B. Site Design and Relationship to Surrounding Community. 1. Vehicular Access. The project site shall provide primary access from an arterial street as designated by the adopted Major Streets and Routes (MS&R) Plan. Alternate access can also be provided from a street that is not designated by the MS&R Plan, provided it can be shown that any negative impacts on residential uses or residentially zoned properties can be mitigated. UNRESOLVED: a. ...primary access from an [existing | planned in 5 years | ...] arterial [with minimum four (4) lanes and fifty (50) foot half-width] .... b. who pays for enhanced access, City or developer? C. truck access even from arterial can affect adj. residential. 2. Traffic circulation. The project shall mitigate the impact of truck and customer traffic on adjoining residential neighborhoods. The truck circulation route shall be at least three hundred (300) feet from a residential use or residentially zoned property that is adjacent to the site. All other PAAL's (Parking Area Access Lanes) shall be designed to discourage truck traffic or through traffic near neighborhood boundaries and to encourage separation of customer and truck traffic. The truck circulation route shall be surfaced for sound attenuation. 3. Setbacks. The project shall mitigate visual, chemical, noise and other impacts on adjoining residential neighborhoods. There shall be a minimum building setback of at least three hundred (300) feet from a residential use or residentially zoned property that is adjacent to the site;. For measurement of the setback, residentially zoned property with existing rights-of-way (roadway, freeway, railroad, or wash) that is adjacent to the site shall be counted as part of the site. NOTE: The intent is that rights-of-way property can be counted as part of a setback and that the setback is measured from residential property on the far side of the right-of-way. The setbacks shall apply to all buildings at the site constructed after the adoption of this ordinance and after approval of a development plan for a site with an existing or planned LRE. There shall be a minimum setback of any building on a site with an LRE of at least twelve hundred (1200) feet from an historic structure or historic district on the National or Arizona Register of Historic Places. Innovative and flexible approaches to site design in collaboration with neighbors is strongly encouraged when planning for mitigation through use of setbacks, walls and landscape buffers. 4. Buffers. The project shall provide visual and light buffers where the site is adjacent to a residential use or residentially zoned property. A thirty (30) foot wide, or wider, landscape buffer shall be provided adjacent to the site property line where it adjoins a residential use or residentially zoned property. The landscape buffer shall include, in addition to shrubs and groundcover, canopy trees at no more than twenty (20) foot intervals depending on the separation needed for the tree canopies to touch at maturity to form a visual and light screen above the screen wall. No other uses, such as, but not limited to, parking or storage, are permitted within the landscape buffer area. The owner or developer of the LRE site shall be responsible for maintenance of the landscape buffer. An eight (8) foot high, or higher, masonry screen wall shall be provided and may be placed anywhere within the landscape buffer. The design of the landscape buffer and of the screen wall shall take into account grade differentials at the site in order to optimally mitigate visual and light impacts on adjacent residential property by use of, but not limited to, a higher screen wall and tree species with higher canopies. Innovative and flexible approaches to site design in collaboration with neighbors is strongly encouraged when planning for mitigation through use of setbacks, walls and landscape buffers. 5. Screen Walls Screen walls, including boundary walls, shall be constructed with sound attenuation properties which substantially reduce the effect of sound on adjacent residential properties (including, but not limited to, split-face and fluted, minimum eight (8) inches thick and filled with sound attenuation material). Screen walls shall be capped to increase sound attenuation. Walls shall be constructed of graffiti-resistant materials. Changes in wall height from one segment to another shall be stepped to provide visual continuity. Any wall over 3 feet in height and 75 feet in length shall vary the wall alignment with jogs, curves, notches, setbacks, or other similar architectural features. Screen walls shall be decorative on both sides. The owner or developer of the LRE site shall be responsible for maintenance of screen walls, including, but not limited to, removal of graffitti from both sides of the wall. 3. Outdoor Storage Areas. The project shall mitigate visual and noise impacts on residential uses, residentially zoned properties and streets that may be adjacent to the site from outdoor storage areas (when permitted by the zone district requirements). These areas shall be located on-site and at least three hundred (300) feet from any residential use or residentially zoned property that is adjacent to the site. The areas shall be screened or enclosed so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The screen shall be at least eight (8) feet high and of masonry construction that assures the highest level of noise abatement and to confine any loose papers, cartons, and other trash. Storage materials shall not be visible above the screen wall. No storage shall be permitted outside its screen wall. It would be preferred that these outdoor storage areas be placed between buildings in a manner which would allow the buildings to act as screens. The criteria of this section apply to all outdoor storage areas at the site constructed after the adoption of this ordinance. Existing storage areas shall be made compliant within five (5) years after adoption of this ordinance and after approval of a development plan for a site with an LRE. 4. Trash Collection Areas. The project shall mitigate visual and noise impacts on adjoining residential neighborhoods and streets from trash collection areas by locating these areas on-site and at least three hundred (300) feet from any residential use, residentially zoned property, and street that is adjacent to the site. The areas shall be screened or enclosed so that they are not visible from public street, public sidewalks, internal pedestrian walkways, or adjacent residential properties. Screening and landscaping of these areas shall conform to the predominant materials used on the site. The screen shall be at least eight (8) feet high and of masonry construction that assures the highest level of noise abatement and to confine any loose papers, cartons, and other trash. It would be preferred that these trash collection areas be placed between buildings to allow the buildings to act as screens. No trash may be removed between 4:00 p.m. and 9:00 a.m. as part of scheduled trash collection from any part of the site. The criteria of this section apply to all trash colllection areas at the site constructed after the adoption of this ordinance. Existing trash colllection areas shall be made compliant within five (5) years after adoption of this ordinance and after approval of a development plan for a site with an LRE. 5. Pedestrian Flows. The project shall provide pedestrian accessibility, safety, and convenience to reduce traffic impacts and enable the development to project a friendly, inviting image. Sidewalks shall be at least eight (8) feet wide and unobstructed and shall connect the public street sidewalks, the main entrances to the stores, transit stops on- or off-site, and other buildings on the site, in addition to providing convenient access to adjacent residential neighborhoods. Sidewalks shall be provided along the full length of any building where it adjoins a parking lot. Sidewalks shall have an associated three (3) foot wide landscape strip for their entire length except at intersections with PAALs. The landscaping shall include canopy trees or other shading devices to shade at least sixty-five (65) to seventy-five (75) percent of the sidewalks during the major part of the day (shadow pattern needs to be taken into consideration). QUESTION: specify/encourage creative design? provide benches for elderly/sick in shaded spots? 6. Central Features and Community Spaces. The project is to provide attractive and inviting pedestrian scale features, spaces, and amenities. Entrances and parking lot locations shall be functional and inviting with walkways conveniently tied to logical destinations. Bus stops-should be considered integral parts of the configuration whether they are located on-site or along -the street. Customer drop-off/pick-up points that may be provided should also be integrated into the design (should not conflict with traffic lanes or pedestrian paths). Pedestrian ways shall be anchored by special design features, such as towers, arcades, porticos, light fixtures, planter walls, seating areas, and other architectural features that define circulation paths and outdoor spaces. Examples are outdoor plazas, patios, courtyards, and window shopping areas. Each development should have at least two (2) of these. QUESTION: specify/encourage creative design? 7. Delivery and Loading Spaces. Delivery and loading operations shall be designed and located to mitigate visual and noise impacts to adjoining residential neighborhoods. Delivery and loading operations shall not be permitted between 10 p.m. and 7 a.m. Delivery and loading spaces shall be set back at least two hundred (300) feet from a residential use or residentially zoned property that is adjacent to the site, unless such operations are located entirely within an enclosed building provided it is no closer than the allowable building setback. Delivery trucks shall not be parked in close proximity to or within a designated delivery or loading area during nondelivery hours with motors and/or refrigeration/generators running, unless the area where the trucks are parked is set back at least three hundred (300) feet from residential property to mitigate the truck noise. The setback does not apply if the main building is located between the truck parking and the residential use or residentially zoned property to act as the screen. The delivery and loading areas shall be screened or enclosed so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent properties. The screen shall be of masonry construction and at least ten (10) feet high, measured from the loading dock floor elevation, to screen the noise and activity at the loading dock. The masonry screen shall assure the highest level of noise abatement. It would be preferred that the delivery and loading spaces be enclosed within a building or placed between buildings in a manner which would allow the buildings to act as screens. 8. Traffic Impacts. The applicant shall have a professional entity perform a Traffic Impact Analysis (TIA) report for the development using the Institute of Transportation Engineers' Trip Generation publication as the standard for trip generation calculation, as well as a parking generation report proposing the number of motor vehicle parking spaces required for the project, if different from shopping center calculations. The scope and criteria for the TIA report shall be approved by the Department of Transportation, prior to submittal of the TIA report. The parking generation report shall be accepted by the Department of Transportation and the Planning Department, prior to the first public hearing. The TIA report shall identify traffic flow impacts on the public streets; recommend mitigation measures to address those conditions that fall below the standards established by the adopted regional Mobility Management Plan; and show how the applicant will provide the recommended improvements. The Mayor and Council may approve a parking requirement that supersedes the number required by Article III, Division 3, Motor Vehicle and Bicycle Parking Requirements, as part of their review process. The TIA and parking generation reports are applicable to a specific application. Any change to the specific proposed use of the site and buildings requires resubmittal, review, and approval of a revised TIA report and revised parking generation report. 9. Outdoor Lighting. The applicant shall provide a photometric plan and outdoor lighting report which provides information on how outdoor lighting is addressed to mitigate negative impacts on adjacent residential uses or residentially zoned properties. The report shall also address the negative impacts of outdoor lighting between the hours of 10 p.m. and 7 a.m. on adjacent residential properties or zones and how they will be mitigated. All lighting shall comply with the Outdoor Lighting Code, Chapter 6 Tucson Code. Outdoor lighting between 10:00 p.m. and 7:00 a.m. shall be limited to low-pressure sodium lighting. All parking lot lighting shall be shielded and directed down and away from the residential neighborhoods. The height of the parking lot lighting shall be the stair-stepped from approximately 14 feet within 150 feet of the residential neighborhoods to a maximum 30 feet for the remainder of the property and shall be consistent with the landscape plan. All wall-mounted lighting on buildings shall be directed down and away from the residential neighborhoods. 10. Outdoor Sales Display/Ancillary Uses. Outside activities such as, but not limited to, outdoor merchandise display and sales, outdoor storage, outdoor snack bar and eating areas, auto-service bay doors, drive-through lanes for food service or any other use, seasonal outdoor display and sales, and charitable outdoor display and sales, will be (a) set back at least two hundred fifty (350) feet and (b) oriented to face away from any residential use or residentially zoned property that is adjacent to the site, unless a building is located between the activity and the residential property. 11. Hazardous Materials. Provide a Hazardous Materials Management Plan and Hazardous Materials Inventory Statement as provided in the Fire Code to assure that the building site and design will protect public health and safety from accidental exposure to hazardous materials as provided in the Tucson Fire Code. 12. Noise Abatement. Provide a noise mitigation plan indicating how the noise initiated by the land use will be mitigated to comply with noise regulations in Chapter 11 of the Tucson Code and with the limits on noise of this Section. The noise levels measured at residential use property adjacent to the site shall be no greater than 45 dB(A) during the hours of 10 p.m. and 7 a.m. and no greater than 55 dB(A) between the hours of 7 a.m and 10 p.m. or shall be no greater than 10 dB(A) above ambient noise level for those time periods. The noise levels from devices, including, but not limited to, vehicle warning beepers, that emit impulse sounds or pure tones shall be no greater than a level determined by current art to correspond to the averaged noise level of 55 db(A) measured at residential use property adjacent to the site during the hours of 7 a.m and 10 p.m., and such devices shall not be operated between the hours of 10 p.m. and 7 a.m. Screen walls designed for noise abatement shall be placed near the sources of sound to optimally protect adjacent residential use property from the impact of noise initiated by the land use. There shall be no outdoor loudspeakers at the site. Trucks and other vehicles, including, but not limited to, mobile homes, trailers, recreational vehicles, and vans, shall not be idling or running generators on site between the hours of 6:00 p.m. and 7:00 a.m. 13. Combination of retail with food and beverage sales. General Merchandise and retail sales shall not be combined with Food and Beverage Sales except where one of the land use classes consists of less than ten percent (10%) of the gross floor area. 14. Grade Differentials A grade differential between the site and adjacent residential use or residentially zoned property shall be mitigated by increasing the linear measurement of any setback or buffer associated with a structure on the site or with uses of the site associated with the structure, such as but not limited to, building setbacks, landscape buffers, outdoor storage, trash collection, delivery and loading, traffic circulation, outdoor display and sales, and position of outdoor lighting. The increase in linear measurement shall be according to the ratio: (grade differential plus building height)/(building height). NOTE: the intent is to preserve mitigation of the scale and mass of structures on the site, to preserve mitigation of intrusive uses, and to preserve scenic views. 15. Hours of Operation No business at the site shall operate between the hours of 10 p.m. and 7 a.m. 16. Screening of Mechanical Equipment. See below. B. Aesthetic Character of Buildings. 1. Facades and Exterior Walls Including Sides and Back. The building shall be designed in a way which will reduce the massive scale and uniform and impersonal appearance and will provide visual interest consistent with the community's identity, character, and scale. Long building walls shall be broken up with projections or recessions with depths of at least three (3) percent of the facade length along all sides of the building. Along any public street frontage, the building design should include windows, arcades, or awnings along at least sixty (60) percent of the building length. Architectural treatment, similar to that provided to the front facade, shall be provided to the sides and rear of the building to mitigate any negative view from adjacent properties and or streets. 2. Detail Features. Provide architectural features that contribute to visual interest at the pedestrian scale and reduce the massive aesthetic effect by breaking up the building wall, front, side, or rear, with color, texture change, wall offsets, reveals, or projecting ribs. 3. Roofs. The roof design shall provide variations in roof lines to add interest to, and reduce the massive scale of, large buildings. Roof features shall complement the architectural and visual character of adjoining neighborhoods. Roofs shall be architecturally treated to avoid a plain, monotonous look, unless it is in keeping with the architectural style of the building, e.g., Santa Fe style with smooth walls. 4. Materials and Color. The buildings shall have exterior building materials and colors, which are aesthetically pleasing and compatible with materials and colors that are used in adjoining neighborhoods. This includes the use of high-quality materials and colors that are low reflective, subtle, neutral, or earth tone. Certain types of colors shall be avoided, e.g., fluorescent or metallic. Construction materials, such as tilt-up concrete, smooth-faced concrete block, prefabricated steel panels, and other similar materials shall be avoided, unless the exterior surface is covered with an acceptable architectural treatment. 5. Entryways. The building design shall provide design elements which give customers orientation on accessibility and which add aesthetically pleasing character to buildings by providing clearly-defined, highly-visible customer entrances. 6. Screening of Mechanical Equipment. Roof or ground- mounted mechanical equipment shall be screened to mitigate noise and views in all directions. If roof mounted, the screen shall be designed to conform architecturally with the design of the building, whether it is wit varying roof planes or with parapet walls. A wood fence or similar treatment is not acceptable. Ground-mounted mechanical equipment shall be screened. The screen shall be of masonry construction and be of sufficient height to block the view and noise of the equipment. C. Development Review Board (DRB). All proposed Large Scale Retail establishments shall be reviewed by the DRB for recommendation to the Development Services Department (DSD) director who will make a final decision on whether it complies With the performance criteria. The DRB will base its recommendation on whether or not the project complies with the performance criteria related to compatibility, architecture, and site design, as provided in Sec. 3.5.9.7 where specific requirements are not provided. The applicant is responsible for providing all documentation and information necessary to show compliance, such as, but not limited to, site plan, building elevations, landscaping plans, floor plans, and an outdoor lighting photometry plan. ARTICLE VI. DEFINITIONS DIVISION 2. LISTING OF WORDS AND TERMS 6.2.12 DEFINITIONS - L. Large Retail Establishment. Same as Retail Establishment, Large. 6.2.18 DEFINITIONS - R. Retail Establishment. Large. A retail establishment (General Merchandise Sales), a retail grocery establishment (Food and Beverage Sales), or an establishment with a combination of both uses, comprised of more than one hundred thousand (100,000) square feet of floor area which includes gross floor area, outdoor storage areas, and any outside area which provides associated services to the public, such as, but not limited to, outdoor merchandise display, snack bars, etc. The floor area does not include motor vehicle parking or loading areas. For the purposes of determining the applicability of the 100,000 square foot of floor area maximum, the aggregate square footage of all adjacent stores which share checkstands, management, a controlling ownership interest, and storage areas, shall be considered one establishment, e.g., a plant nursery associated with a general merchandise store such as a home improvement store. 6.2.19 DEFINITIONS - S. Shopping Center. A mixed use development composed of an integrated group of establishments (stores), planned, constructed, and managed as a unit, utilizing common or shared facilities, such as buildings, parking, and vehicular and pedestrian access, where at least fifty (50) percent of the use is retail. The individual establishments may be owned by a single entity or by separate entities. NOTES AND COMMENTS 1. Variances. None allowed, including the case of by-right. 2. Applicability. To all new construction on the site. Non-conforming uses shall be phased out either in five (5) years or upon a change in any business using them, in the case of: outdoor storage, trash collection, delivery and loading. Non-conforming building setbacks shall be phased out when a building is extensively remodeled. 3. Intrusive uses. Outdoor storage, trash collection, delivery and loading areas shall be placed when possible so a building shields the use from adjacent residential. Outdoor storage, trash collection, delivery and loading areas, even if screened or enclosed, shall be no closer to adjacent residential than the setback for the building with which they are associated. NOTE: to retain from current ordinance, "provided it is no closer than the allowed building setback." 4. Check On or Modify: Site Characteristics: ... or historic district ... ... and is not residentially zoned other than dedicated right-of-way to a depth of 500 ft. Setbacks. The setbacks shall apply to all buildings at the site constructed after the adoption of this ordinance and after approval of a development plan for a site with an existing or planned LRE. The setback shall take into account grade differentials at the site in order to optimally mitigate visual and light impacts on adjacent residential property by increasing the dimension of the setback according to the ratio .... Buffers. A thirty (30) foot wide, or wider, landscape buffer ... ... canopy trees at no more than twenty (20) foot intervals No other uses, such as, but not limited to, parking or storage, are permitted within the landscape buffer area. The owner or developer of the LRE site shall be responsible for maintenance of the landscape buffer. The design of the landscape buffer and of the screen wall shall take into account grade differentials at the site in order to optimally mitigate visual and light impacts on adjacent residential property by use of, but not limited to, a higher screen wall and tree species with higher canopies.