HomeMy WebLinkAboutMarana Main Street Specific Plan Second AmendmentARA TA MAID STREET-,-.,*.
S P E C I FCC PLAN AMENDMENT
t
i
t
i AV
0!'
074 A +lAi1gl4ltiHh'._
O C T O B E R 2 0 2 1
F. ANN RODRIGUEZ, RECORDER
Recorded By: JI
DEPUTY RECORDER
4906
SMARA
TOWN OF NDIRANA
TOWN CLERIC
111111111111111111111111111
SEQUENCE:
NO. PAGES:
ORDIN
11555 N CIVIC CENTER DR AMOUNT PAID:
MARANA AZ 85653
MARANA ORDINANCE NO. 2013.004
20130880330
3
03/29/2013
10:58
8.00
RELATING TO DEVELOPMENT; APPROVING AMENDMENTS TO THE MARANA MAIN
STREET SPECIFIC PLAN
WHEREAS, the Town of Marana is representing the property owners of approximately 28
acres of land located within the southwest quarter of Section 22, Township 11 South, Range 11 East,
as described on Exhibit "A", attached hereto and incorporated herein by this reference; and,
WHEREAS, The Marana Main Street Specific Plan was adopted by the Marana Town
Council November 18, 2008, by Ordinance 2008.24; and,
WHEREAS, the Marana Planning Commission held a public hearing on February 27, 2013,
and at said meeting voted unanimously to recommend that the Town Council approve said
amendment, adopting with the recommended conditions; and,
WHEREAS, the Marana Town Council heard from staff and members of the public at the
regular Town Council meeting held March 19, 2013, and has determined that the amendment to the
Marna Main Street 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 Marana Main Street Specific Plan is hereby amended by updating the
Introduction, Development Plan and the Development Regulations ofthe current plan. Amendments
include creating additional land use designations, addressing freeway signage, amend the criteria for
drive-through facilities and modify the street section for Marana Main Street.
Section 2. The purpose of this amendment is to modify the specific plan to clarify, and
provide opportunities similar to other developments, in developing the commercial project design,
subject to the following conditions, the violation of which shall be treated in the same manner as a
violation of the Town of Marana Land Development Code (but which shall not cause a reversion of
this rezoning ordinance):
1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at
the time of any subsequent development including, but not limited to, requirements for
public improvements.
2. Any preliminary plat or development plan shall be in general conformance with the Land Use
Concept of the Marana Main Street Specific Plan.
3. This proj ect is located within the Northwest Marana. Transportation, Lower Santa Cruz River
Levee, and Marana Park Benefit Areas, and will be subject to those fees at time of
permitting.
Ma 'OrdWam No. 2013.OD4
Page 1 of 3
P'
4. The property owner shall not cause any lot split of any kind without the written consent of
the Town of Marana.
5. No approval, permit or authorization by the Town of Marana authorizes violation of any
federal or state law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and regulations,
including the Endangered Species Act and the Clean Water Act. Appropriate experts should
be retained and appropriate federal and state agencies should be consulted to determine any
action necessary to assure compliance with applicable laws and regulations.
6. The Developer shall dedicate, or cause to have dedicated, the necessary rights-of-way for
Marana Main Street and Sandario Road.
7. A drainage study must be submitted by the Developer and accepted by the Town prior to
approval of any preliminary plat or development plan.
8. Potential buyers shall be notified that some or all of the property in this rezoning may be
subject to an annual tax and assessment by Cortaro Marana Irrigation District and Cortaro
Water Users' Association
9. A detailed traffic analysis shall be submitted and accepted by staff prior to approval of any
preliminary plat or development plan.
10. The developer will be responsible for the design and construction of any roadway
improvements that the Town requires based on the data and findings of the accepted traffic
impact analysis and other traffic studies that will be required at the platting or development
plan stages of this project.
11. A Sewer Service Agreement and Sewer Plan shall be submitted by the Developer and
accepted by the wastewater provider and the Town Engineer prior to the approval of any
preliminary plat or development plan.
12. The property owner shall transfer, by the appropriate Arizona Department of Water
Resources form, those water rights being IGR, Type I or Type II to the Town of Marana for
the Town providing designation of assured water supply and water service to said property. If
Type I or Type II are needed on said property, the Town and developer/landowner shall
arrive at an agreeable solution to the use of those water rights appurtenant to said land.
13. To ensure that the historical heritage of the site is remembered, in the first phase of this
development the developer will build and install to Town specifications a marker
commemorating the cotton production and processing that occurred on this site. Maintenance
of the heritage marker will be the responsibility of the Town of Marana.
14. The Specific Plan document may be subject to minor grammatical and illustrative changes
prior to Town Council consideration.
15. An annual report shall be submitted within 30 days of the anniversary of the Town Council's
approval of the Specific Plan in addition to those requirements listed in the Land
Development Code and Specific Plan.
16. Upon adoption of the ordinance by the Mayor and Council approving the Mauna Main Street
Specific Plan, the applicant shall provide the Planning Department with the following final
edition of the Marana Main Street Specific Plan: one non -bound original; five bound copies;
Mauna Ordinance No. 2013.004
Page 2 of 3
and three digital copies in Microsoft Word or other acceptable format within sixty days of the
adoption.
17. The developer of each lot in this project will be responsible for the design and construction
of Marana Main Street to its ultimate cross section along the frontage of said developer's
pmlcet property.
Section 3. This Ordinance shall not be effective until the Town files with the county recorder
an instrument (in a form acceptable to the Town Attorney), executed by the Property Owners and any
other party having any title interest in the Rezoning Area, that waives any potential claims against
the Town under the Arizona Property Rights Protection Act (A.R.S. § 12-1131 et seq., and
specifically A.R.S. § 12-1134) resulting from changes in the land use laws that apply to the Rezoning
Area as a result of the Town's adoption of this Ordinance. If this waiver instrument is not recorded
within 90 calendar days after the motion approving this Ordinance, this Ordinance shall be void and
of no force and effect.
Section 4. All ordinances, resolutions and motions and parts of ordinances, resolutions, and
motions of the Marana Town Council in conflict with the provisions of this Ordinance are hereby
repealed, effective as of the effective date of this Ordinance.
Section S. 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
19m day of March, 2013.
ATTEST:
Mayor #A Honea
Manna Ordm m No. 2013.04
Page 3 of 3
Marana Main Street
SPECIFIC PLAN
SPA -13004
Submitted to:
TOWN OF MARANA
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared by:
LONG RANGE PLANNING
Town of Marana Planning Department
Marana, Arizona 85653
March 2013
Table of Contents
Section I: Introduction
A. Specific Plan Summary.. ................ ............ ............................................. ...................... 1-1
B. Location....................................................... ...................................................................... 1-1
C. Authority and Scope.......................................................................................................... 1-1
D. Legal Description............................................................................................................ 1-2
Section II: Development Plan
A. Purpose and Intent........................................................................................................... II -1
B. Objectives of the Specific Plan......................................................................................... If -1
C. Relationship to Town Policy Documents .................... ................................. ........ _.,.......... 11-1
1. Marana 2010 General Plan........................................................................................ II -1
2. Marana Strategic Plan............................................................................................. . 11-2
3. Economic Roadmap................................................................................................... 11-2
4. Single Central Business District.................................................................................. II -2
D. Compatibility with Adjoining Development......................................................................- 11-2
E. Land Use Concept Plan.................................................................................................... 11-3
1. Highway Support Commercial.................................................................................... 11-3
2. Marana Main Street Commercial................................................................................ I1-3
F. Circulation Concept Plan.................................................................................................. I1-4
G. Grading Concept.............................................................................................................. I1-5
H. Post Development Hydrology........................................................................................... 11-5
I. Viewsheds.................................................................................................................... ....11-5
J. Open Space and Recreation Concept.............................................................................. 11-5
K. Cultural Resources........................................................................................................... I1-6
L. Infrastructure and Public Facilities.................................................................................... 11-6
1. Sewer.........................................................................................................................11-6
2. Fire Service................................................................................................................ 11-6
3. Water..........................................................................................................................11-6
4. Schools.......................................................................................................................I1-6
5. Public Utilities............................................................................................................. 11-6
Marana Main Street
Specific Plan '
Table of Contents
Section III: Development Regulations
A. Purpose and Intent.......................................................................................................... III -1
B. General Provisions.......................................................................................................... III -1
1. Applicability of Town of Marana Land Development Code ........................................ III -1
2. Building Code............................................................................................................ III -1
3. Additional Uses.......................................................................................................... III -1
4. Mix of Uses................................................................................................................ III -1
C. Development Regulations .. ...................... ....................................................................... III -2
1. Permitted Uses......................................................................................................... III -2
2. Accessory Uses........................................................................................................ I11-2
3. Conditional Uses...................................................................................................... III -2
4. Prohibited Uses........................................................................................................ III -4
5. Development Standards........................................................................................... III -4
a. Land Use Designation Exclusive Standards .................................................III 5
1. Highway Support Commercial.......................................................................... III -5
2. Marana Main Street Commercial..................................................................... III -5
b. Standards Applicable to the Entire Marana Main Street Specific Plan ....... .... ......11l-6
D. Design Standards ............................... ............... ................................................. ........... III -10
1. Purpose and Intent...................................................................................................III-10
2. Authority and Scope.................................................................................................II I-10
3. Circulation Standards ............................. ........ .................. ........................................ III -10
4. Site Planning ...........................................................................................................III-12
5. Landscape Design Standards .............. ..................................................................... III -13
6. Architectural Standards....................................................... ..................................... III -15
7. Signage .................................................................................................................III-17
8. Exterior Lighting........................................................................................................III-17
9. Commemorative Marker/Monument.........................................................................III-17
Section IV: Implementation and Administration
A. Purpose...........................................................................................................................IV-1
B. Proposed changes to Zoning Ordinance......................................................................... IV -1
Marana Main Street
Specific Plan
C. General Implementation Responsibilities........
D. Development Review Procedures .................
E. Phasing.........................................................
F. Specific Plan Administration ...........................
GFees...............................................................
Appendices
Definitions.............................................................
Legal Description ..................................................
List of Exhibits
Exhibit I.13.1: Regional Context Map ............
Exhibit I.13.2: Location Map ..........................
Exhibit ILD: Existing Land Use ...................
Exhibit ILEA: Land Use Designations...........
Exhibit II. E.2: Land Use Concept..................
Manana Main Street
Specific Plan
Table of Contents
IV -11
IV -1
I....... IV-2
IV-2
IV -3
I ...........................................
A-1
B-1
1-3
I.................,.
I-4
I ................ I ........ ... II-8
11-9
I.......... II -10
I. Introduction
Introduction
A. Specific Plan Summary
The Marana Main Street Specific Plan is comprised of a development plan, development
regulations, implementation and administration section, and an appendix. A Development
Capability Report is not included. The site was previously analyzed and a Development
Capability Report was submitted and approved with the Cotton Gin PropertyNankee Point
rezoning by Ordinance 2001.24. The Marana Main Street Specific Plan originated by
Ordinance 2008.24 which changed the zoning of the property from the A and VC zones to
F, Specific Plan.
The Marana Main Street Specific Plan is intended to provide the framework for a stable and
attractive commercial development. The plan will provide economic and employment
opportunities for the Town of Marana in the form of tax revenue and employment
generating businesses by creating a mixed-use, interactive development that combines
regional and service retail, entertainment, office/housing, and hospitality uses.
The Marana Main Street Specific Plan establishes comprehensive guidance and
regulations for the development of approximately 28 acres located in the Town of Marana.
The Specific Plan establishes the development regulations, programs, development and
design standards required for the implementation of the approved land use plan. The
Specific Plan also provides parameters to implement the Land Use Plan by establishing
policies and regulations to replace and supersede the Marana Main Street Specific Plan
adopted in 2008, and other Town development regulations. The Specific Plan is regulatory
and adopted by ordinance.
B. Location
The property is located in the northwest area of Marana (See Exhibit I.B.1 — Regional
Context Map.), south of the southeast corner of Marana Road and Sandario Road in the
southwest quarter of Section 22, Township 11 South, Range 11 East. (See Exhibit 1.B.2 -
Location Map.)
C. Authority and Scope
The authority for preparation of Specific Plans is found in the Arizona Revised Statutes,
Section 9-461.09. The law allows the preparation of Specific Plans based on the Land Use
Plan as may be required for the systematic execution of the General Land Use Plan, and
further, the law allows for their review and adoption. This Specific Plan is consistent with
the Town of Marana 2010 General Plan ratified on May 17, 2011.
Town of Marana Ordinance 87.22 provides the uniform procedures and criteria for the
preparation, review, adoption and implementation of Specific Plans in Marana. Pursuant to
these state statutes and Town of Marana 87.22, a public hearing will be conducted by the
Town Planning Commission and the Town Council, after which the Specific Plan ordinance
may be adopted by the Town Council and become effective.
Marana Main Street I-1
Specific Plan
Introduction
Once adopted, the Marana Main Street Specific Plan will be a regulatory plan which will
serve as the zoning and development code for the subject property. Final plats and any
other development approvals must be consistent with the Specific Plan.
D. Legal Description
See Appendix.
Marana Main Street 1-2
Specific Plan
Introduction
n11+e Ne Y ti`M
y ten. . •s
Exhibit 1.13.1. Regional Context
Marana Main Street 1"3
Specific Plan
Introduction
Exhibit 1.13.2: Location Map
Marana Main Street 1-4
Specific Plan
II. Development Plan
Development Plan
A. Purpose and Intent
Marana Main Street is intended to implement policies of the Marana 2010 General Plan
while providing a unique development that meets the specific needs of the site and the
community. Development criteria established in this plan ensure quality design for the
separate uses while maintaining a common theme throughout the project.
This Development Plan section includes a description of the objectives and policies of
the plan combined with various plan components that will meet the Town's vision for
development in Northwest Marana. The Development Plan provides a logical
continuation of the principles and design criteria of the Marana Municipal Complex area
to the south and the broader Single Central Business District. This section provides the
rationale for the Development Regulations in Section III.
B. Objectives of the Specific Plan
The objective of the Marana Main Street Specific Plan is to create a development that
will provide an attractive, vibrant place for visitors and local residents to shop, dine, do
business or stay a few days at a hotel. The land use concept provides a variety of things
to do and a number of ways to get around the development.
This development has two complimentary commercial land use designations; Highway
Support Commercial in the northern portion of the project and Marana Main Street
Commercial in the southern section of the development.
The Marana Main Street Specific Plan plays a key role in the development of the
downtown area, along with the extension of Marana Main Street to the south, and serves
to connect to the Marana Health Center and Marana Municipal Complex off Civic Center
Drive.
C. Relationship to Town Policy Documents
The intent of the Marana Main Street Specific Plan is to further promote and meet the
goals and objectives in the Marana 2010 General Plan, the Marana Strategic Plan II, the
Economic Roadmap, and the Single Central Business District.
Marana 2010 General Plan
Marana Main Street has been designed to achieve the goals and policies set forth in the
Marana 2010 General Plan. The Marana Main Street Specific Plan addresses the
General Plan's land use goal to provide opportunities for diverse developments that
maximize the benefits to the community and promotes new development that is
compatible with existing land uses. Located in the northwest growth area, this plan is
located in an area targeted as the primary growth area in the next decade and will
provide services not currently offered.
Marana Main Street II -1
Specific Plan
Development Plan
Marana Strategic Plan 11
Marana Main Street promotes strategies outlined in the Strategic Plan II's Commerce
focus area fulfilling a number of important initiatives including the initiative to allocate
and maximize town resources to engage in the recruitment, retention, and expansion of
business and industry. This project will also recruit new commercial businesses,
encourage the development of the Marana Downtown/Main Street area and promote
development of the Downtown Activity Center as outlined in the Marana Economic
Roadmap.
Economic Roadmap
In order to achieve successful economic growth, the Marana Economic Roadmap
identifies nine economic activity centers, each having its own set of opportunities and
challenges due to the unique characteristics within the Marana Planning Area. This level
of comprehensive planning allows the Town to focus its investment and resources on
creating a variety of unique places that will attract commerce and economic activities.
The intent of the activity center concept is to target specific businesses or encourage
appropriate types of development to locate in a specific activity center.
Marana Main Street is located in the Downtown Activity Center. Downtown Marana as
currently envisioned is a large Activity Center, identified as part of the Council -approved
Single Central Business District. This area can include a variety of development areas
tied together with unifying design features.
Single Central Business District
The Marana Main Street Specific Plan is situated in the northwest area of Marana within
the Single Central Business District. (See Exhibit I.B.1: Regional Map.) The Single
Central Business District is envisioned as a vital center of commerce and is part of an
economic development strategy to reinvestment in our community, support existing
business and promote new development by the private sector. Creating a central
commerce area for Marana began with the Town Council's authorization of a Single
Central Business District (CBD) by Resolution 2008.60.
D. Compatibility with Adjoining Development
The Marana Main Street Specific Plan seeks to be compatible with the existing and
planned development in the area (see Exhibit II.D.— Existing Land Use). The proposed
development is a mixed-use program that represents a key component of the live -work -
play lifestyle sought for Marana. The core of the live -work -play design philosophy
provides opportunities to integrate surrounding land uses so that people can do all three
activities without going elsewhere. Marana Main Street will integrate and complement
existing and adjacent planned development to achieve this lifestyle.
Marana Main Street II -2
Specific Plan
Development Plan
The development plan is compatible with the development trends in the surrounding
area and along Interstate 10, incorporating consideration of the needs of travelers on the
Interstate as well as the needs of residents of Northwest Marana and surrounding areas.
To minimize potential impacts to area residents, freeway oriented uses will be located
along the northern portion of the site closer to the 1-10 and Frontage Road. Transitioning
to the south, the project will become more community oriented and will include less
intense uses. Along the southern property line a 50' landscape setback will be utilized to
attenuate noise and visual impacts to the residents to the south in Marana Vistas.
E. Land Use Concept Plan
The Marana Main Street Specific Plan has the advantage of location and proximity.
Situated along Interstate 10 between Tucson and Phoenix in the Sun Corridor, this site
can support several types of commercial activity (See Exhibit II.E.1 — Land Use
Designations). This plan proposes Highway Support Commercial in the northwest
portion of the site, near Interstate 10, and Marana Main Street Commercial to the
southwest and northeast, closest to an existing neighborhood and proposed mixed-use
development. (See Exhibit II.E.2 - Land Use Concept for an illustrative depiction of how
development within Marana Main Street Specific Plan may occur.)
The plan contains two commercial land use designations, Highway Support and Marana
Main Street. Both land uses will share the live, work, play, shop character sought for in
this development. Pedestrian connections, largely in the form of sidewalks, will be
provided to all areas of the project and will be clearly designated using decorative paving
or other specialty treatment to accommodate pedestrian access. Plazas and public open
spaces are envisioned among the commercial and restaurant uses at street -level to
encourage extended pedestrian activity and community gatherings. Buffering techniques
along Sandario Road will be used to beautify both the Highway Support Commercial and
Marana Main Street Commercial to increase the area's viability.
Highway Support Commercial
Highway support opportunities include commercial development with hospitality and
convenience related establishments. These uses will provide new services not currently
offered, and help to revitalize this important Sandario Road community.
A bank with a drive-thru teller and restaurant with a drive-thru may be located on
Sandario Road, a hotel is planned in the northeast area of the Highway Support
Commercial Area.
Marana Main Street Commercial
The southern portion of the Marana Main Street Commercial area will have Main Street
themes. Community oriented commercial development with street level retail and upper
Marana Main Street II -3
Specific Plan
Development Plan
level office or residential use will bring home the live, work, play, shop environment
needed in this area. The northeast portion of the development area will have a large
freestanding building with pedestrian access along the Marana Main Street roadway and
proposed private drive to the hotels and Frontage Road. On -street parking will be
provided on the western half of the Marana Main Street roadway, parking lots will be
located behind the commercial buildings with convenient pedestrian connections to the
storefronts. The proposed multi -story Marana Main Street buildings will have retail
shops, restaurants and commercial services at the street level, and offices or residences
above. The ground floor is envisioned to have a variety of shop fronts and displays; this,
along with the incorporation of plazas and other types of public gathering places at
crucial nodes will invite the social connections so important to making a place
successful.
F. Circulation Concept Plan
This project has a critical link to the Marana Main Street roadway, providing circulation
between Grier and Sandario Road, which :should be constructed as a single project.
The Marana Main Street roadway will bisect the development and will provide internal
access to the project and to Barrios de Marana. Marana Main Street and Sandario Road
will service the project.
Marana Main Street is to be a road that lends itself to creating a vibrant area. By creating
the flexibility in the cross-section we can have sidewalks, be provided with shade
structures that are on private property and not in the public rights of way.
Internal access lanes lead from the Marana Main Street roadway to serve the
development. Location of these access points and the internal circulation pattern
separates the freeway oriented development on the north from the community
development to the south. Access to Frontage Road could facilitate freeway access but
will be dependent upon the ultimate resolution of Frontage Road by the Arizona
Department of Transportation (ADOT) and the Town of Marana.
To address capacity levels of service, more precise ADTs, and improvements needed
for specific uses, a detailed traffic analysis will be provided to the Town of Marana at the
time of development plan review. The detailed traffic analysis will also address the
proposed access impacts on the existing developments surrounding the site, a capacity
analysis for the proposed off site streets, and a description of the improvements required
for this project.
Pedestrian paths and sidewalks will connect all uses and areas within the Marana Main
Street Specific Plan as alternatives to vehicular circulation. Open space will be easily
accessed within the 28 acre area. Regularly spaced breaks between buildings in Marana
Main Street will be provided to encourage pedestrian activity. Connections to areas
beyond the Specific Plan have also been incorporated into the project design, including
sidewalks at Sandario Road, Denny Road, and to the east along Frontage Road.
Marana Main Street II -4
Specific Plan
Development Plan
G. Grading Concept
Due to its previous use as a cotton production facility, the site has been completely
graded. Additional grading will create drainage basins and other on-site drainage
features. Additional geotechnical studies will be completed prior to site disturbance to
determine the extent of grading required.
H. Post Development Hydrology
The project area is proposed to transition from vegetative open space to a commercial
development project. The project will conform to Town of Marana hydrology standards.
The entire site is in an established 100 year floodplain. Finished floor elevations shall be
situated no less than one foot above the 100 year water surface elevation for the
adjacent drainage basin and 100 year flood plain.
The development of this site will not alter the drainage characteristics of any upstream or
downstream property owners. The project site falls within the Santa Cruz levee benefit
area and therefore will be subject to impact fees current at the time of platting or
development plan approval.
The development of this site will be in conformance with the Town of Marana detention
and retention standards. All on-site generated storm water runoff will be conveyed to
proposed drainage basins as surface flow.
L Viewsh eds
Development on this site will not impair views of significant off-site features for properties
adjacent to the site. Views may be impacted from the adjacent convenience store and
from the northernmost residents of the Marana Vista subdivision. A 50 foot landscape
buffer along the southern edge of the property will mitigate potential impacts.
Due to the prevailing flat topography of the project site and the relatively flat terrain of
surrounding properties, the subject property is highly visible from all adjacent property.
Landscaping buffering will soften the visual impact of this development. The
development should have little or no negative impact to the views of the existing
businesses along Sandario Road.
J. Open Space and Recreation Concept
Urban open space areas will be sprinkled throughout the development in the form of
plazas and enclaves. Visitors will want to congregate in these areas as these spaces will
offer shade and inviting design features. Pedestrian amenities include benches and
Marana Main Street II -5
Specific Plan
Development Plan
green spaces. Plants chosen for their form, color, drama, stateliness and shade qualities
offer relief and passive recreation opportunities.
K. Cultural Resources
A surface inspection of the entire site will be completed in conjunction with the
subdivision plat and/or development plan submittals. Based on the findings of cultural
resource inspections, appropriate measures will be taken in accordance with applicable
federal, state and local regulations.
L. Infrastructure and Public Facilities
Sewer
The developer will enter into a Sewer Service Agreement for required facilities and
capacity with the wastewater provider.
Fire Service
The Marana Main Street Specific Plan area is within the boundaries of the Northwest
Fire and Rescue District. The nearest fire station (Northwest Fire District Station #36) is
located at 13475 N. Marana Main Street, approximately 1/2 mile south of the project site.
Water
The developer will enter into a Water Service Agreement for required facilities with the
water provider.
Schools
The property is within the Marana Unified School District (MUSD). Estes Elementary
School, Marana Middle School and the Marana Plus Alternative Education facility are
located across the street to the east of the project site. Marana High School is located
approximately 6 miles south of the project site. In addition, a new high school is planned
approximately one mile south and west of the project site.
Public Utilities
a. Natural Gas
Southwest Gas serves this area and will provide service to the property.
b. Communications
Telephone service and line installation is available in this area through Qwest
Communications. Comcast Cable has cable infrastructure in this area and
can provide service to the property.
c. Electric Power
Electric Power will be provided by Tucson Electric Power Company.
Marana Main Street 11-6
Specific Plan
Development Plan
d. Cortaro Marana Irrigation District (CMID)
The project is within the Cortaro Marana Irrigation District
Marane Main Street
II -7
Specific Plan
Development Plan
4w w. xa- *. M •.w ..Rr it
Exhibit II.D: Existing Land Use
Marana Main Street II -8
Specific Plan
Development Plan
d
Exhibit II.E.1: Land Use Designations .. :
f ceei • R'1.m ]..am.a ffif YT
Marana Main Street II -9
Specific Plan
Development Plan
Exhibit II.E.2. - Marana Main Street Conceptual Site Plan
Marana Main Street II -10
Specific Plan
III. Development Regulations
Development Regulations
A. Purpose and Intent
These regulations will serve as the primary mechanism for implementation of the
Marana Main Street Specific Plan. The Marana Main Street Specific Plan Development
and Design Standards are intended to establish the intensity and character of the
development by prescribing site-specific standards that are tailored to the unique
qualities of the project. The regulations contained within this section provide an
appropriate amount of flexibility to anticipate future needs and to achieve compatibility
with surrounding land uses.
The project has two land use designations, Highway Support Commercial and Marana
Main Street Commercial.
B. General Provisions
1. Applicability of the Town of Marana Land Development Code
If an issue, condition, or situation arises or occurs that is not addressed by this
Specific Plan, the applicable portions of the Town of Marana Land Development
Code that are in place at the time of development shall apply.
2. Building Code
All construction within the Specific Plan area shall comply with all currently adopted
building codes and regulations.
3. Additional Uses
Whenever a use has not been specifically listed as being a permitted use in the
particular zone classification within the Specific Plan, it shall be the duty of the
Planning Director to determine if said use is: (1) consistent with the intent of the
zone, and (2) compatible with other listed permitted uses. Any person aggrieved by
the determination may appeal that decision to the Marana Board of Adjustment.
4. Mix of Uses
Permitted uses are encouraged to be mixed, both horizontally and vertically, and
subject to applicable building safety codes and regulations. Specifically, the Marana
Main Street Specific Plan promotes a vertical mix of uses along Marana Main Street
and Sandario Road where commercial establishments occupy space at street level
with office and residential uses above.
Marana Main Street III -1
Specific Plan
Development Regulations
C. Development Regulations
1. Permitted Uses
Boutique hotels
Churches, synagogues, or similar place of worship
Clinics/therapy services
Commercial/retail
Day care services
Educational uses
Entertainment services
Financial services (including drive-through facilities — subject to the Section
3.b.1-3.)
Fitness centers and other commercial recreation
Food and beverage services including bars, restaurants and diners
Hotels or motels
Institutional uses
Offices
Open Spaces, including public spaces
Personal services
Residential within a mixed-use building (subject to 5.b.5.)
Warehouses associated with retail sales
Other uses — Any use similar in nature and intensity to a use listed within the
above categories as determined by the Planning Director.
2. Accessory Uses
The following accessory uses are permitted when associated with the principal
permitted use:
Outdoor seating, courtyards, and recreational facilities
Parking structures
Covered parking
Outdoor retail and service display areas
3. Conditional Uses
All conditional uses shall require a Conditional Use Permit reviewed and approved as
prescribed in the Land Development Code. The request must be consistent with the
purpose and intent of the Marana Main Street Specific Plan, and may be subject to
additional special conditions and limitations. Conditional uses that may be permitted
include the following:
a. Any commercial use with a first story single tenant space floor area greater than
70,000 square feet.
b. Drive-through facilities for a restaurant, pharmacy, and similar uses with the
following criteria:
Marana Main Street III -2
Specific Plan
Development Regulations
1. The development is limited to lots four (4) and five (5).
2. The design precludes vehicular access conflicting with an existing or planned
adjacent use.
3. The facility is located to minimize noise and odors.
c. Indoor self -storage facility
1. All indoor self service storage shall be subject to the following use and design
standards, in addition to all other applicable regulations:
a. Building must be located towards the Frontage Road.
b. All storage shall be inside a building or fully enclosed structure.
c. Vehicle parking shall be for provided for loading and unloading. Motor
vehicles shall not be parked overnight or otherwise stored within or
outside the site.
d. Storage of flammable or hazardous materials and explosives is
prohibited, as well as storage of any materials that are offensive or
noxious because of odors, dust, or fumes.
e. Building facades shall be two or more stories and have the appearance of
a multi -story building through the use of windows, doors, awnings,
canopies or other appropriate building elements.
f. All structures within Marana Main Street must meet the Commercial
Design Standards.
g. No outdoor storage of vehicles, supplies or equipment shall be permitted.
h. Only "dead storage" shall be permitted, which shall mean the keeping of
goods not in use and not associated with any office, retail or other
business activity conducted on premises. Conducting an office, retail or
other business or service use from a storage unit shall be prohibited. One
administrative office for the proprietor of the self -storage business shall
be permitted within the facility in appropriately designed space.
d. Marana gateway sign up to eighty-five (85) feet in height.
e. Electronic Message Display sign subject to the following criteria
1. General
a. All electronic message displays shall be integrated into a permitted on -
premise freestanding monument sign, pole sign, or traffic directional sign.
Electronic message displays shall conform to the size and placement
standards otherwise applicable for the site, provided that the area of the
electronic display component shall not exceed 50% of the total allowable
sign area for the permitted sign.
Marana Main Street III -3
Specific Plan
Development Regulations
b. No more than one two-sided electronic message display shall be
permitted for each street frontage of an individual property or
development.
c. The conversion of an existing conforming freestanding monument sign,
pole sign, or traffic directional sign to an electronic message display is
permitted. The conversion of an existing non -conforming sign to an
electronic message display is prohibited.
2. Location / Placement
a. Electronic message displays shall only be located on property adjacent to
Interstate 10 as designated by the Town of Marana Engineering
Department.
3. Display and Operation
a. The use of sound is prohibited.
4. Illumination
a. All electronic sign displays shall be illuminated in accordance with the
currently adopted standards defined in the Town of Marana Outdoor
Lighting Code.
4. Prohibited Uses
Agricultural equipment or industrial equipment sales
Automotive services including gasoline sales, automotive repair, bodywork, and
vehicle sales retail
Commercial outdoor storage uses, any
Contractor yards
Heavy equipment sales or lease
Industrial uses
Recreational vehicle or boat storage
Recreational vehicle or manufactured home parks
Self-service storage facility, outdoor
Other uses - Any use similar in nature and intensity to a use listed within the
above categories as determined by the Planning Director.
5. Development Standards
Commercial and institutional development will be subject to the requirements of the
Commercial Design Standards in the Marana Land Development Code and subject
further to the following standards:
Marana Main Street III -4
Specific Plan
Development Regulations
a. Land Use designation exclusive standards
1. Highway Support Commercial
a. Setbacks
1. Any and all principal buildings, any portion of which is located in the
following areas, shall be subject to the following setbacks:
a. A minimum of 15 feet shall be provided on Marana Main Street
from back of curb to building facade for the sidewalk and other
activity areas
a. 10' setback along Sandario Road that is to be landscaped
b. 20' setback along Frontage Road
2. Marana Main Street Commercial
a. Setbacks
1. Any and all principal buildings, any portion of which is located in the
following areas, shall be subject to the following setbacks:
b. A minimum of 15 feet shall be provided on Marana Main Street
from back of curb to building fagade for the sidewalk and other
activity areas
c. 10' setback along Sandario Road that is to be landscaped
d. 75' setback along the Denny Road frontage
e. 20' setback along Frontage Road
f. 50' landscape setback from lots in the Marana Vista subdivision
2. There shall be zero (0) setback for the first floor of building frontage
on Marana Main Street except for a large freestanding, single use
building which shall have a 20' setback and a minimum 10' landscape
buffer.
3. The first floor front setback on Marana Main Street 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.
Marana Main Street III -5
Specific Plan
Development Regulations
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.
d. Building upper floors (above first floor) may have a zero (0)
setback.
b. Standards applicable to the entire Marana Main Street Specific Plan
1. Street Frontage
a. The building frontage shall be as continuous as is practicable leaving
spaces for pedestrian access and other functional open spaces.
b. The primary entrance door of each building shall face the street frontage
except for those buildings located on Sandario Road), and shall remain
unlocked during normal business hours.
2. Building Side and Rear Setback
a. No minimum side or rear setbacks are required provided minimum
building code requirements are met.
3. Building Separation
a. A minimum of one pedestrian access shall be provided for every 150 feet
of building frontage along Marana Main Street and Sandario Road for
connections between the parking lots and the street.
b. The pedestrian access shall be a minimum of 10 feet in width.
c. The minimum distance between primary structures and an accessory
building or two accessory buildings shall be as per the minimum building
code requirements.
4. Building Height
a. Maximum building height shall not exceed 60 feet.
b. Buildings along Marana Main Street (in the Marana Main Street Land Use
designation) shall be a minimum of two stories.
5. Residential Standards
a. Residential development (only in the Marana Main Street land use
designation) shall be subject to the following standards:
Marana Main Street III -6
Specific Plan
Development Regulations
1. No residential use shall be permitted on the first floor of any building.
a. Each building with residential units shall have separate, private
access to the residential floor(s).
b. Parking spaces as required in the Land Development Code shall
be clearly designated and reserved for each residential unit.
c. Each unit shall include a minimum of 75 square feet of private
open space in a balcony.
d. Private balconies should be covered to protect from the weather
and should be designed to be an extension of the interior common
living area.
6. Parking and Loading Standards
a. The Parking Standards in the Land Development Code shall govern the
parking requirements. Some parking requirements may be reduced to
account for shared use of parking spaces and to minimize the impact of
paved parking areas.
b. Parking areas serving buildings along Marana Main Street and Sandario
Road shall be primarily located behind the building.
c. A landscape buffer will be required to shield the parking area and drive-
thrus from Sandario Road.
d. 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:
1. The plan shall be reviewed and approved by the Planning Director
and the Town Engineer.
2. The plan shall include a parking analysis for the development.
3. On -street parking along the building frontage may be included in the
parking calculations.
4. The plan shall document that the reduced parking will ensure
sufficient parking for the proposed uses.
5. The plan does not cause traffic safety or operational problems.
6. A future revision to land or building uses may require submittal of a
revised plan or an increase in parking spaces.
7. Bicycle Spaces
a. Bicycle parking shall be subject to the following standards:
Marana Main Street III -7
Specific Plan
Development Regulations
1. Bicycle parking shall be required for all development areas and
distributed around the site.
2. Bicycle parking spaces shall be provided in bicycle racks equal to
three percent of the required vehicle parking spaces.
3. A minimum of two bicycle parking spaces shall be required in any bike
rack.
8. Screening
a. All equipment, such as but not limited to, mechanical, electrical,
communications and air conditioning shall be selected and located in a
manner consistent with the architecture of the project and shall be
screened from view from adjacent properties and public streets. Parapet
walls, enclosing walls, louvers and grills shall be used to conceal from
view all equipment on site or on the roofs of buildings. Exceptions may be
made for equipment that, by nature of simple geometric shape, blends
well with the architecture of the project. Satellite dishes and other
communications equipment must be integrated with the architecture or
screened in an acceptable manner.
9. Storage Standards
a. 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.
10. Landscaping
a. The overall landscape design shall be one that incorporates vegetation
and hardscape to create a place that encourages congregation and
socialization. A variety of meeting places should be offered throughout
Marana Main Street, including urban gardens or plaza areas, to create
places where people want to come and enjoy leisure time, shop and dine.
b. The landscape plan should reflect the energy and vitality that will occur
from the mixed-use activity. The proliferation of vibrant seasonal color
showy flowers, fall color or berries), shade trees and planters with
ornamental and seasonal plants, are strongly encouraged for color and
Marana Main Street III -8
Specific Plan
Development Regulations
variety. Vines or other organic material are preferred screening
treatments, and to create intimate gathering spaces.
c. All landscaped areas shall be integrated and maintained in a well -kept
condition in accordance with the Marana Land Development Code.
1. All landscape buffers shall be planted in accordance with the
Commercial Design Standards and shall be provided as follows:
a. A minimum three foot high barrier to eliminate views of
automobiles on Sandario Road.
b. No minimum landscape buffer requirements will be required for
buildings fronting the Marana Main Street roadway in the Marana
Main Street Land Use designation.
c. A minimum 50 foot landscape buffer adjacent to the lots in the
Marana Vista subdivision.
d. 20' landscape buffer along Frontage Road adjacent to the
Interstate 10 freeway.
e. 20' landscape buffer along Denny Road.
d. A minimum of 50 percent of the trees are to be 24 -inch box size and the
balance shall be a minimum 15 gallon size.
e. Trees shall be located in planter bays to provide a shading effect to the
adjacent parking bays. Additional shrubs and groundcovers may be
planted in planter bays to further reduce large areas of unbroken paving.
f. 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.
g. No trees or large shrubs shall be planted within 10 feet of any entry
driveway.
h. Shading of asphalt areas will be in accordance with the Marana Land
Development Code.
i. Informal groups of trees shall be planted next to structures.
11. Noise Standards
a. 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.
b. An event or development shall be considered to produce a noise
disturbance if the sound level emitted by said development exceeds the
following at the property line:
Marana Main Street III -9
Specific Plan
Development Regulations
1. Noise levels in excess of 55 decibels during the hours of 6:00 a.m. to
10:00 P.M.
2. Noise levels in excess of 45 decibels during the hours of 10:00 p.m. to
7:00 a.m.
D. Design Standards
1. Purpose and Intent
The purpose of this document is to provide specific design criteria and standards for
the Marana Main Street Specific Plan to ensure a consistent standard of quality and
that the design of the project remains true to the theme and character established by
the developer.
2. Authority and Scope
a. The responsibility of reviewing future development plan submittals for compliance
with this Specific Plan, as further described in the Implementation and
Administration chapter of this plan (Section IV), falls to the Town of Marana.
b. Both the developer and the Town of Marana shall be responsible for the
implementation of these Design Standards.
c. Being specific to the Marana Main Street Specific Plan, and in the case of a
conflict with other regulations, the provisions contained herein shall prevail.
d. Minor amendments to these Design Standards may occur with the approval of
the developer and the review and approval of the Planning Director. Minor
amendments include changes to setbacks, minor alterations to road alignments,
minor alterations to site layout and configuration and any increases or decreases
to parcel size within a 10% margin.
e. Major amendments to these Design Standards shall be subject to the same
process used to amend the zoning for the Specific Plan. Major amendments
include changes to the land use boundaries, any proposed amendment which
conflicts with the adopted Specific Plan, and reductions to the dimensions of the
required buffer areas. Other amendments which modify the zoning stipulations
shall be considered a major amendment.
f. If any provision herein is considered ambiguous or unclear, the Planning Director
shall be responsible for interpreting the intent of these Design Standards.
g. All items not specifically addressed by these Design Standards will automatically
be covered by the Town of Marana Land Development Code.
3. Circulation Standards
Marana Main Street III -10
Specific Plan
Development Regulations
Development in Marana Main Street will establish vehicular and pedestrian
connections with the existing and planned land uses around the site. It is important
to make the Marana Main Street a comfortable walking and pedestrian -friendly
destination. Tree lined streets, arcade building frontages, and pedestrian alleyway
shortcuts will make it an easy, safe and attractive destination.
To achieve this, development blocks shall have limited vehicle access points. Drives
shall be located away from the pedestrian areas along Marana Main Street and
Sandario Road. All off-street parking shall be located behind the buildings and have
dedicated, shaded pedestrian pathways. Buildings masses shall be separated by
pedestrian alleyways to create regular points of egress and ingress between the off-
street parking, Marana Main Street and Sandario Road. In addition to roads and
parking, the Marana Main Street Specific Plan will include a comprehensive
pedestrian and bicycle circulation network.
Vehicular circulation and parking should be accommodated without impacting the
pedestrian experience. Adequate measures shall be provided to reduce
vehicular/pedestrian circulation conflicts.
a. Pedestrian and Bicycle Circulation
Pedestrian -friendly communities are made possible through well-designed and
efficient circulation systems. Pedestrian spaces and routes should be designed
to invite non -vehicular traffic throughout Marana Main Street. Pedestrian and
bicycle pathways shall be planned such that they connect all open space and
development areas. These circulation routes should be recognized as
recreational amenities and as alternatives to automobile circulation.
1. The Marana Main Street Specific Plan shall have sufficiently wide sidewalks
with appropriate shading and pedestrian seating areas to make walking a
pleasure even in the desert summer. Continuous building frontage with a
variety of retail uses spilling out onto the sidewalks can make streets an
active public place. Pedestrian alleyways can serve as short-cuts between
buildings and provide for additional frontage to the retail businesses.
2. Pedestrian -friendly development with a human scale will be achieved with the
following standards:
a. Streets shall have a continuous canopy of trees.
b. Buildings with front setbacks shall be built up to the sidewalks by adding
arcades, colonnades, awnings, stoops, balconies and terraces.
c. Bicycle and pedestrian paths shall be designed to minimize conflicts with
vehicular traffic.
d. Bicycle parking shall be provided at focal points and activity centers.
Marana Main Street III -11
Specific Plan
Development Regulations
e. Bicycle and pedestrian paths shall be developed to provide links to all
areas within Marana Main Street as well as adjacent areas.
b. Streetscape Design Standards
1. Circulation shall include convenient access to and from adjacent areas, and
minimize conflicts between pedestrians and vehicles by strategically locating
street locations and street connections into and out of development blocks.
Parking lots shall be organized so they are strategically buffered from the
majority of pedestrian storefront activities.
2. An active, pedestrian oriented streetscape along Marana Main Street and
Sandario Road shall be developed that includes the following.
a. Way finding and directional signage designed and located in such a way
as to be visible from both pedestrian and vehicular traffic throughout
Marana Main Street.
b. Site lighting shall complement the existing street and pedestrian lighting
on Marana Main Street and Civic Center Drive.
c. Streetscapes shall include abundant street trees and special plantings.
d. Building fronts shall have pedestrian -friendly store fronts.
e. The street and sidewalk environment shall be cooled with colonnades,
trellises and other shade structures.
f. Sidewalk areas shall include special paving and pedestrian oriented open
spaces.
g. Decorative pavement and lighting shall be included at all pedestrian
crossings.
Access and interconnectivity shall be provided to adjacent areas.
4. Site Planning
a. General Site Design Standards
1. The building design and elevation plans shall be sensitive to the pedestrian
scale of Marana Main Street.
2. The building frontage along Marana Main Street and Sandario Road shall be
as continuous as is practicable leaving spaces for normal vehicular and
pedestrian access and other functional open space needs.
3. At least one pedestrian access shall be provided for every 150 feet of building
frontage along Marana Main Street and Sandario Road. The access shall
provide for connections between the parking lots and the street.
4. The pedestrian access shall be a minimum of 10 feet.
Marana Main Street III -12
Specific Plan
Development Regulations
Corner buildings shall have the main entrance along the primary street.
Secondary entrances may be allowed along the non -primary side.
5. Building articulation and configuration shall consist of:
a. Varied building facades
b. Strong continuous built influence along street fronts
c. Generous first floor heights
d. Architectural detailing
e. Special corner treatments
6. Covered and shaded walkways may consist of one or more of the following:
a. Colonnades
b. Awnings
c. Trellises
d. Canopies
e. Other shading devices as accepted by the Planning Director
7. Retail buildings shall include one or more of the following:
a. Multi -sided shopping
b. Varied shops
c. Continuous shop frontage
8. Alleyways and street corners shall be enhanced by one or more of the
following:
a. Framed views
b. Features that convey an element of surprise
c. Walk through show windows
9. Parking within Marana Main Street shall include:
a. Pedestrian -friendly and inviting entry points
b. Parking behind buildings
c. Parking structures where appropriate
5. Landscape Design Standards
Marana Main Street incorporates coordinated landscaping throughout the entire
project and provides landscaping standards for local streetscapes, development
areas, and public area space. Marana Main Street will be designed with distinctive
landscape features to define its identity and relation to other development in the
Town Center Planning Area.
Plants shall be selected for their form, color, drama, stateliness and shade qualities.
Choice and design of planters will be equally important with respect to overall
character and functionality for supporting plant life.
Marana Main Street III -13
Specific Plan
Development Regulations
Development shall be subject to the Commercial Design Standards in the Marana
Land Development Code and subject further to the following standards:
a. General Standards
1. Trees shall be planted to soften the architecture of proposed buildings and
provide shade for parking, pedestrian areas and outdoor gathering spaces.
2. Shrubs shall be planted where appropriate to create foundation planting
adjacent to the proposed buildings to provide an appropriate transition from
the ground plane. Shrubs can also be used to provide visual screening for
utility boxes and service items.
3. Groundcovers shall be planted to provide continuity within the landscape and
tie together other landscape elements.
4. All plants shall be selected from the approved plant list as described in Title
17 of the Marana Land Development Code.
5. All planting areas shall be irrigated.
6. Special design features such as low walls, trellises and small plazas shall be
encouraged along with public art.
b. Street Standards
1. Parking lot landscaping shall be subject to the following standards:
a. Landscaping planters no less than six feet wide, by the length of the
parking stall, shall be placed at the ends of parking rows to define
driveways with one tree per parking aisle and appropriate groundcovers.
b. Landscaping planters no less than six feet wide shall be placed every
eight, or less, parking stalls in planters no less than six feet wide by the
length of the parking stall with one tree and appropriate groundcovers.
2. Street trees are to be a minimum of 24 -inch box size.
c. Decorative Paving
Hardscape materials available for the paving of special activity areas, vehicular
and pedestrian areas are numerous in their choice of colors, patterns and
textures. Interlocking or brick pavers, colored or textured concrete surfaces are
encouraged for use throughout Marana Main Street. The following standards
shall be incorporated in the Marana Main Street design:
1. The selection of materials shall be based on the established architectural
theme of a given project area.
2. Areas of pedestrian activity shall be delineated with accent pavement and
specialty lighting.
Marana Main Street III -14
Specific Plan
Development Regulations
d. Walls and fences
1. Alternative walls and fences within a project area shall be consistent with the
architectural theme including materials and design of the project and any
developed areas located adjacent to such wall or fence.
2. Walls shall be of adequate height to function as a screening device as
determined by the Planning Director and the developer.
3. Screen walls or fences of sheet or corrugated metal, asbestos, or chain link
fencing are specifically prohibited.
e. Amenities
Site amenities may include trash receptacles, ash urns, benches, planters,
bicycle racks, bollards, drinking fountains, information displays, comfort stations,
kiosks and other fixtures. The following principles and standards shall be applied
to the selection and placement of outdoor amenities:
Amenities shall be located so as not to impede the flow of pedestrian traffic
and shall conform to applicable Americans with Disabilities Act (ADA)
standards.
2. Design shall reflect the character of the project area.
3. Amenities shall be constructed of long -wearing, vandal resistant materials.
4. Incorporation of amenities that are constructed of recycled -content products
is highly encouraged.
5. The final selection of amenities shall be based on the appropriate materials
and design and their consistency with adjacent architectural features.
Approval regarding materials and consistency of these elements shall be
deferred to the developer.
6. outdoor amenities shall be incorporated to some degree in the majority of
open space areas within Marana Main Street.
6. Architectural Standards
Marana Main Street takes its inspiration from the history of Spanish influence and its
current presence in the regional architecture as the basis for its own architectural
style. The suggested style will be Spanish Renaissance Revival Vernacular. This
style 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
character and mixed-use development.
The vernacular style is well suited to the Arizona climate, history and culture, and
will lend a small town feel to Marana Main Street. It is less ornate and therefore
more suited to current building practices, available expertise, and offers efficient and
Marana Main Street
Specific Plan
III -15
Development Regulations
economical construction. It is less formal and allows for much needed flexibility in
building design and articulation.
a. General Architectural Standards
1. The building design and articulation in plans and elevations shall be
compatible with the purpose, and sensitive to the scale and vision, of
Marana Main Street.
2. The layout of the multi -building developments along Marana Main Street
Sandario Road, and Frontage Road, shall be designed to break the site
into a series of smaller "blocks" defined by pad site buildings, pedestrian
walkways, streets or other vehicular circulation routes.
3. Buildings that front Marana Main Street and Sandario Road shall have
dedicated pedestrian access facing the street. Tenants are encouraged
to provide additional pedestrian access from the rear or side of the
building if applicable.
b. Building Massing and Articulation
The character of building mass should provide a community oriented scale of
development with friendly retail, office, lodging, residential and civic
opportunities.
1. Buildings shall be articulated to have a varied appearance in their heights,
features, roof styles and colors that work to create a sense of evolution and
growth over time. This discontinuity in facade design and arrangement is
complimented by eliminating or largely reducing the side yards to allow
continuous rows of shops. This idea reinforces the pedestrian scale and
creates a vibrant mix of uses.
2. The building masses shall be broken at specific points for scale, providing
shortcuts and invoking curiosity. The edge treatment at these corners should
be dealt with using great sensitivity.
3. Building massing and articulation features should include the following:
a. Shade canopies
b. Relief islands in parking lots
c. Show windows along side alleys
d. Public art and landscaping at strategic points
e. Safe and shaded pedestrian path connections to shops
f. Multi -use congregation spaces
Marana Main Street III -16
Specific Plan
Development Regulations
c. Building Design
1. Windows shall be recessed at least two inches from the building wall, or
they shall project from the building wall, such as bay windows.
2. Architectural features such as step backs and other single -story elements
shall be required on the second story.
3. Adjacent structures shall not be painted the same color.
4. Entrances shall be framed and shall be at the same scale as single-family
homes.
7. Signage
a. Signs shall be of a scale, height, material and illumination which reflect
the concepts being promoted for the Marana Main Street development.
b. All sign locations and sign designs shall be subject to a Planned Sign
Program. All signage shall be created to incorporate design elements
and building materials that complement the architectural theme of Marana
Main Street.
c. The Planned Sign Program should include way -finding and directional
signage as well as a marker or monument commemorating the cotton
production and processing that occurred on this site.
8. Exterior Lighting
Street lighting shall conform to the Town of Marana Outdoor Lighting Code
Requirements. Street and parking lot light fixtures shall complement the existing
type and pattern of street and pedestrian lighting that occur on Marana Main Street
and Civic Center Drive at the Marana Municipal Complex. Use of other lighting
elements may vary from one area to the next, but levels of illumination shall remain
consistent in quality and clarity. The use of special lighting elements and accent
lighting is encouraged subject to the regulations of the adopted Marana Lighting
Code.
9. Commemorative Marker/Monument
To ensure that the historical heritage of the site is remembered, the developer will
build and install to Town specifications a marker commemorating the cotton
production and processing that occurred on this site.
Marana Main Street III -17
Specific Plan
Appendices
Appendix A: Definitions
Definitions
Boutique hotel — A unique hotel typically offering personalized accommodation and
services / facilities. Typically boutique hotels are furnished in a themed, stylish and/or
inspirational manner.
Central Business District — The largest, most intensively developed, mixed-use area
within a city, usually containing, in addition to major retail uses, governmental offices;
service uses; professional, cultural, recreation, and entertainment establishments and
uses; residential, hotels, and motels; appropriate industrial services; and transportation
facilities.
Marana Single Central Business District) — An approximately five square mile area of
land located in the heart of northern Marana that is planned to be Marana's commerce
district. Town Council approved and authorized the designation of the Single Central
Business District by Resolution 2008.60 in May 2008.
Financial services — Banks, credit unions, investment services, financial planning and
similar financial institutions (including drive-through facilities).
Food and beverage services — Restaurants, bars, cafes, bakeries, coffee shops,
butchers, delicatessens, candy stores, food preparation centers, catering services, and
similar uses, not including drive-through facilities.
Marana Main Street (MMS) — A land use designation with the Marana Main Street
Specific Plan that allows a mix of uses.
Mixed-use building — A building with a combination of residential and non-residential
uses; retail on the first floor with office or residential on subsequent floors.
Mixed-use Development — Mixed-use developments create vibrant urban environments
that bring compatible land uses, public amenities, and utilities together at various scales.
These developments work to create pedestrian -friendly environments, higher -density
development, and a variety of uses that enable people to live, work, play and shop in
one place, which can become a destination.
offices — Professional, semi-professional, medical, dental, business, sales, counseling,
consulting, and similar uses requiring an indoor office.
open Spaces — A public or private congregation space such as plazas, courtyards,
pavements, walkways, dining areas, and similar pedestrian areas that are designed
exclusively for pedestrian activity.
Pedestrian friendly — Description of an environment that is pleasant and inviting for
people on foot; specifically, offering sensory appeal, safety, street amenities such as
plantings and furniture, good lighting, easy visual and physical access to buildings, and
diverse activities.
Marana Main Street A-1
Specific Plan
Appendix A: Definitions
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.
Retail – Apparel, appliances, bicycles, pharmacies, gift shops, variety stores, food and
dry goods markets, antique dealers, hardware, stationery, office equipment, florists,
jewelry, newsstands, bookstores, art galleries, furniture, packaged liquor, pet shops,
office supplies, sporting goods, and similar sundry items.
Recycled -content products – Products made from materials that would otherwise have
been discarded. Items in this category are made totally or partially from material
destined for disposal or recovered from industrial activities—like aluminum soda cans or
newspaper. Recycled -content products also can be items that are rebuilt or
remanufactured from used products such as toner cartridges or computers.
Self Storage, Indoor – A use engaged in the storage of goods and/or materials
characterized by infrequent pick-up and delivery, and located within a building. The
definition excludes hazardous material storage, warehousing, distribution, and vehicle
storage.
Smart Growth – Development that serves the economy, the community, and the
environment. Smart Growth is development that simultaneously achieves economic
development and jobs, strong neighborhoods and healthy communities. Compact,
transit accessible, pedestrian -oriented, mixed-use development patterns and land uses.
Vertical mixed-use buildings – Vertical mixed-use development combines different uses
in the same building. The lower floors generally have more public uses, with private
uses on the upper levels. Examples include residential space over commercial
establishments, street -level retail with offices above, residential and hotel uses in the
same building, retail within a parking structure with multiple uses above. Vertical mixed-
use development can have any number of revenue-producing and mutually supporting
uses in the same building.
Marana Main Street
A-2
Specific Plan
Appendix B: Legal Description
August 28, 2007
WLB No. 107012 -A002 -1003X
TI -t- W:ILEGALS11070151Pareel 2.doc
LEGAL DESCRIPTION
MARANA 25
PARCEL 2
That portion of the Southwest Quarter (SW 1/4) of Section 22, Township 11 South, Range 11 East,
Gila and Sar River Meridian, Town of Marana, Pima County, Arizona,.described as follows:
COMMENCING at the West Quarter corner of said Section 22;
THENCE 114 89°20'39" E, along the West -East mid section line a distance of 232.75 feet to a
point on the Westerly fight -of -way line of Interstate 10;
THENCE S 58"17'28" E, along said right-of-way line a distance of 85.25 feet to the POINT
OF BEGINNING.
Road;
THENCE S 15°25'37" W, 261.21 feet;
THENCE S 89°31'17" W, 204.41 feet to a point on the East right-of-way line of Sandario
THENCE S 00°15'56" E, along said line a distance of 50.00 feet;
THENCE N 89°31'17" E, 754.72 feet to a point on the Westerly right-of-way line of Interstate
10;
THENCE N 58"1 T28" W, along said right-of-way line a distance of 565.44 feet to the POINT
OF BEGINNING.
CONTAINING 2.18 acres of land, more or less_
Prepared by:
THE WLB GROUP, INC.
12214
JACK A.
Jack A. Buchanan, RLSBUCHANAN
JAB: mo
Page 1 of 1
Marana Main Street B-1
Specific Plan
Appendix B: Legal Description
o
q# II 4
W
LLJ
cu
W._a•_._
r` 1, z n3
a V
Q
G
v ! N
yh f
CL
Q C\2 CCI) v
0
o Y O
oN I
i N
n
SA NDARIO
ROADWO
o
a r` 0
CO /
SZ
Marana Main Street B-2
Specific Plan
Appendix B: Legal Description
August 28, 2007
WLB No. 107012-AO02-1003X.
W :\LEGALS\107015\Parce 13.doc
TI -E3
Group LEGAL DESCRIPTION
MARANA 25
PARCEL 3
That portion of the Southwest Quarter (SW 1/4) of Section 22, Township 11 South, Range 11 East,
Gila and Salt River Meridian, Town of Marana, Pima County, Arizona, described as follows:
coMMENCING at the West Quarter corner of said Section 22;
THENCE N 89°20'39" E, along the West -East mid section line a distance of 232.75 fact to a
point on the Westerly right-of-way line of Interstate 10;
THENCE S 58°17'28" E, along said right-of-way line a distance of 650.59 feetto the POINT
OF BEGINNING.
THENCE continue S 58°17'28" E, along said right-of-way line a distance of 95.82 feet;
THENCE S 31°42'32" W, 434.00 feet;
THENCE N 55°47'58" W. 735.24 feet to a point on the East right-of-way line of Sandario
Road;
THENCE N 89°31'17" E 754.72 feet a point on the Westerly right-of-way line of said
Interstate 10, being the POINT OF BEGINNING.
CONTAINING 4.10 acres of land, more or less.
Prepared by:
THE WLB GROUP, INC.
Jack A. Buchanan, RLS
JAB: mo
12214
JACK A.
BUCHANAN
Page 1 of 1
Marana Main Street B-3
Specific Plan
Appendix B: Legal Description
0
xMOO
N OnO3
07Q
N UOv
oa
I
o
z xw
U / W u')
O O
CL r, O
Marana Main Street B-4
Specific Plan
Appendix B: Legal Description
September 5, 2007
WLB No. 107012 -A002 -1003X
1Ie
W:ILEGALS11070151Farcel 4.doc
GrOUP° LEGAL DESCRIPTION
MARANA 25
PARCEL 4
That portion of the Southwest Quarter (SW 114) of Section 22, Township 11 South, Range 11 East,
Gila and Salt River Meridian, Town of Marana, Pima County, Arizona, described as follows:
COMMENCING at the West Quarter corner of said Section 22;
THENCE N 89°20'39" E, along the West -East mid section line a distance of 232.75 feet to a
point on the Westerly right-of-way line of Interstate 10;
THENCE S 58°17'28" E, along said right-of-way line a distance of 746.51 feet;
THENCE S 31'42'32" W, 434.00 feet to the POINT OF BEGINNING;
Road;
THENCE S 57130'12" E, 394.82 feet;
THENCE S 79109'02" E, 81.22 feet;
THENCE S 00°16'03" E, 394.62 feet;
THENCE S 89°15'58" W. 1017.93 feet to a point on the East right-of-way line of Sandario
THENCE N 00°15'56" W, along said right-of-way line a distance of 1048.34 feet;
THENCE S 55°47'57' E, 735.24 feet to the Pte; OF BEGINNING;
CONTAINING16.35 acres of land, more or
Prepared by:
THE WLB GROUP, INC.
Jack A. Buchanan, RLS
JAB: mo
12214
JACK A.
BUCHANAN
Page 1 of 1
Marane Main Street B-5
Specific Plan
Appendix B: Legal Description
d -
U) w
T
SAND_A_ RIO ROAD
Marana Main Street B-6
Specific Plan
6
0
II
Q
m o
d
Q
n
U
ti
Up
Y
q C\ 1
t
U
C3 o
N
E-1
O
a
O
M
V d
d
d -
U) w
T
SAND_A_ RIO ROAD
Marana Main Street B-6
Specific Plan
Appendix B: Legal Description
September 5, 2007
WLB No. 107012-AO02-1003X.
ThcL W:\LEGALS11070151Arizona Tiles.doc
VVILB
u
LEGAL DESCRIPTION
MARANA 25
ARIZONA TILE PARCEL -1
That portion of the Southwest Quarter (SW 1/4) of Section 22, Township 11 South, Range 11 East,
Gila and Salt River Meridian, Town of Marana, Pima County, Arizona, described as follows:
COMMENCING at the West Quarter comer of said Section 22;
THENCE N 89°20'39" E, along the West -East mid section line a distance of 232.75 feet to a
point on tl-re Westerly right -o. way line of Interstate 10;
THENCE S 58°17'28" E, along said right-of-way line a distance of 746.51 feet to the POINT
OF BEGINNING. .
THENCE S 31°42'32" W, 434.00 feet;
THENCE S 57°30'12" E, 394.82 feet;
THENCE S 79°09'02" E, 81.22 feet;
THENCE N 00°16'03" W, 40.10 feet;
THENCE N 89°10'47" E, 225.33 feet;
THENCE N 00°16'16" W, 301.01 feet to a point on the Westerly right-of-way line of said
Interstate -10;
THENCE N 58'17'28" W, along said right-of-way line a distance of 480.00 feat to the POINT
OF BEGINNING. ,r y
CONTAINING 5.42 acres of L
Prepared by;
THE WLB GROUP, INC.
Jack A. Buchanan, RLS
JAB: mo
Page 1 of 1
Marana Main Street B-7
Specific Plan
Appendix B: Legal Description
Marana Main Street B-8
Specific Plan
Q)
a
ma
V o
CL
O
r. M
O
o Q,
CL, Ch
w oCo
a 1=
I o
N
a
r N
o¢
I
z XIA16f
w
o 0
C-,
CL r•
Marana Main Street B-8
Specific Plan
Q)
aro,
V o
CL
W
r. MOo Q,
I NO
a 1=
I o
N
a
r N
o¢
I
z XIA16f
N U)
o 0
CL r• 0
m j
i
Z
Marana Main Street B-8
Specific Plan