17-4-9 Mixed-use zoning districts

A.   General. The mixed-use zoning districts are the BU, DO, DT, and DN zones. Properties in mixed-use zoning districts are regulated primarily on the physical form, intensity, character, and size of buildings and uses. Use restrictions in the mixed-use zoning districts are found in the use matrix set forth in table 8 below.

B.   Purpose. The mixed-use zoning districts promote walkable, compact, downtown and neighborhood development. The zones will vary the intensity of land use, variety of land uses, scale and size of buildings, and other factors according to the context.

   1.   The BU zone is implemented through a blended-use plan, approved with the rezoning to BU, comprised of a combination of the three intensities described below and regulated by section 17-4-11.

      a.   Low intensity. Consists of single-family residential areas, with some mix of uses, home occupations, and accessory buildings.

      b.   Medium intensity. Consists of a mix of uses but is primarily blended density residential. It contains a wide range of building types-houses, courtyard housing, townhouses, duplexes, triplexes, small apartment buildings, and live-work units.

      c.   High intensity. Consists of higher density mixed-use buildings that accommodate retail, offices, institutions, and apartments or condominiums.

   2.   The DT and DN zones are implemented through a downtown implementation plan, submitted by one or more owners of land located in the DO district. Until submission and approval of a downtown implementation plan, the underlying zoning entitlements remain in place. Upon town approval of a downtown implementation plan, the underlying zoning entitlements are replaced with the zoning entitlements set forth in the DT and DN zones.

C.   Use. Mixed-use districts are subject to the requirements of table 8 below, where the notations have the following meanings:

   1.   "P" means the use is permitted subject to design standards.

   2.   "A" means the use is permitted as an accessory use located on the same lot with a permitted use.

   3.   "C" means the use is allowed upon approval of a conditional use permit (see section 17-3-2).

   4.   "U" means the use is allowed upon meeting the conditions set forth in table 9 below.

   5.   "T" means the use is allowed upon approval of a temporary use permit (see section 17-3-3).

   6.   "X" means the use is prohibited.

D.   Uses not mentioned.

   1.   General presumption. Uses not listed in Table 8 and not otherwise prohibited by law shall be presumed to be permitted subject to the conditions and restrictions that apply to the most similar use, as determined by the planning manager. A use shall be prohibited only if the planning manager determines that the use is not similar to any listed use.

   2.   Planning manager determination. In making the determination required by paragraph 17-4-9 D. 1 above, the planning manager shall use as a guide the most recently published north American industry classification system as established by the United States census bureau.

   3.   Notice of determination. The planning manager's determination under paragraph 17-4-9 D. 1 above shall be filed in the office of the town clerk, with copies provided to the council and manager.

   4.   Ratification or modification. The planning manager's determination may be ratified or modified by legislative action of the town council upon recommendation by the planning commission.

   5.   No similar uses. If the planning manager determines that a similar use does not exist, the planning manager may submit an amendment to this section to establish a specific listing for the use in question by legislative action of the town council upon recommendation by the planning commission.

Table 8. Mixed-use zoning district use matrix
Use	Blended use zone (BU) intensity			Downtown overlay (DO)
	Low	Medium	High	DN	DT
Residential
Single-family detached	P	P	X	P	X
Two-family	P	P	X	P	X
Three-family	X	P	P	P	P
Townhouse	X	P	P	P	P
Multi-family	X	U	P	U	P
Live-work	X	P	P	P	P
Accessory dwelling	P	P	P	P	P
Detached accessory structure	A	A	A	A	A
Group home	C	C	C	C	C
Home occupation	A	A	A	A	A
Model home	A	A	A	A	A
Modular home	C	X	X	X	X
Sales office	T	T	P	T	P
Sports court, unlighted	A	A	A	A	X
Civic space
Park	P	P	U	P	U
Green	P	P	U	P	U
Square	P	P	P	P	P
Plaza	X	P	P	P	P
Multipurpose field	P	P	X	P	X
Playground	P	P	P	P	P
Community garden	P	P	P	P	P
Agricultural
Corral, barn, or other animal-keeping structure	A	X	X	X	X
Greenhouse	P	U	U	U	U
Kennel	A	X	X	X	X
Stables	A	X	X	X	X
Lodging
Bed and breakfast	U	U	X	U	P
Hotel	X	X	P	U	P
Resort	X	X	P	U	X
Entertainment
Adult entertainment	X	X	X	X	X
Bowling center	X	X	P	X	P
Theater, excluding drive-in	X	X	P	X	P
Automotive
Automobile service facility	X	X	C	X	X
Automobile fuel station	X	X	C	X	X
Auto sales	X	X	X	X	X
Car wash	X	X	C	X	X
Drive-thru facility	X	X	C	X	X
Office
Live-work	U	U	P	U	P
Office	U	U	P	U	P
Service
Business service	X	U	U	U	U
Commercial laundry	X	X	U	U	X
Child care home provider	P	P	P	P	X
Day care center	C	C	C	C	C
Donation bin	X	X	X	X	X
Financial institution	X	X	U	U	U
Hospital	X	X	P	X	X
Medical clinic	X	U	U	U	C
Medical marijuana dispensary	X	X	C	X	C
Mini-storage	X	X	X	X	X
Personal service	X	P	P	P	P
Veterinary clinic	X	X	U	C	C
Retail
Bar, pub, tavern, microbrewery	X	U	U	U	U
Live-work	X	P	P	P	P
Package liquor store	X	X	U	X	U
Restaurant	X	U	U	U	U
Retail facility	X	U	U	U	U
Institutional
Cemetery or mausoleum	U	U	X	U	X
Club or meeting hall	X	U	U	X	X
Funeral home	X	U	U	U	U
Museum	X	U	U	U	U
Place of worship	U	U	U	U	U
Education
Elementary or middle school	U	U	U	U	X
High school	X	U	U	U	X
Utilities
Communications facility	C	C	C	C	C
Utility facility	C	C	C	C	C

 

6.   Multiple uses. Multiple uses within a single site or building are permitted in all mixed-use districts and areas.

7.   Conditional uses. Conditional uses listed in table 8 above are limited for size or intensity per table 9 below.

Table 9. Conditions per area
	BU low intensity	BU medium intensity; DN	BU high intensity; DT
Civic space	None	None	Parks and greens permitted along the perimeter
Agricultural	Not applicable	On-site parking may not exceed 20 spaces	On-site parking may not exceed 30 spaces
Residential	Not applicable	Six dwelling units maximum	No maximum
Lodging	Six rooms maximum	12 rooms maximum	No maximum
Office	600 sq. ft. maximum	6,000 sq. ft. per floor maximum	No maximum
Service & retail	Not applicable	10,000 sq. ft. maximum; no open storage	30,000 sq. ft. maximum; no open storage
Institutional	On-site parking may not exceed 20 spaces	On-site parking may not exceed 30 spaces	On-site parking may not exceed 50 spaces
Education	Not applicable	Childcare facilities may have no more than four parking spaces; elementary schools may not exceed five acres unless playground has 24-hour access

 

E.   Civic space. The purpose of civic space is to ensure civic amenities are appropriate in type and location. Civic space is required per the standards below.

   1.   At least 5% of the net developable area of all blended-use plans and of downtown implementation plans five acres or larger must be dedicated to civic space.

   2.   Civic spaces are identified and located in the blended-use plan or downtown implementation plan, and are permitted by location per table 8 above.

   3.   Each blended-use plan or downtown implementation plan 40 acres or more in area must have at least one green, square, or plaza (see 2, 3, or 4 of table 10). The main civic space must be located within 800 feet of the geographic center of the plan and may be adjusted up to 25% in length from the center by the planning manager for topographical conditions, or existing street alignment.

   4.   A square or plaza (3 and 4 of table 10) must have a minimum of 50% of its perimeter bounded by streets.

   5.   Civic spaces are designed per table 10.

Table 10. Civic space types
1. Park
Area	Three acres, minimum
Standard: A space independent of surrounding buildings. Landscape must consist of paths and trails, fields, and open shelters, all naturalistically disposed.
2. Green
Area	One to five acres
Standard: An open space spatially bounded by landscaping rather than buildings. Character consists of landscaping and trees, naturalistically disposed.
3. Square
Area	One-half to five acres
Standard: An open space spatially bounded by buildings. Landscape consists of paths, landscaping and trees, formally disposed. Squares are located at the intersection of major streets.
4. Plaza
Area	One-quarter to four acres
Standard: A plaza is formed by building fronts. Landscape consists primarily of pavement. Shade is required for 30% of the space. Plazas must be located at the intersection of major streets.
5. Neighborhood multipurpose field
Area	One and a half to three acres
Standard: There must be a 20-ft. clear zone at the perimeter landscaped with canopy trees. If adjacent to a street, the street trees may provide the required shade. The multipurpose field may also serve as a stormwater basin.
6. Playground
Area	Varies
Standard: A playground must be fenced and may include an open shelter or shade structure. Playgrounds are located within residential areas and may be placed within a block or as part of another civic space.
7. Community garden
Area	Varies
Standard: Community gardens consist of land used for the cultivation of fruits, vegetables, plants, flowers, or herbs by multiple users.

 

F.   Development standards.

   1.   Site standards.

      a.   Setbacks. Buildings must be set back from parcel boundaries according to table 16, table 17, table 18, table 19, and table 20 below.

      b.   Lot coverage. Lot coverage by buildings is limited to the maximum percentage specified in table 16, table 17, table 18, table 19, and table 20 below.

      c.   Yards. Yard types must be assigned according to table 11 below.

      d.   Landscaping. Landscaping is subject to the requirements of table 11, table 16, table 17, table 18, table 19, and table 20 below. Where the minimum number of required trees cannot be reasonably planted in a yard, they may be accommodated with additional streetscape improvements.

      e.   Buffers are not required within blended-use plans or downtown implementation plans, except as specifically required by table 16, table 17, table 18, table 19, and table 20 below. Street frontage buffers are not required in blended-use plans or downtown implementation plans.

Table 11. Yard types
1. Common
Illustration (BU low intensity)
Illustration (BU medium intensity; DN)
Planting	See table 16, table 17, table 18, table 19, and table 20; trees should shade the sidewalk
Surface	70% minimum must be landscaped; paving is limited to sidewalks and driveways
Walkways	One per street frontage; must access building entries
Fencing	Not permitted
2. Fenced
Illustration (BU low intensity)
Illustration (BU medium intensity; DN)
Planting	See table 16, table 17, table 18, table 19, and table 20; trees should shade the sidewalk
Surface	50% minimum must be landscaped; paving is limited to sidewalks and driveways
Walkways	One per street frontage; must access building entries
Fencing	Required at or along all property lines; three feet minimum and four feet maximum in height
3. Shallow
Illustration
Planting	See table 16, table 17, table 18, table 19, and table 20
Surface	Landscaped in BU medium and DN; paved in BU high and DT (vegetation is permitted in raised containers)
Walkways	One per building entry
Fencing	Permitted at building setback line or at outdoor seating areas; three feet maximum in height
4. Urban
Illustration
Planting	Not applicable
Surface	Must be paved; vegetation is permitted in raised containers
Walkways	Not applicable
Fencing	Permitted outdoor seating areas only; three feet maximum in height
5. Pedestrian forecourt
Illustration
Planting	Not applicable
Surface	Must be paved; vegetation is permitted in courtyard or containers
Fencing	Permitted outdoor seating areas only; three feet maximum in height
Area	1,800 sq. ft. maximum
Activation	Must be bordered by habitable spaces on three sides, or on two sides at corner sites
6. Vehicular forecourt
Illustration
Planting	Not applicable
Surface	Driveway must be paved; the remainder of the yard may be paved or landscaped
Fencing	Permitted outdoor seating areas only; three feet maximum in height
Area	3,000 sq. ft. maximum
Activation	Must be bordered by habitable spaces on three sides, or on two sides at corner sites

 

      f.   Parking location. Parking on the site must comply with the following:

         i.   Parking is required to be behind the building.

         ii.   Parking must be accessed from an alley or rear lane in the BU medium and high intensity areas and in the DN and DT zones.

         iii.   Open parking areas must be screened from the street by a building or streetscreen.

         iv.   A streetscreen must have openings no wider than the driveway or sidewalk, plus a setback of 18 inches at driveway intersections.

         v.   A streetscreen shall be no less than 42 inches and no more than six feet in height.

      g.   Parking requirements. No minimum parking requirements apply in the mixed-use zones. Maximum parking requirements apply to certain uses (see table 9).

   2.   Building standards.

      a.   Minimum frontage buildout. Building facades must be built along the prescribed length of each street frontage as regulated by table 16, table 17, table 18, table 19, and table 20 and as illustrated in figure 17-a.

Figure 17-A. Frontage buildout

      b.    Height. Building heights are measured in stories with the following restrictions:

         i.   Stories are measured from finished floor to finished ceiling.

         ii.   Stories may not exceed 14 feet in height, except that a commercial use on the first floor has a minimum height of 12 feet and a maximum height of 25 feet.

         iii.   Height limits do not apply to attics or raised basements, masts, belfries, clock towers, chimney flues, water tanks, or elevator bulkheads.

         iv.   Edge conditions. Height is limited to adjacent parcel zoning height within 50 feet of the lot line in all mixed-use zones.

      c.   Equipment screening. All outdoor electrical, plumbing, and mechanical equipment must be located behind the front facade, or concealed from street view with a screen or wall.

      d.   Accessory dwelling. The habitable area of an accessory dwelling may not exceed 800 sq. ft. or 30% of a principal dwelling, whichever is greater. Garages are not considered habitable area.

      e.   Facades.

         i.   The facade must conform to table 12 and is permitted as specified by table 16, table 17, table 18, table 19, and table 20.

         ii.   Building entries must be provided as follows:

            a)   The main entrance to the principal building must be located on the primary facade.

            b)   One entry must be provided for every 80 feet of facade leading to habitable space.

               1)   Buildings on corner lots are exempt from entry frequency requirements if the facade is under 50 feet in length.

         iii.   Glazing.

            a)    At least 15% of each story of each facade must be glazed with clear glass.

            b)    At least 50% of the first story of buildings facing Marana Main Street must be glazed with clear glass.

            c)    Additional glazing requirement apply to shopfr onts per table 12.

         iv.    Buildings may include multiple facade types along their length, each type no less than 30 feet in width.

         v.    A shopfront is required for all ground floor comm ercial uses in the BU high intensity area and in the DT zone except for lodging and office.

Table 12. Facade types
1. Porch
Requirement	Minimum depth of six feet
2. Stoop
Requirement	Minimum of one foot above highest adjacent sidewalk grade
3. Common entry
Awnings and canopies should encroach into the right-of-way
4. Terrace
Requirement	Minimum eight inches above highest adjacent sidewalk grade
5. Shopfront
Requirement	At least 50% of each ground floor facade must be glazed with clear glass
6. Gallery
Requirements	•At least 50% of each ground floor facade must be glazed with clear glass •Must be at least eight feet deep with at least ten feet of vertical clearance