HomeMy WebLinkAbout09/19/2005 Blue Sheet Amendments to Land Development Code
TOWN COUNCIL
MEETING
INFORMATION
TOWN OF MARANA
MEETING DATE: September 19, 2005
AGENDA ITEM:
J.2.
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
AGENDA TITLE: PUBLIC HEARING. Ordinance No. 2005.18: Relating to
Development; approving and authorizing amendments to Land
Development Code Title 05.10.07-.12; Zoning and Title 8.06;
Residential Design
DISCUSSION
History
The appearance of new neighborhoods has been one of Mayor and Council's foremost policy
concerns for the past several years. In January 2004 they added residential design requirements
to the general requirements title of the Land Development Code, but at the Council/management
retreat in September 2004 directed staff to prepare a more comprehensive set of design
standards.
The planning director met with a committee of developers and builders representing SAHBA
over a period of months beginning in October and the planning, public works, and building
department staffs all contributed to the draft standards. The Planning Commission considered
the draft ordinance for recommendation following a public hearing June 29, 2005 and forwarded
it to Council for consideration. Subsequently, individual Council Members offered several
modifications to that draft.
Senior management met with SAHBA members August 15 to present the proposed ordinance
and to obtain their comments. Following a study session presentation August 23 staff made
several corrections/modifications as follows:
· Effective date for residential standards: 90 days from adoption (January 1, 2006).
· Refined definition of four-sided architecture.
· Expanded allowable front dwelling favade elements.
· Modified required architectural variety for developments with fewer than 30 lots.
· Modified garage set back from house from 10 to seven feet.
Residential Design Standards
9/19/2005 BeB
A TT ACHMENTS
Proposed ordinance.
RECOMMENDATION
Approval.
SUGGESTED MOTION
I move to approve Ordinance No. 2005.18
-2-
MARANA ORDINANCE NO. 2005.18
RELA TING TO DEVELOPMENT; AMENDING LAND DEVELOPMENT CODE TITLE
05.10.07-.12; ZONING AND TITLE 8Jl6; RESIDENTIAL DESIGN
WHEREAS, the Marana Land Development Code (the "Code") was adopted by the
Mayor and Council of the Town of Marana on May 14. 1984 by Ordinance No. 84.04: and
WHEREAS. the Mavor 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 TOW11 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 June 29, 2005 to consider comments from Town
staff and the public on the proposed amendments. and its members voted 7-0 to recommend
Town Council approval of the proposed amendments: and
WHEREAS, the TOW11 Council held a public hearing on a request to amend Title 5 and
Title 8 of the Code on August 16. 2005, 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 To\\n of Marana.
NOW, THEREFORE. BE IT ORDAINED by the Mayor and Council of the Town of
Marana, as follows:
SECTION 1. Title 5 of the Town of Maran a Land Development Code is hereby amended
as follows:
TI TLE 5
ZONING:
05.10.0?
05.10.08
05.10.09
05.10.10
R-16
R-12
R-lO
R-8
Residential
Residential
Residential
Residential
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.
,\11 t1'/O story structures IllHSt meet mGHee<! massing reql:liremems f{)r the floors
abo\'e the first leyel. The Gross Floor i\rea (GFi\.) of each floor aboye the first
floor must not eKceed 80% oftae GF;\' of the pre'/ious floor.
05.10.08 R-12 Residential
G. Property Development Standards - Generally:
6. BuildiRg Mass.
,\11 t,,;o story structures must meet mduced massing requir0lllents for the floors
ooo';e the first le';e1. The Gross Floor i\rea (GF 1\) of each floor abo';e the first
floor must not exceed 80% of the OFi\ of the pmvious floor.
05.10.09 R-I0 Residential
G. Property Development Standards - Generally:
6. Building Mass.
All t\':o story structun~s must meet reduced massing requirements for the floors
abo','e the first le','e1. The Gross Floor i\.ma (Gli,^~) of each floor ooo';e the first
floor must not excee<! 80% of the GFA of the pre','ious floor.
05.10.10 R-8 Residential
6. Builffing Mass.
"\11 two story structures mllSt meet reduced massing requirements for the floors
abo';e the first le';e1. The Gross Floor Area (Glii\.) of each floor ooo\'e the first
floor must not exceed 80% of the GF;\' of the pre';iollS floor.
05.10.11 R-7 Residential
6. Building Mass.
All t'.-';o story structures must meet reduced massing requirements for the floors
abo';e the first le';e1. The Gross Floor "'\.rea (GFi\.) of each floor ooove the first
floor must not eKceed 80% of the OF;\, of the pre',iollS floor.
05.10.12 R-6 Residential
6. Building Mass.
"\ll two st01)' structures must meet reduced massing requirements for the floors
above the first lewd. The Gross Floor i\rea (GF,^~) of each floor above the first
Ooor must not e~(ceed 80% of the GFA of the pre\'iollS Ooor.
SECTION 2. Title 8 of the Town of Marana Land Development Code is hereby amended
as follows:
TITLE 8
GENERAL DEVELOPMENT REGULATIONS SECTIONS:
08.01 Building Pennits, P.'ocedure The,'efo.'
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08.02 (Reserved)
08.03 Adoption of the Unifonn Building, Plumbing, and Electrical
Codes, with Exceptions
08.04 Animal Keeping and Related Structures
08.05 Building Height Increase
08.06 Residential Design RequiFelReRts
08.06 Residential Design RequiFelReRts
The flHTf)ose of the ResideRtial DesigB ReqMiremems is to promote greater divefSity
y/iiliiR resideRtial develeflmeHts by ideHtifyiNg the a:HRimtlfR eKfleetatioRS fer RWN
resideRtial de'/eloflmems V;ithiR the Te'NB ef Maraaa.
The follo'.'/iRg r~€J.Miremems apply te all s1:lbm',isioHS which. eFeate lets less than 12,000
square feet in size.
1. No more than two (2) eensec1:lti'/e mmti story homes '.'rill be allowed adjaceRt to
ORe another througho1:lt the s1:lbdi';isioR.
2. Ne cemer lots shall centain multi story homes.
3. Ne t\'/o medals Vlith the same ele'/atioRs shall be perlHitted adjaceRt to one
aaether throughout the subdi'lisiefl..
1. No two homes ofilie same eel or sooeme shall be permitted adjaceRt to ORe
another tmoughem the s1:lbmvisien.
5. '1 note shall be placed on all applicable fllats that states "All bMildiNg permit site
plaas shall give the setback iRf-ermatioR for the lot to be permitted, and inch:lde
the model number and elevatieR, color scheme aad siNgle or m1:llti stery for the
Rome being permitted aRd the adjacent lots.
G. The front YM{f setback shall be staggered by a miRiml:lffi of tv/eRty (20) percent
on eyery third let so that the front setback 'Nill Rot be the sarno for tffi-ee (3)
consecl:ltive Romes.
7. No more than fifty (50) p0f~ent of the homes withiR a subdiyisiclR shall be tv.ostery.
The aboye requir~meRts may be modified, sl:lbject to the n,3yie'/. and afJproyal of the To'.vn
Cooocil. The aoceptanee of aHY moGification ml:lSt be Sl:lpflorted by writtoo documentation
and graphics on hov; the profJosed fJroject is a sl:lperior project and pro','ides increased
de','elofJmoot standards aHd at a minimum, bm Ret limited to, address the fdlov,1ng:
1. The fJroposal is cORsisteffi 'i\ith the TO\vR of Marana General Plan;
2. With the exceI>tion of the requested modification to the Residential Design
Reql:lirements, tbe proposal complies ',vith the Land De':elopment Code and
other aJ3plicable pro':isioRS of the TO'/.ll of Marana Mooicipal Code, and if
applioable, the Northwest Marana .\rea Plan;
3. The site is of a sHfficioot size and configuration to accommodate the design
and scale of proposed de'/elopmem, includiFlb buildings and ele'/ations,
landscaping, parkiNg and other physical features of the 13roposal;
1. The design, soale and layom oftRe pro13osed de'.-elopmem 'l,-ill not
unreasonably imerfere \\1th the Mse and enjoyment ofilie future residents, the
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8.06.01 Puroose
A. The purpose of the neighborhood and residential design standards is to foster the
establishment of
neighborhoods that
avoid the appearance
of "production,"
leading 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 smaller accomplish the following:
1. Foster variety of architectural style, house and lot size, and price within and among
residential neighborhoods.
2. Create pedestrian
friendly neighborhood
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 adjoining
neighborhoods.
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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8.06.02 Applicability
A. Neighborhood design standards shall apply to any subdivision containing one or more
lots 16,000 square feet or smaller, unless the subdivision is part of a specific plan governed
by neighborhood design regulations tailored to that plan. However, these standards shall
not apply to applications for preliminary plats submitted on or before the effective date of
this ordinance provided that a final plat is approved not later than one year after the
adopti on date.
B. Residential design standards shall apply to all detached dwellings in subdivisions
containing one or more lots 16,000 square feet or smaller for which an application for a
building permit is submitted after January 1, 2006, unless the residential lot is within a
specific plan governed by residential design regulations tailored to that plan. Where model
home plans have been approved for a specific subdivision prior to January 1, 2006,
construction may continue thereafter according to the approved models.
C. Where an application for a subdivision contains multiple blocks, the standards of this
ordinance shall apply to each block as if it were a single subdivision.
D. The standards ofthis 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 shall apply.
8.06.03 Definitions
A. For the purpose of this ordinance the following terms are defined as follows:
1. Adjacent - Near or close to, but not necessarily touching or abutting or having a
common dividing line, such as two properties separated by
a street, alley, easement, or common area.
2. Adjoining - 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 edge of a curb.
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4. Four-sided architecture - Residential design wherein
each side of a house displays one or more features,
including, but not limited to, balconies, bay windows,
recessed windows, porches, and other architectural details.
8.06.04 Neighborhood Design Plan Submittal
A. Time of submittal. A property owner shall submit a neighborhood design plan in
accordance with these regulations as part of the preliminary plat submittal. Where a
preliminary plat consists of one or more parcels or a block plat to be further subdivided into
lots, the adopted neighborhood design plan shall apply to all subsequent subdivisions and
resubdivisions, unless a new neighborhood design plan has been approved.
B. Submittal process. An applicant shall submit all documents, exhibits, data, and
information as required on the application form provided by the Town of Marana. The
applicant shall provide additional information, documents, or other relevant material that
the planning director believes is reasonable and necessary to evaluate, analyze, and
understand the application.
C. Approval.
1. Neighborhood Design Basic Plan. The Town Council shall approve the neighborhood
design plan at the time of preliminary plat approval.
2. Alternative Neighborhood Design Plan. The Town Council shall consider for
approval the alternative neighborhood design plan at the time of preliminary plat approval.
The adopting resolution shall indicate which of the alternative standards is approved, and
any modifications made to those standards.
8.06.05 Neighborhood Design Plan Basic Standards
A. Basic Standards. The neighborhood design plan shall be at a minimum comprised of the
following basic standards as described below, or as described in Section 8.06.06, to
accomplish the purpose of this ordinance.
B. Site Planning Standards.
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1. Streetscape Standards.
a All subdivision streets shall depict street layout, curbs, sidewalks, and landscaping
and their relationship to building frontages.
b. Where a submittal includes only parcels or blocks, but not individual lots, the
neighborhood design plan shall depict all collector streets within the subdivision and points
of access to adjacent streets. All subdivisions shall 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
shall 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
subdivider as part of the subdivision.
b. Public neighborhood parks and open spaces shall 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 visibility from the front
of surrounding and nearby residences. Neighborhoods shall be designed around parks and
open spaces. Required parks shall not be located on remnants of land remaining upon
completion of the lotting layout of the subdivision.
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I
I
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i POCKET NEIGHBORHOOD I COMMUNITY
1_~_,~"_"'''_~m_,___~,_~~.L,__''M_..___~~_,~;~~::-.-j_.. ",",,,,.,,..,.,_.~_~
WHATNOT TO DO: l~--.-. - oY-"",cth;\S'-l""".
Take left over space and call it a park! . /:(,!::;~~":L'.:;~:=~'~~~7
. [ " II . - ( . ,
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Examples of amenities and design:
c. All subdivisions shall contribute to the Town's regional park and trail system, either
through land donation and/or an impact fee. Public neighborhood parks of five acres or
larger shall be incorporated within the fabric of the neighborhood, or shall link two or more
neighborhoods. The applicant shall consult with the planning director and parks director as
to the number, size, location, and design of parks.
d. Paths or trails within subdivisions shall be designed to link neighborhood
components and amenities and shall
connect to adjacent subdivisions.
e. Where private neighborhood
parks smaller than five acres are
required, parks shall be located on
average within a half mile of the front of
dwellings within the subdivision, and
shall be connected to the neighborhood
path or trail system
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f. Preserved washes and constructed
drainage features shall be integrated into the
overall site design.
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g. Drainage ways and detention/retention
areas shall be designed to create a natural
appearance, with meandering channels rather than
linear and trapezoidal channels.
h. Land shall be graded to balance cut-and-fill
areas and to distribute grade changes throughout
the subdivision, to avoid where practicable grade
differences and cut slopes
adjacent lots and between lots ...
WHAT NOT TO DO:
Drainage feature
squeezed in between
homes!
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. Street
trees shall be planted
every 50 feet along the
curbway. The
homeowners'
greater than 4: 1 between
and adjacent rights of way.
association shall maintain all landscaping in the right of
way as provided for in a license agreement from the Town.
b. Council may consider an alternative street tree
plan where the development adjoins existing development and the applicant can show the
plan integrates with an acceptable precedent of landscaping set by surrounding
development.
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c. All trees and plants shall meet Arizona Nursery Association minimum guidelines as
to caliper and height and the Town of Marana's approved plant list.
C. Entry and Edge Standards.
1. Entry landscaping. Entry landscaping may be used to
visually enhance the character of the neighborhood and
complement the community. Secondary treatments may be
used at other access locations. Entry landscaping shall be
located so that it does not interfere with the sight visibility
triangle.
WHAT NOT TO DO:
"Engineered" landscape
treatments that de-emphasize
aesthetics and highlight roads.
2. Edge landscaping. Where the edge of a
subdivision adjoins public right of way for an
arterial street, the applicant shall develop a
landscaping plan for the right of way in
consultation with the planning director and
subdivision engineer.
WHATNOT TO DO:
Nondescript walls with
minimal ground plane
treatment.
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3. Irrigation. All plants shall be on an lIDdergrolIDd drip irrigation system. If turf is used,
it must be irrigated from a secondary, non-potable source where available.
4. Perimeter walls. Where the neighborhood design plan includes perimeter walls, all
walls visible from the public right of way and
adjacent existing residential development shall
incorporate one or more visually appealing
design treatments, such as the use of two or more
decorative materials like stucco, tile, stone,
wrought iron or brick; a visually
interesting design on the wall surface;
varied wall alignments, such as jog,
curve, notch, setback; and/or trees and
shrubbery in voids created by wall
variations. View fencing shall not be
used where houses can be viewed from
public streets. Uncolored grey block is not permitted. Perimeter walls shall be kept free of
graffiti.
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WHAT NOT TO DO:
Big, nondescript walls
that look like barriers.
8.06.06 Alternative Neighborhood Design Plan
A. Alternative neighborhood design. A property owner may submit an alternative
neighborhood design plan that varies from the standards of Section 8.06.05 B. 1, above, to
include one or more of the following options, providing that a property owner shall also
submit in conjlUlction 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
plan that shows narrowed street pavement
may be
acceptable to meet design
objectives; however, such
alternative plan shall be
accompanied by a letter
from the fire district chief
stating that such plan meets minimum safety
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requirements.
2. Divided landscaped local collector streets. The
Town of Marana encourages a local collector street
plan with travel lanes separated by a landscaped
median. The homeowners' association shall maintain
all landscaping in the right 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 nmning parallel
to the public street, or from a
parking court that serves a
specified group of dwellings.
The planning director, in
consultation with the
subdivision engineer, shall
provide guidelines for alleys
and parking courts.
WHAT NOT TO DO:
Unattractive,
"oversized", "linear"
parking lots!
4. Small lot option.
a. In the R-6 zoning district or comparable land use designation:
i. An alternative residential design plan may request lots smaller than 6,000 square
feet for up to 30% of the lots in a subdivision.
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ii. No lot shall be smaller than 3,500 square feet.
iii. Small lots must be located with neighboIhood shopping, schools, parks or
other amenity within one-half mile.
b. An applicant seeking approval of the small lot option authorized by this
subsection shall specify the proposed lot sizes and dimensions and shall submit an
alternative residential design plan per Section 8.06.09.
c. Lot coverage may increase to 55%.
WHAT NOT TO DO: Sprawl! Sameness over and over...
5. Multi-story dwellings. An alternative neighboIhood
design plan may request subdivisions where multi-story
dwellings exceed
50%. An alternative
residential design
plan per Section
8.06.09 shall be
required.
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WHAT NOT TO DO:
The same two-story
massing and pattern over
and over.
8.06.07 Residential Design Plan Submittal
A. Plan required. A property owner shall submit a residential design plan prior to applying
for a building permit.
B. Submittal process. The applicant shall submit all documents, exhibits, including
building elevations, as required by the Town of Marana The applicant shall provide
additional information or other relevant material that the planning director believes is
reasonable and necessary to evaluate, analyze, and understand the application.
C. Review process. The planning director or designee shall review residential design plans
according to the standards of Sections 8.06.08 or 8.06.09.
8.06.08 Residential Design Plan Basic Standards
A. Architectural Standards.
1. Multi-story development.
a. Not more than 50% of the lots in a subdivision may contain multi-story dwellings.
b. All multi-story houses must display four-sided architecture, except where a wall is
on a lot line.
2. Garage layout. Not more than 40% of the lots in a subdivision, nor more than three
lots in a row, nor more than 50% of the lots along a single side of a street from one
intersection to the next intersection shall have garages flush with or that project in front of
the livable space of the dwelling. A cul-de-sac or "eyebrow" shall be considered an
intersection.
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Where a front porch or courtyard extends five feet or more in front of a garage the garage
shall not be considered to be flush or projecting.
;I'
WHAT NOT TO DO:
Incorporate the same car oriented,
garage dominate condition along
the neighborhood street scene.
:~:,:Jil
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3. Color. Color schemes other than a dwelling's trim color shall not exceed a light
reflectivity value of 50 %. The residential design plan shall include a color palette that
ensures variety along the streetscape and within the neighborhood. The plan shall describe
how the color palette will be implemented.
4. Front
Dwelling Facade.
The residential
design plan shall
incorporate a range
of details and
massing conditions
for each dwelling that, when placed together, will
provide an attractive, unique street scene. Each front dwelling fa~ade on any residential
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street shall include at least three of the following design features, or shall present an
alternative that achieves the intent of these regulations:
a. Varied roof line, wherein elements of the dwelling display different heights, or
where roof design changes more than two planes or directions.
b. Windows recessed at least two inches from the building wall, or casement windows.
c. Bay window or other similar projection or a front f~ade that displays a contrasting
building material, including, but not limited to, stone,
brick, or tile.
d Front porches or courtyards fifty square feet or
larger that project five feet or more from the dwelling
f~ade.
e. Recessed or projecting balconies of three feet or
more.
f. Garages entered from a side street crossing a side
lot line of the lot or a side entry garage located
perpendicular to the front f~ade of the dwelling. The
wall of the garage facing a street shall include at least
one window.
g. Front entry garages recessed seven feet or more
from the livable area of the dwelling.
h. Rear entry garages from an alley or parking court, where there is an approved
alternative neighborhood design plan.
5. Comer lots, lots adjacent to a park, or lots separated by an easement or common area.
Where a house is located on a comer lot, is adjacent to a park, or where two lots are
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separated by an easement or common area, the house on such lots shall display four-sided
architecture except where a wall is on a lot line.
B. Individual Lot Landscaping.
1. An individual lot shall contain a minimum of one tree planted in the front yard.
2. Where drainage permits, landscaping shall be required within adjoining side yards
between two adjacent dwellings.
3. All trees and plants shall meet Arizona Nursery Association minimum guidelines for
caliper and size and shall conform to the Town of Marana approved plant list.
4. All screen walls enclosing individual side and rear lots shall be uniform throughout the
subdivision and shall be designed to incorporate color or contrasting materials or design
elements. No uncolored grey block shall be allowed. View fencing may be required in
certain locations where houses back onto natural features or other amenities, but shall not
be permitted where backs of houses are visible from public streets.
5. Air conditioners, pool equipment, or other mechanical equipment shall be fully
screened from view by a screen wall.
C. Lots adjoining major roads, collectors or arterials.
1. Lots adjoining arterial or collector streets. Any house located adjoining an arterial or
collector street shall display four-sided architecture; no adjacent houses may display the
same rear elevation.
2. Multi-story dwellings. Multi-story dwellings shall be prohibited on those lots along
the edge of a subdivision where adjoining existing lots have one-story dwellings. This
provision shall not apply to subdivisions located adjoining each other within a master
planned community approved under a common rezoning
D. Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood,
metal, and other similar distinct materials. Where metal is used, including window shades,
it shall be treated so that its light reflective value does not exceed 50%.
E. Architectural variety.
1. For subdivisions with 30 lots or more, the residential design plan shall include at least
four different base models with three different front elevations per model; the number of
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elevations per model may be reduced to two if the residential design plan provides five or
more models. For subdivisions with fewer than 30 lots, the residential design plan shall
include at least two different base models with two elevations per model.
2. For subdivisions with 30 lots or more no front elevation may be repeated more than
one house in every five along a single side of a street. For subdivisions with fewer than 30
lots no two houses shall display the same elevation.
3. The base color of a house may be repeated no more than one house in every three along
a single side of a street.
8.06.09 Alternative Residential Design Plan
A. Alternative residential plan. An alternative residential design plan is required when an
alternative neighborhood design plan requests the small lot option or multi-story dwellings
for more than 50% but no more than 60% of the subdivision.
B. If both options are requested, subdivisions of 50 or more units must provide 250 square
feet of private open space per residential unit.
C. Architectural Standards.
1. Color. Color schemes other than a dwelling's trim
color shall not exceed a light reflectivity value of 50 %.
2. Front Dwelling Facade. The front dwelling
facade shall include:
a. Varied roof line, wherein elements of the
dwelling display different heights, or where roof design
changes more than two planes or -
directions; or where adjacent houses
display different heights or different roof
styles.
b. Windows recessed at least two
inches from the building wall, or
casement windows, or bay windows or
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other similar projection as a structural element.
3. Front porches. At least 50% of all dwellings in a subdivision shall include front
porches or courtyards fifty square feet or larger that project five feet or more from the
dwelling facade.
4. Front entry garages.
a. Where front entry garages are used, not more than 25% of those garages may be
flush with or project in front of the livable space of the dwelling. Where a front porch or
courtyard extends five feet or more in front of a garage the garage shall not be considered
to be flush or projecting.
b. Garages that are not flush with or do not project in front of the livable space of the
dwelling shall be set back at least seven feet from the livable space of the dwelling.
5. Side entry garages. Garages entered from a side
street crossing a side lot line of the lot or a side entry
garage located perpendicular to the front fayade of the
dwelling. The wall of the garage facing a street shall
include a window or other architectural detail.
6. Rear entry garages. Rear entry garages where access is taken from an alley or parking
court may be used, in accordance with an approved alternative neighborhood design plan.
7. Corner lots. Where a house is located on a corner lot it shall display four-sided
architecture except where a wall is on a lot line.
D. Individual Lot Landscaping.
1. An individual lot shall contain a minimum of one tree planted in the front yard.
2. Where drainage permits, landscaping shall be required within adjoining side yards
between two adjacent dwellings.
3. All trees and plants shall meet Arizona Nursery Association minimum guidelines for
caliper and size and shall conform to the Town of Marana approved plant list.
4. All screen walls enclosing individual side and rear lots shall be uniform throughout the
subdivision and shall be designed to incorporate color, or contrasting materials or design
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elements. No uncolored grey block shall be allowed. View fencing may be required in
certain locations.
5. Air conditioners, pool equipment, or other mechanical equipment shall be fully
screened from view by a screen wall.
E. Lots adjoining major roads, collectors or arterials.
1. All lots adjoining arterial or collector streets. Any
house located adjoining an arterial or collector street
shall display four-sided architecture except where a wall
is on a lot line.
2. Multi-story dwellings. Multi-story dwellings shall
be prohibited on those lots along the edge of a
subdivision where adjoining existing lots have one-story
dwellings along that edge. This provision shall not
apply to subdivisions located adjoining each other within a master planned community
approved under a common rezoning.
E. Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood,
metal, and other similar distinct materials. Where metal is used, including window shades,
it shall be treated so that its light reflective value does not exceed 50%.
F. Architectural variety.
1. For subdivisions with 30 lots or more, the residential design plan shall include at least
four different base models with three different front elevations per model; the number of
elevations per model may be reduced to two if the residential design plan provides five or
more models. For subdivisions with fewer than 30 lots, the residential design plan shall
include at least two different base models with two elevations per model.
2. For subdivisions with 30 lots or more no front elevation may be repeated more than
one house in every five along a single side of a street. For subdivisions with fewer than 30
lots no two houses shall display the same elevation.
3. The base color of a house may be repeated no more than one house in every three along
a single side of a street.
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8.06.10 Setback, Lot Coverage and, Building Height Modifications
The planning director may approve the following modifications in conj1D1ction with a basic
residential design plan in order to achieve the purpose of this ordinance.
A. Setbacks. Setbacks shall adhere to the requirements of Title 5, Zoning, except for the
following:
1. Front setback.
a Front entry garages. Where front entry garages are recessed ten feet or more from the
livable portion of the dwelling, front setbacks may be reduced to ten feet.
b. Side entry garages. Where a side entry garage is located perpendicular to the front
fa~de of the dwelling, the front 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 sidewalk. The garage wall facing the street must have at least
one window or other architectural detail.
c. Front porches or courtyards. Front setbacks 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 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 shall be a three foot access easement on the
adj acent property.
3. Rear setback.
a Front entry garages. Where front entry garages 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 dwelling area rear
setback may be reduced to five feet. Parked cars shall not block alley access.
B. Lot coverage. Where a garage is recessed ten feet or more from the livable portion of
the dwelling, or where there is a rear entry garages, lot coverage may be increased to 55%
of the lot.
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C. Height. Building height may be increased to 30 feet to meet the design objectives of a
residential design plan.
SECTION 3. The adoption of this ordinance shall have the effect of invalidating that
portion of all 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 shall 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 shall be deemed to
be severable.
SECTION 5. This ordinance shall be effective on the thirty-first day after its adoption.
PASSED AND ADOPTED by the Town Council, Town of Marana, Arizona
This
day of
,2005.
Mayor
Date
ATTEST
Town Clerk
APPROVED AS TO FORM
Town Attorney
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