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Marana City Zoning Code

CHAPTER 17

4. ZONING

17-4-1 Zone districts and zoning groups established

A.   The zones and zoning groups listed in table 1 (zone districts and zoning groups summary) are established by this section.
B.   Table 1 also shows the consolidation of certain residential zoning districts into zoning groups as of the effective date of this chapter. These zoning groups combine zones that allow the same uses in the use matrix table (table 2) and the conditions per use table (table 3). In some cases, a zoning group label is used for ease of reference in table headings and cross-references (for example, "ER" in place of "R-36").
C.   Official zone map. The location and boundaries of each of the zones are shown on the official zone map of the town, and the map is a part of this code. Whenever amendments or changes are made in zone boundaries, the amendments or changes must be made by ordinance and recorded on the official zone map. The official zone map data layer maintained by and located in the office of the technology services department is the final authority in determining current zoning status.
D.   Zone districts and zoning groups summary table. The following table shows the town's zone districts and zoning groups.
Table 1. Zone districts and zoning groups summary
Table 1. Zone districts and zoning groups summary
Agricultural zone
AG
Agricultural
Ranchette residential zoning group (RA)
R-180
R-180 residential
R-144
R-144 residential
R-80
R-80 residential
Estate residential zoning group (ER)
R-36
R-36 residential
Neighborhood residential zoning group (NR)
R-16
R-16 residential
R-10
R-10 residential
R-8
R-8 residential
R-7
R-7 residential
R-6
R-6 residential
Garden residential zoning group (GR)
R-5
R-5 residential
R-4
R-4 residential
R-3
R-3 residential
Multi-family residential zoning group (MR)
MR-1
Multi-family residential (high density)
MR-2
Multi-family residential (medium density)
Commercial zones
RR
Resort and recreation
NC
Neighborhood commercial
VC
Village commercial
Industrial zones
LI
Light industrial
HI
Heavy industrial
Mixed-use zones
DMO
Downtown Marana overlay
DT
Downtown
DN
Downtown neighborhood
BU
Blended-use
Specific plan zone
SP
Specific plan
 

17-4-2 Use matrix

A.   Table 2 (use matrix) identifies the permissiveness of uses in all residential zoning groups and zoning districts other than the mixed-use districts and the SP zone. (Uses for the mixed-use districts are set forth in the mixed-use zoning district use matrix found at table 8.)
B.   The notations in table 2 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 3 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.
C.   Uses not mentioned.
   1.   General presumption. Uses not listed shall be presumed to be prohibited, unless the planning manager determines that the use is materially similar to a listed use.
   2.   Planning manager determination. If a use is not listed in table 2 and is not otherwise prohibited by law, the planning manager shall determine whether the use is materially similar to a use listed in table 2, using as a guide the type of business, industry, or governmental activity as classified and defined by the two-digit sector number of the most recently published north American industry classification system (NAICS) as established by the United States census bureau.
   3.   Materially similar uses. If the planning manager finds that the use is materially similar, the regulations governing that use shall apply to the use not listed and the planning manager's decision shall be filed in the office of the town clerk.
   4.   Not materially similar uses. If the planning manager determines that a materially similar use does not exist, the planning manager may consider submitting 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 2. Use matrix
Uses
AG
RA
ER
NR
GR
MR
RR
NC
VC
LI
HI
Table 2. Use matrix
Uses
AG
RA
ER
NR
GR
MR
RR
NC
VC
LI
HI
Residential
Single-family detached
P
P
P
P
P
C
C
U
U
X
X
Single-family attached
X
X
X
P
P
C
C
U
U
X
X
Duplex
U
U
U
U
P
P
U
U
U
X
X
Townhouse
U
U
U
U
P
P
P
U
U
X
X
Triplex
U
U
U
U
U
U
U
U
U
X
X
Fourplex
U
U
U
U
U
U
U
U
U
X
X
Multi-family
X
X
X
X
X
P
P
U
P
P
P
Manufactured home
P
U
U
X
X
X
X
X
X
X
X
Modular home
P
P
U
U
U
X
X
X
X
X
X
Accessory dwelling unit*
U
U
U
U
U
U
U
U
U
X
X
Accessory structure
A
A
U
U
A
A
A
A
A
A
A
Caretaker quarters
A
A
A
X
X
A
A
A
A
A
A
Carport
A
A
A
X
X
A
A
A
A
A
A
Child care home
U
U
U
U
U
U
U
X
X
X
X
Community recreation
P
P
P
P
P
P
P
P
P
X
X
Fences or walls
A
A
A
A
A
A
A
A
A
A
A
Foster home
P
P
P
P
P
C
C
C
C
X
X
Garage
A
A
A
A
A
A
A
A
A
A
A
Guest quarters
A
A
A
U
U
U
X
X
X
X
X
Home occupation
U
U
U
U
U
U
U
U
U
X
X
Model home
A
A
A
A
A
A
A
A
A
X
X
Real estate sales trailer
T
T
T
T
T
T
T
T
T
T
T
Single-family dwelling in temporary structure
T
T
T
T
T
T
T
T
T
T
T
Sports court
A
A
A
A
A
A
A
A
A
A
A
Swimming pool or spa
A
A
A
A
A
A
A
A
A
A
A
Transitional housing
U
U
U
U
U
C
C
U
U
X
X
Agricultural
Apiary
U
U
U
X
X
X
X
X
X
X
X
Aviary
U
U
U
X
X
X
X
X
X
U
U
Chickens
U
U
U
U
U
U
U
U
U
X
X
Community garden
P
P
P
P
P
P
P
P
P
P
P
Composting facility
A
X
X
X
X
X
A
X
X
X
C
Corral or barn
P
A
A
X
X
X
A
X
C
X
X
Dairy farm
C
X
X
X
X
X
X
X
X
X
X
Farming
P
A
X
X
X
X
X
X
X
X
X
Feedlot
C
X
X
X
X
X
X
X
X
X
X
Roosters and other fowl, ratites, or rodents
U
U
X
X
X
X
X
X
X
X
X
Greenhouse
P
A
A
A
A
A
A
P
P
P
P
Household pets
P
P
P
P
P
P
P
P
P
P
P
Livestock auction yard
C
X
X
X
X
X
X
X
X
X
X
Livestock
U
U
X
X
X
X
U
X
X
X
X
Medical marijuana dispensary offsite cultivation
X
X
X
X
X
X
X
X
X
X
X
Nursery
P
C
X
X
X
X
X
P
P
P
P
Riding arena
P
U
U
X
X
X
A
X
X
X
X
Rodeo grounds
C
C
C
X
X
X
A
X
X
X
X
Stable, private
U
U
U
X
X
X
U
X
X
X
X
Stable, public
P
C
X
X
X
X
C
C
C
C
C
Swine
U
C
X
X
X
X
X
X
X
X
X
Lodging
Bed and breakfast
P
P
P
C
C
X
P
P
P
X
X
Campground
C
X
X
X
X
X
P
X
X
X
X
Hotel
X
X
X
X
X
X
P
C
P
P
P
Motel
X
X
X
X
X
X
P
C
P
P
P
Resort
C
C
X
X
X
X
P
C
P
C
X
RV park
C
X
X
X
X
X
P
C
P
X
X
Vacation rental
P
P
P
P
P
P
P
P
P
X
X
Entertainment
Amusement, indoor
X
X
X
X
X
X
A
U
P
P
P
Amusement, outdoor
C
X
X
X
X
X
A
C
P
P
P
Golf course
P
P
P
P
P
P
A
X
X
X
X
Sexually oriented business
X
X
X
X
X
X
X
X
U
U
U
Shooting range, indoor
C
X
X
X
X
X
C
C
C
C
C
Shooting range, outdoor
C
X
X
X
X
X
X
X
X
X
X
Special event venue
C
X
X
X
X
X
A
X
C
P
P
Zoo; petting zoo
C
X
X
X
X
X
C
X
X
X
X
Service
Adult day health care facility
X
X
X
X
X
X
A
P
P
X
X
Assisted living center
X
X
X
X
X
X
P
P
P
X
X
Automobile paint or body shop
X
X
X
X
X
X
X
X
X
P
P
Automobile service facility
C
X
X
X
X
X
X
C
P
P
P
Automobile fuel station
X
X
X
X
X
X
A
P
P
P
P
Bar
X
X
X
X
X
A
A
P
P
P
P
Car wash
X
X
X
X
X
X
X
C
P
P
P
Child care facility
C
C
C
C
X
X
A
P
P
C
C
Commercial vehicle service facility
A
X
X
X
X
X
X
X
X
P
P
Donation bin
X
X
X
X
X
X
X
T
T
T
T
Financial institution
X
X
X
X
X
X
X
P
P
P
P
Fitness center
X
X
X
X
X
X
A
U
P
P
P
Helistop
X
X
X
X
X
X
C
X
A
P
P
Laundry or dry cleaner
X
X
X
X
X
X
X
U
U
P
P
Kennel
C
X
X
X
X
X
X
X
U
U
U
Medical clinics
X
X
X
X
X
X
A
P
P
P
P
Parking lot
A
A
A
A
A
A
A
P
P
P
P
Personal service
X
X
X
X
X
X
A
P
P
P
P
Public horse track
C
X
X
X
X
X
X
X
X
X
X
Restaurant
C
X
X
X
X
A
A
P
P
P
P
Mobile food vendor
X
U
U
U
U
U
U
U
U
U
U
Truck stop
U
X
X
X
X
X
X
X
U
U
U
Veterinary clinic
C
X
X
X
X
X
X
P
P
P
P
Office
Office
A
X
X
X
X
A
A
P
P
P
P
Television, radio, or film studio
X
X
X
X
X
X
C
U
U
P
P
Retail
Agricultural, industrial, or commercial vehicle sales or lease
C
X
X
X
X
X
X
X
X
P
P
Auto/vehicle sales
X
X
X
X
X
X
X
X
P
P
P
Farmers market
P
X
X
X
X
X
P
P
P
P
P
Medical marijuana dispensary/
marijuana establishment (dual licensee)
X
X
X
X
X
X
X
X
C
C
C
Package liquor store
X
X
X
X
X
X
X
P
P
P
P
Retail establishment, under 30,000 sq. ft., no open storage (except stock-in-trade per 17-8-6)
X
X
X
X
X
A
A
P
P
P
P
Retail establishment, 30,000 sq. ft. and larger, no open storage (except stock-in-trade per 17-8-6)
X
X
X
X
X
X
X
X
P
P
P
Retail establishment with open storage
X
X
X
X
X
X
X
X
C
P
P
Temporary retail
T
X
X
X
X
T
T
T
T
T
T
Open space
Public park or playground
P
P
P
P
P
P
P
P
P
P
P
Institutional
Cemetery or mausoleum without crematory
P
C
X
X
X
X
X
C
P
P
P
Cemetery or mausoleum with crematory
C
X
X
X
X
X
X
X
C
C
P
Hospital
X
X
X
X
X
X
X
C
C
C
C
Indoor assembly
C
X
X
X
X
X
A
U
P
P
P
Long-term care facility
X
X
X
X
X
X
C
P
P
P
P
Place of worship
P
P
P
P
P
P
P
P
P
P
P
Private school
C
C
C
C
C
C
A
P
P
P
P
Utilities
Accessory energy storage facility
U
X
X
X
X
X
X
X
X
U
U
Energy storage facility
C
X
X
X
X
X
X
X
X
C
C
Power plant
C
X
X
X
X
X
X
X
X
C
C
Solar energy system/solar power plant
C
C
X
X
X
X
X
X
X
C
C
Utility facility
C
C
C
C
C
C
C
P
P
P
P
Wireless communication facility
U
U
U
U
U
U
U
U
U
U
U
Industrial
Batching plant
C
X
X
X
X
X
X
X
X
X
C
Construction equipment sales, service, storage or distribution
X
X
X
X
X
X
X
X
X
C
P
Contractor’s yard
X
X
X
X
X
X
X
X
X
P
P
Data center
X
X
X
X
X
X
X
X
X
A
A
Distribution center
X
X
X
X
X
X
X
X
C
P
P
Dog and cat food processing
X
X
X
X
X
X
X
X
X
X
X
Explosive materials manufacturing or storage
X
X
X
X
X
X
X
X
X
X
C
Fertilizer plant
X
X
X
X
X
X
X
X
X
X
X
Food processing facility
C
X
X
X
X
X
X
C
C
C
P
Foundry
X
X
X
X
X
X
X
X
X
X
C
Heavy manufacturing
X
X
X
X
X
X
X
X
X
C
C
Junkyard
X
X
X
X
X
X
X
X
X
X
C
Laboratory
X
X
X
X
X
X
X
A
C
P
P
Light manufacturing
X
X
X
X
X
X
X
X
X
P
P
Mineral extraction or borrow pit
C
X
X
X
X
X
X
X
X
X
C
Rendering plant
X
X
X
X
X
X
X
X
X
X
X
Rubber reclaiming or processing
X
X
X
X
X
X
X
X
X
X
X
Self storage, indoor
X
X
X
X
X
X
X
C
P
P
P
Self storage outdoor
X
X
X
X
X
X
X
X
X
P
P
Slaughterhouse
X
X
X
X
X
X
X
X
X
X
X
Tar or asphalt processing (excluding batching plant)
X
X
X
X
X
X
X
X
X
X
X
Warehouse
X
X
X
X
X
X
X
X
X
P
P
* Accessory dwelling units are allowed upon meeting the conditions set forth in Table 3 below only upon the effective date of Section 17-6-14 as set forth in Section 17-6-14 (G).
 
Ordinance 2022.006, 2022.022, 2022.026, 2023.032, 2024.014, 2024.028, 2024.029, 2025.002 and 2025.023 amended Table 2 of Section 17-4-2

17-4-3 Use conditions matrix

The following table lists the conditions that apply to uses marked with a "U" in Table 2 (Use matrix). Where a zoning group is listed in the "zone(s)" column, the conditions apply to all zoning districts in that zoning group.
Table 3. Conditions per use
USE
ZONE(S)
CONDITION(S)
Table 3. Conditions per use
USE
ZONE(S)
CONDITION(S)
Residential
Single-family detached
NC, VC
Must comply with the development standards for R-3 zone as set forth in section 17-4-5(B)(7) Table 4
(Development standards per residential zone)
Single-family attached
NC, VC
Must comply with the development standards for R-3 zone as set forth in section 17-4-5(B)(7) Table 4  
(Development standards per residential zone)
Duplex
NC, VC
Must comply with the development standards for R-3 zone as set forth in section 17-4-5(B)(7) Table 4  
(Development standards per residential zone)
AG, RA, ER, NR, GR, MR, RR
Allowed only if requirements set forth in section 17-6-15 are met
Townhouse
NC, VC
Must comply with the development standards for R-3 zone as set forth in section 17-4-5(B)(7) Table 4
(Development standards per residential zone)
AG, RA, ER, NR, GR, MR, RR
Allowed only if requirements set forth in section 17-6-5 are met
Triplex
AG, RA, ER, NR, GR, MR, RR, NC, VC
Allowed only if requirements set forth in section 17-6-5 are met
Fourplex
AG, RA, ER, NR, GR, MR, RR, NC, VC
Allowed only if requirements set forth in section 17-6-5 are met
Multi-family
NC
Must comply with the development standards for MR-2 zone as set forth in section 17-4-6(D) Table 5 (Development standards per MR zone)
Manufactured home
RA ER
Shall be fully skirted unless placed at ground level
Modular home
ER NR GR
Architectural similarity and compatibility for the purpose of blending into the existing neighborhood
Accessory dwelling unit
AG RA ER NR GR MR RR NC VC
Must comply with all development standards for accessory dwelling units, as set forth in Section 17-6-14
Accessory structure
ER
Shall consist of a maximum of 2,500 total square feet per parcel
NR
Shall consist of a maximum of 1,500 total square feet per parcel
Child care home
AG RA ER NR GR MR RR
Must be conducted in a single-family dwelling by a full time occupant of the dwelling
During operating hours, the entire property may be devoted to the use
An opaque five-foot fence or wall shall screen outdoor activity and equipment areas from any adjacent residential use
AG RA ER NR GR
Shall not employ more than one nonresident of the premises
All parking shall be on site and shall not include commercial parking features such as wheel stops, parking lanes or striping
Shall maintain the required residential off-street parking Any new structure or proposed changes to an existing single- family dwelling used as a child care home must be consistent with the residential character of the single-family dwelling as it appeared before operation of the child care home
Guest quarters
GR MR
Must be located within the principal residence
 
NR
Must be located within the principal residence on lots smaller than 16,000 square feet
Home occupation
AG RA ER NR GR MR RR NC VC
Must be conducted by a full time occupant of the dwelling
Shall not exceed 25% of the gross floor area of a dwelling
Shall not employ more than one nonresident of the premises
Exterior public display of stock-in-trade, external evidence of the home occupation, and outdoor storage of equipment or material associated with the home occupation are prohibited
All parking shall be on site and shall not include commercial parking features such as wheel stops, parking lanes or striping
Shall maintain the required residential off-street parking
Shall not create more parking demand or vehicular or pedestrian traffic than a typical residential use
No more than one vehicle shall be used in conjunction with the home occupation
Shall not cause any sustained, unpleasant, or unusual noises or vibrations; noxious fumes or odors; or other nuisances in the immediate neighborhood
Shall serve no more than five clients per day
Shall serve no more than two clients at a time
Any new structure or proposed changes to an existing structure used in conjunction with the home occupation must be consistent with the residential character of the dwelling
Prohibited home occupations include auto repair and service; veterinarian service, kennels, and pet grooming; commercial food preparation; mortuary or embalming service; tattoo parlor; welding service; and any commercial use not customarily incidental to a residential use
Additional conditions may apply for specific uses regulated by other provisions of this title
May include customary use of amenities customarily incidental to a residential use, such as a swimming pool, playground equipment, and other similar amenities, in the backyard only, and only during the hours of 8:00 a.m. to 5:00 p.m.
Transitional housing
AG, RA, ER, NR, GR,
Must comply with all development standards for transitional housing, as set forth in Section 17-6-12
NC, VC
Must comply with all development standards for transitional housing, as set forth in Section 17-6-12
Must comply with the development standards for R-3 zone as set forth in Section 17-4-5(B)(7) Table 4 (Development standards per residential zone)
Agricultural
General
All
Lot area and fenced area for one type of animal shall not also be counted for any other type of animal
Minimum fenced area is included in minimum lot area
Apiary
AG RA ER
Colonies shall be maintained in movable-frame hives Hives shall be erected using a hive stand which separates the hive's bottom boards from directly contacting the ground
Colonies shall be maintained to reasonably prevent undue swarming or aggressive behavior
Four colonies shall be permitted for every 10,000 square feet of parcel area
Shall be set back a minimum of 100 feet from any adjacent residential property line and a minimum of 60 feet from all other property lines
Aviary
AG RA ER LI HI
No more than 40 birds permitted on any property within a residential district or adjacent to a residential district
Must be set back a minimum of 60 feet from any property line and 20 feet from any residential structure or aviary
Length or width shall not exceed 50 linear feet except in the AG zone
Shall not exceed the maximum building height of the applicable zoning district
Shall not exceed 2,000 square feet
Chickens; roosters; other fowl
AG RA
No more than 40 animals per acre
Structures shall be set back a minimum of 60 feet from any property whose zoning does not allow roosters or other fowl, and a minimum of 30 feet from any property line
Must comply with all applicable animal-keeping standards, as set forth in section 17-6-7
Chickens
ER NR
One chicken permitted for every 1,000 square feet of lot area
Chickens and associated structures prohibited in the area extending the full width of the lot between the main building and the front street lot line
Structures six feet or less in height and 16 square feet or less in area are not required to be set back from the side or rear property line, but must be behind the main building
Structures more than six feet in height or larger than 16 square feet in area are subject to accessory building setback requirements
All structures must be at least 20 feet from any offsite dwelling unit
A setback is not required from property lines abutting alleys, rights-of-way, access easements, or nonresidential uses, or with the consent of the adjacent property owner
Structures must be shorter than the fence line of the lot; in no event shall the height of a structure exceed 12 feet
Must comply with all applicable animal-keeping standards, as set forth in section 17-6-7
 
GR
Up to six chickens permitted per lot
Chickens must be kept in an enclosure located in the rear or side yard
Enclosures shall be set back at least 20 feet from any neighboring property line
Enclosures shall be a maximum of 200 square feet in size
Enclosures must be shorter than the fence line of the lot; in no event shall the height of an enclosure exceed eight feet
Must comply with all applicable animal-keeping standards, as set forth in section 17-6-7
 
MR RR
When developed as single-family detached residential pursuant to a CUP, up to six chickens permitted per lot, with same conditions as listed for the GR zone
 
NC VC
When developed as single-family detached residential, up to six chickens permitted per lot, with same conditions as listed for the GR zone
Livestock, large or small
AG RA RR
Animals shall be confined within a stock-tight fence or corral
Animal structures shall be set back a minimum of 60 feet from all property lines
Corrals shall be set back a minimum of 30 feet from the front property line
No barn, shed, corral, fence, or other structure for the housing or confinement of one or more large livestock or more than three small livestock, shall be erected, constructed, or moved to within 100 feet of a human residence, except the on-site residence of the owner of the animals
Livestock, large
AG RA RR
One animal shall be permitted for every 10,000 square feet of lot area
A minimum of 400 square feet of fenced area shall be provided for each animal
Livestock, small
AG RA RR
One animal shall be permitted for every 5,000 square feet of lot area
A minimum of 200 square feet of fenced area shall be provided for each animal
Ratites
AG RA
One permitted for every 10,000 square feet of lot area Animals shall be confined within minimum six-foot-high stock- tight fenced corrals
Structures shall be set back a minimum of 60 feet from any property line
Corrals shall be set back a minimum of 30 feet from any property line
Riding arena
RA
Allowed only with a conditional use permit, except that a private and unlighted riding arena is allowed as an accessory use if it is set back a minimum of 100 feet from any adjacent residential property line and a minimum of 60 feet from all other property lines
ER
A private and unlighted riding arena is allowed as an accessory use if it is set back a minimum of 100 feet from any adjacent residential property line and a minimum of 60 feet from all other property lines
A private and lighted riding arena is allowed only with a conditional use permit
Rodents
AG RA
A maximum of 40 animals permitted per acre
Structures shall be set back a minimum of 60 feet from any property line
Stable, private
AG
Unlighted only
RA ER RR
Allowed only as an accessory use
Unlighted only
Swine
AG
Minimum lot size shall be one acre
One swine per acre shall be permitted for a parcel smaller than five acres
The minimum setback for a swine related structure and or pen on a lot less than five acres shall be 100 feet from any property line
On a parcel five acres or greater, all swine related structures and or pens shall be located on the half of the property opposite of the highest classified street adjacent to the subject property
The minimum required setback for any pen or structure on a lot containing five or more swine shall be 300 feet from any property line
No barn, shed, corral, fence, or other structure for the housing or confinement of one or more swine shall be erected, constructed, or moved to within 100 feet of a human residence, except the on-site residence of the owner of the animals
Entertainment
Amusement, indoor
NC
Shall not exceed 30,000 sq. ft.
Sexually oriented business
VC LI HI
Shall meet all of the setbacks and other requirements set forth in A.R.S. § 13-1422 as it may be amended from time to time
Service
Fitness center
NC
Shall not exceed 10,000 sq. ft.
Laundry or dry cleaner
NC
Shall not exceed 10,000 sq. ft.
Laundry or dry cleaner
VC
Shall not exceed 30,000 sq. ft.
Kennel
VC LI
Boarding allowed only in fully enclosed building
Not permitted within 1,000 feet of any existing residence
Kennel
HI
Not permitted within 1,000 feet of any existing residence
Mobile food vendor
RR NC VC LI HI
Shall comply with the requirements of chapter 9-13
RA NR ER GR MR
Shall comply with the requirements of chapter 9-13
A mobile food vendor selling only ice cream may operate on public rights-of-way in residential zoning districts
May operate on private property in a residential zoning district with a separate agreement with the property owner; maximum of six hours within a 24 hour period
Truck stop
AG VC LI HI
Only permitted with a conditional use permit (see section 17-3-2) near an interstate highway interchange
Office
Television, radio, or film studio
NC VC
Shall not exceed 10,000 sq. ft. except upon issuance of a conditional use permit (see section 17-3-2)
Institutional
Indoor assembly
NC
Shall not exceed 30,000 sq. ft.
Utilities
Accessory energy storage facility
AG, LI, HI
Must comply with all development standards for energy storage facilities, as set forth in section 17-6-11
Must be accessory to an electric utility facility
Shall consist of a maximum of 10% of total land use per parcel
Wireless communication facility
All
 
Ordinance 2022.026, 2023.031, 2023.032, 2024.014, 2024.028, 2025.002, and 2025.023 amended Table 3 of Section 17-4-3

17-4-4 Agricultural (AG)

A.   Properties in the agricultural (AG) zoning district are regulated based on their primary use as set forth in the use matrix set forth in section 17-4-2.
B.   The purpose of the AG zone is to accommodate agricultural, rural, and open space uses and related activities. This zone will minimize adverse impacts on rural and agricultural lands from development of incompatible land uses and urban encroachment.
C.   Development standards:
Lot area (minimum)
5 acres
Setbacks (minimum)
Front - 40 ft.
 
Side - 40 ft.
 
Rear - 60 ft.
Building height (maximum)
30 ft.
 
Accessory building, not for agricultural use - 30 ft.
 
Accessory buildings, for agricultural use - 50 ft.
Lot coverage (maximum)
40% of the total lot area
 

17-4-5 Residential zoning districts R-180, R-144, R-80, R-36, R-16, R-10, R-8, R-7, R-6, R-5, R-4, and R-3

A.   The R-180, R-144, R-80, R-36, R-16, R-10, R-8, R-7, R-6, R-5, R-4, and R-3 residential zones consist primarily of single-family homes, with one dwelling and accessory buildings on an individual lot.
B.   The following development standards apply in the R-180, R-144, R-80, R-36, R-16, R-10, R-8, R-7, R-6, R-5, R-4, and R-3 zones:
   1.   Minimum lot sizes for each zone are determined by the number following the dash multiplied by one thousand square feet. For example, the minimum lot size of the R-180 zoning district is 180,000 square feet.
   2.   Properties are regulated based on their primary use as set forth in the use matrix set forth in section 17-4-2.
   3.   Only one primary use is permitted.
   4.   No accessory buildings may be located within the minimum front setback.
   5.   Lot widths and depths.
      a.   Each lot must have a width-to-depth ratio of between 3.0 and 0.33. Therefore, the average depth of the lot must be at least one-third its average width, and the average width of the lot must be at least one-third its average depth.
      b.   When the ratio set forth in the preceding paragraph provides a lot width or depth less than the minimum lot widths and depths set forth in table 4 (development standards per residential zone), the minimum lot widths and depths set forth in table 4 apply.
   6.   Utilities. All utilities must be undergrounded.
   7.   Table 4 (development standards per residential zone) establishes the site development standards of the residential zones (with the column headings deleting the "R-" portions of the zone designations, and where "B" signifies that the item is governed by minimum building code requirements only):
Table 4. Development standards per residential zone
Zone R-
Table 4. Development standards per residential zone
Zone R-
Development standard
180
144
80
36
16
10
8
7
6
5
4
3
Minimum lot width (feet)
175
175
120
100
80
70
65
55
50
45
40
35
Minimum lot depth (feet)
275
200
200
100
100
95
90
85
80
77
74
70
Minimum lot boundary setbacks (feet)—
 
 
 
 
 
 
 
 
 
 
 
 
Main building ‡ —
 
 
 
 
 
 
 
 
 
 
 
 
Front
40
40
30
30
20
16
16
16
16
10
10
10
Front-loading garage
40
40
30
30
25
20
20
20
20
20
20
20
Side abutting a street
30
30
30
20
15
10
10
10
10
10
10
10
Side
30
30
30
15
10
5
5Δ
5Δ
5Δ
B
B
B
Rear
50
50
40
30
20
15
15
15
15
10
10
10
Rear and side— covered patio structure open on at least three sides
20
20
20
10
5
5
5Δ
5Δ
5Δ
5Δ
5Δ
5Δ
Accessory building
30
30
30
20
10
5
5Δ
5Δ
5Δ
B
B
B
Minimum building separation (in feet) between—
 
 
 
 
 
 
 
 
 
 
 
 
Principal buildings
20
20
20
20
15
10
10
10
10
B
B
B
Principal and accessory building
10
10
10
10
10
5
5
5
5
B
B
B
Accessory buildings
10
10
10
10
10
5
5
5
5
B
B
B
Maximum building height (feet) —
 
 
 
 
 
 
 
 
 
 
 
 
Main building
35
35
35
30
30
30
30
30
30
30
30
30
Accessory building†
30*
30*
30*
25
25
25
25
25
25
25
25
25
Maximum lot coverage (percent of total lot area)
40
40
40
40
50
50
50
50
50
75
75
75
 
 Corner lots shall be at least five feet wider than the minimum lot width of the zone to permit conformance with the required street side yard requirements and sight visibility triangles.
‡ In subdivisions containing one or more lots 16,000 square feet or smaller, the residential design guidelines allow smaller setbacks in certain situations.
Δ Side setbacks of individual lots in these zones may be reduced so long as the total separation between buildings on adjacent lots is not less than ten feet.
† Accessory building height shall be the lesser of the actual height of the main building or the accessory building height shown here. This does not apply to accessory buildings used for agricultural purposes in the R-180, R-144, and R-80 zones.
* Accessory buildings used for agricultural purposes shall be limited to 50 feet in height.
In subdivisions containing one or more lots 16,000 square feet or smaller, the residential design guidelines allow greater lot coverage in certain situations.
Ordinance 2023.012 amended Table 4 of Section 17-4-5

17-4-6 Multi-family residential (MR) zoning group

A.   Description. The MR zoning group consists of the MR-1 and MR-2 zones.
B.   Density. Undevelopable areas such as washes and slopes over 15% shall be excluded when calculating density in the MR zoning group net developable area.
C.   Design standards. All pertinent requirements of chapter 17-8 (multi-family, commercial, and industrial design standards) apply in the MR zoning group.
D.   The following development standards apply in the MR zones.
Table 5. Development standards per MR zone
Development standard
MR-1
MR-2
Table 5. Development standards per MR zone
Development standard
MR-1
MR-2
Density
20 units per acre minimum
20 units per acre maximum
Site setbacks (minimum)
Front – 20 ft.
Front – 20 ft.
 
Side – 20 ft.
Side – 20 ft.
 
Rear – 20 ft.
Rear – 20 ft.
Building height (maximum)
50 ft.
35 ft.
Lot coverage (maximum)
75% of the total lot area
70% of the total lot area
Recreational or active common area (minimum)
Apartment or condominium: 100 square feet per unit
Town home or patio home: 140 square feet per unit (See section 17-5-3(B)(12))
Apartment or condominium: 100 square feet per unit Town home or patio home: 140 square feet per unit (See section 17-5-3(B)(12))
Private patio, balcony, or combination (minimum)
N/A
75 sq. ft. per unit
 

17-4-7 Commercial zoning districts

A.   General. The commercial zoning districts are the RR, NC, and VC zones.
   1.   Properties are regulated based on their primary use as set forth in the use matrix set forth in section 17-4-2.
   2.   A single parcel may have multiple permitted uses.
B.   Purpose.
   1.   Resort and recreation zone (RR). The resort and recreation zone provides for the development and operation of temporary lodging, recreation opportunities and associated specialized guest facilities while protecting adjacent land uses from inappropriate and adverse impacts.
   2.   Neighborhood commercial (NC) zone. The neighborhood commercial (NC) zone accommodates businesses serving neighborhood residential needs including retail sales and professional services and ensures compatibility with adjacent residential uses.
   3.   Village commercial (VC) zone. The village commercial (VC) zone is a community level commercial zone intended to provide for business serving the town and surrounding communities providing the sale of goods and services and a variety of commercial and professional activities as well as higher-density residential opportunities.
C.   Landscaping. See section 17-11-7 (landscape requirements) and the landscaping provisions of Chapter 17-8 (multi-family, commercial, and industrial design standards).
D.   Design standards. See Chapter 17-8 (multi-family, commercial, and industrial design standards).
E.   The following development standards apply in the commercial zones:
Table 6. Development standards per commercial zone
Development standard
RR
NC‡*
VC‡
Table 6. Development standards per commercial zone
Development standard
RR
NC‡*
VC‡
Site area
10 acres min.
1 acre min., 20-acre max. (no minimum lot size)
10 acres min. √ (no minimum lot size)
Floor area ratio (maximum)
0.25
0.5
0.5
Density (maximum)
4.36 units per acre
10 dwelling units per acre
20 dwelling units per acre
Site setbacks (minimum)
Arterial or collector – 40 ft.
Other roads – 25 ft. Side – 25 ft.
Rear – 25 ft.
Front – 20 ft.
Street side—20 ft. Side – 20 ft.
Rear – 20 ft.
Abutting residential zone property line – 25 ft.
Front
30 ft. (commercial)
20 ft. (residential)
Street side
30 ft. (commercial)
20 ft. (residential)
Side – 20 ft.
Rear – 20 ft.
Building height (maximum)
50 ft.
Accessory buildings – 40 ft.
50% height increase may be approved with a conditional use permit (see section 17-3-2, conditional use permits)
Height must match adjacent parcel permitted height within 75 ft. of site property line
30 ft.
Accessory buildings - 25 ft.
50 ft. (commercial) 40 ft. (residential) Accessory buildings –30 ft.
Lot coverage (maximum)
40% of the total lot area
40% of the total area (commercial)
50% of the total area (residential)
55% of the total area
Landscape area requirements (minimum; site)
25 ft. front, street side, and abutting residential zones Street frontages require trees planted at no more than 40 ft. on center with 25% in a 24-inch box or greater
Landscaping must cover at least 15% of the site
Landscaping and trees must cover at least 15% of, and be evenly distributed throughout, parking areas
N/A
N/A
 
‡Notwithstanding anything to the contrary in this Table 6, single-family detached, single-family attached, duplex, and townhouse residential uses in the NC and VC zones must comply with the development standards for R-3 zone as set forth in section 17-4-5(B)(7) Table 4 (Development standards per residential zone)
*Notwithstanding anything to the contrary in this Table 6, multi-family residential uses in the NC zone must comply with the development standards for MR-2 zone as set forth in section 17-4-6(D) Table 5 (Development standards per MR zone)
When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site. See 17-8-2(B)(6).
Site area in the VC zone district may be less than 10 acres when property is rezoned from a legacy zone district to VC or when property is rezoned to VC in an area that is substantially comprised of commercial sites of less than 10 acres.
Ordinance 2022.022 amended Table 6 of Section 17-4-7
Ordinance 2023.012 amended Table 6 of Section 17-4-7
Ordinance 2024.014 amended Table 6 of Section 17-4-7

17-4-8 Industrial zoning districts

A.   The industrial zoning districts are the LI and HI zones. Properties in industrial zoning districts are regulated based on their primary use as set forth in the use matrix set forth in section 17-4-2.
B.   Purpose.
   1.   Light industrial (LI). The light industrial (LI) zone provides for manufacturing, processing, research, science, engineering, wholesale trade, services, general commercial, institutional and retail sales.
   2.   Heavy industrial (HI). The heavy industrial (HI) zone provides for manufacturing, processing, research, science, engineering, and wholesale trade.
C.   Design standards. See Chapter 17-8 (multi-family, commercial, and industrial design standards).
D.   Storage. Outdoor storage must be screened on all sides by opaque fencing and solid gates. In the LI zone, outdoor storage areas are only permitted as an accessory use and the total area may not exceed 20% of the floor area of the parcel's buildings.
E.    Data centers. 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)). Data centers are permitted as an accessory use in the LI and HI 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.
F.   The following development standards apply in the industrial zones.
Table 7. Development standards per industrial zone
Development standard
LI
HI
Table 7. Development standards per industrial zone
Development standard
LI
HI
Site area (minimum)
One acre (no minimum lot size)
One acre (no minimum lot size)
Floor area ratio (maximum)
0.75
1.00
Site setbacks
(minimum)
Residential street – 50 ft.
Residential street – 50 ft.
Non-residential street – 20 ft.
Non-residential street – 20 ft.
Where abutting a residentially-zoned parcel—30 ft. or the height of the building, whichever is greater, and the entire setback shall be landscaped
Abutting a residentially-zoned parcel—30 ft. or the height of the building, whichever is greater
All other situations – 15 ft.
All other situations—15 ft.
Building height (maximum)
50 ft.
55 ft.
Lot coverage
No maximum
No maximum
 
When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site. See 17-8-2(B)(6).
Ordinance 2024.029 added paragraph E. to Section 17-4-8 and renumbered existing paragraph E. as F.

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
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
Duplex
P
P
U
P
U
Triplex
U
P
P
P
P
Townhouse
U
P
P
P
P
Fourplex
U
U
U
U
U
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
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
Triplexs, Townhouses and Fourplexes allowed only if requirements set forth in section 17-6-5 are met
Six dwelling units maximum
Fourplexes allowed only if requirements set forth in section 17-6-15 are met
No maximum
Duplexes and fourplexes allowed only if requirements set forth in section 17-6-15 are met
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
 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
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
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
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
 
Tables 8 and 9 of section 17-4-9 were amended by Ordinance 2025.023

17-4-10 Mixed-use streets

The requirements of this section, rather than the town's subdivision street standards manual, apply within the BU, DN, and DT zones.
A.   Centerlines of offset thoroughfares entering onto a collector or arterial must be at least 300 feet apart.
B.   Streets must connect to other streets, forming a network. The planning manager is authorized to permit a deviation to this requirement, thereby allowing a dead-end street terminating in a cul-de-sac, consistent with the following requirements:
   1.   The planning manager, in consultation with the town engineer, makes one or more of the following determinations:
      a.   The physical terrain will make connection to other streets cost-prohibitive or unsafe.
      b.   Existing development physically blocks connection to other streets.
      c.   Access restrictions or standard traffic engineering considerations make connection impossible or unsafe.
   2.   Connectivity for bicycles and pedestrians should be created and maintained whenever possible, even when there is no vehicular connectivity.
   3.   No cul-de-sac may exceed the greater of 300 feet to the center of the bulb or one-half block in length.
C.   Block standards.
   1.   Blocks consist of lots surrounded by streets.
      a.   Lengths of block faces may not exceed the maximum length of a block face, measured along lot lines, per table 13, except the planning manager may increase the maximum length by up to 10% to accommodate specific site conditions.
 
Table 13. Maximum block face length
Zone or Intensity
Length in feet
BU low intensity
500
BU medium intensity
400
BU high intensity
300
DT
300
DN
400
 
      b.   Where two or more zones or intensities occur on the same block face, the block face length may not exceed the shortest required length.
   2.   The planning manager may exempt blocks adjacent to undeveloped land, areas unsuitable for development, or pre-existing incomplete blocks from a limitation on block length.
   3.   Block faces exceeding 500 feet must be subdivided with a sidewalk extending through the block that is 12 feet wide, minimum.
   4.   Rear alleys are required for medium and high intensity areas in the BU zone and in DT and DN zones. Rear alleys are not mandatory where the rear lot lines are at the edge of the site to be subdivided or where the block has been previously subdivided.
D.   Intersection sight visibility distances are determined based on the subdivision street standards, except that sight visibility zones are not required for mixed-use zone intersections controlled by a traffic signal or stop sign.
E.   Streets in mixed-use zones must be designed as follows:
   1.   Streets classified as arterials shall use the avenue street cross section (table 14, cross section 1)
   2.   Streets classified as collectors shall use the avenue or street cross section (table 14, cross section 1, 2, 3, or 4).
   3.   Streets classified as local roadways shall use the street cross section (table 14, cross section 2, 3, or 4).
   4.   As an alternative to the above, streets in the BU high intensity area and in the DT zone may use the commercial street-mixed parking or parking plaza street cross sections (table 14, cross section 7 or 8).
   5.   The alley cross section (table 14, cross section 5) may be used for secondary, service, or parking access.
Table 14. Mixed-use street cross connections
Table 14. Mixed-use street cross connections
1. Avenue
Street type
Avenue
Right-of-way width
100 feet
Pavement width
62 feet total (31 feet each)
Movement
Free movement, inner lanes
Travel lanes
Four
Parking lanes
Parallel both sides, eight feet
Curb radius, effective
Ten feet
Walkway type
Sidewalk, ten feet
Planter type
Four-foot by seven-foot tree well
Curb type
Vertical, with gutter
Street trees
Maximum 30 feet on center
2. Commercial street with diagonal parking
Street type
Commercial street with diagonal parking
Right-of-way width
80 feet
Pavement width
57 feet
Movement
Free movement
Travel lanes
Two
Parking lanes
Diagonal both sides, 17.5 feet
Curb radius, effective
Ten feet
Walkway type
Sidewalk, 11.5 feet
Planter type
Four-foot by seven-foot tree well
Curb type
Curb with gutter and/or ribbon gutter
Street trees
Maximum 30 feet on center
3. Commercial local street with parallel parking
Street type
Commercial local street with parallel parking
Right-of-way width
36 feet; utility and access easement in the sidewalks
Pavement width
36 feet
Movement
Free
Travel lanes
Two
Parking lanes
Parallel both sides, eight feet
Curb radius, effective
Ten feet
Walkway type
Sidewalk, 12 feet
Planter type
Four-foot by seven-foot tree well
Curb type
Vertical, with gutter
Street trees
Maximum 30 feet on center
4. Street
Street type
Street
Right-of-way width
32 feet; utility and access easement in curb ways
Pavement width
32 feet
Movement
Slow
Travel lanes
Two
Parking lanes
Parallel both sides, six feet. Omit mid-block for 40 foot long staging area
Curb radius, effective
Ten feet
Walkway type
Sidewalk, five feet
Planter type
Curbway, eight feet landscaped
Curb type
Mountable, with gutter
Street trees
Maximum 40 feet on center
5. Commercial alley
Street type
Commercial alley
Right-of-way width
22 feet
Pavement width
11 feet
Movement
Slow
Travel lanes
Two
Parking lanes
None
Curb radius
Four feet chamfer
Walkway type
Not applicable
Planter type
Not applicable
Curb type
Not applicable
Landscape
Not applicable
6. Residential alley
Street type
Residential alley
Right-of-way width
22 feet
Pavement width
12 feet
Movement
Yield
Travel lanes
One
Parking lanes
None
Curb radius
Four feet
Walkway type
Not applicable
Planter type
Not applicable
Curb type
Not applicable
Landscape
Not applicable
7. Commercial street - mixed parking
Street type
Commercial street - mixed parking
Right-of-way width
90 feet
Pavement width
48 feet
Movement
Free
Travel lanes
Two
Parking lanes
Diagonal, 18 feet; parallel, 8 feet
Curb radius, effective
Ten feet; 25 feet at existing intersections
Walkway type
Sidewalk, 21 feet
Planter type
Tree well, varies
Curb type
Vertical, with gutter
Street trees
Maximum 40 feet on center
8. Parking plaza street
Street type
Parking plaza street
Right-of-way width
107 feet
Pavement width
74 feet pervious pavers
Movement
Free
Travel lanes
Two
Parking lanes
Diagonal, 18 feet center; parallel, eight feet sides
Curb radius, effective
Ten feet; 25 feet at existing intersections
Walkway type
Sidewalk, 15 feet
Planter type
4 ft. x 4 ft. tree well, 6 ft. x 9 ft. center wells
Curb type
Vertical
Street trees
Maximum 40 feet on center
 

17-4-11 Blended-use (BU)

The blended-use zoning district may be applied by process of rezoning to any parcel 40 acres or greater. The approval of rezoning to BU adopts the blended-use plan submitted by the applicant in conformance with this section and section 17-4-9 (Mixed-use zoning districts).
A.   Blended-use neighborhood types.
   1.   Aldea. This blended-use neighborhood type consists of no less than 40 acres and no more than 80 acres.
   2.   Pueblo. This blended-use neighborhood type has no less than 80 acres, and no more than 200 acres.
B.   Multiple neighborhoods must be developed under a single application on properties larger than 200 acres.
C.   Intensities. Aldeas and pueblos are comprised of land assigned to intensities rather than uses. The minimum and maximum percentage of the blended-use plan's total land area to be assigned to each intensity is given in table 15 below.
 
Table 15. Neighborhood areas
 
Low intensity
Medium intensity
High intensity
Aldea
0 - 45%
25 - 75%
0 - 35%
Pueblo
0 -30%
40 - 70%
0 - 30%
 
D.   Development standards per intensity area.
Table 16. Low intensity
Lot width
60 feet minimum, 120 feet maximum
Table 16. Low intensity
Lot width
60 feet minimum, 120 feet maximum
Frontage buildout
Not applicable
Lot coverage
50% maximum
Setbacks
Front, primary - 20 feet minimum
Front, secondary - 15 feet minimum
Side - ten feet minimum
Rear - 12 feet minimum, five feet minimum for accessory buildings
Parking or enclosed storage - 20 feet behind front facade
Building height
Two stories maximum
Yard
Common
Fenced
Facades
Porch
Stoop
Encroachments
Porch or patio - 40% of setback maximum, but no more than eight feet
Balcony or bay window - 20% of setback maximum, but no more than four feet
Landscaping
Two trees required for every 60 feet of lot width
 
Table 17. Medium intensity
Lot width
24 feet minimum, 96 feet maximum
Table 17. Medium intensity
Lot width
24 feet minimum, 96 feet maximum
Frontage buildout
60% minimum at setback
Lot coverage
70% maximum
Setbacks
Front, primary - six feet minimum, 18 feet maximum
Front, secondary - six feet minimum, 18 feet maximum
Side - none
Rear - three feet minimum
Parking or enclosed storage - 20 feet behind front facade, with access from alley or rear lane (see paragraph 17-49 F. 1. f above)
Buildings height
Three stories maximum
Yard
Fenced
Shallow
Facades
Porch
Stoop
Terrace
Common entry
Encroachments
Porch, patio or stoop - 60% of actual setback, but no more than eight feet
Balcony or bay window - 20% of actual setback, but no more than four feet
Landscaping
Minimum ten-foot landscaped buffer abutting non-mixed-use residential zones
Minimum of one tree for every 40 feet of lot width (in addition to street trees)
Parking lots
Must have a minimum of 15% landscaped area, evenly distributed throughout the parking lot and adjacent to buildings
Landscaped islands must provide one tree for every six parking stalls
 
When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site. See 17-8-2(B)(6).
Table 18. High intensity
Table 18. High intensity
Lot width
18 feet minimum, 180 feet maximum
Frontage buildout
80% minimum at setback
Lot coverage
80% maximum
Setbacks
Front, primary - no minimum, 12 feet maximum
Front, secondary - no minimum, 12 feet maximum
Side - no minimum, 24 feet maximum
Rear - three feet minimum
Parking or enclosed storage - 20 feet behind front facade, with access from alley or rear lane (see paragraph 17-49 F. 1. f above)
Buildings height
Four stories maximum
Yard
Shallow
Urban
Pedestrian forecourt
Vehicular forecourt
Facades
Stoop
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
 
When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site. See 17-8-2(B)(6).
17-4-11 was amended for clarity in the introductory paragraph by Ordinance 17-4-11

17-4-12 Downtown Marana overlay (DO)

A.   Purpose. The DO is an overlay designation identifying geographic areas where owners of land may opt to replace their underlying zoning entitlements with the DN and DT zone designations.
B.   Application. To obtain DN and DT zoning in the DO district, one or more property owners must submit a downtown implementation plan, showing (at a minimum) the requested locations of DN and DT zone designations on their property.
C.   Administrative approval. The planning manager is authorized and directed to approve a downtown implementation plan that conforms to the requirements of sections 17-4-9 (Mixed-use zoning districts), 17-4-12 (Downtown Marana overlay (DO)), 17-4-13 (Downtown neighborhood (DN)), and 17-4-14 (Downtown (DT)), and meets the following minimum requirements:
   1.   The DT designation includes all land within 100 feet of the Marana Main Street right-of-way line.
   2.   The DN designation includes all land within 100 feet of the property line of all properties containing existing single-family residences, excluding any such property for which the property owner consents in writing.
   3.   The DN designation must be used for land that meets both of the previous two paragraphs.
D.   Council approval. Any downtown implementation plan not approved pursuant to paragraph C of this section may be submitted as an application for rezoning, which shall be reviewed through the normal rezoning process.
Ordinance 2024.010 amended paragraph C, removed paragraphs D and E, and renumbered paragraph F

17-4-13 Downtown neighborhood (DN)

A.   Purpose. The DN zone implements the Marana general plan by providing a transition from the DT to surrounding areas. This zone consists of a mix of uses but is primarily medium density residential. It may contain a wide range of building types: houses, courtyard housing, townhouses, duplexes, triplexes, apartment buildings, and live-work units.
B.   Development standards.
Table 19. Downtown neighborhood (DN)
Table 19. Downtown neighborhood (DN)
Lot width
24 feet minimum, 96 feet maximum
Frontage buildout
60% minimum at setback
Lot coverage
70% maximum
Setbacks
Front-six feet minimum, 18 feet maximum
Side - no minimum
Rear - three feet minimum
Parking or enclosed storage - 20 feet behind front facade
Buildings height
Three stories maximum
Yard
Fenced
Shallow
Facades
Porch
Stoop
Terrace
Common entry
Shopfront
Encroachments
Porch, patio or stoop - 60% of actual setback, but no more than eight feet
Balcony or bay window - 20% of actual, but no more than four feet
Landscaping
Minimum ten-foot landscaped buffer abutting non- mixed-use residential zones
One tree required for every 40 feet of lot width ( in addition to street trees)
Parking lots
Must have a minimum of 15% landscaped area, evenly distributed throughout the parking lot and adjacent to buildings
Landscaped islands must provide one tree for every six parking stalls
 

17-4-14 Downtown (DT)

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.
Table 20. Downtown (DT)
Table 20. Downtown (DT)
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
 

17-4-15 Specific plan (SP)

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.

17-4-16 Legacy zones

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.

17-4-17 Zone A - small lot zone

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.

17-4-18 Zone B - medium lot zone

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.

17-4-19 Zone C - large lot zone

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.

17-4-20 Zone D - designated flood plain zone

The permitted uses, density requirements, and setbacks are the same as zone B, but the property owner's attention is drawn to the fact that this is an area at high risk of flooding and flood hazards. All uses require a floodplain use permit.

17-4-21 Zone E - transportation corridor zone

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.

17-4-22 Recreation vehicle (RV)

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.

17-4-23 Manufactured housing (MH)

A.   Purpose. The purpose of the manufactured housing (MH) zone is to provide for the development of parks and subdivided lots for sale that cater to the special needs of the manufactured home environment and lifestyle within the Town of Marana.
B.   Location. All manufactured housing developments shall comply with the town's general plan. In addition, manufactured housing developments shall not be placed within the airport environs of any airport within the town. All manufactured home developments shall be served by paved all-weather roads meeting town standards.
C.   Permitted uses. The following uses are permitted within the MH zone:
   1.   Manufactured housing parks with one manufactured home per rental space.
   2.   Manufactured housing subdivisions with one manufactured home per lot.
D.   Accessory uses.
   1.   Accessory uses appurtenant to manufactured housing parks include community recreation buildings and areas, accessory parking areas, laundry facilities, manager's office and apartment, child care facilities and other similar accessory uses for the exclusive benefit of the park or subdivision residents.
   2.   Accessory uses appurtenant to the individual manufactured home, include carports, ramada, cabana, covered patio, storage room and similar uses. Accessory buildings shall not be used for regular occupancy or sleeping.
   3.   Other customary 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 manufactured home, 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 with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits):
   1.   A boat or trailer storage area, provided they are in a completely enclosed area surrounded by not less than a six-foot fence or wall, and completely screened from view from all sides, and only for the residents of the park or subdivision. Chain link fences with slat inserts are not acceptable in fulfilling this fencing requirement.
   2.   Recreational uses intended primarily for the occupants of the park or subdivision, including golf courses and related facilities.
   3.   Model home area of up to five manufactured homes, but only as part of a manufactured home subdivision, and provided at least 100 lots are subdivided or rental spaces provided.
   4.   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 the subdivision.
   5.   One manufactured home may be installed per lot on a commercial or industrial parcel or lot, provided a minimum setback 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.
   6.   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 park or subdivision, and sales office, not to exceed 18 months unless active construction is ongoing at the end of the 18 month period, in which case the planning manager may grant additional six-month increments upon finding that active construction is still on-going and is necessary for the continued development of the park or subdivision.
G.   Prohibited uses (reserved).
H.   Site development standards.
   1.   Minimum project size: ten acres.
   2.   Minimum project setbacks: 20 feet from all street frontages measured from the right-of-way line.
      a.   This setback shall be fully landscaped and screened, and may include a perimeter decorative masonry wall.
      b.   The setback area shall also contain a minimum of one tree, not less than 15 gallons, per 40 lineal feet of street frontage, with 65% vegetative cover in shrubs and groundcover on the exterior side of the wall.
      c.   The landscape and screening plan shall be approved by the planning manager. Refer to section 17-11-7 for further requirements.
      d.   No off-street parking facilities or recreational facilities for common use shall be located in any such required exterior yard.
   3.   Parks and subdivisions:
      a.   Minimum lot size per rental unit or lot: 5000 sq. ft.
      b.   Maximum density: eight units per net acre.
      c.   Minimum common recreation area per park or subdivision space: 250 sq. ft. A homeowners association shall be established in manufactured home subdivisions to own and maintain the park/open space as may be approved by the town.
      d.   Minimum width per space: 55 feet.
      e.   Minimum depth per space: 90 feet.
      f.   Minimum setback between units (exterior of all structures, drives, and accessory structures): ten feet.
      g.   Minimum front-yard setback: 20 feet.
      h.   Minimum rear-yard setback: 25 feet.
      i.   Minimum common recreation area per rental or subdivision space: 250 sq. ft.
      j.   Setbacks declared a minimum. No encroachment or variance shall be allowed within five feet of the front, side, or rear yard lot or space line, unless the building, structure, or other appurtenance meets the 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.
      k.   Detached storage buildings not exceeding 120 square feet in area are permitted on each manufactured home space or lot. All storage buildings shall be located in the rear of the manufactured home space or lot. Detached storage buildings shall not encroach into the required setbacks without a variance, and shall be subject to the applicable international building code fire wall requirements set forth above.
      l.   Certain accessory structures, which are complimentary to individual manufactured homes (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 manufactured home 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 j above.
      m.   The maximum height of any habitable structure shall not exceed 20 feet. All other structures shall not exceed 15 feet in height.
      n.   All structures that are located on non-manufactured home spaces or lots shall not exceed two stories nor shall they exceed 35 feet in height from grade to the highest point on the roof.
   4.   Common recreation area shall be provided both in manufactured home parks and subdivisions. Common recreation areas shall be owned and maintained by a property owner's association where a manufactured 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 four 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.   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.
   8.   All parks or subdivisions shall have street lighting provided along private or public streets for the safety of pedestrians, as required by the town engineer.
   9.   All parks or subdivisions shall have refuse collection areas approved by the planning manager. Such refuse collection areas shall be screened from public view.
   10.   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.
   11.   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.

17-4-24 Commercial office (CO)

A.   Purpose. The CO zone is intended to provide for the use of designated properties for professional offices and limited commercial facilities to serve the residents of the town. It includes those uses related to medical, professional, financial, administrative, and interrelated uses. This zone is intended to prohibit most retail commercial uses which, more properly, belong in other commercial zones. It is also intended to provide multi-family residential opportunities and options to commercial and other higher-intensity districts.
B.   Location. The following shall be considered in establishing and maintaining the CO zone:
   1.   Convenient and efficient vehicular access to an arterial or collector street.
   2.   Availability of land suitable for grouping of professional activities.
   3.   Availability of parcels whose general commercial use is less desirable and/or inappropriate.
C.   Permitted uses. The following uses may be permitted subject to demonstration of architectural compatibility with adjacent uses:
   1.   Residential dwelling units as permitted and subject to the development standards found in section 17-4-26.
   2.   Professional offices: Law, architectural, engineering, planning, business and management consulting.
   3.   General offices: Real estate, data processing, executive suites, photographic services, travel agents, research services, and administrative offices.
   4.   Medical and dental: Offices, laboratories, clinics, and pharmacies; but not including drug stores.
   5.   Veterinary clinic, small.
   6.   Financial services: Accounting, auditing, bookkeeping, tax consultation, collection agencies, credit services, insurance and investment, security and commodity brokers, dealers and exchanges, insurance and financial planning.
   7.   Public service: Detective and protective services, employment services and public utility offices.
   8.   Such other comparable uses as determined by the planning manager.
D.   Accessory uses (reserved).
E.   Conditional uses. The following uses may be permitted with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits):
   1.   Restaurants and cafes (not to include drive-ins or carry-outs) subject to:
      a.   The facility is designed to preclude vehicular ingress and egress in conflict with existing or planned adjacent residential uses.
      b.   The facility is located and designed to eliminate noise and/or odors.
      c.   The facility is an integral part of the office building.
   2.   Private schools. Business, music, dance, art, and vocational, which must be an integral part of the office building.
   3.   Special retail. Specialty retail services such as florist, jewelry, barber and beauty shops, child care facilities, clothes cleaning and tailor shops, and such other compatible uses as may be determined by the conditional use process and which shall all be integral to the primary use as an office complex.
   4.   Banks and savings and loans.
   5.   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 (reserved).
G.   Prohibited uses (reserved).
H.   Intensity standards.
   1.   Residential. On any parcel or unit of development, the following intensity standards apply:
      a.   Dwelling unit density: There shall be no more than 25 dwelling units for each acre of parcel area.
      b.   Building coverage: The sum of all buildings and structures shall cover no more than 40% of all land area developed.
   2.   Non-residential. The following standards shall apply:
      a.   Building coverage: The sum of all buildings and structures shall cover no more than 30% of all land area developed.
      b.   Reserved.
I.   Site development standards. The following site development standards shall apply:
   1.   Street frontage: minimum of 100 feet.
   2.   Lot area:
      a.   Multifamily: minimum of 3.0 acres.
      b.   Non-residential: none
   3.   Front yard: minimum of 25 feet.
   4.   Side yard: minimum of 15 feet for residential uses. No side yard is required for non-residential uses provided minimum international building code requirements are met. However, a non-residential use adjacent to a residential zone shall have a minimum side yard of not less than 15 feet plus an additional 10 feet for each story over one story, or in excess of 18 feet in height, whichever is greater.
   5.   Street side yard: minimum of twenty-five feet.
   6.   Rear yard: minimum of twenty-five feet.
   7.   Building height: maximum of forty feet.

17-4-25 Mixed-use (MU-1)

A.   Purpose. The purpose of the mixed use zoning district is to promote, and regulate existing low density mixed uses in areas of the Town where public facilities and utilities may be limited. The intent of this district is to encourage orderly growth in semi-rural areas, as well as provide for semi-rural residential uses. In addition, this zone is intended to allow limited commercial and industrial development where appropriate and designed to be compatible or provide the appropriate buffers where potentially incompatible uses are proposed with the surrounding uses. This zone is to be located only where existing mixed-uses are historically located and the area is transitioning into a more intensive use area.
B.   Permitted uses.
   1.   One single-family detached home or caretakers quarters (site built or manufactured);
   2.   Antique shop;
   3.   Automobile repair garages, provided that no machining is conducted on the premises; no outdoor storage of parts or outdoor parking of automobiles waiting for service for more than seven days;
   4.   Aviaries;
   5.   Barber and beauty shop;
   6.   Blacksmith shop;
   7.   Carpentry, upholstery and furniture repair;
   8.   Churches, synagogues, and other places of worship;
   9.   Construction/ contractor's yards;
   10.   Crop production;
   11.   Feed store;
   12.   Foster and group homes;
   13.   Grazing and raising of large and small livestock;
   14.   Kennels;
   15.   Massage therapy establishments;
   16.   Plant nurseries and greenhouses;
   17.   Private stables;
   18.   Professional offices, not including medical (see section 17-3-2 (conditional use permits));
   19.   Raising and marketing of poultry, rabbits and small animals;
   20.   Repair shops for appliances, bicycles, etc.;
   21.   Sales stands for the sale of agricultural and horticultural products produced or grown on the premises;
   22.   Second hand store;
   23.   Trucking operations and yards;
   24.   Veterinary clinics, small;
   25.   Uses similar to those listed above in this section, as determined by the planning manager.
C.   Accessory uses (uses incidental to a permitted established use):
   1.   Corrals, barns and other animal-keeping structures;
   2.   Detached accessory buildings and structures;
   3.   Fences and walls;
   4.   Game courts, unlighted;
   5.   Garage, enclosed storage, or barn;
   6.   Guest quarters, provided that no kitchen is provided;
   7.   Home occupations;
   8.   Riding arena, rodeo grounds (private, unlighted); and,
   9.   Swimming pools.
D.   Conditional uses. The following may be permitted with the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits):
   1.   Additional building height;
   2.   Apiaries;
   3.   Commercial riding stables and boarding stables;
   4.   Game courts, lighted;
   5.   Health care facilities, including clinics, offices and laboratories;
   6.   Keeping of ratites;
   7.   Keeping of swine;
   8.   Livestock auction yards;
   9.   Stables, public;
   10.   Manufacturing, processing and assembly;
   11.   Mini-storage and/or recreational vehicle storage facilities;
   12.   Restaurants;
   13.   Riding arena, rodeo grounds (private lighted, or any public);
   14.   Sexually oriented business, subject to town code chapter 9-7;
   15.   Veterinary clinic, large;
   16.   Warehouse facilities; and,
   17.   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).
E.   Performance standards. The following limitations shall apply to the conduct of uses within the mixed-use zone:
   1.   More than one use may be permitted on a single parcel if the following criteria can be met:
      a.   The total of all uses on a single parcel, shall not exceed the Pima county department of environmental quality and other applicable codes and ordinances for individual sewage disposal system, this includes lot area, number of fixtures, required engineering plans, etc.
      b.   Each type of use (residential, commercial and industrial) shall have its own separate pedestrian entrance;
      c.   Adequate bufferyards are provided between incompatible uses;
      d.   Parking and vehicular accesses are separate between incompatible uses;
      e.   The proposed use does not exceed the standards of the applicable codes and ordinances of the Town nor create any overburden of public or private streets, utilities, emergency services and/or facilities, and;
   2.   No outdoor storage of equipment or materials shall be permitted unless screened, by a permanent opaque decorative wall at least six feet in height or by a combination of solid wall or fence and landscape screening accepted by the town.
   3.   No use shall be established, maintained or conducted within the mixed-use zone which may cause the dissemination of smoke, gas, dust, odor or any other atmospheric pollutant that is in violation of Pima county department of environmental quality. Every use shall be so operated that it does not emit dust, heat, glare or vibration in such quantities or degree as to be readily detectable on any property line of the lot upon which it is located.
   4.   No use shall result in the creation of traffic hazards or undue congestion of any public street or private access.
F.   Development standards. The following standards shall apply to all developments within the mixed-use zone:
   1.   General development standards.
      a.   Minimum lot area shall be 43,560 square feet (one acre);
      b.   Minimum lot width shall be 100 feet;
      c.   Minimum lot depth shall be 100 feet;
      d.   Minimum required building setback abutting a street or ingress/egress easement shall be 30 feet. Fifty percent of such setback area shall be landscaped and shall remain as open space, free from structures and parking/loading areas.
      e.   Minimum side and rear setbacks shall be 25 feet. A minimum of ten feet of the setback area shall be landscaped and shall remain free from structures. This setback may be reduced to include driveways, screening walls, parking if a permanent opaque decorative screening wall five feet in height is constructed along the property line;
      f.   Building separation. The minimum distance between two primary structures shall be 20 feet. The minimum distance between all other structures shall be ten feet;
      g.   Setback exceptions. Architectural features such as, but not limited to, eaves, chimneys, bay windows, overhangs, awnings, porches and similar architectural features may encroach into setbacks by no more than four feet, subject to compliance with applicable standards of the applicable international building and fire codes;
      h.   Maximum lot coverage shall not exceed a total of 55% for each parcel;
      i.   Maximum building height shall be 24 feet. With the issuance of a conditional use permit pursuant to the procedure set forth in section 17-3-2 (conditional use permits) the planning commission may allow an increase to the building height, provided that the applicant provides acceptable justification for the need to exceed the height limit;
   2.   Landscaping. The intent of the landscaping requirements is to provide residents and businesses with attractive landscaping that creates an interesting streetscape, and provides a safe and effective transition between potentially incompatible land uses. In addition, these requirements regulate the protection of native vegetation as a significant natural resource. All development within the mixed-use zone shall provide site landscaping, including the bufferyard, parking lot and any applicable screening as required herein and in accordance with chapter 1711 of the town code.
   3.   Access and off-street parking. The number, size and design of all parking spaces, driveways and loading areas for all development within the mixed-use zone shall comply with the provisions of chapter 17-9 of the town code and the following requirements listed below:
      a.   All lots must abut a public street or a private street improved to a standard satisfactory to the town;
      b.   Access control and driveway locations will be evaluated per town standards. Joint driveways are desirable whenever possible in order to minimize the number of access points to streets and access easements; and,
      c.   All parking shall be off-street in paved, landscaped parking areas;
   4.   Signs. Sign standards are hereby established to promote a quality visual appearance throughout the mixed-use zone; to allow individual businesses to clearly identify themselves and the goods and services offered; to create a unique environment to attract visitors; to safeguard and enhance property values; to reduce potential hazards to motorists and pedestrians; and to eliminate excessive and confusing sign displays. All signs for developments within the mixed-use zone shall comply with the provisions of town code chapter 17-10 (signs) and the following additional sign requirements:
      a.   Materials, colors and shades of proposed signs shall be compatible with the related buildings on the property;
      b.   Monument, wall-mounted and free-hanging signboards shall be the approved styles;
      c.   Signage shall be limited to one freestanding sign for each street frontage and one wall sign (near the main entrance). In cases where there are multiple tenants, each tenant within the property shall be allowed one wall sign (near each main entrance, with the sign area determined by town code chapter 17-10 (signs);
      d.   Freestanding signs shall be limited to double-faced, ground-mounted monument style, with associated landscaping. Freestanding pole signs are prohibited;
      e.   Freestanding signs shall not exceed eight feet in height (from grade to the top of sign) and 40 square feet per side and shall be located in such a manner that does not create a traffic hazard, and;
      f.   Changeable letter boards may make up no more than 20% of the area of a freestanding sign.
   5.   Screening. To create an attractive environment and visually screen land uses that are not fully compatible, the following standards shall apply to all development within the mixed-use zone:
      a.   Service entrances and/or loading areas. All service entrances, loading areas and spaces must be screened from the abutting property and view from a public street. Such screening shall consist of a minimum five-foot wide planting strip consisting of trees, decorative walls and/or landscaping combination that will provide a six foot high barrier;
      b.   Dumpsters and trash handling areas. All dumpsters and trash handling areas shall be enclosed and screened from public view. These areas shall be constructed of materials and colors compatible with those of the primary buildings. Chain link fencing (with or without slats) is not permitted;
      c.   No articles, materials, trash, equipment or inoperable vehicles shall be stored or kept in the open or be visible from the street, ingress/egress easement, and/or adjacent properties. This limitation does not apply to temporary storage of materials, equipment and supplies needed for the construction of improvements on a site, provided such items are completely removed immediately upon completion of the applicable phase of construction, and;
      d.   Utilities. All utilities including electric power, telephone, gas and water shall be located underground. Utilities shall be coordinated with landscape plans to ensure proper screening and landscaping around utility vaults, box transformers, etc.
   6.   Lighting. Site lighting should serve functional, safety and aesthetic purposes. Site and security lighting shall be designed to enhance the safety and quality of the development. Screening of lights from residential areas and glare from traffic areas shall be required. All site lighting shall be in compliance with the adopted Marana outdoor lighting code.

17-4-26 R-3.5 Residential

A.   Purpose. The R-3.5 single-family residential zone is primarily intended as an affordable, compact medium-high density neighbor district. The district shall contain small-lot single-family homes and/or attached units, with not more than one dwelling and customary accessory building upon an individual lot, with a variety of housing sizes and containing a quality design. To ensure high-quality, well designed development, the alternative neighborhood and residential design plan standards set forth in chapter 17-7 shall apply. Except as specifically provided elsewhere in the land development code, any and every building and premises or land in the R-3.5 zone shall be used for or occupied, and every building shall be erected, constructed, established, altered, enlarged, maintained, moved into or within the R-3.5 zone, exclusively and only in accordance with the regulations set forth in this section.
B.   Permitted uses. The following shall be permitted in the R-3.5 single-family residential zone, subject to the development standards contained in this section.
   1.   One single-family residential detached home of a permanent character placed in a permanent location;
   2.   Churches, synagogues, and other places of worship;
   3.   Public parks and playgrounds;
   4.   Public schools; and,
   5.   Uses similar to those listed above in this section, as determined by the planning manager.
C.   Accessory uses. The following accessory buildings and uses may be located on the same lot with a permitted dwelling, provided that any permanent building or structure shall be harmonious with the architectural style of the main building and further provided that all residential accessory uses are compatible with the residential character of the neighborhood:
   1.   Detached accessory structures, such as tool sheds, patios and cabanas, noncommercial hobby shops, children's playhouses, etc.;
   2.   Swimming pools, spas, and related structures;
   3.   Garage, carport or enclosed storage;
   4.   Sports courts, unlighted;
   5.   Fences and walls;
   6.   Home occupations, with an approved home occupation permit;
   7.   Community recreation uses, including sports courts, swimming pools, spas, recreation buildings, patio shelters and other community facilities common to a homeowner's association, for a specific subdivision;
   8.   Community identification, entry monuments, community design elements, and other enhancements common to a homeowner's association, and designed for a specific subdivision; and
   9.   Model homes, within an approved subdivision.
D.   Conditional uses. The following may be permitted subject to conditional use permits provided for in section 17-3-2.
   1.   Day care center;
   2.   Private schools;
   3.   Group homes; and
   4.   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(P)).
E.   Temporary uses. The following may be permitted for a specified time period, subject to Section 17-3-3: temporary sales trailer, within an approved subdivision.
F.   Prohibited uses. Uses prohibited in the R-3.5 district are as follows:
   1.   Commercial uses, except those specifically permitted; and
   2.   Industrial uses.
G.   Property development standards - generally. The property development standards set forth in this section shall apply to all land, structures and buildings in the R-3.5 zone.
   1.   Lot area. The minimum lot size shall be 3,500 square feet.
   2.   Lot dimensions.
      a.   Width. Lots shall have a minimum width of thirty-five (35) feet.
      b.   Depth. Lots shall have a minimum depth of seventy-five (75) feet.
   3.   Minimum front, side and rear yards (setbacks).
      a.   The required front yard (setback) where front entry garages are recessed ten feet or more from the livable portion of the dwelling, front setbacks may be reduced to ten feet, except where garages open or face directly onto an abutting street, in which case the garage setback shall be a minimum of 20 feet. A maximum of 50% of the lots may have a reduced setback, with the balance of the setbacks being 20 feet or greater.
      b.   The required side yard (setback) shall be a minimum of five feet, with a street side yard (setback) having a minimum of ten feet.
      c.   The required rear yard (setback) shall be a minimum of ten feet.
   4.   Building separation. A minimum setback of five feet shall be maintained from the rear and side property lines for a patio structure that is open and unenclosed on three sides, as measured to the structure.
   5.   Building heights. Buildings and structures erected in this zone shall have a height not greater than two-stories or 30 feet.
   6.   Lot coverage. The maximum allowable lot coverage by buildings and structures shall not exceed 75% of the total lot area.
   7.   Underground utilities. All on-site utilities shall be placed underground on the site.
   8.   Multi-story dwellings. No more than 60% of the homes may be two stories.
   9.   Location. This district shall be located in areas where neighborhood shopping, schools, parks and/or other community services are planned or existing within one-half mile.