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A. Purpose. The DT zone implements the Marana general plan by providing a mixed-use center for town. This zone consists of higher density mixed-use buildings that accommodate retail, offices, institutions, and apartments. It has a network of walkable streets that create blocks along Marana Main Street with wide sidewalks, street trees, awnings or galleries for shade, and buildings set close to the sidewalks.
B. Development standards.
Lot width | 18 feet minimum, 180 feet maximum |
Frontage buildout | 80% minimum at setback |
Lot coverage | 80% maximum |
Setbacks | Front-no minimum, 12 feet maximum |
Side - no minimum, 24 feet maximum | |
Rear - three feet minimum | |
Buildings height | Four stories maximum |
Yard | Shallow Urban Pedestrian forecourt Vehicular forecourt |
Facades | Common entry Terrace Shopfront Gallery |
Encroachments | Awnings and galleries may encroach the sidewalk to within two feet of the curb |
Balcony or bay window - 100% of setback maximum | |
Landscaping | Minimum 20-foot landscaped buffer abutting non-mixed-use residential zones |
Parking lots | Must have a minimum of 10% landscaped area, evenly distributed throughout the parking lot and adjacent to buildings Landscaped islands must provide one tree for every ten parking stalls |
A. General. Properties in each specific plan (SP) zoning district are regulated based on site-specific regulations prepared by or on behalf of the master property owner of the particular specific plan area. Each specific plan is adopted through the rezoning process set forth in section 17-3-1.
B. Applicability. The owner or owners of one or more contiguous parcels of land totaling five acres or larger in size may apply for a specific plan.
C. Contents of specific plan. All specific plans shall include the requirements defined in the town's applications, checklists, and process guides on file with the development services department. At a minimum, a specific plan shall include the following elements:
1. Narrative or overview of the project which identifies the primary objectives.
2. Development capability inventory analysis.
3. Proposed land use plan.
4. Implementation and administrative regulations.
5. Development and design regulations.
6. The compatibility of the specific plan with adjoining land uses.
7. Detailed regulations and programs for the systematic implementation of the specific plan.
8. Specific development standards for the map elements.
9. Hydrology analysis.
10. Standards for the phasing, construction and maintenance of major and collector streets proposed for the plan area or needed for servicing the project.
11. Standards for the phasing, construction and maintenance of sewage disposal, effluent use, storm water drainage, solid waste disposal and public utilities.
12. Standards for the conservation, development or utilization of natural resources, including surface water, soils, vegetation and wildlife.
13. General landscape program.
14. For single-phase plans, a draft schedule for the preservation of site features established by the plan and the construction, dedication and provision of public services.
15. For multi-phased plans, a draft phasing schedule for the preservation of site features established by the plan, the development of the various master blocks of the specific plan, and the construction, dedication and provision of public services.
16. How and to what extent the specific plan is to supplement or supersede the adopted land development code.
D. Specific plan amendments. Amendments to specific plans are categorized as either administrative amendments or substantial amendments. Administrative amendments are approved by the planning manager after written application is made. Substantial amendments are approved through the rezoning process set forth in section 17-3-1.
1. The planning manager shall determine whether a proposed specific plan amendment is administrative or substantial.
2. Categories of administrative amendments include, but are not limited to:
a. The addition of new information to the specific plan maps or text that does not change the effect of any regulations or guidelines.
b. Changes to infrastructure, such as drainage and utilities, which do not change the overall intent of the specific plan or increase the development capacity in the specific plan area.
c. Changes in the land use designation boundary, division of plan areas or combinations of areas.
d. Minor modifications or adjustments to intrusions, encroachments, easements, rights-of-way, or open spaces, so long as the modifications do not conflict with the overall intent of the specific plan.
e. The addition of a use that is materially similar to a listed use, as determined by the planning manager pursuant to the process set forth in section 17-4-2(C).
3. A substantial amendment is an amendment that would result in a substantial change to the specific plan's regulations or the overall intent of the specific plan, and that is not an amendment listed in subparagraph 2 above or a materially similar amendment.
A. The zoning districts set forth in sections 17-4-17 through 17-4-26 below are legacy zones. The legacy zones consist of zoning districts that currently exist within the town limits, but that are intended to be phased out over time. Each of these zoning designations is intended to be deleted when no land in the town has that zoning designation. The town will not rezone land to any of these legacy zone districts.
B. Notwithstanding any language in sections 17-4-17 through 17-4-26 permitting commercial and industrial uses in the legacy zones, as provided in section 17-6-13, data centers are not permitted to operate in the town as a principal use unless approved in a specific plan or specific plan amendment explicitly created or amended for the purpose of data center development and adopted through the rezoning process set forth in section 17-3-1 and as described in section 17-4-15 (Specific plan (SP)).
C. Data centers are permitted as an accessory use in the legacy zoning districts when all of the following are true:
1. The data center occupies no more than 15% of the site.
2. The data center is used to serve the enterprise functions of the on-site property owner and is not used to lease data storage and processing services to third parties. For purposes of this subparagraph "on-site property owner" includes an owner that owns the property and is the parent company of the company or companies on-site.
3. The data center complies with any applicable development standards for accessory use data centers, as set forth in section 17-6-13.
Ordinance 2024.029 added paragraphs B. and C. to section 17-4-16.
A. Permitted uses. Within zone A, residential, commercial, industrial, and quasi-public land uses shall be permitted so long as each such land use is conducted on a lot no larger than 2.5 acres. Agricultural uses, as listed in section 17-4-2, table 2 (Use matrix), shall be permitted in zone A in the same circumstances as they are permitted in the AG zone per section 17-4-2, table 2, and subject to the same conditions per use as in the AG zone per section 17-4-3, table 3 (Conditions per use). Rezoning is not required to establish a use permitted in the neighborhood commercial (NC) zone, within an existing building or suite in a designated commercial area if the use can be accommodated within the existing building or suite without requiring a new retail commercial building permit. This is not, however, to be construed to permit any land use that may be specifically prohibited within the town by this or any other ordinance of the town or by state or federal law.
B. Density requirements. There shall be no maximum density of land use per se, except that density of land use on any parcel of land within zone A shall be determined in part by prior density of land use and by setback requirements defined in this and other titles of this code or as may be determined by other applicable federal, state and local regulations.
C. Setbacks.
1. The required front yard (setback) shall be a minimum of 20 feet.
2. The required side yard (setback) shall be a minimum of five feet, with a street side yard (setback) having a minimum of ten feet.
3. The required rear yard (setback) shall be a minimum of 20 feet.
D. Building heights. Buildings and structures erected in this zone shall have a height not greater than 30 feet.
E. Manufactured home. A manufactured home may be placed on any lot within zone A provided the following conditions are met:
1. There is an existing manufactured home on the lots adjacent to the lots in which the new manufactured home is to be placed. Adjacent, for the purposes of this section, means on either side, and means directly across the street, if one exists, and to the rear across an alley, if one exists.
2. Where the provisions of subparagraph 1 above do not exist, then a manufactured home may be placed on a lot with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits).
Ordinance 2022.006 amended Section 17-4-17 A.
A. Permitted uses. Within zone B, any residential, commercial, industrial, or quasi-public land use is permitted so long as each separate land use is conducted on a lot larger than 2.5 acres but no larger than 25 acres. Agricultural uses, as listed in section 17-4-2, table 2 (Use matrix), shall be permitted in zone B in the same circumstances as they are permitted in the AG zone per section 17-4-2, table 2, and subject to the same conditions per use as in the AG zone per section 17-4-3, table 3 (Conditions per use). This is not to be construed, however, to permit any land use that may be expressly prohibited within the town by other ordinances of the town, by other provisions of this code, or by state or federal law.
B. Density requirements. There shall be no maximum density of land use per se in this zone, except as may be dictated by prior density of land use and by setback requirements defined elsewhere in this code.
C. Setbacks. The setback requirements for zone B shall be the same as for zone A.
D. Manufactured home. A manufactured home may be placed on any lot within zone B provided the following conditions are met:
1. There is an existing manufactured home on the lots adjacent to the lots in which the new manufactured home is to be placed. Adjacent, for the purposes of this section, means on either side, and means directly across the street, if one exists, and to the rear across an alley, if one exists.
2. Where the provisions of subparagraph 1 above do not exist, then a manufactured home may be placed on a lot with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits).
Ordinance 2022.006 amended Section 17-4-18 A.
A. Permitted uses. Within zone C, any residential, commercial, industrial, or quasi-public land use shall be permitted, so long as each separate activity is conducted on a lot no smaller than 25 acres. Agricultural uses, as listed in section 17-4-2, table 2 (Use matrix), shall be permitted in zone C in the same circumstances as they are permitted in the AG zone per section 17-4-2, table 2, and subject to the same conditions per use as in the AG zone per section 17-4-3. table 3 (Conditions per use). This is not to be construed, however, to permit any land use that may be expressly prohibited within the town by other sections of this code, other ordinances of the town, or state or federal law.
B. Density requirements. The maximum density allowed shall be one dwelling unit or one commercial, industrial, or quasi-public establishment per 25 acres.
C. Setbacks. No building or structure, except a fence or wall that is not part of a building and not over six feet in height shall be constructed closer than ten feet to any side property line or closer than 40 feet plus one foot for each foot of building height in excess of ten feet above ground level to any front or rear property line. Where a lot is situated on the corner of two dedicated streets, each of the property lines along the right-of-way line of a dedicated street shall be considered to be a front property line, and each other property line shall be considered to be a side property line in determining allowable setbacks.
D. Manufactured home. A manufactured home may be placed on any lot within zone C provided the following conditions are met:
1. There is an existing manufactured home on the lots adjacent to the lots in which the new manufactured home is to be placed. Adjacent, for the purposes of this section, means on either side, and means directly across the street, if one exists, and to the rear across an alley, if one exists.
2. Where the provisions of subparagraph 1 above do not exist, then a manufactured home may be placed on a lot with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits).
E. Energy storage facilities. Energy storage facilities may be permitted in zone C subject to the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits), and in compliance with all development standards for energy storage facilities set forth in section 17-6-11.
Ordinance 2022.006 amended Section 17-4-19 A. Ordinance 2022.026 added Section 17-4-19 E.
A. Permitted uses. Within zone E, no residential land use shall be permitted except one single-family residence. Any commercial, industrial, or quasi-public land use shall be permitted which is consistent in its location with the land use element of the town's general plan. This is not to be construed, however, to permit any land use that may be expressly prohibited within the town by other sections of this code, by other ordinances of the town, or by state or federal law.
B. Density requirements. There shall be no maximum or minimum density requirements in zone E, except as may be required by the setback requirements of this code or by other applicable federal, state and local regulations.
C. Setbacks. The setback requirements for zone E shall be the same as for zone A.
A. Purpose. The purpose of the recreational vehicle (RV) zone is to provide for the development of parks which rent spaces or which provide subdivided lots for sale, catering to the special needs of recreational vehicle environments and lifestyles within the town.
B. Location. All recreational vehicle developments shall comply with the town's general plan. In addition, recreational vehicle developments shall abut a major arterial paved all-weather street meeting town standards.
C. Permitted uses. The following uses are permitted within the recreational vehicle (RV) zone:
1. Recreational vehicle parks with one recreational vehicle per rental space.
2. Recreational vehicle subdivisions with one recreational vehicle per lot.
D. Accessory uses.
1. Accessory uses appurtenant to recreational vehicle parks include community recreation buildings, facilities, and areas, laundry facilities, manager's office and apartment, child care facilities, and similar accessory uses for the exclusive benefit of the park or subdivision residents.
2. Accessory uses appurtenant to individual recreational vehicles include carports, ramada, cabana, covered patio, storage room and similar uses. Accessory buildings shall not be used for regular occupancy or for sleeping.
3. Other customary accessory uses and buildings as may be determined by the planning manager which are incidental to the principal use and do not include any activity commonly conducted as a business. However, the occasional sale of a recreational vehicle, motor vehicle, or trailer on a lot on which the seller resides shall not be considered a business.
E. Conditional Uses. The following may be permitted subject to the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits):
1. A boat, auto, or trailer storage area, provided they are in a completely enclosed area surrounded by not less than a six-foot fence or wall, completely screened from view from all sides.
2. Recreational uses intended primarily for the occupants of the park or subdivision, including golf courses and related facilities.
3. Model sales area, provided not more than five spaces are devoted to this use, and not to exceed 12 months, unless an extension is granted by the planning commission. The planning commission may allow an additional sales area where the park or subdivision occupies more than 100 acres.
4. Convenience market.
5. Restaurant, provided the recreational vehicle park or subdivision contain not less than 500 recreational vehicle spaces or lots.
6. Vehicle wash.
7. Mini-storage area, not to exceed one storage unit per 20 recreational vehicle spaces or lots.
8. One recreational vehicle may be installed per lot on a commercial or industrial parcel or lot, provided a minimum set back of at least 20 feet from all other structures is provided. This provision is principally intended to allow for a caretaker on a commercial or industrial complex. When provided, the unit shall be entirely screened, and meet all development standards, as applicable, listed below. The planning commission shall approve the final site plan.
9. Any use not appearing in this section which may be permitted by the planning manager, and which shall be primarily for the residents of the park or subdivision.
10. Upon annexation and translation of county zoning, any use or uses and densities that were permitted on the annexed property under the county zoning at the time of annexation (see section 17-3-2 (conditional use permits), paragraph P).
F. Temporary uses. Temporary construction buildings and yards during the actual construction and development of the recreational vehicle park or subdivision, and sales offices, not to exceed 18 months, unless active construction is ongoing, in which case the planning manager may grant additional six month increments upon finding that active construction is still on-going and necessary.
G. Prohibited uses (reserved).
H. Site development standards.
1. Minimum project size: five acres.
2. Minimum project setback: 20 feet from all street frontages measured from the right-of-way line. This setback shall be fully landscaped and screened, and may include a perimeter masonry decorative wall and which shall contain a minimum of 15 gallon trees per 40 lineal feet of street frontage, with 65% vegetative cover in shrubs and groundcover on the exterior of the wall. The landscape and screening plan shall be approved by the planning manager. Refer to section 17-11-7 for further requirements.
3. Parks or subdivisions.
a. Minimum lot size per rental unit: 1,750 sq. ft., with a minimum average lot size of 2,000 sq. ft.
b. Maximum density: 15 units per net acre, excluding streets and drives.
c. Minimum common recreation area per unit: 150 sq. ft.
d. Minimum width per space: 35 feet.
e. Minimum depth per space: 50 feet.
f. Minimum distance between units (exterior of all structures, drives and accessory structures): seven feet.
g. Minimum front yard: seven feet.
h. Minimum rear yard: five feet.
i. Setbacks declared a minimum. No encroachment or variance shall be allowed within five feet of the front, side or rear lot or space line required setbacks unless the building, structure, or other appurtenance meets the currently-applicable international building code requirements for a minimum two-hour fire wall rating. Setbacks established above are determined the minimum necessary for the public health, safety and general welfare.
j. Detached storage buildings not exceeding 120 square feet in area are permitted on each recreational vehicle space. All storage buildings shall be located in the rear of the recreational vehicle space. Detached storage buildings shall not encroach into the required setbacks without a variance, and subject to the fire wall requirements set forth above.
k. Certain accessory structures, which are complimentary to individual recreational vehicles and park models (i.e. covered carports, patio awnings, ramadas, storage buildings, and room additions) which are made an integral part of and are architecturally compatible with the recreational vehicle or park model itself may be permitted by the planning manager, after review of plans assuring the required compatibility, and provided, further, that the owner/developer of the park or subdivision has provided sufficient setbacks to meet the requirements of paragraph "i" above.
4. Common recreation area shall be provided both in recreational vehicle parks and subdivisions. Common recreation areas shall be owned and maintained by a property owner's association where a recreational vehicle subdivision is developed. Plans for the common recreation areas shall be approved by the town, and shall include facilities and equipment for both adults and children. Public or private streets, vehicle storage areas, exterior boundary landscaped areas and other areas shall not be included when calculating required recreational areas.
5. Access to all lots or spaces shall be from the interior of the park or subdivision.
6. Private streets shall be a minimum paved width of 28 feet including required curbs when flush with the surface of the paving. Concrete sidewalks at least two feet in width shall be provided on each side of interior private streets. The planning manager may permit a four foot sidewalk on one side of an interior street where deemed desirable.
7. The maximum height of any habitable structure shall not exceed 20 feet. All other structures shall not exceed 15 feet in height.
8. All structures that are located on non-manufactured home spaces or lots shall not exceed 35 feet in height from grade to the highest point on the roof.
9. All utility lines shall be placed underground within the park or subdivision. Each lot shall be provided with water, sanitary sewer, electric lines, telephone lines and gas lines, as needed, in compliance with applicable town codes. Fire hydrants shall be installed as required by the building official.
10. All parks or subdivisions shall have street lighting provided along private or public streets for the safety of pedestrians, and as required by the town engineer.
11. All parks or subdivisions shall have refuse collection areas approved by the planning manager. All such refuse collection areas shall be screened from public view.
12. All parks or subdivisions shall have a minimum of two vehicular entrances. One entrance may be kept closed to the general public, but is required to meet public safety standards.
13. All parks and subdivisions shall improve, to town standards, and dedicate any abutting public street and shall dedicate all interior easements and drives for utilities and public service vehicles where required by the town engineer.
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