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Home My WebLink AboutMarana Main Street Specific Plan� I , I � I � I � I � ' , ' ' L__J ' ' ' ' l_.J �� L � ' � � a � r � �. . , ,.�:,�. � �,. ,. �. �.,.., �. . �`� ..�t � � ;_ �-' , ;�� ,`, '"� , ,�-�:s — `• � � � C��..`'J C-'�� , ,.:�, � _ -.�� Accepted PCZ-08048 MARANA November 18, 2008 `^ �'/ I\ Ordinance No.: 2008.24 iOWN Of MAMNA PCZ-08048 Marana Main Street SPECIFIC PLAN PCZ-08048 Submifted to: TOWN OF MARANA 11555 West Civic Center Drive Marana, Arizona 85653 Prepared by: LONG RANGE PLANNING Town of Marana Planning Department Marana, Arizona 85653 Specific Plan Adopted November 18, 2008 Ordinance 2008.24 F. ANN RODRIGUEZ, RECORDER �2ECORDED BY: RJL DEPUTY RECORDER 9544 SMARA TOWN OF MARANA ATTN: TOWN CLERK 11555 W CNIC CENTER DR MARP.NA AZ B5653 PE-2 � PI� O �'� � z � �3 �� b ' DOCKET: 13439 PAGE: 247 NO. OF PAGES: 11 SEQUENCE: 20082270076 11/21/2008 ORDIN 12:37 MAIL AMOUNT PAID $ 11.00 J MARANA ORDINAI�ICE NO. 2008.24 � � ' RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING A REZONING FOR THE MARANA MAIN STREET SPECIFIC PLAN WHEREAS, the Town of Marana is representing t�e property owners of approximately 28 acres of land located within the southwest quarter of Section 22, Township 11 South, Range 11 East, as described on E�ibit "A", attached hereto and incorporated herein by this reference; and WHEREAS, the 1Vlarana Planning Commission held a public hearing on October 22, 2008, and at said meeting voted 6-0 to recommend that the Town Council approve said rezoning, adopting the recommended conditions; and WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held November 18, 2008, and has determined that the rezoning should be approved and meets the criteria for a xninor amendment to the General Plan, changing the land use designation from "TCPA" (Town Center Planning Area} to "MPA" (Master Planning Area), and should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Marana, Arizona, as follows: 5ection 1. A minor amendment to the General Plan of approximately 28 acres of land located within the southwest quarter of Section 21, Township 11 South, Range 11 East, south of Marana Road, from I-10 west to Sandario Road and south to Denny Road (the "Property"), changing the land use designation from "TCPA" {Town Center Planning Area) to "MPA" (Master Planning Area). 5ection 2. The zoning of the Property is hereby changed from Zane "A" (Small Lot} and "VC" {Village Commercial) to "F" (Specific Plan) creating the Marana Main Street Specific Plan. Sectian 3. The purpose of this rezoning is to allow the use of the Property for a master planned community of multi-story buildings that integrates street front retail, services, entertainment, hospitality, office, and upper floor residential uses, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this rezoning ordinance}: 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. Any preliminary plat or development plan shall be in general conformance with the Land Use : Concept of the Marana Main Street Specific Plan. Page 1 of 3 � 1 Marana Ordinance No. 2008.24 l� 3. This project is located within the NorthwestMarana Transportation, Lower Santa Ctvz River Levee, and Marana Park Benefit Areas, and will be subject to those fees .at time of permitting. 4. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 5. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state law or regulation or relieves the applicant or the land owner from responsibility to ensure compliance with all applicable federal acid state laws and regulations, including the Endangered Species Act and the Clean Water Act. Appropriate experts should be retained and apprapriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. G� f►] 8. 9 ' ' [Ii� 11 12. I3 14 15. ' The Developer shall dedicate, or. cause to have dedicated, the necessary rights-of-way for Marana Main Street. A master drainage study must be submitted by the Developer and accepted by the Town prior to approval of any preliminary plat or development plan. Potential buyers shall be notified that some or all of the property in this rezoning may be subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro Water Users' Association. A detailed traffic analysis shalt be submitted and accepted by staff prior to approval of any preliminary plat or development plan. The developer will be responsible for the design and construction of any roadway improvements that the Town requires based on the data and findings of the accepted traf�ic impact analysis and ather traffic studies that will be required at the platting or development plan stages of this project. Installation of a non-potable water system shall be required to serve tlie common open space areas and other landscaped amenities, as accepted by the Town of Marana. A Sewer Service Agreement and Master Sewer Plan shall be submitted by the Developer and accepted by the wastewater provider and the Town Engineer prior to the approval of any preliminary plat or development plan. The property owner shall transfer, by the appropriate Arizona Department of Water Resources form, those water rights being IGR, Type I or Type II to the Town of Marana for the Town providing designation of assured water supply and water service to said property. If Type I or Type II are needed on said property, the Town and developer/landowner shall arrive at an agreeable s�lution to the use of those water rights appurtenant to said land. To ensure that the historical heritage of the site is remembereii, in the first phase of this development the developer will build and install to Town specifications a marker commemorating the cotton production and processing that occurred on this site. Maintenance of the heritage marker will be the responsibility o.f the Town of Marana. An annual report shall be submitted within 30 days ofthe anniversary ofthe Town Council's approval of the Specific Plan in addition to those requirements listed in the Land Develop�nent Code and Specific Plan. Page 2 of 3 Marana Ordinance No. 2008.24 � � � � � � Sectio.n 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2008.24. Secfion 5. Ifany section subsection, sentence, clause,.phrase or portion ofthis Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, suel� decision :shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town ofMarana, Arizona, this 18` day of November, 2008. j�� /� � , I , Ii II ATTEST: L/� lyn Bronson, Town Clerk APPROVED AS TO FORM: . -�'� ;�' ,� ; -�`? % / � . ,� : A _,. . , :-.�__.,-�r �.- y ;�,�_ ' f F�ank Cassidy, Town Attorn �� , ��`` OF �oI , a �"'�� ` , ' u��rn�� 0� Tf �� : S�1�I' ` �� q�d11{111 ` �Ir_ ��_ 1� w0` Mayor Ed Page 3 of 3 Marana Ordinance No. 2008.24 � Y� !� ��w, �! ' 12214 JACK A. BUGHANAN Jack A. Buchanan, P.i.S � C,�Q JAB: ma PAGE i QF 8 Page 1 of 1 �� ' � �� Extt�eiT A LEGAt DESCRIPTEQNS Se�tenber 5, 2007 WLB IVo. i 07012-A002-10Q3Y. W;ILEGALS110701 �1Arizorra Tiles.doc �°` LEGAL QESCRiPTION MAr�AE�lA 25 �RIZONA TELE PARCEL-1 i hat portion of the Southvvest Quarter (SW '!/4) of Sectian 22, Township 'f'! Souih, P.ange 11 �ast, Gila and Safi €�iver Meridian, Town of Marana, Pima County, Arizona, described as fiollows: CaM�f1c1�EE�G a# fhe West Quarter corner or'said Sectian 22; THWP��E N 89°20'39" �, along the West-Easf mid section line a distanc2 0� 232.75 feef to � point on tl�� Westerfy right-of-way line of Inferstate 10; - TF:�P�CE S 58°17'28" E, atong said righ#-of-way line a distance of 746.51 �est #othe PQ€FI i �F B�GtlUNI�IG. TH=i3CE S 31 °42'32" W, 434.00 fest; TFf�f�CE S 57°30'12" E, 394.82 feet; THEf�CE S 79°09'Q2" E,�81.22 feet; THr�fC� N 00°16'03" W, �-0.10 feet; TFiENCE N 89°10'47" �, 225.33 feet; i HF�lCE !� 00°i S''f 6" W, 301.01 feet to a point on tl�e Wssterly. righi-of-way Iine of said I nterstate-10; i FfEN�E N 58°1 r'28" W, aEong said right-of-w2y line a distance of 480.00 f�ztto the P�@E�T Or BEG{F��1fI�G. CONTAfNING 5.42 acres of land, more orls s. Prepared by: � � ' TFiE WL6 GROUP, INC. � ,,. . �\ 0 0 � 11 f d �m 7 J � �� 'I � � � � � � "'�t � }�[ � �' �� W0 � `� � �` � 0. � � �� ``�� o � o O � �` .-�.., � N �� C��2 a "' cn � ,,�`.y O n�i � W � � � x � 0 o � � � -� � 0 ° a ' � N 4 i� -- O �- � � Z '�` �u w �fj ' r � O C]. f� �/ m J , ? � r � � LJ' PAGE 2 4F 8 �� a�� LEGA� dESCRIPTiOt� MA�ANA 25 PA��EL 2 August 28, 2007 Vt�LB No. 'i 07012-A002-'I OQ3Y. W:ILEGALSI� 070151Parcel 2.dQc That portion of the Sout�west Quarter (SW 1/4) of Sectian 22, Township 11 South, Range 7'I East, Gifa and Sait River h/eridian, Tovun of lUiarana, Pima County, Arizona, d�scribed as follows: � CORUdMEPl�dA€E at the West Quarter corner of said Section 22; �'HEt�CE I�! 89 E, a(ang the West-East mid section lir�e a distancII of 232,75 feet to a point on the West�rly �igt�f-of-way line of lnterstate 'f 0; i HEt�CE S 58°17'28" E, along said right-oT-way line a distance of 8�25 feei to the P'OEt'� � OE BEG��Nt�l€3. � i IiE}�C� S� 5°25'37" W, 261.21 feet; TM�EREC� S 89°31'17" W, 204.41 feet to a point on the Easf righi-of-way fine of San�ario Raad; Th�Et�CE S 00°15'S6" E, along said line a distance of 5Q.00 iest; 7FiEh€CE N 89°3'i'17" E, 754.72 feet to a poin# on #he Westerly right-oi-vvay fine of fnterstate 1 Q; THEI��c N 58°17'28" W, a{ong said righf-of-way line a distance ofi 555.�4 �ee; �o the FOlhI i �� BEGI�ENIf+t�. CONTA�NING 2.98 acres of land, more or less. a a I: Prepared by: THE WLB GROUP, tNC. Jack A. 8uchanan, RL5 JAB: mo PAGE 3 Of 8 �age 1 of 9 C � � � � • w N � � f- Cn Q w I }-- U7 ti 1 � �� ,,`/ cC�,y - �� ,� �� , ,�v �� Q P p� � z � x 1..J ��v y�o� '�, N � � n � � J � � � r Q ^ ` � l� � `z�lsz / v � � � � � t � o � "� c w N � r U a n. of 0 � !I ! � --i � a i Q. �� 7 J O F-'�(.� � O � � � � � � ``� _ -� � WO � �' w � ��s � �� .'__��j�� ; VE,� �� ---��` � � �� • a --- � � � � V O . U E� Q' N - k --- �'^'�i, � cp _ � � � � � � � i � � � � C� 6".! V � _"�' r , � O o�., � x M O O . � N � � S.A.I'�.�.�.�'IO RDAD r -----l--- � '---'""-- - ---°-'—'-� ; . �� ; , ,, r ; i � �� Q� � � , � � p' ' { � �' 4 � � i f _'_" \ i PAGE 4 OF 8 O � O a a N o �. h O 0 � U d � � O Q � � �� LQ _..1 � Z � �I �� . E�EGAL D�SCP.iPTtC?h3 MAfZaNA 2� PARCEL 3 August 28, 2007 WLB No. 107012-A002-'fOJ3X W:ILEGR! S19�70151Parcel 3.d�c That parfian of ths Souti�wes# Q��arter (SW 1!4) of Section 22, Township 1'! South, Range 11 �asi, Gila and Salt P.ivsr Meridian, Town of Marana, Pima County, Arizana, described zs folfows: COMtr�EN��#�G afi fhe 1Nest Quarter comer of said Section 22; ThIEt�CE tJ 89°2d'39" E, along the West-East rr3id secfion line a distance o� 232.75 �est to a poinf on the Westerfy riaht-ofi-way fine of [nterstate 10; ?F3EI�EE S 58°17'28" E, along said right-of-way iine a distance of 650.69 feetto ths POlt�t`f' QF t3cCz9t�lhll�{G. . . TH��[CE con�inue S 58°17'28" E, along said right-o'f-way line a ciistance of �5.82 feet; Road; THE�CE S 31°42'32" W, 434.00 feei; TH��fCE !d 55°�7'58" W, 735.24 feet to a point on the East �ight-of-tn�ay Iine of Sandario TIiENCE t� 89°3'1'17" E, 754.72 feef a poin# on the Wes�erly righi-of-way line of said In�erstate '10, being the P01P! i �F B�GIRNING. CONTAINING 4.40 acres of land, more or less. � Prepar�d by. THE WLB GROUP, (NC. Jack A. 8uchanan, RLS JAB: mo 12214 JACK A. 6UCHANAN RAGE 5 QF S Page � of 1 � . d � 0 � � � U �� 0 0 � � �� i , , � , � �,m = �J O 1-�iC� �. � �] � � Q �' ~ � �� W�� Q` � "' C�i a `� � � � to �'� o O � � F+ o- � F+ O � � � � V v .., �1 � a x M O O I N � O � O 'D d � I N _ .- U O � _ r �- o � � ci � o� z x U� � � . � O� A � �ac� 6 oF s L� Sept�mber 5, 2007 WLS No. � �70� 2-A�OZ-9 003 � W:\LEGALS11070151�arcek 4_doc '"`' L�GAL DESCRIPTION MARF�HA 25 PA�CEL 4 Thaf portion af the So€.rthwesf Quarter (SW 1l4) of�Section 22, T�wnship i'{ 5outh, P.ange '11 East, Gila and Salt River Nleridian, Town of Marana, Pima County, Arizona, describ�d as fo[fows: C��VI►UI�F�tG@�� at the West Quar�er corner ot said Secfion 22; T�Ef�C4 t�d $9 E, atong the West-�2st mid section line a distance of 232.75 feetto a p�int on the Westerly right-of-uday line of Interstata 10; T�'EF�CE S 58°17'28" E, along said right-of-way iine_a distance of 746.51 #eei; T��h�CE S 39 °42'32" W, 434.00 feet to the POlN'i OF B�GIT��ti!`�G; Tl��F�CE S 57°30'12" E, 394.82 feet; TH�t�CE S �9°09'02" E, 81.22 feet; T�]�f�CE S 00°'fS'03" E, 394.62 fiest; 7�Et�C� S 89°15'58" W, 10'f7.93 feet to a poin# on the East righf-of-v�ay iine of Sandario Road; �� e�p� THEt�CE N 00°15'56" W, along said right-of-way line a distance of 1048.34 feet; �HE(�CE S 55°47'S7" E, 735.24 fee# to the POlN i OF ��GIY�Ii�E�P�G; CONTAI�I1NG16.35 acres of fand, more or le ,�� Prepared by: THE WLH GROUP, II�C JacEc A. Bucha�an, RLS JAB: ma � � ��`�° - '�: i2274 JACK A. BUCNANAN Page 1 0# 1 pAGE 7 4F 8 � � � z J Z � � U W � � � F- � Q LLt I � � � � ,�O �i ��, -- �� y �V � �w Y� , Q �O 4� % 7 � �G N e �v �G 0� n h � 0 � � � 0 U � � � � � � t� • � � �� w U � ¢ Q. � � 1048.34' ,l9"i 6£ ----; 0 0 M il � i , I •� . � Q ; �m � J � !-�iC� �t 0 . � � � o � � � � � � �o _ - a �n ''� (�' , �i+ � �� I�___ �, C � ,,�'� �' � "�" ! � � � � � � � '--" � � � �� : � -- '--- O � � � � � -- M � 1 � � `�4 W -- h --- � � � � �---_._. Q o � / � � � � i � O � f ry � '� � U7 : ��'i . (�, .e� i �v t� � ,_ ,.. 0 ---- Cr,� � X M O O I N � ; " s.�.�.��ro �aAD----- �-___------ , __—_---- - � - —�-- i � � � � , � � �� j��l I! 11 „ , ��; , , � I �� ; 0 3 a� a �: i N _ .- v o ` �� o � o� zx � U � Q1 � O� �-r pAGE 8 OF 8 � Table of Contents Section I: introduction A. Specific Plan Summary ...................................................................................................... B. Location ............................................................................................................................. I-1 C. Authority and Scope .......................................................................................................... I-2 D. Relationship to the Town Center Plan & Single Central Business District .......................... I-2 F. Legal Description ............................................................................................................... I-2 Section II: Development Plan A. Purpose and Intent ........................................................................................................... II-1 B. Objectives of the Specific Plan .......................................................................................... II-1 C. Relationship to Adopted Plans .......................................................................................... II-2 D. Relationship to Smart Growth and Sustainability .............................................................. II-3 E. Compatibility with Adjoining Development ........................................................................ II-3 F. Land Use Concept Plan .................................................................................................... II-4 1. Marana Main Street District ........................................................................................ II-4 G. Circulation Concept Plan .................................................................................................. II-5 H. Grading Concept .............................................:................................................................. II-5 I. Post Development Hydrology ••��••• 11 .................................................................................... J. Viewsheds ........................................................................................................................ II-6 K. Open Space and Recreation Concept .............................................................................. I I-6 L. Cultural Resources ........................................................................................................... II-7 M. Infrastructure and Public Facilities .................................................................................. II-11 1. Sewer ....................................................................................................................... II-11 2. Fire Service ............................................................................................................... II-11 3. Water ........................................................................................................................ 4. Schools ..............................................................................:...................................... 5. Public Utilities ........................................... II-11 ................................................................ Section III: Development Regulations A. Purpose and Intent - ...........:....... III-1 ...........................................................................::.......:.. B. General Provisions .......................................................................................................... III-1 Marana Main Street Specific Plan � Table of Contents 1. Applicability of Town of Marana Land Development Code ......................................... III-1 2. Building Code ............................................................................................................ III-1 3. Additional Uses .......................................................................................................... III-1 4. Mix of Uses ................................................................................................................ III-1 C. Development Standards ................................................................................................. III-2 1. Permitted Uses ......................................................................................................... III-2 2. Accessory Uses ........................................................................................................ III-2 3. Conditional Uses ....................................................................................................... III-2 4. Prohibited Uses ........................................................................................................ III-3 5. Development Standards ........................................................................................... III-4 D. Design Standards ........................................................................................................... III-8 1. Purpose and Intent .................................................................................................... III-8 2. Authority and Scope .................................................................................................. III-8 3. Circulation Standards ................................................................................................. III-9 4. Site Planning ............................................................................................................ III-11 5. Landscape Design Standards .................................................................................. III-12 6. Architectural Standards ............................................................................................ III-14 7. Signage III-15 ................................................................................................................... 8. Exterior Lighting ....................................................................................................... III-16 9. Cultural Resources .................................................................................................. III-16 Section IV: Implementation and Administration A. Purpose ................................................................... B. Proposed changes to Zoning Ordinance ................. C. General Implementation Responsibilities ................. D. Development Review Procedures ............................ E. Phasing .................................................................... F. Specific Plan Administration .................................... GFees ......................................................................... Marana Main Street Specific Plan ..................................................... IV-1 ..................................................... IV-1 ..................................................... IV-1 ..................................................... IV-1 ..................................................... IV-2 ..................................................... IV-2 ..................................................... IV-3 � Table of Contents Appendices Definitions............................................................................................................................... A-1 LegalDescription .................................................................................................................... B-1 List of Exhibits Exhibit 1.B.1: Regional Context Map ........................................................................ Exhibit I.B.2: Location Map ...................................................................................... Exhibit II.E: Existing Land Use ................................................................................. Exhibit II.F.1: Land Use Designations ...................................................................... Exhibit II. F.2: Land Use Concept ............................................................................ Marana Main Street Specific Plan ............. I-3 ............. I-4 ............ II-8 ............ II-9 .......... II-10 � � �� 0 I. Introduction 1 Introduction � � Speci�c P/an Summary The Marana Main Street Specific Plan is comprised of a development plan, development regulations, and implementation and administration section. A Development Capability Report is not included. The site was previously analyzed and a Development Capability Report was submitted and approved with the Cotton Gin Property/Yankee Point rezoning by Ordinance 2001.24. The Marana Main Street Specific Plan is intended to provide the framework for a stable and attractive commercial development. The plan will provide economic and employment opportunities for the Town of Marana in the form of tax revenue and employment generating businesses by creating a mixed-use, interactive, development that combines regional and service retail, entertainment, office/housing, and hospitality uses The Marana Main Street Specific Plan establishes comprehensive guidance and regulations for the development of approximately 28 acres located in the Town of Marana. The Specific Plan establishes the development regulations, programs, development and design standards required for the implementation of the approved land use plan. The Specific Plan also provides parameters to implement the Land Use Plan by establishing policies and regulations to replace and supersede the current property zoning and other Town development regulations. The Specific Plan is regulatory and adopted by ordinance. The authority for preparation of Specific Plans is found in the Arizona Revised Statutes, Section 9-461.09. The law allows the preparation of Specific Plans based on the Land Use Plan as may be required for the systematic execution of the General Land Use Plan, and further, the law allows for their review and adoption. This Specific Plan is consistent with the Town of Marana 2007 General Plan approved and adopted on December 19, 2007. The primary objective of the Specific Plan is to provide a means by which development may occur on the project site in an orderly and responsible manner that is responsive to the physical parameters of the site and its environs. The Specific Plan is an extension of the Town of Marana General Plan in that it sets guidelines for quality development that specifically address the goals of both the Town of Marana and the Developer. � Location The Marana Main Street Specific Plan is situated in the Northwest Growth Area of the Town of Marana within the Town Center Planning Area as defined in the 2007 Marana General Plan, and within the Single Central Business District established by Resolution 2008.60 (See Exhibit 1.B.1: Regional Map.) The project site is generally surrounded by agricultural properties, medium-density residential development and several businesses. The property is located in the southwest quarter of Section 22, Township 11 South, Range 11 East, on the east side of Sandario Road south of Marana Road. (See Exhibit I.B.2 - Location Map.) Marana Main Street Specific Plan 1 � � � ' � � � I-1 � L� � � Introduction C. Authority and Scope The authority for the preparation of Specific Plans is found in Arizona Revised Statutes, � Section 9-461.08. State law allows the preparation of Specific Plans based on the General Plan, as may be required for the systematic execution of the General Plan. � � � , E. � � � Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the preparation, review, adoption and implementation of Specific Plans in Marana. Pursuant to these state statutes and Town of Marana 87.22, a public hearing will be conducted by the Town Planning Commission and the Town Council, after which the Specific Plan ordinance may be adopted by the Town Council and become effective. Once adopted, the Marana Main Street Specific Plan onrill be a regulatory plan which will serve as the zoning and development code for the subject property. Final plats and any other development approvals must be consistent with the Specific Plan. Relationship to the Town Center Planning Area and the Single Central Business District � This project is located within the General Plan's Town Center Planning Area. Basic concepts for the Town Center Planning Area originated in the 2003 Marana General Plan. In 2005 Swaback Partners LLC prepared a Design Manual for the portion of the Town Center Area that lies within the Rancho Marana Specific Plan Town Center (TC) land use designation (See Exhibit I.B.2 - Location Map}. The Rancho Marana TC designation and design concepts were further articulated in an amendment to the Rancho Marana Specific Plan in 2008 (Ordinance 2008.14). Although the Marana Main Street Specific Plan is not within Rancho Marana's TC area it does reflect key elements outlined in the Rancho Marana's TC land use designation in regards to land use, landscape treatment, streetscape, pedestrian pathways, building facades and architecture. The Marana Main Street Specific Plan is located within the Single Central Business District (CBD). The CBD is a geographic designation, approved and authorized by Resolution 2Q08-60. The CBD is intended to be the commercial and social core of the community and is expected to include multiple mixed use developments with neighborhood shopping, dining and entertainment. The Marana Main Street Specific Plan will be an integral part of the Single Central Business District. Legal Description See Appendix. Marana Main Street � Specific Plan I-2 Introduction Exhibit 1.B.1: Regional Conte� '� � � � � � �`�,° ,�" ��: � � - � , � _ �� y . �;,, �.��`•��. - , \ � .�.- � �- _,�ti Kirby Hughey Road � k � ,, -- — - ��.� � � � `t . _ �, � . . � ; , ' ,, � # � " ,��`_ " . . : � \: - { . "�..� * t; � ° . Sbgebrush Road y �' � _ - .." , , _ � t LL . �.�f� � a _ Goc his Qnyon Tra�l '�� . k €s� � M` p, : Y �� ; �. -� ;; �;, 4 � . Marana Road ' p u " ,_ .. 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Y y � � ; . �F 4� _ �.. � 7'�� t '�� _�, - , ; I � � � i' 'Y � �— � �� ,� � � ''. — I ` ; .� � j j � � _ � _� _ - �-� � �°; �_..� � � � � _ _ _ .�� , z �Barrros;daYYdrana � � '` � � ;SPe'ciiic.�Pla+r '� j •� d.,. �` - _ . � - - r— - .' ` � �.�� _,...e..... �.,.�.�..�.�.-�'.�..�... , � . .� ,, . , .,,m: �..,ri6tia+diaed � M>_ .... , _ --- --- _. . _ . - - --� / _ _ = -- � _ — . . _ . r \ .. ; � r . �� li� �� ♦♦ �- i � J \ ��. ' ^ % � � �,/ f .,. n \�� -- � _'_' // ��/i ,�;, i e \ . �. � I -- JiF 1 �, �- ' L.. /. r r�� - / ' � n i � i-- i /�',' '' l`��`/ ' � � �i ( r �. 1' � _.G' ._ L - .e I ._.,i.._.�,_ --- , -- - TCM+f1 C2ftt9f (TC! -'7'�� ._. _ __ . .. _ .__.... � ',, -' � Rancho Marana 1.`vest ,� yF �� i - � Lantl Use Designation � � __ E i�f t s; : � i / � /f /,,, s3' . : � I -- , � � } � / � / , E�6R11�`3' iij i ii� /f `% ; i i fi /�i't� a � �. i�ri -t�m rar1�, _— ,,/1�/� i Bamen Raad f ��'�� r/ �� _ —� — — --�. ��r��`��` R�1�NCHa M,4RAl�A WFS� SPECIFI� PLAN � ��1 ,� �:�. C , �� , �� t�°� � — _ _ _ _ ��lr- � , -� � � ! .J�.�, i `-. � '-" —_._-._— __— i t 1, � � � - ` ,r r r*'rrTP i j ' 1 � _" _ - � ' v c — � � yt � ` -- -� _ � r -,'�� _LC. , =,:� Legend o �oo t.000 Feer - , �—+—�—{ ri�- Rancho Marana Specific Plan � ` Section Lines � Town Center PlanningArea [fCPA) r''��' Site Boundary _' Section,Township,Range Marana Main Street 1-4 Specific Plan ' � � ' � � ' ' II. Development Plan � � 1 � � � 1 � 1 � ;� Development Plan � Q Purpose and lni�enf This Specific Plan is intended to implement policies of the Marana General Plan while providing a unique development that meets the specific needs of the site and the community. Development criteria established in this plan ensure quality design for the separate uses while maintaining a common theme throughout the project. This Development Plan section includes a description of the goals, objectives and policies of the plan combined with various plan components that will meet the Town's vision for development in Northwest Marana. The Development Plan provides a logical continuatian of the principles and design criteria of the Marana Municipal Complex area to the south and the broader Single Central Business District. This section provides the rationale for the Development Regulations in Section I II. =� Objectives of the Speci�c Plan The Marana Main Street Specific Plan will be a commerce site with multiple users and elements to accentuate its focus as a community oriented development. The Marana Main Street Specific Plan is envisioned as a crucial node in the neighborhood network and will serve to unify the proposed Marana Road I-1 Q interchange area with the Marana Municipal Complex and Marana Health Center to the south, establishing visual and functional connections between Sandario Road and Grier Road. The objectives of the Marana Main Street Specific Plan are in line with many of the Marana General Plan goals specifically in regards to land use, growth areas, recreation and economic development. Land Use Goals In regards to land use, Goal 3 of the land use element is to "provide opportunities for a diversity of development that maximizes benefits to the community". This project proposes a mix of retail uses intended to serve the community day to day shopping needs. The conversion of these parcels from vacant land to productive community oriented development will generate additional tax revenues for the Town and provide employment and services for residents in the iocal vicinity and region. Growth Areas Goals This project meets a number of goals identified in the Growth Areas element of the General Plan. The development's location in an area that has existing infrastructure capacity as well as high visibility along the I-10 corridor achieves Marana's policy to "recognize and promote Marana's unique economic and market opportunities". Recreation. Cultural Resource and Open Space Goals Goal 1 af the Environment element is to "Protect and conserve natural resources". Goal 2 of the Recreation and Open Space element is "to develop a comprehensive system of trails that connects trails with local trails, parks, neighborhoods, and recreational amenities." The Marana Main Street Specific Plan site formerly housed a cotton gin production facility. Marana Main Street Specific Plan � L_J � ' � ' , ' , , , � ' ' ' �� :J Development Plan The buildings that made up the facility for the Producer Cotton Gin Company are now gone, but the cotton production and processing that occurred on this site is considered representative of the focal cotton industry and historically a driving force in the settlement of Marana. The developer will commemorate the historic cotton gin production and processing with a monument or marker. Memorializing Marana's cotton production will be further celebrated at the Marana River Heritage Park focated two miles south along the banks of the Santa Cruz River. The Heritage Park will include a replica of the old Producers Cotton Gin, a rebuilt adobe Cotton Qil Producers Office and warehouse that were lost to residential and commercial develapment. � Economic Development Goals Goal 1 of the Marana General Plan Economic Develapment element is to "Improve efforts to attract and support businesses and industries". The preparation of this plan by ' Town Planning staff represents an incentive to the developer to promote much needed private investrnent in the Sandario Road/Marana Main Street area in developing public/private partnerships to achieve Town goals. ' � � ' C. C� ' �,_� Goal 3 of the Economic Development element is to "increase branding and market tourism": Strong entry features or monumentation on Sandario Road at the main entrance, and on Frontage Road adjacent to the Interstate 10, will highlight Marana Main Street as a special destination in Marana and enhance community image. The three conference focused hotels, village market, restaurants and retail proposed in this plan will create and further promote tourism to Marana. Relationship to Adopted Plans The Marana General Plan designates the entire project site as within the Town Center Planning Area (TCPA). The TCPA is intended to be a focal point of public and private commerce surrounded by medium and high density residential neighborhoods with strategically located community facilities. Pedestrian oriented circulation patterns will be an important aspect of every development in this area. Schools, retail shops, offices and employment centers, as well as multiple recreational areas and a variety of other services and faci�ities will round out this growing community. Adaption of this Specific Plan will serve as a minor amendment to the Marana General ' Plan, changing its zoning from Small Lot Zone (A) and Village Commercial (VC) to Master Planning Area (F). ' ' � This Specific Plan will meet the goals of the Marana General Plan by creating a unique mixed-use development within walking distance of the Marana Municipal Complex. The location is ideally positioned to take advantage of regional trade and logistic opportunities along Interstate 10. The mixed-use/regional commercial type of land use pattern is in keeping with the goals and vision of the Marana Genera{ Plan and will fulfill policies outlined in that plan. Marana Main Street II-2 , Specific Plan Development Plan � I '� C�l L� Relationship to Smart Growth and Sustainability This project demonstrates Smart Growth — development that serves the economy, the community and the environment by including sustainable practices. Land use is the primary tool to leverage sustainable development. Locating this development within the Single Central Business District, adjacent to a major transportation corridor, in an area where infrastructure is already built, is Smart. Other Smart Growth tenets this project includes are: ■ Strengthening and directing development towards existing communities • Creating walkable communities ■ Encouraging community and stakeholder collaboration in development decisions ■ Mixing land uses • Promoting a variety of transportation options Compatibility with Adjoining Development The Marana Main Street Specific Plan seeks to be compatible with the existing and planned development in the area (see Exhibit II.F — Existing Land Use). The proposed development is a mixed-use program that represents a key component of the live-work- play lifestyle sought for Marana. The core of the live-work-play design philosophy requires integrating surrounding land uses so that people can do all three activities without going elsewhere. Marana Main Street will integrate and complement existing and planned development to achieve this lifestyle. This project is strategically located, providing primary access to Interstate 10, Sandario Road and to Interstate 1� Frontage Road. This project will also provide access to the Barrio de Marana Specific Plan to the south via Marana Main Street. When Barrio de Marana is completed Marana Main Street will extend south to Grier Road, ultimately unifying land from Sandario Road south to Barnett Road. The development plan is compatible with the development trends in the surrounding area and along Interstate 10, incorporating consideration of the needs of travelers on the Interstate as well as the needs of residents of Northwest Marana and surrounding areas. To minimize potential impacts to area residents, freeway oriented uses such as hotels and large retail will be located along the northern portion of the site closer to the I-10 and Frontage Road. Transitioning to the south, the project will become more community oriented and will include less intense uses. Along the southern property line a 50' landscape setback will be utilized to attenuate noise and visual impacts to the residents to the south in Marana Vistas. Marana Main Street Specific Plan � , �� l�J � C ' !J ' ' II � � , ' � II-3 , i� ' i F. �� ' �IJ � J , ' ' i �� ' � � L_� Land Use Concept Plan Development Plan The pian includes commercial development with hotels and a large retail store in the northeast area of the site, both uses strategically located along I-10 to capture attention of freeway travelers. Community oriented commercial development is praposed in the south and southwest areas of the plan. New retail stores and restaurants will complement the nearby existing businesses afong Sandario Road, provide new services not currently offered, and help to revitalize this important Sandario Road community. Street level retail and upper level office or residential use will bring home the shop/work/play environment needed in this area. Improvements to Sandario Road and buffering techniques will be utilized to beautify this area and increase its viability. Marana Main Street District As indicated in Exhibit II.G.1: Land Use Designations, the single fand use designation for the entire Marana Main Street Specific Plan is Marana Main Street District. Building mass and building intensity is highest adjacent to Interstate 10, transitioning to progressively lower intensities as the development extends south and southwest. A large, free standing building and hospitality use are planned for the northeastern area of the development adjacent to the interstate. See Exhibit II.G.2: Land Use Concept for an illustrative depiction of how development within Marana Main Street Specific Plan may occur. Retail shops and restaurants will be located on Sandario Road and along either side of Marana Main Street. These streets will be characterized by wide sidewalks with retaiUcommercial buildings built at the sidewalk edge. A bank with a drive-thru teller may be located on Sandario Road near the main driveway On-street parking will be provided and parking lots will be located behind the commercial buildings with convenient pedestrian connections to the storefronts. The proposed multi- story Marana Main Street buildings will have retail shops, restaurants and commercial services at the street level, and offices or residences above. The ground floor is envisioned to have a variety of shop fronts and displays; this, along with the incorporation of plazas and other types of public gathering places at crucial nodes will invite the social connections so important to making a place successful. The Marana Main Street Specific Plan will be a unique mixed-use development within walking distance of the Marana Municipal Complex and existing businesses on Sandario Road. The development's frontage on I-10 and offering of traveler services will allow this development to serve a diverse population. ' Pedestrian connections, largely in the form of sidewalks, will be provided to a11 areas of the project, Sandario Road and existing residential to the south. Sidewalk connections that cross Marana Main Street will be clearly designated using decorative paving or i Marana Main Street 11-4 ' Specific Plan Development Plan r� � i� � other specialty treatment to accommodate pedestrian access. Plazas and public open spaces are envisioned among the commercial and restaurant uses at street-level to encourage extended pedestrian activity and community gatherings along Marana Main Street. The developer is proposing a new road (Marana Main Street) from Sandario Road to the proposed Barrio de Marana Specific plan to the southeast. Marana Main Street will bisect the development and will provide internal access to the project and to Barrios de Marana. An entrance to Frontage Road is also proposed. Marana Main Street will serve as the primary entrance into the project site and will have Main Street themes. Circulation Concept Plan Internal access lanes lead from Marana Main Street to serve the development. Location of these access points and the internal circulation pattern separates the freeway oriented development on the north from the community development to the south. Access to Frontage Road could facilitate freeway access but will be dependent upon the ultimate resolution of Frontage Road by the Arizona Department of Transportation (ADOT) and the Town of Marana. To address capacity levels of service, more precise ADTs, and improvements needed for specific uses, a detailed traffic analysis will be provided to the Town of Marana at the time of development plan review. The detailed traffic analysis will also address the proposed access impacts on the existing developments surrounding the site, a capacity analysis for the proposed off site streets, and a description of the improvements required for this project. Pedestrian paths and sidewalks will connect all uses and areas within the Marana Main Street Specific Plan as alternatives to vehicular circulation. Open space will be easily accessed within the 28 acre area. Regularly spaced breaks between buildings on Marana Main Street will be provided to encourage pedestrian activity. Connections to areas beyond the Specific Plan have also been incorporated into the project design, including sidewalks at Sandario Road, Denny Road, and to the east along Frontage Road. Grading Concept Due to its previous use as a cotton production facility, the site has been completely graded. Additional grading will create drainage basins and other on-site drainage features. Additional geotechnical studies will be completed prior to site disturbance to determine the extent of grading required. Post Deve%pmenf Hydro/ogy The project area is proposed to transition from vegetative open space to a cammercial development project. The project will conform to Town of Marana hydrology standards. Marana Main Streef Specific Plan � � ' J � � ' ' ' LJ � , , [J t '�J � II-5 ' � ' Development Plan 1 The entire site is in an established 100 year floodplain. Finished floor elevations shall be ' situated no less than one foot above the 100 year water surface elevation for the adjacent drainage basin and 100 year flood plain. ' , The development of this site will not alter the drainage characteristics of any upstream or downstream property owners. The project site falls within the Santa Cruz levee benefit area and therefore will be subject to impact fees current at the time of platting or development plan approval. The development of this site will be in conformance with the Town of Marana detention � and retention standards. All on-site generated storm water runoff will be conveyed to proposed drainage basins as surFace flow. , J. ' ' � ' K. ' , � � , ' , — r Viewsheds Development on this site will not impair views of significant off-site features for properties adjacent to the site. Views may be impacted from the adjacent convenience store and from the northernmost residents of the Marana Vista subdivision. A 50 foot landscape buffer along the southern edge of the property will mitigate potential impacts. Due to the prevailing flat topography of the project site and the relatively flat terrain of surrounding properties, the subject property is highly visible from all adjacent praperty. Landscaping buffering will soften the visual impact of this development. The development should have little or no negative impact to the views of the existing businesses along Sandario Road. Open Space and Recreation Concept According to the Northwest Marana Area Plan (2000}, the Town of Marana Trail and Master Plan (2000), and the Eastern Pima County Trail System Master Plan (1989), the only public trail within a mile of the subject property is the Central Arizona Project Canal Trail. There is no direct pedestrian access to the trail from the subject property as it is approximately one mile away and across Interstate 10 from the project site. The Marana Main Street Specific Plan landscape concept will complement the adjacent Barrios de Marana Specific Plan to promote a seamless community theme rather than separate developments. Street lighting and landscaping will conform to existing Marana Main Street improvements and will be used to complement the design and use of space. Landscaping will pravide shade and enhance the built environment with the use of planters and colorful seasonal accents. Plants appropriate for the desert climate, with an emphasis on native vegetation, will be the primary influence on the landscape character of the Marana Main Street Specific Plan area. Plants will be chosen for their form, color, drama, stateliness and shade qualities. Trees will be used to soften the architecture of the buildings while also Marana Main Street Specific Plan � Development Plan providing shade for parking and pedestrian areas. Shrubs will be used to provide a transition from the ground plane to proposed buildings, as well as providing screening for utility boxes and service items. Groundcovers will be used to tie all of the elements together. Special attention will be paid to design features such as planters, low walls, and trellises, to promote a cohesive theme for the project and its relationship to the Marana Municipal Complex area to the south. Culfural Resources L. A surface inspection of the entire site will be completed in conjunction with the subdivision plat and/or development plan submittals. Based on the findings of cultural resource inspections, appropriate measures will be taken in accordance with appficable federal, state and local regulations. Marana Main Street � 1_7 Specific Plan C l � 1 �J � lJ ' � r ' � ' �� , LJ � ' � � Development Plan Exhibit II.F: Existing Land Use �, p � .. � ` .,. t �� .. ;'t� � � � � `° Sca�ti �� eny � � � — � � '}°� ,.�,..'�'.-�= : F � r �+ c. � : � -- � � � --, � ,�, Quarter Mile � 4j� i a '" - �` . � � �"",.� �. : \ . �. a .- :s� e. - � ; r _ 3 � �� } Y � , � t� 4 � . LL � � . ' � T '� ' t` - '!'y'� "�`..i` ' ._ .. _�.,� a .; ' .,. _ �' � � c R � . 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L' � ,� 4- y 'iY+ � ro` � * �' 2 �r • C!` � I'J `�' ' `� � � k e� £ ...,� �*.: 4 'i `�e : � - � : v.'� � �"�.. -��, aw�, t _ . :w i . � �. x . � : a � . •�' = �� ; �` ': � ` �`�' _ ,� _ - w � � � � �� - � �� a�n �, � � �, .- . . � - t �� _ _ _�_ _ — --.- - 92F! x 46t1- eF--=.. _ .. .. _ _ _._._._..� - - � � — - �, - ' .� . � _ , - .—T- � . _ - Legend , Marana_Wells 5ite Boundary Auto related business Chamber of Commerce � Childcare Ch urch � Dental Office � Dining � Fire Station i ' Food Bank � 6asoline Station � Grocery _ Health Center ��."� Library � Senior Genter Multi-family ��' -: Municipal Complex : Ora Mae Park � Parks & Recreation Dept. � Tavern t Bar � School Marana Main Street � �-$ ' Specific Plan Development Plan Exhibit II.G.1: Land Use Designations ' � ' , c i a � ` _ � �,; . _ i �'!, �"�-) ' � � _ _,.__ � — — — — — ---- — F � �� a ;� ;. � � ', z� I �� ` '� � ' �.`?'' r � f , . , � � �'i �� , .,�`, � r � ;; ' :� , , � :,' � � � r;�� r - , , i: ' � ' � �,,: i - � ' � ��, � _ -- I i� , I i` ' ! � I ; ; � ; _ _,�__ Denny Rd. � �i � ``. i � `� A � _ \ I I j �. �� i . � Legend Marana M ain Street District . _; I a a� �ifo Fee� - r—i--�--r--I r��RTH Marana Main Street II-9 Specific Plan ' ' � , ' � ' i 1 � � , � i t , 1 � � ' t ' � ' ' , � � r � ' ' � ' Development Plan Exhibit II.G.2: Land Use Concept r� � �� ,,�� .: r � �� ; 7� .c �.: `~ v: Lk• •` i i : ^� ' : ;. , � _ �� /�� 4�� 1, .�\� �. � , �. � � .�� ' �. �� ,� �: _�!' ..�� POiEN7FAl IAND USES Q HOTEII(4FL06RS) � fi4.0005F Q tlOTEL 2(4 ilA0R5) 64,000 Sf. Q liOTEL 3(4 fl00F?S) 64,�0 SF Q ARIIDNA IIIF . 70 000 SE Q BANK 4,OQ0 SF Q COMtAERCEAL 8,000 SE Q COMMERCIAI 76,000 Sf. Q PUBLIC SPACE Q YIL1Af,E MARKE7 16.000 SF. � COMA2'eRC1A1JOFRGE (2 fL60RSi 20.000 SF. Q► con+n+eaaava�ce � Flnoest 2s.000 se � connu�Encinvo�+cE i2 �tarnts) 2a,000 sF m comu�+Eaciwo�ce � �ooes� � e.00a s� @ cpe,sn�cx�� 22.00o sF m �a�� o.aoo� m caR�MEac�r� s.000 se @ C6AIMERCIAI 10.000 Sf. � PUBUC SPACE TOTALDEYfLOPA9LE ARfA 443,OD0 Sf. � t , � � . �, � < < ,. , . � ;� � - .� }' - ��}� = ,► ,� ;- ;;�-° ,� - _-� _ Marana Main Street Conceptual Site Plan Marana Main Street Specific Plan � � NxE wnC�NOf 1 � G�� o m tm tw II-10 Development Plan � M. lnfrastructure and Public Facilities Sewer The developer will enter into a Sewer Service Agreement for required facilities and capacity with the wastewater provider. Fire Service The Marana Main Street Specific Plan area is within the boundaries of the Northwest Fire and Rescue District. The nearest fire station (Northwest Fire District Station #36) is located at 13475 N. Marana Main Street, approximately 1/2 mile south of the project site. Water A water service agreement will be completed befinreen the Town of Marana and the developer prior to approval of the final development plan or subdivision plat. A two-line water system will be installed to allow for the use of non-potable water for irrigation of common areas, recreation areas and public facilities. Schools The property is within the Marana Unified School District (MUSD). Estes Elementary School, Marana Middle School and the Marana Plus Alternative Education facility are located across the street to the east of the project site. Marana High School is located approximately 6 miles south of the project site. In addition, a new high school is planned approximately one mile south and east of the project site. Public Utilities a. Natural Gas Southwest Gas serves this area and will provide service to the property. b. Communications Telephone service and line installation is available in this area through Qwest Communications. Comcast Cable has cable infrastructure in this area and can provide service to the property. c. Electric Power Electric Power will be provided by Tucson Electric Power Company. d. Cortaro Marana Irrigation District (CMID) If the project is within the Cortaro Marana Irrigation District boundaries, the appropriate clearance from CMID will be obtained. Marana Main Street Specific Plan ' � � � � , ' i ' , ' ' � � � � � II-11 � � , ' � � � � r III. Development Regulations 1 � �J C � � � � i� 0 � � Development Regulations � � Purpose and lntent These regulations will serve as the primary mechanism for implementation of the Marana Main Street Specific Plan. The Marana Main Street Specific Plan Development and Design Standards are intended to establish the intensity and character of the development by prescribing site-specific standards that are tailored to the unique qua(ities of the project. The regulations contained within this section provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility with surrounding land uses. The project has one land use designation, Marana Main Street (MMS). These devefopment regulations apply to the entire 28 acres of land in the Marana Main Street Specific Plan. � Genera/ Provisions 1. Applicability of the Town of Marana Land Development Code If an issue, condition, or situation arises or occurs that is not addressed by this Specific Plan, the applicable portions af the Town of Marana Land Development Code that are in place at the time of development shall apply. 2. Building Code All construction within the Specific Plan area shall comply with all currently adopted building codes and regulations. 3. Additional Uses Whenever a use has not been specifically listed as being a permitted use in the particular zone classification within the Specific Plan, it shall be the duty of the Planning Director to determine if said use is: (1) consistent with the intent of the zone, and (2) compatible with other listed permitted uses. Any person aggrieved by the determination may appeal that decision to the Marana Board of Adjustment. 4. Mix of Uses Permitted uses are encouraged to be mixed, both horizontally and vertically, and subject to applicable building safety codes and regulations. Specifically, the Marana Main Street Specific Plan promotes a vertical mix of uses along Marana Main Street and Sandario Road where commercial establishments occupy space at street level with office and residential uses above. Marana Main Street Specific Plan r '�J � t r , ' � ' � � �� [� � III-1 � ' � � C. � � � � � � � � � � � 'I L� � Development Standards 1. Permitted Uses . . . . . . . . Development Regulations Boutique hotels Churches, synagogues, or similar place of worship Clinics/therapy services Commercial/retail Day care services Educational uses Entertainment services Financial services (including drive-through facilities — subject to the Section C.3.b.) Fitness centers and other commercial recreation Food and beverage services including bars, restaurants and diners Hotels or motels Institutional uses Offices Open Spaces, including public spaces Personal services Residential within a mixed-use building (subject to C.5.G.) Warehouses associated with retail sales Other uses — Any use similar in nature and intensity to a use listed within the above categories as determined by the Planning Director. 2. Accessory Uses The following accessory uses are permitted when associated with the principal permitted use: ■ Outdoor seating, courtyards, and recreational facilities ■ Parking structures ■ Covered parking ■ Outdoor retail and service display areas 3. Conditional Uses All conditional uses shall require a Conditional Use Permit reviewed and approved as prescribed in the Land Development Code. The request must be consistent with the purpose and intent of the Marana Main Street Specific Plan, and may be subject to additional special conditions and limitations. Conditional uses that may be permitted include the following: a. Any commercial use with a first story single tenant space floor area greater than 7Q,000 square feet. b. Drive-through facilities for a restaurant, pharmacy, and similar uses with the following criteria: � Marana Main Street Specific Plan III-2 � Development Regulations 1. The development is limited to corner locations at the intersection of public streets. 2. The design precludes vehicular access conflicting with an existing or planned adjacent use. 3. The facility is located to minimize noise and odors. c. Indoor self storage facility 1. All indoor self service storage shall be subject to the following use and design standards, in addition to all other applicable regulations: a. Building must be located towards the Frontage Road. b. All storage shall be inside a building or fully enclosed structure. c. Vehicle parking shall be for provided for loading and unloading. Motor vehicles shall not be parked overnight or otherwise stored within or outside the site. d. Storage of flammable or hazardous materials and explosives is prohibited, as well as storage of any materials that are offensive or noxious because of odors, dust, or fumes. e. Building facades shall be two or more stories and have the appearance of a multi-story building through the use of windows, doors, awnings, canopies or other appropriate building elements. f. All structures within Marana Main Street must meet the Commercial Design Standards. g. No outdoor storage of vehicles, supplies or equipment shall be permitted. h. Only "dead storage" shall be permitted, which shall mean the keeping of goods not in use and not associated with any office, retail or other business activity conducted on premises. Conducting an office, retail or other business or service use from a storage unit shall be prohibited. One administrative office for the proprietor of the self-storage business shall be permitted within the facility in appropriately designed space. 4. Prohibited Uses ■ Agricultural equipment or industrial equipment sales ■ Automotive services including gasoline sales, automotive repair, bodywork, and vehicle sales retail ■ Commercial outdoor storage uses, any • Contractor yards ■ Heavy equipment sales or lease ■ Industrial uses ■ Recreational vehicle or boat storage • Recreational vehicle or manufactured home parks Marana Main Street Specific Plan � � � � � � � � � � � � 1 1 , III-3 � � � � , � � , � � Development Regulations ■ Self-service storage facility, outdoor ■ Other uses - Any use similar in nature and intensity to a use listed within the above categories as determined by the Planning Director. 5. Development Standards Commercial and institutional development will be subject to the requirements of the Commercial Design Standards in the Marana Land Development Code and subject further to the following standards: a. Perimeter setbacks 1. Any and all principal buildings, any portion of which is located in the following areas, shall be subject to the following setbacks: a. 0' setback along Sandario Road b. 20' setback along Frontage Road c. 75' setback along the Denny Road frontage d. 50' landscape setback from lots in the Marana Vista subdivision e. 20' setback along all remaining perimeter property lines b. Building Front Setback 1. Marana Main Street and Sandario Road a. There shall be zero (0) setback for the first floor of building frontage except for a large freestanding, single use building which shall have a 20' setback and a minimum 10' landscape buffer. � � � � b. The first floor front setback may be increased and designed as an outdoor gathering area with the following criteria: 1. A shaded walkway that may be a colonnade, arcade, awning, pergola, first level floor overhang, recessed ground level floor and other similar design feature. 2. The shaded walkways may encroach into the front setback and will be provided along the building edge facing the main streets. 3. The continuity of shade structures can be interrupted for a structural reason, change in form, change in materials, and an aesthetic reason in such a way that the intent of a pedestrian-oriented streetscape is not lost. 2. Building upper floors (above first floor) may have a zero (0) setback. � Marana Main Street Specific Plan � � Development Regulations � c. Street Frontage 1. The building frontage shall be as continuous as is practicable leaving spaces for pedestrian access and other functional open spaces. 2. The primary entrance door of each building shall face the street frontage, and shall remain unlocked during normal business hours. d. Building Side and Rear Setback 1. No minimum side or rear setbacks are required provided minimum building code requirements are met. e. Building Separation 1 2. 3. A minimum of one pedestrian access shall be provided for every 150 feet of building frontage along Marana Main Street and Sandario Road for connections between the parking lots and the street. The pedestrian access shall be a minimum of 10 feet in width. The minimum distance between primary structures and an accessory building or two accessory buildings shall be as per the minimum building code requirements. f. Building Height 1. Maximum building height shall not exceed 60 feet. 2. Buildings along Marana Main Street and Sandario Road shall be a minimum of two stories. g. Residential Standards a. No residential use shall be permitted on the first floor of any building. b. Each building with residential units shall have separate, private access to the residential floor(s). 1. Residential development shall be subject to the following standards: c. Parking spaces as required in the Land Development Code shall be clearly designated and reserved for each residential unit. d. Each unit shall include a minimum of 75 square feet of private open space in a balcony. e. Private balconies should be covered to protect from the weather and should be designed to be an extension of the interior common living area. Marana Main Street Specific Plan � ' � � � � � � � ' � � � � � III-5 � � O � LJ' � � �� r � � �- � � Qevelopment Regulations h. Parking and Loading Standards 1. The Parking Standards in the Land Development Code shali govern the parking requirements. Some parking requirements may be reduced to account for shared use of parking spaces and to minimize the impact of paved parking areas. 2. Parking areas serving buildings along Marana Main Street and Sandario Road shall be primarily located behind the building. 3. Individual Parking Plan: An individual parking plan may be submitted to reduce the total spaces required by Town of Marana standards provided the following standards are met: a. b. c. d, e f. The plan shall be reviewed and approved by the Planning Director and the Town Engineer. The plan shall include a parking analysis for the development. On-street parking along the building frontage may be included in the parking calculations. The plan shall document that the reduced parking will ensure sufficient parking for the proposed uses. The plan does not cause traffic safety or operational problems. A future revision to land or building uses may require submittal of a revised plan or an increase in parking spaces. i. Bicycle Spaces 1. Bicycle parking shall be subject to the following standards: a. Bicycle parking shall be required for all development areas and � distributed around the site. b. Bicycle parking spaces shall be provided in bicycle racks equal to three percent of the required vehicle parking spaces. c. A minimum of finro bicycle parking spaces shall be required in any bike rack. j. Storage Standards 1. Open storage of equipment and materials is prohibited. Storage areas, � including areas used for dumpster of private garbage facilities, shall be subject to standards as follows: �� a. Storage areas shall be screened from all streets and adjacent property. � Marana Main Streef III-6 Specific Pfan ' Development Regulations b. The screening shall form a complete opaque screen up to a point eight feet in vertical height. Storage within the screened area may not exceed the height of the screen. c. Screening material shall be compatible in color, texture, and material with the overall architectural design of the building. k. Landscaping 1. The overall landscape design shall be one that incorporates vegetation and hardscape to create a place that encourages congregation and socialization. A variety of ineeting places should be offered throughout Marana Main Street, including urban gardens or plaza areas, to create places where people want to come and enjoy leisure time, shop and dine. 2. The landscape plan should reflect the energy and vitality that will occur from the mixed-use activity. The proliferation of vibrant seasonal color (showy flowers, fall color or berries), shade trees and planters with ornamental and seasonal plants, are strongly encouraged for color and variety. Vines or other organic material are preferred screening treatments, and to create intimate gathering spaces. 3. All landscaped areas shall be integrated and maintained in a well-kept condition in accordance with the Marana Land Development Code. 4. All landscape buffers shall be planted in accordance with the Commercial Design Standards and shall be provided as follows: a. No minimum landscape buffer requirements will be required for Sandario Road and Marana Main Street. b. A minimum 50 foot landscape buffer adjacent to the lots in the Marana Vista subdivision. c. 20' landscape buffer along Frontage Road adjacent to the Interstate 10 freeway. d. 20' landscape buffer along Denny Road. e. 10' landscape buffer along all remaining perimeter property lines. 6. A minimum of 50 percent of the trees are to be 24-inch box size and the balance shall be a minimum 15 gallon size. 7. Trees shall be located in planter bays to provide a shading effect to the adjacent parking bays. Additional shrubs and groundcovers may be planted in planter bays to further reduce large areas of unbroken paving. 8. Shrubs are to be used in planter bays to screen cars from street frontages, property lines, entry drives and pedestrian walkways. All other surfaces within planting areas are to be covered by organic or inorganic groundcover. 9. No trees or large shrubs shall be planted within 10 feet of any entry driveway. Marana Main Street III-7 Specific Plan �, �- - � � � f � � � �J � � � ' � � � Development Regulations 10. Shading of asphalt areas will be in accordance with the Marana Land Development Code. 11. Informal groups of trees shall be planted next to structures. � � I. Noise Standards 1. Noise impact shall be considered and incorporated in the design of all facilities and uses to minimize the impact on mixed-use and adjacent residential properties. When appropriate, an acoustical analysis will be required as part of the plan review process. 2. An event or development shall be considered to produce a noise disturbance if the sound level emitted by said development exceeds the following at the property fine: li � a. Noise levels in excess of 55 decibels during the hours of 6:00 a.m. to 10:00 p.m. b. Noise levels in excess of 45 decibels during the hours of 10:00 p.m. to 7:00 a.m. D. Design Standards 1. Purpose and Intent The purpose of this document is to provide specific design criteria and standards for the Marana Main Street Specific Plan to ensure a consistent standard of quality and that the design of the project remains true to the theme and character established by the developer. 2. Authority and Scope � � a. The responsibility of reviewing future development plan submittals for compliance with this Specific Plan, as further described in the Implementation and Administration chapter of this plan (Section IV), falls to the Town of Marana. b. Both the developer and the Town of Marana shall be responsible for the implementation of these Design Standards. c. Being specific to the Marana Main Street Specific Plan, and in the case of a conflict with other regulations, the provisions contained herein shall prevail. � d. Minor amendments to these Design Standards may occur with the approval of the developer and the review and approval of the Planning Director. Minor amendments include changes to setbacks, minor alterations to road alignments, � minor alterations to site layout and configuration, and any increases or decreases to parcel size within a 10% margin. � Marana Main Street Specific Plan � � Devefopment Regulations e. Major amendments to these Design Standards shall be subject to the same process used to amend the zoning for the Specific Plan. Major amendments include changes to the land use boundaries, any proposed amendment which conflicts with the adopted Specific Plan, and reductions to the dimensions of the required buffer areas. Other amendments which modify the zoning stipulations shall be considered a major amendment. f. If any provision herein is considered ambiguous or unclear, the Planning Director shall be responsible for interpreting the intent of these Design Standards. g. All items not specifically addressed by these Design Standards will automatically be covered by the Town of Marana Land Development Code. 3. Circulation Standards Development in Marana Main Street will establish vehicular and pedestrian connections with the existing and planned land uses around the site. It is important to make the Marana Main Street a comfortable walking and pedestrian-friendly destination. Tree lined streets, arcade building frontages, and pedestrian alleyway shortcuts will make it an easy, safe and attractive destination. To achieve this, development blocks shall have limited vehicle access points. Drives shall be located away from the pedestrian areas along Marana Main Street and Sandario Road. All off-street parking shall be located behind the buildings and have dedicated, shaded pedestrian pathways. Buildings masses shall be separated by pedestrian alleyways to create regular points of egress and ingress between the off- street parking, Marana Main Street and Sandario Road. In addition to roads and parking, the Marana Main Street district will include a comprehensive pedestrian and bicycle circulation network. a. Pedestrian and Bicycle Circulation Pedestrian-friendly communities are made possible through well-designed and efficient circulation systems. Pedestrian spaces and routes should be designed to invite non-vehicular traffic throughout Marana Main Street. Pedestrian and bicycle pathways shall be planned such that they connect all open space and development areas. These circulation routes should be recognized as recreational amenities and as alternatives to automobile circulation. 1. The Marana Main Street Specific Plan shall have sufficiently wide sidewalks with appropriate shading and pedestrian seating areas to make walking a pleasure even in the desert summer. Continuous building frontage with a variety of retail uses spilling out onto the sidewalks can make streets an active public place. Pedestrian alleyways can serve as short-cuts between buildings and provide for additional frontage to the retail businesses. � � � � � � � � � � � Marana Main Street III_g � Specific Pian ' � � � Development Regulations 2. Pedestrian-friendiy development with a human scale will be achieved with the following standards: a. Streets shall have a continuous canopy of trees. � b. Buildings with front setbacks shall be built up to the sidewalks by adding arcades, colonnades, awnings, stoops, balconies and terraces. � c. Bicycle and pedestrian paths shall be designed to minimize conflicts with vehicular traffic. � d. Bicycle parking shall be provided at focal points and activity centers. e. Bicycle and pedestrian paths shall be developed to provide links to all areas within Marana Main Street as well as adjacent areas. b. Streetscape Design Standards � � 1. Circulation shall include convenient access to and from adjacent areas, and minimize conflicts between pedestrians and vehicles by strategically locating street locations and street connections into and out of development blocks. Parking lots shall be organized so they are strategically buffered from the majority of pedestrian storefront activity and are located behind Marana Main Street and Sandario Road. 2. An active, pedestrian oriented streetscape along Marana Main Street and Sandario Road shall be developed that includes the following: a. Way finding and directional signage designed and located in such a way as to be visibfe from both pedestrian and vehicular traffic throughout Marana Main Street. LJ � � � b. Site lighting shall complement the existing street and pedestrian lighting on Marana Main Street and Civic Center Drive. c. Streetscapes shall include abundant street trees and special plantings. d. Building fronts shall have pedestrian-friendly store fronts. e. The street and sidewalk environment shall be cooled with colonnades, trellises and other shade structures. f. Sidewalk areas shall include special paving and pedestrian oriented open spaces. g. Decorative pavement and lighting shall be included at all pedestrian crossings. j. Access and interconnectivity shall be provided to adjacent areas. Marana Main Street Specific Plan III-10 � Development Regulations 4. Site Planning a. General Site Design Standards 1. The building design and elevation plans shall be sensitive to the pedestrian scale of Marana Main Street. � 3 � The building frontage along Marana Main Street and Sandario Road shall be as continuous as is practicable leaving spaces for normal vehicular and pedestrian access and other functional open space needs. At least one pedestrian access shall be provided for every 150 feet of building frontage along Marana Main Street and Sandario Road. The access shall provide for connections between the parking lots and the street. The pedestrian access shall be a minimum of 10 feet. 5. Corner buildings shall have the main entrance along the primary street. Secondary entrances may be allowed along the non-primary side. 6. Building articulation and configuration shall consist of: a. Varied building facades b. Strong continuous built influence along street fronts c. Generous first floor heights d. Architectural detailing e. Special corner treatments 7. Cavered and shaded walkways may consist of one or more of the following: a. Colonnades b. Awnings c. Trellises d. Canopies e. Other shading devices as accepted by the Planning Director 8. Retail buildings shall include one or more of the following: a. Multi-sided shopping b. Varied shops c. Continuous shop frontage 9. Alleyways and street corners shall be enhanced by one or more of the following: a. Framed views b. Features that convey an element of surprise c. Walk through show windows 10. Parking within Marana Main Street shall include: a. Pedestrian-friendly and inviting entry points b. Parking behind buildings c. Parking structures where appropriate Marana Main Street Specific Plan � �' J � � � ' �� III-11 � r � � � 5. Landscape Design Standards Development Regulations Marana Main Street incorporates coordinated landscaping throughout the entire project and provides landscaping standards for local streetscapes, development areas, and public area space. Marana Main Street will be designed with distinctive landscape features to define its identity and relation to other development in the Town Center Planning Area. � Plants shall be selected for their form, color, drama, stateliness and shade qualities. Choice and design of planters will be equally important with respect to overall character and functionality for supporting plant life. � � � � Development shall be subject to the Commercial Design Standards in the Marana Land Development Code and subject further to the following standards: a. General Standards 1. Trees sha�l be planted to soften the architecture of proposed buildings and provide shade for parking, pedestrian areas and outdoor gathering spaces. 2. Shrubs shall be planted where appropriate to create foundation planting adjacent to the proposed buildings to provide an appropriate transition from the ground plane. Shrubs can also be used to provide visual screening for utility boxes and service items. 3. Groundcovers shall be planted to provide continuity within the landscape and tie together other landscape elements. 4. All plants shall be selected from the approved plant list as described in Title 17 of the Marana Land Development Code. � 5. All planting areas shall be irrigated. The developer will provide non-potable, irrigation water lines (purple lines) to all development parcels. Non-potable water will be available for landscaped open areas, recreation sites and public � facilities. Each development parcel shall utilize non-potable water supplies to irrigate landscaped areas including common areas and individual lots. ' 6. Special design features such as low walls, trellises and small plazas shall be encouraged along with pub(ic art. b. Street Standards 1. Parking lot landscaping shall be subject to the following standards: a. Landscaping planters no less than six feet wide, by the length of the � parking stall, shall be placed at the ends of parking rows to define driveways with one tree per parking aisle and appropriate groundcovers. ' b. Landscaping planters no less than six feet wide shall be placed every eight parking stalls in planters no less than six feet wide by the length of the parking stall with one tree and appropriate groundcovers. � Marana Main Street Specific Plan III-12 � Development Regulations 2. Tree species or patterns of multiple species shall be consistent on any given street. 3. Street trees are to be a minimum of 24-inch box size. c. Decorative Paving Hardscape materials available for the paving of special activity areas, vehicular and pedestrian areas are numerous in their choice of colors, patterns and textures. Interlocking or brick pavers, colored or textured concrete surfaces are encouraged for use throughout Marana Main Street. The following standards shall be incorporated in the Marana Main Street design: 1. The selection of materials shall be based on the established architectural theme of a given project area. 2. Rreas of intense pedestrian activity shall be delineated with accent pavement and specialty lighting. d. Walls and fences 1. Alternative walls and fences within a project area shall be consistent with the architectural theme including materials and design of the project and any developed areas located adjacent to such wall or fence. 2. Walls shall be of adequate height to function as a screening device as determined by the Planning Director and the developer. 3. Screen walls or fences of sheet or corrugated metal, asbestos, or chain link fencing are specifically prohibited. e. Amenities Site amenities may include trash receptacles, ash urns, benches, planters, bicycle racks, bollards, drinking fountains, information displays, comfort stations, kiosks and other fixtures. The following principles and standards shall be applied to the selection and placement of outdoor amenities: 1. Amenities shall be located so as not to impede the flow of pedestrian traffic and shall conform to applicable Americans with Disabilities Act (ADA) standards. 2. Design shall reflect the character of the project area. 3. Amenities shall be constructed of long-wearing, vandal resistant materials. 4. Incorporation of amenities that are constructed of recycled-content products is highly encouraged. Marana Main Street Specific Plan Cl � � � �J � � � i � III-13 � � � Development Regulations 1 5. The final selection of amenities shall be based on the appropriate materials and design and their consistency with adjacent architectural features. Approval regarding materials and consistency of these elements shall be � deferred to the developer. � 6. Outdoor amenities shall be incorporated to some degree in the majority of open space areas within Marana Main Street. � 6. Architectural Standards � Marana Main Street takes its inspiration from the history of Spanish influence and its current presence in the regional architecture as the basis for its own architectural style. The suggested style will be Spanish Renaissance Revival Vernacular. This I style creates a more infarmal character and may be symmetrical or, more typically, asymmetrical in its composition. It is considered to be best suited for urban character and mixed-use development. The vernacular style is well suited to the Arizona climate, history and culture, and will lend a small town feet to Marana Main Street. It is less ornate and therefore more suited to current building practices, available expertise, and offers efficient and economical construction. It is less formal, and allows for much needed flexibility in building design and articulation. a. General Architectural Standards � 1. The building design and articulation in plans and elevations shall be compatible with the purpose, and sensitive to the scale and vision, of Marana Main Street. � 2. The layout of the multi-building developments along Marana Main Street Sandario Road, and Frontage Road, shall be designed to break the site � inta a series of smaller "blocks" defined by pad site buildings, pedestrian walkways, streets or other vehicular circulation routes. 3. Buildings that front Marana Main Street and Sandario Road shal! have dedicated pedestrian access facing the street. Tenants are encouraged to provide additional pedestrian access from the rear or side of the building if applicable. b. Building Massing and Articulation The character of building mass should provide a community oriented scale of devefopment with friendly retail, office, lodging, residential and civic opportunities. � Marana Main Street III-14 Specific Plan � Devefopment Regulations 1. Buildings shall be articulated to have a varied appearance in their heights, features, roof styles and colors that work to create a sense of evolution and growth over time. This discontinuity in facade design and arrangement is complimented by eliminating or largely reducing the side yards to allow continuous rows of shops. This idea reinforces the pedestrian scale and creates a vibrant mix of uses. 2. The building masses shall be broken at specific points for scale, providing shortcuts and invoking curiosity. The edge treatment at these corners should be dealt with using great sensitivity. 3. Building massing and articulation features should include the following: a. Shade canopies b. Relief islands in parking lots c. Show windows along side alleys d. Public art and landscaping at strategic points e. Safe and shaded pedestrian path connections to shops f. Multi-use congregation spaces c. Building Design 1. Windows shafl be recessed at least two inches from the building wall, or they shall project from the building wall, such as bay windows. 2. Architectural features such as step backs and other single-story elements shall be required on the second story. 3. Adjacent structures shall not be painted the same color. 4. Entrances shall be framed and shall be at the same scale as single-family homes. 7. Signage a. All sign locations and sign designs shall be subject to a Planned Sign Program. All signage shall be created to incorporate design elements and building materials that complement the architectural theme of Marana Main Street. b. The Planned Sign Program should include way-finding and directional signage as well as a marker or monument commemorating the cotton production and processing that occurred on this site. � � � � � � �'i , � � � Marana Main Street III-15 � Specific Plan � � � 8. Exterior Lighting Development Regulations � Street lighting shall conform to the Town of Marana Outdoor Lighting Code Requirements. Street and parking lot light fixtures shall complement the existing type and pattern of street and pedestrian lighting that occur on Marana Main Street , and Civic Center Drive at the Marana Municipal Complex. Use of other lighting elements may vary from one area to the next, but levels of illumination shall remain consistent in quality and clarity. The use of special lighting elements and accent 1 lighting is encouraged subject to the regulations of the adopted Marana Lighting Code. � 9. Commemorative Marker/Monument � To ensure that the historical heritage of the site is remembered, the developer will build and install to Town specifications a marker commemorating the cotton product�on and processing that occurred on th�s site. Maintenance of the heritage � marker will be the responsibility of the Town of Marana. � LJ � ` Marana Main Street II{-16 Specific Plan � � � � IV. Implementation and Administration � 0 �� L� � �',� � Implementation and Administration � � Purpose This section of the Specific Plan outlines the implementation of development on the project site. It identifies the responsible party to ensure the project is built in coordination with infrastructure improvements, providing a continuity of design. This section also provides guidance regarding general administration of and amendment procedures to the Specific Plan. � Proposed Changes to Zoning Ordinance The Development Regulations section of the Specific Plan addresses only those areas that differ from the Town of Marana Land Development Code. If an issue, condition or situation arises that is not covered or provided for in this Specific Plan, those regulations of the Town of Marana Land Development Code that are in place at the time of development shall be used by the Planning Director as the guidelines to resolve the unclear issue, condition or situation. C. General lmplementation Responsibilities The implementation of the Marana Main Street Specific Plan is the responsibility of the developer. The developer is the entity responsible for providing infrastructure needs including roads, sewer and water in a timely and efficient manner. At any time, the developer may relinquish its rights and assign any or all rights to one or more builders. Associated responsibilities of the developer would also be transferred to the builder at that time. � The Town of Marana Development Services Department will be responsible for ensuring all policies and standards laid out in the Specific Plan are adhered to during the review of all development in Marana Main Street Specific Plan. Development Review Procedures All proposed subdivision plats, improvement plans, development plans and building permits within the Marana Main Street Specific Plan shall be submitted to Town for approval and permitting. Plats, plans and permit applications shall be approved by the Town of Marana in accordance with Town of Marana procedures. Final decisions on grading, drainage, final road alignment, improvement plans, revegetation, and other matters will be made after the approval of the preliminary plat. No structures, including signs, shall be erected, improved or altered, nor shall any grading, excavation, tree removal or any other work which in any way alters the exterior appearance of any structure or area of land, shall commence until the appropriate permit has been approved. Marana Main Street Specific Plan � � �� IV-1 � L_J � , � ' � ' E. � � � Implementation and Administration Approval of a subdivision plat, development plan or building permit is subject to the following requirements: ■ Conformance with the Marana Main Street Specific Plan, as adopted; ■ Dedication of appropriate rights-of-way and easements for roads (within 60 days of specific plan adoption), utilities and drainage areas by plat, or by separate instrument if the property is not to be subdivided; ■ Preliminary plat, final plat and development plan submittals that follow Town of Marana procedures current at the time of application; ■ Architectural elevation renderings submitted for review and approval by the Town of Marana prior to development plan approval. Phasing The timing of development for Marana Main Street will be dictated by the market and confirmation of users. Specific P/an Administration F. 1. Enforcement ' The Marana Main Street Specific Plan shall be administered and enforced by the Town of Marana in accordance with the provisions of the Specific Plan and the applicable provisions of the Town of Marana Land Development Code. � � ' � � ' 2. Administrative Change Certain changes to the explicit provisions in the Specific Plan may be made administratively be the Town of Marana Planning Director, provided such changes are not in conflict with the overall intent as expressed in Marana Main Street Specific Plan. Any changes must conform to the goals and objectives of the Specific Plan. The Planning Director's decision regarding administrative changes and determination of substantial change as outlined below shall be subject to appeal to the Town Council. Categories of administrative changes include, but are not limited to: ■ The addition of new information to the Specific Plan maps or text that does not change the effect of any regulations or guidelines, as interpreted by the Planning Director; ■ Changes to the community infrastructure planning and alignment such as roads, ' drainage, water, and sewer systems that do not increase the development capacity in the Specific Plan area; ' Marana Main Street ' Specific Plan IV-2 Implementation and Administration � �L J ■ Ghanges to the development plan boundaries due to platting. Minor adjustments to development plan areas, drainage areas and other technical refinements to the Specific Plan due to adjustments in final road alignments will not require an amendment to the Specific Plan but will require staff approval; or ■ Changes to development regulations that are in the interest of the community and do not affect health or safety issues. 3. Substantial Change This Specific Plan may be substantially amended by the procedure outlined in the Town of Marana Land Development Code, Specific Plan Changes. The owner or agent of the property may submit to the Planning Director a written application to amend one or more of the Specific Plan regulations. The request shall include all sections or portions of the Marana Main Street Specific Plan that are affected by the change(s}. The Planning Director shall refer the request with his recommendations to the Planning Commission for public hearing. The Planning Commission shall make its recommendation to the Town Council, which, after public hearing, shall approve, reject or modify the proposed amendment. 4. I nterpretation G. The Planning Director shall be responsible for interpreting the provisions of this Specific Plan. Appeals to the Planning Director's interpretation may be made to the Board of Adjustment within 15 days from the date of the interpretation. If an issue, condition or situation arises that is not sufficiently covered in the Specific Plan, the Planning Director may use the applicable regulations within the Town of Marana Land Development Code as a guideline for resolution. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the Town of Marana Land Development Code. Fees Fees will be assessed as indicated by the Town of Marana adopted fee schedule current to the time of app(ication. ,� ' � � El �' � � � � � � �J � � Marana Main Street Specific Plan IV-3 � , � ' ' ' � ' ' ' � � '�� 1 C � i i i C I Appendices 1 Appendix A: Definitions Definitions • Boutique hotel — A unique hotel typically offering personalized accommodation and services / facifities. Typically boutique hotels are furnished in a themed, stylish and/or inspirational manner. • Central Business District — The largest, most intensively developed, mixed-use area within a city, usually containing, in addition to major retail uses, governmental offices; service uses; professional, cultural, recreation, and entertainment establishments and uses; residential, hotels, and motels; appropriate industria! services; and transportation facilities. •(Marana Single Central Business District) — An approximately five square mile area of land located in the heart of northern Marana that is planned to be Marana's commerce district. Town Council approved and authorized the designation of the Single Central Business District by Resolution 2008.60 in May 2008. • Financial services — Banks, credit unions, investment services, financial planning and similar financial institutions (including drive-through facilities). � Food and beverage services — Restaurants, bars, cafes, bakeries, coffee shops, butchers, de(icatessens, candy stores, food preparation centers, catering services, and similar uses, not including drive-through facilities. � Marana Main Street (MMS) — A land use designation with the Marana Main Street Specific Plan that allows a mix of uses. • Mixed-use building — A building with a combination of residential and non-residential uses; retail on the first floor with office or residential on subsequent floors. • Mixed-use Development — Mixed-use developments create vibrant urban environments that bring compatible land uses, public amenities, and utilities together at various scales. These develapments work to create pedestrian-friendly environments, higher-density development, and a variety of uses that enable people to live, work, play and shop in one place, which can become a destination. • Offices — Professionaf, semi-professional, medical, dental, business, sales, counseling, consulting, and similar uses requiring an indoor affice. • Open Spaces — A public or private congregation space such as plazas, courtyards, pavements, walkways, dining areas, and similar pedestrian areas that are designed exclusively for pedestrian activity. • Pedestrian friendly — Description of an environment that is pleasant and inviting for people on foot; specifically, offering sensory appeal, safety, street amenities such as plantings and furniture, good lighting, easy visual and physical access to buildings, and diverse activities. Marana Main Street A ' Specific Plan Appendix A: Definitions • Persanal services – Barber shops, beauty salons, health clubs, copying services, clothes cleaning, tailoring, laundromats, picture framing, private postal services, shoe repair, video rentals, watch repair, small domestic machine repair, bicycle repair, and similar indoor services. • Retail – Apparel, appliances, bicycles, pharmacies, gift shops, variety stores, food and dry goods markets, antique dealers, hardware, stationery, office equipment, florists, jewelry, newsstands, bookstores, art galleries, furniture, packaged liquor, pet shops, office supplies, sporting goods, and similar sundry items. • Recycled-content products – Products made from materials that would otherwise have been discarded. Items in this category are made totaily or partially fram material destined for disposal or recovered from industrial activities—like aluminum soda cans or newspaper. Recycled-content products also can be items that are rebuilt or remanufactured from used products such as toner cartridges or computers. • Self Storage, Indoor = A use engaged in the storage of goods and/or materials characterized by infrequent pick-up and delivery, and located within a building. The definition excludes hazardous material storage, warehousing, distribution, and vehicle storage. • Smart Growth – Development that serves the economy, the community, and the environment. Smart Growth is develapment that simultaneously achieves economic development and jobs, strong neighborhoods and healthy communities. Compact, transit accessible, pedestrian-oriented, mixed-use development patterns and land uses. • Town Center Planning Area (TCPA) – A planning area in Marana as described in the 2007 Marana General Plan: an area of lanci located in northwest Marana and approximately 1,590 acres of land tying between Interstate 10, Sanders Road to the west, and Barnett Road to the south. Existing land uses include older commercial businesses along Sandario Road, several residential areas, the Marana Municipal Complex, Estes Elementary School and Marana Middle School, churches, and agricultural fields. Vertical mixed-use buiidings – Vertical mixed-use development combines different uses in the same building. The lower floors generally have more public uses, with private uses on the upper leveis. Examples include residential space over commercial estabiishments, street-level retail with offices above, residential and hotel uses in the same building, retail within a parking structure with multiple uses above. Vertical mixed- use development can have any number of revenue-producing and mutually supporting uses in the same building. Marana Main Street Specific Plan — ' A-2 � 1 1 � ' � ' ' ' ' � ' ' � ' � ' t ' Appendix B: Legal Description �� IM. LEGAL DESCRiPTlOR MAf�NA 25 PAF?CEL 2 auo�st ?a, 2co� WLB I�o. i0701Z-A002-1003Y. W:ILEGALS\ i 070151Parcel 2_doc That por�ion of the 5o�t�west Quarier (SW 'i/4} of SectiQn 22, To�vnship 11 South, R�nge 11 East, Gila cnd Sai� River Neridian, Town of Marana, Pima County, Arizona,.described as follows: COR✓Fs�E�f��E�°G at the Wesf Quarter cornsr of said 5ection 22; TH�MCE 1V 89°20'39" E, along the Wesf-East mid section line a distanc= of 23Z75 ieetto a poin� on the West�riy right-oi-way fine of Intersfate 1Q; THEE�CE S 58°i7'28" E, along said right-oi-way line a dis�ance oi 85.25 reet to t�e PO�P�i r O� BEGafilP�EG�lG. i HE�'Cc S 15°25'37" W, 261.21 {eet; 3 F?E�CE S 8S°31'17" W, 204.41 feet to a poirri on fhe East righ�-a;-way line af Sanda�o Road; TNEt�CE S 00°15'5&" E, along said line a distance of 50.00 feet; Tt-�ER�CE N 89°3 i`17" E, i 54.72 feet to a point on the Westerly right-of-vvay line of inters�ate 10; THEt��E N 58°17'28" W, along said right-of-wayline a disfance oi 565.�4 ieei �o the F�DtFvri GF BEGI�3F�9E�C. GOI�ITAINING 2.18 acres o# land, more or fess. � Prepared by: THE WLB GRQUP, II�C. Ja�k A. Buchanan, RLS JRB: rno Marana Main Street Specific Plan i22�4 JACK A. BUCHANAN Page 1 of 1 � Appendix B: Legal Description . U � � � � � o: 0 M . ��: -; -----�---; _-__--' ; � - a �,m � . �JO F-S � � � �------ ^ � �/� --'----- O � W ��,, -- - � � G � „ ` � �� W � o �� 1 � q � �� v �� ,� . �� C�j '� C!1 Q- Q' "" 0 e � O _ —'- - � ^I � � � � � �--�R',S�"4 �� v , ° '� � CY ''' O O Q ---- � �, .—,�, "< � o W � _ � � N Fi � � � '-' � � � w � � � � f--�--- �--� o - � �% < i "_ � nt c1 �h" °" _ Q � G � j� �' � °' q h �' n c � � � � v� O `" � < a � C � � h � � � � � � c ` � '"� � � .;� O y ��Z'IgZ . --'-� � � X I � � � O � o � .;a �' o . � � "� N G'' � ,S� 1��RIO ROAD �------ ¢ � �'__"_"_"_ _ —'"_."_'_� � N � w ^ � ;� ° o i � q�� 11 �°- I i � ` , i j �`�I { i ! 'j z� x , r-----� ,--, , � U� N� O O ar O �— m/ I � • S G Marana Main Street Specific Plan C:� � 1 � 1 � , � ' ' , , , ' ' , � , ' , w � ' r ' ' ' ' t ' � ' ' r ' � ' t ' Appendix B: Legal Description � U�� n�. �EGAL ��3CP[PTlON MAR�.�+A 25 PARCEL 3 August 28, 20D7 INLB No. 1�7092-ROG'2-1003): W:\LEGRLSI i 070151Parcel 3.doc 7hat portion of th= Southvvest Qi�arter (SW 1/4} of Section 22, 7ov✓nship 11 South, P.ange 19 Easi, Gila and Sali P.iver Meridian, i own o� Marana, Pima County, Arizona, described as foElows: COfVIPJ�ERi+,�PJG at the West Quarter corner of said Sectian 22; THE£�CE N 89°20'39" E, aiong the West-East mid secfion Gne a dis#ance ci 232.75 feet fu a po+nt on the West�rly right-of-way fine of Interstate 10; i HE€�CE S 58°17'2S" E, along said right-of-way line a dist2nce of 650.53 feet io ths �OEtJ i o� ��cnr��ve. TH�€�CE can:inus S 58°17'28" E, along said righf-of-way Iine a distance of 95.82 feet; i HENCE S 31°�2`32" W, 434.00 feef; TFiEF�Gc t�� 55°47'58" W, 735.24 feet to a point on the East righf-o�-way Iine or Sandario Road; THE�CE !�� 89°31'17" E, 754.72 feet a poini on t1�e VVesierly right-or-way line of s�id lnierstate 'i 0, beino ihe POIRlT OF B�G►NNfNG. CONTAIIVRJG 4.t0 acres of larid, more or less. � Prepared by: THE WLB GP.OLIP, WC. Jack A. Buchanan, P.LS JAS: mo 12214 JACK A. BUCHAI�lAN Page 1 of 1 Marana Main Street Specific Plan � A endix B: Le a! Descri tion � PP 9 P � Marana Main Street Specific Plan 1 , ' ' , ' ' , � , � ' t ' ' _ � B-4 , o t � 0 N 11 I : I i i Q � � � � �m o � k-�SC� i � � , � � � � � � � � � • `� � � Q � q� R �� h� � �� ~� �° o � � �� i � � �� Q �+ o � b � � y � � C� o �1 a x M O O I 0 3 o� a� t N _ � U O N n 0 O � f O� Z X U � _� � O O ar O � c-- m / � � i ' � 1 � � ' ' � ' � � � � � i ' � , ' Appendix B: Legal Description �� C��[� SepterE�ber 5, 2D07 W LB l�lo. i 07012-,5002-100�:' W :\LE GALS11070151Parcel 4.dac '"` LEGAL DESCRfPT16N MAP.ANA 25 PAf2CEL 4 Thai port�on of the SouihwESt G�uarter (SW 1!4) of Secfion 22, Township i'I Souih, P.ange 11 East, Gifa and Saft Rive� Meridian, Town of Marana, Pima County, Arizona, describ�d as ioElows: C�F1Vii�lEPdCB�j� at the West Quarter comer of said Section 22; T;-iEt�C� N 89°20'39" E, a{ong the Wesf-East mid section fine a distance of 232.75 fieet to a poin# on the 1Nester(y righi-o�-way line of Interstate 10; T�EhGE S 58°17'28" E, along said right-of-way line a distance of 746.51 €eei; T;iEhdCE S 31 °Q2'32" W, �34.00 feet to the P�IN7 OF BrGE6�AtEP�C; Tl:Et�C� S 57°3D'92" E, 394_82 #eei; T��M1�CE S 19°49'02 E, 8122 feet; T:-�Et�CE S Ofl°96'03" E, 394.62 #eet; TE �EIvGE S 89°15'S8" W, 1017.93 feet to a point on ttre Easf righf-af-way [ine oi 5andario Road; Ti--lEfvCE f.! 00°1556" W, along said right-of-way line a distance of 1048.3? feet, Ti-iEh!CE S 5�°47`57" E, �3524 �eet io the P�fNT OF EEGi�lt�Et�G; CONTAIN{NG16.3� acres ofi land, more or le�k� Prepared by: THE VJLf3 GROtJP, INC. �c " _ ti�: 122'14 JACK A_ BUCFtANAt� Jacic A. Buchanan, RLS JAB: mo Page 1 of 1 Marana Main Street Specific Plan � A endix B: Le al Descri tion ' PP 9 p � L✓ 0 C) �- � � cr, W > ? j � o! � I 1 � �� l � I /�� ( Marana Main Street Specific Plan o: 0 � „ , - i -----; , ,. , ,� , , , � . , _____'__ . . `______ ; �. � : ��o � �� o , � �� o� �� ` � ti v � � � � � � - �6� e � � � �: � �' - � N � � �h ��F�-�� --- � � '' w � ? ; n �.�—� '��o 0 �-- ^-- p � :;; � � o ------ U � � . C1 c- � � - R--- 'y � co � --__ � � o s f� E-�� c � Q 1 . � � O cn � � �� :� w � ; � � o -- r� � X M O O � N O� o z ----- ° � r--- C . I E � N — 1� � � p V �� o a �� 1 � U� N �f'J O O fl- r 0 a � m / � Z �� , r � � � � � r ' �-' , ' . . ' ' � � ' ' � ' � ' � i ' ' � � ' i � � � �� ' � i�� Rppendix B: Legai Description 5�pfember 5, 2007 VVLB i�fo. i 07012-AOD2-1003Y, VJ:\LEGALS19070151l-�rizona Tiles.doc �°` LEGAL DESCRlP7iON MARAFdA 25 fiRiZ(3NA TILE PARCEL-9 Thai F�ortion of ihe Southwest Quarter (SW 1!4) of Section 22, Township 11 So�th, P.ange 11 cast, Gifa and Salt River Nleridian, Town of Marana, Pima County, Arizona, described as follows: CQNEf�lENCf�€G ai the Wesi Quarter camer of said Section 22; T}�=PSGE N 89°2d'39" E, afong the West-East mid section line a dis,ance o� 232�5 feet to � poini on tlz° Westerly righi-of-way fine of 3nterstate 10; TFfcP�CE 5 58°17'28" E, afong said right-o�-way line a distance ofi 746.51 feei fo the POE�d E pr BE3tt�t�iff�G. TI�=NCE S 31°42'32" W, 434.Q0 feet; 7H��ECE S 57°30'12" E, 394.82 feet; TH�'�CE S 79°D9'02" E, 81.22 feet; TH�i��E N OD°16'03" W, 4Q.10 feet; Tf-fEt�C� N 89°t0'47" E, 225.33 feet; Ti-{F�iEE t� p0°'iS'18" W, 301.01 feet to a point on the Westerly riqhi-oi-v�ray Eine of said Interstate-1 0; i HEP��E N 58'17'28" W, aiong said right-af-way line a distance oi 480.00 feet fo zhe POEf\T Qr BEGil�tl�ll�G_ CONTAINiNG 5.42 acres of land, more or le s. Prepared by: t , r TFiE WLB GROUP, INC. ,�, �\ i2214 JACY. A. BUCHANAN Jack A. Buchanan, P.LS JAB: mo Page 1 of 1 Marana Main Street Specific Plan : A endix B: Le al Descri tion ' Pp 9 p � 0 o� . N , 4i i f h ( a� � � m� J � ' F-SC� � � �. � �`' � � � � � V W O � a; � y � q� � � � N `�+ � � r '' w � � � rs� �' � �� o � O � � � c°\' �j �� w o :.-, � � R2 Q� a�i � � � � � � "�t U O � � � X M d O p� I � N � o � Q �_ I a �� o � � N O Q � O � G X � - O O ❑. � � J / � G ' ' , � � IJ � ' L_ ' ' � � ' � Marana Main Street Specific Plan � . .: �