DRAFT LAND USE CODE (LUC) AMENDMENT LARGE RETAIL ESTABLISHMENTS PERFORMANCE CRITERIA (C8-02-02) July 25, 2002 _____________________________________________________________________________ TUCSON CODE, CHAPTER 23, LAND USE CODE * * * ARTICLE III. DEVELOPMENT REGULATIONS * * * DIVISION 5. PERFORMANCE CRITERIA * * * 3.5.9 RETAIL TRADE USE GROUP. * * * 3.5.9.7 Large Retail Establishments. Large Retail Establishments are subject to the following performance criteria, as indicated in the applicable zoning district, in order to appropriately mitigate impacts on surrounding areas and provide for enhanced building and site design. NOTE: ADD, FROM CURRENT ORD.: .. Variances from the criteria are not permitted; however, if one or more of the criteria cannot be met, the applicant can request approval through the Special Exception Land Use process where there is substantial compliance with this section. or NOTE: ADD TO PROCEDURES (ART5): 5.1.7.3.B.2.f: .. [5.1.7.3.B.2 Powers not granted the B/A. The B/A may not:] .. f. Delete or vary any performance criteria applicable to a Large Retail Establishment or a site with a Large Retail Establishment. LOGIC: variances apply only to the by-right process, for which the few Criteria should be met in full. A. Site Design and Relationship to Surrounding Community. 1. Site Characteristics. a. (P) Vacant, not adjacent to a Historic Preservation Zone (HPZ), a National Register Historic District, or a property or structure individually listed on the National Register of Historic Places. b. (P) Redevelopment site, not adjacent to a Historic Preservation Zone (HPZ), a National Register Historic District, or a property or structure individually listed on the National Register of Historic Places. NOTE: may want to break down Redev site into subcategories: .. 1. Existing LRE; 2. No Existing LRE. c. (P) Adjacent property is zoned residential and is vacant or developed with residential uses. d. (P) Adjacent property is zoned commercial (C-1 or less restrictive) or industrial or is residentially zoned existing dedicated right-of-way for roadway, freeway, railroad, or wash for a minimum depth of five hundred (500) feet. NOTE: ADD protection for residential developed in C-1 or C-2 zones, after "...wash": .. and is not residential use NOTE: staff likely will try to reduce below 500 ft because claim few or no sites fit criterion. 2. Vehicular Access. a. (P) Access is exclusively from an arterial street, as designated in the Major Streets and Routes (MS&R) Plan, with four (4) or more lanes existing. b. (P) Access is from an arterial street, as designated in the Major Streets and Routes (MS&R) Plan, with four (4) or more lanes proposed to be constructed in the adopted five (5) year Capital Improvement Program (CIP). c. (P) Access is from an arterial street, as designated in the Major Streets and Routes (MS&R) Plan, with four (4) or more lanes proposed to be constructed more than five (5) years from the date of application. d. (P) Secondary access is from other than an arterial street, as designated in the Major Streets and Routes (MS&R) Plan. NOTE: RESTORE, from CURRENT ORD.: ADD: .., provided it can be shown that any negative impacts on residential use or residentially zoned properties can be mitigated. e. (P) Primary access is from a local street within a business or industrial park, with direct access from the local street to an arterial street, as designated in the Major Streets and Routes (MS&R) Plan, provided the project mitigates any negative impacts to any other properties using the street for access. 3. Setbacks. a. Large Retail Establishments. 1. Structures. a. (P) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. b. (E) Two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. c. (P) Less than two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. 2. Outdoor Storage Areas Associated With a Large Retail Structure. LOGIC: setback same as LRE structure setback. a. (P) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. b. (E) Two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. c. (P) Less than two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. 3. Trash Collection Areas Associated With a Large Retail Structure. LOGIC: setback same as LRE structure setback. a. (P) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. b. (E) Two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. c. (P) Less than two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way. 4. Delivery and Loading Spaces Associated With a Large Retail Structure. LOGIC: setback same as LRE structure setback if enclosed, else LRE structure setback + 100 ft.; LOGIC: the clause "provided it is no closer than the allowable building setback" is in the current Code. LOGIC: Conflict involving above clause in the current Code resolved if intent is for unshielded D-L to be further from adj. property (e.g., 300 feet) than building (if building setback 200 feet). IMPORTANT NOTE: The discussion of this criterion, on 07/11/02, did not address this conflict. The current Code specifies the enclosed building location, as "no closer than the allowable building setback". The intent of the current Code is clear - if enclosed, Deliv/Load can be at the building setback. The conflict within the current Code is that the setback for unenclosed Deliv/Load is also the building setback - which is nonsense. We resolve in favor of greater (by 100 ft) setback for unenclosed Deliv/Load. Staff resolved the conflict ambiguously, by not specifying the location of the "enclosed building", which represents a new conflict, positional uncertainty, and new nonsense (e.g., location of enclosed Deliv/Load allowed to be anywhere up to the site boundary). a. (P) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless located entirely within an enclosed building. NOTE: CHANGE: Three hundred (300) ..TO .. Four hundred (400) NOTE: as in CURRENT ORD.: ..ADD at end: provided it is no closer than the allowable building setback. b. (E) Two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless located entirely within an enclosed building. NOTE: CHANGE: Two hundred (200) ..TO .. Three hundred (300) NOTE: as in CURRENT ORD.: ..ADD at end: provided it is no closer than the allowable building setback. c. (P) Less than two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless located entirely within an enclosed building. NOTE: CHANGE: two hundred (200) ..TO .. three hundred (300) NOTE: as in CURRENT ORD.: ..ADD at end: provided it is no closer than the allowable building setback. 5. Delivery Truck Parking Associated With a Large Retail Structure. LOGIC: as in CURRENT CODE: setback = LRE structure setback + 100 ft, unless main building between parking area and adjacent residential. LOGIC: with regard to truck parking with motors/refrig/generators off, the CURRENT CODE implies that it is the same area as for motors on, which we accept as the correct reading. This statement is consistent with the El Con conditions. LOGIC: there is a conflict with Noise Abatement Section, which limits idling trucks (and other such vehicles) to time period 7a.m. to 6p.m. The time qualifier "nondelivery hours" is not needed. RESOLUTION: for all truck parking, setback = LRE structure setback + 100 ft, unless main building ... Thus simplify statement by deleting "during ... running". a. (E) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property which is dedicated right-of-way, for parking of delivery trucks during nondelivery hours with motors and/or refrigeration/generators running, unless the main building is located between the truck parking area and the adjacent property. NOTE: DELETE: ..during nondelivery ... running, NOTE: CREATE 3 SUBSECTIONS: ..a. Four hundred (400) feet.. ..b. Three hundred (300) feet.. ..c. Less than three hundred (300) feet.. 6. Outdoor Sales Display/Ancillary Uses Associated With a Large Retail Structure, Including Seasonal and Outdoor Temporary Display. LOGIC: as in CURRENT CODE: setback = LRE structure setback + 50 ft. LOGIC: as in CURRENT CODE: .. use oriented away from adjacent residential a. (E) Two hundred fifty (250) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless a building is located between the activity and the adjacent property. NOTE: CURRENT ORD.: ..(250) feet and oriented to face away from.. NOTE: CREATE 3 SUBSECTIONS: ..a. Three hundred fifty (350) feet.. ..b. Two hundred fifty (250) feet.. ..c. Less than two hundred fifty (250) feet.. and make language conform to common sense. NOTE: this section has not been considered in committee (prior to 8/1/02). b. Other Than Large Retail Establishments, Located on a Site Containing a Large Retail Establishment. NOTE: CURRENT ORD.: Intent was for application of criteria to all new construction at site, with some phase-out of non-conforming. THUS THIS SECTION SHOULD SIMPLY BE SAME AS FOR LRE. 1. Structures. a. (E-no,P!) As required by the development designator for the zoning on the site. NOTE: CONTEST THIS: ..add the three options of 3.5.9.7.A.3.a.1 LOGIC: in some zones, (a) above may be appropriate (e.g., I-* with adj. res.), but not in all zones. 2. Outdoor Storage Areas Associated With Structures Other Than a Large Retail Establishment. a. (E-no,P!) As required by the development designator for the zoning on the site. NOTE: CONTEST THIS: ..add the three options of 3.5.9.7.A.3.a.2 LOGIC: in some zones, (a) above may be appropriate (e.g., I-* with adj. res.), but not in all zones. 3. Trash Collection Areas Associated With Structures Other Than a Large Retail Establishment. a. (E-no,P!) As required by the development designator for the zoning on the site. NOTE: CONTEST THIS: ..add the three options of 3.5.9.7.A.3.a.3 LOGIC: in some zones, (a) above may be appropriate (e.g., I-* with adj. res.), but not in all zones. 4. Delivery and Loading Spaces Associated With Structures Other Than a Large Retail Establishment. a. (P-no,E!) Two hundred (200) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless located entirely within an enclosed building. NOTE: CONTEST THIS: ..replace by the three options of 3.5.9.7.A.3.a.4, as modified above. b. (P) One hundred (100) feet from residentially zoned or residentially developed property, other than residentially zoned property which is dedicated right-of-way, provided the loading space is parallel to the property line and screened per the requirements of this Section. NOTE: DELETE this paragraph. LOGIC: a disaster for heavily used L-D, LRE or whatever, to be 100 feet from residential -- think Kolb-Bway K-Mart; ..but may be ok for some high zones. NOTE: phrase "..and screened .. Section." has no meaning -- all loading spaces must be screened (see below). 5. Delivery Truck Parking Associated With Structures Other Than a Large Retail Establishment. a. (E) Three hundred (300) feet from residentially zoned or residentially developed property, other than residentially zoned property which is dedicated right-of-way, for parking of delivery trucks during nondelivery hours with motors and/or refrigeration/generators running, unless the building is located between the truck parking area and the adjacent property. NOTE: CONTEST THIS: ..replace by the three options of 3.5.9.7.A.3.a.5, as modified above. 6. Outdoor Sales Display/Ancillary Uses Associated With Structures Other Than a Large Retail Establishment. a. (P-no,E!) Two hundred fifty (250) feet from residentially zoned or residentially developed property, other than residentially zoned property that is dedicated right-of-way, unless a building is located between the activity and the adjacent property. NOTE: CONTEST THIS: ..replace by the three options of 3.5.9.7.A.3.a.6, as modified above. 4. Buffers and Landscaping. a. Large Retail Establishments. NOTE: reference here to unified section on wall construction criteria, e.g., "Criteria for wall construction are given in Section 3.5.9.7.A.nn." 1. Structures. a. (E) A landscape border having a minimum width of twenty (20) feet shall be located adjacent to the site property line where it adjoins a residentially zoned or residentially developed property, containing a minimum eight (8) foot high masonry wall located anywhere within the border. NOTE: El Con: 10 ft walls b. (E) The landscape border shall include shrubs and ground cover and canopy trees at twenty (20) to thirty (30) foot intervals, depending on the separation needed for the tree canopies to touch at maturity. NOTE: logical to CHANGE: .."twenty (20) to thirty (30)" ..TO .."no less than twenty-five (25)" NOTE: ADD: .. The project shall be responsible for maintenance of the landscape buffer. c. (E) No other uses, such as, but not limited to, parking or storage, are permitted within the landscape border area. 2. Outdoor Storage Areas Associated With a Large Retail Structure. a. (E) Outdoor storage areas shall be screened with a minimum eight (8) foot high masonry wall so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The screen shall be located at the edge of the outdoor storage area. Storage materials shall not be visible above the wall. 3. Trash Collection Areas Associated With a Large Retail Structure. a. (E) Trash collection areas shall be screened with a minimum eight (8) foot high masonry wall so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The wall shall be located at the trash collection area, between the area and the adjacent conditions. 4. Delivery and Loading Spaces Associated With a Large Retail Structure. a. (E) Delivery and loading areas shall be screened with a minimum ten (10) foot high masonry wall, measured from the loading dock floor elevation, so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residentially zoned or residentially developed properties. The wall shall be located at the edge of the loading area, between the area and the adjacent conditions. b. (P) One hundred (100) feet from residentially zoned or residentially developed property, other than residentially zoned property which is dedicated right-of-way, provided the loading space is parallel to the property line and screened per the requirements of this Section. NOTE: DELETE: makes no sense here, likely a typo; this is a setback criterion; also, in itself it is not defensible. b. Other Than Large Retail Establishments, Located on a Site Containing a Large Retail Establishment. NOTE: these are ALL-SITE characteristics, and should be identical to those for LRE, which they are if 3.5.9.7.A.4.a.1.b-c are added to 3.5.9.7.A.4.b.1 1. Structures. a. (E) A landscape border having a minimum width of twenty (20) feet shall be located adjacent to the site property line where it adjoins a residentially zoned or residentially developed property, containing a minimum eight (8) foot high masonry wall located anywhere within the border. NOTE: ADD CRITERIA (b) and (c) from +LRE Section on buffers: 3.5.9.7.A.4.a.1.b-c 2. Outdoor Storage Areas Associated With Structures Other Than a Large Retail Establishment. a. (E) Outdoor storage areas shall be screened with a minimum eight (8) foot high masonry wall so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The screen shall be located at the edge of the outdoor storage area. Storage materials shall not be visible above the wall. 3. Trash Collection Areas Associated With Structures Other Than a Large Retail Establishment. a. (E) Trash collection areas shall be screened with a minimum eight (8) foot high masonry wall so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residential properties. The wall shall be located at the trash collection area, between the area and the adjacent conditions. 4. Delivery and Loading Spaces Associated With Structures Other Than a Large Retail Establishment. a. (E) Delivery and loading areas shall be screened with a minimum ten (10) foot high masonry wall, measured from the loading dock floor elevation, so that they are not visible from public streets, public sidewalks, internal pedestrian walkways, or adjacent residentially zoned or residentially developed properties. The wall shall be located at the edge of the loading area, between the area and the adjacent conditions. 5. Hours of Operation. a. (E) Trash Collection Areas. No trash may be removed between 4:00 p.m. and 9:00 a.m. as part of scheduled trash collection. DELETE qualifier: as part of scheduled trash collection. LOGIC: Qualifier makes no sense - unscheduled trash collection is just as intrusive and is likely not definable. Also, El Con Ordinance does not qualify. b. (E) Delivery and Loading Spaces. If there is a residential use or residentially zoned property adjacent to the site, such operations shall not be permitted between 10:00 p.m. and 7:00 a.m. ADD the following paragraphs: c. (P) Retail and Other Business. If there is a residential use or residentially zoned property adjacent to the site, such operations shall not be permitted between 10:00 p.m. and 7:00 a.m. d. (P) Outdoor Sales Display/Ancillary Uses. If there is a residential use or residentially zoned property adjacent to the site, such operations shall not be permitted between 10:00 p.m. and 7:00 a.m. LOGIC: All-night operation of warehouse scale business is intrusive and changes quality of life of neigborhood. Restriction on all-night operation is of prime importance to neighborhoods. 6. Enforcement. a. (P) Ongoing Committee. The developer/owner of the property shall establish a committee consisting of the owner/operator of the Large Retail Establishment, adjacent neighbors, City staff, and other parties as necessary to monitor ongoing compliance with the conditions of the approval of the project. The committee shall meet as needed. b. (P) Posting. The developer/owner of the property and the owner/operator of the Large Retail Establishment shall conspicuously post the phone numbers of the responsible parties to whom adjacent residents can report violations of Sec. 3.5.9.7.A. 7. Pedestrian Flows. a. (E) Pedestrian Circulation. The project shall provide a continuous on-site pedestrian circulation system connecting all public access areas of the project site and the pedestrian circulation system located in adjacent public streets. The system must connect to the main entrances of stores, transit stops on- or off-site, and other buildings on the site, in addition to providing convenient access to adjacent residential neighborhoods, and must include concrete sidewalks, except where asphalt is used at an intersection between a sidewalk and a parking area access lane (PAAL). Concrete sidewalks shall also be provided along the full length of any building where it adjoins a parking lot. b. (E) Sidewalk Areas. Sidewalk areas within the pedestrian circulation system shall be a minimum of eight (8) feet in width and include a constructed concrete sidewalk with an unobstructed width of five (5) feet and an associated three (3) foot wide landscape strip for their entire length, except at intersections with parking area access lanes (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. 8. Central Features and Community Spaces. a. (E) Entrances and Parking Lot Locations. Entrances and parking lot locations shall be functional with pedestrian walkways tied directly to destinations. b. (E) Bus Stops. Bus stops should be considered integral parts of the configuration whether they are located on-site or along the street. c. (E) Customer Drop-off/Pick-up Points. Customer drop-off/pick-up points should be integrated into the design and should not conflict with traffic lanes or pedestrian paths. d. (E) Pedestrian Amenities. Pedestrian circulation ways shall be anchored by a minimum of two (2) 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. 9. Traffic Impacts. a. (E) Traffic Impact Analysis. 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. The scope and criteria for the TIA report shall be approved by the Department of Transportation, prior to submittal of the TIA report. 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 TIA report is 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. b. (E) Parking Generation Report. The applicant may have a professional entity perform a parking generation report using the Institute of Transportation Engineers' Trip Generation publication, proposing the number of motor vehicle parking spaces required for the project, if different from shopping center calculations. The Mayor and Council may approve a parking requirement that supersedes the number required by Sec. 3.3.0, Motor Vehicle and Bicycle Parking Requirements, as part of their review process. The parking generation report shall be accepted by the Department of Transportation and the Planning Department, prior to the first public hearing. The parking generation report is 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 parking generation report. 10. Outdoor Lighting. a. (E) Photometric Plan and Outdoor Lighting Report. The applicant must provide a photometric plan and outdoor lighting report which provide information on how outdoor lighting is addressed to mitigate negative impacts on adjacent residential uses or residentially zoned properties. The report will also address the negative impacts of outdoor lighting between the hours of 10:00 p.m. and 7:00 a.m. on adjacent residential properties or zones and how they will be mitigated. Outdoor lighting between 10:00 p.m. and 7:00 a.m. shall be limited to low-pressure sodium lighting. NOTE: ADD: All parking lot lighting shall be shielded and directed down and away from adjacent residential neighborhoods. The height of the parking lot lighting shall be the stair-stepped from approximately 14 feet within 150 feet of adjacent 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 adjacent residential neighborhoods. LOGIC: from El Con Agreement; light intrusion a major source of complaints from EEE residents. 11. Hazardous Materials. a. (E) Hazardous Materials Management Plan and Hazardous Materials Inventory Statement. The applicant must provide a Hazardous Materials Management Plan and Hazardous Materials Inventory Statement, as defined in the Tucson Fire Code, to assure that the building site and design will protect public health and safety from accidental exposure to hazardous materials. 12. (E) 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. Trucks shall not be left idling between the hours of 6:00 p.m. and 7:00 a.m. NOTE: replace by new comprehensive Section. LOGIC: simply better - drawn from other ordinances and the discussion of Thomas Spendiarian. 13. (E) Combination of Retail With Food and Beverage Sales. General Merchandise Sales 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 (10) percent of the gross floor area. REPLACE with section keeping 10% restriction for LRE with adjacent residential NOTE: Committee has already voted to remove for by-right development - RESIST FURTHER REDUCTION. LOGIC: many LUC-RELEVANT ARGUMENTS - listed separately 14..... New Sections: NOTE: for new sections, see the file: 072502perfcri-changes.txt B. Aesthetic Character of Buildings. 1. (E) Facades and Exterior Walls Including Sides and Back. The Large Retail Establishment building shall be designed to reduce the massive scale and uniform appearance and to 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. a. (E) Public Street Frontage. Along any public street frontage, the building design shall include windows, arcades, or awnings along at least sixty (60) percent of the building length. b. (E) Sides and Back. Architectural treatment, similar to that provided to the street facade, shall be provided to the sides and rear of the building to mitigate any negative view from adjacent properties and/or streets. 2. (E) Detail Features. The Large Retail Establishment shall provide architectural features that contribute to visual interest at the pedestrian scale and reduce the massive aesthetic effect by breaking up the front, side, or rear building wall with color changes, texture changes, wall offsets, reveals, or projecting ribs. 3. (E) Roofs. The roof design of the Large Retail Establishment shall provide variations in roof lines to add interest to, and reduce the massive scale of, the large building. Roof features shall complement the architectural and visual character of adjoining neighborhoods. Roofs shall include two (2) or more roof planes. Parapet walls shall be architecturally treated to avoid a plain, monotonous look, unless it is in keeping with the architectural style of the building. 4. (E) Materials and Color. The Large Retail Establishment building shall have exterior building materials and colors which are compatible with materials and colors that are used in adjoining residential neighborhoods. This includes the use of materials and colors that are low reflective, subtle, neutral, or earth tone. Colors such as fluorescent or metallic shall be avoided. Construction materials, such as tilt-up concrete, smooth-faced concrete block, prefabricated steel panels, and other similar material shall be avoided, unless the exterior surface is covered with an acceptable architectural treatment. 5. (E) Entryways. The building design of the Large Retail Establishment shall provide design elements which provide clearly-defined, highly-visible customer entrances. 6. (E) Screening of Mechanical Equipment. Mechanical equipment shall be screened to mitigate noise and views in all directions. a. (E) Roof Mounted. If roof mounted, the screen shall be designed to conform architecturally to the design of the building, with varying roof planes or parapet walls. A wood fence or similar treatment is not acceptable. b. (E) Ground Mounted. Ground-mounted mechanical equipment shall be screened with a masonry wall of sufficient height to block the view and noise of the equipment. C. Development Review Board (DRB). All proposed Large Retail Establishments shall be reviewed by the Development Review Board (DRB) for recommendation to the Development Services Department (DSD) director, who will make a recommendation 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 plans, building elevations, landscaping plans, floor plans, and outdoor lighting photometry plan. /s/coderev/Big Box Review Subcommittee/Subcommittee Ordinance Drafts/Performancecriteriadraft4a.doc