Vallejo Municipal Code § 16.322 Large-Format Retail

These provisions provide special standards and regulations for large-format retail stores to minimize associated negative economic and environmental impacts. They apply to businesses providing retail sales and food and beverage retail sales; where combined uses occupy seventy-five thousand square feet or more of gross floor area including ten thousand square feet or more of the gross floor area to the sale of nontaxable merchandise; as well as to any expansion in the floor area of an existing large-format retail establishment of more than twenty-five percent.

A. Major Use Permit Required. No large format-retail store may be established within the city unless the planning commission approves a major use permit after finding that the application meets the requirements of this section in addition to the findings required by Chapter 16.606, Minor and Major Use Permits. When the standards in this chapter conflict with other requirements, the most restrictive provisions shall apply.

B. Economic Impact Analysis required. In addition to complying with all of the requirements of this chapter and Chapter 16.602, Common Procedures, any applicant proposing a large-format retail establishment shall prepare an economic impact analysis (EIA) meeting the following additional requirements:

1. Cost of Preparation and Preparation of EIA. The project applicant, owner(s), operator(s), or building owner(s) of the proposed large-format retail store shall be responsible for the entire cost of the preparation of the EIA, which shall be prepared by the city or by another qualified entity or consultant solely selected and retained by the city to work for and on the behalf of the city. If the applicant hires their own consultant, the applicant shall pay for a peer review of the study.

a. The project applicant, owner(s), operator(s), or building owner(s) of the proposed large-format retail store shall also pay an administrative fee, as established by city council resolution.

b. The project applicant shall place funds in an escrow account to cover the expense of the preparation of the EIA for payment to the city consultant, as such may be negotiated between the city and the consultant.

c. The EIA shall not be prepared by the owners, operators, or building owners of the proposed large-format retail store or by the project applicant.

2. Contents of EIA. The EIA shall analyze the potential short- and long-term economic impacts of the proposed large-format retail store and shall at a minimum include the following in the analysis:

a. A survey of the existing stores, including their current average retail sales, that provide retail sales and food and beverage retail sales within the city and the cities of Benicia and American Canyon, and/or in other retail and food and beverage retail market areas that would be served by the proposed large-format retail store, regardless of whether such stores are within the political boundaries of the city, and that are likely to be economically affected by the proposed large-format retail store, as defined by the city and the city's consultant. The geographic area of the stores identified in this survey shall be referred to herein as the "affected area."

b. A survey of the existing, proposed, and/or pending large-format retail stores within the affected area.

c. A survey of the number of persons who are employed on either a full-time or a less than full-time basis, and a delineation of each, by the existing stores described in Sections 1 and 2 above and an estimate of the number of persons who would be employed on both a full-time or a less than full-time basis, and a delineation of each, by the proposed large-format retail store.

d. An analysis of the short- and long-term effect the proposed large-format retail store could have on the retail stores specified in subsections 1 and 2 above, which shall include an analysis of the proposed large-format retail store's potential impact on the following within the affected area: retail sales, food and beverage retail sales, store closures, jobs, and any food and beverage retail and/or retail stores that could potentially close, including an analysis of the potential for using the closed site(s) for similar or other uses. Such analysis shall consider population trends in the affected area, as identified through census bureau data, Building Permits, Association of Bay Area Government (ABAG) data, and other regional trend information. Such analysis shall also include a survey of established compensation and wages standards in comparable stores operated by the applicant compared to those established in the affected area.

e. An analysis of both the short- and the long-term potential effects of the proposed large-format retail store on retail and food and beverage retail sales in the affected area, including a conclusion as to whether the proposed large-format retail store would cause a net increase or decrease in retail and food and beverage retail sales in the affected area.

f. A fiscal impact analysis, which shall include, but not be limited to, an analysis of the projected sales tax revenues for the proposed large-format retail store and an analysis of both the short- and the long-term effects of the proposed large-format retail store on net sales tax revenues generated by existing retail and food and beverage retail stores in the city and, if applicable, other tenants located in the same retail center as the existing retail and food and beverage retail stores. This analysis shall explain the factors used in conducting the analysis. This analysis shall also analyze the fiscal impacts, if any, that the proposed large-format retail store would have on city services, including police and fire services and traffic and traffic-related maintenance, to the extent that such impacts are not addressed in a document prepared pursuant to the California Environmental Quality Act.

g. An analysis of the proposed large-format retail store's potential short- and long-term net effect on the ability of consumers in the affected area to obtain a variety of food and beverage and retail products in light of the analysis conducted pursuant to this chapter concerning potential closure of retail and/or food and beverage retail stores within the affected area.

h. An analysis of the average savings a typical consumer might expect, if any, by the approval of the proposed large-format retail store.

i. Determination of the cost of complete building demolition and maintenance of the vacant building site if the proposed building is vacated or abandoned for a period of more than twelve consecutive months following primary building closure. The analysis shall include an escalation factor to allow for future adjustment.

A. The site shall be designed to comply with all of the applicable requirements of this chapter and Chapter 16.508, Off-Street Parking and Loading and Chapter 16.504, Landscaping. Approval of the building and site design shall be based on the following findings:

1. Integrated Theme. Buildings and structures exhibit an integrated architectural theme that includes similar or complementary materials, colors, and design details.

2. Site Entrance. The driveway entrance provides an organizing element to the site design with features such as a landscaped entry corridor or a divided median drive separated by a landscaped center dividing island.

3. Building Entrances. Building entrances are prominent and inviting. The architectural details of building entrances are integrated with the overall building design in terms of materials, scale, proportion, and design elements.

4. Pedestrian and Vehicular Circulation. Safe, convenient pedestrian and vehicular circulation is provided within the development through an appropriate system of internal circulation routes based on a hierarchy of drive aisles and cross routes. Where pedestrian circulation routes cross vehicular traffic aisles and driveways within a development, there are clearly delineated crosswalks that include clear sight lines, adequate warning signage, adequate lighting, and protective barrier posts or similar features at walkway entrances.

5. Lighting. A combination of attractively designed and located lighting fixtures, including low pole lights, ground-mounted fixtures, light bollards, and architectural lighting provides interesting compositions for outdoor lighting, as well as a safe, secure environment.

6. Shade Areas. Pedestrian areas, such as walkways, building entrances, and gathering areas, are adequately shaded from the summer sun through such techniques as the careful placement of trees and landscaping, trellis structures, projecting canopies, covered walkways, arcades, porticos, building orientation, and similar techniques.

B. Building Orientation and Entrances.

1. Buildings shall be oriented to face public streets.

2. Building frontages shall be generally parallel to streets, and the primary building entrances shall be located on or within twenty feet of a public sidewalk.

3. Entrances located at corners shall generally be located at a forty-five-degree angle to the corner and shall have a distinct architectural treatment, such as angled or rounded corners, arches, and other architectural elements.

4. Buildings shall have a clearly defined, highly visible customer entrance(s) featuring at least three of the following elements such as:

a. Canopies or porticos;

b. Overhangs;

c. Recesses/projections;

d. Arcades;

e. Raised corniced parapets over the door;

f. Peaked roof forms;

g. Arches;

h. Outdoor patios;

i. Display windows;

j. Architectural details such as tile work and moldings which are integrated into the building structure and design; or

k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

5. A plaza or passenger loading area shall be provided at the entry for pedestrian circulation and loading and unloading. Entry plazas and passenger loading areas shall include unique, decorative paving materials, adequate seating areas, provision of adequate shade from the summer sun, and attractive landscaping including trees or raised planters.

C. Building Design. Buildings facades and exterior walls visible from adjoining streets or properties shall be designed to meet the following requirements.

1. Facades shall be designed to have a distinctive base, middle, and top. Cornices, balconies, roof terraces, and other architectural elements should be used, as appropriate, to terminate rooflines and accentuate setbacks between stories.

2. Building facades shall include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest.

3. All applied surface ornamentation or decorative detailing shall be consistent with the architectural style of the building.

4. Each side of the building that is visible from a public right-of-way shall be designed with a complementary level of detailing.

5. Buildings exceeding shall be designed with staggered rooflines or other forms of architectural articulation.

D. Exterior Building Materials and Colors.

1. A unified palette of materials shall be used on all sides of buildings.

2. When using brick, colors typically found in manufactured fired brick are permitted. All colors of natural stone are permitted.

E. Parking Area Design and Siting.

1. Location of parking areas. Surface parking lots shall be distributed around the building or buildings on not less than two sides in order to reduce the distance among buildings. Parking shall not be located between buildings and any primary street. When the large-format retail store is located in a shopping center with other buildings, parking lots shall be located to provide users with maximum access to other building within the shopping center without moving their vehicles either behind or to the side of buildings.

2. Size of parking areas. In order to reduce the scale of parking areas, no single parking area shall exceed two hundred spaces unless divided into two or more sub-areas separated from each other by landscaping, access drives or public streets, pedestrian walkways, or buildings.

3. Pedestrian walkways. Safe and clearly defined pedestrian walkways, leading to store entrances, shall be provided within large parking lots.

4. Buffering parking areas. Additional landscaping, buffering and pedestrian walkway connections will be required if more than sixty-five percent of the total off-street parking spaces is located between the front facade of the principal building and the primary street abutting the site.

5. Cart Corrals. Adequate, convenient cart corrals shall be provided near building entrances and throughout the parking areas.