study area include Buffalo (215 acres) and McPherson (40 acres) Parks to the north and a neighborhood park (2.5 acres} on Ponderosa Parkway south of Switzer Mesa subdivision. There is a school/park site planned for approximately 26 acres of McMillan Mesa Village. This site is on City property located to the east of Pine Cliff Drive and north of the Switzer Mesa subdivision. I• The Open Space/Greenbelt and Parks Plan of the Growth Management Guide 2000 proposes the extension of the Urban Trails Network through the subject property. Specifically, the Parks Plan indicates a pedestrian trail linkage, which is intended to connect the above proposed neighborhood park and Buffalo Park. [ K. " I During the 1990 construction of the Cedar Avenue realignment project, a prehistoric site was surveyed by SWCA (Site NA19,184) along the northern property line of the plan area. Prior to development within the vicinity of this site, a professional archaeologist shall be consulted to determine if further action is warranted. . I~ i ; L. I. 1 . I ! Cultural Resources Development Suitability/Site Capacity The Development Suitability Composite exhibit (Exhibit B) graphically summarizes the elements of the preceding Site Analysis and areas of development opportunity and constraint. The purpose of this exhibit is to indicate areas where development may occur with minimal impact to the site's natural features and areas most sensitive to disturbance from development. The following table estimates the total resource protection standards for the McMillan Mesa Village Plan area. * I I I I I I I. I 14 I I i Protection Factor Natural Feature Natural Feature Area Protected Land O acres 0 acres 100-year Floodplains Slopes: + 25% 0.8 6.03 acres 4.82 acres 17-25% 0.7 1.30 acres 0.91 acres 0.5 15.26 acres 7.63 acres ** Ponderosa Pine Forests I I Total Natural Feature Protection Land 13.36 acres Total Site Area 146.28 acres Developable Site Area 132.92 acres I I I• * The natural feature areas were calculated by analyzing City aerial photos and topographic maps at a scale of 1"=100'. In areas where two or more natural features are present on the same area of land, only the most restrictive protection factor is used. A detailed analysis of each site will be required for processing of plats and site plans. ** All slopes in Areas 8, H and I are set aside as non-buildable areas, a higher degree of protection than provided by the LDC. II I I• i ; I i I I I. I I I I I ' I I I I I 15 j I t' I- l· L~ I 1: I 1· ,! I I r IV. r SPECIFIC DEVELOPMENT PLAN The McMillan Mesa Village Specific Plan defines a self-contained planned community designed to accommodate a variety of commercial, office and residential uses along with a school and park site. This section contains a description of the various Plan components, which in turn provide the rationale for the development performance standards in Section V. The project development plan is the result of thorough site analysis and research. As a result of this, the Plan resolves, as much as possible, development related issues, in the form of proposed physical improvements, guidelines for future development, technical information and regulations. A. I I I' I Land Use The McMillan Mesa Village Land Use Plan encompasses 146 acres and is divided into ten plann~ng areas (Exhibit C). The acreage of the planning areas include land devoted to internal circulation and local streets. All land uses are integrated with regard to circulation, infrastructure, aesthetic and visual character, development standards and guidelines. ' .1 ~ I : ' I"' I . I ! I ! 1· I . Residential development of 46 acres is intended to accommodate a variety of housing types including single-family homes, townhomes and apartments. Compatibility with the existing residential neighborhood to the south is assured by providing a transition of land use intensity from R-1, single-family homes, adjacent to the current residents as well as landscaped greenbelt buffers containing pedestrian trails. The Plan envisions 11 to 15 single-family detached homes in the area west of Switzer Subdivision, 48 to 52 townhouses or multi-family dwellings in the R-1 zoned area northwest of Switzer Subdivision and 72 units in the medium density Area H. In the most northwesterly part of the McMillan Mesa Village, which is on top of the mesa and west of the Village Center and the Business Park, there may be up to 491 townhouses or multi-family units. ' r' I I l I I \ i The planned community's core contains 65 acres of Business Park uses, which includes high technology research and development, corporate office and light manufacturing businesses located in a landscaped campus or park-like setting. The Research Park will provide significant employment opportunities for Flagstaff residents, in close proximity to their homes. The Village Center of eight acres includes a mix of limited neighborhood commercial/retail uses and is intended to provide goods and services for the immediate daily needs of the community's work force and residential population. (An additional 1 acre of Suburban Commercial is located at the corner of Forest Avenue and Turquoise Drive and is separated I 17 from the majority of development by forested slopes. This property is presently planned for use as a medical building.) The development of the Village Center will emphasize a small-scale, pedestrian-oriented, •town and country atmosphere with landscaped plazas and decentralized parking areas. This is achieved by limiting buildings in the Village Center to a footprint of 10,000 square feet. 11 ,_- The Plan demonstrates sensitivity to the site's existing natural resources by preserving a majority of the Ponderosa Pine forests and most of the western slope/forest features. In addition to the natural areas, landscaped greenbelt buffers will separate land uses and incorporate interconnected pedestrian/bicycle trails. l ' The following table summarizes the primary land uses of the Plan area: I I ! DEVELOPMENT AREA I ' LAND USE A Suburban Commercial B High Density Residential I' I ~ c Suburban Commercial I D-G ~ I- Total I. I I I I I I I I B. 1. 25 ac 25 .15 ac 8.41 ac 64.99 ac Business Park H Medium Density Residential 8.07 ac I R-1 Density Residential {includes 0.22 acres of HR) 12.66 ac J School/Park 25.75 ac • Development Areas 146.28 ac Access/Circulation The McMillan Mesa Village Circulation Plan establishes the configuration, capacity and design standards for roadways within the Plan area. It responds to and meets future traffic needs by providing efficient and controlled access for all land uses to two arterials: Forest/Cedar Avenue and Ponderosa Parkway. The connection of the road system from Ponderosa Parkway via Pine Cliff Drive in the south to Forest Avenue will alleviate the traffic problems on Ponderosa Parkway during bad weather by providing an alternative exit from Switzer Mesa subdivision area. A future direct connection to Enterprise Road is projected if Enterprise is ever built. Project generated traffic I I ACRES {BASE SITE) 18 \ '\ -F '. ' C I I I ------ " .,_ I Suburba'n Commercial 8.CI ac. · '' I' '.. ···- . ·. ' ; / I I ,.! / / -= I ~ ~ I""- I . ;_-- Open, ' ." - L: =.J ·' :;::::.,., ~. . ' 19 -Space •.ea ac. =- ,- 1 entering from these arterials eventually accesses an internal road system, which services individual development sites. The Circulation Plan is depicted on Exhibit D. I: The primary entryway to the Project will be a divided boulevard in 100 feet of right-of-way intersecting Forest Avenue at Gemini Drive. The secondary project accesses will intersect Forest Avenue approximately 1,000 feet east of the Turquoise Drive intersection via a 75-foot right-of-way collector road and from Ponderosa Parkway via a 60-foot right-of-way collector road. All project entry roads eventually intersect the project's internal traffic circle, which distributes internal traffic to all development sites. I To accommodate pedestrian circulation, sidewalks and bike paths will be provided within or near the rights-of-way of all the main project roads. Some bike and/or pedestrian paths may also be provided within the open space greenbelt buffers, per City specifications and standards. The sidewalks and bike paths may be separate or common pathways. 11 - I :r-- I Forest and Turquoise will be improved to City standards except where a meandering trail near the street is used in lieu of a sidewalk so as to preserve the natural setting and contours of the land. The project's pedestrian network will connect all development areas, natural features, and recreational facilities and will tie into the City's Urban Trails Network. All bike and pedestrian trail road crossings will be at road intersections where possible. I On-street parking is prohibited except in the area of single-family homes. I A 12-foot wide easement will be dedicated for public bike/pedestrian trails as noted in Exhibit F. The alignments and locations shall be determined at the time of the final engineering designs for the infrastructure. I I I: A traffic impact analysis, which projects traffic volumes, patterns, and impact to existing circulation facilities and critical intersections is included in the Appendix. Land use intensities have been adjusted to reflect the projected capacity of roadways and intersections serving the project area. I I I c. I I I Open Space/Recreation The Open Space and Recreation Concept {Exhibit F) is oriented toward the preservation and enhancement of the site's most significant natural feature: the Ponderosa Pine forests. The majority of the Ponderosa Pine forests will be preserved as the project's open space/greenbelt amenity. For the enjoyment of the community's population, a system of pedestrian, bicycle and fitness trails will be interspersed I 20 ,. within the forest, as well as located in a project-wide greenbelt system that connects different development areas. In lieu of a sidewalk, pedestrian circulation along Turquoise Drive will be provided via a trail which meanders through the pine forest and is more design-sensitive to the slopes and forest areas adjacent to Turquoise Drive. A trail may also be utilized near Forest Avenue in place of a sidewalk adjacent to the street. These trails will be constructed to City standards. In addition, recreational facilities may include individual project recreation centers, (i.e., pools and tennis courts}, passive amenities, such as sitting areas or picnic vista points and other features deemed suitable to complement the desired open space activities. r I D. I l r Landscaping and Scenic Enhancement Concept The Landscaping and Scenic Enhancement Concept for McMillan Mesa Village (Exhibit H) depicts several measures that are an integral part of this specific plan in response to the following objectives: Unify and enhance the overall image and character of the planned community. Achieve continuity of a design theme by coordination of landscaping, paving, signage, street furniture and lighting. I'', Protect or enhance critical views and vistas to and across the site by sensitive placement of buildings· and landscaping. Protect very sensitive site features by restriction against intrusion or limitation of building heights. The principal design elements proposed to convey the image of the planned community are: 1· I I I I I I Project Entry Statements: The principal project entry will be at the intersection of Forest Avenue and Gemini Drive, with one secondary entry further west along Forest Avenue and another at the site's southern extension to Ponderosa Parkway at Pine Cliff Drive. The designed and built entry feature at Gemini will contain locally available materials organized to present the name and logo of the planned community McMillan Mesa Village - and any directional information in the context of stone, wood, shrubs and trees, with low-intensity night lighting. The scale of the feature, which will be located both north and south of Gemini, east of Forest, will not be overpowering, nor will it block or intrude on significant views. I 21 · .. . \ \ -· :··I - -... -····-.- - . -- -·- - . .• .. . - i ,.·· . -... .. ·~ \ . :.>~ t'\... - .. ~-- ... •· f, • 1·!~. I ~ c5 I:1a:tj ~ 118 c ·.:F CJ - To City Property ""-.! ___ .... - .•. I' :-- -. ___....·--. ,J ·, School/Park ,-, · ... ·_, _. --· . '· "I ...... ···.·... , .... ·\. .... ·. . .. ' -·~ . \..l•.~- ' . ~ ' \ ~· 22 .. ' ·: " ...~ ,:; < ~ I~ ( ,I ,I I I" ' I~ I~ I~ I~ Ig I I I I ~ 0 0 "'z ~ 2· 5· 2· 4' 16' > 4' 16' I g I >' I·~.... 2: 1 A.B.C. p• MIN.) I ,. I'--~~~~~-30_·~~~~~~~---~~~~3-o_·~~~~~~I ....- 60' MIN. C.O.F. - Type Ill D Pine Cliff (North of Area I) ~ ROADWAY &. R/W I~ >' I2 Ig I I I I 5' ;:u ~ ~ n .......... ~ I ~ 0 56' I ~z I I 2' 5' WAU< 2· 14.5' 5' lll!.\.U. LANE Bii':( 13' 14.5' 5' 'l\JRN LANE TRI.YU W./E BIKE 2' 5· 2· W~U< ~> I I A I I A.B.C. p• I 5·, . MIN.) 37.5' 37.5' I ~ I § ;, I I I I 5· I 75' MIN. C.O.F. - Type II B I<' Al Cf. ROADWAY & R/W ,.,~ ........ < I I~ I~ I~ I~ Ig I I I I 5• Gemini and Village 72' , 2' J , 2' 5' -45' 45' 110· MIN. C.O.F. - Type I B Gemini 2' Exhibit E Typical Street Sections 23 J1 'iO ,. . < ,.I ; : 5' "~ <,... I I~ I ~~ Ig I~ Ig I I I :::0 )!) <£. ROADWAY & R/W ~ ....... 2' 5' 2' ~ 0 13.5' PARKING WAU< ~ I ~ I ~I 2 ;, I I I I 5· I )o 6:5' 13.5' 6.5' 2' ll'IA\U. LANE PARKING 5' 2' "Al.J( - 17.-27. A.B.C. (J • MIN.) - - - 3 0 ·_ _ _ _ _ _ _ 30_·_ ____, i---1· 60' ~IN. C.O.F .-Type Ill B Pine Cliff (in Area I) '£. )!) 'iO ~ ....... ,. . < r~ I I , )o I I I : s· ~ 0 56' 2' 5' WALK 2' 5' BIKE 14.5' 1J' TRA\U. LANE :a "~ <,... I I~ I~ I~ I~ Ig I I :::0 ROADWAY & R/W ~ I 5' , 4.5' BIKE nJRN LANE - , 7.-27. 2' 5' 2' )o I I ~ I .2 I ;, ~ I I I s· I .l..B.C. (.J" l.llN.} i.~------3-7._5· . ------! _ _ _ _ _....:....:::._::_:.:.:..::.__ _ _ _ _ 37_.s_· 75' ~IN. C.0.F.-Type II B Turquoise· • Sidewalk to be replaced with Trail in Area B Exhibit E Typical Street Sections 24 ,. I . . \ . f. r f" ··- -- .... .. -·- -···- ---- .--··· __ . ...... , \ . ...·-·..... .. r·\. _ _ .• I 1' -. .----· :-·. ,. r ·- ----. ....... \ I · .. ·.__ -:::;-::, -; r,, >. ...~··->} ,·.. t. ~. l ... 1' f. ·~· r ' ~. 27.67 •c. . . - :.. --····" : ·-~·-- - -. ~---··· ..:: ....... ]\ ...... ... .;.._ ··- ... : - _.:! ..,· . '· ·;.. ·=- , i L_-:. -- : 4-:--: -· ·.. i.'.'""'· "'· .. .. , . . ·.._-. ' . : ·..·' ' \ -~·: = .... ....... ' •. "'· ........ . . i •11.98 ac. : ':- ! ·. \ .. i'.: O~n:· -Space . .~: .. - - .' ,- . -~ ..... -:~---· ·I - ·-.1 ··Open Space/Recreation Concept 25 l Bike/Ped. Traill ~ 12' Easement" I~ 50' - 75' Varies I I; Exh.ibit G I I I I Greenbelt Corridor Section COPYRaGHT 1 ~2 CEl....LA BARR ASSOC&Kf"ES 26 Secondary entry points will contain smaller sign monuments in a landscaped setting with low-intensity night lighting. Easements for primary and secondary entryway features shall not be larger than required by the sign code. If Enterprise Boulevard is constructed, a new intersection with Gemini will be created. At that time, two new major project entry features will be constructed east and west of Enterprise, featuring similar landscaping, signage and lighting. The design and location of project entry signs and statements will take into consideration all City standards for sight triangles, clear zones, signalization and street lighting. Streetscape: Street tree planting along Village Drive, Gemini Drive and Pine Cliff Drive will provide an image of order and continuity, with accent plantings at intersections and principal driveways. The round about - Village Circle - intersection will have a landscaped center island that will provide the aesthetic focal point of the entire planned community, utilizing a variety of native plants and landscape forms. Forest Avenue Perimeter: The Forest Avenue edge of the property will have a 75-foot wide setback area south of the main entry at Gemini and Forest, extending through the Enterprise alignment, and a 50-foot wide setback area west of Enterprise, extending to the tree line. Screen Landscaping: Site specific interior and perimeter planting areas, such as those within parking areas and along property lines, will provide visual buffering and screening of parked cars and storage areas. Protection of the scenic quality of the site and principal long-range and mid-range views across the site are important oqjectives and the plan responds as follows: I. Natural Areas: Except for 1.25 acres at the southeast corner of Turquoise and Forest Avenue, the ponderosa pine forested area above Turquoise and west of the cliff line, as shown on Exhibit H, is left as a natural area subject only to incursion by essential utilities and pedestrian pathways. Any disturbed utility easements will be revegetated with wild grasses and flowers. Protected Areas: Because of its visibility and attractiveness, the forested rocky area immediately 27 south of Forest Avenue, west of the Enterprise alignment, will be restricted against intrusion by buildings (see Exhibit H) and incorporated as an open space element into the design of any building groupings at that location. Similarly, the tree clusters further northeast along Forest Avenue will be protected. These areas will be further defined at subdivision. View Corridors: Several measures implemented independently or in combination can help protect and preserve valuable views. These are: Landscaped setback areas at strategic locations. Building height limitations. Placement of buildings. Removal of unsightly features. I• I. . I • I. I [ I: I I I I I I The setbacks along Forest Avenue, as shown on Exhibit H, provide significant additional opportunity to soften new development features from direct view while preserving important long range views to Elden Mountain (northbound) and over the basin (southwest). Single story height limits within a transitional area comprising an additional 25 to 50 feet in width along Forest Avenue, as shown on Exhibit G, prevent any buildings from being obtrusive or from obstructing views. A height limit of two stories for the single-family, low-density residential development in parcels IA, IB and ID, coupled with a density transfer and non-building restriction in Parcel IC, provides excellent assurance to residents of Switzer Mesa No. 3 that long range views to the San Francisco Peaks will be respected and protected. The medium-density, multi-family height limit in Parcel H is two stories, which is one story lower than the LDC would permit. The buildings in the high density residential portions of McMillan Mesa Village, Area B, will be above and east of the forested slope areas. This ban on all building in Area B west of the cliff line/limit line defined in Appendix G will preserve all of the forest/slope area above Turquoise except for trail and utility easement areas. In addition, the taller buildings will be integrated among the trees on the westerly parts of the buildable portions of Area B so as to preserve the scale of the mesa and make the buildings blend in. The area between Pine Cliff and Switzer Mesa #3 will be left as platted individual lots. It is anticipated that the elementary school building on Parcel J will I I 28 ..... II 0 0 ; .-. ........ ~- . a Jc.. I . 0 00 0 Q 0 ..·• .. •, 0 . Q·~. Tree ·Protectio11 Exl1ibit I •' 30 r be some distance north of the subdivision, so as to avoid blocking of views. The 23 kV overhead powerline will be removed and placed underground in conjunction with the development of Area F of McMillan Mesa Park. All of the landscaping in the Project Entries and road rights-of-way within the project shall be installed and maintained, including appropriate irrigation, by the Project Owners and/or the Property Owners Association. E. Infrastructure The public infrastructure facility components which will serve the Plan area include water, sewer, electricity, natural gas and telecommunications: 1. Water The subject area is located within the City of Flagstaff service area and consequently has an assured 100-year supply. Significant infrastructure improvements to deliver Zone A water to the property will be required. The closest Zone A water facilities (12") are located less than a mile to the north in Gemini Drive at the USGS facility. The service scenario will be an extension of this water line, as a 12-inch line, generally following the Gemini Drive alignment, and tying into an internal project water system and also connecting to the north via either an existing easement across the property north of the project or in the right-of-way of Turquoise to a water line in old Cedar Avenue to provide a Zone A looped water network. ,. I~ r: 2. Reclaimed Water System The City of Flagstaff is developing a reclaimed water system to serve large scale users with irrigation water. This system will have a line across the northern part of McMillan Mesa. It is the philosophy of McMillan Mesa Village to use such environmentally protective facilities where that becomes feasible. This will have to be determined at a future time depending upon how McMillan Mesa Village develops and how the reclaimed water system evolves. 3. Sewer There is presently capacity to accommodate all of Areas I and J and half of H development in an existing 8-inch line in Ponderosa Parkway. In addition to connecting to the existing sewer line to the south, a separate connection will be routed down the western bluff to access an existing 15" sewer main in Switzer Canyon. 31 r ' Impact analyses for the sewer and water infrastructure demands are included in the Appendix. 4. Electricity, Natural Gas, Telecommunications All other utilities to serve the development will be connected to existing infrastructure facilities to the north and south and shall be placed underground to promote health, safety and aesthetic appearance. All development and infrastructure facilities discussed above will be constructed to all City, ·utility company and other appropriate building, health and safety standards. F. Phasing Phasing of development at McMillan Mesa Village shall reflect a number of conditions and factors influencing project implementation, including: • Current and future trends in residential, office, research and development and commercial demand and absorption rates. I • Development and timing of infrastructure and other improvements, and available financing opportunities. {' The following summarizes the required infrastructure for each development area: p 32 PIKE ENGINEERING Civil Engineers Land Surveyors Land Planners PHASING OUTLINE McMILLAN MESA DEVELOPMENT ··1 f .. r: r r !'; !'. l: I.. I L. 2708 r\orth Fourth Street. E-4. Flagstarr Arizona 33 86004 (602) 526-411-1 PHASING The following list notes the infrastructure necessary to serve the parcel. The installation of those designated portions of the infrastructure would be necessary to develop that parcel. In the case of some of the larger parcels, a portion of the designated infrastructure may be sufficient. This would, however, be necessary ·to analyze at the time of the proposal. DRAINAGE Post-development drainage discharge will be detained onsite in landscaped and open space areas and released at predevelopment peak discharge and volume levels in accordance with City requirements. The developer/builder of each development area or site will be responsible for providing the required drainage detention areas within the development site. This also applies to streets as stand alone elements. The detention facilities noted in the drainage report would be required upon street construction. AREA A WATER LINES SEWER LINES Existing STREETS 1 Turquoise* BASIN B 1 5 , 6, 8 Village* Turquoise** Gemini Village 8 c 1 5, 6I Village** Gemini or Pine Cliff 7 D 1 4 Thru 8 Village** Gemini Pine Cliff 6 or 2 or 5 E 1 4, 6 I 8 Gemini 6 or 2 F 1 2-4, 6, 8 Gemini 1 or 2 or 6 G 1 3I H I J 1 Thru 5 1 Thru 5 1 & 2 8 4, 6, 8 Gemini 2 8 & 9 Pine Cliff Village** Gemini 5 9 Pine Cliff 4 9 Pine Cliff Gemini 3 The attached phasing exhibit is by way of example only. The order of the improvements may be changed, such as phase 3 & 4 being 34 r ,- before 1 & 2. However, the above chart must be followed. The only exceptions being that only portions of improvements may be required for portions of parcels. As an example, portions of Parcel D may be adequately served by the installation of Village and sewer lines 5, 6, & 8 without the other sewer lines mentioned. '- * Turquoise, though existing, requires some improvements to bring it to City Standards at the time of development of parcels A or B. ** The installation of Village will be accompanied by the widening of Forest and installation of acceleration and deceleration lanes. Other City standard improvements along Forest will be required at the time of development of Development Areas C and B. ,. I<: I • 1: 35 McMillan Mesa Village Located within Sec1iorw 10, 11, 14 II 15, T.21H, l'-7£. C&SRa&w PHASING EXHIBIT 1 c e.•1 ... c. B 25.15 8.07 AC. H Scaht NOT!: PA.Rm I IS COM1'~c:D OT PORTlDNS UBl1!D l SUB .£, B, C, j},'D D. 4.Q8 ...c. 1·-soo· PHJSE I l'lUSE 2 l'HASr 3 FHA.Sr~ PHASI 5 PlUSE. S ms UICA (le) lS j PORTION or PUl::U l POR PW.?.'ll'G PURPOS?!51 U."'D l1ll ~ UND!'ii!.DPED. U 1535-932 -_1_ -- rrIS'TING 18° YATERllNE (OUl CI:DJ.R ALJGNllENT) NODE 1 300' :t / NODE 3 10 r:YlSTlNG 16" 11 ·- Mc Mij~ n M. # \N'fllL VUlllTIUN Al!!lll OCJ1lOll B AREA v J AREA II Seale ,. s500' Ic • 41 REVISED 9-25-92 r V. I r I r DEVELOPMENT PERFORMANCE STANDARDS The McMillan Mesa Village Specific Plan Development Standards establish the intensity and character of project development by prescribing site specific use and performance standards that are tailored to the unique qualities of the site. All development within McMillan Mesa Village will comply with the following Development Performance Standards and Design Guidelines of the CC&Rs, as well as the applicable provisions of the Land Development Code, with the more restrictive code governing. The following sununarizes the primary land use designations: DEVELOPMENT AREA I I I I Suburban Conunercial B High Density Residential c Suburban Conunercial D Business Park E Business Park Transportation Corridor F Business Park 27.50 acres G Business Park 2.48 acres H Medium Density Residential 8.07 acres . I R-1 Residential (includes .22 as HR) 12.66 acres J School/Park 25.75 acres r I~ '. I I I. I 25 .15 acres 8.41 acres 27.21 acres 7.80 acres All preliminary site capacity calculations presented in this document are only for purposes of: a. Determining impacts to water, sewer, streets and other City systems. b Determining appropriateness of proposed zoning districts relative to natural resources located ons ite. c. Determine preliminary floor areas and density impacts. I 2. I. 25 acres A I I· I AREA f I' I I LAND USE All site plan and subdivision activity in the Specific Plan Area shall follow the standard site capacity Land Development Code procedures at the time of development. ~2 DEVELOPMENT AREA A 1.25 Acres"' Zoning District Suburban Commercial Development Option Off ice Specific Performance Standards Off ice Maximum Minimum Maximum Maximum Parking Gross FAR .25 LSR .45 Net FAR .50 Building Height 25' - See LDC for specific use restrictions Maximum Scale Neighborhood Maximum Floor Area 13,612 SF Restrictions 1) Access will be limited to Turquoise Drive only Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. Th~ LDC should be consulted for current specific standards * Base Site Area 43 r---- DEVELOPMENT AREA B 25.15 acres* Zoning District High Density Residential '. Development Option Planned ~ . Specific.Performance Standards Planned Maximum Minimum Maximum Maximum Parking Development Gross DUA 22 OSR .20 Net DUA 28 Building Height 45 1 - See LDC for specific use restrictions Maximum Dwelling Units per LDC 491 Restrictions 1) No buildings will be constructed westerly of the cliff line between mesa top and Turquoise Drive. This is approximately the dashed line on the plan and described below. Utility easements and trails will be permitted in the slope area. See Appendix A for line definition. 2) Buildirtg height shall be limited to one story within 100 feet of Forest Avenue right-of-way as illustrated on Exhibit "H" of the specific plan. 3) Setbacks from Forest Avenue right-of-way will be 50 feet-for buildings and parking as illustrated on Exhibit "H" of the specific plan. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards . • Base Site Area 44 DEVELOPMENT AREA C 8.41 acres* Zoning District Suburban Commercial Development Option Retail/Service Restaurant Financial Institution Off ice Specific Performance Standards a) Retail/Service/Restaurant .18 Maximum Gross FAR .40 Minimum LSR .30 Maximum Net FAR 25' Maximum Building Height Parking - See LDC for specific use restrictions Maximum Scale Neighborhood Maximum Floor Area 65,941 SF b) Off ice/Financial Maximum Gross FAR .25 Minimum LSR .45 . 50 Maximum Net FAR 25' Maximum Building Height Parking - See LDC for specific use restrictions Neighborhood Haximuci Sea.le 91,584 SF Maximum Floor Area Restrictions 1) 2) 3) 4) 5) 6) 7) All uses located in this development area shall be performed or carried out entirely within an enclosed building with the exception of outdoor dining and temporary outdoor art displays. The Planning Director may approve certain activities which cannot be carried on within a building provided such activity is screened so as not to be visible from neighboring property and streets. Maximum total building square footage shall be 65,000. Maximum footprint (ground coverage) is 10,000 SF per building. Drive-up lanes for financial institutions are limited to maximum of 3 lanes. Building height shall be limited to one story within 100 feet of Forest Ave. Setback from Forest Ave right of way will be 50 feet for buildings and parking No commercial lodging will be allowed. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. * Base Site Area 45 . ' DEVELOPMENT AREA D 27.21 acres• Zoning District Business Park Development Option Business Park Uses Specific Performance Standards a) Business Park Use .33 Maximum Gross FAR .35 Minimum LSR . 50 Maximum Net FAR 35' Maximum Building Height Parking - See LDC for specific use restrictions Community Maximum Scale Maximum Floor Area 385,211 SF b. All Other Uses Maximum Gross FAR .30 • 40 Minimum LSR .55 Maximum Net FAR 40' Maximum Building Height Parking - See LDC for specific use restrictions Community Maximum Scale 355,580 SF Maximum Floor Area Restrictions 1) Setback- from the Forest Ave right-of-way shall be a minimum of 50 feet for buildings and parking. 2) Building height shall be limited to one story within 100 feet of Forest Ave. 3) No commercial lodging will be allowed. 4) No restaurant development option will be allowed. 5) Fifty percent (50%) of the trees located in the tree protection area, as shown on Exhibit I of the specific plan, and having a DBH of six (6) inches or more shall be retained and protected, Prior to development approval of area "D", the protection area, as illustrated on Exhibit I shall be legally described. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. * Base Site Area 46 DEVELOPMENT AREA E 7. 8 acres* Zoning District Business Park Development Option Transportation Corridor Business Park Uses ~. . . Specific Performance Standards a) Business Park Use . 33 Maximum Gross FAR .35 Minimum LSR .50 Maximum Net FAR Maximum Building Height 35' Parking - See LDC for specific use restrictions Maximum Scale Community Maximum Floor Area 110,424 SF b) All Other Uses . Maximum Gross FAR .30 Minimum LSR .40 Maximum Net FAR . 55 40' Maximum Building Height Parking - See LDC for specific use restrictions Community Maximu~ Scale 101,930 SF Maximum Floor Area Restrictions for Business Park Uses 1) Setback-from Forest Ave right of way shall be a minimum of 75 feet for building and parking. 2) Building height shall be limited to one story within 100 feet of Forest Ave. 3) No commercial lodging will be allowed. 4) No restaurant development options will be allowed. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. • Base Site Area This Development Area is not subject to nor eligible for the McMillan Mesa Village Land Owners Association, the Design Review Committee, the CC&R's or other restrictions or conditions of this Specific Plan as long as it is held for or used as a transportation corridor or roadway. 47 DEVELOPMENT AREA F 2 7. 50 acres* Zoning District Business Park Development Option Business Park Uses Specific,Performance Standards a) Business Park Use . 33 Maximum Gross FAR .35 Minimum LSR .50 Maximum Net FAR 35, Maximum Building Height Parking - See LDC for specific use restrictions Community Maximum Sea.le 389,317 SF Maximum Floor Area b) All Other Uses .30 Maximum Gross FAR .40 Minimum LSR .55 Maximum Net FAR 40' Maximum Building Height Parking - See LDC for specific use restrictions Community Maximum Scale 359,370 SF Maximum Floor Area ' Restrictions· 1) Setback from Forest Ave right of way shall be a minimum of 75 feet for buildings and parking. 2) Building height shall be limited to one story within 100 feet of Forest Ave. 3) No commercial lodging will be allowed. 4) Restaurant development option shall be limited to one restaurant of the full service, sit down type, with no drive through or fa.st food characteristics. It shall be limited to a size of 7,500 square feet and be located at least 250 feet from the northwest corner of the development area. 5) Fifty percent (50%) of the trees located in the tree protection area, as shown on Exhibit I of the specific plan, and having a DBH of six (6) inches or more shall be retained and protected. Prior to development approval of area "D", the protection area, as illustrated on Exhibit I shall be legally described. Note: See also the first page of thi~ section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. • Base Site Area 48 DEVELOPMENT AREA G 2.48 acres* Zoning District Business Park Development Option Business Park Uses \. Specific Performance Standards a) Business Park Use Maximum Gross FAR .33 Minimum LSR • 35 Maximum Net FAR .50 Maximum Building Height 35' Parking - See LDC for specific use restrictions Maximum Scale Community Maximum Floor Area 35,109 SF b) All Other Uses Maximum Gross FAR .30 Minimum LSR •40 Maximum Net FAR .55 40' Maximum Building Height Parking - See LDC for specific use restrictions Maximum Scale Community Maximum ·Floor Area 32,408 SF Restrictions 1) No commercial lodging will be allowed. 2) Restaurant development option shall not be permitted Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. * Base Site Area 49 DEVELOPMENT AREA H 8.07 acres* Zoning District Medium Density Residential Development Option Planned ~. . . Specific·.Performance Standards Planned Maximum Minimum Maximum Maximum Parking Development Gross DUA 9 OSR .15 Net DUA 14 Building Height 45' - See LDC for specific use restrictions Maximum Dwelling Units per LDC 72 Restrictions 1. No buildings will be constructed in the steep slope protection area. See Appendix A for line definition. 2. Buildings shall be limited to two stories, which is mori restrictive than the LDC allowance shown above. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. • Base Site Area 50 DEVELOPMENT AREA I Zoning District (existing) 10.84 acres* and 11 platted lots (1.82 ac) R-1 10.62 ac HR .22 ac Lots 1.82 ac ( Developmerit Option Planned Single-family Specific Performance Standards Planned Development Maximum Gross DUA 4.55 Minimum OSR .30 Maximum Net DUA 10.00 Maximum Building Height 35' Minimum Site Area 10 ac Parking - See LDC for specific use restrictions Site Capacities Calculated per LDC Dwelling Units - Sub-Area I(a) 25.66 Dwelling Units ~ Sub-Area I(b) 3.92 Dwelling Units - Sub-Area I(c) 22.65 Total for Sub-Areas I(a-c) 52.23 Platted Lots - Sub-Area I(d) ll Maximum Dwelling Units per LDC 63 Density Transfer The maximum yield site capacity for residential units from Development Sub-Area I(c) (4.982 ac) shall be transferred to Development Sub-Area I(a) or Development Area H on the condition and with the restriction on Development Sub-Area I(c) that Development Sub-Area I(c) shall remain undeveloped open space, with no future right to any residential use. The development site capacity for residential use of Development Sub-Areas I(a) and I(b) shall be the sum of the calculated site capacity of Development Sub-Areas I(a), I(b) and I(c) under their current zoning. See Appendix A. Restrictions 1) No buildings will be constructed in the steep slope protection area. See Appendix A for line definition. 2) Buildings shall be limited to two stories. 3) Only single family detached housing types will be permitted in that portion of Area I located south of Pinon Court. 4) Greenbelt corridor widths illustrated on Exhibit "F" and "G" shall be defined and outlined in Area I restrictions. Note: See also the first page of this section for description of other development criteria and controls. The above areas and standards are for planning purposes only. The LDC should be consulted for current specific standards. * Base Site Area 51 VI. DEVELOPMENT AREA J 25.75 acres* Zoning District Public Lands Development Option School Park ~- Specific Performance Standards All Permitted Uses Maximum Gross FAR .40 Minimum LSR . 20 Maximum Net FAR .52 Maximum Building Height 60' Parking - See LDC for specific use restrictions Maximum Scale Regional 448,668 SF Maximum Floor Area Restrictions 1) Open space/Greenbelt area as illustrated on the Land Use Element of GMG 2000 shall be maintained and implemented into the future park/school site development. 2) The greenbelt corridor separating development areas ·~ and D shall be centered on the parcel boundary. This Development Area McMillan Mesa Village Committee, the CC&R's Specific Plan as long or park. * is not subject to or eligible for the Land Owners Association, the Design Review or other restrictions or conditions of this as it is held for or used as a school site Base Site Area 52 ,_ - VI. r ,- ,- SPECIFIC PLAN IMPLEMENTATION Development will be implemented in conformance with the regulations and guidance contained within the McMillan Mesa Village Specific Plan and the LDC. This section contains the procedures for administration of the provisions contained herein. In addition, the McMillan Mesa Village Specific Plan shall be implemented through the subdivision process, whereby properties which are to be separately financed, sold, leased or otherwise conveyed will be approved by the City Council and recorded as final plats. A. Proposed Changes to Zoning Ordinances r- The project will not result directly in the modification or change of any existing building codes or other ordinances except portions of the applicable Zoning Map of the City of Flagstaff. ·' B. I• ···~ I I: ·' '- ·' ·' ,1 I Site Plan and Architectural Review Procedures The Specific Plan shall be implemented through the review process of development plans and/or plats (City of Flagstaff). A plan shall be required for all development within the Specific Plan area requiring a building permit or where landscaping is to be installed. All proposed projects within the Specific Plan area shall be required to have an approved plan prior to issuance of building permits or concurrent with subdivisions, conditional use permits or any other City of Flagstaff permit for the property. The plan review procedure is necessary for the following reasons: 1. To ensure consistency with the Specific Plan, the City's General Plan and all implementing ordinances. 2. To promote the highest contemporary standards of site design. 3. To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan. 4. To facilitate complete documentation of land use entitlements authorized and conditions pertinent thereto. 5. To adapt to substantial changes that may occur with respect to the circumstances under which the project is undertaken. Development plans and/or plats shall be submitted to the City staff for review and approval after the written approval of the McMillan Mesa Village Design Review Committee is obtained. Applicants are encouraged to submit preliminary plans for review and comment by Community I 53 ,_- Development Department prior to the final preparation of a Development Plan or plat. Comment from other City departments and service agencies shall be sought by the applicant prior to preparing a recommendation on the finalized plans. _,_- Applicants should insure that they have obtained a copy of the design guidelines contained within the Specific Plan and the CC&Rs from the developer. This will assist the developer in achieving consistency with the Specific Plan and generally facilitate a quality project, as listed below. ,-r_· c. Consistency and General Administration All of the provisions of the McMillan Mesa Village Specific Plan, as well as any land use authorized by the Plan, shall be consistent with the City General Plan and other adopted plans and policies. Consistency shall mean that the various land uses authorized by the McMillan Mesa Village Specific Plan are compatible with the objectives, policies, general land uses, and programs specified in the General Plan and other adopted plans. Whenever a conflict exists between the Specific Plan and the LDC the more restrictive document shall apply. _I ,. 1. Adoption. The Specific Plan shall be processed in accordance with the Flagstaff Code and may be amended from time to time in accordance with such provisions. ·' . 2. Administration and Enforcement. The Specific Plan shall be administered and enforced by the City Planning Director with input from the McMillan Mesa Village Design Review Committee. 3. Minor Changes. The Planning Director may allow minor changes to the criteria set forth in the Specific Plan, providing said changes are not in conflict with the overall intent as expressed in the Plan. Minor changes do not include anything which alters allowable uses, building heights, floor area ratios, residential densities, or landscaping. Any changes must conform to the goals and objectives of the Plan. ·'. D. Amendment Procedures The approved Plan may be amended by the City upon compliance with the requirements of the State and City law, including appropriate administrative regulations. Certain changes and amendments to explicit provisions in the Specific Plan may be made administratively by the Planning Director, subject to appeal to the Planning and Zoning Commission and, subsequently the City Council. 54 ,1. The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations of guidelines. 2. Changes to the community infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing or decreasing development capacity in the Specific Plan area, nor change the concepts of the Plan. 3. The determination that a use be allowed which is not specifically listed as permitted but which may be ·determined to be similar in nature to those uses explicitly listed as permitted. r ,. ,I. E. ,I~ Covenants, Conditions and Restrictions (CC&Rs) As a means of ensuring that each phase of development is reasonably consistent with overall planning and design objectives and with preceding phases of development, a control mechanism is put into place in a multiple use planned community in the form of covenants, conditions and restrictions (CC&Rs) that are recorded along with the subdivision plat, and which run with the land and all. parcels therein. These are private restrictions and regulations that are binding and have the force and effect of a contract between the seller, all previous buyers and the buyer/developer/user of a specific parcel. At the same time, matters of public interest can be expressed in the CC&Rs by requiring their review and approval by the City of Flagstaff prior to approval of the final plat. The content and scope of the CC&Rs for McMillan Mesa Village is as follows: 1. Use: Permitted or prohibited uses shall be as set forth in the specific plan. In addition, the MMV CC&Rs prohibit certain noxious uses. 2. Architectural Control: The CC&Rs establish a McMillan Mesa Village Design Review Committee which has total authority to review, approve, modify or reject proposed designs including site plan, building design (form, materials, color, texture, etc.), signage, lighting and landscaping. This is a private process, and design review approval must be obtained before the development plan for any site may be submitted for review and approval by the City of Flagstaff. Criteria for design review are set forth in design guidelines, as further discussed below. 3. Maintenance: The CC&Rs contain explicit prov1s1ons requiring continued maintenance and prohibiting deferred maintenance and neglect. 55 r i f. 4. Nuisance: Certain types of clearly objectionable nuisance activities, whether or not they are also regulated by the City of Flagstaff, are prohibited. These include barking dogs, burning of trash, loud noises and so forth. Any hazardous or potentially offensive activities are likewise stringently controlled. 5. Prohibited Practices: Certain elements of usage are separately defined and prohibitions apply to clothes lines, storage of trash or accumulation of debris, storage of machinery (including derelict cars) and ·similar measures to preserve and protect the appearance and compatibility of the area. 6. Signs: Specific criteria relating to the approval process, illumination criteria and design are set forth. 7. Utilities: All utilities are required to be placed underground. 8. Parking: On-street parking is prohibited except in areas of single-family homes. 9. Design Guidelines: This very important section of the CC&Rs contains an introductory section setting forth goals to be achieved through the implementation of design guidelines for the protection of all owners, investors, tenants and residents of McMillan Mesa Village and to the general benefit to the City of Flagstaff. The guidelines are kept somewhat flexible as not to preclude innovative design that is sensitive to the site's topography, natural vegetation and views, while achieving other objectives of cohesiveness and compatibility through excellent architectural and landscaping design. r ,- ,.. ,I ,. • l ' I• I. I I Landscaping design guidelines address streetscaping, design treatment of major entries to the property, street furnishings and lighting, walls and fences, buffering and screening between uses, and landscaping materials to be employed in different areas of the site. Design guidelines for signage stress a neat appearance and compatibility with streetscape and the built environment. The most important design guidelines deal with architecture as a basis for architectural review and approval. The review process is spelled out and guidelines are provided with respect to building style, form, materials, colors, textures, screening of unsightly features, siting and site planning, prevention of nuisance and provision of open space. I • 56 At the time a proposed development plan is brought before the Flagstaff Design Review Board (ORB) for review and approval, it will be submitted along with the record of the action by the McMillan Mesa Village Design Review Committee. ,- ,- F. Sign Design Standards Definitions: ,,_. Honument Sign A freestanding sign that is architecturally integrated with the building and built with a continuous background surface constructed from the ground up. Such signs.shall be constructed to include individual block or script style raised mounted letters and logos only. Bui7ding mounted sign A sign which is permanently affixed to any vertical portion of a building for which the sign is intended to identify. ·' Directional sign Any sign directing a motorist or pedestrian to a particular location by the use of arrows or words denoting ingress or egress. I• I Pan-Formed Letter An individual letter or word which is three-dimensional and is constructed by means of a three-sided metal channel, the open side of which is faced with a translucent panel. I I • ·' ·'. Cabinet A three-dimensional structure which includes a frame, borders and sign panel face and may include internal lighting upon which the sign letters logos are placed or etched. Logo/Logotype A graphic symbol representing an activity, use or business. Permitted logos or logotype shall be registered trademarks or symbols commonly used by the applicant, and may include graphic designs in addition to lettering. Applicant shall provide stationery or other supporting documents illustrating the use of the logo/logotype. Review Procedures: ,• I I I I 1' I Plans for signs shall be reviewed by the McMillan Mesa Village Design Review Committee as part of the architectural and design controls to ensure aesthetic treatment and compatibility with the other development areas and the surrounding neighborhood. Project signage must be approved in writing by the McMillan Mesa Village Design Review Committee (MMVDRC) prior to submittal to the City of Flagstaff for permit issuance. The plans shall then be approved by the City of Flagstaff at the time of site plan approval or subdivision plat review. Sign types not specifically addressed in these McMillan Mesa Village Sign Standards shall be governed by Chapter 10, the Sign Code provisions of the City of Flagstaff Land Development Code I 57 and no sign shall be designed, planned or otherwise considered which does not meet the provisions of Flagstaff land Development Code. Any sign which does not conform to the provisions contained herein shall be made to conform or shall be removed, except where specific written permission is granted by the McMillan Mesa Design Review Committee, and when such sign is found to be in conformance with the City of Flagstaff Sign Code standards. Exceptions shall be based upon and granted only for signs which do not conflict with the intent of the standards as presented in these provisions. Sign Design: All freestanding signs permitted in the McMillan Mesa Village shall be of the monument style except for directional and traffic control signs. All signs shall be designed to be fully integrated with the design of the building and site development, reflecting the architecture, building materials, and landscape elements of the project or location identified. ,. I • Color schemes for signage shall relate to other signs, graphics and color schemes in the vicinity, to achieve an overall sense of identity. Color shall be subdued in tone. Contrasting primary colors are not encouraged. All colors and materials shall be selected by criteria which reflect low maintenance requirements. The sign face area on all signs shall be measured by a rectangle around the outside of the logo and/or logotype and shall include all letters of the business name. All signs shall be designed to conceal bracing, angle-iron, guy wires, cables or similar devices. All sign supports shall be an integral part of the sign design. The exposed backs of all signs visible to the public shall be suitably covered, finished and property maintained. Sign Maintenance: Any signage that has been issued a permit by the City of Flagstaff shall be maintained in good repair such that the sign continues to conform to the conditions imposed by such approval or permit issued. Any illuminated sign which has been damaged or requires maintenance shall remain unilluminated until repaired. Any damage to a sign or sign base shall be repaired within 60 days of the sign damage. Any sign which is left in disrepair shall be removed upon the order of the McMillan Mesa Village Design Review Committee and/or the City of Flagstaff. Any sign erected or installed which identified or advertised a business or activity no longer being conducted, or a 58 ,-; product no longer being offered for sale on or from the premises on which the sign is located, including any business, event or purpose which no longer exists, shall be removed within 30 days after the cessation of such business, activity, sale of product, event or purpose. r# Sign Types Hot Permitted: No sign shall have moving parts, including signs set in motion by the atmosphere. No signs shall emit any sound which is intended to attract attention or which creates a public nuisance. Signs mounted upon, painted upon or erected on trailers, trucks, automobiles or other vehicles.parked or placed for public visibility or advertising shall be prohibited. Supplemental signs of any kind attached to any part of an authorized or permitted sign shall be prohibited. Off-premise directional signs that contain business identification or advertising shall be prohibited. This section shall not be constructed to prevent the installation of directional signs of a universal nature installed as part of the overall McMillan Mesa Village Development. SIGNS FOR SPECIFIED USES: HcHillan Mesa Village Entryway Identification McMillan Mesa Village shall be permitted one project identification sign to be located on the corner of each side of the primary or secondary entrances at or on the exterior of the Village area (as shown in Exhibit H). All such signs shall be located in a landscaped area equal to or greater than twice the area of the face of the monument base structure. Such signs shall be of monument type construction and shall be constructed to display only the park logo and the park name consisting of individual letters or logos affixed the monument structure. The area of the monument sign base covered by the sign face shall not exceed a distance greater than 75% of the width of the monument base. Such signs shall be setback a minimum of 15 feet from any property l i ne. The primary entryway sign structure shall not exceed 5 feet in height and 35 feet in length with a sign area of not more than 100 square feet. The secondary entryway sign structure shall be scaled down designs of the primary entryway signs and shall not exceed 4 feet in height and 25 feet in length with a sign area of not more than 50 square feet. (See Exhibit H for primary and secondary entry sign locations.) 59 I- McMillan Mesa Village Management Office r ,- '. The McMillan Mesa Village Management Office shall be permitted one identification sign to be located on the building which houses the office of a sign area not to exceed 50 square feet. One freestanding sign for each frontage which provides access to the office shall be permitted of a sign area not exceed 32 square feet and 8 feet in height. Such sign shall be located within a landscaped area setback a minimum of 10 feet from any property line. McMillan Hesa Village Business Park Signage Freestanding Monument Building Identification Sign: Each building or group of related buildings sharing common access and or parking, shall be permitted one monument building identification sign per street which provides access to the site and shall be located in a landscaped area equal to or greater than twice the area of the face of the monument structure. I'!' I. I: I Such signs shall be constructed to display the building name or primary tenant name. Such signs shall consist of individual or script style opaque letters or logotype affixed to the monument structure. Such sign may be illuminated with internal illumination which shall provide the effect of background lighting or "halo" lighting behind opaque letters or with down-shielded external illumination. Such signs shall be set parallel to the street and shall be located a minimum of 10 feet from any property line. Placement will take into consideration clear zone requirement of LDC. Monument Building Identification sign structures shall not exceed 4 feet in height and 12 feet in length with a sign area of not more than 30 square feet. Building Mounted Identification and Address Signs: Primary tenant identification signs shall occupy one position either above or adjacent to the tenant building entrance. Such signs shall consist of the tenant logo/logotype. When tenant logo and logotype are used together, then the logo shall not exceed 15 inches in height and the logotype 12 inches in height. If logo is used alone, then logo may be increased to 18 inches. Logotype, however, shall never exceed 12 inches in height. Such signs shall consist of individual or script style letters and may be constructed as opaque letters or pan-formed internally illuminated signs only. Additional primary tenant identification or secondary tenant identification {ground floor) shall occupy one position 60 ,r adjacent to the individual tenant building entrance and shall conform to the sign design criteria noted above. Remaining tenant identification shall be restricted to interior tenant director. Street Address Signs: ,. Each building or group of related buildings shall have a monument type address sign located at the intersection of each driveway with a street. Such signs shall be consistent in design with any other primary freestanding monument sign on the site and shall not exceed one foot in height and two feet in length. Letters and numerals for such sings shall conform to the minimum requirements of the current edition of the locally adopted Uniform Fire Code. Such signs shall be located in a required bufferyard area. Directional Signs: Freestanding directional signs which are part of the McMillan Mesa village development and direct pedestrian, bike or vehicular traffic within the development shall be limited to two square feet in sign face area and three feet in height and shall be located in a landscaped area in a site visible to pedestrian, bike and vehicular traffic. Park Directories: The business park may have Park Directory signs at appropriate sites. Such signs shall not exceed seven feet in height and four feet in width and shall include only the park name, park map, logo and tenant names. Business Park General Provisions: Public service devices such as clocks and temperature indicators shall be devoid of advertising. .r .· McMillan Hesa Village Center Signage Village Center Identification Sign: .I The Village Center shall be permitted one freestanding monument type village center identification sign located adjacent to Village Drive and shall be located in a landscaped area equal to or greater than twice the area of the face of the monument structure. Such sign shall be set perpendicular to the street and shall be set back a minimum of ten feet .from any property line. Such signs shall not exceed nine feet in height and four feet in width with a sign face area not to exceed 20 quare feet of each side and shall consist of the village center 61 logo or logotype and the center name in individual letters attached to the monument face. Building Mounted Business/Tenant Identification Signs: I~ / - Signs for tenants of the village center shall be limited to one building mounted business identification sign and which shall occupy one position above the primary entryway of the business on the building in which the business is located. Business having more than one entrance shall be permitted additional business identification signs placed above the business entrances. Such signs shall not exceed 50 square feet in area each and shall consist of business identification only to include the tenant name and logo and/or logotype. Such signs shall be made of surface mounted individual or script style letters denoting the logo and logotype and may be non-illuminated or internally illuminated only. No illuminated cabinet signs will be allowed. Window signs will be permitted only with the written permission of the McMillan Mesa Village Review Committee. , I HcHillan Hesa Village Residential Signage Freestanding Monument Development Identification Signs: i • Multi-family residential buildings and condominium complexes shall be permitted one monument type sign per development which shall be located in a landscaped area equal to or greater than twice the area of the face of the monument structure. Such monument sign structure shall not exceed eight feet in height, 32 square feet in area and shall be set back a minimum of 10 feet from any property line. Such signs shall consist of building identification or logo and/or logotype and address information only. Residential Address Number Signs: Building number and/or address signs shall be located on the building which they identify or adjacent to residential walkways and shall meet Fire Code requirements. Building identification and directional signs shall be located adjacent to parking areas and walkways. Such signs shall not exceed three square feet in area or three feet in height and shall be non-illuminated. 62 .. i G. r Nuisance Prevention Standards The Design Review Committee shall also require all potential tenants of the park to submit a report which addresses the methods to be used to comply with the nuisance prevention standards. Whichever of the Nuisance Prevention Standards listed below or set by the State of Arizona, Department of Environmental Quality, are more restrictive shall be the governing standards. r ~ I 1. ,. f- I. I~ ·All equipment, material storage, and uses located in the BP District shall be performed or carried out entirely within an enclosed building that is so designed and constructed that the enclosed operations and uses do not cause or produce a nuisance to other· lot or property, such as, but not limited to vibration, sound, electromechanical disturbances, electromagnetic disturbances, radiation, air or water pollution, dust, or "emission of odorous, toxic, or non-toxic matter" (including steam), nor create a potential for explosion or other hazard. The Planning Director may approve certain activities which cannot be carried on within a building provided such activity is screened so as not to be visible from neighboring property and streets. j 2. I: 3. Any use established or conducted within the BP District shall comply with the following standards: a. Smoke, gas and odor emissions shall comply with the most current standards of the Arizona Department of Environmental Quality Air Pollution Control Rules and Regulations. b. The disposal of all waste materials shall comply with the Hazardous Water Regulations of the Arizona Department of Environmental Quality. c. As a prerequisite of site plan approval the property owner shall inform the Arizona Department of Environmental Quality of all development proposals. Written recommendation from ADEQ shall be transmitted to the Planning Division with the site plan application. Explosive or hazardous processes: Certification shall be provided by the Flagstaff Fire Department Prevention Bureau that all manufacturing, storage and waste processes on the site shall meet safety standards . .1 63 APPENDIX A Legal Descriptions ,- Ir J' ': I r ' ·' I I I. 64 r: McMillo11 Mesa locoltd ..;1hin Soclio"' 10. II. 14 A I!>. 1.21N, R.7[. C&SRO&:LI r .. ! f I L ' F 27.50 AC. c 0."41 AC. .f .1 B ' r 27.21 AC 25.15 AC. ,r: Scoh 1· •500" Ic 4.90 AC. ,' In 0.22 AC. I ' 65 PIKE ENGINEERING Civil En incers Land Surveyors Land Planners I . ....... •. McMillan Mesa l.ocotod wlthl~ S..Cllont HI. II, 14 • 1~ T.21N. R.71:.. CWJ~ . .."' ."' " / ..w _. l11 H U2 N • I I 7~;,p 4e LU H 7!1,C !>{; LI& H 119·c~ IJ L17 H ITU J9 I. Lill N 00'1 L19 H I~~ ~· ~· U'O N 1J'F21 ,. ~ ....p 8 11.09 I<+- ... .... 70 L1 c N ey;, 01 LI~ S 7~'20 J9 ID'C.77' !.-' 119·c~ u l.21 H OTJ~O/l l22 N J3°.l• !>8 ;., ...~ ..w . "'. ,.."' ... c "'t [ LI ~ ,$'.'~'J1· t ... Jr IJIS lMY.:t CJ I& 4Q,J1 12.e .. b6.20 107.0l 17.~ e1.2 •6.00 e1.e' 6-e. '~ 7.00 ~7.H 19 JI PQ.P6 !>7.!>6 100.12 1t t.IJ !>6.6~ 1~10 200.00 200 00 260.00 10UOO 10.00 I l 1. i L 2708 North Fourth Street. E-4. flagstnff. 66 Arizona 8G004 (602) 52G·4114 PIKE ENGINEERING Civil Engineers Land SuneYors Land Planners Exhibit "A" A parcel of land being a portion of that parcel of land described in Dkt. 1129, pg. 577, C.C.R.O., located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence N 88-37-48 W (Basis of Bearings is east line of Southeast 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the north line of said Section 15 2648.82' to the North 1/4 corner of said section 15, a City of Flagstaff Brass cap; Thence s 88-37-4S E along said north line 80.58' to the east right of way line of Turquoise Drive as shown in Bk. 4, Pg. 35, C.C.R.o.; Thence S 1-06-59 W along said right of way line 16.43' to the beginning of a curve to the left, having a radius of 657.49', a central angle of 3-47-35 and a chord bearing of S 0-52-32 E; Thence run along the arc of said curve and said R/W line 43.53' to the southwesterly corner of that parcel of land described in Dkt.1349, Pg.233, C.C.R.O. and TRUE POINT OF BEGINNING; Thence N 44-54-31 E along the boundary of said parcel 36.44'; Thence S 88-37-48 E along a line parallel to said north line and the boundary of said parcel 30.0l'; Thence s 71-23-14 E along the boundary of said parcel 48.91'; Thence N 86-41-30 E along the boundary of said parcel 67.44'; Thence s 8255-10 E 73.58'; Thence S 21-50-32 W 224.82'; Thence S 6-28-15 E 147.17'; Thence s 83-11-15 W 64.00' to a non tangent point on a curve to the left, having a radius of 891.91', a central angle 0618-16 and a chord bearing of N 24-02-06 W; Thence run along the arc of said curve 98.14 1 to a point of reverse curvature to the right, having a radius of 657.49', a central angle of 24-24-55 and a chord bearing of N 14-58-47 W; Thence run along the arc of said curve 280.18' back to the True Point of Beginning. subject parcel contains 1.25 Acres, or 54,446 Square feet more or less including any easements of record as shown on the attached Exhibit "Al", incorporated herein by reference. ACCEPTED CITY OF FLAGSTAFF QGINEERIN~V . ??z IWT 2708 North 9 Oii Fourth -~-'i:.ilP_3.)____ _ City File No. A Lt/;j/JC2LJ1£j>!ffi'E. It z. Descriptive title Strrct. E-4. Flagstaff. Arizona 8G004 (602) 526-411..J 1535-933 PIKE ENGINEERING Civil Engineers Land Survevors Land Planners Exhibit "A1" A parcel of land located in the NE 1/4, Sec. 15, T.21 N. R. 7E, G&SRB&M, City of Flagstaff, Az NE Cor. Sec. 15 BLM cap pg. 233 \ N 88'37' 48" W 2648.82' ii ? Dkt. 1129 pg. 577 Scale: 1''=200' Basis of Bearings is east line of SE 1/4 of Sec. 15 per 1989 survey by Joseph Gervasio described as S 0'08'04" W R # C14 C15 C16 L LC CB 280.18' 278.06' S 14'58'47" E 98.14' 98.09' N 24'02'06" W 43.53' 43.52' S 0'52'32" E L37 s 83'11'15" w 64.00' L38 S 06'28'15" E 147.17' L39 s 21'50'32" w 224.82' L61 N 86'41 '30" E 67.44 L62 N 71 "23'14" W 48.91' L63 N 88"37 48" W 30.01' L64 s 44·54'31" w .36.44' 657.49' 891.91' 657.49' Delta 24-24-55 06-18-16 03-47-35 1 1 City File No. AA·11.,, dk~ Des~riptive title Rz. ;tJ ACCtP"ttD CIT't' Of FLAGSTAFF ENGINEERIN::;;A Q. ??L " '/ IHT 2708 North Fourth Street. E-4. Flagstaff. -z. Arizona 8600-1 (602) 52G·-t 11-t 1535-934 PIKE ENGINEERING Civil Engineers Land Sunernrs Land Planners Exhibit "B" A parcel of land being a portion of that parcel of land described in Dkt.1411, Pg. 143, and Dkt. 1129, Pg. 577, c.c.R.O., located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence S 00-08-23 W (Basis of Bearings is east line of Southeast 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the east line of said Section 15 1360.22' to the N 1/16 corner of Sections 14 & 15, a BLM cap; Thence N 88-19-36 W along the south line of the aforementioned parcels 1046.77 1 to the TRUE POINT OF BEGINNING; Thence continue N 88-19-36 W along the south line of said Dkt.1411, pg.143, 802.83 1 to a 1/2" rebar; Thence N 88-10-44 W 400.52' to a point on the easterly right of way line of Turquoise Drive as shown in Bk. 4, pg. 35, C.C.R.O., said point being a non tangent point on a curve to the left, having a radius of 1582.85', a central angle of 5-29-40 and a chord bearing of N 20-12-52 w; Thence run along the arc of said curve and said R/W line 151.79 1 to a point of reverse curvature, said curve having a radius of 1161.23', a central angle of 23-36-54 and a chord bearing of N 11-09-15 W ; Thence run along the arc of said curve and said R/W line 478.61' to a point of reverse curvature, said curve having a radius of 891.91', a central angle of 21-32-11 and a chord bearing of N 10-06-53 W; Thence run along the arc of said curve and said R/W line 335.25'; Thence N 83-11-15 E 64.00'; Thence N 6-28-15 W 147.17'; Thence N 21-50-32 E 224.82' to a point on the south line of that parcel of land as described in dkt. 1349, Pg. 233, C.C.R.O.; Thence s 82-55-10 E along said south line 67.12'; Thence S 88-37-48 E along said south line 100.00 1 ; Thence N 87-21-57 E along said south line 100.24'; Thence S 86-54-42 E along said south line 100.05'; Thence N 88-30-27 E along said south line 180.22'; Thence N 1-22-12 E along said south line 10.00'; Thence s 88-37-51 E along said south line 153.09'; Thence s 4-0o-oo W 96.40' to the beginning of a curve to the right, having a radius of 300. 00', a central angle of 23-00-00 and a chord bearing of s 15-30-00 W; Thence run along the arc of said curve 120.43'; Thence S 27-00-00 W 150.00' to the beginning of a curve to the left, having a radius of 300.00', a central angle of 40-00-00 and a chord bearing of s 7-oo-oo W; Thence run along the arc of said curve 209. 44'; Thence s 13-00-00 E 150. 00' to the beginning of a curve to the left, having a radius of 300.00', a central angle of 69-00-00 and a chord bearing of s 47-30-00 E; Thence run along the arc of said curve 361.28'; Thence S 82-00-00 E 178.75'; Thence S 37-46-41 E 265.00 1 to the beginning of a curve to the right, having a radius of 450.00', a central angle of 25-00-00 and a chord bearing of s 25-16-41 E; Thence run along the arc of said curve 196. 35' back to the True Point of Beginning. ACCEPTED CITY Of FlAGSTAFF A ENCINEERl~z 'I 7:? 0.. :?l 2 708 North Fourth Street. E-4. ,, INT Di\ll Flagstaff. Arizona . 86004 (602) 526-4114 1535-935 Subject parcel contains 25 .15 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. ··-- "'·~ ACCtPrED CITY OF FLAGSTAFF ENGINEERING~V. a.?'? INf ? 1t rz.. __q_'!.:..?_!!':E.~---------Ci ty File No. ~c.Af~a~~--£:.~-~Descr ipti ve title 1535-936 PIKE ENGINEERING Civil Engineers Land Survernrs Land Planners Exhibit "A" A parcel of land located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff City of flagstaff cap N 1/4 cor. Sec 15 R 1582.85' ff I~ . . . ..t. Ceder 1.349. pg. 233 Ave ca LC CB Delta 151. 7 3' N 2012'52" W 05"29' 40• L 151. 79• L.32 BLM cop L27 N 88"37'48" W L28 S 87"21'57" W L29 N 86"54'42" W L30 s 88"30'27" w L31 N 01 "22'12" E L32 S 88"37'51" E L36 N 88"10'44" W L37 N 8.3"11'15" E Dkt. ilt, pg. Sr1 R=300' _ Delta= 40·00'00" L=209.44' L38 N 6"28'15" W L39 N 21"50'32" E S 1YOO'E 10 11 15 14 100.00' 100.24' 100.05' 180.22' 10.00' 153.09' 400.52' 64.00' 147.17' 224.82' 150.00' 25.15 Ac+- Dkt.1411 Pg.143 L.36 S 88"19'36" E 1/2" rebor POB 1046. 77' N 1/16 BLM cap ~=450.0.fl' t'~1f~s.~'S;oo·oo· Basis of Bearings is east line of SE 1/4 of Sec. 15 per 1989 survey by Joseph Gervasio described as S o·oa'04" w Scale: 1"=400' o'-1- 'l!P33 City file No. ACCE.PTED CITY OF FlAGST AFF ~INEERI~ -?'Ir IHT 2708 North Fourth Street. E-4. DUI Flagstaff. Descriptive tltle -z. Arizona 86004 (602) 526-4114 1535-937 PIKE ENGINEERING Civil Engineers Lane! Sun·ernrs Land Planners Exhibit "C" A parcel of land being a portion of that parcel of land described in Dkt. 1158, Pg. 570, and Dkt. 1129, Pg. 577, c.c.R.O., located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence N 88-37-48 W (Basis of Bearings is east line of Southeast 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as S 0-08-04 W) along the north line of said Section 15 790.38'; Thence s 29-50-18 E 25.65 1 to a point on the south line of that parcel of land described in Dkt.1349, Pg. 233, C.C.R.O. and a non tangent point on a curve to the right, having a radius of 985.00', a central angle of 8-47-21 and a chord bearing of s 86-58-31 W; Thence run along the arc of said curve and the south line of said parcel 151.10'; Thence N 88-37-48 W along said south line 46.18 1 to the TRUE POINT OF BEGINNING; Thence S 0-4946 E 215.67'; Thence s 4-20-52 E 194.38'; Thence S 77-40-00 W 807.41'; Thence N 13-00-00 W 50.00' to the beginning of a curve to the right, having a radius of 300.00', a central angle of 40-0000 and a chord bearing of N 7-00-00 E; Thence run along the arc of said curve 209.44'; Thence N 27-00-00 E 150.00 1 to the beginning of a curve to the left, having a radius of 300.00', a central angle of 23-00-00 and a chord bearing of N 15-30-00 E; Thence run along the arc of said curve 120.43'; Thence N 4-00-00 E 96.40' to a point on the south line of that parcel of land described in Dkt. 1349, Pg. 233, C.C.R.O.; Thence S 88-37-48 E along said south line 650.55 1 back to the True Point of Beginning. Subject parcel contains 8. 412 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. -~':/_:_'l_/_~~~----Ci ty file No. trJ.1-~Jl1:1d_~-~'(__gz. Descriptive title 2708 North Fourth Street. E-4. Flagslaff. Arizona 8600.:J (602) 526-.:1114 1535-938 c PIKE ENGINEERING Civil Engineers Land Surre\ ors Land Planners Exhibit "A" A parcel of land located in the NE 1/4, Section 15, T.21 N, R. 7E, G&SRB&M, City of Flagstaff N 88'37' 48" W 46.18' S 29'50'1 ~f' E Cedar Ave Dkt.1349 Pg.233 s 88"37'48" EPOB~ 'I--: . """N 04 E R=300' 96.40 S . , .. . . .. 0 49 46 E De It a= 23 00 0 , 215.67' L=120.43 Dkt. 1129 Pg. 577 ·oo·,oo" 790.38' 5 65 y---·_~~-rN~88~·~3~7·~4s~·-·~w~1~0-4.~11 ~14 PC curve BLM cap North line Sec. 15 8.412 Ac+- 04'20'52" E 194.38' Dkt. 1158 R # C5 985.00' L 151.10' ,. Pg569 LC CB Delta 150.95' N 86'58'31" E 08'47'21" Basis of Bearings is east line of SE 1/4, Sec. 15 per 1989 survey by Joseph Gervasio described as S 0'08'04" W ci~iile'leg 3 Descriptive title Scale: 1''=300' AC.:CtPTED ctn OF Fl.AGSTAff ~?aRING~°'l_ /_21"'1 ~· 2708 North Fourth Strl'el. E-4. Flagstaff. Arizona 8600-1 (602) 526--111-1 1535-939 PIKE ENGINEERING Civil Engineers Land Sun·ernrs Land Planners Exhibit "D" A parcel of land being a portion of that parcel of land described in Dkt. 1158, Pg. 570, and Dkt. 1129, Pg. 577, c.c.R.O., located in the NE 1/4, Section 15, T.21N,R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence N 88-37-48 W (Basis of Bearings is east line of Southeast 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as S 0-08-04 W) along the north line of said Section 15 790.38'; Thence S 29-50-18 E 25.65 1 to the TRUE POINT OF BEGINNING; Thence continue S 29-50-18 E 915.23'; Thence N 6009-42 E 50.00'; Thence S 29-50-18 E 553.89 1 to a point on the east line of said Section 15; Thence S 0-08-23 W along said east line 107.38' to the N 1/16 corner of Sections 15 & 14, a BLM cap; Thence N 88-19-36 W 1046.77' to a non tangent point on a curve to the left, having a radius of 450.00', a central angle of 25-00-00 and a chord bearing of N 25-16-41 W; Thence run along the arc of said curve 196.35' to a point of tangency; Thence N 37-46-41 W 265.00'; Thence N 82-00-00 W 178.75' to the beginning of a curve to the right, having a radius of 300.00 1 , a central angle of 69-00-00 and a chord bearing of N 47-30-00 W; Thence run along the arc of said curve 361.28'; Thence N 13-00-00 W 100.00 1 ; Thence N 77-40-00 E 807.41'; Thence N 4-20-52 W 194.38'; Thence N 0-49-46 W 215.67'; Thence S 88-37-48 E 46.18 1 to the beginning of a curve to the left, having a radius of 985.00', a central angle of 8-47-21 and a chord bearing of N 86-58-31 E; Thence run along the arc of said curve 151.10 1 back to the True Point of Beginning. AND A parcel of land located in the NW 1/4, Section 14, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northwest corner of said Section 14, a BLM Brass cap; Thence S 0-08-23 W (Basis of Bearings is east line of the SW 1/4 of said Section 14 per 1989 survey by Joseph Gervasio described as S 0-08-04 W) along the west line of said Section 14 1360.22' to the N 1/16 corner of Sections 14 & 15, a BLM Brass cap, said point being the TRUE POINT OF BEGINNING; Thence N 0-08-23 E along said west line 107.38'; Thence s 29-50-18 E 116.91 1 Thence S 60-09-42 W 67.45' to a point on the west line of said Section 14; Thence N 0-09-35 E along said line 27.59 1 back to the True Point of Beginning. Subject parcels contain 27. 21 · Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by ref erenc;Ji~··~,,,, ·. . ... /.~-.~· .· ACCEPTED CITY OF FLAG ST Afr !Jfj!:_J~;;~ .-., ...: : .:'; ·. { (~:.< ,:· ~~-:-~Q~~~,:t \ 6'\ ,.... .. I '\. __Qy_-_fL.a~~------ ci ty File No. tfkbt~r1 JIJ~M_f_-r.._(~) Descriptive title .. - , ~. .~?. f- .'•~.·I~•-· 2 708 ~orth Fourth Street. E.:..4. Flagstaff. Arizona 86004 (602) 526-41 l ~ 1535-940 PIKE ENGINEERING /, I~-· Ci\'il Engineers Land Sunernrs Land Planners Exhibit "A" A portion of the NE 1/4. Sec. 15, and the NW 1/4, sec. 14, T.21N, R. 7E, G&SRB&M, City of Flagstaff, Az S 29'50'18" E _ • Cedar Ave. S 88"37' 48" E 25 65 46.18' N88'37' 48"W -.. dkt. 1349, Pg. 233~;:::___~~ 790.38' ~·, . POB #1 L6 .. SLM cap )~ ~ ' I ~, \' .... ~\ \' . LS ' ''\t'J ~' s 7 7·1iro'OO. 8 01 A' ~ ·-v .N,~ [X) N 0 oN 0 -I l[) Dkt. 1158 pg. 569 l/) 27.21 Ac+w aJ . 0 L[). N88'19'36"W Scale:· 1 "= .300' ACCEPTED CITY OF FLAGSTAFF !?:ts.., ~~ jtiG~Rt~ LINE L1 L2 L3 L4 L5 L6 I DIRECTION I N60'09' 42"E S00'08'23"W S82'00'00"E s13·oo'oo"E S04'20'52"E soo·49' 46"E L2< v~ ~ r-=== \ 1046. 77' N 0 • 0 ~. 35 .. 27.59 s 60'09' 42" DISTANCE N 1 /16 Car. 67 · 45 ' 50.00' s 15 s 14 107.38' BLM cap 178.75' POB #2 100.00' 194.38' City File No. 215.67' o'-1-'IAJ33 Descriptive title I RADIUS I LENGTH I CHORD I BEARING I 450.00' 196.35' 194.78' N25'16'41"W 985.00' 151.10' 150.95' N86'58'31 "E C2 Basis of Bearings is east line of the SE 1 /4, Sec. 15, per 1989 survey by Joseph Gervasio described as S 0'08'04" W CURVE C1 2708 North Fourth Street. .- CJ) O'l C1 E-4. Flagstaff. Arizona DELTA 25'00'00" 08'47'21" 8600-1 (602) 526--1l1-1 1535-941 w Ordinance No. -- Exhibit E A 300 foot wide strip of land and a 200 foot wide strip of land situated in the northeast quarter of Section 15, Township 21 North, Range 7 East, Gila and Salt River Meridian, Coconino County, Arizona, being a portion of that parcel of land described in Docket 1158, page S70 [Record Source No. I (Rl)] Office of the Coconino County Recorder (0.C.C.R.), the centerlines of said strips of land being more particularly described as follows: Commencing at the northeast corner of said Section 15; Thence S 89°50'12" W (Basis of Bearings, Docket 1349, pages 239-242 [Record Source No. 2 (R2)], O.C.C.R. along the north line of said Section IS a distance of 615.00 feet to the POINT OF BEGINNING of the centerline of said 300 foot wide strip of land; Thence S 31°22'18" Ea distance of 850.00 feet to the termination of said 300 foot wide strip of land and the BEGINNlNG of said 200 foot wide strip of land; Thence continuing S 31°22'18" Ea distance of 380.00 feet, more or less, to the east line of said Section 15 and the terminus of said 200 foot wide strip of land. The sidelines of said strips of land to be shortened or lengthened to terminate on the north line and east line of said Section IS. The line between the 300 foot wide strip and the 200 foot wide strip is perpendicular to said described centerline. Excluding therefrom any portion lying within (R~). Containing 7 .6 acres, more or less, as shown on the attached Exhibit "B-1" which is made a part hereof by this reference. McMillan Mesa R% .~~·_. .. ~,~. - : ACCEPTED CITY OF FLAGSTAFF tHf DI' 2708 North Fourth Street. tflwt1i.LJM. AJt.SA. _g_~ (F) / . ~ ·. City File No. . ··..:. E-4. - Descriptive title - Flllgslaff. Arizona 86004 (602) 526·4l14 1535-946 PIKE ENGINEERING Exhibit "A" CX) CD L55 A portion of the NE 1 /4, Sec. 15, the SE 1/4, Sec. 10, the Sw 1 /4, Sec. 11 and the NW 1/4, Sec. 14, T.21N, R.7E, G&SRB&M, City of Flagstaff, Az l.tl LO Ci\·il Engineers Land Sunerors Land Planliers _J _J 27.495 Ac+- BLM cap 88'37'48" w 10 / 11 439.6215 14 -- Dkt. 1158 POB f9· 569 \,~\ w / Scale: 1"=300'.ACCEPTt.D 45,..,Q.O', N 2~5018 CITY Of FlAGSTAff .. ~INEERl~NG W f.:;C[??l Basis of Bearings is east line of the SE 1/4, Sec. 15 per 1989 survey by Joseph Gervasio described as S 0'08'04" W INT L51 N 60'09'42" E 50.00' L55 S 88'47'10" E 170.00' L56 N 01'12'50" E 138.12' L57 S 88'47'10" E 80.00' Descriptive title L58 N 1'12'50" E 22.50' LC CB Delta # R L 1034.49' N 32'53'25" E 63'21 '11" C11 985.00' 1089.14' 424.26' N 43'47'10" W 90'00'00" C12 300.00' 471.24' 738.04' 30'41'16" w 58'55'52" C13 750.00' 771.53' B!J!!L rz 11 fr) s 2708 North Fourth Strret. E-4. Flagstaff. Arizona 8600-1 (602) 526-4114 1535-947 PIKE ENGINEERING Civil Engineers Land Survevors Land Planners Exhibit "G" A parcel of land located in the NE 1/4, Section 15 being a portion of that parcel of land described in Dkt. 1158, Pg. 569, C.C.R.O. and being a portion of City of Flagstaff owned land located in the NW 1/4, Section 14, both in T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence s 0-08-23 W (Basis of Bearings is east line of the SE 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the east line of said section 15 665.35 1 to the TRUE POINT OF BEGINNING; Thence N 60-09-42 E 273.60 1 to the beginning of a curve to the left, having a radius of 750.00', a central angle of 2-30-42 and a chord bearing of N 5854-21 E; Thence run along the arc of said curve 32.88'; Thence s 29-50-18 E 270.72'; Thence S 60-09-42 W 400.00'; Thence N 29-50-18 W 270.0l'; Thence N 60-09-42 E 93.54' back to the True Point of Beginning. Subject parcel contains 2. 4 79 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. f2Y..:_1.{~~:J_ _____ _ City File No. l!'b.J!J.i1~JJ_!fk~e:k l") Descriptive title ALU:.PJlU FLAG ST A.f. on or ~ll'JHRING DIV.µ ~-:!!!: ~ 2 708 North Fourth Street. E-4. ;, llJ ~tt Flagstaff. z. Arizona 86004 (602) 526-4114 1535-948 PIKE ENGINEERING Ci\·iJ Engineers Land Sur\'ernrs Land Planners Exhibit "A" A portion of the NW 1 /4, Section 14, and the NE 1/4, Section 15, T.21 N, R. 7E, G&SRB&M City of Flagstaff BLM cap? 10 / 11 14 15 . Lf) I Seale: • lD lDPOB 1"=200' S 60 ·09'42" 93 . 54 ' R=750.00' Ll=2-30-42 L=32.88' L w ----~s 50·09'42" w 273.60' 2.4 7 Ac+- ,, ~ ~..J ~ 0 Dk t. 11ss Pg. 5l.'l 0). ·~~~ ~ ~ Basis of Bearings is east line of the SE 1/4, Sec. 15 per 1989 survey by Joseph Gervasio described as s o·os'o4" w L54 S 29"50'18" E ACCEPTED C1TY OF FLAGSTAFF ENGINEERIN~V Q?~ "''' 2 708 North Fourth Street. ·.k"l.. °""p E-4. Flagstaff. 270.72' O'l-9/t'33 City File No. Descriptive title Arizona 8600-1 (602) 526·41I4 1535-949 PIKE ENGINEERING Civil Engineers Land Surwrnrs Land Planners Exhibit "H" A parcel of land located in the NE 1/4, Section 15 being a portion of that parcel described in Dkt.1220, Pg.528 , C.C.R.O., T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Northeast corner of said Section 15, a BLM Brass cap; Thence S 0-08-23 W (Basis of Bearings is east line of the SE 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the east line of said section 15 1360.22' to the N 1/16 corner of sections 14 & 15, a BLM Brass cap; Thence N 88-19-36 w along the north line of thae aforementioned parcel 1005.26 1 to the TRUE POINT OF BEGINNING; Thence S 0-12-03 W 326. 33' to the beginning of a curve to the right, having a radius of 637.50', a central angle of 6-44-26 and a chord bearing of.s 3-34-16 W; Thence run along the arc of said curve 75.00'; Thence s 90-00-00 W 270.00'; Thence s 45-00-27 W 352.39'; Thence N 25-17-40 W 746.51' to a 1/2" rebar; Thence s 88-19-36 E 844.34' back to the True Point of Beginning. Subject parcel contains 8.067 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. . - -· ~'· i ~}"·. ;: ::·;~~:> ~''·"-' :..., ·. . · . . 04 •" ~\-:< ·.... :. "· ·~R ..;·"-: ... ,. . : .• ·. ·: '.-· . . -'2~:~.l~~..3. City File No. ______ _ tfLfJi/k~ez.fll) Descriptive title 2708 North Fourth Slrert. E-4. Flagstaff. Arizona 86004 (602) 526-4114 1530-~so PIKE ENGINEERING Civil Engineers Land Sun·eyors Land Planners Exhibit "A" A portion of the NE 1/4, Section 15, T.21 N, R. 7E, G&SRB&M City of Flagstaff 10 / 15 11 14 BLM cap Scale: 1"= .300' Basis of Bearings is east line of the SE 1/4, Sec. 15 per 1989 survey by Joseph Gervasio described as S 0'08'04" W Dkt. 1411 1 /2" rebar Pg. 143 /POB w 844.34' 1005.26' : BLM cap N 1/16 s 15 s 14 non - 8.067 Ac+- I"') N' ~<.D /=637.~o· =6'44 26" L=75.00 •N 01"') 0 Dkt. 1220 Pg. 528 z l\CCtPlED city File No. OTY OF Fl.l\GSTl\FF ~mRI~ 2708 North Fourth Street. E-4. Flagstaff. Arizona Descriptive title 86004 (602) 526-4114 1535-951 PIKE ENGINEERING Civil Engineers Land Surveyors Land Planners Exhibit "I-a" Areas "I-a" and "I-b" A parcel of land located in the E 1/2, Section 15, T.21N, R.7E, G&SRB&M, being a portion of Switzer Mesa Unit Two, as recorded in Cs. 2, Map 3440, and a portion of that parcel of land described in Dkt. 1220, Pg. 528, C.C.R.O., described as follows: For reference, begin at the Southwest corner of Tract 8 of said Switzer Mesa Unit Two, a 1/2" rebar, said point being the TRUE POINT OF BEGINNING; Thence N 13-32-21 W (Basis of Bearings is east line of the Se 1/4, section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the west line of said Tract 8 200.00 1 to the southwest corner of Tract 9 of said Switzer Mesa Unit Two; Thence N 7-35-08 W along the west line of said Tract 9 200.00 1 to the southwest corner of Tract 10 of said Switzer Mesa Unit Two; Thence N 33-34-58 W 260.00' to the northwest corner of said Tract 10; Thence N 25-17-40 W 193.43'; Thence N 45-00-27 E 352.39'; Thence N 90-00-00 E 270.00' to a non tangent point on a curve to the right, having a radius of 637.50 1 , a central angle of 8-32-18 and a chord bearing of s 11-12-38 W ; Thence run along the arc of said curve 95. 00'; Thence S 15-28-4 7 W 100. 00' to the beginning of a curve to the left, having a radius of 562.50', a central angle of 15-16-44 and a chord bearing of S 7-50-25 W; Thence run along the arc of said curve 150.00; Thence s 0-12-03 W 10. 00' to the northwest corner of Lot 48 of said Switzer Mesa Unit Two; Thence s 0-14-47 W 35.18'; Thence N 89-45-13 W 64.00' to a non tangent point on a curve to the right, having a radius of 20.00 1 , a central angle of 110-36-12 and a chord bearing of s 55-32-53 w; Thence run along the arc of said curve 38.61'; Thence N 69-09-01 W 8.34' to the beginning of a curve to the right, having a radius of 30.00', a central angle of 41-58-00 and a chord bearing of N 48-10-01 W; Thence run along the arc of said curve 21.97' to a point of reverse curvature to the left, having a radius of 48.00', a central angle of 265-57-36 and a chord bearing of S 21-26-33 W ; Thence run along the arc of said curve 222.81' to a point of reverse curvature to the right, having a radius of 30.00', a central angle of 41-58-00 and a chord bearing of s 89-54-52 E; Thence run along the arc of said curve 21.97'; Thence S 68-55-52 E 44. 84' to the beginning of a curve to the right, having a radius of 20.00 1 , a central angle of 69-02-25 and a chord bearing of S 34-24-40 E; Thence run along the arc of said curve 24.10' to a point on the westerly right of way line of Pine Cliff Drive; Thence S 0-06-33 W 566.47' to the southeast corner of said Tract 8; Thence N 78-57-51 w 89.92' back to the True Point of Beginning. ACCEPTED CITY OF FLAGST Aff ~~ERING~V ~ INT 2708 North Fourth Street. E-4. 2. '- Flagstaff. Arizona 86004 (602) 526-4114 1535-952 Subject parcel contains 5. 86 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. _o_'i=-'lt.a.33.. __ ~-----­ ci ty File No. \ alll1~f.~_t.r~ Descriptive title ACCEPTED 0TY Of FtAGSTAFF IHGINE£RJ~NG (.211l. 2/ ~ -- .. Qi\ 1535-953 PIKE ENGINEERING Civil Engineers Land Survernrs Land Planners Exhibit "A" A portion of the E 1/2. Section 15, T.21N, R.7E. G&SRB&M, City of Flagstaff, Az r Okl. 1220, Pg. 528 ~r:.OSL :-r270.00',..., •''<./ /. ~ $7 ~ C3 ~ -.J 5.1!6 Ac+- C4 C17 W Cor. Lot 48 s 01~'47" 35.16' 89"45'13" 6~.00 w w Scale: II> > 9 West line of Switzer Mesa Unit 2 per Cs. 2, Mop .3440, C.C.R.O. 'i: 0 ...... ..... u CIJ 8 .£ L70 S0"06'33" W Cl.. 566.47' Basis of Bearings is eost line of the SE 1/4, section 15 per 1989 survey by Joseph Gervasio described as S 0"08'04" W ()'I- 'l/~ 3:3 City File No. Descriptive title ACCEPTED 0TY OF FlAGSTAFF &t~'~, 2708 North Fourth Street. E-4. Flagstaff. Arizona 86004 (602) 526-4114 1535-954 PIKE ENGINEERING Civil _fu!gineers =--===--==-.:__:._~-------------------;L;--a--;nd Survevors Land Planners Exhibit "I-c" A parcel of land being a portion of that parcel of land described in Dkt. 1220, Pg. 528, c.c.R.o., located in the E 1/2, section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the N 1/16 corner of Sections 15 & 14, a BLM Brass cap; Thence s 0-08-04 W (Basis of Bearings per 1989 survey by Joseph Gervasio) along the east line of said Section 15 808.92' to the northeast corner of Tract 11 of Switzer Mesa Unit Two as recorded in Cs. 2, map 3440, C.C.R.O., a 1/2" iron pipe; Thence S 89-40-31 W along said north line 49.94' to the northeast corner of Lot 34 of Switzer Mesa Unit Three as recorded in Cs. 3, Map lllA, C.C.R.O., a 1/2" iron pipe; Thence N 89-49-41 W along the north line of said Lot 34 128.44' to the Northwest corner of said Lot 34, a 1/2" rebar; Thence N 80-43-57 W along the north line of said Switzer Mesa Unit Three 56.20' to the northeast corner of Lot 33 of said Switzer Mesa Unit Three, a 1/2" rebar; Thence N 89-54-52 W along the north line of said Lot 33 107.02' to the northwest corner of said Lot 33, a PK nail in concrete and the TRUE POINT OF BEGINNING; Thence S 02-02-55 E along the west line of Lots 27-33 inclusive of said Switzer Mesa Unit Three 529.73' to the southwest corner of said Lot 27, a 1/2" rebar; Thence N 89-45-20 W along the north line of Lots 25 & 26 of said Switzer Mesa Unit Three 97.85' to the northeast corner of Tract "B" of said Switzer Mesa unit Three, a 1/2" rebar; Thence s 0-52-01 E along the east line of said Tract "B" 87.27' to the beginning of a curve to the left, having a radius of 20.00', a central angle of 90-31-07 and a chord bearing of s 46-07-35 E; Thence run along the arc of said curve 31.60' to a point on the northerly right of way line of Apple Way, a 1/2" rebar; Thence S 89-39-06 W along said north right of way line 96. 00' to a 1/ 2" rebar, said point being on a non tangent curve to the left, having a radius of 20.00 1 , a central angle of 89-29-51 and a chord bearing of N 44-23-41 E; Thence run along the arc of said curve 31.24' to a 1/2" rebar; Thence N 0-51-45 W along the west line of said Tract "B" 87.85' to the northeast corner of Lot 26 of said Switzer Mesa unit Three, a 1/2" rebar; Thence N 89-45-20 W along the north line of said Lot 26 7.00' to a 1/2" iron pipe; Thence N 89-34-28 W along said north line 68.13'to the northwest corner of said Lot 26, a 1/2" iron pipe; Thence N 75-59-46 W along the north line of Lot 25 of said Switzer Mesa Unit Three 57.74' to a 1/2" iron pipe; Thence N 78-14-56 W along the north line of Lots 24 & 25 of said Switzer Mesa Unit Three 99.31' to the northwest corner of said Lot 24, a 1/2" rebar; Thence N 0-08-15 E along the east line of Lots 15-23 of said Switzer Mesa Unit Three 587.55' to the northeast corner of said Lot 15, a 1/2" iron pipe; Thence S 75-28-17 E 373.65' back to the True Point of Beginning. ACCEPTED CITY Of FLAGSTAFF E~NilllN~Df ~ 1'17 2... :'ft INT 2708 North Fourth Street. E-4. Flagstaff. Arizona 8600-1 (602) 526-411-1 1535-955 Subject parcel contains 4. 98 Acres more or less including any easements of record as shown on Exhibit "A", incorporated herein by reference. __q:f_:?!~~~-----Ci ty file No. Descriptive title /Y?.:./11//,1t11,d4$1t ez I-c.. ACCEPTED CITY Of FLAGST Aff ENGtNEERlNG_ D}~ L L::?. ?.?I -2,(£{p°"' 1MT 1535-956 PIKE ENGINEERING Civil Engineers Land Suneyors Land Planners Exhibit "A" A portion of the E 1 /2, Section 15, T.21 N, R. 7E, G&SRB&M, City of Flagstaff, Az O'> co (j) ~ N 1/16 Cor. s 15 s 14 L Q) Q_ >. Q) > L CJ) CJ) ~ ::J c ~"N (/) "- 0 0 Q) om m (/) OJCO 0 > "•oo cc 4- ·-. _::.:. 0 0 0 Q) (f) (_'.) CJ) (J) 0 m Scale: 1"=200' 1\2"•- L51L4/L3 ~---t--,::..........:=-=----=~ 33 w POB ~ ..- - CXJ L{) 0 • of'.. o cc Dkt. 1220, Pg. 528 OLO 0 u (J1 ~N Oc.o N· 4.98 Ac+- z ---.._j (JI VJ Ul : ~ () t/) - !'I~- ~mRIN~V 9; ~/ 2.. 27 ACCEPTED Cll)' OF FLAGSTAFF 0 c_,..iN • (!) ::: c r1l 1/2" rebar ~ 1/2" pipe ........ Cf) PK nail L() L() 34 N 89"40'31" E 49.94' W W W W E W W W W W W W 0 city 128.44 56.20' 107.02 97.85 87.27 96.00' 87.85 68.13 7.00 57.74' "f~A~:t3 F•• Na. E 89'29'51" Arizona 8600-1 (602) 526--111-1 1535-957 PIKE ENGINEERING Civil Engineers Land Survevors Land Planners Exhibit "I-d" A parcel of land located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, being a portion of Switzer Mesa Unit Two, as recorded in Cs. 2, Map 3440, c.c.R.o., described as follows: For reference, begin at the Northwest corner of Lot 48 of said Switzer Mesa Unit Two, said point being the TRUE POINT OF BEGINNING; Thence S 89-45-13 E (Basis of Bearings is east line of the SE 1/4 of said section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the north line of said Lot 48 110.70' to the northeast corner of said Lot 48; Thence s 0-12-03 W along the east line of said Lot 48 68.00' to the southeast corner of said Lot 48, a point on the northerly right of way line of Pinon court; Thence N 89-45-13 W along said lot line and right of way line 90.75' to the beginning of a curve to the right, having a radius of 20.00 1 and a central angle of 89-51-46; Thence run along the arc of said curve 31.37' to a point on the easterly right of way line of Pine Cliff Drive; Thence N 0-14-47 E along said right of way line 48.04 1 back to the True Point of Beginning. AND A parcel of land located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, being a portion of Switzer Mesa Unit Two, as recorded in Cs. 2, Map 3440, c.c.R.o., described as follows: For reference, begin at the Northeast corner of Lot 49 of said Switzer Mesa Unit Two, said point being the TRUE POINT OF BEGINNING; Thence S 0-12-03 w (Basis of Bearings is east line of the SE 1/4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the east line of lots 49-58 of said Switzer Mesa Unit Two 671.32' to the southeast corner of said Lot 58; Thence N 77-44-39 W 111.93' to the southwest corner of said Lot 58, a "x" in a boulder, said point being on the east right of way line of Pine Cliff Drive; Thence N 0-06-33 E along said right of way line 627.98 1 to the beginning of a curve to the right, having a radius of 20.00 1 and a central angle of 90-08-14; Thence run along the arc of said curve 31.46 1 to a point on the south right of way line of Pinon court; Thence S 89-45-13 E along said line 90.45' back to the True Point of Beginning. Subject parcels together contain 1.827 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference . . (~-.~~:·s,. . ,· '. . >' ....... '' ·~ -':_, ACCEPT£ ~r, ~~~~\4\ ~l~E~;i 01 ,,'\, ~~ I ·\ -, ~~ ~ ~ ~ ! ..:·.. .! . 0 • • ·~ / ~ c., ~· ~ -~-~?'t'~..zf_________ _ City file No. L'leA!IJ~1~£t/) Descriptive title '. ' .. "r="==""' \ /• ··~ 2708 North Fourth .· "-:~· Street. E-·L Flagstaff. Arizona 8600.,1 (602) 526·4114 1535-958 R PIKE ENGINEERING Civil Engineers Land Survevors Land Planners Exhibit "A" Lots 48-58, Switzer Mesa Unit 2, as recorded in Cs. 2, map 3440, C.C.R.O., located in the E 1/2, Section 15, T.21N, R. 7E, G&SRB&M, City of Flagstaff, Az N 1....,-,.,.,...l'!!::.......=:..:.--:::::~ 56' #2 East line of 0 ts 4 9- 58' Mesa Unit """':"::rl----1 C() ~ -.:: - Scale: 1"=300' 0 ~ (3 I> c: ii: O'> ,...._ N (£) w fr> t') J<++- Combined parcels containing 1.827 Ac+- (D 0 b L72 N 89'45 13 W L73 S 89'45'13" E z 90. 75 90.+.r "X" in rock Basis of Bearings is east line of Se 1/4, Sec. 15 per 1989 Gervasio survey described as S 0-08-04 W Curve C21 C22 Radius 20.00 20.00' lenath 31.37 31.46' Chord Bearina Delta 89'51' 46" 90'08'14" 0 '-f - "1~3 3 Cily rile No. Descriptive title ACCEPTED CITY OF FLAGST.'\FF ENGINEERIN~~J 8?&: INT 2708 North Fourth Street. E-4. Flagstaff. Arizona 9.2 ~ 2 8600-1 (602) 526·4l14 1535-959 Ordinance No. Exhibit "J" -- That portion of that parcel of land situated in the east half of Section 15, Township 21 North, Range 7 East, Gila and Salt River Meridian, being a portion of that parcel of land described in Docket 1220, page 530 [Record Source No. 1 (Rl)] Office of the Coconino County Recorder (0.C.C.R.) and being more particularly described as follows: BEGINNING at the northeast corner or said (Rl); Thence southerly along the east line of said Section 15 to the northeast corner of Tract 11, Switzer Mesa Unit 2 as shown in Case 2, Maps 344-344D [Record Source No. 2 (R2)], O.C.C.R.; Thence westerly along the north line of Tract 11 or (Rl) to the northeast corner of Lot 34, Switzer Mesa Unit 3 as shown in Case 3, Maps 111-lllA [Record Source No. 3 (R3)], O.C.C.R.; Thence westerly along the north line of (R3) to the northwest corner of Tract "C" of (RJ); Thence northwesterly to the northeast corner of Lot 15 of (R3); Thence westerly along the north line of (R3) to the northwest corner of Tract "A" or (R3); Thence westerly along the north line of Lot 48 of (Rl) to the northwest corner of said Lot 48; Thence northerly along the northerly prolongation of the west line or said Lot 48 a distance or 10 feet to the beginning of a curve to the right, concave to the east, having a radius of 562.50 feet and a central angle of 15°16'44"; Thence northeasterly along said curve an arc distance of 150.00 feet to a point or tangency; Thence northeasterly along a line tangent to said curve a distance of 100.00 feet to the beginning of a curve to th left, concave to the west, having a raduis of 637 .SO feet and a central angle of 15°16'44"; Thence northerly along said curve an arc distance or 170.00 feet to a point of tangency; Thence northerly along a line tangent to said curve to a point on the north line of said (Rl); Thence easterly along the north line of (RI) to the POINT OF BEGINNING. AND Tract #11 of said (R2). Containing 19.15 acres, more or less, as shown on the attached Exhibit "C-1" which is made a part hereof by this reference. McMillan Mesa R% C.D ACCEPTED Descriptive Title CITY OF FLAGSTAFF ENGINEERING DfV ti& INT tfld· f p 04-91033 City File No. jec\wp04\04-9 l 033 .cxl 1535-960 .· ' North line of (Rl) . . . . . . · . N.. E, corner lot36 :c: p n '< '< Subject pnrcel Is n portion of th~t pnrcel described In DKT 1220, Pg 530, O.C.C.R. Rl Docket 1220, pnge 530, O.C.C.R. R2 =Switzer Mesn Unit #2, Cnse 2, H~p 344-344D, O.C.C.R. R3 =Switzer Hesn Unit #3, Cnse 3, Mnps 111-lllA, O.C.C.R. = CURVE Cl C2 ARC DELTA RADIUS TAN LENGTH 15.16''44' 562.SO 637.SO 85.51 150.00 170.00 75.45 ACLLPTED CITY OF FLAGSTAFF ENGl"f EERING DIV $(1) INT c;. tt. fl'v °'11 1535-961 EXHIBIT "C-1" Cln' Fll.E No. 04-910.3.3 CITY OF FLAGSTAFF ENGINEERING DlVlSION Drawn by. ,..,, Date 11/~/91 ORDINANCE N O . - - - - EXHIBIT Ja That portion of City of Flagstaff owned land situated in Section 14, Township 21 North, Range 7 East, Gila and Salt River Meridian (G.&S.R.M), Coconino County, Arizona, More particularly described as follows: Commencing at the northwest corner of said Section 14; thence S 89°50'12" W [Basis of Bearing.s, Docket 1349, Pages 239-242, Office of the Coconino County Recorder (0.C.C.R.)] ·along the north line of Section 15, Township 21 North, Range 7 East, G.&S.R.M., 731.92 feet; thence S 31°22'18" E to a point on the west line of said Section 14; thence continuing S 31°22'18" E 116.91 feet; thence S 58°37'42" W along a radial line 50.00 feet to the POINT OF BEGINNING and the beginning of a curve concave to the west, having a radius of 1100.00 feet and a central angle of 30°; Thence southerly along said curve 515.96 feet; Thence S 1°22'18" E to a point on the east-west mid-section line of said Section 15; Thence westerly along said mid-section line to the west quarter corner of Section 14; Thence northerly along the west line of said Section 14 to a point which lies S 58°37'42" W from the point of beginning; Thence N 58°37'42" E to the POINT OF BEGINNING. Containing 6.6 acres, more or less, as shown on the attached Exhibit A-1, which is made a part hereof by the reference. MCMILLAN MESA R2Ua) DFSCRIPllVE TITLE 04-91033 C.O.F. F1LE NO. ACCEPTED CITY OF FLAGSTAFF ENGINEERING OtV /Y1 t!dJ INT . r;-tL·., (./ Do\11 1535-962 n28.00 POB ; -o; 1005.26' •,.,..,. I BLM cap on I") - N • N 61 ~ ot-'J 0 U' 0'. N 1/16 . .-1.D I.fl Ji'> ~ s Dkt 1220 Pg. 528 15 s 14 ·~~ . ~~ l?': i:51 U' 'b ·~ "'· 0.28 ~ ~ / ~\ North •• ...,.~ ·rV · .C) 0.'lx~ "")~'),. ~ 2 708 w 844 34 · ' N 45'00'27" E Fourth s 45'00'27" 28.00' Street. w E-4. Descriptive title Flagstaff. Arizona 86004 (602) 526-4114 1535-965 PIKE ENGINEERING Civil Engineers Land Surveyors Land Planners Exhibit "N" A parcel of land being a portion of that parcel of land described in Dkt. 1220, Pg. 528, C.C.R.O., located in the NE 1/4, Section 15, T.21N, R.7E, G&SRB&M, City of Flagstaff, Coconino County, Arizona, described as follows: For reference, begin at the Southwest corner of Tract 8 of Switzer Mesa Unit Two, as recorded in Cs. 2, Map 3440, C.C.R.O., a 1/2" rebar; Thence N 13-32-21 W (Basis of Bearings is East line of the SE 1/ 4 of said Section 15 per 1989 survey by Joseph Gervasio described as s 0-08-04 W) along the west line of said Tract 8 200.00' to the Southwest corner of Tract 9 of said Switzer Mesa Unit Two; Thence N 7-35-08 W along the west line of said Tract 9 200.00' to the southwest corner of Tract 10 of said Switzer Mesa Unit Two; Thence N 33-34-58 W along the west line of said Tract 10 260.00' to the northwest corner of said Tract 10, said point being the TRUE POINT OF BEGINNING; Thence N 25-17-40 W 193.43'; Thence N 45-00-27 E 29.74'; Thence s 43-28-09 E 73.74'; Thence s 25-17-40 E 152.09' to a point on the north line of said Tract 10; Thence S 84-49-58 W along said north line 54.32' back to the True Point of Beginning. Subject parcel contains 0.24 Acres more or less including any easements of record as shown on the attached Exhibit "A", incorporated herein by reference. _.f!~'Jj()~----------- Ci ty File No. l(J,Lft l}.ri_dl.t:~_ £-"L_(ll)_ Descriptive title ACCtPTi:D crrv OF FLAGSTAFF ~~RING. ~ -.J 2708 Norlh Fourth Slrerl. 2. °" E-4. 'l. Flagstaff. Arizona 86004 (602) 526-411..J 1535-9()8 Civil Engineers Land Surveyors Land Planners PIKE ENGINEERING Exhibit "A" A portion of the E 1/2, Section 15, T.21 N, R. 7E, G&SRB&M, City of Flagstaff, Az Dkt. 1220, Pg. 528 NW Cor. Lot 46 ~s?ie~· 41· 89"45'13" 64.00 w w Scole: 1"..,300' I> > ·;;: 0 West line of Switzer Meso Unit 2 per Cs. 2, Map CD c a: L7D so·os·33· w 566.47' 3440, C.C.R.O. Basis of Bearings is east line of the SE 1/4, section 15 per 1989 survey by Joseph Gervasio described as S o·oe'o4" W o'l-9/a.33 City file No. Descriptive title 2 708 North Fourth Street. E-4. Flagstaff. Arizona ACCEPTED CITY Of FlAGSTAFF ~~RJ~9!~l '"' ~ 86004 (602) 526·4114 1535-9fift APPENDIX B Ownership and Tax Code 1: 1. Owners of Property: • Richard A. and Vicki L. Dennis P.O. Box 117 Flagstaff, Arizona 86001 (602) 773-9949 • Mr. Harry Brendgen Spartan Technologies, Inc. 6200 Savoy, Suite 140 Houston, Texas 77036 (713) 780-7376 • City of Flagstaff 211 West Aspen Avenue Flagstaff, Arizona 86001 (602) 774-5281 ,- !' ' 2. County Assessor's Book, Map and Parcel Number • ;! ' ; Richard A. and Vicki L. Dennis P.0. Box 117 Flagstaff, Arizona 86001 101-31-048 101-31-04 9 101-31-050 101-31-051 101-31-052 101-31-053 101-31-054 101-31-055 101-31-056 101-31-057 101-31-058 101-31-061 101-31-062 101-31-063 101-31-064 101-31-109 101-31-110 101-28-007A I I • I. I Mr. Harry Brendgen Brendgen & Taylor Partnership c/o Billy F. Colliins - Collins & Graves Park Center Plaza I, Suite 1010 Houston, Texas 77008 101-37-00lA 101-37-003 I I .. 101-37-002A City of Flagstaff 211 West Aspen Avenue Flagstaff, Arizona 86001 Port i ans of: ( 110-08-00lC 107-01-001 105 109-02-00lH ,1 ,1 APPENDIX C r ,- 1- Bibliography Economic Base Study for the City of Flagstaff, Lane Kendig, Inc., 1990. Economic Policy Paper for the City of Flagstaff, Lane Kendig, Inc., 1990. Ir r Growth Management Guide 2000, City of Flagstaff, adopted by City Council April 7, 1987. Soil Investigation Report for 40-Acre Subdivision, Switzer Mesa, Flagstaff, Arizona, Foree & Vann, Inc., December, 1986. I I I Soil Survey and Interpretations of the Soils in the City of Flagstaff, U.S. Department of Agriculture, Soil Conservation Service, July, 1975. ,- Switzer Mesa Small Area Plan, City of Flagstaff, Planning Division, November, 1981. ( I ' \ I I I - I. ' I I I I ( 106 APPENDIX D r Traffic Impact Analysis , .... j ., :r Ii I~ "· 107 PIKE ENGINEERING Civil Engineers Land Surveyors Land Planners '· TRAFFIC IMPACT ANALYSIS. tor McMILLAN MESA May 20, 1992 (Revised July 21, 1992) (Revised August 7, 1992) (Revised August 19, 1992) 2708 North Fourth Street. E-4. Flagstaff. 108 Arizona 86004 (602) 526-4114 PURPOSE The intent of this report is to examine the traffic impacts of the proposed McMillan Mesa development on the traffic flow along the Cedar-Forest alignment and Switzer Canyon area in Flagstaff, Arizona. This review will present an analysis and propose options for traffic control, signalization and lane configurations. INTRODUCTION The subject site is located south and east of Cedar-Forest, east of Turquoise, and north of Ponderosa Parkway. The proposed development is comprised of residential, commercial, and business park zoning on over 140 acres. The primary access to the site will be at the intersection of Cedar-Forest and Gemini. A second major connection to Forest occurs to the west at the intersection of Village, located at the north boundary between Parcels B and C (see Figure 1). The City of Flagstaff is allowing the installation of this intersection, if it is right in - right out only. The third access point will be at the intersection of Pine Cliff and Ponderosa Pkwy. This residential intersection is situated at the 'base' of a 'u-turn' pattern that creates a natural discouragement of usage. (i.e. A vehicle going south on Pine Cliff to exit the project must turn north on Ponderosa Pkwy.} Further, Ponderosa Pkwy. is a difficult road to traverse in some winter weather conditions. Thus, Pine Cliff forms an available, but not preferable, alternate. Additionally, in the reverse, the existing residential development desires an alternate to the Ponderosa exit, particularly in bad weather. Pine Cliff will experience traffic into the development on this basis. Parcel E forms the basis of a potential corridor, or at the least, south bound connector, to Route 6 6 and Enterprise Road. Should this occur, both Gemini and Ponderosa traffic will have another option. EXISTING TRAFFIC CONTROLS Currently the intersection at Village does not exist. The intersections at Gemini and Cedar-Forest and Pine Cliff and Ponderosa are both T~intersections with the through street uninterrupted and a stop at the other leg. Both of these would become four way intersections. Of the intersections included in the analysis, Beaver/Forest is currently undergoing the installation of a signal, San Francisco/Forest and Turquoise/Forest have stop signs on the north and south only, San Francisco/Columbus-Switzer is a four way stop, and both Ponderosa/Turquoise and Turquoise/Switzer are T's with an uninterrupted through and a stop on the minor. 109 1..i ' ' 1..t .. r-1. _J-i __ ~'-~"'----.:..-...____,. McMILLAN MESA TRAFFIC I MP ACT ANALYSIS VICINITY MAP w CY D > co GE HI NI u... u... - ,()0, ?V.o ..J u ('--P, 8 1.71 OX> I I I $XJ 210 2xi 221 ACREAGE UNITS ." 0.:11 o~ 3 47 41 25 DAIZ 1110 31\li: iloo 71% 1•% M% 3e% 35% 35% '" 15 719 131S3 1727 11 23 u 102 1254 WEEKDAY P .M. PEAK lfl AOJl>.CENT STREET RATE TRIPS IN OUT WEEKDAY AM. PE AK H'I ADJACENT &lREET RAT'E TRIPS IN OUT ITE CODE 2!S7 1.73 I .Q2 I OUT 17.N OZI . IN 308 ··"' II 133 12 I llO o.u I OUT 70 ,. 0.71 TOTAL lANO USE IH WEEKDAY P.M. PEAK lfl RATE TRIPS --------------------------------------------------------------------------------------------------------------------I 203 SHOPPING CENTER BUSINESS PARK OFFICE SCHOOL LOW OENSllY RESIDENTIAL MULTIFAMILY RESIDENTIAL HIGH OE NSITYRESIDENTIAL 850 1000 SF. 050 ACRES \OD HOO SF. IOOD STUOENTS SJO OWEU.INGS 720 DWEU.INQS 471.0 UNIT ll.11 120 770 115 I I I I 5X> 210 2xi 221 I I 1.44 NIA HIA 0..211 1.01 70 0 140 NII>. NIA 0 0 0 0.C1 O.H 1'7 12 0 ... 0.17 o~ o~ TOTAL ,- 8ATU10AY PEAK HOUfl RATE TRIPS ITE CODE 0 0 0 0 12• 23 40 13 13 Ml . 213 1211 SUNDAY PEAK HOUR RATE TRIPS ------------------------------------------------------------------------------··-----------LANO USE SHOPPING CENTER BUSINESS PAAK OFFICE SCHOOL LOW DENSllY RESIDENTIAL MULTIFA1.41LY RESIDENTIAL HIGH DENSITY RESIDENTIAL ACREAGE UNITS 850 1000 S.F. 150 l>.CRES 100 1000 SF. &00 O STUDENTS 030 DWEU.INGS 720 DWEU.lt~S '71.0 UNIT a<0 I no I I I I I I 115 $XJ 210 2Xl 221 llMI NII>. H/A 0.15 0116 7"5 0 0 0.•7 :M o.:ie TOTAL I )72 D D 23 0 to 273 87 33 II 141! 11251 £QO llO AVERAGE WEEKDAY TRIP ENDS RATE TRIPS rre OUT 28 II 128 <43G --------------------------------------------------------------LAND USE flI IN SHOPPING CENTER BUSINESS PARK OFFICE SCHOOL LOW DENSITY RESIDENTIAL. MUL TIFA"41LY RESIDENTIAL· HIGH DENSITYRESIOENTIAL ACRE~E UNITS 850 1000 S.F. 150 ACRES IOD 1000 SF. eooo STUDENTS 830 DWEU.INGS 720 DWEU.IN01 :>01 211 l.:IQ 3,10. I ,lr>Z 211 ',!62 3.!511 ~ 11.221 t ' f . I . 119 NIA NIA H/A 0.02 HIA 0 12 0 o.e 32 O.!le 0 0 0 0 0 ... 2&4 0' 11 140 20 OUT 11.85 ,~ OUT •.11• II 8,11' (PARCEL C) (PARCELS 0, E, F, I. G) ONE TENANT OFF CE (PAACEL AJ SCHOOL (PARCEL J) BNGLE FAMLY RESIDENTIAL (PARCEL I) COt..oO/TOWNHOUSE (!'llRCEL H) LOW RISE -'PPNITMENT (PARCEL B) 0 0 0 • 0 17 12• 25 56' RDWY --ct. BC f-' N 0 1----+-------~~---+----.:__r ~ N.T.S. 325' (1.3 x 250') 295' TAPER 40 MPH DESIGN SPEED 12' LANE MOVEMENT 100' 200' TAPER I w (_'.) <( SCHEMATIC FOREST VILLAGE INTERSECTION _J _J > II 56' RDWY 75' R/W NOTE: FOR 40 MPH DESIGN SPEED, TABLE X-4-, P.986, CALLS FOR 250' LENGTH OF PARALELL ACCELERA 1101' LANE, EXCLUSIVE OF THE TAPER. P. 987 STATES THAT 300' TAPER IS 'SUITABLE' FOR SPEEDS UP TO 70 MPH. TABLE X-4 STATES THAT THE ENTRY SPEED IS 31 MPH. A 200' TAPER IS PROVIDED. FOR 3% SLOPE USE FACTOR OF 1. .3 FOR ACCELERATION LANE. (TABLE X-5,P.990) (POLICY ON GEOMETRIC DESIGN, 1990\ ,;: iRP..ff\C coN1ROL \SLP..ND. (.n'P) R/W C k G \T'(P) S1R\PP\NG p(R c\I'< s10. (11'P) .;' ':II.. \ ." J t ; • '· -· •· ~· , l . I ., .. _.... ''. _...... ,. -~ ' - - .... r· . -, I er:::· <( 0 w u ,, __ }- VJ w I-' N N GEMINI ~ 0 .. SCALE: 1"=40' LL NOTE: -STRIPING OF GEMINI, A TYPE I STREET, WILL BE PER CITY STANDARD J-.3.12, LANE PATTERN 8. .· .. -! I "1 f . 1. I rr r APPENDIX E Water Impact Analysis ,. ,,. :·,- J• I. I, 123 PIKE ENGINEERING Civil Engineers Land Surveyors Land Plannel'$ -····~-- ,... 'l' ., I' WATER SYSTEM ANALYSIS .. McMILLAN KEBA DEVELOPMENT (I I May 21, 1992 (Revised June 11, 1992) (Revised July 15, 1992) I\ I• . Ir ! • 124 r r r The McMillan Mesa development lies completely in the Zone A water service area bounded by Turquoise, Ponderosa, and Forest and is approximately 146 acres. This analysis is to determine the infrastructure requirement for beginning construction on any portion of the site. p• The demands for following chart: r ZONE Business Park Residential Commercial Public the development are estimated based on the ... AREA DEM.AND 65 acres 606 units 8.4 acres 2,000 GPAD 75-120 GPCO 2,000 GPAD 1500 GPAO 25.75 acres TOTAL (AVG) 130, 000 GPD 126, 533 GPD 16,800 GPO 38,625 GPO I- TOTAL or r~ II I . 311,958 GPO 217 GPM See attached exhibit for complete analysis Commercial fire flow requires 1, 500 GPM. (M-1. 00 City of Flagstaff, Engineering Standards) Because of the variety of building types allowable on the project, 2,000 GPM was chosen. Combining commercial fire flow with peak domestic demand is a conservative approach. The attached computer analysis, labeled Appendix 1, was generated to look at this condition. The node summary includes the node locations as shown on the water system exhibit. (See Appendix 1) This run includes only line one as noted on the exhibit. Based on a hydraulic head elevation of 7230 at the intersection of Gemini and Old Cedar, 2,500 gallons per minute demand leaves a pressure in the central area of the site 71.2 PSI. Design requirements state a minimum residual of 20 PSI, and a preferred of 30 PSI. The pressure residual is sufficient to enable service of any of the proposed parcels with an internal loop for fire service. I . The most severe problem in this system appears to be high pressure which will necessitate the installation of Pressure Reducing Valve (PRVs) for most of the project I . Parcel A is not included in the system analyzed above. The parcel has an existing 16" line adjacent to it in the right of way of Turquoise. (See Water System Exhibit) This line has pressures in excess of 95 psi. Pressure reducing valves will be mandatory on services to Parcel A. To the east of the proposed development, on the mesa, are approximately 100 acres of City O'l#Iled land. Appendix 5 is a computer run, with exhibits, outlining these parcels and a proposed 12" loop system through them. The configuration is based on a city outlined road system. This, of course, could change. However, the pressures experienced would only fluctuate slightly. 125 r·..... r-: ,- In conclusion, the project proposes installation of significant water system improvements. These improvements serve the proposed development well, and provide the capability of fµture expansion to adjoining areas. ~. . . ... i 126 ! ,: t" ~ TO OJSTlNC 16" wt (OW a.DAR J.UGNJ.l£NT) ~ NODE CIJSTINC 16' 11'ATERUNE ' (OW CUlAJl J.UCffUWT) \ Mc,Mi.llon M. ~so Village Localed ... w..:n S•eliort• I{ 11, 14 .. IS. 1.21H, P..7C. c& RBa.M . ,. ~. WATER SYSTEM '' A.I.TC.RNA TE ImE F 27.~0 _,,,,,.- DJSTlHC J.(" lfATE:RW{l; A.LTE.RNJ.U: um; c 6."41 •., •·. AC. B ·.... 27.21 AC. 25.15 AC. UNB 6 12° ZOO L.T. I UN1' 2 6.07 AC. i /900 i..r. J 2!1.60 AC. le NOTE: PARCTL I IS COlilPRISE:D OP PORTIONS UD£1..ED l SUB A. B, C, J.1{D D. 4.96 AC. '\ \ l - "'" - - r - ' ... ................... _______ _L __ \ 0.22 AC. '\,. DJSTlflG SrsTD( (ZOta B) 127 ..I AC. I~ APPENDIX F Sewer Impact Analysis r\ I .. , . ,I ~ . I IT , . I. 128 PIKE ENGINEERING - ·----·---·-·---··-···· .. ··--··· --···- Civil t:nflirwer!'\ t:' .•.... Land Sunl'\"ors ··-·----·- ... ·---------··---·---···~.. Land Planners ~. r .. , SEWER SYSTEM ANALYSIS McMILLAN MESA DEVELOPMENT May 21, 1992 (Revised June 11, 1992) (Revised July 15, 1992) •! I ·., 2708 North Fourth Street. E-4. FlagstBff. 129 Arizona 86004 (602) 526-411-4 .... The sewer service for the McMillan Mesa development will be served by the Switzer Canyon main. The project land uses, corresponding sewer· flows, and the system proposed are summarized below and on the accompanying exhibit. Commercial, Business Flow I. 1,000 gpad Residential Flow ·75 gpcd School Site Flow (600 occupants) 70 gpcd The project flows are based on the following chart: PARCEL AC/UNITS FLOW (AVG) A 1.25 AC 1,250 gpd B 471 UNITS 88,313 gpd c 8.41 AC 8,410 gpd D 27.21 AC 27,210 gpd E 7.80 AC 7,800 gpd F 27.50 AC 27,500 gpd G 2.48 AC 2,480 gpd H 72 UNITS 13,500 gpd I 63 UNITS 12,630 gpd J School 42,000 gpd 1~ • II ! I .. f . I . I . Project Contribution 605,918 gpd (from accompanying exhibit) 130 '· East of the project, the City of Flagstaff owns approximately 100 acres of undeveloped land. {See attached exhibit) The area south of the labeled section line does not easily drain (for sewer purposes) to the proposed system. This area should be served through extensions associated with the improvement of Enterprise Road. North of the referenced section line there is approximately 20. acres of City land. This could be served in either direction. The McMillan Mesa drainage report notes that the northern portion of the project drains to the north, as does much of this City parcel. The sewer:placed for this area, noted as line 2, will be deep enough to serve all of Parcel F. The northernmost portion of the city site may be served by an extension towards Coconino High School (to the east). The majority of the site (that portion south of the APS Station) can drain either to the proposed system {Line 2) or to the lines that will serve the City parcels to the south. If it is included in the proposed system, it would generate 60,000 . gpd of peak flow. (20 ac. x 3,000 gpad) This flow , when added to the table of !lows previously presented has no effect on pipes 2 through 7. Pipe 8 should probably be upgraded to a 10 inch pipe if the area is added to its service area. (This might not be necessary, dependant upon final desig~ slopes and the City determination of flow. SUMMARY The above analysis shows the division of flows to be more workable and negates down stream rehabilitation. Pipe installation on the steep slopes going down to Turquoise will need to be carefully designed. 131 McMillan Mesa Village localed ...;1hin Se<:liont 10, 11, 14 6. 1 ~. T.21N, R.7(.. C4