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HomeMy WebLinkAboutRancho Marana West Town Center Specific Plan Amendment 2 PCZ-2212-001 Exhibit A to Marana Resolution No. 2023-028 1 RANCHO MARANA WEST TOWN CENTER SPECIFIC PLAN AMENDMENT APPROVED JUNE 17, 2008 SPA-08027 Amended 21 March, 2023 PCZ2212-001 REVIEWED FOR CODECOMPLIANCE 04/26/2023 - mjohns No. No. Approved Amend 2 Rancho Marana West Town Center Specific Plan Amendment March 2023 2 F. ANN RODRIGUEZ, RECORDER DOCKET: 13332 RECORDED BY: MRB PAGE: 562 DEPUTY RECORDER 1562 PE2 NO. OF PAGES: 33 SEQUENCE: 20081200223 SMAR.A TOWN OF MARANA ATTN: TOWN CLERK 11555 W CIVIC CENTER DR ORDIN MAIL 06/20/2008 13:08 MARANA AZ 85653 AMOUNT PAID $ 22.00 MARANA ORDINANCE NO. 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 D e s i g n 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 17, 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 3 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. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 17th day of June, 2008. Ed Honea, Mayor ATTEST: APPROVED AS TO FORM: Marana Ordinance No. 2008.14 Page 2 of 2 Rancho Marana West Town Center Specific Plan Amendment March 2023 4 Rancho Marana West Town Center Specific Plan Amendment March 2023 5 Rancho Marana West Town Center Specific Plan Amendment March 2023 6 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. 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 - Barbershops, beauty salons, health clubs, copying services, clothes cleaning, tailoring, laundromats, picture framing, private postal services, shoe Rancho Marana West Town Center Specific Plan Amendment March 2023 7 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 establishment. 16. Other uses - Any use similar in nature and intensity to a use listed within the above categories as approved by the Planning Manager. 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 8 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, autom otive repair, bodywork, and automotive parts or vehicle retail. 2. Contractor yards. 3. All types of warehousing. 4. Recreational vehicle or manufactured home parks. 5. Industrial uses. 6. Heavy equipment sales. 7. Recreational vehicle or boat storage. 8. Any commercial outdoor storage uses. 9. Other uses - Any use similar in nature and intensity to a use listed within the above categories as determined by the Planning Manager. G. GENERAL 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: 1. Street Frontage Rancho Marana West Town Center Specific Plan Amendment March 2023 9 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. 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 permitted 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. b. The first floor front setback may be increased and designed as an outdoor gathering area with the following criteria: a. A shaded walkway that may be a colonnade, arcade, awning, pergola, first level floor overhang, recessed ground level floor and other similar design feature. b. The shaded walkways may encroach into the front setback and will be provided along the building edge facing the main streets. c. 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. 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 Rancho Marana West Town Center Specific Plan Amendment March 2023 10 a. 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. b. Buildings along the Main Streets shall be at least 25 feet in height. 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 water 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 Manager. 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 Rancho Marana West Town Center Specific Plan Amendment March 2023 11 square feet for balconies. 7. Minimum distance between principal buildings: per applicable 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 patio 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 1. Additional pedestrian access from the rear end or from the side of the building is encouraged, if applicable. 2. Vehicular access to blocks from side streets is encouraged. Rancho Marana West Town Center Specific Plan Amendment March 2023 12 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. L. SIGN STANDARDS All sign locations and sign designs through a detailed review of a 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. One ground monument sign is permitted for a development complex. 3. A maximum of two projecting signs are allowed for each building facade 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 to allow safe pedestrian movement. 6. Signs shall be designed to keep the source of illumination not visible from nearby residential uses. Design examples include light being transmitted through translucent material that is not white, yellow or a similar highly reflective color, internally lit signs with an opaque background Rancho Marana West Town Center Specific Plan Amendment March 2023 13 panel, and a neon sign using a non-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: 1. Storage areas shall be screened from all streets and adjacent property. 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. N. 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 shall 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 Manager. 6. Parking lot landscaping shall be subject to the following standards: a. Landscaping planters no less than six feet wide shall be 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 t e n 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 the location of a building, access area, drainage area or similar site constraint, the Planning Manager may determine whether the required parking area trees may be placed elsewhere on the site based on the approved landscaping plan. 7. Landscape requirements for parking areas may be excluded if solar parking structures are Rancho Marana West Town Center Specific Plan Amendment March 2023 14 incorporated into the parking lot area. 0. NOISE STANDARDS 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 15 VII. 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-1a. 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 Marana. 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 1. 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 Manager. 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. 4. Major amendments to these Design Standards shall be subject to the same process used to amend the zoning for the Rancho Marana West Specific Plan. Major amendments include: a. Changes to the land use boundaries. 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 16 5. If any provision herein is considered ambiguous or unclear, the Planning Manager 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. 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. 1. 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 all 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 buildings, Rancho Marana West Town Center Specific Plan Amendment March 2023 17 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 shall be designed to minimize conflicts with vehicular traffic. e. Bicycle parking shall be provided at focal points, recreation areas and activity centers. f. 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. 2. Street Design Streets that are safe and functional with easy access into the Town Center. The Rancho Marana West development provides new connections to Main 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. Streetscapes shall include abundant street trees and special plantings. d. A street and sidewalk environment with colonnades, trellises and other shade structures is encouraged. e. Sidewalk areas shall include special paving and pedestrian oriented open Rancho Marana West Town Center Specific Plan Amendment March 2023 18 spaces. f. Driveways serving commercial development shall be shared where possible. g. Access and interconnectivity shall be provided to and between residential parcels is encouraged, where practical. 3. Local Streets Local streets will 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. 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 water to the Santa Cruz River. The following standards are incorporated in the Rancho Marana West design: 1. 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 shall be required prior to the completion of the Barnett Linear Park to the Santa Cruz River. This retention area 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 19 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 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: 1. 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. f. 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. Vehicular 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 Town Center Specific Plan Amendment March 2023 20 a. Service parking can 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 Manager. b. Wall design shall be in accordance with the exhibits in this section. Alternative wall designs may be approved by the developer and the Planning Manager. 1) Alternative wall designs may be approved by the Planning Manager 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 Manager and the developer. 4) Screen walls or fences of sheet or corrugated metal or chain-link fencing must be approved by the Planning Manager. Exhibit Vll-1: Commercial and Perimeter Wall Elevation 5) Interior residential wall design shall be in accordance with Exhibit Vll-2 Rancho Marana West Town Center Specific Plan Amendment March 2023 21 and 3. Alternative wall designs may be approved by the Planning Manager 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 Manager and the developer. 8) The Planning Manager and the developer shall determine where walls and fencing may be placed with the ideal to eliminate walls and fencing where appropriate. Bx2x16 SOLID CAP COLOR TO BE EARTH TONE APPROVED BY MASTER DEVELOPER. BxBx 16 PILASTER "H" BLOCK COLOR TO BE EARTH TONE APPROVED BY MASTER DEVELOPER. 4x8x16 INTERLOCKING FENCE BLOCK COLOR TO BE EARTH TONE APROVED BY MASTER DEVELOPER. Exhibit Vll-2: Interior Residential Wall Elevation 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 shall be located so as not to impede the flow of pedestrian traffic and shall conform to applicable Americans with Disabilities Act (ADA) Rancho Marana West Town Center Specific Plan Amendment March 2023 22 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. 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. f. 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. i. Landscape berms are allowed and, if used, shall be undulating and no more than 4 feet in height. j. 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 densely planted landscape screen or a 5-foot wall. l. Required commercial streetscapes may not be phased. For phased commercial development the required streetscape for the entire development, including Rancho Marana West Town Center Specific Plan Amendment March 2023 23 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 within the project area. Pedestrian paths shall 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 shall be planted in an orchard grid arrangement in various locations throughout the open space areas (see Exhibit Vll-4). Orchard areas shall 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 Vll-4). Bosque areas shall contain a minimum of 12 trees and shall 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. Rancho Marana West Town Center Specific Plan Amendment March 2023 24 MESQUITE BOSQUE PLANTING WITH LOOSE. ORGAINC GRID PATTERN. Exhibit Vll-4: Orchard and Bosque Concept 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 1. 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. All building frontages shall be sensitive to pedestrian circulation and human scale. e. Building articulation and configuration shall consist of: 1) Varied building facades 2) Strong continuous built influence along street fronts Rancho Marana West Town Center Specific Plan Amendment March 2023 25 3) Generous first floor heights 4) Architectural detailing 5) Special corner treatments f. 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 Manager. g. Retail buildings shall include one or more of the following: 1) Multi-sided shopping 2) Varied shops 3) Continuous shop frontage h. 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 H. 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 Town Center Specific Plan Amendment March 2023 26 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 mass 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 alongside alleys d. Public art and landscaping at strategic points e. Safe and shaded pedestrian path connections to shops f. Multi use congregation spaces I. LIGHTING Street lighting shall be designed for safety and to unify the Town Center development in accordance with the Town of Marana Outdoor 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. 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. 1. Lighting Applications a. On-site street and parking lot light standards b. Pedestrian sidewalks and transition zones (bollard/walkway lights) c. Landscape accent, spot or floodlights (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) Rancho Marana West Town Center Specific Plan Amendment March 2023 27 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 shall 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. l. Building entries may be illuminated with soffit, bollard, step or other comparable lighting. 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 lamps. p. All exterior architectural lighting shall utilize indirect or hidden light sources. q. Allowable lighting includes wall washing, overhead down lighting and interior lighting that spills outside. r. Roof mounted light fixtures are not permitted. Rancho Marana West Town Center Specific Plan Amendment March 2023 28 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. u. 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. v. Lights shall not be placed or directed in a manner causing glare or excessive light to fall on adjacent sites. w. A uniform light color shall be used within project areas. 1) Levels of illumination shall remain consistent throughout the project area. 2) Incandescent lighting is permitted for residential applications only. 3) The use of color lenses is permitted subject to approval by the Planning Manager. x. The design of freestanding light standards and their accompanying structural supports shall be architecturally compatible with surrounding structures. y. 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. z. All parking lot and driveway lights shall provide uniform illumination. aa. Electrical connections or junction boxes shall be concealed either within the structure of the light or in a below-grade structure. bb. 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. cc. 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. dd. Appropriate shielding or design techniques shall be used to remove direct lighting sources from residential uses within mixed-use buildings. ee. Lighting shall be designed to afford safety and security along with enhancement of general appearance of the area.