The purpose of the neighborhood and residential design standards is to foster the establishment of neighborhoods that avoid the appearance of "production," leading to greater diversity and quality of residential development within the town by:

A.   Fostering variety of architectural style, house and lot size within and among residential neighborhoods.

B.   Creating pedestrian friendly neighborhood streets through reduced pavement and increased landscaping.

C.   Providing visual relief and shade through landscaping along streets, common entryways, common areas, and on individual lots.

D.   Integrating roads, paths, and trails within neighborhoods and through adjacent neighborhoods.

E.   Incorporating parks and open space into the fabric of the neighborhood.

A.   Neighborhood design standards shall apply to any subdivision containing one or more lots 16,000 square feet or smaller, unless the subdivision is part of a specific plan governed by neighborhood design regulations tailored to that plan.

B.   Residential design standards shall apply to all detached dwellings in subdivisions containing one or more lots 16,000 square feet or smaller, unless the residential lot is within a specific plan governed by residential design regulations tailored to that plan.

C.   Where an application for a subdivision contains multiple blocks, the standards of this chapter shall apply to each block as if it were a single subdivision.

D.   The standards of this Ordinance 2021.010 supplement the standards of chapter 17-5 (subdivisions). Where there is a conflict between this ordinance and either of these titles, the standards of this ordinance shall apply.

A.   Time of submittal. A property owner shall submit a neighborhood design plan in accordance with these regulations as part of the preliminary plat submittal. Where a preliminary plat consists of one or more parcels or a block plat to be further subdivided into lots, the adopted neighborhood design plan shall apply to all subsequent subdivisions and resubdivisions, unless a new neighborhood design plan has been approved.

B.   Submittal process. The applicant shall provide information, documents, or other relevant material that the planning manager believes is reasonable and necessary to evaluate, analyze, and understand the application.

A.   Basic standards. The neighborhood design plan shall be at a minimum comprised of the following basic standards as described below, or as described in section 17-7-7, to accomplish the purpose of this chapter.

B.   Site planning standards.

   1.   Streetscape standards.

      a.   All subdivision streets shall depict street layout, curbs, sidewalks, and landscaping and their relationship to building frontages.

      b.   Where a submittal includes only parcels or blocks, but not individual lots, the neighborhood design plan shall depict all collectors within the subdivision and points of access to adjacent streets.

   2.   Common area and recreation area standards.

      a.   Public neighborhood parks and open spaces shall comply with section 17-5-3(B)(9) (recreational area) and the town of Marana subdivision recreational area design manual.

      b.   All subdivisions shall contribute to the town's regional park and trail system, either through land donation and/or an impact fee.

      c.   Drainage ways and detention/retention areas shall be designed to create a natural appearance, with meandering channels rather than linear and trapezoidal channels.

      d.   Land shall be graded to balance cut-and-fill areas and to distribute grade changes throughout the subdivision, to avoid where practicable grade differences and cut slopes greater than 4:1 between adjacent lots and between lots and adjacent rights of way.

   3.   Street trees.

      a.   A local street plan shall depict sidewalks separated from the curb by a landscaped curbway not less than six feet wide.

      b.   At least one street tree shall be planted every 50 feet along the curbway.

      c.   The homeowners' association shall maintain all landscaping in the right-of-way as provided for in a license agreement from the town.

      d.   The town may consider an alternative street tree plan where the applicant can show the plan integrates with an acceptable precedent of landscaping set by existing development or site conditions.

      e.   All trees and plants shall meet Arizona nursery association minimum guidelines as to caliper and height and the town's official regulatory plant list.

C.   Entry and edge standards.

   1.   Entry landscaping.

      a.   The main entrance to the subdivision shall be landscaped to visually enhance the character of the neighborhood and complement the community.

      b.   Secondary entry landscaping treatments shall be used at access locations other than the main entrance to the subdivision.

   2.   Edge landscaping. Where a subdivision abuts an existing collector or arterial, the applicant shall provide a landscape plan for the abutting right-of-way in consultation with the planning manager and town engineer.

   3.   Irrigation. All plants shall be on an underground drip irrigation system.

   4.   Perimeter walls. Walls visible from the public right-of-way and adjacent existing residential development shall not be made of uncolored grey block and shall incorporate one or more of the following:

      a.   One or more visually appealing design treatments, such as the use of two or more decorative materials like stucco, tile, stone, wrought iron, or brick.

      b.   A visually interesting design on the wall surface.

      c.   Varied wall alignments, such as a jog, curve, notch, or setback.

      d.   Trees and shrubbery in voids created by wall variations.

   5.   View fencing. View fencing shall not be used abutting a public street.

A.   Plan required. An applicant shall submit a residential design plan prior to applying for a building permit.

B.   Submittal process. The applicant shall submit all documents, exhibits, including building elevations, as required by the town. The applicant shall provide additional information or other relevant material that the planning manager believes is reasonable and necessary to evaluate, analyze, and understand the application.

C.   Review process. The planning manager or designee shall review residential design plans according to the standards of subsections 17-7-6 or 17-7-7.

A.   Architectural standards.

   1.   Multi-story development.

      a.   Not more than 50% of the lots in a subdivision may contain multi-story dwellings.

      b.   All multi-story houses must display four-sided architecture, except where a wall is on a lot line.

   2.   Garage layout. Not more than 50% of the lots in a subdivision shall have garages flush with or that project in front of the livable space of the dwelling. Where a front porch or courtyard extends five feet or more in front of a garage the garage shall not be considered to be flush or projecting.

   3.   Color. Color schemes other than a dwelling's trim color shall not exceed a light reflectivity value of 60%. The residential design plan shall include a color palette that ensures variety along the streetscape and within the neighborhood. The plan shall describe how the color palette will be implemented.

   4.   Front dwelling facade. The residential design plan shall incorporate a range of details and massing conditions for each dwelling that, when placed together, will provide an attractive, unique street scene. Each front dwelling facade on any residential street shall include at least three of the following design features, or shall present an alternative that achieves the intent of these regulations:

      a.   Varied roof line, wherein elements of the dwelling display different heights, or where roof design changes more than two planes or directions.

      b.   Windows recessed at least two inches from the building wall, or casement windows.

      c.   Bay window or other similar projection.

      d.   A front facade that displays a contrasting building material, including, but not limited to, stone, brick, or tile.

      e.   Front porches or courtyards 50 square feet or larger that project five feet or more from the dwelling facade.

      f.   Garages entered from a side street crossing a side lot line of the lot or a side entry garage located perpendicular to the front facade of the dwelling. The wall of the garage facing a street shall include at least one window.

      g.   Front entry garages recessed seven feet or more from the livable area of the dwelling.

      h.   Rear entry garages from an alley or parking court, where there is an approved alternative neighborhood design plan.

   5.   Corner lots, lots adjacent to a park, or lots separated by an easement or common area. Where a house is located on a corner lot, is adjacent to a park, or where two lots are separated by an easement or common area, the house on such lots shall display four-sided architecture except where a wall is on a lot line.

B.   Individual lot landscaping.

   1.   An individual lot shall contain a minimum of one tree planted in the front yard.

   2.   Where drainage permits, landscaping shall be required within abutting side yards between two adjacent dwellings.

   3.   All trees and plants shall meet Arizona nursery association minimum guidelines for caliper and size and shall conform to the town's official regulatory plant list.

   4.   All screen walls enclosing individual side and rear lots shall be uniform throughout the subdivision and shall be designed to incorporate color or contrasting materials or design elements. No uncolored grey block shall be allowed. View fencing may be required in certain locations where houses back onto natural features or other amenities.

   5.   Air conditioners, pool equipment, or other mechanical equipment shall be fully screened from view by a screen wall.

C.   Lots adjacent to major roads. Any house located adjacent to a major road shall display four-sided architecture; no adjacent houses may display the same rear elevation.

D.   Multi-story dwellings. Multi-story dwellings shall be prohibited on those lots along the edge of a subdivision where adjoining existing lots have one-story dwellings. This provision shall not apply to subdivisions located adjoining each other within a master planned community approved under a common rezoning.

E.   Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood, metal, and other similar distinct materials. Where metal is used, including window shades, it shall be treated so that its light reflective value does not exceed 50%.

F.   Architectural variety.

   1.   For subdivisions with 30 lots or more, the residential design plan shall include at least four different base models with three different front elevations per model; the number of elevations per model may be reduced to two if the residential design plan provides five or more models.

   2.   For subdivisions with fewer than 30 lots, the residential design plan shall include at least two different base models with two elevations per model.

   3.   For subdivisions with 30 lots or more no front elevation may be repeated more than one house in every five along a single side of a street.

   4.   For subdivisions with fewer than 30 lots no two houses shall display the same elevation.

   5.   The base color of a house may be repeated no more than one house in every three along a single side of a street.

A.   Alternative residential plan. An alternative residential design plan is required when an alternative neighborhood design plan requests multi-story dwellings for more than 50% but no more than 60% of the subdivision.

B.   Architectural standards.

   1.   Color. Color schemes other than a dwelling's trim color shall not exceed a light reflectivity value of 60%.

   2.   Front dwelling facade. The front dwelling facade shall include:

      a.   Varied roof line, wherein elements of the dwelling display different heights, or where roof design changes more than two planes or directions; or where adjacent houses display different heights or different roof styles.

      b.   Windows recessed at least two inches from the building wall, or casement windows, or bay windows or other similar projection as a structural element.

   3.   Front porches. At least 50% of all dwellings in a subdivision shall include front porches or courtyards 50 square feet or larger that project five feet or more from the dwelling facade.

   4.   Front entry garages.

      a.   Where front entry garages are used, not more than 25% of those garages may be flush with or project in front of the livable space of the dwelling. Where a front porch or courtyard extends five feet or more in front of a garage the garage shall not be considered to be flush or projecting.

      b.   Garages that are not flush with or do not project in front of the livable space of the dwelling shall be set back at least seven feet from the livable space of the dwelling.

   5.   Side entry garages. Garages entered from a side street crossing a side lot line of the lot or a side entry garage located perpendicular to the front facade of the dwelling. The wall of the garage facing a street shall include a window or other architectural detail.

   6.   Rear entry garages. Rear entry garages where access is taken from an alley or parking court may be used, in accordance with an approved alternative neighborhood design plan.

   7.   Corner lots. Where a house is located on a corner lot it shall display four-sided architecture except where a wall is on a lot line.

C.   Individual lot landscaping.

   1.   An individual lot shall contain a minimum of one tree planted in the front yard.

   2.   Where drainage permits, landscaping shall be required within abutting side yards between two adjacent dwellings.

   3.   All trees and plants shall meet Arizona nursery association minimum guidelines for caliper and size and shall conform to the town's official regulatory plant list.

   4.   All screen walls enclosing individual side and rear lots shall be uniform throughout the subdivision and shall be designed to incorporate color, or contrasting materials or design elements. No uncolored grey block shall be allowed. View fencing may be required in certain locations.

   5.   Air conditioners, pool equipment, or other mechanical equipment shall be fully screened from view by a screen wall.

D.   Lots adjacent to major roads. Any house located adjacent to a major road shall display four-sided architecture except where a wall is on a lot line.

E.   Building materials. Materials may include stucco, brick, adobe, rock, flagstone, wood, metal, and other similar distinct materials. Where metal is used, including window shades, it shall be treated so that its light reflective value does not exceed 50%.

F.   Architectural variety.

   1.   For subdivisions with 30 lots or more, the residential design plan shall include at least four different base models with three different front elevations per model; the number of elevations per model may be reduced to two if the residential design plan provides five or more models.

   2.   For subdivisions with fewer than 30 lots, the residential design plan shall include at least two different base models with two elevations per model.

   3.   For subdivisions with 30 lots or more no front elevation may be repeated more than one house in every five along a single side of a street.

   4.   For subdivisions with fewer than 30 lots no two houses shall display the same elevation.

   5.   The base color of a house may be repeated no more than one house in every three along a single side of a street.

A.   The planning manager may approve the modifications set forth in this section in conjunction with a basic residential design plan to achieve the purpose of this chapter.

B.   Setbacks. Setbacks shall adhere to the requirements of chapter 17-4 (zoning), except for the following:

   1.   Front setback.

      a.   Front entry garages. 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.

      b.   Side entry garages. Where a side entry garage is located perpendicular to the front facade of the dwelling, the front setback may be reduced to five feet. However, the driveway must provide a 20-foot space to accommodate a parked vehicle without blocking the sidewalk or a driveway less than eight feet, so that a vehicle must be parked in the garage to avoid blocking the sidewalk. The garage wall facing the street must have at least one window or other architectural detail.

      c.   Front porches or courtyards. Front setbacks may be reduced to five feet. However, the driveway must provide a 20-foot space to accommodate a parked vehicle without blocking the sidewalk or a driveway less than eight feet, so that a vehicle must be parked in the garage to avoid blocking the sidewalk.

   2.   Rear setback.

      a.   Front entry garages. Where front entry garages are recessed ten feet or more from the livable portion of the dwelling, the rear setback may be reduced to five feet.

      b.   Rear entry garages. Where there are rear entry garages, the dwelling area rear setback may be reduced to five feet. Parked cars shall not block alley access.

C.   Lot coverage. Where a garage is recessed ten feet or more from the livable portion of the dwelling, or where there is a rear entry garages, lot coverage may be increased to 55% of the lot.

D.   Height. Building height may be increased to 30 feet to meet the design objectives of a residential design plan.