HomeMy WebLinkAbout04/19/2005 Study Session Entire Packet
TOWN OF MARANA, ARIZONA
JOINT STUDY SESSION AGENDA
TOWN COUNCIL AND THE PLANNING & ZONING COMMISSION
Heritage Highlands Clubhouse
4949 W. Heritage Club Blvd.
April 19, 2005, 5:30 p.m.
Town Council
Mayor
Vice Mayor
Council Member
-Ccnrócil Member --
Council Member
Council Member
Council Member
Bobby Sutton, Jr.
Herb Kai
Jim Blake
Patti Comerford
Tim Escobedo
Ed Honea
Carol McGorray
Plannine & Zonine Commission
David Parker
Russell Clanagan
Thomas Hestwood
Richard Purcella
Jon Post
Robert Allen
Billy Schisler
STUDY SESSION
-5,- -
1. Presentation of draft residential design standards (Barbara Berlin)
ADJOURNMENT
~
Bobby Sutton, Jr., Mayor
For a copy of this agenda or questions about the Council Meetings, special services,
or procedures, please contact Jocelyn C. Bronson, Town Clerk, at 682-3401, Monday through
Friday from 8:00 a.m. to 5:00 p.m.
ACTION MAY BE TAKEN BY THE COUNCIL ON ANY ITEM LISTED ON THIS AGENDA.
Posted no later than April 18, 2005, 5:30 o'clock p.m., at the Marana Town Hall and at
www.marana.com under Town Clerk, Minutes and Agendas.
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TOWN COUNCIL
MEETING
INFORMATION
TOWN OF MARANA
MEETING DATE: April 19, 2005
STUDY SESSION #1
TO: MAYOR AND COUNCIL
FROM: Barbara Berlin, AICP, Planning Director
SUBJECT: Presentation of draft residential design standards
DISCUSSION
At the Town Council/Management Team retreat in September 2004, Council Members directed
staff to expand upon the residential design standards that Council adopted in January 2004.
Since then staff has met with developers and builders and Swaback Partners, our town center
planning consultants, to craft a set of standards that carry out Council's intent and recognize the
economics of production housing. At a study session on March 12, Swaback Partners
summarized this intent as follows:
Intent
Not:
Feel of Community
Sense of Production
Range of Density
All Same Density
Diverse Design character
Repetition (over & over)
Variety of Housing Options
One Type of Housing
Pedestrian Friendly
Product
Neighborhoods
Stark Car Dominant
Strategic Preservation of Open Space
Neighborhoods
Open Space
Maximum Build-Out
Vibrant, Pedestrian Oriented
Car & Parking Dominant
A Bold New Direction
Business As Usual
The presentation of these draft standards will illustrate how the proposed ordinance carrier out
Council's intent and prepares the Planning Commission to consider it at a public hearing.
ATTACHMENT
Draft ordinance amending the Land Development Code regarding residential design.
RECOMMENDATION
Presentation for intent only.
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DRAFT
....
MARANA ORDINANCE NO. 2005-
RELA TING TO ZONING; AMENDING LAND DEVELOPMENT CODE TITLE
05.10.07-.12; ZONING AND TITLE 8.06; RESIDENTIAL DESIGN
WHEREAS, the Marana Land Development Code (the "Code") was adopted by the
Mayor and Council of the Town of Marana on May] 4, 1984 by Ordinance No. 84.04; and
WHEREAS, the Mayor and Council have amended the Code from time to time; and
WHEREAS, the Code contains Title 5 Zoning and Title 8 General Development
Regulations, which regulate the development of land in the Town of Marana; and
WHEREAS, the Marana Planning Commission held a public hearing on a request to
amend Title 5 and Title 8 of the Code on [ ], to consider comments from Town staff and the
public on the proposed amendments, and its members voted [ ] to recommend Town
Council approval of the proposed amendments; and
WHEREAS, the Town Council held a public hearing on a request to amend Title 5 and
Title 8 of the Code on [ ], to consider comments from Town staff and the public on the
proposed amendments; and
WHEREAS, the Mayor and Council find that approval of the proposed amendments is
in the best interests of the residents and businesses of the Town of Marana.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, as fo]]ows:
SECTION 1. Title 5 of the Town of Marana Land Development Code is hereby amended
as fo]]ows:
TITLE 5
ZONING:
05.10.07
05.10.08
05.10.09
05.10.10
R-16
R-12
R-I0
R-8
Residential
Residential
Residential
Residential
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Residential Design
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05.10.11
05.10.12
R-7
R-6
Residential
Residential
05.10.07 R-16 Residential
G. Property Development Standards - Generally:
6. Building Mass.
All two story structures must meet [-educed massing requirements for the floors
above the first level. The Gross Floor l\rea (GF.:\1) of each floor above the first
floor HUlst Hot exceed 80% of the GE\ of tho pre':ious floor.
05.10.08 R-12 Residential
G. Property Development Standards - Generally:
6. Building Mass.
}Jl two story structures must meet reduced massing requirements for the floors
above the first level. The Gross Floor .\rea (GE^..) of each floor above the first
floor must not exceed 80% of the GE\ of the previous floor.
05.10.09 R-I0 Residential
G. Property Development Standards - Generally:
6. Building Mass.
All two story structures must meet reduced massing requirements for the floors
abo':e tHe first level. The Gross Floor .^..rea (GE^..) of each floor abo'le the first
floor must not exceed 80% of the GE^1 of the previous floor.
05.10.10 R-8 Residential
6. Building Mass.
:\]] two story structures must meet reduced massing requirements for tHe floors
above the first level. The Gross Floor .\rea (GE^1) of each floor above the first
floor must not exceed 80% of the GE^1 of the pre'lious floor.
05.10.11 R-7 Residential
6. Building Mass.
.\]] two story structures must meet reduced massing requirements for the floors
above tho first level. The Gross Floor '^1rea (GE^..) of each floor above the first
floor mHst not exceed 80% of the GE\ of tHe previous floor.
05.10.12 R-6 Residential
6. Building Mass.
A]] tv:o story structures must meet reduced massing requiremeflts· for the floors
above the first level. The Gross Floor '^1rea (GE^1) of each floor above the first
floor must not exceed 80% of the GE^.. of the previous floor.
SECTION 2. Title 8 of the Town of Marana Land Development Code is hereby amended
as fo]]ows:
TITLE 8
GENERAL DEVELOPMENT REGULATIONS SECTIONS:
08.01 Building Permits, Procedure Therefor
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Residential Design
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08.02 (Reserved)
08.03 Adoption of the Uniform Building, Plumbing, and Electrical
Codes, with Exceptions
08.04 Animal Keeping and Related Structures
08.05 Building Height Increase
08.06 Residential Design Requiremcntrs
.......... .
08.06 Residential Design Requircments
The purpose of the Residential Design Requirements is to promote greater diversity
withiH residential developments by iàeHtifying the minimum expectations for new
residential de'.'elopments ':lÌthiH the TO'.vn of MaraBa.
The fo]]ov:ing r-eqairemeBts apply to a]] subdivisions which cr-eate lots less thafl 12,000
square feet iH size.
1. No more than two (2) consecutive multi story homes wi]] be a]]owed adjaceHt to
OHe another throughout the subdivision.
2. No corner lots shaH contain multi story homes.
3. Nø t',vo models with the same elevatioHs sha]] be permitted adjaceHt to one
another throughout the subdivision.
4. No t'l/O homes of the same color scheme shaH be permitted adjaceBt to onc
aHother throughout the subdivision.
5. .^1 note sha]] Be placed on a]] applicable plats that states ".\n building permit sitc
plafls shan gi'/e the setback informatioH for the lot to be permitted, aHd ineladc
the model number afld elevation, color seheme and single or multi story for the
home beiBg permitted and the adjacent lots.
6. The froHt yard setback shaH be staggered by a miHimum of t-;¡CHty (20) perceHt
on every third lot so that the front setback wi]] Hot be the same for three (3)
consecutive homes.
7. No more than fifty (50) perceHt of the homes within a subdivisioH shaH be t'Nostory.
The abøve requirements may be modified, subject to the revie',v and approval of the To\vn
COHHcil. The acceptance of any modification must be supported by \vritten documentatioH
and graphics on how the proposed project is a superior project aHd provides increased
developmeßt staBdards aHd at a minimum, but not limited to, addr-ess the fo]]owing:
1. The proposal is consistent with the TO'Nn of Marana GeHeral Plan;
2. ''lith the exceptiOH of the requested modification to the Residefltial Design
RequiremeHts, the proposal complies ,>vith the Land De'/elopment Code and
other applicaBle provisioHs of the TOv.'H of MaraBa MUHicipal Code, aHd if
applicable, the Northwest Marana .^..rea Plan;
3. The site is of a sufficieHt size and cOflfiguration to accommodate the design
and scale of proposed development, iBcIuding buildings and ele':ations,
landscaping, parking and other physical features of the proposal;
1. The design, scale and layoHt of the proposed de'¡elopment will Bot
unreasoHably iHterfere '.vith the use aHd enjoymeHt of the future resideHts, the
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Residential Design
] 33 existiHg neighbors or future developments, will Hot create traffic or pedestrian
134 hazards, and ,,','ill Hot otherwise have a negative impact Of) the aesthetics,
] 35 health, safety or welfare of Fleighboring uses;
] 36 5. The architectural desigH of the proposed development is compatible with tho
137 character of the surrounding neighborhood, wi]] enhance thc visual character
138 of the neighborhood, and will provide for the harmonious, orderly and
139 attractive development of the site; and,
140 6. The desigf) ofthe proposed development will provide a desirable eFJ'.'iroflmont
]41 for its occupants, the visiting public aHd its neighbors througH good aesthetic
142 use of materials, textuæ, and color that '.vi]] remain aøsthetica]]y appealing
143 and 'Nill retain a reasonably adequate level of maiFltenancc.
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145 ResideRtial DesigR RefJuiremeRts MadifieatioR:
146 1. .^1H application for modification to the Residential Design Requirements shaH
147 comply in a]] respeets with the pro':isioHs of this chapter and aH other applicablo
148 chapters of the TO'1,'n of MaraRa Land DevelopmeHt Code.
]49 2. .\n applicant sha]] s\:1bmit an of the documeHts, exhibits, data, and other
150 requirements for Residefltial Design Requirements ModificatioH approval to tho
151 DevelopmeFlt Coordinator.
152 3. In additioH to the reE)uiæments ofthe13reeeding paragraphs, the applicant sha]]
153 pro':ide to the PlanHing Director any additioHal information, documents, or other
154 material ælevant to the application that 13lanning staff reasonably belieyes is
155 necessary in order f'Ûr the CouHcil to e'laluate, analyze, aHd uFlderstand tho
156 subject matter of the application.
157 1. .^..n application for Residential Design Requirements Modification shaH not bc
158 deemed to have been filed or properly s\:1bmiUed until aH of the above listed
] 59 requiremeHts ha':e been complied with. The PlanHing Director shaH determine
160 compliaFlce.
161 5. Consideration of aH applicatioH fDr Residential Design Requirements Modification
162 by the TO'Nn Council and actioH thereon shaH take place in a public meeting, but
] 63 may be on the consent portioH of the agenda or '.'lith the approval of the
164 preliminary plat.
] 65 6. The procedur-e for approval, or denial of Residential Design Requirements
] 66 Modification applications sha]] be as fo]]ows:
] 67 The Town CouHcil sha]] appro':e, or deny applications for ResideHtial Design
168 Requirements Modification pursuant to the provisions of this chapter. Upon
169 receipt of a recommendation on an application for Residential Design
] 70 Requirement Modification from planniHg staff, the Plaf)nif)g Director shaH take the
] 7] necessary action to add the application to the agenda of the next available
] 72 regular meeting of the To'.'/n CouHcil, or ine1uded the request with the proposed
] 73 preliminary plat re'.'iev/, whereupon the Town Council shaH cOFlsider the proposcd
] 74 Residential Design Requir-ements ModificatioH application.
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8.06.01 Purpose
A. The purpose of the neighborhood and residential design standards is to foster the
establishment of
neighborhoods that
avoid the appearance
of "production."
leadine to greater
diversity and quality
of residential development within the Town of Marana. It is necessary that new
developments in which any lot is 16.000 square feet or sma]]er accomplish the fo]]owing:
1. Foster variety of architectural style. house and lot size. and price within and among
residential neiehborhoods.
2. Create pedestrian
friendly neiehborhood
streets through reduced
pavement and increased
landscaping.
3. Provide visual relief and
shade through landscaping along streets. common entryways. common areas. and on
individual lots.
4. Integrate roads. paths. and trails within neighborhoods and through adioining
nei ghborhoods.
5. Incorporate parks and open space into the fabric of the neighborhood.
~
WHAT NOT TO DO:
Same thing over and over and over...
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Residential Design
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8.06.02 Applicabilitv
A. Neighborhood design standards shaH apply to any subdivision containing one or more
lots 16,000 square feet or smaHer for which an application for preliminary plat is approved
six months from date of ado tion of this ordinance unless the subdivision is art of a
specific plan governed by regulations tailored to that plan.
E. Residential design standards sha11 apply to aH detached dwe11ings in subdivisions
containing one or more lots 16.000 square feet or sma11er for which an application for a
building permit is approved r six months from date of adoption of this ordinance 1. unless the
residential lot is within a specific plan eoverned by regulations tailored to that plan. Where
model home plans have been approved prior to reffective date of this ordinancel.
construction may continue according to the approved models after this ordinance takes
effect.
C. The standards of this ordinance supplement the standards of Title 5. Zoning and Title 6.
Subdivisions. Where there is a conflict between this ordinance and either of these Titles.
the standards of this ordinance shaH apply.
8.06.03 Definitions
A. For the purpose of this ordinance the fo11owing terms are defined as fo11ows:
1. Adiacent - Near or close to. but not necessarily touching or abutting or having a
common dividing line. such as two properties separated by
a street. a11ev. easement. or common area.
2. Adioining - Two or more land parcels having a
common property line.
3. Curbway - The landscaped area between the
outside edge of a sidewalk and the inside edf?:e of a curb.
4. Four-sided architecture - Residential design wherein
each side of a house displays one or more features such as
balconies. bay windows. recessed windows, and porches.
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Residential Design
230 8.06.04 Nei2:hborhood Desi2:n Plan Submittal
231 A. Time of submittal. A property owner sha11 submit a neighborhood design plan in
232 accordance with these regulations as part of the preliminary plat submittal. Where a
233 preliminary plat consists of one or more parcels or a block plat to be further subdivided into
234 lots. the adopted neighborhood design plan sha11 apply to a11 subsequent subdivisions and
235 resubdivisions. unless a new neighborhood design plan has been approved.
236 B. Submittal process. An applicant sha11 submit a11 documents. exhibits. data. and
237 information as required on the application form provided by the Town of Marana. The
238 applicant sha11 provide additional information. documents. or other relevant material that
239 the planning director believes is reasonable and necessary to evaluate. analyze. and
240 understand the application.
241 C. Approval.
242 1. Neighborhood Desien Basic Plan. The Town Council sha11 approve the neighborhood
243 design plan at the time of preliminary plat approval.
244 2. Alternative Neighborhood Design Plan. The Town Council sha11 approve the
245 alternative neiehborhood design plan at the time of preliminary plat approval. The
246 adopting resolution sha11 indicate which of the alternative standards is approved. and any
247 modifications made to those standards.
248
249 8.06.05 Nei2:hborhood Desi2:n Plan Basic Standards
250 A. Basic Standards. The neighborhood design plan sha11 be at a minimum comprised of the
251 fo11owine basic standards as described below. or as described in Section 8.06.06. to
252 accomplish the purpose of this ordinance.
253 B. Site Planning Standards.
254 1. Streetscape Standards.
255 a. A11 subdivision streets sha11 depict street layout. curbs. sidewalks. and landscaping
256 and their relationship to building frontages.
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Residential Design
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b. Where a submittal includes only parcels or blocks. but not individual lots, the
neighborhood design plan sha11 depict aH co11ector streets within the subdivision and points
of access to adiacent streets. AH subdivisions shaH have at least two points of access.
2. Common Area and Recreation Area Standards.
a. Before submission of a preliminary plat, each applicant for subdivision approval
shaH consult with the planning director and parks director as to the number, size, location,
and design of parks required within the subdivision and as to the amount of any regional
park impact fee credit for regional public park facilities developed or dedicated by the
subdiyider as part of the subdivision.
b. Public neighborhood parks and open spaces sha11 be incorporated within the fabric
of the neighborhood. located and designed to maximize proximity to the largest number of
homes within the neighborhood and to maximize accessibility and visibilitv from the front
of surrounding and nearby residences. Neiehborhoods sha11 be designed around parks and
open spaces. Required parks sha11 not be located on remnants of land remaining upon
completion of the lotting layout of the subdivision.
POCKET
NEIGHBORHOOD
COMMUNITY
WHA T NOT TO DO:
Take left over space and call it a park!
"., i/ / (þ~.;,ot, -.;.'~ -L. i ! ' : " ';,__/; },~..'1. '~'Æ'
7f/. -.. -.- -('l:'i).¡.oh.,,,t');,0"'!'&.'.Ó,..'~.'f?"', .
~j/.,:~'. -~ ,i:.T-rrT.·j:~~ ~ _\ =- ::: . .,
r......~ --....c..., ' ._,_, ' , .
:} .~"--- I~~..~,._..j. ì:Î~~ r!-~--"/ '., ,..-/
f- - \"' , - I. J' . !- '.. ¡.. ,..
'j l~..!...--c _ _,,,:,'/../1"-.'--:.' //,<,'./
:..,.- ~ ¡ \.' ,"'/ '--',' -,~." "-," ';
p:"" - .-=.; - ~., ! / - ! ¿ - ~< ?/. .. 'ì
\.",.\. \- '-V (~...~ ~ J /.' ...J
,,\ .,~,... ¡ I .' ... ¡ _.'
c. A11 subdivisions sha11 contribute to the Town's regional park and trail system, either
through land donation or a fee in lieu of land. Public neighborhood parks of five acres or
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Residential Design
277 larger sha11 be incorporated within the fabric of the neighborhood, or shaH link two or more
278 neighborhoods. The applicant sha11 consult with the planning director and parks director as
279 to the number. size. location. and design of parks.
280 d. Paths or trails within subdivisions shaH be designed to link neighborhood
components and amenities and sha11
connect to adiacent subdivisions.
e. Where neighborhood parks
sma11er than five acres are required.
parks sha11 be located on average within
a half mile of the front of dweHings
within the subdivision, and sha11 be
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Examples of amenities and design:
connected to the neighborhood path or
trail system.
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Residential Design
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f. Preserved washes and constructed
drainage features sha11 be integrated into the
overaH site design.
g. Drainage ways and detention/retention
areas sha11 be designed to create a natural
appearance, with meandering channels rather than
linear and trapezoidal channels, and slopes graded
not to exceed an average of 4: 1 vertical to
horizontal distance. Ponded water in local basins
sha11 not exceed a depth of 2 Y2 feet.
h. Land sha11 be graded to balance cut-and-fi11 areas and to distribute grade changes
throuehout the subdivision, to avoid grade differences and cut slopes greater than 4:]
between adiacent lots and between lots and adiacent rights of way.
3. Street trees.
a. A local street plan wherein sidewalks are separated
from the curb by a landscaped curbway not less than six
feet wide meets the intent of these regulations. One street
322 tree shaH be located in
front of every lot and
every fifteen feet on
center fronting a corner
lot. The homeowners' association shaH maintain aH
WHAT NOT TO DO:
Drainage feature
squeezed in between
homes!
landscaping in the right of wav as provided for in a license
agreement from the Town.
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Residential Design
329 b. Council may consider an alternative street tree plan where the development adioins
330 existing development and the applicant can show the plan integrates with an acceptable
331 precedent of landscaping set by surrounding development.
332 c. AH trees and plants shaH meet Arizona Nursery Association minimum guidelines as
333 to caliper and height and the Town of Marana's approved plant list.
334 C. Entry and Edge Standards.
335 1. Entry landscaping. Entry landscaping may be used to
336 visuaHy enhance the character of the neighborhood and
337 complement the community. Secondary treatments may be
338 used at other access locations. Entry landscaping sha11 be
339 located so that it does not interfere with the sight visibility
340 triangle.
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342
WHAT NOT TO DO:
"Engineered" landscape
treatments that de-emphasize
343 aesthetics and highJight roads.
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345 2. Edge landscaping. Where the edge of a
346 subdivision adioins public right of way for an
347 arterial street, the applicant shaH develop a
348 landscaping plan for the right of way in
349 consultation with the planning director and
350 subdivision engineer.
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Residential Design
351
WHA T NOT TO DO:
Nondescript walls with
minimal ground plane
treatment.
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353 3. Irrigation. A11 plants shall be on an underground drip irrigation system. If turf is used.
354 it must be irrigated from a secondary. non-potable source where available.
355 4. Perimeter wa11s. Where the neighborhood design plan includes perimeter wa11s. all
356 wa11s visible from the public right of way and
357 adiacent existing residential development shall
358 incorporate one or more visually appealing
359 design treatments. such as the use of two or more
360 decorative materials like stucco. tile. stone.
361 brick: a visually interesting design on
362 the wall surface: varied wa11 alignments.
363 such as iOf?:. curve. notch. setback:
364 and/or trees and shrubbery in voids
365 created by wall variations. Unpainted
366 grey block is not permitted. Perimeter
367 walls sha11 be kept free of graffiti.
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Residential Design
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WHAT NOT TO DO:
Big, nondescript walls
that look like barriers.
8.06.06 Alternative Neie:hborhood Desie:n Plan
A. Alternative neighborhood design. A property owner shall submit an alternative
neighborhood design plan that deviates from the standards of Section 8.06.05 B. 1. above,
with the following options. providing that a property owner sha11 submit in coniunction a .
conceptual residential design plan in accordance with Sections 8.06.08 or 8.06.09. The
residential concept design plan is for illustrative purposes. but will establish the intent of
the alternative plan. The final residential design shall substantially conform to the concept
plan.
1. Narrow streets. An alternative street
L...:-I 1-...1 L..J
." 1-1
plan that shows narrowed street pavement
mav be
acceptable
to meet
design obiectives;
however. such alternative
plan shall be accompanied
401 by a letter from the fire district chief stating that such
402 plan meets minimum safety requirements.
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Residential Design
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2. Divided landscaped local col1ector streets.
The Town of Marana encourages a local col1ector
street plan with travel lanes separated by a
landscaped median. The homeowners' association
shall maintain all landscaping in the ri~ht of way as
provided in a license agreement from the Town.
The Town encourages the applicant to locate dwellings to face collector streets with
garages accessed from an alley or parking court.
3. Alleys or parking courts. The Town of
Marana encourages a street plan that provides
rear access parking. either from an alley located
behind lots runnIng
parallel to the public
street, or from a parkin~
court that serves a
specified group of
director, in consultation
shall provide guidelines
dweUings. The planning
with the subdivision engineer,
for alleys and parkin~ courts.
WHAT NOT TO DO:
Unattractive,
"oversized", "linear"
parking lots!
4. Small lot option. In the R-6 zoning district or comparable land use designation an
alternative residential design plan for a multi-block subdivision mav request lots smaller
than 6.000 square feet for up to 40% of the lots in the subdivision, or for an entire block if
that block is part of a subdivision with R-6 zoning or comparable land use designation. The
applicant shall specifv the proposed lot sizes and dimensions. An alternative residential
design plan per Section 8.06.09 shall be required.
]4
Residential Design
432 WHAT NOT TO DO: Sprawl! Sameness over and over...
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residential
design
435 5. Multi-storv dwellings. An alternative neighborhood
436 design plan may request subdivisions where multi-story
437 dwellings
exceed
50%. An alternative
plan per Section
8.06.09
sha11 be
required.
WHAT NOT TO DO:
The same two-story
massing and pattern over
and over.
444
445
446 6. Height in excess of 30 feet. An alternative neighborhood design plan mav request
447 subdivisions where building height exceeds 30 feet. An alternative residential design plan
448 per Section 8.06.09 shall be required.
449
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, .
450 7. Lot coverage in excess of 65%. An alternative neighborhood design plan may
451 request subdivisions where lot coverage exceeds 65%. An alternative residential design
452 plan per Section 8.06.09 shan be required.
453
454 8.06.07 Residential Desien Plan Submittal
455 A. Plan required. A property owner sha11 submit a residential design plan prior to applying
456 for a building permit.
457 B. Submittal process. The applicant shan submit an documents, exhibits, including
458 building: elevations, as required by the Town of Marana. The applicant shaH provide
459 additional information or other relevant material that the planning director believes IS
460 reasonable and necessary to evaluate, analvze, and understand the application.
461 C. Review process. The planning director or designee shaH review residential design plans
462 that meet the standards of Sections 8.06.08 or 8.06.09.
463
464 8.06.08 Residential Desi2n Plan Basic Standards
465 A. Architectural Standards.
466 1. Multi-story development. Not more than 50% of the lots in a subdivision may contain
467 multi-story dwellings.
468 2. Garage layout. Not more than 40% of the lots in a subdivision, nor more than 50% of
469 the lots along: a single side of a street from one intersection to the next intersection shall
470 have garages flush with or that project in front of the livable space of the dwelling. Where
471
__~_ ¡;>,~.~_¡ ..4_i<'!!!'<
472
16
Residential Design
473 a front porch or courtyard extends five feet or more in front of a garage the garage shaH not
474 be considered to be flush or proiecting.
WHAT NOT TO DO:
Incorporate the same car oriented,
garage dominate condition along
the neighborhood street scene.
475
476 3. Color. Color schemes other than a dwelling's trim color shall not exceed a light
477 reflectivity value of 50 %. The residential design plan shall include a color palette that
478 shall ensure variety along the streets cape and within the neighborhood. The plan shaH
479 describe how the color palette will be
480 implemented.
481
482 4. Front Dwelling Facade. The residential
483 design plan sha11 incorporate a range of details
484 and massing conditions for each dweHing that,
485 when placed together, will provide an attractive,
486 unique street scene. The front dwelling facade on
487 anv residential street shaH include at least three of the
488 following design features, or shall present an
489 alternative that achieves the intent of these regulations:
490 a. Varied roof line, wherein elements of the
491 dwelling display different heights, or where roof design
492 changes more than two planes or directions.
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Residential Design
493 b. Windows recessed at least two inches from the building wa11 or casement windows.
494 c. Bay window or other similar projection as a structural element; decorative molding
495 sha11 not be considered a projection.
496 d. Front porches or courtyards fifty square feet or
497 larger that project five feet or more from the dwelling
498 facade. The front porch shall be raised or made to appear
499 to be raised at least five inches from g:round level, unless
500 an applicant receives a waiver to achieve accessibility.
501 e. Recessed or projecting balconies of three feet or
502 more.
503 f. Garages entered from a side street crossing a
504 side lot line of the lot or a side entrv garage located
505 perpendicular to the front facade of the dwelling. The
506 waH of the garage facing a street shaH include at least
507 one window.
508 g. Front entry garag:es recessed more than 10 feet
509 from the livable area of the dwelling.
510 h. Rear entrv garages from an aHey or parking court. where there is an approved
511 alternative neighborhood design plan.
512 5. Corner lots. Where a multi-story house is located on a corner lot it sha11 display four-
513 sided architecture.
514 B. Individual Lot Landscaping.
515 1. An individual lot shaH contain a minimum of one tree planted in the front yard.
516 2. Where drainage permits, landscaping shaH be required within adjoining side yards
517 between two adjacent dwellings.
518 3. AH trees and plants shaH meet Arizona Nursery Association minimum guidelines for
519 caliper and size and shall conform to the Town of Marana approved plant list.
520 4. A11 screen wa11s enclosing individual side and rear lots shaH be uniform throughout the
521 subdivision and shaH be designed to incorporate color, or contrasting materials or design
]8
Residential Design
522 elements. No unpainted grey block shaH be aHowed. View fencing may be required in
523 certain locations.
524 C. Lots adjoining major roads, co11ectors or arterials.
525 1. Lots adjoining arterial or coHector streets. Anv house located adjoining an arterial or
526 co11ector street shaH display four-sided architecture.
527 2. Multi-story dwe11ings. Multi-story dwe11ings sha11 be prohibited on those lots along
528 the edge of a subdivision where adjoining existing lots have one-story dwe11ings. This
529 provision sha11 not apply to subdivisions located adjoining each other within a master
530 planned community approved under a common rezoning
531 D. Building materials. Materials may include stucco. brick, adobe, rock, flagstone, wood,
532 metal, and other similar distinct materials. Where metal is used, it sha11 be treated so that
533 its light reflective value does not exceed 50%.
534
535 8.06.09 Alternative Residential Desi2n Plan
536 A. Alternative residential plan. An alternative residential design plan is required when an
537 alternative neighborhood design plan requests the sma11 lot option, multi-story dwe11ings
538 for more than 50% of the subdivision. height great than 30 feet, or lot coverage greater than
539 65%.
540 B. Architectural Standards.
54] 1. Color. Color schemes other than a dwe11ing's trim color shaH not exceed a light
542 reflectivity value of 50 %.
543 2. Front Dwe11ing Facade. The front dwelling façade sha11 include:
544 a. Varied roof line, wherein elements of the dwe11ing display different heights, or
545 where roof design changes more than two planes or directions; or where adjacent houses
546 display different heights or different roof styles.
547 b. Windows recessed at least ten inches from the building wall, or bay windows or
548 other similar projection as a structural element; decorative molding shaH not be considered
549 a projection.
550
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Residential Design
551 3. Front porches. At least 50% of all dwellings in a
552 subdivision sha11 include front porches or courtyards fifty
553 square feet or larger that proiect five feet or more from the
554 dwelling facade. The front porch
555 shall be raised or made to appear to
556 be raised at least five inches from
557 2:round level. unless an applicant
558 receIves a WaIver to . achieve
559 accessibility.
560 4. Front entry garages.
561 a. Where front entry garages
562 are used, not more than 25% of those
563 flush with or proiect in front of the livable space of the
564 dwelling. Where a front porch or courtvard extends five feet or more in front of a garage
565 the earage sha11 not be considered to be flush or proiecting.
566 b. Garages that are not flush with or do not proiect in front of the livable space of the
567 dwe11ing shaH be set back at least ten feet from the livable space of the dweUing.
568 5. Side entry earages. Garages entered from a side
569 street crossine a side lot line of the lot or a side entry
570 garage located perpendicular to the front façade of the
571 dwe11ing. The wa11 of the garage facing a street sha11
572 include a window.
573 6. Rear entry garages. Rear entry garages where access is taken from an a11ey or parking
574 court may be used, in accordance with an approved alternative neighborhood design plan.
575 C. Lots adioining maior roads. co11ectors or arterials.
576 1. A11 lots adioining arterial or col1ector streets. Any house located adioining an arterial
577 or co11ector street shaH display four-sided architecture
.-1'-
20
Residential Design
578 2. Multi-story dwellings. Multi-story dwellings shaH be prohibited on those lots along
579 the edge of a subdivision where adioining existing lots have
580 one-storv dwellings along that edge. This provision shaH
581 not applY to subdivisions located adjoining each other
582 within a master planned community approved under a
583 common rezomng.
584 D. Building materials. Materials may include stucco, brick,
585 adobe. rock, flagstone. wood, metal. and other similar
586 distinct materials. Where metal is used, it shaH be treated so
587 that its light reflective value does not exceed 50%.
588
589 8.06.010 Setback. Lot Covera2e and. Buildine Hei2ht Modifications
590 The planning director may approve the foHowing modifications in coniunction with a
591 residential design plan in order to achieve the purpose of this ordinance.
592 A. Setbacks. Setbacks shaH adhere to the requirements of Tit]e 5, Zoning, except for the
593 fo11owing:
594 1. Front setback.
595 a. Front entry garages. Where front entry garages are recessed ten feet or more from the
596 livable portion of the dwelling, front setbacks may be reduced to ten feet. However, the
597 front driveway must provide a 20-foot space to accommodate a parked vehicle without
598 blocking the sidewalk.
599 b. Side entry garages. Where a side entry garage is located perpendicular to the front
600 façade of the dwelling, the front setback may be reduced to five feet. However, the
601 driveway must provide a 20-foot space to accommodate a parked vehicle without blocking
602 the sidewalk or a driveway less than eight feet. so that a vehicle must be parked in the
603 garage to avoid blocking the sidewalk. The garage wa11 facing the street must have at least
604 one window.
605 c. Front porches or courtvards. Front setbacks may be reduced to five feet. However, the
606 drivewav must provide a 20-foot space to accommodate a parked vehicle without blocking
21
Residential Design
607
608
609
610
61 ]
6]2
613
6]4
615
616
617
618
619
620
621
622
623
624
625
626
627
628
629
630
63]
632
633
634
635
636
637
638
639
640
.~"... 641
the sidewalk or a driveway less than eight feet. so that a vehicle must be parked in the
garage to avoid blocking the sidewalk.
2. Side setback. Side setbacks may be reduced for zero lot-line or z-lot siting of dwelling
units on individual lots, providing there shan be a three foot access easement on the
adiacent property.
3. Rear setback.
a. Front entry garages. Where front entry earages are recessed ten feet or more from the
livable portion of the dwelling, the rear setback may be reduced to five feet.
b. Rear entry garages. Where there are rear entry garages, the dwe11ing area rear
setback may be reduced to five feet. However, the driveway must provide a 20-foot space
to accommodate a parked vehicle without blocking the sidewalk or a driveway less than
eight feet, so that a vehicle must be parked in the garage to avoid blocking the a11ey.
B. Lot coverage. Where garages are recessed ten feet or more from the livable portion of
the dwelling, or where there are rear entry garages, lot coverage may be increased to 65%
of the lot; lot coverage in excess of 65% shan require Town Council approval.
C. Height. Building height may be increased to 30 feet to meet the design obiectives of a
residential design plan; height in excess of 30 feet sha11 require Town Council approval.
SECTION 3. The adoption of this ordinance shan have the effect of invalidating that
portion of a11 previous ordinances that is different from the above standards.
SECTION 4. In the event that any provision, or any portion of any provision, of this
ordinance or application thereof, is held invalid, illegal or unenforceable, such invalidity,
illegality or unenforceability sha11 have no effect on the remaining portion of any provision
or any other provision, or their application, which can be given effect without the invalid
provision or application and to this end the provision of this ordinance shan be deemed to
be severable.
SECTION 5. This ordinance sha11 become effective six months from [date of adoption].
PASSED AND ADOPTED by the Town Council, Town of Marana, Arizona
This
day of
,2005.
22
Residential Design
642
643
644
645
646
647 Mayor
648
649
650
651 ATTEST
652
653
654 Town Clerk
655
656
657
658 APPROVED AS TO FORM
659
660
661 Town Attorney
Date
"'^'~
23
Residential Design