Mountainaire
Area Plan

An Amendment to the Coconino County Comprehensive Plan
Development by the Residents of the Mountainaire Community
with assistance of the County Community Development Department
Approved by the Coconino County Board of Supervisors on December 16, 1991

Mountainaire Area Plan

Committee Members
William Wood, Chairman
Mike Donald
Margaret Keener
Barbara Kuhlman
David Robbins
Suzanne Romero
Approved by:
Mountainaire Planning Committee
September 17, 1991
Coconino County Planning and Zoning Commission
October 29, 1991
Coconino County Board of Supervisors
Resolution No. 91-67
December 16, 1991

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991

Table of Contents

INTRODUCTION......................................................... 1
Study Area ................................................ 1
Land Use Survey ........................................... 1
Resident Survey ........................................... 1
Implementation ............................................ 2
LAND USE............................................................. 3
Background - Existing Land Use ............................ 3
Mountainaire ................................... 3
Surrounding Properties ......................... 3
Future Land Uses .......................................... 4
Single Family Residential ................................. 4
Mountainaire ................................... 4
Surrounding Properties ......................... 5
Mobile Homes .............................................. 6
Multiple Family Residential ............................... 6
Planned Residential Developments .......................... 6
Commercial Uses ........................................... 6
Industrial ................................................ 7
Design Review ............................................. 7
Home Occupations .......................................... 7
Open Space ................................................ 8
Forest Service Exchange Lands ............................. 8
Land Use Policies ......................................... 9
Single Family Residential ...................... 9
Multiple Family Developments .................. 10
Mobile Home Parks ............................. 10
Commercial .................................... 11
Industrial .................................... 11
Other Factors ................................. 11
NATURAL RESOURCES & ENVIRONMENTAL QUALITY........................... 12
General Physical Characteristics ......................... 12
Air Quality .............................................. 12
Aesthetics ............................................... 13
Lighting ................................................. 13
Forest Issues ............................................ 14
Environmental Policies ................................... 14
WATER QUALITY & QUANTITY............................................ 16
Surface Water ............................................ 16
Groundwater .............................................. 16
Future Expansion ......................................... 17
Policies ................................................. 18

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991

WASTEWATER.......................................................... 19
Policies ................................................. 21
ROADS............................................................... 22
Policies ................................................. 24
SPECIAL CONSIDERATIONS.............................................. 25
Fire Protection .......................................... 25
Policies ...................................... 25
Zoning Enforcement/Animal Control ........................ 26
Policies ...................................... 27
APPENDICES.......................................................... 28
Appendix "A" – Commercial Uses Listing ................... 28
Appendix "B" – Design Review Overlay Guidelines .......... 30
Appendix "C" – Resident Survey Results ................... 33

NOTE: The Mountainaire Study Area Map is not included in this electronic copy of the Area
Plan. It may be obtained from the Community Development Department.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991

INTRODUCTION
On November 5, 1990, the Board of Supervisors appointed a six-member
citizens' committee to study various planning-related issues and to
develop policies to guide future growth and development within
Mountainaire subdivision and on nearby private lands. The committee
selected the issues of concern which included future land use, water,
wastewater, roads, fire protection and environmental quality. The
committee met for the first time on December 11, 1990 and 14 more
times through September, 1991.

Study Area
The study area was established by the committee at its first meeting.
The area decided upon was the area within the Mountainaire Fire
District boundaries excluding the eastern row of sections which are
accessed via Lake Mary Road. I-17 provides the westerly boundary, the
City of Flagstaff Corporate limits is the northern boundary, the
township line is the southern boundary and the east boundary is the
east section line of Sections 14, 23, 26, and 35.

Land Use Survey
In February, 1991 Community Development staff made a land use survey
of all private properties within the study area. The land use survey
identified existing land uses and was used by the Committee to results
are contained in the next section.

Resident Survey
In February, 1990 a questionnaire, which was developed by the
Mountainaire Community Association, was distributed to residents
within the Mountainaire subdivision by representatives of the property
owners' association. There were 108 questionnaires returned and the
results are included in Appendix "C" of this Plan. Since the
respondents are presumably a mix of property owners and renters, the
survey results should not be relied on too heavily but rather be
considered for informational purposes as representing some general
feelings of area residents.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 1 of 34

Implementation
Upon adoption, this Plan becomes a part of the Coconino County
Comprehensive Plan and serves as the official guide for future
development. The Coconino County Zoning Ordinance and Subdivision
Ordinance contain provisions that decisions made by the Planning and
Zoning Commission and Board of Supervisors shall be consistent with
the General Plan. In order to approve development projects, the
following findings must be met:

For zone changes:

That the change is consistent with the goals,
objectives, and policies of the General Plan and
this ordinance.

For conditional
use permits:

That the proposed conditional use is consistent
with and conforms to the goals, objectives, and
policies of the General Plan or specific plan for
the area.

For subdivisions:

That the proposed subdivision conforms to the
goals, objectives, and policies of the Coconino
County Comprehensive Plan and its amendments.

Requests for projects which are not consistent with the Plan either
must be denied or be accompanied by a request to amend the plan.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 2 of 34

LAND USE
Background - Existing Land Use
The study area consists of approximately 1095 acres of private land
within a 16 square mile area in Township 20 North, Range 7 East. The
private land is situated on five separate inholdings within the
Coconino National Forest in Sections 15, 20, 26, 28 and 34. The study
area limits were based on the Mountainaire Fire District boundaries
and the potential impact future development would have on the
Mountainaire Community proper. All of the property in the study area
is accessed via Mountainaire Road.

Mountainaire
A portion of one of these inholdings is developed with the
Mountainaire subdivision, consisting of 140 acres zoned RS-6,000
(Residential Single Family, 6,000 sq. ft. minimum lot size). This
acreage is split into 5 units with a total of 792 lots, each averaging
5,000 square feet. All of the units were platted between 1960 and
1964, prior to the adoption of County Zoning and Subdivision
regulations. Unit 5 was recorded the same month that the County's
first Zoning Ordinance became effective (October, 1964). A
resubdivision of part of Unit 5 was done in 1983.
Due to the relative small size of the lots within the subdivision,
many property owners have acquired more than 1 lot and combined their
property to provide more flexibility in developing it and, in many
cases, to have enough room to establish an on-site septic system. The
residential lots are primarily developed with site built single family
dwellings which is consistent with the current RS-6,000 Zoning. A
field survey done in the spring of 1991 resulted in a count of 375
site built single family residences, 38 mobile homes/travel trailers
and 275 undeveloped lots remaining. The mobile homes were established
under previous zoning regulations. A conditional use permit is
required to replace a non-conforming mobile with another mobile home.
The fact that Mountainaire was designed as a summer home subdivision
but has evolved into a year-round residential area is no doubt the
cause for the problems it is experiencing now, e.g. septic tank
failures, water shortages, and road conditions.

Surrounding Properties
The majority of the private property within the study area outside of
the subdivision is in the General Zone which is a very low density
agricultural residential zoning classification. Either site built or
mobile/manufactured homes are permitted in the General Zone. These
properties were originally zoned A-General with the adoption of the

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 3 of 34

first County Zoning Ordinance in 1964. The A-General zoning and
corresponding 1-acre minimum lot size remained in effect through
August, 1981 when the Board of Supervisors adopted the most recent
zoning ordinance which included a County-wide rezoning of lands in the
A-General Zone to G-General. The most significant change realized with
that rezoning was the increase to 10 acres for the minimum parcel
size. With this change, the potential density for development in these
areas was decreased dramatically.
Of the 823.5 acres in the study area which are currently zoned Genera,
there are 78 parcels established with 25 site built single family
dwellings and 3 mobile homes.
There is on 80 acre parcel under private ownership which is zoned OS
(Open Space). All of the Forest Service land in the study area is
zoned OS.
The remaining property in the study area is located on the entrance
road to Mountainaire and consists of approximately 48 acres zoned CG10,000 (Commercial General 10,000 square feet minimum parcel size).
Existing commercial land uses include the Mountainaire Tavern,
Mountainaire Store and a retail craft shop operated out of one of the
three (3) residences established in the CG-10,000 Zone.
Ponderosa Utility, the local water company, maintains a well and water
storage site in the commercial zoned area. An additional storage
facility is located at the northeastern corner of the subdivision of
1.89 acres in the PS (Public Service) Zone.

Future Land Uses
Single Family Residential
Mountainaire
Lots within Mountainaire subdivision proper will no doubt continue to
be developed as they have in the past. However, with the current
requirements for on-site septic systems, it is possible that more lots
will have to be combined to accommodate development. The alternative
is the establishment of a central sewer system for the community. The
existing mobile homes within the subdivision should ultimately be
replaced with site built or modular homes consistent with the current
zoning.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 4 of 34

Surrounding Properties
Future residential development of the portion of the study area which
is zoned General is dependent on many factors. Due to the fact that
both County and State subdivision regulations do not consider Forest
Service roads as legal access roads for new subdivisions, the lands
within the study area located in Sections 26 and 15 will probably
retain the current low density zoning. Since most of the existing
parcels in Section 26 are already substandard in size (having been
grandfathered in under the previous 1-acre zoning) development of
these lots will be dependent on the desires of the individual property
owners. Of the 39 parcels, 11 have homes on them and approximately 6
of these are year-round residences. Lack of utilities to the area
coupled with problems in accessing through minimally improved
privately maintained roads limits the developability of this land.
The private land just south of and abutting Mountainaire in Section 28
could conceivably be rezoned and subdivided for development at a
higher density than the current General Zoning allows. Once again,
developability would be dictated by the availability of utilities and
ability of the subdivider to provide such. For development of a
Schedule C subdivision, where the average lot size is greater than 5
acres, electrical and communication facilities must be provided to
each lot and each lot must be of sufficient size to accommodate an onsite sewage disposal system. However, no water distribution system is
required and a waiver from the paving requirements for interior roads
can be granted if they will be privately maintained. In a Schedule B
subdivision, where the average lot size is over one acre and up to
five acres, a community water distribution system is required as well
as water storage and hydrants for fire protection. Paving can be
waived for private roads in subdivisions of 2 ½ acre or larger lots.
Development requirements for Schedule A subdivisions are most
restrictive. These are for developments where the average lot size is
one acre or less. In addition to paved roads and domestic water supply
and distribution system, a community sewer system is required and the
subdivision must be served by a fire district.
The area in Section 34 southeast of Mountainaire would only be able to
be subdivided if access could be obtained through the private property
directly south of Mountainaire.
The area northwest of Mountainaire and directly east of I-17 is also
accessed by a Forest Service Road (Old Munds Highway), although it is
maintained by the County under a cooperative agreement. This road
would have to be dedicated to the County by both private property
owners and the Forest Service and then accepted by the County for
maintenance in order to facilitate subdivision in this area.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 5 of 34

Mobile Homes
There are no existing mobile home parks within the study area and only
a limited number of mobile homes established on the individual
parcels. As already noted, the RS-6,000 Zoning for the residential
lots in Mountainaire allows only site built or modular residential
units. If other portions of the study area have deed restrictions
prohibiting mobile homes, those property owners may wish to pursue
rezoning to an RR-10 (Rural Residential, 10 acre minimum parcel size)
which would not allow mobile homes. The current General Zone allows
site built, modular and mobile homes for residential units. Due to the
obvious absence of mobile homes in the study area now, a mobile home
park would not be a compatible development. Furthermore, mobile home
parks are generally high density (over 8 units per acre) with high
demands on water and sewer services. This would compound the problem
of developing a park within the study area.

Multiple Family Residential
There is currently no property zoned for multiple family developments
and no legally established multiple family uses in the study area. Due
to the intensity of services needed to support such a use,
specifically water for both domestic consumption and fire supply, the
feasibility of such a development in the study area is limited under
current conditions. However, if a development could be self-supporting
with a separate water supply and sewer system, there is property on
Mountainaire Road which might be suitable for low density multiple
family developments.

Planned Residential Developments
One method for developing multiple family areas is through the PRD
(Planned Residential Development) special purpose zone. PRD zoning is
based on a master plan of development and has specific requirements
for open space (35% of the total area). A PRD could be developed under
one ownership for rental residences or in conjunction with a
subdivision plat with individual ownerships. Once again, property
adjacent to Mountainaire Road between Mountainaire and the Interstate
may be appropriate for such developments.

Commercial Uses
With over 40 acres of commercially zoned property existing in the
study area and with commercial uses established on little over an
acre, there is great potential for the remaining commercial property
to be developed. Since the commercial area is 1 mile from I-17, it is
not highly desirable to develop commercial uses aimed at highway
travelers. The preferable uses for the commercial area are
neighborhood-oriented, providing services directed toward the area

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 6 of 34

residents. Also, uses which are compatible with the rural environment
and/or recreation oriented would be appropriate. This could include a
broad range of uses from equestrian stables such as that approved by a
conditional use permit for property on Old Munds Highway, to overnight
lodging facilities geared toward recreational use of adjacent Forest
Service land. The commercially zoned land could also be a good
location for siting some of the owner/operator businesses which are
currently operated as home occupations within the subdivision, but
which exceed the limits of these uses as provided by the Zoning
Ordinance. Due to the prominent location of the existing commercially
zoned land, any development should conform to specific design and
appearance criteria. Due to the significant amount of commercially
zoned property already in the study area, there does not seem to be a
need for any additional commercial land.

Industrial
There is currently no industrially zoned land within the study area
and no legally established industrial uses. Generally, locating these
uses within the established city limits is more desirable due to the
availability of fire protection, water and sewer service, and other
amenities.

Design Review
In order to protect and enhance the visual quality of certain areas, a
special Design Review Overlay (DRO) Zone may be adopted by the Board
of Supervisors. Specific guidelines for development must be adopted as
part of the DRO and would address acceptable architectural and design
styles; materials, textures and colors for buildings, structures and
signs; and additional landscaping and open space standards. Where
adopted, the DRO guidelines are applicable only to multiple family
developments, commercial or industrial establishments, and public or
semi-public uses and all signing for such uses.

Home Occupations
Home occupations are permitted in both the General and RS Zones if
they do not change the residential character of the property, if there
are no outside employees, and if there is no undue impact on
neighboring properties. A permit is required for such uses, issued by
the Department of Community Development.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 7 of 34

Open Space
Most of the recreational land use occurs on National Forest land.
Although a questionnaire circulated to Mountainaire residents
indicated a strong desire for a community park in the subdivision,
there is at present no publicly-owned land available for such a use.
Also, given the significant amount of public land surrounding the
study area there does not appear to be a significant need for a County
park at this time. There are other concerns with current and future
use of the Forest Service land, e.g. grazing and timer sales, which
need to consider the human use of the land and potential impacts on
the residential areas.

Forest Service Exchange Lands
The Coconino National Forest currently has land within the study area
(Sections 17 and 20) identified in their Base-in-Exchange Program and,
in fact, there is a tentative trade pending. The land identified for
trade is in the northwestern corner of the study area. This land is
currently zoned OS (Open Space). When it does become privately owned
it will have to go through the rezoning process. Due to the location
of the property adjacent to I-17 and directly south of Flagstaff
Pulliam Airport there is potential for major development of the
property. Since the proposed trade also includes Forest land
contiguous to the Section within the study area but within the City of
Flagstaff Corporate boundaries, it is possible that a new owner might
pursue annexation prior to or in conjunction with a development plan.
Factors which need to be considered with future development proposals
for this property include: location at "gateway" to Flagstaff,
compatibility with adjacent land uses (i.e. airport), location of
Runway Protection Zones, access, and ability to provide adequate
infrastructure. In light of the wide range in potential development of
this property, it is possible that the policies adopted with this plan
may seem unduly restrictive at some future date. It is possible that a
plan amendment would be appropriate to accommodate a viable
development plan for this property.
The two smaller pieces available for trade in Section 20 should be
limited to rezoning which allow development subject to the same
conditions as the existing private property in this section.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 8 of 34

Land Use Policies
Single Family Residential
1.
Within the Mountainaire subdivision, property owners shall be
encouraged to combine adjacent lots where feasible to alleviate the
problem of inadequate site area for the establishment of septic
systems.
2.
Within the Mountainaire subdivision, where nonconforming mobile
homes are existing when they are eventually removed they should be
replaced with site built or modular homes in conformance with the
current zoning.
3.
On the private inholdings which can be accessed only by U.S.
Forest Service roads the current very low density residential zoning
shall be maintained.
4.
Rezoning to accommodate higher densities shall not be
considered except in conjunction with a subdivision plat.
5.
New subdivision proposals shall be scrutinized with primary
concern placed on water availability, wastewater disposal and access.
Any new subdivision proposals with parcels less than 2 ½ acres average
lot size shall conform with all requirements of the Subdivision
Ordinance.
6.
Any development proposing a density of between one (1) unit per
2 ½ acres through one (1) unit per 1 acre shall be approved through
the PRD (Planned Residential Development) zoning process. In addition
to the requirements specified in Section 13.2 (PRD) of the Zoning
Ordinance, the following development requirements shall also apply:
a. Open Space: PRD developments located in treed areas shall
have a minimum of 35% open space. In treeless areas, greater open
space percentages shall be encouraged. All lots shall have,
either direct or via easement, access to open space areas. Access
to adjacent Forest Service land should be incorporated into the
Open Space area.
b. Vegetation: Preserving the natural vegetation of the area
should be encouraged at all times.
c. Density: Maximum density determination shall be made on a
case by case basis considering open space requirements,
environmental determinants, physical constraints, sewage
disposal, and vegetative cover. No development shall have a
density greater than one (1) unit per acre.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 9 of 34

d. Floodplain: No development shall be allowed in County
restricted floodplains. Floodplain areas shall be reserved for
open space and pedestrian/equestrian easements.
e. Lighting: Outdoor lighting shall be discouraged, but, if
outdoor lighting is provided, it shall be low pressure sodium.
f. Development Concept: All PRD's with an underlying theme or
concept shall be compatible with the rural residential character
of Mountainaire.
g. Livestock: The Planning and Zoning Commission and the Board
of Supervisors shall require all new subdivisions or development
in the Planning Area adjacent to Federal lands to provide
adequate protection from livestock intrusion using Forest Service
fencing standards or equal.

Multiple Family Developments
1.
Multiple family developments shall be limited to areas with
access directly from a major arterial (Highway 17) or collector street
(Mountainaire Road).
2.
Multiple family developments shall not exceed a density of ten
(10) units per acre and shall be done through the PRD zoning process.
The development requirements outlined above shall be applied.
3.
Multiple family developments must conform to specific design
review guidelines adopted with the Mountainaire DRO (Design Review
Overlay) Zone. These guidelines shall address building design, site
planning, landscaping and signing.
4.
Multiple family developments should be designed with smaller
units (e.g. duplexes or triplexes) as opposed to large apartment
buildings.

Mobile Home Parks
1.
The future development of mobile home parks shall be
discouraged within the study area unless density limits and other
criteria of the single family residential policies adopted with this
Plan can be met.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 10 of 34

Commercial
1.
Development of existing commercially-zoned areas should be
limited to low water consuming uses, neighborhood-type commercial
businesses rather than those proposing regional commercial uses. Also
uses consistent with the rural area, and, developments which show
sensitivity to the natural environment may be appropriate. Examples of
desirable future commercial uses include, but are not limited to:
hardware store, daycare center, rental cabins. Desirable and
undesirable future commercial uses are listed in Appendix A of this
Plan.
2.
Commercial rezonings for spot and strip commercial development
are strongly discouraged. New commercial rezonings are not
recommended.
3.
Future commercial development must conform to specific Design
Review guidelines adopted with the Mountainaire DRO (Design Review
Overlay) Zone. These guidelines which address building design, site
planning, landscaping, signing, lighting, and screening are set forth
in Appendix B of the Plan.
4.
All commercial development accessed off a paved road should
require paved access and parking lot.

Industrial
1.
Industrial rezonings are considered inappropriate and shall be
discouraged within the study area.

Other Factors
1.
Any development along the I-17 corridor should be given careful
consideration, due to its "gateway" location, to insure that such
developments are compatible and attractive.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 11 of 34

NATURAL RESOURCES & ENVIRONMENTAL QUALITY
General Physical Characteristics
The natural environment of the study area is typical of Flagstaff and
surrounding areas. Vegetation is predominantly ponderosa pine with
gamble oak and some pinon and juniper. Grasses in the area include
Arizona fescue and blue gramma. Elevations range from 6740 to 7100'.
Soils in the area support such uses as timber production, summer
rangeland, wildlife habitat, and recreation. Annual precipitation
ranges for 18-26 inches. The private land within the study area is
located in and around open meadows or "parks." Mountainaire
subdivision, however, is more varied, commencing in the flat
floodplain area at its west end then making a rise of 140 ft. and
leveling out on top of the ridge. Basalt outcroppings are frequent
throughout the study area. The most predominant of the limestone
escarpments is found in the Schoolhouse Draw area which bisects the
northern portion of the study area in an east-west direction.
Schoolhouse Draw is one of the two major drainages within the study
area. The majority of the Mountainaire subdivision (the Westerly
portion) drains into Schoolhouse Draw which is a major tributary to
Pumphouse Wash. Pumphouse Wash runs along the western boundary of the
study area, paralleling I-17 and crossing under the Interstate
approximately one-half mile north of the Kachina Village/Mountainaire
Interchange. Pumphouse Wash ultimately feeds into Oak Creek.
Priest Draw is the second major drainage, commencing southeast of
Mountainaire. Most of the eastern portion of the study area south of
Schoolhouse Draw runs into Priest Draw which merges with Howard Draw
and feeds into Lower Lake Mary.

Air Quality
Air quality problems within the study area are generally limited to
dust, woodstove smoke and smoke from the controlled slash burns on
Forest Service land. The air quality problem is most severe in the
winter time and in the low area near the interstate. With the
exception of the Mountainaire access road, all roads in the study area
are dirt or cinder. Due to the relative low density in the outlying
areas, dust is not a major problem except within the Mountainaire
subdivision propber. Under current standards, subdivisions with a
density less than 1 unit per 2 ½ acres must provide paved roads.
Methods of addressing the current dust problem include the formation
of a dust control or paving district. The Arizona Department of
Environmental Quality has enforcement jurisdiction over air quality
standards. State law requires that municipalities and counties take
"reasonable measures" to mitigate dust. Governments may be cited by
ADEQ or the EPA if roads in their jurisdiction are in violation of
applicable standards.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 12 of 34

In regard to woodstove smoke, the problem has been partially addressed
through more stringent standards required by EPA for all new
woodstoves sold after January 1989; even more restrictive emission
standards will go into effect in July, 1991. There are no provisions,
however, for retrofitting or replacing older models. The Committee
also identified coal burning as a nuisance due to the acrid sulphur
emissions and the general lack of adequate scrubbers on residential
coal-burning units. Smoke from the controlled burns of slash on forest
Service land has been an intermittent problem over the past few years.
However, the Forest Service is addressing the issue through air
quality control measures.

Aesthetics
Much of the attraction for current and future residents to make their
homes within the study area is the natural environment which provides
a rural atmosphere conducive to a particular lifestyle. Protection and
maintenance of these intrinsic qualities is necessary for preserving
this rural way of life. Aesthetic considerations gain further
importance when considering that a four-mile stretch of the study area
parallels I-17 and could be considered as a "gateway" to the City of
Flagstaff. One way of maintaining the rural character is through the
adoption of a Design Review Overlay Zone with specific design
guidelines which would address appropriated architectural style and
design, materials, textures, colors and lighting. These standards can
be applied to buildings, structures, signs, landscaping, site layout
and use relationships for multi-family, commercial and public or semipublic uses.

Lighting
One aspect of the rural environment enjoyed by residents within the
study area is the relatively unspoiled night skyview. Light pollution
has not been a major problem, although with further development in the
area, such degradation is a possibility. Outdoor area lighting within
the study area must comply with the County Lighting Ordinance. Due to
Flagstaff's reputation as an outstanding area for astronomical
observation, the lighting ordinance was developed in an attempt to
protect the observatories and still provide for reasonable growth.
Other purposes served by the Ordinance are energy conservation and
elimination of unnecessary glare. The Ordinance requirements emphasize
the use of low pressure sodium lighting and the shielding of fixtures
to prevent escape of direct illumination onto adjacent properties. The
County is divided into four lighting zones with decreasing
requirements as distance from the observatories increases. The
majority of the study area is in Zone II, due to its proximity to the
Naval Observatory located approximately 6 miles northwest on I-40 and
also the Lowell Observatory on Anderson Mesa, approximately 4 ½ miles
to the east. The southwesterly portion of the study area is in Zone
III.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 13 of 34

Forest Issues
The public land, which comprises the largest portion of the study
area, is under the jurisdiction of the Coconino National Forest. The
primary uses of this forest land have been grazing, timber harvesting,
recreation, fuelwood cutting and hunting. Impacts of these uses are
felt throughout the study area. There have been problems with
trespassing onto private land by both cows and humans. This becomes a
major concern when it involves hunters, who are either unaware of the
private ownership or don't care. Perimeter fencing to keep cattle out
is the responsibility of the private property owner. Although timber
harvesting will remain ongoing within the area, no new timber sales
are planned in the study area for the next twenty years. There will
continue to be prescribed burning and mistletoe control. Other impacts
created by these major uses of Forest Land deal with disturbance of
vegetation and wildlife habitat and increase in soil erosion. Keeping
recreational users and hunters restricted to existing roads and trails
would help tremendously, especially with motorized ORVs (off road
vehicles). Continuing the policy of rotating grazing areas for cattle
probably helps to some extent. Stricter enforcement of the
restrictions on fuelwood cutting could help to decrease illegal
cutting, which in turn could mitigate destruction of wildlife
habitats.

Environmental Policies
1.
Residents shall be encouraged to buy low particulate emissive
woodstoves and/or retrofit existing units to minimize particulate
emissions (e.g. by adding catalytic converter).
2.
The County and fire district are encouraged to disseminate
information on the proper use of woodstoves to reduce air pollution.
3.

The use of coal as a heating fuel is discouraged.

4.
Dust evaluation and mitigation measures shall be incorporated
into the subdivision and major development review and approval
process.
5.
The County shall encourage, through the provision of
information, the formation of a road improvement district as a means
of resolving dust problems.
6.
The County Highway Department should pursue aggressive dust
control efforts on existing unpaved roads within the Mountainaire
Subdivision.
7.
The County shall adopt the Design Review Guidelines included
with this plan for application to all commercial, multiple family, and
public or semi-public uses.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 14 of 34

8.
The County shall adopt a landscape amendment, emphasizing the
use of native and drought tolerant plant species and encouraging the
retention of existing native vegetation.
9.
The use of underground electric and communication lines should
be required in all new commercial and multiple family developments and
all subdivisions with parcel sizes under five (5) acres.
10.
All residential lighting shall be encouraged to conform with
the provisions for shielding required for astronomical Zone II.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 15 of 34

WATER QUALITY & QUANTITY
Surface Water
The study area is somewhat unique in that it is located in two
watersheds, Oak Creek and Lower Lake Mary. Both of these watersheds
are significant, Oak Creek having been designated as a unique water by
the Arizona Department of Environmental Quality (ADEQ) and Lower Lake
Mary serving as one of the City of Flagstaff's main water sources.
Thus, discharges into their tributaries are of great concern.
Discharges are permitted by a National Pollution Discharge Elimination
System (NPDES) Permit issued by ADEQ (Arizona Department of
Environmental Quality). Water discharges must conform to state and
federal quality requirements for nitrates, fecal coliform, biochemical
oxygen demand (BOD) and suspended solids. Monitoring also includes
testing for viral diseases and heavy metals such as lead, mercury or
arsenic. The Oak Creek Water Quality Management Plan, which was
adopted in 1984 as an amendment to the NACOG (Northern Arizona Council
of Governments) 208 Plan provided that "No new NPDES permits should be
issued for direct discharges into Oak Creek or its tributaries." NPDES
permits regulate point source discharges but there is currently no
formal regulation of non-point source pollutants. These could include
runoff from failing septics, grazing and timber activity on Forest
Service land, and oil and other residue from roadways.
The Federal Emergency Management Agency (FEMA) has designated six (6)
drainage areas as subject to 100-year flooding. These include
Schoolhouse Draw, Pumphouse Wash, Priest Draw and three unnamed
washes. Two drain into Howard Draw on the east side of the study area
and the third is the floodplain area bordering the western edge of
Mountainaire draining into Schoolhouse Draw. No detailed flood studies
have been done for any of these areas.

Groundwater
Groundwater is found in the regional aquifer. The one existing well
within the local water utility's system is 800 feet deep. Due to the
depth to groundwater, potential contaminants tend to be filtered out
through the percolation process. The main water quality problem has
been complaints of turbidity. Some concerns have been expressed by
area residents regarding the concentration of septic systems in
Mountainaire.
Water quantity, however, has become of great concern to on-line
customers. The problems experienced range from low pressure to no
water due to line breaks and shutdowns. The system currently serves
approximately 430 customers (meters) and, given current well
production and storage capacity, will be at its maximum level at 500

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 16 of 34

connections. The owner of the water company estimates that this figure
will be reached sometime in 1996-97. Although not all of the study
area is within the franchise boundaries of the Ponderosa Utility
Corporation, the private water company, virtually all developed
properties obtain their water from it, either by direct line
connection or through hauling.
The single well which serves the system produces at a rate of 125
gallons per minute (gpm), according to the operator. This was
increased from 90 gpm within the last year with the upgrading of the
submersible pump. The well is located northwest of the Mountainaire
subdivision in the flat meadow area. There is a total of 175,000
gallons of storage and usage averages 90,000 gallons per day (gpd).
There are three small storage tanks at the well site (6500, 7500 and
8500 gallons). Water is pumped from the three storage tanks to the
main 125,000 gallon storage facility at the Kiowa Street station which
is the primary station supplying the entire system. The other storage
facility is in the highest zone in the service area at the northeast
corner of the subdivision on Fox Street. A standpipe for water sales
is at the Fox Street station. There is a 1" meter affixed to the
standpipe and it is counted as one customer, although several
households are hauling from the site to areas outside the certificated
boundaries.
Initially the system wasn't designed to handle fire flow, but some of
the lines have been upgraded and there are 6 hydrants on-line. Other
upgrades to the system include the installation of clean-outs at deadend lines and the addition of five valves so that only partial shutdowns occur when repairs are needed.

Future Expansion
Due to the impending maximization of the system, the water company
officials are trying to get approval for rate increases to finance
construction of a new well. Preliminary investigations have commenced
for finding an adequate well site. Water company officials speculate
that the addition of a new well onto the system could serve 400-500
more households, depending on capacity. In the meantime, the utility
needs to add more storage to meet the minimum 24-hr. reserve required
by ADEQ to help alleviate current problems.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 17 of 34

Since the current system was not designed to accommodate high
intensity commercial water users or multi-family developments, in all
likelihood such uses would have to develop their own well and water
system. Those parcels outside of the certificated area, if developed
under the current low density zoning, will most likely continue to
rely on hauled water rather than go to the expense of establishing
private wells.
Due to the expense involved in line extensions it is probably not
cost-effective to expand the certificated area and run lines to the
outlying inholdings.

Policies
1.
users.

Commercial development shall be limited to low-volume water

2.
Use of water conserving plumbing fixtures shall be required
for all commercial and multi-family development and encouraged for
single family development.
3.
The use of drought tolerant/low water using plants shall be
required for landscaping for all development other than single family
dwellings and encouraged for single family development.
4.
The Department of Water Resources (DWR) shall be encouraged to
conduct a comprehensive hydrology study of Pumphouse Wash, Schoolhouse
Draw, and the unnamed floodplain bordering the west end of
Mountainaire.
5.
Substantiation of a reliable water supply for domestic use and
fire flow shall be required prior to County approval of subdivisions,
multiple family, or commercial developments.
6.
The County shall take into consideration the potential for
non-point source pollutants when reviewing applications for major
developments.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 18 of 34

WASTEWATER
One of the biggest problems within Mountainaire subdivision is
wastewater disposal. Although respondents to the questionnaire rated
sewage in a tie for sixth place (it tied with building and fire code
enforcement) out of 8 problem issues, it is truly a bigger problem
than many of the others due to limitations on feasible solutions.
Also, since the questionnaire was primarily distributed to residents,
the results do not reflect the views of owners of vacant land, much of
which is vacant due to the inability of the sites to accommodate an
individual disposal system. Since the average lot size is 5,000 square
feet, the developable area is already limited just by size alone.
Further constraints are the geological conditions in the area
including rock and impervious soils which will not percolate.
Units 1, 2 and 3 of Mountainaire were recorded in 1960, 1961 and 1962
respectively and apparently obtained State approval for individual
septic systems. Unit 4, which was recorded in 1964, was approved by
the State Bureau of Environmental Health for the use of septic tanks
on only a temporary basis, until a proposed community sewer system and
treatment facility was developed (this of course never happened). Unit
5 was recorded in 1964 without any State approval for water service or
wastewater disposal. In 1983, 30 of the original 119 lots in Unit 5
were resubdivided into 20 lots averaging 7,500 square feet in size.
Several other lots, which were not a part of the resubdivision, have
also been combined in order to have enough land to facilitate the
siting of a septic system. For lots which cannot accommodate a
conventional septic tank leach field system, an alternate on-site
system may be acceptable.
Septic failures are of concern due to the potential threat to public
health and possibility of surface or groundwater contamination. The
average life expectancy of a conventional septic system is 20-40
years. With the age of the subdivision reaching the 30-year mark,
there will probably be an increasing number of failures annually. The
County Environmental Health Department issues repair permits, but has
speculated that county-wide only about 25% of failed septic systems
obtain the requisite permits.
In addition to the possible contamination of surface and groundwater
through failing septic systems, there is also a concern of degradation
of water quality merely by the large number of septic tanks
concentrated in one area. The Arizona Department of Environmental
Quality currently identifies acceptable discharge levels at 1200
gallons per day per acre (approximately three, 2-bedroom residences).
With the current density allowed by zoning, Mountainaire could well
exceed this level by 125 to 150 percent. The groundwater quality is
monitored by the State through requirements on the local water
utility. To date there have been no violations of acceptable nitrate
levels, which would indicate contamination. This is no doubt in part

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 19 of 34

due to the distance of the water table (approximately 1000 feet) and
the ability for impurities to be filtered out. Mountainaire has not
yet been identified as a special study area by ADEQ, but due to the
density and number of system failures, it is possible it could be
designated such at some future time. If groundwater degradation was
found, the State would require a remedy, through legal action if
necessary.
There are really no easy answers for resolving the wastewater disposal
problems. The most obvious is of course the development of a community
sewer system and treatment plant which was proposed almost 30 years
ago with the subdivision of Unit 4. The biggest problem with this is
cost. Estimates for the cost of a system range from 2 to 5 million
dollars for wastewater disposal and treatment works (not including a
collection system). If a system similar to Kachina Village were
designed with a wetlands/marsh area, some funding may be available
through the federal government. Procedurally, a special improvement
district would have to be formed with over 50% of the property owners
voting in favor. Costs would be assessed per lot. The financial
feasibility is questionable due in part to the relative minimal
investment many property owners have in their lots when compared with
possible assessments. This is particularly ture for absentee landlords
who do not personally experience the frustrations of a failed system.
Another alternative which has been suggested involves the clustering
of failing systems and transporting the effluent to a community
treatment facility which would include an oversize leach field.
Problems involved in this are available site location and costs, which
would only be shared by a portion of the community. This method and
continual repair of failing systems are both really only band-aid
approaches toward resolving the problem.
or the outlying areas on-site wastewater disposal is not as big of a
problem. Although many of the areas share the same physical
constraints of clay soils and rock, the parcels are generally large
enough that suitable soil conditions can be found somewhere to
accommodate a system.
In regard to future commercial and higher density residential
developments, these would have to meet all current State and County
health department requirements. If a development were to be proposed
near Mountainaire which would include a community sewer system, some
incentives could be provided to include Mountainaire on a system. Such
a joint venture could go a long way toward off-setting the otherwise
extreme costs.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 20 of 34

Policies
1.
The County shall require that all building permit applications
for new construction and expansion of existing structures include a
complete site plan showing the location of the septic tank and leach
field.
2.
In an effort to decrease the number and intensity of failures,
the County shall work with residents within Mountainaire in providing
information regarding proper maintenance of septic systems and
information on low-flush toilets and low water using appliances.
3.
All new development shall conform with all Federal, State and
County requirements for wastewater disposal. No development shall be
considered unless adequate sewage disposal facilities can be provided.
4.
Where feasible, any projects approved with wastewater treatment
plants should be required to reuse wastewater for irrigation purposes
subject to ADEQ approval.
5.
Review and approval of any subdivisions or major developments
proposing a sewer treatment facility shall consider the feasibility of
developing a system which could include Mountainaire. Amendments to
increase this Plan's density policies may be appropriate if such an
alternative would be accommodated.
6.
The County Health and Building Departments shall continue to
enforce the policy requiring upgrading septic systems for bedroom
additions.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 21 of 34

ROADS
Roads within the study area are a mix of County Roads (Mountainaire
Road and those within the Mountainaire subdivision), Forest Service
Roads (providing access to the outlying areas), a Forest Service road
maintained by the County under a cooperative agreement (Old Munds
Highway), and private easements providing access to the parcels in the
outlying and unsubdivided areas.
The County is responsible for maintenance on the roads serving the
majority of residences within the study area. Although the roads
within Mountainaire subdivision are dedicated and accepted County
roads, they do not meet current standards for grade or surfacing. The
County has a five-year plan to identify roads that warrant major
improvements. Road improvements included in the 5-year plan are
primarily correction of design problems, and major maintenance
projects (e.g. chip-seal, resurfacing). To make this determination,
the County looks at average daily traffic counts, maintenance
classification, school bus routes, and road rating. No roads within
the study area are included in the current five (5) year plan.
The Forest Service roads within the study area provide access to the
outlying parcels. These public roads are also used by recreationists,
hunters, fuel wood gatherers and loggers. Forest Service roads obtain
only minimal maintenance. One issue which complicates future
development of the outlying area is the fact that Forest Service roads
cannot be considered permanent legal access roads per State
subdivision laws. The Forest Service has plans for closure and
obliteration of some of their roads with the study area. None of the
changes should affect access to the outlying areas.
The majority of private access easements are found in Section 26, in
the area commonly known as Woodland Estates. This quarter-section of
residential lots is probably the most remote with the study area with
year-round residents. Other areas with private easements are in
Section 20 for access off Old Munds Highway and Section 34.
Maintenance of private access easements is the responsibility of
property owners.
Roads and associated dust pollution was ranked number 1 out of 8
problem areas by respondents to the survey. Mountainaire Road is the
only paved road in the study area. The 4.71 miles of roads within the
subdivision are cinder roads and this, coupled with the high
residential density and its attendant traffic, make dust control a
major concern to the residents. One method for addressing the dust
problem as it relates to roads is the formation of improvement
districts. Two alternatives discussed by the Committee were paving and
dust control districts. There are currently no dust control districts
in Coconino County so the actual operation of such would have to be
determined through the formation process. However, the intent of such

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 22 of 34

a district is that the property owners are taxed for the cost of
materials and applications of dust palliatives not currently included
in the County's maintenance program. Frequency of application would
depend on stability of the materials used and costs. Formation of a
special improvement district must be initiated by the property owners
and requires consent of over 50% of owners within the project
boundaries. Although paving is generally considered the most cost
effective long-term means for dust suppression, a specific costbenefit analysis has not been done for paving vs. other dust
mitigation methods for the Mountainaire subdivision. Some of the
committee members had concerns about paving, due to the grade of some
of the roads and their feeling that this may increase the potential
for hazardous conditions in the winter months (e.g. ice buildups). If
the roads were to be paved, all other current design standards (such
as grade) could not feasibly be met due to existing development.
Another factor to consider in weighing the pros and cons of paving vs.
dust control is the time frame. With an improvement district for
paving, the cost is a one-time expense, spread out over a specified
time period (10 or 20 years). With a dust control district, expenses
would be ongoing permanently and would most likely increase with
inflation, changes in palliative technology, and in response to
continuing stringent EPA requirements. A third aspect of paving vs.
other dust control is with the maintenance. There is generally a
trade-off of less grading with the application of a palliative since
the grading would disturb its usefulness. A decision regarding
frequency of treatments would have to be made.
According to the survey results, over 57% of respondents favored the
paving of roads in Mountainaire. Of those, 74% would be willing to pay
a special district assessment. Over 80% of the respondents favored the
oiling of more roads in Mountainaire and of those, over 82% would be
willing to pay a special assessment. It should be noted that the
survey was circulated among the residents of Mountainaire, not all of
whom are property owners.
In addition to dust as an issue with roads, the lack of an identified
secondary access road is of concern, primarily in the case of
emergency situations. Existing Forest Service roads which tie in with
Old Munds Highway both north and south of Mountainaire provide some
mitigation to this problem. However, minimal maintenance and lack of
signing on these roads, along with the fact that many residents
probably don't even know they exist, indicate a need for a thorough
plan to address this key issue.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 23 of 34

Policies
1.
Developers shall be responsible for road improvements necessary
to provide safe and adequate access to proposed developments.
2.
The impact of proposed developments on the existing roadway
network shall be evaluated prior to approval and, if necessary,
conditions of approval shall be stipulated to mitigate impacts.
3.
Developments proposing heavy through traffic in residential
neighborhoods shall be strongly discouraged.
4.
Adequate off-street parking shall be required for all new
developments.
5.
All new subdivisions within the study area shall be developed
in accordance with Section 6.4 of the County Subdivision Ordinance.
Subdivisions with parcel sizes of 2 ½ acres or greater may be granted
a waiver from the paving requirement if the roadways are to be
privately owned and maintained.
6.
All roadways shall be developed and maintained so as to provide
adequate access for emergency vehicles.
7.
The County shall pursue investigation of potential alternatives
for development of a secondary emergency access road.
8.
A secondary access road shall be required for any major
development for which Mountainaire road provides the primary access.
9.
The County roads within the Mountainaire Study Area shall be
assessed for inclusion within the County Highway Department 5-year
plan.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 24 of 34

SPECIAL CONSIDERATIONS
Fire Protection
The entire Mountainaire Study Area is within the boundaries of the
Mountainaire Fire District which is served by a volunteer fire
department. The Forest Service has primary jurisdiction for fire
prevention/supression on the forest land within the study area.
However, the Mountainaire Fire Department also responds to wildland
fires, particularly those endangering the private lands. The major
concern of the Fire Department is the need for a secondary access out
of the Mountainaire subdivision. Due to the high density of
residential development in such a concentrated area, problems could
arise if there was ever a need to evacuate the community or if
Mountainaire Road were blocked for any period of time. Inadequacy of
the water supply and the lack of 24-hour coverage by the Fire
Department are the other two main concerns. The Committee shared this
concern regarding the lack of 24-hour coverage for both fire
protection and emergency medical and supported changes to the fire
district operations to address these matters. Other issues related to
fire protection include adequate display of addresses on homes, the
use of wood shake shingles and rough-cut lumber, cleared areas around
homes, separation of woodpiles, implementation of the Uniform Fire
Code for new construction, and public education regarding fire safety
and prevention.
The Mountainaire Fire District is participating on the Ponderosa Fire
Advisory Council (PFAC) which is developing rural fire protection
standards to be implemented County-wide, with some tailoring to meet
the special needs of the individual districts. The Mountainaire Fire
District is also anticipating developing a Wildland-Urban Interface
Plan with the Forest Service which would address specific concerns and
policies for implementation within the District. The plan would
include prevention, presuppression and suppression strategies.

Policies
1.
The County shall work with the Ponderosa Fire Advisory Council
in adopting and implementing uniform fire protection standards for
rural areas.
2.
The use of shake shingle roofs and rough-cut lumber shall be
discouraged.
3.
Property owners shall be encouraged to improve private
driveways and access roads to a width of 20 feet with an all weather
surface.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 25 of 34

4.
Property owners shall be encouraged to maintain their property
free of hazardous materials, debris, weeds, and other flammable
materials, and to maintain adequate separation between structures and
woodpiles.
5.
All new major development shall have ample emergency access. A
secondary access route shall be required for any major development for
which Mountainaire Road provides the primary access.
6.
The Mountainaire Fire District should be encouraged to
implement a fire prevention education program.
7.
The County shall require that all new major developments and
commercial properties comply with the provisions of the Uniform Fire
Code as adopted by the County.
8.
New developments, including subdivisions, major commercial and
multiple family, shall provide fire hydrants in accordance with County
subdivision standards and/or to the specifications of the Fire Chief.

Zoning Enforcement/Animal Control
Within the Mountainaire Study Area there are three types of zoning
violations which are predominant. These are unscreened and/or
excessive outdoor storage of building materials, household rubbish,
vehicle parts or accessories and unlicensed/inoperable vehicles;
commercial businesses within the residential zone without the
requisite home occupation permit; and keeping animals other than pets
in Mountainaire, e.g. poultry, goats, etc. Most of the study area is
located in the G (General) Zone which allows horses, poultry, rabbits
and other farm-type animals under certain limitations. However, such
animals are not permitted in the Mountainaire subdivision which is
located in the RS-6000 Zone. The exception is for 4-H projects.
Section 19.7-6 of the Zoning Ordinance allows for 4-H and similar
educational agricultural and/or animal husbandry projects to be
permitted in any zone. This has proven to be problematic in areas such
as Mountainaire, where the lots are relatively small for the keeping
of numerous farm-type animals. Generally in the County a minimum of
one (1) acre is required before such animals can be kept. The intent
and purpose of the 4-H exception is supported, but the vague language
needs to be clarified with possible limits on the number of animals
based on the size of the lot.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 26 of 34

Zoning enforcement in the County is done primarily on a complaintresponse basis. That is, once a complaint is filed the violation is
verified by a field investigation. Once a violation is confirmed,
notification and a deadline for compliance is given. If the violation
is not resolved, enforcement action culminates in a hearing before a
Hearing Officer who is authorized by State law to impose monetary
fines.
Another problem in the study area involves dogs running loose.
Although a leash law has been adopted by the County, unrestrained dogs
running loose continue to cause problems. A lack of staff results in
inadequate enforcement by County animal control officers.

Policies
1.
The County should help facilitate greater public awareness that
zoning regulations exist and will be enforced and violators fined.
2.

The County should strictly enforce the leash law.

3.
The County should encourage population control of domestic
animals by reducing the license fees for spayed or neutered pets.
4.
The 4-H exemption for the keeping of farm animals should be
clarified and expanded to include limitations on numbers based on the
size of the parcel.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 27 of 34

APPENDICES
Appendix "A" – Commercial Uses Listing
The following is the list of conditional uses allowed in the CG-10,000
(Commercial General) Zone from Section 11.1 of the Coconino County
Zoning Ordinance. In order to determine appropriate future commercial
development, the Committee considered each use individually. The
results are listed below, "yes" next to the listed use means it would
be appropriate for the area, "no" means the Committee determined it to
be an inappropriate use. This list does not include those uses which
are permitted in the CG-10,000 Zone without a conditional use permit.
General Commercial Uses
Auction houses/store
no
Auto lubrication and oil change operation
no
Automotive repair garag
yes
Automotive service station
no
Automobile sales and services, including rental agencies
no
Bakeries, wholesale
no
Boat and camper sales and services
no
Bowling alleys and billiard halls
no
Campgrounds
no
Car washes
no
Ceramic studio with outdoor kiln
yes
Cocktail lounges and bars
no
Contractor's yards
no
Convenience market
no
Drive-in theaters
no
Farm implement and machine sales, rental and repairs
yes
Feed stores
yes
Hotels and motels - yes, subject to restrictions
Laundry pick-up and delivery agencies and self-service laundries
yes, with water-conserving plumbing devices
Mortuaries
no
Motorcycle sales and service
no
Nurseries and garden supply stores
no
Public storage facilities (mini-storages)
yes, with conditions
Recreational vehicle sales and service
no
Recreational vehicle and travel trailer parks
no
Skating rinks
no
Stone and monument yards
no
Theatres
no
Tire sales and service
no
Truck and trailer rental, sales and service
no
Veterinarian office and small animal hospitals
yes
Vehicular storage yards
no

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 28 of 34

Public and Semi-Public Uses
Day care centers and preschools
yes
Churches
yes
Clubs and lodges including YMCA, YWCA and similar youth group uses
yes
Convalescent homes and hospital
no
Educational institutions, public or private
yes
Libraries and museums, public or private
yes
Parks and recreational facilities, public or private, including
tennis, racquetball and handball clubs and facilities
yes, with
conditions
Public utility installations
yes

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 29 of 34

Appendix "B" – Design Review Overlay Guidelines
For the Mountainaire Study Area
I.

Building and Site Design
1.
Building design shall consider the surrounding natural
environment and be consistent with the rural character of the
area.
2.
External building materials should be compatible with the
natural landscape. Examples are native stone, logs and wood. Use
of highly reflective metals, plastic and fiberglass is not
permitted except where demonstrated that such materials are
desirable for the type of use proposed (e.g. greenhouses).
3.
Earthtone colors that blend with the surrounding natural
environment shall be utilized. Roofs must meet the color
requirements as well.
4.
Buildings and structures (not including signs) shall be
limited to a maximum height of two (2) stories or 30 feet above
grade.
5.
Developments shall be designed to include smaller,
clustered buildings rather than single massive structures which
would detract from the rural character of the area and obliterate
the natural viewshed.
6.
The siting of structures shall take into consideration the
natural physical features of the property. Existing vegetation
shall be retained to the extent possible and natural grades
should not be significantly modified.
7.
Sufficient setbacks providing access to light, air,
landscaping and views shall be incorporated into site plan
design. Minimum setback requirements of the Coconino County
Zoning Ordinance shall be maintained.
8.
Vehicle and pedestrian ways shall be clearly delineated to
prevent congestion and conflicts. Service vehicle areas shall be
located such that they are screened from view of public ways and
private property.
9.
Utilities such as meter boxes, mechanical installations
and trash containers shall be screened with landscaping and
materials complementary to the building design. On-site
electrical wiring shall be underground.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 30 of 34

10.
Landscaping shall be provided in all required front and
street side setback areas and should emphasize the use of
drought-tolerant and native plants.
11.
All outdoor lighting shall comply with the requirements
set forth in Section 17 of the Zoning Ordinance for Zone II. In
addition to these requirements, all fixtures shall be fully
shielded. Light standards shall not exceed a maximum height of 15
feet.
12.
Site coverage shall not exceed 35% of gross acreage in
impervious surface areas. Impervious surface is defined as all
buildings, and paved areas including parking lots, driveways,
roads, sidewalks, and any other impervious surfaces that do not
allow water absorption.
II.

Signs
1.
All provisions of Section 16, Signs, shall be applicable
except as may be modified herein.
2.
Signs shall not be attached to or painted on natural
objects such as trees or rocks
3.
Portable sandwich-typed signs shall not be permitted
except for real estate "open house" signs identifying property
which is for sale or lease.
4.
Signs with highly reflective surfaces or bright metal
shall not be permitted.
5.
Sign colors shall be muted and shall be consistent with
the architectural style of the building or portion thereof to
which it relates.
6.
All lighted signs shall be lighted by means of internal
illumination; however, externally lighted signs may be permitted
for signs constructed of natural materials providing such
lighting is directed downward and is shielded so that direct rays
do not project above the horizontal or reflect onto adjacent
properties or rights-of-way.
7.
For each use, one single-faced wall or canopy sign, not
exceeding one square foot for each lineal foot of building
frontage or portion thereof, may be placed on each side of the
building fronting on a street, parking lot or mall up to a
maximum of 50 square feet per sign; provided, however, there
shall be no more than two such signs per use. A minimum sign area
of 20 square feet is permitted for any business.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 31 of 34

8.
For each property, one freestanding sign 20 feet in area
for each street frontage; provided, however, that there be no
more than one sign per lot or parcel of land except for corner
lots where a maximum of two such signs will be permitted. Where
more than one business is being conducted on a single lot or
parcel of land, the permitted sign area for each business shall
be combined up to a maximum combined area of 60 square feet.
9.
The maximum height of a freestanding sign shall be eight
feet above grade
10.
The base of a freestanding sign shall be located in a
planter box or landscaped area.

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 32 of 34

Appendix "C" – Resident Survey Results
Mountainaire Questionnaire 2/90
1.

How many years have you lived in Mountainaire?

2.

On what street is your property?

Avg. 6.7

3.
What are some of the problems and issues you see in the
Mountainaire area? Please rank with #1 as most important, #2 second,
etc.
Ranking:
4.5
3.0
4.3
3.8
1.8
4.5
3.2
5.1

(Lowest Numeric Value is of Most Concern)
Sewage
Land Use or Zoning
Water
Junk Cars
Roads & Dust Pollution
Building & Fire Code Enforcement
Loose Dogs
Emergency Services

4.
Do you feel the following public services are adequate and meet
your needs?
a. Water

Yes 76.0%

No 24.0%

b. Fire Protection

Yes 90.3%

No 9.7%

c. Emergency Medical

Yes 84.8%

No 15.2%

d. Police Protection

Yes 81.1%

No 18.9%

e. Should there be a Sewage System

Yes 35.1%

No 64.9%

5.
Do you feel there is a need for additional commercial land in
the Mountainaire area?
Yes 22.7%

No 77.3%

6.
Do you think there is a need for multiple family residential
developments (apts or townhouses)?
Yes 4.1%

No 95.9%

7.
Do you think the county should be more active in enforcing
zoning and fire code regulations?
Yes 64.8%

No 35.2%

8.
Do you feel that more of the roads in Mountainaire should be
paved?
Yes 57.3%

No 42.7%

If 'yes', would you be willing to pay a special district
assessment?
Yes 74.0%

No 26.0%

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 33 of 34

9.
Do you feel that more of the roads in Mountainaire should be
oiled (with EPA approved dust control materials)?
Yes 80.6%

No 19.4%

If 'yes', would you be willing to pay a special district
assessment?
Yes 82.3%

No 17.7%

10.
Concerning fire protection, currently we have a fire chief who
works 20 hours per week and the remaining coverage is volunteer fire
fighters. The volunteer coverage is mainly at night. Would you be
willing to pay an additional $20.00 per year for full time day
coverage?
Yes 80.6%

No 19.4%

11.
What do you feel is the most important environmental concern
in Mountainaire? Rank with #1 being the most important, #2 ,second,
etc.
Ranking

(Lowest Numeric Value is of Most Concern)

1.8
3.8
3.4
2.8
2.7
4.2
2.2
12.

Dust
Wildlife
Water Utility
Air Quality
Forest
Native Vegetation
Other

Do you feel there is a domestic animal control problem?

Yes 75.7%

No 24.3%

13.
Do you feel there is a need for a park in the Mountainaire
community?
Yes 61.6%

No 38.4%

14.
Are there any special characteristics of the Mountainaire
community which should be preserved?
15.

Do you want street lights in Mountainaire?

Yes 17.4%

No 82.6%

16.
Do you have any concerns about future single family housing
development?
Yes 60.0%

No 40.0%

Mountainaire Area Plan – Coconino County, Arizona – Adopted December 16, 1991 – Page 34 of 34