HomeMy WebLinkAboutRancho Marana West Town Center Specific Plan Amendment SPA0805-001RANCFIO
MARANA
WEST
TOWN CENTER
APPROVED
JUNE 17, Zoos
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F. ANN RODRIGUEZ, RECORDER DOCKET: 13332
RECORDED BY: MRB
i~I PAGE: 562
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DEPUTY RECORDER
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TOWN OF MARANA ~ ~ ORDIN 13:08
ATTN : TOWN CLERK `~RIZOl`t¢'
11555 W CIVIC CENTER DR MAIL
MARANA AZ 85653 AMOUNT PAID $ 22.00
MARANA ORDINANCE N0.2008.14
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT
TO THE RANCHO MARANA WEST SPECIFIC PLAN.
WHEREAS on February 6, 1990 the Town Council adopted Ordinance No. 90.04, which
approved the Rancho Marana Specific Plan; and,
WHEREAS the Rancho Marana Specific Plan was amended, in 1999, by Ordinance
No.99.13; and
WHEREAS the Rancho Marana Specific Plan was amended, in 2005, by Ordinance No.
2005..05; and
WHEREAS the Marana Planning Commission held a public hearing on May 28, 2008, and at
said meeting voted unanimously to recommend that the Town Council approve said amendments;
and
WHEREAS amending that portion of the plan known as Rancho Marana West to bring. into
conformance with the Town of Marana's adopted updated policy documents. by amending the
Development Regulations and including the essential Design Guidelines on that property
comprising of approximately 99 acres generally located approximately 175 feet south of Grier
Road, north of Barnett Road, west of Lon Adams Road and approximately 470 feet east of
Sandario Road; 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 June i 7, 2008, and have
determined that the amendment to the Rancho Marana West Specific Plan should be approved.
-NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of
Marana, Arizona, as follows:
Section 1. The amendment to the Rancho Marana Specific Plan comprising of approximately 99
acres generally located approximately 175 feet south of Grier Road, north of Barnett Road, west
of Lon Adams Road and approximately 470 feet east of Sandario Road is hereby adopted.
Section 2. All ordinances, resolutions, or motions and parts of ordinances, resolutions, or motions of
the Council in conflict with the provisions of this Ordinance are hereby repealed, effective as of the
effective date of this Ordinance.
Marana Ordinance No. 2008.14
Page 1 of 2
Section 3. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any
reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions hereof.
17a' day of June, 2008.
ATTEST:
~ ~~~/
ocelyn Bronson, Town Clerk
~=~-
Ed Honea, ayor
~~
Mauna Ordinuice No. 2008..14
Page 2 of 2
PASSED AND ADOPTED bythe-Mayor and Council of the Town of Marana, Arizona, this
APPROVED AS TO FORM:
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• V. RANCHO MARANA WEST TOWN CENTER DEVELOPMENT STANDARDS
A. .PURPOSE AND INTENT
These Development Standards will serve as the primary mechanism for
implementation of the Town Center. The Town Center is intended to create
an activity center with a comprehensive mixed-use environment including
commercial, retail, office, institutional, entertainment, and residential uses.
The Town Center is planned to be the focus of civic activities for the
residents of Marana.
A variety of uses is intended to be organized around public open. spaces in
a high-intensity and multi-story development setting. The Town Center
should encourage development of compact,. pedestrian-scaled, mixed-use
commercial and neighborhood areas.
B. DEFINITIONS
1. Main Street: Marana Main Street and Civic Center Drive within the
Town Center.
2. Mixed-use building: A building with a combination of residential
and non-residential uses.
• 3. Outdoor gathering area: A public congregation space such as
plazas, squares, pavements, walkways, dining areas, and similar.
pedestrian. areas that are designed exclusively for pedestrian
activity and where no vehicular movement is permitted.
C. PERMITTED USES
The following uses are permitted in accordance with the Town Center
standards:
1. Open Spaces - .Public spaces including outdoor gathering areas,
plazas, courtyards, and park areas.
2. Residential -Dwellings within the upper story of a mixed use
building, attached dwellings, townhomes, condominiums,
apartments, congregate care facilities, and assisted living facilities.
3. Single family detached residential, subject to the requirements of
the Residential Design Standards in the Land Development Code
and subject further to the standards in Section V.I.
4. Offices - Professional, semi-professional, medical, dental, business,
• sales, counseling, consulting, and similar uses requiring an indoor
office.
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1
5. 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.
6. Personal 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.
7. Financial services -Banks, credit unions, investment services,
financial planning and similar financial institutions, not including
drive-through facilities.
8. Day care services -Child and adult day care institutions.
9. Food and beverage services -Restaurants, bars, cafes, bakeries,
coffee shops, butchers, delicatessens, candy stores, food
preparation centers, catering services, and similar uses, not
including drive-through facilities.
10. Entertainment services -Theaters, concert. halls, museums, visitor
centers, art galleries and similar uses. •
11. Clinics/therapy services -Medical and dental clinics, laboratories,
small animal veterinary clinics, bodywork therapy, and similar
clinical and therapeutic services.
12. Institutional uses -Government uses, libraries, arts and cultural
centers, post offices, nonprofit community facilities, and similar civic
or institutional uses.
13. Churches -Churches, synagogues, and similar place of worship.
14. Educational uses -Public, private and. charter schools, colleges, art
schools, dance schools, martial arts schools, yoga studios, and
similar uses providing educational services.
15. Transient lodging - Hotels, motels, bed and breakfast
establishments, hostels, and similar transient lodging
establishments.
16. Other uses -Any use similar in nature and intensity to a use listed
within the above categories as approved by the Planning Director.
•
Rancho Marano West Town Center Specific Pfan Amendment
May 2008
•
D. ACCESSORY USES
The following accessory uses are permitted so long as they are associated
with the principal permitted use:
1. Outdoor seating, courtyards, and recreational facilities.
2. Parking structures.
3. Covered parking.
4. Garages as part of a residential development.
5. Swimming pools and recreation facilities as part of a residential
development.
6. Outdoor retail and service display areas shall be approved as part of
the development plan.
E. 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 configuration of the Town Center, and
may be subject to additional special conditions and limitations. Conditional
uses that may be permitted include the following:
1. Any commercial use with a first story single tenant space floor area
greater than 45,000 square feet.
2. Drive-through facilities for a bank, restaurant, pharmacy, and similar
uses with the following criteria:
a. The design precludes vehicular access conflicting with an
existing or planned adjacent use.
b. The drive-through. is located away from the front and does
not interfere with easy pedestrian movement along the Main
Streets.
c. The facility is located to eliminate noise and odors beyond
the property lines.
F. PROHIBITED USES
The following uses are prohibited in the Town Center:
• 1. Automotive services including gasoline sales, automotive repair,
bodywork, and automotive parts or vehicle retail.
Rancho Marana west Town Center Specific Plan Amentlment
May 2008
2. Contractor yards. •
3. All types of warehousing.
4. Recreational vehicle or manufactured home parks.
6. Industrial uses.
7. Heavy equipment sales.
8. Recreational vehicle or boat storage.
9. Any commercial outdoor storage uses.
10. Other uses -Any use similar in nature and intensity to a use fisted
within. the above categories as determined by the Planning Director.
G. GENERAL DEVELOPMENT STANDARDS
CommerciaC 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:
1. Street Frontage •
a. The building frontage along the Main Streets shall be as
continuous as is practicable leaving spaces for normal
vehicular and pedestrian access and other functional open
space needs.
b. Buildings along the Main Streets shall have entrance doors
that are unlocked during normal business hours.
2. Sidewalk Maintenance
a A licensing agreement that is applicable to the Town Center
may be required. to assure continuous and safe sidewalks.
The agreement shall address maintenance, the property
owner's options in sidewalk construction and integration with
any existing sidewalks, safe walkways, and permifted display
and use of walkway areas.
b. Walkways connecting parking lots to the buildings and the
Main Street shall be shaded, pedestrian friendly and safe.
3. Front Setback
"~
a. There shall be no setback for the first floor of building •
frontage along any street.
Rancho Marana West Town Center Specific Plan Amendment
May 2008
• 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 apedestrian-oriented: streetscape is not
lost..
c. Building upper floors (above first. floor) may have zero
minimum setbacks.
4. Side and Rear Setback
a. For buildings with frontage along any street, no minimum
side or rear setbacks are required provided minimum
building code requirements are met.
• b. All buildings in the Town Center shall provide a landscape
setback with a minimum of 25 feet from the property lines of
existing residences located adjacent to the Town Center
District with an increase of 1 foot of setback for' each foot of
.height over 20 feet.
c. Sidewalk setbacks may be occupied by the first floor tenants
provided a clear sidewalk is left which is at least six feet in
width with. no obstructions that may interfere with pedestrian
movement or emergency functions.
5. Building Separation
a. A minimum of one. pedestrian access shall be provided for
every 150 feet of building frontage along the Main Streets for ~~
.connections between the parking lots and the street.
b. The pedestrian access shall be a minimum of 10 feet.
~~
c. The minimum distance between a principal building and an
accessory building or two accessory buildings shall be per
building and fire codes. ,
6. Building Height
• a. Maximum building height shall not exceed 60 feet.
Rancho Martina West Town Center Specific Plan Amendment
May 2008
b. Buildings along the Main Streets shall be at least 25 feet in •
height and two stories.
c. A tower, pole, cupola, dome or similar .structure erected as
an accessory building or feature to a principal building on a
site may be increased to a maximum height of 75 feet. The
feature or structure shall be subject to the following criteria:
1) The structure creates a varied appearance of height
among a group of buildings within a development.
2) The structure provides a focal point from public
spaces within the Town Center.
3) The structure provides a unique architectural feature
among Town Center buildings.
7. Underground Utilities
All exterior on-site utilities such as wafer lines, gas lines, sewer and
drainage systems, electrical and telephone wires and equipment
shall be installed and maintained underground. Necessary above
ground utilities shall be screened by a visual barrier as approved by
the Planning Director.
H. ATTACHED RESIDENTIAL DEVELOPMENT STANDARDS •
Residential development of attached and multi-dwellings will be subject to
the following standards:
1. Minimum site area shall be 5 acres. This area refers to the area
encompassed by the development plan or subdivision plat.
2. Minimum site perimeter setbacks: All buildings shall provide a
landscape setback with a minimum of 25 feet from the property lines
of existing residences located adjacent to the Town Center District
with an increase of 1 foot of setback for each foot of height over 20
feet.
3. .Maximum lot coverage: 75 percent.
4. Maximum building height: 40 feet.
5. Minimum common open space: 15 percent of the site excluding
parking and driveway areas. The open space includes common
areas either landscaped or developed for recreation.
6. Minimum private open space per dwelling unit: 100 square feet for ~~~
patios, 50 square feet for balconies.
•
Rancho Marana WesYTown Center Specific Plan Amendment
May 2008
7. Minimum distance between principal buildings: per applicable
i building and fire codes.
I. DETACHED SINGLE FAMILY RESIDENTIAL DESIGN STANDARDS
Residential development of detached dwellings will be subject to the
requirements of the Residential Design Standards in the Marana Land.
Development Code and subject further to the following standards:
1. Minimum lot area for each dwelling unit shall be 3,500 square feet.
2. Minimum lot width: 35 feet.
3. Minimum lot depth: 75 feet.
4. Minimum front yard setback: 20 feet. Where front entry garages
are recessed 10 feet or more from the livable portion of the dwelling,
the front setback may be reduced to 10 feet. except where garages
open or face directly onto an abutting street, in which case the
garage setback shall be a minimum of 20 feet. A maximum of 50%
of the lots may have a reduced setback.
5. Side yard setback: 5 feet, 10 feet with a street side yard. Zero lot
line siting of dwelling units is permitted subject to building and fire
• codes. The setback for an attached pafro structure that is open on
three sides may be reduced to 5 feet.
6. Rear yard setback: 10 feet. The setback for an attached patio
structure that is open on three sides may be reduced to 5 feet.
7. .All buildings shall provide a landscape setback with a minimum of
25 feet from the property lines of existing residences located
adjacent to the Town Center District with an increase of 1 foot of
setback for each foot of height over 20 feet.
8. Maximum lot coverage: 75 percent.
9. Maximum building height: 25 feet.
10. Multi-story dwellings: No more than 60% of the dwellings may be
two stories.
11. Minimum common open space: 15 percent of the site excluding
parking and driveway areas. The open space. includes common
areas either landscaped or developed for recreation.
12. Minimum distance between. principal buildings: 10 feet.
• J. ACCESS AND TRAFFIC CONTROL STANDARDS
Rancho Marana West Town Center Specific Plan Amendment
May 2008
1. Additional pedestrian access from the rear end. or from the side of •
the building is encouraged, if applicable.
2. Blocks shall have vehicular access limited to side streets.
3. All vehicular access shall be designed to locate parking in the rear
of the development.
4. All facilities shall include adequate service and emergency access.
When appropriate, pedestrian and bicycle routes shall be
highlighted through use of special paving materials and textures.
K. PARKING STANDARDS
Unless mentioned herein, the Parking Standards in the Land Development
Code -shall govern the parking requirements. Some parking requirements
are reduced to account for shared use of parking spaces and to minimize
the impact of paved parking areas.
1. For purposes of the Town Center, a parking lot is defined as the
parking area within a specific development plan.
2. Parking areas shall be located at the rear of the building.
3. No parking shall be permitted in the front of the building except on- •
street parking.
4. Parking standards shall be as prescribed in the Land Development
Code.
5. Off-street loading: Front, side or rear retail (customer) entrances
shall also serve the dual .purpose of service access for deliveries
and other similar business necessities.
6. On street .delivery shall be permitted only between 6 A. M. and 10
A.M. The use of streets and driving aisles. for truck movement and
parking for delivery shall take place between 6 A.M. and 10 A.M.
and shall not be in conflict with regular movement of shoppers and ~~
business operations.
7. 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. The plan shall be reviewed and approved by the Planning
Director and the Town Engineer. •
Rancho Marana West Town Center Specific P4an Amendment
May 2008
•
b. The plan shall include a parking analysis for the
development.
c. On-street parking along the building frontage may be
included in the parking calculations.
d. The plan shall document that the reduced parking will ensure
sufficient parking for the proposed uses.
e. The plan does not cause traffic safety or operational
problems.
f. A future revision to land or building uses may require
submittal of a revised plan or an increase in parking spaces.
g. Covered: parking shall not be applied toward the total
..buildable area or building ground coverage.
•
L. SIGN STANDARDS
All sign locations and sign designs through a detailed review of a Planned
Sign Program submittal that includes the following standards:
1. Sign requirements in the Land Development Code shall guide the
development of the Town Center sign plans.
2. No freestanding pole sign or ground monument sign is permitted for
individual businesses or a development complex.
3. A maximum of two projecting signs are allowed for each building
fagade of a retail establishment
4. All signs shall incorporate colors, textures, and building materials
that complement the architectural theme of the principal building.
5. Signs shall be designed so as to allow safe pedestrian movement:
6. Signs shall be designed to keep the source of illumination no# visible
from nearby residential uses. Design examples include light being
transmitted through translucent material that is nonwhite, yellow or a
similar highly reflective color, internally lit signs with an opaque
background panel, and a neon sign using anon-white, low
reflective color.
M. STORAGE STANDARDS
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:
Rancho Marana West Town Center Specific Plan Amendment
May 2008
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1. Storage areas shall be screened from all streets and adjacent
property.
N.
2. 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.
3. Screening material shall be compatible in color, texture, and
material with the overall architectural design of the building.
LANDSCAPING STANDARDS
The landscaping plan for each .site shall be reviewed for the
appropriateness of the variety, mass, and size of plants. All landscape
plans shall be subject to the requirements of the Marana Land
Development Code and subject further to the following standards:
1. The landscaping plan. for each development shall emphasize
drought resistant plants, pedestrian friendly textures, and colorful
groundcover elements.
2. All plants shall conform. to the Rancho Marana West approved plant
list..
3. The landscaping plan shall include water-harvesting features
whenever practicable.
4. All landscaped areas shall be irrigated and maintained in a well-kept
condition in accordance with the Marana Land Development Code.
5. A minimum ten foot buffer shat! be placed against adjoining
residential development and public rights-of--way. A combined
perimeter buffer plan may be permitted with a joint written
agreement between the development site developer and residential
plat developer and approved by the Planning Director.
6. Parking lot landscaping shall be subject to the following standards:
a. Landsca m lanters no less than six feet wide shall be
p~9p
placed at the ends of parking rows to define driveways with
at least one tree per parking aisle and appropriate shrubbery
and groundcovers.
b. Canopy trees shall be placed every eight parking stalls in
planters having a minimum of four sides with no dimension ~~
less than six feet.
c. When the placement of trees in the required location among •
single or double row parking stalls is made impracticable by
Rancho Marana West Town Center Specific Plan Amendment
May 2008
• the location of a building, access area,. drainage area or
similar site constraint, the Planning Director may determine
whether the required parking area trees may " be placed
elsewhere on the site based on the approved landscaping
plan.
O. NOISE STANDARDS
Noise impact shall be considered and incorporated in the design of al!
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.
1. An event or development shah be considered to produce a noise
disturbance if the sound level emitted by said development exceeds
the following at the property line:
a. Noise levels in excess of 55 decibels during the hours of
7:00 a.m. 0 10:00 p.m.
b. Noise levels excess of 45 decibels during the hours of 10:00
p.m. to 7:00 a.m.
•
•
Rancho Marana West Town Center Specific Plan Amendment
May 2008
•
V/I. RANCHO MARANA WEST TOWN CENTER DESIGN STANDARDS
A. INTRODUCTION AND PURPOSE
The purpose of this document is to provide specific design criteria and standards
for the Rancho Marana West Town Center. The location of the Town Center is
illustrated in Exhibit IV-1 a.
Adherence to these Design Standards will ensure that development in the Town
center is an asset to the community and can proceed in an orderly, attractive
manner that meets expectations of the owners and the Town of Marano. Further,
these standards serve to provide compliance with the 2007 Town of Marana
General Plan and the Rancho Marana West Specific Plan.
The Town Center is designed as a mixed-use, walkable area with a variety of uses
such as education, government, residential, commercial, professional offices,
entertainment and social activities. It is designed. with intersecting Main Streets
(Marana Main Street and Civic Center Drive are referred to as Main Streets in this
document) anchored with the Marana Municipal Complex and plaza areas.
Buildings in the Town Center should provide opportunities for mixing residential
and commercial with a continuous building facade and presence along the main
streets. Off-street parking will be located behind the main street buildings with
convenient, shaded pedestrian connections.
•
B. .AUTHORITY AND SCOPE
Both the- developer and the Town of Marana shall be responsible for the
implementation of these Design Standards. .They shall be applied, in
addition to the Town's applicable zoning, subdivision and development
requirements, to the review of all development in the Town Center of the
Rancho Marana West Specific Plan.
2. Being specific to the Town Center of the Rancho Marana West Specific
Plan, and. in the case of a conflict with other regulations, the provisions
contained herein shall prevail.
3. 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. m
~~
4. Major amendments to these Design Standards shall. be subject to the same y
process used to amend the zoning. for the Rancho Marano West Specific ~;~
Plan. Major amendments include:
a. Changes to the land use boundaries..
Rancho Marana West Specific Plan Amendment
June 2008
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b. Any proposed amendment which conflicts with the adopted Rancho
Marana West Town Center Specific Plan. •
c. Reductions to the dimensions of the required-buffer areas.
d. Other amendments which modify the zoning stipulations shall be
considered a major amendment.
5. If any provision herein is considered ambiguous or unclear, the Planning
Director shall be responsible for interpreting the intent of these Design
Standards.
6. All items not specifically addressed by these Design Standards will
automatically be covered by the Town of Marana Land Development Code.
C. LAND USE STANDARDS
A variety of uses is intended to be organized around public open spaces in a high-
intensity and multi-story development setting.
1. The Town Center shall include development of compact, pedestrian-
. scaled, mixed-use commercial, residential, government and neighborhood
areas.
2. Development in the Town Center shall provide compatible transitions to •
adjacent properties.
D. CIRCULATION STANDARDS
Development in the Town Center will establish vehicular and pedestrian
connections with the existing and planned land uses around the site. It is important
to make the Town Center 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 the Main Streets. 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 and the Main Streets.
~,
The layout of traffic corridors within the district builds connections to the existing ~'~
public street network and is specifically designed to unite residential, recreational,
and commercial activity areas and public facilities within and adjacent to the Town
Center. In addition to roads and parking, the district will include a comprehensive
pedestrian and bicycle circulation network.
r~
U
Rancho Marana West Specific Plan Amendment
June 2008 - 2 -
• Approach and entry shall be effectively designed to announce the transition. into
the Town Center. Points of entry announce to the homeowner and visitor alike the
beginning of a familiar or new experience. By using a variety of materials, accent
plantings, accent masonry, and combining placement and scale, a fresh entry
expression is projected for the Town Center. The Landscape Design Standards
section addresses specific entry feature concepts.
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 the Town Center.
Pedestrian and bicycle pathways shall be planned such. that they connect
aA open space and development areas. These circulation routes should be
recognized as recreational amenities and as alternatives to automobile
circulation.
The Town Center provides a variety of pedestrian circulation options
including pathways, pedestrian alleyways and streets. They can all weave
through the bui{dings, .open spaces and public places to give safe and
comfortable access to all areas.
The Main Streets 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.
Pedestrian friendly development with a human scale will be achieved with
the following standards:
a. Building heights shall be proportional to the street width.
b. Streets shall have a continuous canopy of trees.
c. Buildings with front setbacks shall be built up to the sidewalks by
adding arcades, colonnades, awnings, stoops, balconies and
terraces.
d. Bicycle and pedestrian paths shat! be designed to minimize conflicts
with vehicular traffic.
e. Bicycle .parking shall be provided at-focal points, recreation areas
and activity centers.
Bicycle and pedestrian paths shall be developed to provide links to
open spaces, recreational facilities, governmental offices and
educational facilities within and adjacent to the Town Center.
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Rancho Marano West Specific Plan Amendment
June 2008 - 3 -
2. Street Design
The Rancho Marana West development provides new connections to Main •
Streets that are safe and functional with easy access into the Town Center.
Circulation shall include convenient access to and from adjacent
neighborhoods, and. minimize conflicts between pedestrians and vehicles
by strategically controlling 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
the Main Streets.
An active, pedestrian oriented streetscape shall be developed that includes
the following:
a. On-street parking opportunities shall be included in all
streets.
b. Way finding and signage locations shall be incorporated as
part of the Planned Sign Program for the Town Center.
c. Site lighting sha{I match the existing street and pedestrian
lighting on Marana Main Street and Civic Center Drive.
d. Streetscapes shall include abundant, street trees and special
plantings.
e. Building fronts shall have pedestrian- friendly store fronts. •
f. The street and sidewalk environment shat( be cooled with
colonnades, trellises and other shade structures.
g. Sidewalk areas shall include special paving and pedestrian
oriented open spaces.
h. Decorative pavement and lighting shall be included at all
pedestrian crossings of arterial and collector roadways.
i. Driveways serving commercial development shall be shared
where possible.
j. Access and interconnectivity shall be provided to and
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between residential parcels. `
*~
3. Local Streets
~.,
Local streets wiN serve the residential neighborhoods of the Town Center °'~
and will be characterized by a street tree theme specific to each
neighborhood with sidewalks on both sides of the street.
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Rancho Marana West Specific Plan Amendment
June 2008 - 4 -
Local streets shall be built in accordance with the Town of Marana
Subdivision Street Standards Manual within rights-of-way specified in that
document.
E. .GRADING AND DRAINAGE
The site for the Town Center is a retired agricultural field with flat grades of less
than 0.5 percent. The design concept for the project is to create a minimal 0.5
percent slope across the site to ensure adequate drainage and to retain the 10-
year and 100-year stormwater flows on site. This may be accomplished by
directing the storm water flows to the Barnett Linear Park which will serve as a
temporary retention basin and, when completed, serve as conveyance of storm
wa#er to the Santa Cruz River. The. following standards. are incorporated in the
Rancho Marana West design:
The Town Center is designed to accommodate drainage in accordance
with the adopted Town policies, standards and ordinances.
2. All retention areas shall be drained within a 36-hour period of time if they
are holding the entire 100-year storm.
3. All retention basins shall be designed to be as .shallow as possible with
multiple uses encouraged, particularly recreational and open space. The
design shall not preclude or discourage riparian area establishment.
• 4. The portion of the Barnett Linear Park along the southern boundary of the
development will be excavated and may function as an interim retention
area until the final channel is completed to the Santa Cruz River.
5. On-site retention may be required prior to the .completion of the Barnett
Linear ParK to the Santa Cruz River. This retention area will be designed
so that it may be altered to provide flow-through to the. Barnett Linear Park
upon completion of that channel to the Santa Cruz River or reclaimed as
buildable area.
6. All erosion protection rock shall be "Apache Brown" color.
F. LANDSCAPE DESIGN STANDARDS ,~
Rancho Marana West incorporates coordinated landscaping through the entire
project and provides landscaping standards for arterial and collector streetscapes,
local streetscapes, commercial development areas, and community open space-
The Town Center will be designed with distinctive landscape features to define its
identity and relation to other development in Rancho Marana West.
Desert sensitive and native landscaping will be a primary influence on the
landscape character for the Town Center. Plants shall be selected for their form,
• color, drama, stateliness and shade qualities. Choice and design of planters will be
Rancho Marana West Specific Plan Amendment
June 2008 - 5 -
equally important with respect to overall character and functionality for supporting
plant [ife.
Development shall be subject to the Commercial Design Standards in the Marana
Land Development Code and subject further to the following. standards:
General Standards
a. Trees shall be planted to soften the architecture of proposed
buildings and provide shade for parking and pedestrian areas.
b. 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.
c. Groundcovers shall be planted to provide continuity within the
landscape and tie together other landscape elements.
d. All plants shall be selected from the Rancho Marana West Specific
Plan plant palette.
e. 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 from valve connections
at sidewalk. Each development parcel shall utilize non-potable
water supplies to irrigate landscaped areas including common
areas and individual lots.
Special design features such as low walls, trellises and. desert
sensitive water features shall be encouraged along with public art.
2. Street Standards
a. Tree species or patterns of multiple species shall be consistent on
any given street.
b. Street trees are to be a minimum of 24-inch box size.
c. Refer to the Circulation Section of the Rancho Marana West
Specific Plan for roadway cross sections including landscape areas.
3. Veh[cular Access
The Town Center shall have both on-street and off-street parking. Off-
street parking facilities shall be shared between uses such as offices, retail
and residential. Parking shall be designed behind the main street buildings
and accessed away from the central pedestrian zone, minimizing any
conflicts between vehicular and pedestrian traffic.
•
•
•
Rancho Marana West Specific Plan Amendment
June 2008 - 6 -
a. Service. parking cane be provided during non-business hours within
• the parking areas. For short term service needs, on street sites can
be designated.
4. Decorative Paving and Walls
a. 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 brick pavers, colored
or textured concrete. surfaces are encouraged for use throughout
the Town Center. The following standards are incorporated in the
Rancho Marana West Town Center design:
1) The selection of materials shall be based. on the established
architectural theme of a given project area.
2) Areas of intense pedestrian activity shall be delineated with
accent pavement and specialty lighting.
3) Materials and colors (reds and browns) for hardscape and
paving shall be approved by the developer and the Planning
Director.
b. Wall design shall be in accordance with the exhibits' irr this section.
Alternative wall designs may be approved by the developer and the
• Planning Director.
1) Alternative wall designs may be approved by the Planning
Director and the developer.
2) 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.
3) Walls shall be of adequate height to function as a screening
device as determined by the Planning Director and the
developer.
4) Screen walls or fences of sheet or corrugated metal,
asbestos, or chain-link fencing are specifically prohibited.
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•
Rancho Marana West Specific Plan Amendment
June 2008 ' 7 '
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Exhibit VII-1: Commercial and Perimeter Wall Elevation
5) Interior residential wall design shalt be in accordance with
Exhibit VII-2 and 3. Alternative wall designs may be
approved by the Planning Director and the developer.
6) Interior residential walls shall be utilized along the side
property lines of individual residential lots and where the
rear yards of two individual residential lots abut one another.
7) Alternative walls and fences within the project area shall be
consistent with the architectural theme of the planned area,
reflecting materials and design of the architectural theme
and must be approved by the Planning Director and the •
developer.
8) The Planning Director and. the developer shall determine
where walls and fencing may be placed with the ideal to
eliminate walls and fencing where appropriate.
8x2x16 SOLID CAP
COLOR TO BE EARTH TONE APPROVED
BY MASTER DEVELOPER.
8x6x16 PILASTER "H' BLOCK
_ COLOR TO BE EARTH TONE
APPROVED BY MASTER
DEVELOPER.
~ 4x6xt6 INTERLOCKING PENCE
~ BLOCK COLOR TO BE EARTH TONE
~ APPROVED BY MASTER DEVELOPER-
.
Exhibit VII-2: Interior Residential Wall Elevation
Rancho Marana West Specific Plan Amendment
June 2008 - 8 -
• -TUBULAR STEEL VIEW FENCE.
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Exhibit VII-3, Open Space Boundary Wall Elevations
5. Amenities
Site amenities may include trash receptacles, ash urns, benches, planters,
bicycle racks, bollards, drinking fountains and information displays.
Additional amenities may be approved by the developer. The following
principles and standards shall be applied to the selection and placement of
outdoor amenities:
a. Amenities shat{ be located so as not to impede the flow of
pedestrian traffic and shall conform to applicable Americans with
Disabilities Act (ADA) standards.
• b. Design shall reflect the character of the project area:
c. Amenities shall be constructed of long-wearing, vandal resistant
materials.
d. The final selection of amenities shall be based on 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.
e. Outdoor amenities shall be incorporated to some degree in the
majority of open space areas within a given development.
6. Commercial Parcels
The following landscape requirements apply to commercial development in
the Town Center:
a. A minimum of 50 percent of the trees within a commercial
development are to be 24 inch box size and the balance shall be 15
gallon size minimum.
b. Plant selection shall conform to the Rancho Marana West Specific
Plan plant palette.
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Rancho Marana West Specific Plan Amendment
June 2008 - 9 -
c. Parking lot trees shall be geometrically arranged in regularly spaced •
planter bays to create a formal look. Additional trees may be
planted in front of stalls.
d. Trees shall be located in planter bays to provide a shading effect to
the adjacent parking bays. Additional shrubs can be planted in
planter bays to further reduce large areas of unbroken paving.
e. 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.
No trees or large shrubs shall be planted within 10 feet of any entry.
driveway.
g. Shading of asphalt areas will be in accordance with the Marana
Land Development Code.
h. Informal groups of trees shall be planted next to structures.
Landscape berms are allowed and, if used, shall be undulating and
no more than 4 feet in height.
Visitor parking and drop-off areas shall be clearly defined with
distinct landscape materials and decorative paving. •
k. Service areas shall be screened from views from public streets with
a minimum 5-foot wide dense{y planted (andscape screen and a 5-
foot wall.
Required commercial streetscapes may not be phased. For phased
commercial development the required streetscape for the entire
development, including shrubs used for parking lot screening and
street trees, shall be installed when the first. phase of development
occurs.
7. Residential Open Space
Open space is a vital amenity contributing to and enriching the quality of
livable .spaces. It provides a refuge from urban. development, creates ~.
recreational opportunities and establishes buffers between varying land
use intensities. Open space shall be configured according to the following
standards:
a. Pedestrian paths
Landscape- designs should recognize the importance of pedestrian
use areas and incorporate treatments to enhance these particular
experiences. Pedestrian paths shall be laid out in such a manner
as to permit free and safe access for all residents to amenities
Rancho Marana West Specifrc Plan Amendment
June 2008 - 10
.within the project area. Pedestrian paths shaft be an 8-foot wide
minimum hard surface.
b. Landscaping.
1 } Vegetation within the open space areas shall consist of low
water use plants. Limited use of more water intensive plants
may be used in oasis areas.
2) Trees shall be minimum 15 gallon size with 30 percent in a
24 inch box size.
3) Shrubs shall be minimum 5-gallon size.
4) Groundcover and accents shall be minimum 1-gallon size.
5) Landscape berms, if utilized, shall be undulating and no
more than 4 feet in height.
6) The use of shallow basins is encouraged for the purpose of
water harvesting to provide plants with supplemental water.
7) Orchard -Trees shat{ be planted in an orchard grid
arrangement in various locations throughout the open space
areas (see Exhibit VII-4). Orchard .areas shat{ contain a
minimum of 12 trees and shall consist of a single species
per orchard area. Trees permitted in the orchard areas are
listed in the Rancho Marana West Specific Plan Appendix E.
8) Mesquite Bosque -Trees shall be planted in a loose grid
arrangement in various locations throughout the open space
areas (see Exhibit VII-4}. Bosque areas shall contain a
• minimum of 12 trees and shalt .consist of a single species
per Bosque. Trees permitted in the Bosque areas are limited
listed in the Rancho Marana West Specific Plan.
9) Plant Palette -Open space planting design shall be
compatible with adjacent development improvements. Plant
materials shall visually identify and separate individual use
areas while blending them into the overall visual
environment. With the exception of the "orchard" planting
areas and accent points, the trees and shrub planting
groups shall be informal. Permitted plant materials are
listed in the Rancho Marana West Specific Plan.
MESQUITE BOSOUE PLANTING WITH LOOSE,
ORGAINC GRID PATTERN.
~~.
•
Exhibit VII-4: Orchard and Bosque Concept
Rancho Marana West Specific Plan Amendment
June 2008 - 11
SPACEDGRID PATTERN. GRID MAY BE RECTILINEAR
OR MAY FOLLOW SITE CONTOURS OR PATHWAYS..
10) As development progresses, open spaces shall be designed
in a manner that is consistent_ and compatible, as
determined by the developer, with adjacent existing open
space areas. This includes the use of similar and
compatible plant materials, hardscape elements and
drainage features.
11) A minimum of twenty-five percent of a site's land area shall
be developed as pedestrian open space.
12) At least twenty-five percent of the pedestrian open space of
the site shall be landscaped.
G. SITE PLANNING
General Site Design Standards
a. The building design and elevation plans shall be sensitive to the
pedestrian scale of the overall Town Center.
b. The building frontage along the main streets shall be as continuous
as is practicable leaving spaces for normal vehicular and pedestrian
access and other functional open space needs.
c. 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 review process.
d. At least one pedestrian access shall be provided for every 150 feet
of building frontage along the main streets. The access shall
provide for connections between the parking lots and the street.
e. The pedestrian access shall be a minimum of 10 feet.
All building frontages shall be sensitive to pedestrian circulation and
human scale.
g. Corner buildings shall have the main entrance along the primary
street. Secondary entrances may be allowed along the non-primary
side.
h. Building articulation and configuration shall consist of:- ,
~.
1) Varied building facades
2} Strong continuous built influence along street fronts
3} Generous first floor heights
4) Architectural detailing
5) Special corner treatments
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Rancho Marana West Specific Plan Amendment
June 2008 - 12
i. Covered and shaded walkways may consist of one or more of the
• following:
1) Colonnades
2) Awnings
3) Trellises
4) Canopies
5} Other shading devices as accepted. by the Planning Director
j. Retail buildings shall include one or more of the following:
1) Multi-sided shopping
2) Varied shops
3} Continuous shop frontage
k. Alleyways and street corners shall be enhanced by one or more of
the following:
1) Framed views
2) Features that convey an element of surprise
3) Walk through show windows
• I. Parking integration into the Town Center shall contain:
1) Pedestrian friendly and inviting entry points to Main Street
2) Parking behind buildings
3) Parking structures where appropriate
2. Sidewalks
a. A licensing agreement that is applicable to the district shall be
required to assure continuous and safe sidewalks. The agreement
shall address the following:
1) Maintenance
2) The property owner's options in sidewalk construction and
integration with any existing sidewalks
3) Safe walkways
4) Permitted display and use of walkway areas
5) Signage
•
Rancho Marana West Specific Plan Amendment
June 2008 - 13
H. ARCHITECTURE
The Marana Town Center 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. It creates a more informal character and may be
symmetrical or, more typically, asymmetrical in its composition. It is
considered to be best suited ,for urban design gestures and mixed use
situations.
The revival styles are actually a mix of Spanish, Italian and French styles that
are carefully composed to create attractive buildings. These styles are well
suited to the Arizona climate, history and culture and will extend a small town
feel to the Town Center.
The vernacular style is a "dress down" version of the high style. It is less
ornate and therefore more suited to current building practices, expertise,
efficient and economical construction. It is less formal and allows for much
needed flexibility in building design and articulation.
1. General Architectural Standards
a. Mixed-use buildings shall provide residential entryways, on the first
floor. Residential units are not allowed on the first floor.
b. Maximum building height shall not exceed 55 feet.. Buildings along •
the main streets shall be at least 25 feet in height with two stories.
c. A tower, pole, cupola, dome or similar structure erected as an
accessory building or feature to a principal building on a site may be
a maximum of 66 feet upon approval by the Rlanning Director. The
feature or structure shall be subject to the following criteria:
1) The structure creates a varied appearance of height among
a group of buildings within a development.
2) The structure provides a focal point from public spaces
within the Town Center.
3} The structure provides a unique architectural feature among
Town Center buildings.
~:
d. Any building or structure erected on a site shall conform to the
established architectural styles, these Town Center Design
Standards,. and the Commercial Design Standards in the Land
Development Code.. ~;~
BUILDING MASSING AND ARTICULATION
The character of building mass should provide a community oriented scale of
development with friendly retail, office, lodging, residential. and civic opportunities. •
Rancho Marana West Specific Plan Amendment
June 2008 - - 14
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 may 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
•
Multi use congregation spaces
J. LIGHTING
Street lighting shall be designed for safety and to unify the Town Center
development in accordance with the Marana Lighting Code. Standards have been
designed to respond to the requirements of a variety of land uses and activities in
the, Town Center. Street, parking lot and .structural lighting fixtures shall provide
adequate illumination for the safety and comfort of vehicular and pedestrian traffic.
All lighting shall protect the night skies, and shall employ "full-cutoff' techniques
where possible.
All lighting in the project shall acknowledge the recommended lighting practices of
the Illuminating Engineering Society of North America.
Street and parking lot light fixtures shall match the existing type and pattern of ~'
a. On-site street. and parking lot light standards
b. Pedestrian sidewalks and transition zones (bollard/walkway lights)
street and pedestrian. lighting on Marana Main Street and Civic Center Drive. 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 lighting is encouraged.
i
1. Lighting Applications ~
Rancho Marana West Specific Plan Amendment
June 2008 - 15
c. Landscape accent, spot or flood lights (concealed to reduce glare)
d. Signage and monumentation (concealed to reduce glare)
e. Architectural facade accent, spot, or flood lights in commercial
zones (concealed to reduce glare}
2. Lighting Design Standards
a. Street lighting fixtures along major and primary roads shall be
consistent in design style.
b. Street lighting fixtures on secondary and internal roads shall be
consistent in design style and match those of adjacent parcels.
c. Luminaries and poles shall have a durable finish.
d. Lights shalt be constructed of vandal resistant materials, recessed,
or otherwise designed to reduce potential problems associated with
damage and replacement of fixtures.
e. Lighting elements shall have controls to allow their selective use as
an energy conservation measure.
f. Exterior lighting designs shall develop a hierarchy by varying
heights and fixtures. This defines the organization of pedestrian and
vehicular circulation patterns.
g. Creative lighting design shall be placed at focal areas such as
entrances (both pedestrian and vehicular), plazas, public art and
courtyards to provide a sense of place and arrival.
h. Parking areas, pedestrian walks, courtyards, plazas, seating and
building entrances shall be well lighted for security purposes.
i. Service area lighting shall be contained within the service yard
boundaries and enclosure walls. Light sources shall not be visible
from the street.
j. Architectural lighting should be used to articulate structural design
elements (i.e., wall washing, etc.} and emphasize community focal
points.
k. Area lighting includes building entries and other public plazas and
courtyards.
I. Building entries may be illuminated with soffit, bollard, step or other
comparable fighting.
•
•
•
Rancho Marana West Specific Plan Amendment
June 2008 - 16
~ 4
m. Bollards used for pedestrian areas shall not exceed 42 inches in
height. 18 inches is the minimum height for bollards.
n. Steps, ramps, and seating walls shall be illuminated with built-in
fixtures.
o. Pedestrian area lighting shall utilize subdued warm-white mercury
or incandescent lamps.
p. All exterior architectural lighting shall utilize indirect or hidden Fight
sources.
q. Allowable lighting includes wall washing, overhead down lighting
and interior lighting that spills outside.
r. Roof mounted light fixtures are not permitted.
s. Freestanding fixtures- shall be painted the same as street and
parking area fixtures.
t. Pedestrian lighting shall be used along walks and neighborhood
parks when independent of streets.
v. Lighting fixtures for parking lots that are located adjacent to any
residentially zoned parcel shall be limited in height to prevent light
• trespass and glare into residential areas.
w. Lights shall not be placed or directed in a manner causing glare or
excessive light to fall on adjacent sites.
x. A uniform light color shall be used within project areas.
1) Levels of illumination shalt remain consistent throughout the
project area.
2) Incandescent lighting is permitted far residential applications
only.
3} The use of color lenses is permitted subject to approval by
the Planning Director.
y. The design of freestanding light standards and their accompanying
structural supports shall be architecturally compatible with ~~
surrounding structures.
;,
z. Security lighting:
1 } Security lighting fixtures shall not project above the fascia
and/or roofline of the attached structure.
2) Fixtures shall have shields that are painted and designed to
be compatible with attached structure.
aa. All parking iot and driveway lights shall provide uniform illumination.
Rancho Marana West Specific Plan Amendment
June 2008
-17
• ,
bb. Electrical connections or junction boxes shall be concealed either •
within the structure of the fight or in a below-grade structure.
cc. Accent illumination is recommended to be located at key positions
within each project area such as entrances, exits, drives and
loading zones.
1) Accent lights shall be positioned to be hidden from
pedestrian view using plant material and a dark color
scheme that matches adjacent fixtures.
2) The position of light thrown by accent lights shall be
adjusted at regularly maintained intervals to reduce glare
thrown on adjacent traffic.
dd. Transformers or other electrical feeder apparatus shall not be
located at the primary entrances to the project. They shall be
screened from public view and painted to match the building or wall
color.
ee. Appropriate shielding or design techniques shall be used to remove
direct lighting sources from residential uses within mixed-use
buildings.
ff. Lighting shall be designed to afford safety and security along with
enhancement of general appearance of the area.
•
~,.
Rancho Marana West Specific Plan Amendment
June 2008 - 18