Development Booklet, Exhibit A

City of Chandler — Regular Meeting (2021-03-25)

Extracted text (via pymupdf) 44293 characters

Development Team
Developer
Diversified Partners
Scott Hintze
7500 E. McDonald Drive, Ste. 100A
Scottsdale, AZ 85250
Legal Representation
Pew & Lake, PLC
Reese L. Anderson & Jon Gillespie
1744 S. Val Vista Drive, Suite 217
Mesa, AZ 85204
Phone: (480) 461-4670
reese.anderson@pewandlake.com
Architect
RS Sherman Architecture
Robert S. Sherman
7416 Doe Ave.
Las Vegas, NV 89117
Civil Engineer & Landscape Architect
EPS Group
Daniel “Ox” Auxier
1130 N. Alma School Rd., Ste. 120
Mesa, AZ 85201
Rezoning Case Number: PLH20-0023
PECOS AND MCQUEEN RETAIL
Preliminary Development Plan
March 3, 2021

Contents
1.
Narrative ............................................................................................................................................... 3
2.
Aerial Map ........................................................................................................................................... 15
3.
Conceptual Site Plans .......................................................................................................................... 17
4.
Conceptual Phasing Plan ..................................................................................................................... 19
5.
Conceptual Daycare Mitigation Measures .......................................................................................... 21
6.
Conceptual Landscape Plan ................................................................................................................ 23
7.
Conceptual Building Elevations and Floor Plans ................................................................................. 25
8.
Wall Elevations and Site Details .......................................................................................................... 32
9.
Color and Materials Palette ................................................................................................................ 35
10. Preliminary Grading and Drainage Plan .............................................................................................. 37
11. Preliminary Plat ................................................................................................................................... 40
12. Perspective Renderings ....................................................................................................................... 42
13. Signage ................................................................................................................................................ 50

1. Narrative

PECOS AND MCQUEEN RETAIL
2
INTRODUCTION
Pew & Lake, PLC, on behalf of Diversified Partners, LLC, is pleased to submit this project
narrative and related exhibits in support of developing 3.54 net acres of vacant real property located
at the southwest corner of Pecos Road and McQueen Road in Chandler, Arizona (APN 303-28-
252C). The development would provide 18,106 sq. ft. of commercial improvements with
neighborhood commercial (C-1) type uses as more fully described in this narrative.
Both the northwest and northeast corners of the busy Pecos Road and McQueen Road intersection
are already developed with commercial retail and the southeast corner is currently vacant but has
commercial C-2 zoning. Figure 1 below provides an aerial of the subject property and surrounding
areas.
Figure 1 – Site Aerial

PECOS AND MCQUEEN RETAIL
3

REQUESTS
The specific requests to the City of Chandler include the following:
1.
Rezone the property from AG-1 to PAD with Neighborhood Commercial (C-1)
Uses; and
2.
Obtain approval of:
(a)
a new Preliminary Development Plan (“PDP”) for approximately 18,106 sq.
ft. of commercial improvements, including: (i) a 2,306 sq. ft. Starbuck’s
restaurant with a drive-through and patio, (ii) a 2,800 sq. ft. restaurant pad
with a drive-through, and (iii) a 13,000 sq. ft. daycare building, including
site layout and building architecture; and
(b)
a waiver to the amount of minimum square footage that must be constructed
in the first phase of construction due to the unique conditions and small size
of the property (See Section 35-1902(8)(c)(2)).
SITE CONDITIONS AND SURROUNDING PROPERTIES
As noted, the property is located at the southwest comer of Pecos Road and McQueen Road, which
are two significant arterial roads in the City of Chandler. The property is also approximately one-
half mile north of the McQueen Road and Loop 202 Freeway interchange. The site is
unremarkable in its topography and has been vacant for decades, which is why it still holds its
AG-1 zoning status from when this property was annexed into the City of Chandler. The current
zoning in the area is provided on Figure 2 below.
Figure 2 – Existing Zoning Map

PECOS AND MCQUEEN RETAIL
4

To the south and west of the property is existing single-family residential homes that exist on
property that is zoned SF-33. A table providing additional information on the surrounding uses is
provided below.
Figure 3 – Surrounding Uses Table
Direction
General Plan/Area Plan Designation
Existing Zoning
Existing Use
North
Neighborhood/Residential Low-
Density (0-6 DU/Acre)
PAD
Pecos Road/CVS
Pharmacy/Various Retail
East
Neighborhood
C-2 and PAD
McQueen
Road/Vacant/Single-Family
Residences
South
Neighborhood
SF-33
Single-Family Residences
West
Neighborhood
SF-33
Single-Family Residences
Project Site
Neighborhood
AG-1
Vacant

PROJECT DESCRIPTION
As seen on the proposed site plan in Figure 3 on the next page, the 3.54 acre site is intuitively
designed to support commercial uses by encouraging direct access from both Pecos Road and
McQueen Road. The proposal includes approximately 18,106 sq. ft. of commercial improvements,
more specifically (i) a 2,306 sq. ft. Starbuck’s restaurant with a drive-through, (ii) a 2,800 sq. ft.
restaurant pad with a drive-through, and (iii) a 13,000 sq. ft. daycare building.
Proposed Uses
Demand for drive-through uses at this location is largely driven by the site’s prime position in
relation to the Loop 202 Freeway. Starbucks coffee is a primary component of the development
of this site and has completed its due diligence to identify the site as a premier development
location.
A day care use at this site will support surrounding Chandler residents who need childcare
assistance as they work at various industrial and commercial businesses in the larger area. The
day care building is located in the southwest corner of the site to help shield the building from
noise already emanating from the busy arterial streets and will help provide an appropriate
transition from the uses occurring on this site to surrounding residential. The residential properties
adjacent to the day care building all built their homes over 50 feet from the shared property line.
With the additional 50 feet setback provided to the daycare building, in addition to the to-be-built
8-foot wall, the buffer to surrounding properties is more than adequate.

PECOS AND MCQUEEN RETAIL
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The day care is designed for walk-in drop-off of children with parking provided directly adjacent
to building entrances. Regular daytime hours are proposed for day care operators. The anticipated
number of children and childcare specialists is not known at this time but will comply with local
and state rules including occupancy limits.
The proposed site plan shows building setbacks in excess of 50 feet on the side and rear of the
project. These building setbacks conform with typical C-1 building setbacks per Chandler Zoning
Code Section 35-1902(8)(a) which requires 43 feet (25 feet plus 18 feet for the height of the
building). Please note that a shade structure to be used in conjunction with the daycare building
is shown 20 feet off the property boundary. The developer requests flexibility with the location of
the shade structure so long as the structure is placed in conformance with Chandler Zoning Code.
The shade structure, though not considered a building under Chandler definitions, is being located
20 feet from the property line to meet the intent of Chandler Zoning Code Section 35-1203(3)
which requires a minimum twenty-foot side yard for commercial development.
Given the size of this lot, it certainly does not make sense to develop with AG-1 uses, nor to
develop it with residential uses. The best use for this land is something consistent with C-1 uses.
The conceptual Site Plan is shown in Figure 4 below.
Figure 4 – Conceptual Site Plan

PECOS AND MCQUEEN RETAIL
6

Circulation
Ingress and egress to the property will be from the adjacent arterial streets. Given the relatively
small size of the site, traffic generated from this site will not appreciably impact adjacent
businesses or neighborhoods.
A traffic study was performed to analyze the traffic impacts from the proposed development and
to also analyze the traffic impacts absent the proposed development. In sum, the traffic engineer
has proposed traffic light signal timing changes at the Pecos and McQueen intersection to mitigate
existing and anticipated deficiencies. Additionally, the new northbound left turn lane on McQueen
necessitates that the southbound left turn queuing lane on Gunstock be reduced to 100 feet which
will still sufficiently accommodate the existing and anticipated traffic. The measures suggested in
the traffic analysis have been incorporated into the site plan and will sufficiently mitigate traffic
impacts.
Internal site circulation includes a coordinated 25-foot wide drive aisle which connects Pecos Road
to McQueen Road with an additional loop providing access to the drive-through entrances and
parking areas. A logical flow of drive-thru entries and exists will make for harmonious
development.
Phasing
The project is anticipated to be built in phases with Phase 1 including construction of the Starbucks
improvements along with offsite improvements, perimeter landscaping and construction of the
main drive aisle. The development of pads B and C from the site plan will follow but will be
landscaped with decomposed granite, certain curb finishes, and placement of shrubbery as shown
on the Phasing Plan exhibit attached to this submittal.
Parking
The total number of required parking spaces on site is 101 and the total provided is 112. This
meets the requirement for a parking ratio of 5.5 spaces per 1,000 SF of building area for shopping
centers under 10 acres (6.8 spaces per 1,000 SF provided). Patron parking is placed near buildings
so that significant walking is not required. Overall, the site parking satisfies the code and is
suitable for business purposes.
Architecture
The proposed single-story buildings reflect a high-quality building façade which establishes a
modern design theme which is complementary with the existing developments across Pecos Road.
Balanced use of stucco, glass and brick helps to enhance the overall project.
The buildings have been carefully designed to ensure compliance with the City of Chandler’s
Architectural Standards. The intent of the design is to provide a creative, innovative, and
pedestrian friendly space for all visitors. The building materials have been carefully chosen to
provide a heightened design aesthetic on all four sides of the building. More than just aesthetics,
these materials will provide the building with minimal maintenance over the long term and will be
a timeless structure for many years to come.

PECOS AND MCQUEEN RETAIL
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The building utility, roof drainage and roof top mechanical units, have been integrated into the
building to help clear away some of the less attractive utilities a building requires to function.
While these utilities need to be accessible, the design uses parapet screens, landscaping or door
panels to mask their appearance. Overall, the building design includes an attractive modern look
and appropriately screens utility and mechanical units.
Landscape and Open Space
Landscaping is provided along the site’s exterior boundaries. Please note that the proposed
daycare building is setback more than 50 foot from the adjacent property lines and will include
appropriately sized trees, as an additional means of screening. The proposal, as a whole, has been
designed to fit the site and mitigate against any potential impacts on adjacent properties. The site
plan complies with the arterial building and landscaping setbacks. Strategically locating the
buildings, landscaping and decorative screen walls will also help reduce noise heard from residents
emanating from this busy intersection.
The 50-foot landscape area continues along most of the southern boundary before transitioning to
a 29-foot area to accommodate parking and expanding again to 50 foot as it approaches McQueen.
There is a 99-foot building setback to Pad B which provides significant buffering for the benefit
of the residences to the south.
The landscape plan will incorporate arid-region, drought-tolerant trees, shrubs, cacti and ground
covers, all from the City of Chandler’s Approved Plant List, to provide shade, seasonal color and
interesting textures, enhance positive views and screen negative views and enhance the visitor’s
experience at the restaurants.
An active irrigation ditch is located on the surrounding residential properties adjacent to the entire
property line on the south and west, but not on the subject site. An 8-foot block wall will be built
along the property line which will protect the irrigation ditch, ensure the safety of commercial
patrons and provide a nice buffer for existing residents. Access to the irrigation ditch will not be
affected by the wall as the ditch remains solely on the resident’s properties.
We note that the City of Chandler currently owns the immediate corner of the McQueen and Pecos
Road intersection. The developer is in discussions with the City to add that small parcel to this
plan. In any event, the developer is willing to landscape that area and include it on the final
landscape plan.
A conceptual Landscape Plan illustrating perimeter landscape intent along with the mixture of
plants and materials on the site is shown in Figure 5 on the next page. We note that the Landscape
Plan which will be approved by the Planning Commission will accurately align with the Site Plan
shown in Figure 4 and attached to this submittal.

PECOS AND MCQUEEN RETAIL
8

Figure 5 – Conceptual Landscape Plan

Hours of Operation
The development intends to accommodate the Starbucks which is a late hour business occupancy
as defined under City of Chandler late night policy. Starbucks drive-throughs may be open from
as early as 4:30am to as late as 10:00pm. Under the policy, a “late-night policy” exception is
necessary because the drive-through will be open from 4:30am to 6:00am. Our belief is that an
exception for an earlier opening is better received than an exception for staying open later.
Early morning use at the Starbucks will primarily be devoted to users who are circulating the drive-
through. Therefore, a negligible amount of noise is being added because there is not significant
car starting, doors closing, etc. occurring. During certain times of the year the sun has already
risen during a portion of these hours which makes headlight glare less of an issue. The proposed
8-foot walls and distance of separation will eliminate the potential effects of headlight glare. With
regard to traffic, users of the Starbucks are considered “pass-by” users because Starbucks is not an
end destination but rather is typically used as patrons “pass-by” in route to work or other
obligations. Site maintenance activities such as waste pick-up or landscaping are not anticipated
to fluctuate based on a 4:30am store opening.

PECOS AND MCQUEEN RETAIL
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Given the minimal impact of Starbuck’s being open from 4:30am as opposed to opening at 6:00am
and the efforts to protect neighbors already in place under the development plan, we propose that
the site be approved to conduct business from 4:30am to 6:00am (and continuing until closing at
10 pm) under the City late hours policy.
Signage
Signage for the property is provided through the comprehensive sign package that accompanies
this submittal. All signs shall be consistent with the architectural style and colors of the main
buildings.
A total of three (3) freestanding monument signs for the entire site are anticipated with monument
tenant signs placed on each arterial street frontage near the main entrances and one sign featuring
the generic name of the center at the arterial corner. The monument signs will be shared by the
various users of the site. The design of these monument signs will match the building architecture
and will be placed out of all sight visibility triangles and out of public right-of-way. In addition to
the monument signs, it is anticipated that there will be wall signage on the buildings.
The drive-through menu boards will be located out of the view of any of the adjacent residential
property owners and will also be constructed of the same materials and colors as the primary
building they are servicing. Finally, we anticipate that there will also be smaller signage on the
windows and buildings stating hours of operation, business logos and products, along with parking
and directional signage.
If a daycare is developed on site then additional directional signage will be provided to mitigate
the traffic flow and ensure daycare patron safety.
Neighborhood Outreach
This project, including the proposed uses, development standards, circulation plan, and other
details, was presented to neighbors at a July 21, 2020 neighborhood meeting. Neighbors were
given an opportunity to ask questions about the development and to voice any concerns. No major
concerns were raised by neighbors and questions about traffic, building height, and treatment of
the existing irrigation ditch were sufficiently answered. There is no know opposition to the case.
DEVELOPMENT STANDARD DEVIATIONS
We kindly ask for the following Site Development Waivers as part of our PDP request:
1. Chandler Zoning Code, Section 35-1902(8)(c)(2), requires each developer to construct
a minimum of 12,000 sq. ft. in the first phase of any project on sites less than ten (10)
acres in size. Due to the unique nature of this site, its location and the uncertainty of
timing of construction, we are requesting a waiver to this requirement to allow the
construction of the Starbucks building only in the first phase of development as allowed
under Section 35-1902(8)(c)(3). The daycare building and other restaurant pad, along
with their associated on-site improvements, driveways and landscape, will be
constructed as soon as market conditions dictate.

PECOS AND MCQUEEN RETAIL
10

At 3.54 acres, this site is relatively small compared to typical commercial developments
and insufficient to allow a larger planned center. For example, the sites directly north
of Pecos Road are approximately 12.7 and 10.7 acres respectively. The small size of
the site restrains it to only having space for around three buildings. Full buildout of the
site is necessary for the developer, but timing of that buildout can vary according to
market demand. Developers of these smaller sites often need to develop cash flow
before completing buildout of a site.
Development of the Starbucks building, along with associated open space, parking and
drive aisles, will attract users to the site given its popularity and credible brand. The
potential operation of a lone Starbuck’s building will improve the now vacant site and
not create an undue amount of vacant land.
2. Chandler Zoning Code, Section 35-1902(4)(a)(2)(a), requires arterial intersections to
provide a landscape setback measuring 50 feet from the right-of-way for a distance of
250 feet along both arterial streets. Due to the small size of the commercial site,
anticipated right-of-way dedications, the Planning Commissions preference for the
Starbuck’s to be moved to the arterial corner, and the limited locations where drive
aisles can be placed, a waiver to this requirement is being sought to allow for a
landscape setback which provides a 26’2” landscape setback along Pecos Road. This
landscape setback will be continued for 223’6” parallel along Pecos Road. Along
McQueen Road, the request is for a 32’11” landscape setback standard which will
continue for 226’1”. We note that additional landscape will be provided within the
ROW which provides for an as-built condition more than 50 feet along Pecos and
approximately 46 feet along McQueen. There are no site visibility conflicts and the
ROW landscape ensures the intent of the setback is met.
GENERAL PLAN CONFORMANCE
The proposed development concepts are consistent with the intent of the City of Chandler General
Plan. The area is designated as Neighborhood under the General Plan which allows for
neighborhood commercial uses. Neighborhood commercial uses are primarily encouraged “at the
intersection of major arterial roads and other strategically situated areas to serve the commercial
needs of the low-density residential areas.” See Chandler General Plan 2016 page 17.
In this case, the compatibility with and transition from surrounding commercial and residential
properties warrants approval. As illustrated in the surrounding uses table, the site is a bypassed
parcel located between land uses which vary from single-family residence to Community
Commercial (C-2). Additionally, the projects generous building setbacks and attention to
appropriate transitions, including the use of landscaping, merit approval.
The proposed development is highlighted by its achievement of the following Community
Placemaking Policies in the General Plan:

PECOS AND MCQUEEN RETAIL
11

Land Use and Development (Section 1.1.1.a) Emphasize developing a balance of land uses that
support community building and a healthy lifestyle while ensuring a positive overall community
benefit.
As stated above, neighborhood commercial is encouraged at the intersections of major arterial
roads and areas where the low-density residential uses need commercial uses. The major arterial
intersections within 1 mile of the site do not have commercial uses. Therefore, providing
additional commercial uses on this corner will contribute to providing needed services to
residences in the area and will be appropriately grouped together.
Land Use and Development (1.1.1.f) Encourage compatible infill projects.
The site could be considered infill because it is surrounded by development on three sides which
has existed for at least 15 years. The site has lain vacant for these years while surrounding parcels
have developed.
Design and Aesthetics (1.1.3.f) Continue to promote excellence in building and site design.
The quality of elevations is illustrated with the Starbuck’s renderings provided. The Starbuck’s
brand requires high-quality architecture which utilizes various materials in a visually attractive
way. The site design is intuitive and promotes effective traffic flow and access to site offerings.
Building a World-Class Economy (1.5.b) Continue to optimally use remaining vacant land to
ensure the highest and best use for economic opportunities.
This proposal is the highest and best use for the land because it presents a financially feasible
development that promotes practical development of the land, and much better than what could be
developed using the AG-1 development standards.
Building a World-Class Economy (1.5.h) Continue to encourage and facilitate the redevelopment
or reuse of vacant or deteriorating commercial properties.
This long vacant parcel is now ready for commercial development. Market demand justifies
utilization of the parcel.
PAD REZONING ANALYSIS
This development meets the intent, objectives, and general requirements of the PAD designation
based on its innovative site planning, usable open space, fulfillment of General Plan policies, and
maintenance of reasonable quality of living standards.
Adjacent to the site and within the immediate surrounding area, there are various commercial
developments with zoning congruent with this proposal. The proposed development will integrate
into the surrounding area and enhance growth patterns in this area while maintaining appropriate
transitions to existing residential development.

PECOS AND MCQUEEN RETAIL
12

CONCLUSION
In summation, the development team has worked to provide a high-quality comprehensive
development plan for this bypassed parcel. The ultimate development of this site will provide an
excellent opportunity to offer much needed neighborhood facilities and provide a visually
appealing project on this corner that has remained vacant for decades.

2. Aerial Map

Maricopa County GIO, Maricopa County
O
4/21/2020 10:46:49 AM
Map

3. Conceptual Site Plan

4. Conceptual Phasing Plan

5. Conceptual Daycare Mitigation
Measures

6. Conceptual Landscape Plan

7. Conceptual Building
Elevations and Floor Plans

EXTERIOR COLORS SCHEDULE
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File No.ne, CHANDLER SITE
Job No=
Date
Seo.le,
Drown•
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Checked:
Sheet No
A-2

8. Wall Elevations and Site
Details

9. Color and Materials Palette

10. Preliminary Grading
and Drainage Plan

Pecos Road
McQueen Road
FF = 1223.20
FF = 1223.20
8.0'
PUE
8.0'
PUE
33.0'
DEDICATED
ROADWAY
75.0'
R/W
65.0'
R/W
79.0'
R/W
7.0'
HIGHWAY
EASEMENT
2
BOUNDARY LINE
CATCH BASIN (TYP)
STORM DRAIN (TYP)
Preliminary Grading and Drainage
PRELIMINARY GRADING PLAN
FOR
PECOS MCQUEEN RETAIL
20
scale
0
20
40
feet
BASIS OF BEARING
PROJECT TEAM
BENCHMARK
THE BASIS OF BEARING IS THE MONUMENT LINE ON MCQUEEN ROAD, ALSO
BEING THE EAST LINE OF THE NOTHEAST QUARTER OF SECTION 23.
SAID BEARING IS SOUTH 00°27'30" WEST PER THE DESCRIPTION.
A CITY OF CHANDLER BRASS CAP FLUSH FOUND SOUTHWEST OF THE
INTERSECTION OF ARIZONA AVENUE AND PECOS ROAD.
EL.=1216.85 NGVD-88 (CITY OF CHANDLER DATUM)
EPS GROUP, INC.
1130 N. ALMA SCHOOL ROAD, SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
FAX: (480)-503-2258
CONTACT: DANIEL AUXIER
dan.auxier@epsgroupinc.com
LEGEND
VICINITY MAP
N.T.S.
PECOS ROAD
MCQUEEN ROAD
GERMANN ROAD
FRYE ROAD
ARIZONA AVENUE
SITE
COPPER ROAD
SANTAN FREEWAY
RS SHERMAN ARCHITECTURE
TEL: (702)-321-4383
CONTACT: ROBERT S. SHERMAN
nvarchitect@outlook.com
N.T.S.
Project:
Sheet No.
Job No.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
20-0298 - Pecos McQueen Retail - Preliminary
Pecos McQueen Retail
SWC of E. Pecos Road and S. McQueen Rd.
Chandler, Arizona
EPS
EPS
C.O.C. Log No.: PRE20-0018
1
PG01
NOTE :
ALL BASINS AND UNDERGROUND RETENTION ARE COMBINED BY EQUALIZER PIPES.
RETENTION CALCULATIONS
REQUIRED
VOLUME:
AREA= 216,306 SF
C
= 0.90
P
= 2.20 IN
Vr
= 39,313 CF
RETENTION :
UGR (150 LF)
Vp = 11,781 CF
-
-
BASIN 1
Vp = 762 CF
-
-
BASIN 2
Vp = 3,419 CF
-
-
BASIN 3
Vp = 401 CF
-
-
BASIN 4
Vp = 1,207 CF
-
-
BASIN 5
Vp = 5,172 CF
-
-
BASIN 6
Vp = 235 CF
-
-
BASIN 7
Vp = 550 CF
-
-
BASIN 8
Vp = 16,169 CF
-
-
TOTALS = Vp = 39,695 CF Vr = 39,313 CF
EXCESS VOLUME = 382 CF

McQueen Road
BOUNDARY LINE
FF = 1223.20
FF = 1223.20
BUBBLE-UP (TYP)
EQUALIZER PIPE (TYP)
OUTFALL
LOCATION
1221.70
1
71.0'
R/W
65.0'
R/W
8.0'
PUE
Project:
Sheet No.
Job No.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
20-0298 - Pecos McQueen Retail - Preliminary
Pecos McQueen Retail
SWC of E. Pecos Road and S. McQueen Rd.
Chandler, Arizona
EPS
EPS
C.O.C. Log No.: PRE20-0018
1
PG02
Preliminary Grading and Drainage
LEGEND
20
scale
0
20
40
feet
RETENTION CALCULATIONS
REQUIRED
VOLUME:
AREA= 216,306 SF
C
= 0.90
P
= 2.20 IN
Vr
= 39,313 CF
RETENTION :
UGR (150 LF)
Vp = 11,781 CF
-
-
BASIN 1
Vp = 762 CF
-
-
BASIN 2
Vp = 3,419 CF
-
-
BASIN 3
Vp = 401 CF
-
-
BASIN 4
Vp = 1,207 CF
-
-
BASIN 5
Vp = 5,172 CF
-
-
BASIN 6
Vp = 235 CF
-
-
BASIN 7
Vp = 550 CF
-
-
BASIN 8
Vp = 16,169 CF
-
-
TOTALS = Vp = 39,695 CF Vr = 39,313 CF
EXCESS VOLUME = 382 CF
NOTE :
ALL BASINS AND UNDERGROUND RETENTION ARE COMBINED BY EQUALIZER PIPES.

11. Preliminary Plat

Pecos Road
McQueen Road
5.0'
24" RECLAIMED
WATER
20.8'
36" WATER
LINE
49.2'
GAS LINE
68.5'
12" WATER
LINE
14.0'
24" SEWER
22.5'
12" WATER
LINE
79.0'
R/W
71.0'
R/W
12.5'
UTILITY AND
IRRIGATION
EASEMENT
7.0'
HIGHWAY
EASEMENT
8.4'
12" WATER
LINE
31.0'
12" WATER
LINE
10.2'
FIBER OPTIC
LINE
VARIES
12" WATER
LINE
23.2'
GAS LINE
33.0'
DEDICATED
ROADWAY
38.5'
ELECTRIC
LINE
15.4'
12" RECLAIMED
WATER
44.9'
12" RECLAIMED
WATER
75.0'
R/W
65.0'
R/W
VARIES
ELECTRIC
LINE
32.8'
36" STORM
DRAIN
8.0'
PUE
8.0'
PUE
Preliminary Plat
PRELIMINARY PLAT
FOR
PECOS & MCQUEEN RETAIL
30
scale
0
30
60
feet
N.T.S.
VICINITY MAP
N.T.S.
PECOS ROAD
MCQUEEN ROAD
GERMANN ROAD
FRYE ROAD
ARIZONA AVENUE
SITE
COPPER ROAD
SANTAN FREEWAY
PROJECT DATA
A.P.N.:
303-28-252C
CURRENT LAND USE
UNDEVELOPED
EXISTING ZONING
AG-1
PROPOSED ZONING
PAD
GROSS AREA
+/- 4.6090 ACRES (200,770 SF)
NET AREA
+/- 3.4662 ACRES (150,986 SF)
NO. OF LOTS:
3
NARRATIVE STATEMENT
THIS PROJECT REQUEST IS FOR PRELIMINARY PLAT REVIEW TO CONSTRUCT A RETAIL
DEVELOPMENT ON APPROXIMATELY 3.4 NET ACRES LOCATED AT THE SOUTHWEST
CORNER OF PECOS AND MCQUEEN ROADS AND WILL CONSIST OF 3 LOTS.
ARCHITECT:
RS SHERMAN ARCHITECTURE
2804 GOLFSIDE DRIVE
LAS VEGAS, NV 89134
TEL:
(702) 321-4383
CONTACT: ROBERT S. SHERMAN
EMAIL: NVARCHITECT@OUTLOOK.COM
PROJECT TEAM
DEVELOPER
DIVERSIFIED PARTNERS, LLC
7500 E. MCDONALD DR., STE. 100A
SCOTTSDALE, AZ 85260
TEL: (480) 947-8800
CONTACT: SCOTT HINTZE
EMAIL: SCOTT@DPCRE.COM
UTILITIES
WATER
CITY OF CHANDLER
SEWER
CITY OF CHANDLER
GAS
SOUTHWEST GAS
ELECTRIC
SALT RIVER PROJECT
TELEPHONE
CENTURYLINK / COX COMMUNICATION
REFUSE
CITY OF CHANDLER
CABLE TV
CENTURYLINK / COX COMMUNICATION
BASIS OF BEARING
THE BASIS OF BEARING IS THE MONUMENT LINE ON MCQUEEN ROAD, ALSO BEING THE
EAST LINE OF THE NOTHEAST QUARTER OF SECTION 23.
SAID BEARING IS SOUTH 00°27'30" WEST PER THE DESCRIPTION.
ENGINEER:
EPS GROUP, INC.
2045 S. VINEYARD, SUITE 101
MESA, AZ 85210
TEL: (480)-503-2250
CONTACT: DAN 'OX' AUXIER
EMAIL: DAN.AUXIER@EPSGROUPINC.COM
BENCHMARK
CITY OF CHANDLER VERTICAL CONTROL BENCHMARK #36A
SECTION 4, T2S, R5E, 3” BRASS CAP IN CONCRETE, 150’ SOUTH, 75’ WEST OF INTERSECTION
OF ARIZONA AVE AND PECOS RD; 4’ WEST OF BACK OF SIDEWALK.
NGVD 29 ELEVATION = 1215.120'
NAVD 88 ELEVATION (NGVD 29 ELEV + 1.732') = 1216.85'
NOTE:
ELEVATIONS DEPICTED ON THIS PLAN ARE BASED ON NAVD88
RETENTION VOLUME
RETENTION VOLUME REQUIRED = 29,746 CUBIC FEET
RETENTION VOLUME PROVIDED = 30,890 CUBIC FEET
GENERAL NOTES
1.
THIS SUBDIVISION IS WITHIN THE CHANDLER MUNICIPAL AIRPORT IMPACT OVERLAY
DISTRICT. AN AVIATION OR AVIGATION EASEMENT SHALL BE PROVIDED AT THE TIME
OF FINAL PLATTING.
2.
THE IMPROVEMENTS ON THIS PLAT WILL NOT BE FULLY APPROVED BY THE CITY AND
THE CERTIFICATE OF OCCUPANCY OR ACCEPTANCE WILL NOT BE ISSUED UNTIL THE
OVERHEAD UTILITY LINE UNDERGROUND REQUIREMENTS HAS BEEN SATISFIED.
3.
THE IMPROVEMENTS SHOWN OF THIS SET OF PLAN WILL NOT BE FULLY APPROVED BY
THE CITY AND THE CERTIFICATE OF OCCUPANCY WILL NOT BE ISSUED UNTIL
IRRIGATION FACILITY UNDERGROUND REQUIREMENTS HAS BEEN SATISFIED.
4.
THE FINAL PLAT FOR THIS SUBDIVISION WILL NOT BE APPROVED OR RECORDED
UNTIL A RECLAIMED WATER USE AGREEMENT IS EXECUTED BY THE DEVELOPER AND
APPROVED BY THE CITY.
5.
THERE ARE NO EXISTING WELLS ON SITE.
6.
DRAINAGE CONCEPTS ARE SHOWN ON THE PRELIMINARY GRADING AND DRAINAGE
PLAN.
NOTE:
VISIBILITY EASEMENTS RESTRICTIONS: ANY OBJECT, WALL STRUCTURE, MOUND OR
LANDSCAPING (MATURE) OVER 24" IN HEIGHT IS NOT ALLOWED WITHIN THE EASEMENT
EXCEPT TREES TRIMMED TO NOT LESS THAT 6' ABOVE GROUND. TREES SHALL BE SPACED
NOT LESS THAN 8' APART.
LOT 50
APN 303-28-089
OWNER: JOHN/CLARA BARNETT
NOT A PART
LOT 49
APN 303-28-08
OWNER: WILLIAM/ANN DAVID VEGH
NOT A PART
Project:
Sheet No.
Job No.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
20-0298 - Pecos McQueen Retail - Preliminary
Pecos McQueen Retail
SWC of E. Pecos Road and S. McQueen Rd.
Chandler, Arizona
EPS
EPS
C.O.C. Log No.: PRE20-0018
1
PP01

12. Perspective Renderings

13. Signage

Pecos Corner
PRELIMINARY DEVELOPMENT PLAN
COMPREHENSIVE SIGN PROGRAM
OWNER INFORMATION
WNDG, LLC
7500 E McDonald Dr #100A
Scottsdale AZ 85250
Owner Representative
Diversified Partners, LLC
7500 E McDonald Dr #100A
Scottsdale AZ 85250
Office: (480) 947-8800
SIGN CONSULTANT
Indie Signage Sales, LLC dba Indie Signage
20118 N 67th Ave, Ste 300-218
Glendale AZ 85308
Jose Villanueva, President
(623) 302-4545
jose@indiesignage.com

Introduction & General Requirements
Specifications Tenant Signs & Design Requirements
General Construction Requirements, Sign Lighting & Prohibited Signage
Cross Section Details
Sign Type 1
Sign Type 2
Pad A - North Elevation
Pad A - South Elevation
Pad A - East Elevation
Pad A - West Elevation
Pad A - Floor Plan
Pad B - North Elevation
Pad B - South Elevation
Pad B - East Elevation
Pad B - West Elevation
Pad B - Floor Plan
Pad C - North Elevation
Pad C - South Elevation
Pad C - East / West Elevation
Pad C - Floor Plan
Site Location
Site Map - Monument Sign Types 1 & 2 Locations
Colors & Materials
Table Contents
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23

Introduction
The intent of this Sign Criteria is to provide guidelines necessary to achieve a visually coordinated,
balanced, and appealing signage environment at Pecos Corner for the mutual benefit of all tenants
and the public, regulations of the City of Chandler sign ordinance, building and electrical codes of
any government authority having jurisdiction.
Conformance of the Sign Criteria shall be rigorously enforced and any non-conforming sign(s)
shall be removed or brought into conformance at the sole cost and expense of the tenant.
This criteria is subject to final approval by the City of Chandler as part of a Preliminary
Development Plan. If a conflict is found to exist between these criteria and the final criteria
approved by the City of Chandler, the latter shall prevail.
All signage shall comply with signage criteria found within the I. General Requirements, II.
Specifications - Tenant Signs, III. Design Requirements, IV. General Construction Requirements,
V. Sign Lighting & VI. Prohibited Signage below, and meet all applicable local codes. Tenant will
be responsible for submitting sign permit application, shop drawings, and all other necessary
paperwork with the City of Chandler.
The tenant shall obtain all necessary permits, and shall be the owner of record for all signs, shall
pay for all signs their installation (including permit fees, engineering fees, ﬁnal connection,
transformers, and other labor, materials, maintenance).
PAGE 1
I. General Requirements
A. Tenant shall submit or cause to be submitted to Landlord, for approval, prior to fabrication,
detailed drawings indicating the location, size, layout, design color, illumination materials
and method of attachment of the signage plans shall be designed on an 11" x 17" size PDF,
the drawings shall be clearly legible and may be delivered by email to the designated
representative of the Landlord. Should the Tenant decide to deliver a printed set of drawings,
the Tenant shall submit or cause to be submitted to Landlord, four (4) copies of detailed
drawings as described above, printed in full color on 11" x 17" paper.
B. Tenant or Tenant's representative shall obtain all permits for signs and their installation.
C. All signs shall be constructed and installed at Tenant's sole expense.
D. Tenant shall be responsible for the fulfillment of all requirements and specifications, including
those of the local municipality.
E. All signs shall be reviewed for conformance with these criteria and overall design and quality.
Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole
right of Landlord or Landlord's authorized representative.
F. Tenant shall be responsible for the installation and maintenance of Tenant's sign. Should
Tenant's sign require,maintenance or repair, Landlord shall give Tenant thirty (30) days
written notice to effect said maintenance or repair. Should Tenant fail to do the same, Landlord
may undertake repairs and Tenant shall reimburse Landlord within ten (10) days from receipt
of Landlord's invoice.
G. Advertising devices such as attraction boards, posters, banners and flags shall not be permitted.

PAGE 2
II. SPECIFICATIONS - TENANT SIGNS
A. General Specifications
1. No animated, flashing or audible signs shall be permitted.
2. All signs and their installation shall comply with all local building and electrical
codes.
3. No exposed raceways, crossovers or conduit shall be permitted.
4. All cabinets, conductors, transformers, power drivers, power supplies and other equipment
shall be concealed.
5. Painted lettering shall not be permitted except as approved by the Landlord and the
City of Chandler.
6. Any damage to the sign band face or roof deck resulting in Tenant's sign installation shall
be repaired at Tenant's sole cost.
B. Location of Signs
1. All signs or devices advertising an individual use, business or building shall be on
same building as leased space, but not required to be over actual leased space.
Specific sign location to be directed by Landlord.
III. DESIGN REQUIREMENTS
A. Individual illuminated letters and logos may include pan channel metal letters with acrylic sign
faces, reverse pan channel "backlit" illuminated letters, or any combination thereof. Electrical
connections shall be concealed to remote power supply. All signage shall be installed in
compliance to City of Chandler electrical code and UL2161/UL 48 specifications. Any sign
installation found to be non-compliant shall be repaired immediately by the Tenant at Tenant's
sole expense.
B. Sign Area/Multi-Tenant Building
Signs shall not exceed two (2) square feet in area for each linear foot of business frontage. Said
signs shall be wall- or window-mounted, on or under an architectural projection. The sign shall
not project more than two (2) feet from the building, or structure to which it is attached. No
attached sign shall exceed two hundred (200) square feet in area.
C. Letter Style or Logo Restrictions
Copy and/or logos utilized shall be Tenant's choice, subject to the approval of Landlord and/or
Landlord's agents and the City of Chandler, with respect to surrounding area and existing signage.
Signage is to be aesthetically pleasing in, but not limited to, letter/architectural style, and
placement.
D. Cabinet signs, other than corporate logos, shall be prohibited. Signs shall be integrated with
building facades and shall be proportional to the scale of the facades so that they are not the
dominant architectural features.
E. Traffic directional signs are permitted, provided they are no higher than three (3) feet. The sign
may be internally illuminated or non-illuminated.

PAGE 3
Illumination
Tenant building signage shall be internally illuminated, either face-lit, or back-lit to
create a silhouette, or a combination of both face-lit and back-lit is allowed. No exposed
neon or other lighting method allowed.
Non-Illumination
Non-illuminated signage is not allowed.
IV. GENERAL CONSTRUCTION REQUIREMENTS
A. All exterior signs shall be secured by concealed fasteners, stainless steel, or nickle or
cadmium plated.
B. All signs shall be fabricated using full welded construction.
C. All penetrations of the building structure required for sign installation shall be neatly sealed
in a watertight condition.
D. No labels or other identification shall be permitted on the exposed surface of signs except
those required by local ordinance, must be readily visible from public property or property
accessible to the public after the sign is erected.
E. Tenant shall be fully responsible for the operations of Tenant's sign contractors and shall
indemnify, defend and hold Landlord harmelss for, from and against damages or liabilites
on account thereof.
V. SIGN LIGHTING
A.
All lighting to tenants signage shall be controlled by a 24-hour time clock photo
sensor.
B.
Sign illumination shall be internal and self-contained.
C.
All electrical and install methods must meet UL standards and contain UL labels.
UL Labels are not required to be visible from the ground.
VI. PROHIBITED SIGNAGE
- signs using poor-quality materials, i.e. plastic applique letters, non-fade resitant materials, etc
- light boxes, cabinet signs, formed plastic or injection-molded letters
- ﬂashing, moving, audible, or odor making signage
- cluttered signs
- banners, penants, inﬂatable displays or sandwich boards
- 2nd story signs above the parapet
- rooftop signage
- awnings with printed letters
- window decals such as credit card acceptability
- advertising or promotional signs on parked vehicles
- exposed neon or any other exposed light source
- signs with exposed conduit, tubing, raceways, conductors, transformers or other such equipment
- pre-manufactured signs, such as franchise signs, that have not been modiﬁed to meet these
criteria
- no cloth, paper, cardboard, or similar stickers or decals around or on surfaces on the storefront.
F.
G.

PAGE 4
INPUT:
AC 100 - 240 V
50/60Hz
CONDUIT
W/ SHIELD WIRE
OUTPUT: 12VDC
ALUMINUM
RETURNS
LED UNITS
CONNECTION
WIRE
CLASS 2
POWER SUPPLY
ALUM. BACK
ALL ELECTRICAL
APPROVED
ACRYLIC
PLASTIC FACE
DRAIN HOLE
5”
TRIMCAP
1/4” BOLT
WITH ANCHOR
MINIMUM FOUR
(4) PER LETTER
TO 120V
PRIMARY / J-BOX
WALL
LISTED
CONDUIT
DISCONNECT
SWITCH
V. Cross Section Details
PC Letter / LED Illumination / Face-Lit
5”
RPC Letter / LED Illumination / Halo-Lit / Reverse-Lit

PAGE 5

PAGE 6
SIGN TYPE 2

PAGE 7
PAD A

PAGE 8
PAD A

PAGE 9
PAD A

PAGE 10
PAD A

PAGE 11
PAD A

PAGE 12
PAD B

PAGE 13
PAD B

PAGE 14
PAD B

PAGE 15
PAD B

PAGE 16
PAD B

PAGE 17
PAD C

PAGE 18
PAD C

PAGE 19
PAD C

PAD C
PAGE 20

Site Location
PAGE 21

Site Map - Monument Sign Type 1 & 2 Locations
SIGN TYPE 1
SIGN TYPE 1
Monument Sign Type 2
PAGE 22

Colors & Materials
PAGE 23