HomeMy WebLinkAbout09/19/2006 Blue Sheet Adopting Commercial Design Standards
TOWN COUNCIL
MEETING
INFORMATION
MEETING DATE:
TOWN OF MARANA
September 19, 2006
AGENDA ITEM: J.4
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
AGENDA TITLE: Ordinance No. 2006.28: Relating to land development; adopting
commercial design standards (adding Land Development Code
Section 8.07)
DISCUSSION
At the September 2004 Council/management retreat, the Town Council identified commercial
design standards, along with residential design standards, as a high priority project for the
Planning Department with residential design taking the higher priority. The department
completed the draft residential design standards for consideration by the Planning Commission in
June 2005, with adoption by the Mayor and Council in September 2005. With the 2005-06
budget, the Council approved funding for a complete rewriting of the Land Development Code
(LDC). The Town contracted with Clarion Associates of Denver for this project in January
2006, placing commercial design standards as a priority project for adoption before the
completion ofthe remainder ofthe LDC. Accordingly, these new commercial design standards
have been prepared as a new proposed Section 8.07 ofthe LDC.
The Planning Commission held a public hearing on these proposed commercial design standards
on July 26, 2006 and unanimously recommended approval.
Clarion conducted a series of interviews with members ofthe Town Council, Planning
Commission, staff, and representatives of the local development industry to identify key issues
with the entire LDC and concerning commercial design in particular. Using their urban and
landscape design expertise, as well as their planning and legal expertise, Clarion crafted a set of
draft commercial design standards that respond to the concerns voiced during the interview
process. Staff received an initial draft in March and returned comments and suggestions to
Clarion and received a revised draft early May. After presenting the draft as an information item
to the Mayor and Council May 9, staff circulated the draft to a number of interested parties,
including some ofthe development firms who will soon be submitting projects for review, as
well as other groups such as the Marana Chamber of Commerce. Staff also presented the draft to
a meeting of the economic development committee of the Chamber in June.
Staff received written comments from the Chamber and three development/design firms. These
firms include Westcor, which purchased the site at the northwest intersection of Tangerine Road
and 1-10; JF Properties, Inc., which is co-owner of the former University of Arizona site near the
northeast intersection of Marana Road and 1-10; and MJM Consulting, which represents the
developer ofthe proposed Silverbell Crossings shopping center on tonight's agenda. The design
Commercial Design Standards
9/12/06 BCB/FC
standards recommended for approval by the Planning Commission and presented here
incorporate most of the changes suggested by these firms.
INTENT
The intent of the commercial design standards is similar to that of the residential design
standards: to establish a set of clear, enforceable yet flexible standards that are applicable to all
pertinent development without the need to use the specific plan process. With the LDC rewrite,
staff hopes to put in place usable commercial zoning districts that offer the needed flexibility but
also achieve attractive, successful development. With standardizing the commercial zones,
enforcement and future redevelopment will be more streamlined for the Town, and lead to a
more predictable process for the developer.
Specifically, the commercial design standards are intended to:
1. Encourage consistency in the quality of commercial development within the Town;
2. Establish a set of baseline review criteria for commercial projects (both new development
and renovation of existing centers) that provide consistency for town staff, elected
officials, and the development community;
3. Foster a more creative approach to commercial development in the Town;
4. Serve as the foundation for the development of future commercially-oriented specific
plans;
5. Assure the fair and consistent application of the Town's design objectives for commercial
projects; and
6. Ensure that commercial development is functional and safe.
APPLICABILITY
The new standards would apply to all new commercial development. In addition, they would
apply to redevelopment of an existing center where all or most ofthe existing structure would be
razed and new structures built. Also, they would apply to situations similar to other
nonconformities, where an addition is greater than fifty percent of the total square footage of the
existing principal structure or exceeds fifty percent of the current appraised value. The standards
would not apply to routine maintenance and repair.
GENERAL DESIGN PRINCIPLES
The design standards are organized around site planning and building design. Site planning
includes the overall site layout and building orientation, including the relationship of buildings to
one another, which is new to the LDC. The standards expand upon existing circulation,
vehicular and pedestrian access, landscaping and screening requirements.
Building design includes architectural character, including requiring a unified design concept and
four-sided design, and provides special consideration to buildings visible from 1-10. The
standards address other concerns, such as massing-especially with respect to very large
commercial structures (big box) and long expanses of store fronts.
Commercial Design Standards
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9/12/06 BCB/FC
By identifying materials and colors specific to the Sonoran Desert, as well as addressing massing
and scale, the standards are not intended to impose a specific architectural style; rather, they
offer guidance to achieving commercial development with a local sensibility.
ATTACHMENTS
Commercial Design Standards and adopting ordinance.
RECOMMENDATION
Staff recommends approval.
SUGGESTED MOTION
I move to adopt Ordinance No. 2006.28, Commercial Design Standards.
Commercial Design Standards
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9/12/06 BCB/FC
MARANA ORDINANCE NO. 2006.28
RELATING TO LAND DEVELOPMENT; ADOPTING COMMERCIAL DESIGN
STANDARDS (ADDING LAND DEVELOPMENT CODE SECTION 8.07).
WHEREAS, the Marana Land Development Code (the "LDC") was adopted by the
Mayor and Council ofthe Town of Marana on May 14, 1984, by Ordinance No. 84.04; and
WHEREAS, the Mayor and Council have amended the LDC from time to time; and
WHEREAS, the Marana Planning Commission held a July 26, 2006, public hearing on a
request to amend Title 8 of the LDC by adding commercial design standards (the "Commercial
Design Standards"); and
WHEREAS, the Town Council held a September 19, 2006, public hearing on the pro-
posed Commercial Design Standards; and
WHEREAS, the Mayor and Council find that the adoption of the Commercial Design
Standards is in the best interest of the residents and businesses of the Town of Marana, and
WHEREAS the Commercial Design Standards are a lengthy document which may appro-
priately be adopted by reference under A.R.S. S 9-802.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE
TOWN OF MARANA, as follows:
SECTION 1. That certain document known as the Commercial Design Standards, con-
sisting of amendments adding a new Section 8.07 to the LDC, three copies of which are on file in
the office of the Town Clerk of the Town of Marana, Arizona, which was made a public record
by and attached as Exhibit A to Resolution No. 2006-149 of the Town of Marana, Arizona, is
hereby referred to, adopted and made a part of this ordinance as if fully set out here.
SECTION 2. The Commercial Design Standards shall become effective on the 20th day of
October, 2006.
SECTION 3. Any existing Marana ordinances and regulations concerning commercial
design are hereby repealed, effective as of the 20th day of October, 2006, to the extent they con-
flict with the provisions of the Commercial Design Standards; provided, however, that this repeal
{0000262 1. DOC I}
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shall not affect the rights and duties that matured or penalties that were incurred and proceedings
that were begun before the effective date of the repeal.
SECTION 4. If any section, subsection, sentence, clause, phrase or portion of this ordi-
nance or any part of the Commercial Design Standards is for any reason held to be invalid or un-
constitutional by the decision of any court of competent jurisdiction, that decision shall not affect
the validity of the remaining provisions of the Commercial Design Standards.
PASSED AND ADOPTED BY THE MAYOR AND COUNCIL OF THE TOWN OF
MARANA, ARIZONA, this 19th day of September, 2006.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
{0000262 1. DOC I}
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08.07 Commercial Design Standards .................................................................2
08.07.01 General Intent. ......... ....... ..... ... .... ... ... ... ....... ........ ...... ...... .... ... ..... ..... ..... 2
08.07.02 Applicabi lity ......... ....... ... ....... ..... ......... .......... .......... ... ... ....... ... ........ ..... 2
08.07.03 Commercial Design Standards ............................................................3
A. Site Planni ng ........... .............. ........................ ...................... ............................... ............. 3
1. Site Layout and Building Orientation ............................................................... 3
2. Circulation and Access............................................. .............. ......................... 4
3. Pedestrian Amenities and Refuge Areas ........................................................ 6
4. Cart Storage Areas........ ........ .................................................... ..................... 8
5. Signage.................................................................................. ......................... 9
6. Landscaping................ .............................................. ...................................... 9
7. Fencing and Walls........................................ ............ ....................... ........ ...... 12
B. Building Design and Character .................................................................................... 13
1. Architectural Character.............. ...... ............................. ................................ 13
2. Building Massing........................................................................................... 15
3. Exterior Building Materials and Colors .......................................................... 17
08.07.04 Definitions .... ... ..... ....... ... ... .... ........ ... ... ....... ...... .......... ... ... ... .... ........ ... 20
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08.07 Commercial Design Standards
08.07.01 General Intent
The purpose of these commercial design standards is to establish clear design and development
standards for commercial development that foster high-quality, attractive development that is
compatible with the town's General Plan principles and policies. Furthermore, the standards are
intended to:
1. Encourage consistency in the quality of commercial development within the town;
2. Establish a set of baseline review criteria for commercial projects (both new development
and renovation of existing centers) that provide consistency for town staff, elected officials,
and the development community;
3. Foster a more creative approach to commercial development in the town;
4. To serve as the foundation for the development of future commercially-oriented specific
plans;
5. Assure the fair and consistent application of the town's design objectives for commercial
projects; and
6. Ensure that commercial development is functional and safe.
08.07.02 Applicability
These standards will be applied to all new commercial development, unless the development is
part of a specific plan governed by commercial design standards or guidelines tailored to that
plan. If a new specific plan will be established for a particular property, these commercial
design standards shall serve as the "baseline" for the development of any commercial standards
or guidelines to be incorporated into the plan. In addition, the standards will be applied to:
1. A redevelopment project proposed for an existing commercial center where all or most of
the existing structure would be razed and a new structure or structures built; and
2. An addition or major renovation, addition, or retrofit of an existing commercial center where
the total square footage of the proposed addition is greater than fifty percent (50%) of the
total square footage of the existing principal structure or that exceeds fifty percent (50%) of
the current appraised value of the renovated or retrofitted structure or the entire site as
established by Pima County. Major rehabilitation shall not include routine maintenance
and repair of a structure or other feature within the commercial center, such as roof
replacement or general repairs to a parking area or other non-structural site feature.
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08.07.03 Commercial Design Standards
A. Site Planning
1. Site Layout and Building Orientation
a) Intent
1. To ensure that the organization of multi-building commercial centers helps to
define primary street frontages and development entrances, and to establish a
more compact, pedestrian-friendly pattern of development.
2. To encourage a less engineered, more naturalized approach to the treatment of
washes, drainage basins, and other natural features in commercial developments.
b) Design Standards
(1) General
(a) Commercial buildings should be oriented with the primary building
entrance facing the primary public street, unless topographical or other
site features make such orientation infeasible.
(b) The layout of large, multi-building developments shall be designed to
break the site into a series of smaller "blocks" defined by pad site
buildings, pedestrian walkways, streets or other vehicular circulation
routes.
(2) Building Relationships and Orientation:
(a) Buildings within multi-building centers shall be arranged and grouped so
that their primary orientation complements one another and adjacent,
existing development and either:
(i) Frames the corner of an
adjacent street intersection or
entry point to the development;
(ii) Frames and encloses a "main
street" pedestrian and/or
vehicle access corridor within
the development site;
(iii) Frames and encloses on at
least two sides parking areas,
public spaces, or other site
amenities; or
(iv) Frames and encloses outdoor
dining or gathering spaces for
pedestrians between buildings.
Buildings a1ranged to enclose a "main street" pedestrian
and vehicle corridor within one area of a larger center.
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(3) Washes/Natural Features
(a) To the maximum extent practicable, washes and other significant natural
features shall be incorporated into the overall design and layout of a
development as visual and functional amenities (e.g., naturalized
drainages, pedestrian connections), rather than being piped and placed
underground.
2. Circulation and Access
a) Intent
1. To provide safe, efficient, and convenient vehicular and pedestrian access and
circulation patterns within and between developments;
2. To preserve the efficiency of arterial roadways as additional development occurs;
and
3. To ensure that delivery, trash, and loading facilities are located and sized so as to
function without impeding regular vehicular and pedestrian circulation and access
routes.
b) Design Standards
(1) Preliminary Site Plan Requirements
(a) In addition to preliminary site plan requirements outlined in Title 10 of the
Land Development Code, the following shall be illustrated:
(i) Vehicular circulation and access;
(ii) Pedestrian circulation and access;
(iii) Stacking capacity of drive-thru lanes, if applicable;
(iv) Location and access to trash receptacles; and
(v) Loading and delivery circulation and access.
(2) Vehicular Circulation and Access
(a) Vehicular connections shall be provided from a development site to
adjoining roadways or circulation routes on adjacent properties to allow
convenient access to multiple businesses and to help reduce the overall
number of access points on arterial roadways.
(b) Circulation patterns for drive-thru facilities shall be designed to
accommodate the stacking of vehicles without interfering with the
movement of vehicles or pedestrians on primary circulator routes.
(c) To the maximum extent feasible, drive aisles shall utilize a two-way traffic
circulation pattern unless buildings are configured in a "Main Street"
pattern that can efficiently accommodate on-street parking, a one-way
traffic flow, or other alternative circulation pattern.
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(3) Loading, Trash Receptacle, and Delivery Area Circulation and Access
(a) Loading and delivery facilities shall be separated from customer parking,
pedestrian areas, and main drive aisles and located away from major
roadways and adjacent residential areas.
(b) On smaller sites, where separate facilities may not be feasible (e.g., gas
station), a Circulation and Access Plan must demonstrate that loading
and unloading of goods and trash receptacles may be accomplished
without disrupting primary vehicular access and circulation.
(4) Pedestrian Circulation and Access
(a) All sidewalks and pedestrian
walkways shall be a minimum of 6
feet in width.
(b) A continuous network of on-site
pedestrian walkways shall be
provided to allow for direct access
and connections to and between the
following:
(i) The primary entrance or
entrances to each commercial
building on the site, including
pad site buildings;
(ii) Any sidewalks or walkways on
adjacent properties that extend
to the boundaries shared with
the commercial development;
(iii) Any public sidewalk system
along the perimeter streets
adjacent to the commercial
development;
(iv) Where practicable and A continuous network rif on-site pedestrian walkw'!)ls
appropriate, adjacent land uses shall be provided to allow for direct access and
and developments, including but connections between on-site uses, as well as connections
not limited to adjacent residential to acfjoining sites.
developments, retail shopping centers, office buildings, or restaurants;
and
(v) Where practicable and appropriate, any adjacent public park,
greenway, or other public or civic use including but not limited to:
schools, places of worship, public recreational facilities, or
government offices.
(c) On-site pedestrian walkways shall not "dead-end" without a logical
connection.
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(d) At each point that a designated on-site pedestrian walkway crosses a
parking lot, street, or driveway, the walkway shall be clearly visible to
pedestrians and motorists through the use of one or more of the following
delineation methods:
(i) A change in paving material or paving color;
(ii) A change in paving height;
(iii) Decorative bollards;
(iv) A painted crosswalk; or
(v) A raised median walkway buffered by landscaping.
3. Pedestrian Amenities and Refuge Areas
a) Intent
1. To provide opportunities for outdoor patio dining, plazas, and other outdoor
gathering spaces that encourage pedestrian activity within commercial
developments.
2. To provide opportunities for pedestrians to seek refuge from the harsh desert
elements.
b) Design Standards
(1) Outdoor Gathering Spaces
(a) The incorporation of plazas,
pocket parks, patio dining spaces,
and other outdoor gathering
spaces is strongly encouraged for
all commercial development,
particularly in large, multi-building
developments.
(b) Developments that incorporate
outdoor gathering spaces shall be
eligible for the following incentives:
(i) For each 2,000 square feet of
dedicated outdoor dining
space, a 2-foot reduction in the
required perimeter landscape
buffer may be granted;
(ii) For each 8,000 square feet of
dedicated plaza, pocket park
or similar outdoor gathering
space, a 5 foot reduction in
perimeter landscape buffer
may be granted.
(c) Incentives shall be evaluated in
Attractive outdoor gathering spaces used as fOcal points
(or commercial development-provide dining space,
seating, shade, and entertainment.
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conjunction with parking lot screening alternatives to evaluate eligible
level of credit. The following limitations shall apply:
(i) Cumulative credits shall not exceed a 10-foot reduction in the required
perimeter buffer;
(ii) Reductions may not be granted where the reduction in perimeter
landscape buffer would occur adjacent to a separate residential area.
(d) Outdoor gathering spaces shall be integrated as part of the overall design
of the center and shall be located within close proximity of anchor
tenants, transit stops (if applicable), or attached to the building that they
are intended to serve.
(e) Single-tenant or in-line centers with a
limited site area shall incorporate outdoor
gathering spaces by expanding pedestrian
walkways along the front or side of the
building, to the maximum extent feasible. A
minimum of 4 feet in depth shall be
dedicated for the outdoor gathering space
to maintain clear circulation for pass-
through pedestrian traffic.
(f) Outdoor gathering spaces shall incorporate
a variety of pedestrian-scaled features such
as:
(i) Lighted bollards;
(ii) Movable tables and chairs;
(iii) Benches;
(iv) Seat walls and/or raised landscape
planters;
(v) Shade trees;
(vi) Pots or hanging baskets filled with seasonal plant material;
Creative use of sidewalk in front of an
in-line commercial center to provide
protected outdoor dining space with
limited space.
(vii)lnformation kiosks; and
(viii) Sculptures or other public art features.
(g) Shade structures (either freestanding or integrated with the building wall)
shall be integrated with outdoor gathering spaces, particularly those with
western or southern exposures.
(h) Outdoor gathering spaces shall have direct access to the sidewalk and
pedestrian walkway network.
(2) Pedestrian Refuge Areas
(a) To the maximum extent practicable, primary pedestrian circulation routes
shall be anchored by special design features that establish them as
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pedestrian refuge areas-or areas
where pedestrians are physically
separated from the flow of
vehicular traffic and/or are
protected from the desert
elements. Appropriate design
features may include, but shall not
be limited to the following:
(i) Arcades, porticos, or other
shade structures;
(ii) Pedestrian light features,
(iii) Sollards,
(iv) Seat walls or benches;
(v) Landscape planters, and
(vi) Other urban design elements.
(b) Design features used to create
pedestrian refuge areas shall be
constructed of materials that are
similar in quality and consistent
with the overall architectural
character of the center.
Mf!ior primary pedestrian circulation routes clearlY
delineated through the use of landscaping and shade
stmctures.
4. Cart Storage Areas
a) Intent
1. To ensure that cart storage areas are located and designed so as to minimize
conflicts with primary drive aisles, parking areas, and pedestrian walkways.
2. To ensure that the appearance of cart storage areas is consistent with the
overall theme of the development in terms of their materials, color, and design
character.
b) Design Standards
(1) Cart Storage Areas
(a) Long-term shopping cart storage areas shall be provided within or
adjacent to tenant space and shall be located behind a decorative
screening wall that does not exceed the height of the carts.
(b) Shopping cart corrals that provide short-term storage shall be designed
with durable materials and design features that complement the
architectural character of the center.
(c) Shopping cart corrals and storage areas shall be located so as not to
encroach upon vehicular and pedestrian circulation patterns.
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5. Signage
a) Intent
1. To ensure that signage for multi-tenant, or phased commercial developments
is consistent with the overall character of the development in terms of its
materials, design features, and scale; and
2. To reduce the visual clutter created when numerous signs are placed along
arterial roadways.
b) Design Standards
(a) A coordinated Signage Concept Plan shall be submitted for all multi-
tenant commercial developments. Signage Concept Plans shall provide
specifications on sign:
(i) Type;
(ii) Materials;
(iii) Height; and
(iv) Location.
(b) On-site signs shall incorporate design elements that are consistent with
each other and with the overall architectural character of the
development, in terms of their materials, height, and lettering style, to
reinforce the visual continuity of each center.
6. Landscaping
a) Intent
1. To visually soften and unify the appearance of commercial developments;
2. To define major entryways, circulation (both vehicular and pedestrian) and
parking patterns to help buffer less intensive adjacent land uses; and
3. To integrate the rugged and colorful landscape character of the Sonoran
Desert into the town's commercial developments.
b) Design Standards
(1) General
(a) All landscape plans shall meet the
town's adopted landscape
requirements as contained in
Section17.03 and Section 22.080
of the Land Development Code in
addition to the standards
contained in these commercial
development standards. Where
conflicts arise between the two,
this chapter shall take precedence.
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(b) All trees and plants shall meet
Arizona Nurserymen's Association
minimum guidelines as to caliper
and height and the Town of
Marana's approved plant list.
(c) Site design shall minimize the
removal of mature trees, cacti, and
other native vegetation. If in-place
preseNation is infeasible, mature
vegetation should be salvaged and
replanted on-site to the maximum
extent feasible.
Landscape plans should integrate the mgged and colorful
(d) Water conseNation should be an landscape character of the Sonoran Desert.
important criterion for plant
material selection. Low-water plants that reflect and enhance the image of
Sonoran Desert landscape should be used.
(e) All landscaped areas shall be irrigated using an underground drip
irrigation system. If turf is used, it shall be irrigated from a secondary,
non-potable water source where available.
(f) Trees within landscaped areas should be sited and spaced to avoid
conflicts with overhead light fixtures.
(g) Landscape plans shall be coordinated with above-and below-ground
utilities to avoid irresolvable conflicts at the time of installation.
(2) Interior Parking Lot Landscaping
(a) Parking lots with more than 30 spaces shall devote a minimum of 10
percent of the total area used for parking and access to landscape
islands.
(b) Parking lots with 30 or fewer spaces shall devote a minimum of 5% of the
total area used for parking and access to landscape islands.
(c) Landscape islands shall be a
minimum of 9.5 x18 feet in
order to protect plant
materials from car overhangs
and pedestrian traffic.
(d) Plant materials selected for
use at the perimeter of
landscape islands shall be
limited to ground covers or
other low-growing species
that are capable of
withstanding regular foot
traffic.
A minimum of 10 percent of parking lots with 30 or
more spaces shall be devoted to interior parking lot
landscaping.
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(e) All landscape islands shall be delineated using a 6-inch vertical curb. The
use of wheel stops as a means of protecting landscape islands from
vehicular contact and pedestrian traffic is ineffective and shall not be
permitted as the sole protective device.
(3) Perimeter Landscaping
(a) A minimum landscape buffer of 20 feet (including required sidewalks or
other pedestrian connections) shall be provided along all streets from the
edge of the right of way.
(b) The perimeter of all parking lots shall be screened from adjacent streets,
pedestrian circulation systems, public open space, and other adjacent
uses through the use of the required minimum landscape buffer above, or
through the use of one of the following in combination with a reduced
landscape buffer:
(i) A masonry wall not less than 3 %
feet in height in combination with a
15-foot landscape buffer;
(ii) A landscaped berm contained
within a 17 -foot landscape buffer;
(iii) An informal hedge a minimum of 3
% feet in height, consisting of a
double row of shrubs planted 3
feet on center in a triangular
pattern contained within a 17 -foot
landscape buffer; or
Traditional perimeter landscape buffer with
pedestrian walkway. Perimeter buffers may very in
width and treatment, depending upon site conditions
and the rype and quantijj qf outdoor gathering
spaces that are provided within the center.
(iv) An informal hedge a minimum of 3
Y2 feet in height, consisting of a
double row of shrubs planted 3
feet on center in a triangular
pattern in combination with a 10
foot landscape buffer and masonry retaining wall where a significant
variation in grade exists.
(c) Screen walls and landscaping shall be sited so as not to block the sight
lines of vehicular circulation routes as they enter, exit or pass through the
site.
(d) A minimum landscape buffer of 20 feet shall be provided adjacent to the
Interstate Highway10 right-of-way.
(4) Entryways
(a) Commercial projects that are 10 acres or larger in size shall incorporate
prominent focal points at major entrances to the center. Focal points
shall be created through the use of:
(i) Gateway monuments,
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(ii) Sculpture or other public art elements,
(iii) Intense concentrations of vertical
landscape forms or seasonal color,
(iv) Distinctive landforms,
(v) Monument signage, or
(vi) Other features as appropriate to
define entrances as visual gateways
to the development.
(b) Commercial projects that are 15 acres or
larger in size shall incorporate a
landscaped median at major entrances to
separate ingress and egress lanes and to
enhance the appearance of the project
gateway.
(c) All entryway focal points and landscaped
medians shall be compatible with required
site visibility triangles, as contained in Title
17 of the Land Development Code.
7. Fencing and Walls
a) Intent
1. To promote visually interesting and attractive streetscapes along the town's
arterials;
Commercial projects that an! 10 ams or Im;ger in
size shall incotporate focal points, such as this
sculpt Un! and tn!e line, at mcyor entrances to the
center.
2. To encourage creativity in the design offencing and walls;
3. To ensure that fencing and walls are consistent with the character of the
development they serve;
4. To protect views from Interstate-10.
b) Design Standards
(1) General
(a) Colors, materials, and forms used for fences and walls shall complement
the architectural character of the primary building or overall development.
(b) The maximum length of continuous, unbroken fence or wall plane shall be
40 feet. Walls shall be articulated using a combination of the following to
break up the length of longer spans:
(i) Decorative columns;
(ii) Diversity in texture and/or materials;
(iii) Offsets;
(iv) Landscape pockets; or
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(v) Serpentine design; or
(vi) Similar features.
(c) Screen walls located along a primary street frontage or that are visible
from Interstate-10 shall provide a higher level of design detail for visual
interest, per the Town's 1-10 corridor standards.
(d) The use of chain link fencing or exposed cinder block walls is not
permitted.
B. Building Design and Character
1. Architectural Character
a) Intent
1. To encourage commercial development to incorporate design features that are
unique to each center or development, yet that are evocative of Marana's
farming and ranching heritage or its Sonoran Desert context.
2. To achieve a unified appearance for multi-building or phased commercial
developments through the use of compatible materials, colors, and
architectural character as they build out over time;
3. To ensure building materials used for commercial developments are durable
and have low maintenance requirements when used in a desert environment.
b) Design Standards
(1) Unified Theme
(a) The architectural design of buildings within a commercial center, including
freestanding pad buildings, shall provide complimentary architectural
styles in terms of the character, materials, texture, color, and scale used
on the buildings.
(b) Buildings shall include features
typical of Marana's farming
and ranching heritage or
desert context, such as, but
not limited to:
(i) Architectural shade
devices;
(ii) Low-slung buildings with a
strong, horizontal
orientation;
(iii) Deeply recessed windows;
(iv) Covered porches or arcades;
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(v) Shed roof forms; and
(vi) The use of earthy materials,
colors, and textures associated
with the region.
(c) The above standard is not intended
to promote "cookie cutter"
commercial development or the
literal replication of Southwestern or
ranch-style architecture; rather, it is
intended to promote a creative and
modern interpretation of vernacular
architectural elements that are
unique to each development and to
Marana.
(2) Four-sided Design
(a) Although the front fayade of a building is
expected to be the focal point in terms
of level of architectural character and
features, all sides of a buildings shall
incorporate architectural detailing that is
consistent with the front facade. Blank
walls void of architectural details or
other variation are prohibited.
(b) The backs or sides of buildings that are
clearly visible from an arterial roadway
or from Interstate Highway 10 shall
receive the most design emphasis in
this regard.
(3) Pad Site Buildings
(a) Pad site buildings shall incorporate
materials and colors that are similar to
and compatible with those used on the
primary building(s) in the development
or center.
(b) Themed restaurants, small retail chains,
and other similar tenants may be
required to adjust some aspects of
their "standard" architectural model in
order to meet the above standard.
Buildings within a commercial center shall be o1J!,anized
around a consistent architectural theme in terms of the
character, materials, texture, color, and scale used on the
buildings.
All sides of a building shall inc01porate architectural
detailing that is compatible with the front fafade.
Blank walls void of architectural details (as found in
the top example, above) or other variation are
tirohibited.
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(4) Parking Structures
(a) Parking structures shall be designed
to incorporate a comparable level of
architectural detailing and quality of
materials as found on primary
buildings on the site.
(b) To the maximum extent feasible,
parking structures shall be "wrapped"
with active uses, such as retail
storefronts, at the street level. This is
particularly important where parking
structures are located adjacent to
major pedestrian walkways, outdoor
gathering spaces or other
pedestrian-oriented spaces, or along
a pedestrian-oriented "main street"
within a larger development,
2. Building Massing
a) Intent
1. To add character and visual interest to the blocky building forms typical of
commercial development; and
Themed restaurants, small retail chains, and other
similar tenants shall be required to adjust some aspects
r!f their "standard" architectural model in order to meet
the above standard.
2. To break up the visual mass of large-format or "big box" retail uses and
establish a more pedestrian-friendly scale at the street level and at primary
entrances.
b) Design Standards
(1) Building Massing
(a) The perceived mass and scale of commercial buildings, including large-
format retail uses, shall be reduced by incorporating a series of smaller
design elements that are consistent with the center's architectural
character. Design elements may
include, but are not limited to at least
3 of the following:
(i) Variations in roof form and parapet
heights;
(ii) Pronounced recesses and
projections;
(iii) Wall plane off-sets;
(iv) Distinct changes in texture and
color of wall surfaces;
(v) Ground level arcades and second floor galleries/balconies;
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(vi) Protected and recessed entries; and
(vii)Vertical accents or focal points.
(b) In-line commercial centers or
building walls that exceed 100 feet
in length shall incorporate a
minimum of 3 of the following
elements to distinguish the
modulation of individual storefronts
(where applicable) and break up
the appearance of lengthy wall
spans:
(i) Distinct change in color;
(ii) Change in material or texture;
(iii) Change in plane of the building
wall that incorporates offsets,
reveals, recesses, archways,
and/or projections;
(iv) Deep-set windows with
mullions;
(v) Awnings or pedestrian canopies;
(vi) Ground level arcade; and/or
(vii)Window or door openings.
(2) Primary Building Entrances
(a) Primary building entrances
shall be designed to be
visually prominent and to
provide shade for pedestrians.
This objective shall be
accomplished through the use
of a combination of 2 or more
of the following features at the
primary building entrance:
(i) A canopy, portico,
archway, arcade, or similar
overhang that provides
architectural interest and
pedestrian protection;
(ii) Peaked roof forms;
(iii) Raised corniced parapets
over the door;
The perceived mass and scale if commercial buildings,
including largeformat retail uses, shall be reduced by
incorporating a series if smaller design elements that are
consistent with the centers architectural character, as
illustrated by the use if awnings, varied roif forms and
heights. above.
Primary building entrances shall be designed to be visually
prominent and to provide shade for pedestrians, using
features such as this peaked roifform, and covered walkwcry.
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(iv) Outdoor pedestrian features such as seat walls and landscaping with
seasonal color or permanent landscape planters with integrated
benches; and/or
(v) Architectural detailing such as tile work and moldings integrated into
the building structure.
(3) Multi-Story Buildings
(a) All multi-story buildings shall
incorporate a recognizable base,
middle, and top through the use
of changes in material,
architectural accents, or other
features.
(4) Building Transparency
(a) Large format retail uses shall
devote a minimum of ten percent
of the length of the front fa9ade
to windows or transparent
entrances.
All multi-story buildings shall incotporate a recognizable
base, middle, and top through the use of changes in materials,
architectural accents, or other .features.
(b) Pad site buildings shall devote a
minimum of 40 percent of the
length of the front fa9ade to windows or transparent entrances.
(c) In-line commercial centers shall devote a minimum of 50 percent of the
length of each storefront module to windows or transparent entrances.
3. Exterior Building Materials and
Colors
a) Intent
1. To avoid the appearance of
bland, "cookie-cutter"
commercial development;
2. To encourage the creative
incorporation of a broad range of
colors in commercial
development that reflect the rich,
natural tones found in Marana's
Sonoran Desert context; and
Retail uses shall devote a percentage of their front fafade to
windows or transparent entrances, based on their size and
configuration.
3. To achieve a unified appearance
for multi-building or phased
commercial developments
through the use of compatible materials and colors.
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b) Design Standards
(1) Permitted Materials
(a) Materials shall be of high quality and proven durability in the harsh desert
environment. Permitted materials include:
(i) Brick;
(ii) Stone (natural or simulated);
(Hi) Integrally-colored, split face or ground face concrete masonry units
(CMU);
(iv) Textured tilt-up concrete panels;
(v) Traditional cement hardcoat
stucco;
(vi) Exterior Insulation and Finish
Systems (EIFS);
(vii)Standing seam metal roofs;
(viii) Concrete and clay tile roofs;
(ix) Clear and tinted glass;
(x) Mosaic tile;
(xi) Wood (limited to architectural accents); and
(xii)Architectural metal.
(b) Additional materials may be considered provided they are of a
comparable quality, durability, and character, as determined by town staff.
(2) Prohibited Materials
(a) The following materials shall be
prohibited:
(i) Un-textured or unarticulated
tilt-up concrete panels;
(ii) Pre-fabricated steel
panels(as sole material);
(iii) Corrugated metal (Corten or
rust finish acceptable as an
accent element);
(iv) Asphalt shingle roofs; and
(v) Mirrored or otherwise highly reflective glass.
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(3) Exterior Building and Roof Colors
(a) Bland, monotonous color schemes comprised of variations on a beige
palate shall be avoided.
(b) Each commercial development shall incorporate a distinctive color palate
that reflects the rich range of colors found in Marana's Sonoran Desert
context, such as:
(i) Earthy browns, sepias, and
tans;
(ii) Dark reds and maroons;
(iii) Dark oranges to pinks;
(iv) Dark greens;
(v) Deep sky blues to gray-blues;
(vi) Deep purples;
(vii)Ochres, yellow-browns; or
Commercial developments should incorporate a broad
range rif colors and materials that reflect the rich natural
tones fOund in Marana's Sonoran Desert context.
(viii) Variations of the above
colors that result from natural
weathering or oxidation
processes (rusts, grays, etc.).
(4) Metal Finishes
(a) The use of metals shall be limited to paints and coatings within the color
range described above or natural finishes which derive their character
from weathering and oxidation.
(b) No bright or highly reflective metal finishes shall be allowed on any
exterior building material or building element.
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08.07.04 Definitions
For the purposes of these commercial design standards, the following terms have been defined:
A. Accent Material-Material covering twenty-five percent or less of the wall elevation.
B. Articulation-The manner in which various features are arranged on a building
elevation.
C. Benn-An earthen mound designed to provide visual interest, screen undesirable
views, decrease noise, and/or control or manage surface drainage.
D. Buffer-open spaces, landscaped areas, fences, walls, berms, or any combination
thereof, used to physically separate or screen one use or property from another so as
to visually shield or block noise, lights, buildings, other nuisances, or provide privacy.
E. Building Fonn- The shape and structure of a building as distinguished from its
substance or material.
F. Building Mass-The three-dimensional bulk of a building-height, width, and depth.
G. Building Scale-The size and proportion of a building relative to surrounding
buildings and environs, adjacent streets, and pedestrians.
H. Character-Those attributes, qualities, and features that make up and distinguish a
development project and give such project a sense of purpose, function, definition, and
uniqueness.
I. Commercial Center-A development containing one or more retail stores,
restaurants, hotels, motels, and similar businesses within a single building or multiple
buildings.
J. Fa~de-Any side of a building that faces a street or other open space. The "front
fa<;ade" is the front or principal face of a building.
K. large Fonnat Retail-A large format retail store contains 100,000 square feet or
more (gross floor area).
L. Maximum Extent Feasible-No feasible and prudent alternative exists, and all
possible efforts to comply with the regulation or minimize potential harm or adverse
impacts have been undertaken. Economic considerations shall not be the overriding
factor in determining "maximum extent feasible."
M. Maximum Extent Practicable-Under the circumstances, reasonable efforts have
been undertaken to comply with the regulation or requirement, that the cost of
additional compliance measures clearly outweigh the potential benefits to the public or
would unreasonably burden the proposed project, and reasonable steps have been
undertaken to minimize any potential harm or adverse impacts resulting from the
noncompliance.
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N. Natural Features-"Natural features" include but are not limited to flood plains and
surface drainage channels, washes, stream corridors and other bodies of water, steep
slopes, prominent ridges, bluffs, or valleys, and existing trees and vegetation.
o. Orient-To bring in relation to, or adjust to, the surroundings, situation, or
environment; to place with the most important parts (e.g., the primary building
entrance and the designated "front" of a building) facing in certain directions; or to set
or arrange in a determinate position, as in "to orient a building."
P. Pad Site Building-Typically used in the context of retail shopping center
development, a building or building site that is physically separate from the principal or
primary building and reserved for free-standing commercial uses, each such use
typically containing no more than 15,000 square feet of gross floor area. Typical pad
site uses include, by way of illustration only, free-standing restaurants, banks, and auto
services.
Q. Primary or Principal Building-The building or structure on a commercial
development site used to accommodate the majority of the principal permitted use(s).
When there are multiple buildings on a commercial development site, such as in a
shopping center, the primary or principal building shall be the one containing the
greatest amount of gross floor area. Buildings sited on pad sites or free-standing
kiosk/A TM machines cannot be "primary" or "principal" buildings.
R. Primary Material-Material covering seventy-five percent or more of the wall
elevation.
S. Redevelopment-Development on a tract of land with existing structures where all or
most of the existing structures would be razed and a new structure or structures built.
T. Standards-Mandatory regulations. Standards are indicated by use of the terms
"shall" and "must."
U. In-line commercial center-Multiple retail stores organized in an in-line fashion.
Individual stores within the center are attached, sharing one or more side walls but
have separate entrances. In-line centers typically share a single parking area that is
located at the front or front and side of the center.
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