HomeMy WebLinkAboutOrdinance 2009.05 Amending the title 24 of the land development code relating to the Silverbell Road Corridor Overlay DistrictF. ANN RODRIGUEZ, RECORDER DOCKET: 13554
RECORDED BY: CML PAGE: 673
' DEPUTY RECORDER ~,°g ~I~Zp NO . OF PAGES : 2
1951 AS1 ~~ illy ~O~ SEQUENCE: 20090890197
S~`~ ~ ~~~~ ~~, ~~ 05/08/2009
TOWN OF MARANA N~~~b ORDIN 13:18
ATTN: TOWN CLERK `gRIZO~P
11555 W CIVIC CENTER DR MAIL
MARANA AZ 85653 AMOUNT PAID $ 8.00
MARANA ORDINANCE N0.2009.05
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT TO
THE LAND DEVELOPMENT CODE, TITLE 24; SECTION 24.01 - SILVERBELL ROAD
CORRIDOR OVERLAY DISTRICT
WHEREAS, the Marana Land Development Code (the "Code") was adopted by the Mayor
and Town Council on May 14, 1984 by Ordinance No. 84.04; and
WHEREAS, Title 24; Section 24.01 of the Marana Land Development Code was adopted by
the Mayor and Town Council on December 16, 2003 by Ordinance 2003.07; and,
WHEREAS, the Mayor and Town Council have amended the Code from time to time; and
WHEREAS, the Code contains Title 24; Section 24.01 -Silverbell Road Corridor Overlay
District, which regulates development of land within the Silverbell Road corridor; and
WHEREAS, the Marana Planning Commission held a public hearing on a request to amend
Title 24; Section 24.Olof the Code and hear comments from staff and the public on March 25, 2009,
and at said meeting voted unanimously to recommend that the Town Council approve said
amendments; and
WHEREAS, the Marana Town Council held a public hearing on a request to amend Title
24; Section 24.01 of the Code at the regular Town Council meeting held May 5, 2009; and
WHEREAS, the Mayor and Town Council find that approval of the proposed amendments
is in the best interest of the residents and businesses of the Town of Marana.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Town Council of the Town of
Marana, Arizona, as follows:
Section 1. Title 24; Section 24.01- Silverbell Road Corridor Overlay District of the Town of
Marana Land Development Code is hereby amended by revising the administrative, procedural, and
regulatory standards of said Section and bringing the standards into conformance with the Town of
Marana's adopted updated policy documents, three copies of which are on file in the Office of the
Town Clerk of the Town of Marana, Arizona having been made a public record by and attached as
Exhibit A to Resolution No. 2009-60.
Section 2. All ordinances, resolutions, or motions and parts of ordinances, resolutions, or
motions of the Council in conflict with the provisions of this Ordinance are hereby repealed,
effective as of the effective date of this Ordinance.
Marana Ordinance No. 2009.05
Page 1 of 2
Section 3. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for
any reason held to be invalid or unconstitutional by the decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions hereof.
Section 4. This Ordinance shall be effective on the thirty-first day after its adoption.
PASSED AND ADOPTED by the Mayor and Town Council of the Town of Marana,
Arizona, this 5~' day of May, 2009.
~~-
~~
Mayor d Honea
ATTEST:
~~ celyn ,~~Bronson, Town Clerk
APPROVED AS TO FORM:
1 F ~7
`y f ,.. ._
,~ , f
.r1~rank Cassidy, Town A rney
Marana Ordinance No. 2009.05
Page 2 of 2
TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
g, Applicability
The regulations for the Silverbell Road Corridor Overlay District shall apply to
all new-commercial and multi-ple family developments within the district and to
any property within the district subsequently changed to a commercial or high
density residential land use designation as a result of rezoning or a specific
plan amendment. This ehapte~ title applies to any commercial land, parcel, lot
or project site lying adjacent to Silverbell Road between Cortaro Road and
Twin Peaks Road. These regulations shall also apply to any commercial or
multi-pde family residential project site contiguous to any applicable land,
parcel, lot or project site adjacent to Silverbell Road.
The regulations contained herein shall apply to the area known as the Silverbell
Road Corridor Overlay District, the boundaries of which are shown on Exhibit 1,
herein, and on the Town of Marana Zoning Map.
Interpretation, Scope of Regulations
The regulations set forth by this Chapt~rti le --shall be minimum regulations for
new or proposed commercial or multiple family developments and shall apply
uniformly to each class of use, structure or land, except as hereinafter
provided.
For building and development occurring subsequent to the enactment of this
Chapter title, no building structure or land shall be used or occupied and no
building or structure or part thereof shall be erected, constructed,
reconstructed, moved or structurally altered except in conformity with all of the
regulations herein. These regulations shall not apply to properties for which
development approval has been obtained prior to the effective date of this
ordinance.
D. Definitions
Certain words used in this Chapter shall be interpreted as defined within this
Section or as defined in Chapter 3 of The Marana Land Development Code.
Abutting: The condition of two (2) adjoining properties having a common
property line or boundary, including cases where two (2) or more lots adjoin
only corner or corners, but not including cases where adjoining lots are
separated by a street or alley.(also see adjacent/adjoining; contiguous).
Adiacent/Adioining: The condition of being near to or close to but not
necessarily having a common dividing line, i.e., two (2) properties which are
separated only by a street or alley shall be considered as adjacent to each
other. (also see abutting; contiguous).
Title 24 -Silverbell Road Commercial Overlay District
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LAND DEVELOPMENT CODE
Compatible: Capable of existing together in harmony and without conflict or ill
effects.
Contiguous: Next to, abutting, or touching and having a boundary, or portion
thereof which is common or coterminous, as distinguished .from being adjacent.
also see abutting;adjacent/adjoining.
E..Effect of Other Provisions
These provisions are intended to supplement the requirements of the
underlying zoning district or specific plan. If any provision of this Chapter is
found to be in conflict with any other provision of the Marana Land
Development Code or with any provision of the Continental Ranch Specific
Plan, Pima Farms Specific Plan or Pima Farms North Specific Plan, the
provision that establishes the higher and/or more restrictive standard shall
prevail
S_a.l~ Design Review Overlay District ~s#-abl+s#edE
1. Purpose
To guide the general appearance of buildings and improvements and
achieve the stated objectives of the Silverbell Road Corridor Overlay
District. The Design Review (DR) Overlay District is superimposed
over the Silverbell Road Corridor Overlay District.
2. Applicability
The Design Review (DR) Overlay District includes the entire Silverbell
Road Corridor Overlay District. Such development includes, but is not
limited to, new commercial, institutional, office, multi-family residential
projects, proposed conversions, exterior remodeling, exterior
restoration, enlargement or expansion of existing buildings, and
requires the submittal of a design review plan pursuant to this
Chapter. The development or modification of an individual single
family detached dwelling on a single parcel is specifically excluded
from the requirements of the Design Review Overlay District.
3. Standards
No new land use or development within the boundaries of the
Silverbell Road Corridor Overlay District shall be commenced orb
approved except in conformance with the provisions of this
Gklaptertitle.
Title 24 -Silverbell Road Commercial Overlay District
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LAND DEVELOPMENT CODE
1:-- Desig~a-J~eview-O®~a~nittee
ef--five-- aead-~warner~ial interests
atmrlg-the c~-~„`,s~ve-;;- ~~ad ~erradE3. ~i~a4l--establfsda-
proeedere_~nd shalt-rraeet-Qr+-ara-as-needed-bass:
dl. Design Guidelines, Objectives and Considerations
erae tve~-grad-~ ~ - wiea~-+s---~a---dada
objectives-oaf-the-Design--t~~view_Cera~ra~ittee:-_T-he_t+ves are~ated irate
th~.~..._ tt'ef..... ~hMll^.^..°..c.:rlnr 4hn
Town staff will review all design review aoolications and evaluate each
plication for com~liance..._with...._standards_that_address__the following__.1.1Site,
Design: 2.1 Landscaoina and Buffering: 3.) Site Grading and Drainage: 4
ionaoe: 5.) Utilities: and 6.) Buildino Design.
1. Site Design Considerations: How the site design impacts adjacent
residences and neighborhoods, sensitive lands, viewsheds, adjacent
streets, pedestrian needs, and parking lot function and safety.
a. Compatibility: Examine the functional relationship of the site to
its surroundings. Protection of adjacent residential
neighborhoods is the Town's primary concern. Particular
attention should be given to the location of parking, driveways,
outdoor lighting, outdoor use areas and compatibility of uses.
Adjoining residential areas should be protected by maintaining
a landscape buffer edge and directing building openings away
from residential areas; and,
b. Traffic Patterns: Evaluate the separation or integration of
vehicular, pedestrian and bicycle traffic patterns. The
development of land in cooperation with owners of adjoining
properties is encouraged where parking, driveways, plazas and
entries can be shared. Pedestrian and vehicular safety should
be maximized by carefully siting and limiting the number of
driveways; and,
Off-Street Parking: Evaluate the arrangement and adequacy of
off-street parking facilities and access points. Parking should
be safe, easily accessible and not allowed to dominate the
entire development. Plant materials should accent and define
entries. Large paved areas should be scaled down by
introducing different materials. Whenever possible, parking
should be located to the rear or side of buildings to provide
Title 24 - Silverbell Road Commercial Overlay District
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TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
screening and a strong architectural street edge. Paving
materials should be compatible with other on-site materials.
Additional specialty paving materials such as tile, brick and
exposed aggregate should be introduced where appropriate;
and,
d. Loading Areas: The location, arrangement, and dimensions of
loading ramps, docks and bays should minimize visual and
noise impacts on adjacent residential areas; and,
e. The location of trash receptacles and screening of such.
Careful screening of undesirable elements such as loading,
trash receptacles, mechanical equipment, etc., is critical; and,
f. The illumination plans and hours of operation; and,
g. Circulation Visibility: Evaluate the site distance requirements of
the streets and driveways. Adequate site distance for motorists
and pedestrians entering and exiting the site must be ensured.
Landscaping should not interfere with circulation effectiveness;
and,
h. The coordination of the site development with the planned right-
of-way alignments, acquisitions and street improvements; and,
i. Urban design and aesthetic considerations; and,
Solar considerations: Trees and architectural features such as
overhangs, trellises and awnings are encouraged to provide
shade from the summer sun; and,
k. Any sensitive lands located on the property or possibly affected
by the proposed development must be avoided, mitigated or
otherwise resolved per Town, County, State or Federal
requirements and recommendations.
2. Site Landscaping and Buffering: The site landscaping should
provide a highly attractive landscaping that buffers unwanted views
and sound, creates an interesting streetscape, and provides a safe
transition between contrasting uses.
a. Evaluate the location, height, and materials of walls, fences and
screen plantings. Selection of plant materials should be based
on year-round interest, color, branching pattern, etc. Parking
lots should be broken up with landscaped buffers. Trees
should provide a lush overhead canopy for solar control. The
overall effect of both the perimeter landscaping and the interior
landscaping should be one of a relatively consistent tree cover
which will shade the pavement and vehicles; and,
Title 24 - Silverbell Road Commercial Overlay District
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LAND DEVELOPMENT CODE
b. Evaluate plans for the on-going maintenance of the finished
landscaping; and,
c. Evaluate plans for safe sound and site buffers in consideration
of the preservation of adjoining residential neighborhoods
relative to view sheds, ambient noise levels, light and air, both
on the site and on adjacent property. Earth berming, fences or
dense landscaping should be used at the perimeter of the
parking areas to provide for visual enclosure and screening;
and,
d. The design and utilization of open spaces and trails, if
applicable.
3. Site Grading and Drainage: The on-site grading and drainage shall
provide slope and soil stabilization, prevent soil erosion, and minimize
off-site impact.
a. Evaluate plans for soil removal, fill work, soil stabilization,
and erosion control; and,
b. Evaluate plans for plantings, ground covers, or shrubbery as a
means to prevent dust, stabilize soils and control erosion.
4. Signage: Commercial signage should provide business identification,
minimize clutter and confusion and comply with provisions herein as
well as Chapter 16 of the Marana Land Development Code.
a. Evaluate the size, location, lighting, and hours of operation of
all signs and advertising features to achieve compliance with
this chapter. Signage plans for the entire site should indicate
how signs will be illuminated, their design and spatial
relationship to other site amenities, including buildings.
Signage, window designs and awnings are most effective when
color coordinated with the building facade. Darker, deeper and
brighter colors on these elements create interest on the facade
and call attention to windows and doorways; and,
b. Evaluate the function and maintenance aspects of signs and
other advertising features.
5. Utilities: Utility systems should not detract from building or site
appearance. The size and location of all service systems should be
appropriate and maintainable.
a. Electrical and telephone service systems shall be underground;
and,
Title 24 - Silverbell Road Commercial Overlay District
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LAND DEVELOPMENT CODE
b. Transformers and pad-mounted mechanical and electrical
equipment shall be screened.
6. Building Design Considerations:
Th mm r i I D i n t o r fin in i 7 f h
Marana Land Development Code shall be used in conjunction with the
following building design considerations.
a. Building Mass: Evaluate the building mass and its relationship
to surrounding development and its proposed use. The
relationship to the surrounding uses shall be considered in
respect to the scale and massing of the proposed uses; and,
b. Proportion of Building: Evaluate the height to width relationship
of new structures for compatibility with the proposed use; and,
c. Building Openings: Evaluate openings. They should provide
interest through the use of such features as balconies, bays,
porches, covered entries, overhead structures, awnings,
changes in building facade and roofline alignment; and,
d. Relationship of Exterior Materials: Evaluate the
appropriateness of exterior materials and color to reduce
apparent building mass and blend with the surrounding area.
Exterior building materials should be genuine and not
simulated. Shadow patterns created by architectural elements
such as overhangs, trellises, projections and awnings are
encouraged to contribute to a building's character while aiding
climate control; and,
e. Building Color: Building color should be compatible with the
neighborhood and should reinforce the visual character of the
proposed building. Warm muted shades should be used as the
body or overall building background color. Brighter, more
intense and richer hues of related or contrasting color should
be used as accent colors and highlight colors for architectural
elements; and,
Building Elevations: Building elevation treatments should be
carried to all sides of the building. Building construction and
design shall be used to create a structure with substantially
equal attractive sides of high quality, rather than placing
emphasis on the front elevation of the structure and neglecting
or downgrading the aesthetic appeal of the side and rear
elevations. The character of the surrounding residential
Title 24 - Silverbell Road Commercial Overlay District
Page 8 of 29
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TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
vi~led by- tfae---P-lan~aiaag-Dep~ar-tnerat_ -accer~apar-vied-by- a -fee
3: B. Planning Commission Action Required
Upon the completion of the Development Plan Review, applications for
development within the Silverbell Road Corridor Overlay District shall be
scheduled for consideration. and._action by the Planning and Zoning
Commission, subject to the requirements of the underlying Specific Plan
or zoning district, as well as the Commercial Design Standards. The
Commission may, if satisfied that all the objectives of the Marana Land
Development Code and Town standards have been met, approve the
Development Plan, or approve with conditions. If the Commission finds
that the Development Plan requires revision, the plan may be continued
pending revision.
Th i n f th PI nnin mmi I t n
Council by the applicant. Reauests for appeal must be filed on an
application form provided by the Plannina Department. and must include
the appropriate fee as established by the Town Council. Reauests for
peal must_be_filed within ten_~10) days_followina_the__date of the
Plannina Commission action. The Town Co~I1Gil shall act to affirm or
reverse in whole or in part or modifv the Commissions decision includina
the addition or deletion of conditions or restrictions.
A reauest to modifv. expand. or otherwise chance an approved
development plan application. not in substantial conformance with the
Plannina Commission approval, shall be processed according to_the
urovisions of this_title as_an_amended_a~~lication. The follovv__ina
mQdifiGa#on~__~hall re_. ~ire_~n emended a . _lc ion:
1. Anv reauest that would sianificantly alter the desian of the
site and/ or buildings.
2._ A requ~~t_to_change.or_delete_a__condition approved b~#he
Plannina Commission._or Town~Q~ancil~
The Plannina Director may approve minor modifications to an approved
Man as specified below:
1_~ Minor rel.Qna#ion_Qf_~Iajl~iing_pads._proyided_that_the_modifcation
does not sianificantly alter the site desian in terms of parking
layouts. vehicular circulation. landscape desian and other similar
components of the development plan provided that ordinance
reauirements are still met.
Title 24 -Silverbell Road Commercial Overlay District
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TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
2. An increase or decrease in a proposed setback provided that the
ordinance re4uirements are still met.
3. A minor hanae t landscape desian and plant material hanaes.
4. A minor chanae to parking lot /site plan.
S. Use Regulations
Purpose: The allowable uses within the Silverbell Road Corridor Overlay District
are ~iesigned._were selected . to permit a full range of retail sales, as well as
personal, professional and business services. required to meet the demands of a
developing local market. The uses are intended to -and~~~~promote attractive
development, an open and pleasant street appearance, and compatibility with
adjacent residential areas. T-he-Distriet It is recognizeds that certain uses wklicb
may be appropriate_ within__the_District: however. ; b~+t wk~ish may have__unslue
characteristics such as proposed location, it n
buildina design, car a+a~i standards of operation; that may have a greater impact
than other uses upon adjoining properties, businesses or residences~„_
aid~aw--such These uses have been desianated as conditionally uses and will
require a Conditional Use Permit. - ,
ti,.~„ , e ,.,h,,.-, ., e ;.,,+.,~+r,..~ ;., „-~, use-lLimitations w~11 be-are imposed
upon uses within the District which limit the full range of uses permitted within the
underlying zone or specific plan. It is recognized that some of the uses allowed
within the underlying zones or specific plans may not be compatible... with the
intent of the, pistrict and compliance with architectural guidelines would not be
practical
1. Permitted Uses. The following land uses are permitted in the
Silverbell Road Corridor Overlay District, subject to the provisions of
this Chapter.
a. Community, multiservice, neighborhood or senior citizens center.
b. Daycare Center (adult, child or handicapped).
c. Health Services (excluding Hospitals and Substance Abuse
Centers).
1) Blood Donor Stations.
2) Convalescent or nursing home.
3) Medical or dental labs.
4) Offices and clinics of MD's, dentists, optometrists
or chiropractors.
5) Outpatient clinics.
Title 24 -Silverbell Road Commercial Overlay District
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TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
include body repair, painting, major engine or transmission.
repair, or radiator repair. All service, except the sale of gasoline,
shall be within an enclosed building. No service bays
associated with an automotive use shall be visible from a public
street;
b. Automobile and Truck Sales and Rental, new or used;
c. Bars, taverns, cocktail lounges;
d. Car wash establishments, including full-service and self-
service, coin-operated facilities, provided afull-time attendant is
on-site and wash bays are not visible from a public street;
e. Emergency Medical Care Facility 24 hour operations;
f. Restaurants, cafes, delicatessens or coffee shops -providing ,
drive-thru or drive-up service;
g. Lodging facilities, including hotels and motels;
h. Pawn Shops;
i. Plant Nurseries, including open air display and storage;
j. Recreational Vehicle and Boat Storage;
k. Self-storage Facilities;
I. Small Equipment and Light Machinery sales or rental;
m. Tattoo is establishments;
n. Wireless communications facilities, subject to the provisions of
Chapter 23 of the Marana Land Development Code;
o..__ _a..-cca~tlnuQU~-tw~a~ty°fs~r-oiler-atior~--or
p. Any establishment receiving deliveries other than between the
hours of 6:00 A.M. and 10:00 P.M.
4. Prohibited Uses. The following uses are not permitted uses within
the Silverbell Road Corridor Overlay District:
a. Adult Entertainment Uses;
b. Automobile Bodywork and Painting;
Title 24 -Silverbell Road Commercial Overlay District
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TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
c. Bowling Alleys;
d. Commercial Outdoor Recreation;
e. Heavy Equipment and machinery sales or rental;
f. Hospitals;
g. Industrial uses;
h. Kennels, except as permitted in S.1.d.(5);
i. Live Entertainment Facilities, including nightclubs which include
dancing and music performed by more than 1 musician;
j. Major automobile repair facilities, including major engine,
mechanical or transmission repair and radiator service;
k. Manufactured Home Sales;
I. Open air or outside storage uses, including swap meets and
storage of inoperable or damaged vehicles, except as permitted
in Section S.3.i. and S.3.j.;
m. Recreational Vehicle Sales;
n. Theatres;
o. Towing businesses; and
p. Warehousing Uses, excepting self-storage facilities.
T. Pertormance Standards
The following limitations shall apply to the conduct of uses within the Silverbell
Road Corridor Overlay District:
mi44oA ~~.+c. n~+l c.+loc~ ~h~+llerr ~ ~r nv~r- v~ -v. sae v yr ~~r- e-' .
a-&CIY;~°.tI-~~r-er^~:cased-~utld~g:
permirrrn ttev~~
3:1. No outdoor storage of equipment or materials (except screened
trash containers) or outside mechanical repair or service is permitted.
Title 24 -Silverbell Road Commercial Overlay District
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4.~f~-~Fe1~113~ ~fF}at~h.~ren°~- ~rhra~}~C ncrmltted Or} ~h@-~x~eri®r-®f anF~{1~C~t..v. ~ ..
re--t --sa~ts
fr6F~ t-Af-wey-e 6~ep~' .7'
6:2. _There shall be no manufacturing, compounding, processing or
treatment of products other than that which is clearly incidental to a retail
store or business, and where all such completed products are sold at
retail on the premises.
3. No use shall be established, maintained or conducted within the
Overlay District which may cause the dissemination of noxious smoke,
gas, dust, odor or any other atmospheric pollutant outside of the building
in which the use is conducted.
g-:4. Noise: No use shall result in noise perceptible beyond the
boundaries of the immediate site of the use. All noise sources shall be
identified such as parking areas, trash dumpsters, mechanical equipment
and loading areas. Screen walls and landscaping shall be employed
which screen these areas from the rr~ain-etreett~-arad -adjacent residential
neighborhoods.
No use shall result in the creation of traffic hazards or undue
congestion of any public street.
Title 24 - Silverbell Road Commercial Overlay District
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U. Development Standards
The following standards shall apply to all developments within the Silverbell Road
Corridor Overlay District:
1. General Development Standards.
a. All development ~rODOSed._wthin..._the__District shall._co_mpl wi h.
tin 7 mmr'I in to r n
Development Code. 1
a:---Tfie-~irEi~a~t~--required-buFld+rrag-setba~lc -abaft+r~g-~a-stre~t_-shad
Ye~t~i'rnr ~'~~ vper~ ~p~avr°.e°~"' f'rr~"r i'r.
eways; #tiag--p®les; -#ea~ses; ssree+~ing
u~~aftls;--ets:
h ~A.nim„m .J ro.±r c (.~ ~+! ~+h 11 ve 1~1 font C`,ir•h
T7. ~ttl"PPYT'Ptif'1"P9""""~7Y1~'G~"~~~'~C79'1'~']""""'1"V""Cf, """~Pit4~~lJl<~ Jr lei ,,"'"t"1 ~.~~1. ~~"""~'YLi~YT
fror-x~- s#r+.~t~res;_ h~wev~ , ay-il~e-pedestr~,a~
cb. ~~ansitional-~(-arils: Commercial lots adjacent to a residential
district shall require a 25 foot landscape buffer in the side or rear
yards adjacent tQor facing a~ residential area. Such buffers
shall not be used for the purpose of parking, loading, servicing
or any other activity. Screenina neatshall consist of
epaque decorative screening walls or la_ndscanina combination
that will provide a barrier of ade~luate heioht at the time of
installation.
tina+ted-t~,_-ea~ees;-sfaieys; _bay-wiaa+~~a~s;....ever-ha+~gs; awnings,
Cpl+cable--stara -
2. Landscaping
Title 24 -Silverbell Road Commercial Overlay District
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The intent of the Landscaping requirements are to provide corridor
residents and businesses with highly attractive landscaping that
buffers unwanted views, creates an interesting streetscape, and
provides a safe and effective transition between potentially
incompatible land uses. In addition, these requirements regulate the
protection of native vegetation as a significant natural resource. All
development within the Silverbell Road Corridor Overlay District shall
provide site landscaping, including -buffer yard, parking lot and
screening as required herein and in accordance with Title 17
Environmental Resource Preservation, Native Plant Protection, and
Landscape Reauirements) and Section 08.07 (Commercial Desian
Standards) -of the AAaralaa Land Development Code.
3. Off-Street Parking and Loading
The number, size and design of all parking spaces, driveways and
loading areas for all development within the Silverbell Road Corridor
Overlay District shall comply with the ~p,__pli.~c~ble_s~ecific plan or_the
provisions of Title 22 (Off-Street Parking and Loadinal of the Marana
Land Development Code and the following requirements listed
below:
a. Access control and driveway locations will be evaluated per
Town of Marana standards. Joint driveways are desirable
whenever possible in order to minimize the number of access
points to streets.
b. All parking shall be off-street in paved, landscaped parking
areas.
c. No parking or maneuvering space is permitted within any
required landscape buffer.
d.
e~w,ay: Loading or service areas shall not be located adjacent
to residential areas.
4. Signs
Sign standards are hereby established to promote a high quality
visual appearance throughout the Silverbell Road Corridor Overlay
District; to allow individual businesses to clearly identify themselves
and the goods and services offered; to create a unique environment to
attract visitors; to safeguard and enhance property values; to reduce
potential hazards to motorists and pedestrians; and to eliminate
excessive and confusing sign displays. All signs for developments
within the Silverbell Road Corridor Overlay District shall comply with
the provisions of Title 16 i ns~ of the Mara+~,a-Land Development
Code.
Title 24 -Silverbell Road Commercial Overlay District
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LAND DEVELOPMENT CODE
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5. Screening
To create an attractive environment and visually screen land uses that
are not fully compatible, the following standards shall apply to all
development within the Silverbell Road Corridor Overlay District:
a. ~-arllcing-l=ets-, S~ :/icc ~^ i~^~ s or ~~di;;y °;°as: All service
entrances; and loading areas aed~~paeea must be screened
from adjacent properties^and the-~aea~y-preperty--and view from
a__adjacent public street. Such screening shall = '
gnsist of
decorative walls and or landscaping combination that will
provide a six-{6}~~ barrier: of adequate heioht at the time
of installation.
All dt>~lpsters refuse
containers and -trash handling areas shall be enclosed and
screened from public view. t I-tae
at__ least---six {6)---feet-Ir+ _ h- eigk+t--Ar~y -sooh _ s#erage--area All
screening _devices_ shall be constructed of materials and colors
compatible with those of the primary building(s). Chain link
fencing (with or without slats) is not allowed. A #ive-(~--f®et
lafadsoaping-strip-Is~rege+ und--a
c. No articles, materials, trash, __ ri equipment or inoperable
vehicles shall be stored or kept in the open or exposed to view
from the adjacent streets, sidewalks or adiacent propertiers.
aaad adjaceet-sate-s:-This limitation does not apply to temporary
storage of materials, equipment and supplies needed for the
construction of improvements on a site, provided such items are
completely removed immediately upon completion of each
phase of construction.
d. RRee#tep--and-bite Screening: All equipment, such as, but not
limited to mechanical, electrical, communications and air
conditioning shall be selected and located in a manner
Title 24 -Silverbell Road Commercial Overlay District
Page 26 of 29
Revised: 12/16/03 Ord. 2003.27
TOWN OF MARANA, ARIZONA
LAND DEVELOPMENT CODE
consistent with the architecture of the project and shall be
screened from view from adjacent properties and public streets.
Parapet walls, enclosing walls, louvers and grills shall be used to
conceal from view all equipment on site or on the roofs of
buildings. Exceptions may be made for equipment that, by
nature of simple geometric shape, blends well with the
architecture of the project. Satellite dishes and other
communications equipment must be integrated with the
architecture or screened in an acceptable manner.
e. ~til+tae~- All utilities including electric power, telephone, gas and
water shall be located underground. Utilities shall be
coordinated with landscape plans to ensure proper screening
and landscaping around utility vaults, box transformers, etc.
6. Lighting
Exterior lighting should be designed as part of the architectural and
landscape themes. Site lighting should serve functional, safety and
aesthetic purposes. Site and security lighting shall be designed to
enhance the quality of the development. Screening of lights from
residential areas and glare from traffic areas shall be required. All site
lighting shall be in compliance with the ad~~Marana Outdoor
Lighting Code_
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f: ~ ; flash ter-change-irate-~sity:
Title 24 - Silverbell Road Commercial Overlay District
Page 27 of 29
Revised: 12/16/03 Ord. 2003.27