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A. Permitted Zones. CB-2, CI-1, and CI-2.
1. Exception: CB-1 pursuant to 18.39.080A3.
B. Development Scale. A single building that includes retail and related uses under one roof and in one ownership occupying more than 80,000 square feet.
C. Development Standards.
1. Circulation:
a. Access shall be provided onto a roadway with not less than four lanes or through a commercial or industrial subdivision with access to at least one four-lane roadway or onto a roadway with less than four lanes if Pima County has plans to construct improvements to provide for four or more lanes within five years of the date on which the large retail establishment opens for business.
b. A traffic impact analysis must be submitted to development services. This analysis must be prepared using the Institute of transportation engineers' trip generation guidelines and must be prepared by a traffic engineer or similar transportation professional;
c. Sidewalk standards:
1) Sidewalks along sides of the large scale retail establishment abutting a public street shall be at least four feet in width.
2) Sidewalks along the building facade with the primary customer entrance shall be at least eight feet in width.
3) From the public sidewalk or right-of-way to the principal customer entrance, an internal walkway shall be at least four feet in width.
2. Setbacks:
a. For any building with a loading area directly facing the residential use, 200-foot setback from the property line on the same side as the loading area contiguous to an existing residential use;
b. For any building without an exposed loading area, 100 foot setback from the property line contiguous to an existing residential use;
c. For temporary outdoor sales displays, 250-foot setback from the property lines contiguous to existing residential use;
d. For trash collection or compaction, 100-foot setback from property line contiguous to an existing residential use;
e. For permanent outdoor sales, 100-foot setback from property line contiguous to an existing residential use;
f. For commercial or industrial, zero setback; and
g. For illustration of a and b, see the commercial design manual.
3. Landscaping and screening:
a. When the large scale retail establishment is contiguous to a residential use, a minimum 60-foot landscape bufferyard, with a minimum of 15 canopy trees per 100 linear feet shall be required. A six-foot decorative masonry wall, which may be placed at the property line, is required unless height and location are otherwise agreed upon by a signed agreement with the contiguous property owners;
b. Landscaping within the parking lot shall conform to the requirements of Section 18.75.040B3;
c. The landscaping plan shall include stormwater harvesting features to be used in the development;
d. Permanent outdoor sales displays, trash collection containers and trash compaction shall be screened from adjacent residential view with opaque materials;
e. The internal walkway from the public sidewalk or right-of-way to the principal customer entrance shall be parallel to a six-foot minimum total width landscaped area using the landscaping standards of the parking lot; see the commercial design manual;
f. Outdoor storage shall be screened from view with opaque materials and be adjacent to the building; and
g. Loading area wall: When required under this Chapter 18.39, a loading area screening wall shall be a fourteen-foot high wall measured on the dock side and shall include an extended cap detail that is a minimum of two-brick courses of eight inches each. See the commercial design manual for illustration.
4. Noise: When the large scale retail establishment is adjacent to an existing residential use, the following noise restrictions shall apply:
a. Deliveries, loading, idling, or similar operations shall not occur between ten p.m. and six a.m. unless the activity occurs within a loading bay or on the street side of the building; and
b. Trash removal or compaction, or similar operations, shall not be allowed between seven p.m. and seven a.m.
5. Noise plan option: To the extent that the proposed development does not meet the applicable development standards contained in Section 18.39.030(C)(2)(a) (exposed loading area), (C)(3)(g) (loading area wall height), (C)(4)(a) (hours of deliveries) and (C)(4)(b) (hours of trash removal and compaction), then a noise plan shall be prepared to evaluate the potential noise impacts in context with the surrounding ambient noise characteristics and shall specify how the proposed development will mitigate noise generation. The required setback for a loading or delivery bay and trash removal or compaction enclosure is a minimum of one hundred feet.
a. Noise level restrictions of the noise plan shall not exceed the following decibel (dB) limits as measured at any adjoining residential property line of the property receiving the sound based on the reference sound pressure and measured with a sound level meter:
1) Large scale retail and shopping center adjacent to residential use: daytime (six a.m. to ten p.m.) sixty-five dB, nighttime (ten p.m. to six a.m.) forty-five dB.
2) Office/commercial use adjacent to residential use: daytime (six a.m. to ten p.m.) sixty-five dB, nighttime (ten p.m. to six a.m.) forty-five dB.
3) Large scale retail and shopping center adjacent to office/commercial use: daytime (six. a.m. to ten p.m.) seventy-five dB, nighttime (not applicable).
b. A noise plan must be prepared and implemented to address all noise including but not limited to the noise resulting from loading and unloading of trucks, dynamic vehicle braking devices, truck waiting/idling, motor vehicle sound amplification equipment, warning devices (i.e. backup alarms), store paging, music systems, mechanical equipment, air-conditioning units, loading and unloading areas, garbage/dumpster/trash compactor and forklift operations. The noise plan shall be prepared in compliance with the commercial design manual.
6. Odor: When the large scale retail establishment is adjacent to an existing residential use, an odor plan shall be required to evaluate the potential odor emissions from food preparation or chemicals that may be offensive or that may create a nuisance beyond the property line. The odor plan shall be prepared in compliance with the commercial design manual.
7. Light: All outdoor lighting shall be in accordance with the county outdoor lighting code (Title 15).
8. Commercial Design Manual: The commercial design manual, adopted by resolution of the board of supervisors, shall provide guidelines and procedures for implementation of the standards of Chapter 18.39.
9. Submittal requirements for building design: Submittals shall be made through the subdivision coordination office and shall include the following:
a. Illustrations depicting two traverse sections of the entire site (generally north-south and east-west) that include the height and relationships of structures and that are drawn at the same scale as the development plan; and
b. Identification and description of all design features on the traverse sections, including those listed in the commercial design manual.
D. Additional Standards.
1. An economic impact statement shall be submitted with the site plan which assesses the impact the cost of emergency services, and the ratio of existing and potential commercial development available to the target population.
2. Food and beverage sales areas shall not in total exceed ten percent of the general merchandise and retail sales areas of the establishment.
(Ord. 2015-7 § 4 (part), 2015; Ord. 2011-2 § 10, 2011; Ord. 2003-32 § 1 (part), 2003; Ord. 2001-165 § 1 (part), 2001)
A. Permitted Zones. CB-2, CI-1, and CI-2.
1. Exception: CB-1 if no single building occupies more than eighty thousand square feet.
B. Development Scale. A large scale retail establishment or regional shopping center in which the aggregate square footage of the buildings on the site may be greater than one hundred fifty thousand square feet.
C. Development Standards. Shall be in accordance with 18.39.030(C).
(Ord. 2001-165 § 1 (part), 2001)
A. Permitted Zones. RVC, CB-1, CB-2, CI-1, and CI-2.
B. Development Scale. No single building occupant within this use shall exceed eighty thousand square feet. The aggregate square footage of the buildings on the site shall not exceed one hundred fifty thousand square feet.
C. Development Standards.
1. The commercial design manual shall be used as a guideline for the site plan.
2. Setbacks: The minimum setback for any building shall be sixty feet from a property line contiguous to an existing residential use as measured from the building.
3. Loading: If a loading area is perpendicular to, and opens towards, the property line of a contiguous residential use, the development standard in 18.39.030(C)(5) shall apply.
4. Landscaping and screening:
a. A minimum thirty-foot landscape bufferyard is required at a property line contiguous to an existing residential use with a minimum of ten canopy trees per one hundred linear feet. A six-foot decorative masonry wall, which may be placed at the property line, is required unless height and location are otherwise agreed upon by a signed agreement with the contiguous property owners;
b. The development shall provide for stormwater harvesting with the features shown on the landscape plan submittal; and
c. Landscaping within the parking lot shall conform to the requirements of Section 18.75.040(B)(3).
5. Noise, odor and light trespass plans shall be in accordance with Section 18.39.030(C)(4), (5), (6) and (7).
(Ord. 2015-7 § 4 (part), 2015; Ord. 2003-32 § 1 (part), 2003; Ord. 2001-165 § 1 (part), 2001)
A. Permitted Zones. RVC, CB-1, CB-2, CI-1, and CI-2 zones.
B. Development Scale. No single building occupant within this use shall exceed thiry-five thousadn square feet. The aggregate square footage of the buildings on the site shall not exceed one hundred thousand square feet.
C. Development Standards.
1. The commercial design manual shall be used as a guideline in the site planning of this use.
2. Setbacks: The minimum setback for any building shall be forty feet from any residential property line. When single or multiple attached buildings or occupants total thirty-five thousand square feet, any additional attached building or building occupant shall be setback an additional twenty feet from the residential property line. See the commercial design manual.
3. Landscaping and screening:
a. A minimum fifteen-foot landscape bufferyard is required at a property line adjacent to an existing or conditionally approved residential or rural zoning district, with a minimum of six canopy trees per 100 linear feet, with a maximum six foot decorative masonry wall, which may be placed at the property line, unless another location is agreed upon by signed agreement with the contiguous residential property owners;
b. The development shall include stormwater harvesting features to be used in the development;
c. Landscaping within the parking lot shall conform to the requirements of Section 18.75.040B3.; and
4. Noise, odor, and light trespass plans shall be in accordance with Sections 18.39.030C4, 5, 6 and 7.
D. Exceptions.
1. Uses permitted in commercial zoning districts less than 45,000 square feet of aggregate buildings are exempt from development standards in 18.39.060C2 and 3a. but shall comply with the development standards of the applicable zoning district and all other applicable development standards. A commercial use without specific development standards and in a commercial district not defined as a shopping center that is greater than 45,000 square feet aggregate building area shall meet the small shopping center development standards.
(Ord. 2015-7 § 4 (part), 2015; Ord. 2003-32 § 1 (part), 2003; Ord. 2001-165 § 1 (part), 2001)
A. Expansion of Existing Development.
1. If a proposed expansion of an existing development will exceed 25 percent of the gross floor or lot area, the property shall be subject to the provisions of this chapter except that:
a. The setback requirements contained in this chapter shall not apply;
b. The bufferyard requirements contained in this chapter shall be complied with whenever space on the property allows and exempted only when it is demonstrated that it is not possible to meet these standards;
c. If the individual proposing the expansion does not control the area of the approved plans and development, the provisions of this chapter shall not apply to the approved plans and development if the individual proposing the expansion provides the following:
1) A written statement that the individual proposing the expansion has requested in writing that any owner or owners of the area of the approved plans or development comply with the provisions of this chapter and that such owners have rejected the request;
2) A copy of the written request to any owner of the area of the approved plans and development and a copy of the written response, if any.
2. Lack of control over the area of the approved plans and development may be demonstrated by nonownership, existence of a lease, rental agreement or other agreement that prevents or significantly inhibits alteration of the property in conformance with the provisions of this chapter.
(Ord. 2001-165 § 1 (part), 2001)
A. Exceptions.
1. Design Review Committee (DRC). The DRC may grant exceptions to some of the large scale retail establishment, regional, neighborhood, and small shopping center development standards sections of this chapter if the DRC finds that the alternative plan provides the same or greater mitigation upon the development's impact upon surrounding properties, traffic and the community as the current standards. Examples of physical site constraints that may warrant an exception include the protection of riparian habitat, undisturbed natural area, prominent stand of vegetation, topographic features or the existence of a residence that is setback greater than the current setback standard.
a. The DRC decision accepting alternative mitigation may be appealed to the board of supervisors within 20 days of the of the committee's decision by the applicant or by property owners within 300 feet.
2. Self-storage. When a large scale retail establishment or a regional, neighborhood, or small retail center is combined with a self-storage use, the self-storage use shall not be calculated as part of the large scale retail establishment or regional, neighborhood, or small retail center's development scale standard.
3. Board of Supervisors.
a. The board of supervisors may allow a large scale retail establishment or regional retail center in the CB-1 zone after a noticed public hearing as defined in section 18.91.060B, Public Notice. Consideration should include:
1) Whether the subject property meets the development standards contained in 18.39.030C.
2) Whether the development generates traffic which causes adjacent roadways and intersections to exceed level of service "D."
4. Specific Plans. To the extent the development standards contained in the specific plan conflict with the standards in Chapter 18.39, the specific plan's development standards shall control.
5. Existing Development: The following shall be exempt from the development standards and provisions in Chapter 18.39:
a. Development for which a building permit has been issued and substantial construction commenced prior to the effective date of this chapter;
b. Development completed in compliance with a building permit; and
c. Development plans approved by Pima County or under review on or before the effective date of this Chapter 18.39.
(Ord. 2001-165 § 1 (part), 2001)