§ 6.11.106. Large Scale Retail Development (Single Tenant Big Box)

A.

Generally

Large Scale Retail Development uses as defined by this Code shall be subject to the requirements contained herein.

B.

Procedure

An application for a permit under this part shall be reviewed pursuant to the Procedures for Issuance of Development Permits at 10.01.00.

C.

Criteria

1.

Façades

No uninterrupted and/or unadorned length of any portion of the façade shall exceed 100 linear feet. Interruptions of such continuous lengths of the façade shall include wall plane projections and/or recesses of not less than five feet in off-set, and 20 feet in length, and two or more of the following: architectural features such as pilasters, columns, canopies/porticos, arcades, colonnades, and/or parapets. These requirements shall not apply to sides that incorporate loading and/or service areas unless said side(s) face an adjoining public right-of-way or residentially zoned property.

2.

Foundation Landscaping

Foundation landscaping shall be required along at least 50 percent of each façade length and located between the drive aisle and the first vertical wall of the building façade. A minimum of 25 percent of the required foundation landscaping shall be placed between the required sidewalk and the first vertical wall of the building façade. The foundation landscaping shall be in planters or planting beds that extend a minimum of 18 inches from the building. These requirements shall not apply to façades that do not contain customer entrances. Façades that do not contain customer entrances shall be subject to the requirements of C.4 below. Additionally, these requirements shall not apply to sides that incorporate loading and/or service areas unless said side(s) face an adjoining a public right-of-way. These requirements shall also not be applicable to façades interior to outdoor display areas.

3.

Detail Features

All façades, with the exception of those façades incorporating service and/or loading dock areas that do not face an abutting a public right-of-way or residentially zoned property, shall include patterns at intervals of no more than 50 feet along the horizontal length of the façade and the patterns shall be either horizontal or vertical. Patterns shall include features such as windows, color changes, texture changes, and/or surface modeling changes such as offsets, reveals, or ribs of no less than 12 inches in width.

4.

Entryways

All façades, with the exception of those façades incorporating service and/or loading dock areas, shall either include at least one customer entrance, or be screened from public view with no less than a ten-foot wide buffer with foundation landscaping. The buffer area shall be landscaped with plant clusters of varied species and heights with a combined linear coverage of 30 percent of the buffer length. Each cluster shall contain at least one evergreen shade or three palm trees a minimum of ten feet in height at the time of planting. Customer entrances shall be clearly defined and include at least two of the following features: canopies/porticos, overhangs, recesses/projections, arcades, raised above-the-door cornice parapets, peaked roof forms, arches, outdoor patios, display windows, integrated architectural details such as tile work, moldings, planters or wing walls, and/or landscaped seating areas.

5.

Materials

Predominant exterior building material shall include architectural or split face block, brick, glass (with the use of reflective glass limited to a maximum of 50 percent of the area of any façade wall on which it is used), wood, stucco, artificial stucco, stone or concrete with architectural finish.

6.

Roofs

Flat roof lengths, longer than 100 feet in length shall be concealed or addressed utilizing at least one of the following options:

a.

Effective concealment of flat roof lines, rooftop equipment and heating, ventilating, and air conditioning (HVAC) units from any façade facing an adjoining public right-of-way or residential zoning district by constructing a parapet. The parapet design shall be a minimum of three feet in height and shall incorporate a three-dimensional cornice treatment. Alternative designs such as varying the parapet height for a minimum linear distance of 100 feet, and a minimum vertical height of two feet shall be permitted.

b.

Two or more sloping roof planes that extend a minimum of three feet above the eave.

7.

Parking Lot Design

In addition to the requirements for parking lot design required elsewhere in this Code, the following requirements shall apply:

a.

A maximum of four-fifths of the minimum parking spaces required by this Code shall be located in the functional front yard. All parking spaces in excess of the above shall be located in the functional side and/or rear yards.

b.

Parking lot design shall incorporate a delineated pedestrian pathway network no less than six feet wide. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of landscaped barriers, or durable, low maintenance surface materials, such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. At a minimum, pedestrian pathways shall connect public sidewalks or right-of-way to the principal customer entrances.

c.

A landscaped buffer of at least 20 feet in width shall be required along arterials, collector streets and freeways. This buffer shall contain a berm of three feet in height crowned at minimum with an evergreen hedge at least two feet in height and spaced not more than three feet apart. Evergreen shade trees spaced not more than 40 feet apart and a minimum of ten feet in height at the time of planting shall be included in the buffer area. Project signage shall be permitted within the required buffer areas and shall be provided in accordance with Article VII. Section 6.06.03.A.5 shall apply when overhead power lines exist within the required vegetative planting areas.

8.

Outdoor Display and Sales

Any permanent display areas not within the building which face an adjoining public right-of-way, parking area or residential zoning district shall be shielded from view by a wall made from architectural or split face block, brick, glass block, wood, stucco, artificial stucco, stone, concrete with an architectural finish or a combination of the foregoing materials. The wall shall be incorporated into the overall design of the building and extend a minimum of four feet in height and may contain openings up to six feet in width at intervals of no less than 30 feet. As an alternative, a landscaped buffer area six feet in width containing evergreen plants a minimum of six feet in height and spaced no more than six feet apart may be provided along the exterior of the wall.

9.

Service and Loading Areas

Service and loading dock areas shall be screened by a masonry wall, PVC fence or combination masonry wall/PVC fence eight feet in height and extending the entire length of the service and loading dock areas. A buffer area six feet in width containing evergreen plants a minimum of six feet in height and spaced no more than six feet apart shall be provided along the exterior of the wall. These provisions shall not apply to façades that face adjoining property zoned for an equal or greater intensity and incorporate service and loading dock areas, provided that the adjoining property's building façade(s) facing the proposed development incorporate service and loading dock areas.

10.

Lighting

Lighting shall be in accordance with Part 6.10.00 of this Code.

(Ord. No. 03-9, § 2, 6-5-03; Ord. No. 04-27, § 2, 6-10-04; Ord. No. 08-29, § 2, eff. 2-1-09)