HomeMy WebLinkAbout08/23/2005 Blue Sheet Land Development Code Draft Revisions
AGENDA ITEM:
TOWN COUNCIL
MEETING
INFORMATION
MEETING DATE: August 23,2005
TOWN OF MARANA
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
AGENDA TITLE: Presentation: Relating to the Land Development Code Title
05.10.07-.12 Zoning; and Title 8.06 Residential Design
DISCUSSION
The appearance of new neighborhoods has been one of Mayor and Council's foremost policy
concerns for the past several years. In January 2004, Council added residential design
requirements to the general requirements title of the Land Development Code, but at the
Council/management retreat in September 2004, directed staffto 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, 2005, to present the proposed
ordinance and to obtain their comments.
ATTACHMENTS
Draft ordinance.
RECOMMENDATION
Council's pleasure.
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MARANA ORDINANCE NO. 2005-
RELATING 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 14, 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 ofland 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 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 ofthe 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 ofthe Town of Mar ana.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, as follows:
SECTION 1. Title 5 ofthe Town of Marana Land Development Code is hereby amended
as follows:
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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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 hvo story structures must meet reduced massing reql:lirements for the floors
above the first level. The Gross Floor ,'\.rea (GF,\) of each floor above the first
floor must not exceed 80% of the GF,\ of the previol:ls floor.
05.10.08 R-12 Residential
G. Property Development Standards - Generally:
6. Bl:lilding Mass.
,A.II two story structures must meet reduced massing requirements f-or the floors
above the first level. The Gross Floor Area (Gf,A.) of each floor above the first
floor must not exceed 80% of the GfA of tHe previous floor.
05.10.09 R-I0 Residential
G. Property Development Standards - Generally:
6. Bl:lilding Mass.
,A.II two story stmctures must meet reduced massing requirements for the floors
above the first level. The Gross Floor Area (GF,A.) of each floor above the first
floor must not exceed 80% onhe GfA of the pre'lious floor.
05.10.10 R-8 Residential
6. Building Mass.
,\11 h'lO story stmotures must meet reduced massing requiremeRts for the floors
above the first level. The Gross Floor /\.rea (GF,^.) of eaCH floor above the first
floor must not exceed 80% of the GF,A. of the previous floor.
05.10.11 R-7 Residential
6. Building Mass.
All hvo story structures must meet reduced massing requirements for the floors
abo':e the first le':el. TAe Gross Floor ,A.rea (GfA) of each floor above the first
floor must not exoeed 80% onhe Gf,A. of the previous floor.
05.10.12 R-6 Residential
6. Building Mass.
l\1I t'.vo story struotures must meet reduoed massing requiremeRts f-or tAe floors
above the first le'lel. The Gross Floor ,A.rea (GFA) of each floor above the first
floor must not exceed 80% onhe GF,A. onhe previous floor.
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 Permits, Procedure Therefor
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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 RequiremeBts
08.06 Residential Design RequiremeBts
The purpose ofthe Residential Design RequiremeRts is to promote greater diversity
v.'ithin residential developmeflts by identifyiflg the miflimum eJlpeetations for fle'tV
residential developments within the Tovm of Mar ana.
The fullov.'ing requirements apply to all subdivisions which create lots less than 12,000
square feet in size.
1. No more than t','/o (2) consecutive multi story homes '.viII be allo'Ned adjacent to
one another throughout the subdi'.'ision.
2. No corner lots shall eORtain multi story homes.
3. No two models with the same elevatioRs shall be permitted adjaceflt to one
another throughout the subdivision.
1. No two homes of the same color scheme shall be permitted adjacent to one
another throughout the subdivision.
5. .\ note shall be placed on all applicable plats that states "All building permit site
plans shall give the setback iflformation fur the lot to be l'lermitted, and include
the model number afld elevatiofl, color scheme and single or multi story fur the
home being permitted and the adjacent lots.
6. The froflt yard setback shall be staggered by a minimum oftY/enty (20) percent
on e'/el)' third lot so that the froflt setback 'Hill flot be the same for three (3)
oonsecutive homes.
7. No more than fifty (50) peroent of the homes '.vithin a subdi'/ision shall be twostory.
The above requirements may be modified, subject to the review and approval of the Tovm
Council. The acceptance of any modificatiofl must be supported by written documentation
and graphics on hO'N the l'lroposed project is a superior project and provides iflcreased
de'.'elopment standards afld at a minimum, but not limited to, address the following:
1. The proposal is consistent '.vith the Town of Marafla General Plan;
2. '.Vith the exception ofthe requested modifioation to the Residential Design
Requirements, the proposal complies with the LaRd Development Code and
other applicable provisions of the Tovm of Marana Municipal Code, and if
applicable, the Northwest Mamna .^.rea Plan;
3. The site is of a sufficient size afld eonfiguration to accommodate the design
and scale of proposed de'.'elopment, including buildings and ele-/ations,
landscaping, parking and other physical features of the proposal;
4. The desigfl, scale and layout of the proposed de'lelopment ',viII not
unreasonably interfere ','lith the use and enjoyment of the future residents, the
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177 8.06.01 Purpose
178 A. The purpose of the neighborhood and residential design standards is to foster the
179 establishment of
180 neighborhoods that
181 avoid the appearance
182 of
"production."
183 leading to greater
184 diversity and quality
185 of residential development within the Town of Marana. It is necessary that new
186 developments in which any lot is 16.000 square feet or smaller accomplish the following:
187 1. Foster variety of architectural style. house and lot size. and price within and among
188 residential neighborhoods.
189 2.
Create
pedestrian
190 friendly
neighborhood
191 streets through reduced
192 pavement and increased
193 landscaping.
194 3. Provide visual relief and
195 shade through landscaping along streets. common entryways. common areas. and on
196 individual lots.
197 4. Integrate roads. paths. and trails within neighborhoods and through adioining
198 neighborhoods.
199 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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201 8.06.02 Applicabilitv
202 A. Neighborhood design standards shall apply to any subdivision containing one or more
203 lots 16.000 square feet or smaller. unless the subdivision is part of a specific plan governed
204 by neighborhood design regulations tailored to that plan. However. these standards shall
205 not apply to applications for preliminary plats submitted on or before the date of adoption
206 of this ordinance provided that a final plat is approved not later than one year after the
207 adoption date.
208 B. Residential design standards shall apply to all detached dwellings in subdivisions
209 containing one or more lots 16.000 square feet or smaller for which an application for a
210 building permit is submitted prior to r date of adoption of this ordinance 1. unless the
211 residential lot is within a specific plan governed by residential design regulations tailored to
212 that plan. Where model home plans have been approved for a specific subdivision prior to
213 r effective date of this ordinance 1. construction may continue according to the approved
214 models after this ordinance takes effect.
215 C. Where an application for a subdivision contains multiple blocks. the standards of this
216 ordinance shall apply to each block as if it were a single subdivision.
217 D. The standards of this ordinance supplement the standards of Title 5. Zoning and Title 6.
218 Subdivisions. Where there is a conflict between this ordinance and either of these Titles.
219 the standards of this ordinance shall apply.
220
221 8.06.03 Definitions
222 A. For the purpose of this ordinance the following terms are defined as follows:
223 1. Adiacent - Near or close to. but not necessarily touching or abutting or having a
224 common dividing line. such as two properties separated by
225 a street. alley. easement. or common area.
226 2. Adioining - Two or more land parcels having a
227 common property line.
228 3. Curbway - The landscaped area between the
229 outside edge of a sidewalk and the inside edge of a curb.
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231 4. Four-sided architecture - Residential design wherein
232 each side of a house displays more than one feature such as
233 balconies. bay windows. recessed windows. and porches.
234
235 8.06.04 Neiehborhood Desien Plan Submittal
236 A. Time of submittal. A property owner shall submit a
237 neighborhood design plan in accordance with these regulations as part of the preliminary
238 plat submittal. Where a preliminary plat consists of one or more parcels or a block plat to
239 be further subdivided into lots. the adopted neighborhood design plan shall apply to all
240 subsequent subdivisions and resubdivisions. unless a new neighborhood design plan has
241 been approved.
242 B. Submittal process. An applicant shall submit all documents. exhibits. data. and
243 information as required on the application form provided by the Town of Marana. The
244 applicant shall provide additional information. documents. or other relevant material that
245 the planning director believes is reasonable and necessary to evaluate. analyze. and
246 understand the application.
247 C. Approval.
248 I. Neighborhood Design Basic Plan. The Town Council shall approve the neighborhood
249 design plan at the time of preliminary plat approval.
250 2. Alternative Neighborhood Design Plan. The Town Council shall consider for
251 approval the alternative neighborhood design plan at the time of preliminary plat approval.
252 The adopting resolution shall indicate which of the alternative standards is approved. and
253 any modifications made to those standards.
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255 8.06.05 Neiehborhood Desien Plan Basic Standards
256 A. Basic Standards. The neighborhood design plan shall be at a minimum comprised of the
257 following basic standards as described below. or as described in Section 8.06.06. to
258 accomplish the purpose of this ordinance.
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259 B. Site Planning Standards.
260 1. Streetscape Standards.
261 a. All subdivision streets shall depict street layout. curbs. sidewalks. and landscaping
262 and their relationship to building frontages.
263 b. Where a submittal includes only parcels or blocks. but not individual lots. the
264 neighborhood design plan shall depict all collector streets within the subdivision and points
265 of access to adiacent streets. All subdivisions shall have at least two points of access.
266 2. Common Area and Recreation Area Standards.
267 a. Before submission of a preliminary plat. each applicant for subdivision approval
268 shall consult with the planning director and parks director as to the number. size. location.
269 and design of parks required within the subdivision and as to the amount of any regional
270 park impact fee credit for regional public park facilities developed or dedicated by the
271 subdivider as part of the subdivision.
272 b. Public neighborhood parks and open spaces shall be incorporated within the fabric
273 of the neighborhood. located and designed to maximize proximity to the largest number of
274 homes within the neighborhood and to maximize accessibility and visibility from the front
275 of surrounding and nearby residences. Neighborhoods shall be designed around parks and
276 open spaces. Required parks shall not be located on remnants of land remaining upon
277 completion of the lotting layout of the subdivision.
278
POCKET
NEIGHBORHOOD
COMMUNITY
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WHAT NOT TO DO:
Take left over space and call it a park!
Examples of amenities and design:
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286 c. All subdivisions shall contribute to the Town's regional park and trail system. either
287 through land donation and/or an impact fee. Public neighborhood parks of five acres or
288 larger shall be incorporated within the fabric of the neighborhood. or shall link two or more
289 neighborhoods. The applicant shall consult with the planning director and parks director as
290 to the number. size. location. and design of parks.
291 d. Paths or trails within subdivisions shall be designed to link neighborhood
components and amenities and shall
connect to adiacent 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
1f"~Mf'MII'I<~. I~ ,":.
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shall be connected to the neighborhood path or trail system
f. Preserved washes and constructed
drainage features shall be integrated into the
overall site design.
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 grade differences and cut
slopes greater than 4: 1 between
lots and adiacent rights of way.
WHA T NOT TO DO:
Drainage feature
squeezed in between
homes!
adiacent lots and between
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
326 trees shall be planted
every 50 feet along the
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328 curbway. The homeowners' association shall maintain all landscaping in the right of way as
329 provided for in a license agreement from the Town.
330 b. Council may consider an alternative street tree plan where the development adioins
331 existing development and the applicant can show the plan integrates with an acceptable
332 precedent of landscaping set by surrounding development.
333 c. All trees and plants shall meet Arizona Nursery Association minimum ~uidelines as
334 to caliper and height and the Town of Maran a's approved plant list.
335 C. Entry and Edge Standards.
336 1. Entry landscaping. Entry landscaping may be used to
337 visually enhance the character of the nei~hborhood and
338 complement the community. Secondary treatments may be
339 used at other access locations. Entry landscaping shall be
340 located so that it does not interfere with the sight visibility
341 triangle.
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WHAT NOT TO DO:
"Engineered" landscape
treatments that de-emphasize
344 aesthetics and highlight roads.
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346 2. Edge landscaping. Where the edge of a
347 subdivision adioins public right of way for an
348 arterial street. the applicant shall develop a
349 landscaping plan for the right of way III
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350 consultation with the planning director and subdivision engineer.
351
WHAT NOT TO DO:
Nondescript walls with
minimal ground plane
treatment.
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353 3. Irrigation. All 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 walls. Where the neighborhood design plan includes perimeter walls. all
356 walls 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 wrought iron or brick; a visually
362 interesting design on the wall surface;
363 varied wall alignments. such as iog.
364 curve. notch. setback; and/or trees and
365 shrubbery in voids created by wall
366 variations. View fencing shall not be
367 used where houses can be viewed from
368 public streets. Uncolored grey block is not permitted. Perimeter walls shall be kept free of
369 graffiti.
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WHAT NOT TO DO:
Big, nondescript walls
that look like barriers.
8.06.06 Alternative Nei1!hborhood Desi1!n 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 coni unction 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 obiectives:
however, such alternative
plan shall be accompanied
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bv a letter from the fire district chief stating that such plan meets minimum safety
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. Allevs or parking courts. The Town of
Marana encourages a street plan that provides
rear access parking. either from an alley located
behind lots runnmg
parallel to the public
street. or from a parking
court that serves a
specified group of
director. in consultation
shall provide guidelines
WHAT NOT TO DO:
Unattractive,
"oversized", "linear"
parking lots!
dwellings. The planning
with the subdivision engineer.
for alleys and parking courts.
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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432 ii. No lot shall be smaller than 3,500 square feet.
433 iii. Small lots must be located with neighborhood shopping, schools, parks or
434 other amenity within one-half mile.
435 b. An applicant seeking approval of the small lot option authorized by this
436 subsection shall specifY the proposed lot sizes and dimensions and shall submit an
437 alternative residential design plan per Section 8.06.09.
438 c. Lot coverage may increase to 55%.
439
440 WHAT NOT TO DO: Sprawl! Sameness over and over...
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443 5. Multi-story dwellings. An alternative neighborhood
444 design plan may request subdivisions where
445 dwellings exceed
446 50%. An alternative
447 residential design
448 plan per Section
449 8.06.09 shall be
450 required.
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WHAT NOT TO DO:
The same two-story
massing and pattern over
and over.
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455 8.06.07 Residential Desie:n Plan Submittal
456 A. Plan required. A property owner shall submit a residential design plan prior to applying
457 for a building permit.
458 B. Submittal process. The applicant shall submit all documents. exhibits. including
459 building elevations. as required by the Town of Marana. The applicant shall provide
460 additional information or other relevant material that the planning director believes IS
461 reasonable and necessary to evaluate. analyze. and understand the application.
462 C. Review process. The planning director or designee shall review residential design plans
463 that meet the standards of Sections 8.06.08 or 8.06.09.
464
465 8.06.08 Residential Desie:n Plan Basic Standards
466 A. Architectural Standards.
467 1. Multi-story development.
468 a. Not more than 50% ofthe lots in a subdivision may contain multi-story dwellings.
469 b. All multi-story houses must display four-sided architecture.
470 2. Garage layout. Not more than 40% of the lots in a subdivision. nor more than three
471 lots in a row nor more than 50% of the lots alon~ a single side of a street from one
472 intersection to the next intersection shall have garages flush with or that proiect in front of
473 the livable space of the dwelling. A cul-de-sac or "eyebrow" shall be considered an
474 intersection.
475
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477 Where a front porch or courtyard extends five feet or more in front of a garage the garage
478 shall not be considered to be flush or proiecting.
WHAT NOT TO DO:
Incorporate the same car oriented,
garage dominate condition along
the neighborhood street scene.
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480 3. Color. Color schemes other than a dwelling's trim color shall not exceed a light
481 reflectivity value of 50 %. The residential design plan shall include a color palette that
482 ensures variety along the streets cape and within the neighborhood. The plan shall describe
483 how the color palette will be implemented.
484
485 4. Front Dwelling Facade. The residential
486 design plan shall incorporate a range of details
487 and massing conditions for each dwelling that,
488 when placed together, will provide an attractive,
489 unique street scene. Each front dwelling facade
490 on any residential street shall include at least
491 three of the following design features, or shall present
492 an alternative that achieves the intent of these
493 regulations:
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494 a. Varied roof line, wherein elements of the dwelling display different heights, or
495 where roof design changes more than two planes or directions.
496 b. Windows recessed at least two inches from the building wall, or casement windows.
497 c. Bay window or other similar projection as a
498 structural element.
499 d Front porches or courtyards fifty square feet or
500 larger that project five feet or more from the dwelling
501 facade. The front porch shall be raised or made to appear
502 to be raised at least five inches from ground level, unless
503 an applicant receives a waiver to achieve accessibility.
504 e. Recessed or projecting balconies ofthree feet or more.
505 f. Garages entered from a side street crossing a side
506 lot line of the lot or a side entry garage located
507 perpendicular to the front facade of the dwelling. The
508 wall of the garage facing a street shall include at least
509 one window.
510 j;!,. Front entry garages recessed more than 10 feet
511 from the livable area of the dwelling.
512 h. Rear entry garages from an alley or parking court, where there IS an approved
513 alternative neighborhood design plan.
514 5. Comer lots, lots adjacent to a park, or lots separated by an easement or common area.
515 Where a house is located on a comer lot, is adjacent to a park, or where two lots are
516 separated by an easement or common area, the house on such lots shall display four-sided
517 architecture.
518 B. Individual Lot Landscaping.
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519 1. An individual lot shall contain a minimum of one tree planted in the front vard.
520 2. Where drainage permits, landscaping shall be required within adjoining side yards
521 between two adjacent dwellings.
522 3. All trees and plants shall meet Arizona Nursery Association minimum guidelines for
523 caliper and size and shall conform to the Town of Marana approved plant list.
524 4. All screen walls enclosing individual side and rear lots shall be uniform throughout the
525 subdivision and shall be designed to incorporate color or contrasting materials or design
526 elements. No uncolored grey block shall be allowed. View fencing may be required in
527 certain locations where houses back onto natural features or other amenities, but shall not
528 be permitted where backs of houses are visible from public streets.
529 5. Air conditioners, pool equipment, or other mechanical equipment shall be fully
530 screened from view by a screen wall.
531 C. Lots adjoining major roads, collectors or arterials.
532 1. Lots adjoining arterial or collector streets. Any house located adjoining an arterial or
533 collector street shall display four-sided architecture~ no adjacent houses may display the
534 same rear elevation.
535 2. Multi-story dwellings. Multi-story dwellings shall be prohibited on those lots along
536 the edge of a subdivision where adjoining existing lots have one-story dwellings. This
537 provision shall not apply to subdivisions located adjoining each other within a master
538 planned community approved under a common rezoning
539 D. Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood,
540 metal, and other similar distinct materials. Where metal is used, it shall be treated so that
541 its light reflective value does not exceed 50%.
542 E. Architectural variety.
543 1. The residential design plan shall include at least four different base models with at least
544 three different front elevations per model~ the number of elevations per model may be
545 reduced to two if the residential design plan provides five or more models.
546 2. No front elevation may be repeated more than one house in every five along a single
547 side of a street.
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548 3. The base color of a house may be repeated no more than one house in every three along
549 a single side of a street.
550
551 8.06.09 Alternative Residential Desi2n Plan
552 A. Alternative residential plan. An alternative residential design plan is required when an
553 alternative neighborhood design plan requests the small lot option or multi-story dwellings
554 for more than 50% but no more than 60% of the subdivision.
555 B. If both options are requested. subdivisions of 50 or more units must provide 250 square
556 feet of private open space per residential unit.
557 C. Architectural Standards.
558 1. Color. Color schemes other than a dwelling's trim color shall not exceed a light
559 reflectivity value of 50 %.
560 2. Front Dwelling Facade. The front dwelling facade shall include:
561 a. Varied roof line. wherein elements of the dwelling display different heights. or
562 where roof design changes more than two planes or directions: or where adjacent houses
563 display different heights or different roof styles.
564 b. Windows recessed at least two inches from the building wall. or casement windows.
565 or bay windows or other similar projection as a structural element.
566 3. Front porches. At least 50% of all dwellings in a
567 subdivision shall include front porches or courtyards fifty
568 square feet or larger that proiect five feet or more from the
569 dwelling facade.
570 4. Front entry garages.
571 a. Where front entry garages
572 are used. not more than 25% of
573 those garages mav be flush with or
574 project in front of the livable space
575 of the dwelling. Where a front
576 porch or courtyard extends five feet
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577 or more in front of a garage the garage shall not be considered to be flush or proiecting.
578 b. Garages that are not flush with or do not proiect in front of the livable space of the
579 dwelling shall be set back at least ten feet from the livable space of the dwelling.
580 5. Side entry garages. Garages entered from a side
581 street crossing a side lot line of the lot or a side entry
582 garage located perpendicular to the front facade of the
583 dwelling. The wall of the garage facing a street shall
584 include a window or other architectural detail.
585 6. Rear entry garages. Rear entry garages where access is taken from an alley or parking
586 court may be used. in accordance with an approved alternative neighborhood design plan.
587 7. Corner lots. Where a house is located on a corner lot it shall display four-sided
588 architecture.
589 D. Individual Lot Landscaping.
590 I. An individual lot shall contain a minimum of one tree planted in the front yard.
591 2. Where drainage permits. landscaping shall be required within adioining side yards
592 between two adiacent dwellings.
593 3. All trees and plants shall meet Arizona Nursery Association minimum guidelines for
594 caliper and size and shall conform to the Town of Marana approved plant list.
595 4. All screen walls enclosing individual side and rear lots shall be uniform throughout the
596 subdivision and shall be designed to incorporate color. or contrasting materials or design
597 elements. No uncolored grey block shall be allowed. View fencing may be required in
598 certain locations.
599 5. Air conditioners. pool equipment. or other mechanical equipment shall be fully
600 screened from view by a screen wall.
601 E. Lots adioining maior roads. collectors or arterials.
602 1. All lots adioining arterial or collector streets. Any
603 house located adioining an arterial or collector street
604 shall display four-sided architecture
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605 2. Multi-story dwellings. Multi-story dwellings shall be prohibited on those lots along
606 the edge of a subdivision where adjoining existing lots have one-story dwellings along that
607 edge. This provision shall not apply to subdivisions located adjoining each other within a
608 master planned community approved under a common rezoning.
609 E. Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood,
610 metal. and other similar distinct materials. Where metal is used, it shall be treated so that
611 its light reflective value does not exceed 50%.
612 F. Architectural variety.
613 1. The residential design plan shall include at least four different base models with at least
614 three different front elevations per model: the number of elevations per model may be
615 reduced to two if the residential design plan provides five or more models.
616 2. No front elevation may be repeated more than one house in every five along a single
617 side of a street.
618 3. The base color of a house may be repeated no more than one house in every three along
619 a sin~le side of a street.
620
621 8.06.10 Setback. Lot Covera2e and. Buildin2 Hei2ht Modifications
622 The planning director may approve the following modifications in conjunction with a basic
623 residential design plan in order to achieve the purpose ofthis ordinance.
624 A. Setbacks. Setbacks shall adhere to the requirements of Title 5, Zoning, except for the
625 following:
626 I. Front setback.
627 a. Front entry garages. Where front entry garages are recessed ten feet or more from the
628 livable portion of the dwelling, front setbacks may be reduced to ten feet.
629 b. Side entry garages. Where a side entry garage is located perpendicular to the front
630 facade of the dwelling, the front setback may be reduced to five feet. However, the
631 driveway must provide a 20-foot space to accommodate a parked vehicle without blocking
632 the sidewalk or a driveway less than eight feet, so that a vehicle must be parked in the
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633 garage to avoid blocking the sidewalk. The garage wall facing the street must have at least
634 one window or other architectural detail.
635 c. Front porches or courtvards. Front setbacks may be reduced to five feet. However, the
636 driveway must provide a 20-foot space to accommodate a parked vehicle without blocking
637 the sidewalk or a driveway less than eight feet, so that a vehicle must be parked in the
638 garage to avoid blocking the sidewalk.
639 2. Side setback. Side setbacks may be reduced for zero lot-line or z-Iot siting of dwelling
640 units on individual lots, providing there shall be a three foot access easement on the
641 adiacent property.
642 3. Rear setback.
643 a. Front entry garages. Where front entry garages are recessed ten feet or more from the
644 livable portion of the dwelling, the rear setback may be reduced to five feet.
645 b. Rear entry garages. Where there are rear entry garages, the dwelling area rear
646 setback may be reduced to five feet. However, the driveway must provide a 20-foot space
647 to accommodate a parked vehicle without blocking the sidewalk or a driveway less than
648 eight feet, so that a vehicle must be parked in the garage to avoid blocking the alley.
649 B. Lot coverage. Where garages are recessed ten feet or more from the livable portion of
650 the dwelling, or where there are rear entry garages, lot coverage may be increased to 55%
651 ofthe lot.
652 C. Height. Building height may be increased to 30 feet to meet the design obiectives of a
653 residential design plan.
654
655 SECTION 3. The adoption of this ordinance shall have the effect of invalidating that
656 portion of all previous ordinances that is different from the above standards.
657
658 SECTION 4. In the event that any provision, or any portion of any provision, of this
659 ordinance or application thereof, is held invalid, illegal or unenforceable, such invalidity,
660 illegality or unenforceability shall have no effect on the remaining portion of any provision
661 or any other provision, or their application, which can be given effect without the invalid
662 provision or application and to this end the provision of this ordinance shall be deemed to
663 be severable.
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665
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SECTION 5. This ordinance shall become effective six months from [date of 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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