HomeMy WebLinkAboutAgenda Report - June 4, 1997 (48)CITY OF I,ODI COUNCIL COMMUNICATION
AGENDA TITLE: Conduct a Public Hearing to consider the City initiated request to approve the Downtown
Development Standards and Guidelines for property generally located south of Lockeford
Street, west of the Southern Pacific Railroad right-of-way, and parcels along Lodi Avenue to
the south and east of Pleasant Avenue.
MEETING DATE: June 4, 1997
PREPARED BY: Community Development Director
RECOMMENDED ACTION: That the City Council approve the Planning Commission's recommendation to
adopt the Downtown Development Standards and Guidelines.
BACKGROUND INFORMATION: The Downtown Development Standards and Guidelines have been
prepared in order to fully implement the concept plan for Downtown.
Currently, the public improvement phase of the program is underway.
This first phase is only the beginning in seeing the revitalization of Lodi's
central core. In order for Downtown to be successful in the future, investment in private property is required. Just
as a public improvement has a set of plans which implement the goals of the program, so too must the private
sector. It is with this background, a number of specific directions from the concept plan and a set of solid design
principles, that the Downtown Development Standards and Guidelines have been developed.
The City Council may recall that staff presented a draft of this document at the shirtsleeve meeting on
February 25, 1997. Since that time, staff has continued to present the document to various groups including the
Central City Task Force and the Lodi Downtown Business Association (LDBA). Both groups have endorsed the
plan as being necessary and useful. The formal public review began in March 1997 with a presentation to the Site
Plan & Architectural Review Committee (SPARC) and a public hearing in front of the Planning Commission on
April 14, 1997. Both the Committee and Commission voted unanimously to recommend approval of the document.
The Commission did suggest one modification dealing with the name of the report to better reflect the contents.
FUNDING: None required. ,
Konradt Bartlam
Community Development Director
KB/lw
Attachment
APPROVED:
H. Dixon `Flynn -- City Ma
=9711 05/27/97
• CITY Of LODI FDate:
ICE OF PUBLIC HEARING
Carnegie Forum ne 4,1997
305 West Pine Street, Lodi 00 p.m.
For information regarding this notice please contact:
Jennifer M. Perrin
City Clerk
Telephone: (209) 333-6702
NOTICE OFPUBLIC HEARING
NOTICE IS HEREBY GIVEN that on Wednesday, June 4, 1997 at the hour of 7:00 p.m.,
or as soon thereafter as the matter may be heard, the City Council will conduct a Public
Hearing to consider the following matter
a) to consider the City initiated request to approve the Downtown Development
Standards and Guidelines for property generally located south of Lockeford
Street, west of the Southern Pacific Railroad right-of-way, and parcels along
Lodi Avenue to the south and east of Pleasant Avenue
Information regarding this item may be obtained in the office of the Community
Development Director at 221 West Pine Street, Lodi, California. All interested persons
are invited to present their views and comments on this matter. Written statements may
be filed with the City Clerk at any time prior to the hearing scheduled herein, and oral
statements may be made at said hearing.
If you challenge the subject matter in court, you may be limited to raising only those
issues you or someone else raised at the Public Hearing described in this notice or in
written correspondence delivered to the City Clerk, 221 West Pine Street, at or prior to the
Public Hearing.
By Order of the Lodi City Council:
&,, % - 401.E
Alice M. Reimche
Acting City Clerk
Dated: May 21, 1997
�gppav form: �s
� � L
'%1,.Ra'A A. Hays
City AttomMt_.....,_..
J:ACrTYCLRKIFORMSWOTCDD.DOC 5fPW
ORDINANCE NO. 1649
AN UNCODIFIED ORDINANCE OF THE LODI CITY
COUNCIL ADOPTING THE DOWNTOWN
DEVELOPMENT STANDARDS AND GUIDELINES
FOR PROPERTY GENERALLY LOCATED SOUTH
OF LOCKEFORD STREET, WEST OF THE
SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY,
AND PARCELS ALONG LODI AVENUE TO THE
SOUTH AND EAST OF PLEASANT AVENUE
----------------------------------------------------------------
--------------------------------------------------------------
BE IT ORDAINED BY THE LODI CITY COUNCIL AS FOLLOWS:
Section 1. The City Council of the City of Lodi hereby adopts the Downtown
Development Standards and Guidelines for property generally located south of
Lockeford Street, west of the Southern Pacific Railroad right-of-way, and parcels
along Lodi Avenue to the south and east of Pleasant Avenue, a copy of which
are on file in the office of the City Clerk, and is hereby adopted as if fully set forth
herein.
Section 2 - No Mandatory Duty of Care. This ordinance is not intended to and shall
not be construed or given effect in a manner which imposes upon the City, or any
officer or employee thereof, a mandatory duty of care towards persons or property
within the City or outside of the City so as to provide a basis of civil liability for
damages, except as otherwise imposed by law.
Section 3 - Severability. If any provision of this ordinance or the application thereof to
any person or circumstances is held invalid, such invalidity shall not affect other
provisions or applications of the ordinance which can be given effect without the
invalid provision or application. To this end, the provisions of this ordinance are
severable. The City Council hereby declares that it would have adopted this
ordinance irrespective of the invalidity of any particular portion thereof.
Section 4. All ordinances and parts of ordinances in conflict herewith are repealed
insofar as such conflict may exist.
Section 5. This ordinance shall be published one time in the "Lodi News Sentinel',
a daily newspaper of general circulation printed and published in the City of Lodi and
shall be in force and take effect thirty days from and after its passage and approval.
Approved this day of , 1997
PHILLIP A. PENNING
Mayor
Attest:
ALICE M. REIMCHE
Acting City Clerk
State of California
County of San Joaquin, ss.
I, Alice M. Reimche, Acting City Clerk of the City of Lodi, do hereby certify that
Ordinance No. 1649 was introduced at a regular meeting of the City Council of the
City of Lodi held June 4, 1997 and was thereafter passed, adopted and ordered to
print at a regular meeting of said Council held , 1997 by the following vote:
Ayes: Council Members -
Noes: Council Members -
Absent: Council Members -
Abstain: Council Members -
further certify that Ordinance No. 1649 was approved and signed by the Mayor on
the date of its passage and the same has been published pursuant to law.
ALICE M. REIMCHE
Acting City Clerk
Approved as to Form:
RANDALL A. HAYS
City Attorney
VA
y
O"MENT
STzk-ND A RDS &-k--j L -i I-DELINES
T
TABLE OF CONTENTS
INTRODUCTION......................................................................................................................................... -7
DEVELOPMENT STANDARDS & DESIGN GUIDELINES.................................................................. 3
DEVELOPMENTSTANDARDS..............................................................................................................4
1. L.4J\`D USE.......................................................................................................................................... 4
IL BUILDING HEIGHTAND SETBACKS........................................................................................... 5
111. PAR UNG, ACCESS & L.=INDSCAPING......................................................................................... 7
DESIGNGUIDELINES.......................................................................................................................... 10
I. 6UILDING COXIPOSITION-......................................................................................................... 10
II. STOREFRONTS - ............................................................................................................................ 10
1I1. BUILDING INCREMENT.............................................................................................................. 12
IV. SPECIAL ARCHITECTURAL FE.4TURES.................................................................................. 13
['. SIDEAND PEAR BUILDING FAC.ODES-......................................... - ...... ................................... 14
V7, WALL TREATilTENTS................................................................................................................... 14
V71. ff•7ND01I'S-................................................................................................................................. 1.5
VYILROOFS....................................................................................................................................... 16-
f,7f' C.41V0P1ES, .=f fVA'INGS, A.,VD OTHER BUILDLVG-A9OUNTED ACCESSORIES ...................... 17
X. COLOR............................................................................................................................ ...............1s
ADDITIONS, RENOVATIONS AND RESTORATIONS...................................................................... 19
SIGNS.................................................................................................................................. ....................21
LDEl ELOPAIENT STANDARDS...................................................................................................... 71
11. DESIGN GUIDELINES......................................................................................................... ........ 2-1
LIGHTING............................................................................................................................................... 2s
CD 0:1RAD.DEVSTD.D0C I
INTRODUCTION
A vital component to the Revitalization Strategy adopted for the Downtown area was to
create and establish land use policies and design guidelines that build on the existing
palette of architectural forms and building materials. This, and the other objectives. serve
as the tool kit to shaping Downtown Lodi's future.
A primary purpose of this Development Guide is to ensure that high quality design is
maintained for all new construction and rehabilitation projects within the district. This
guide is intended to encourage individual creativity of project designers while respecting
the needs of the individual owner and user.
This guide is intended to achieve the following objectives:
• Create a distinctive and cohesive image for Downtown Lodi.
• Assure that all new development, rehabilitation and improvements give
consideration to quality design in architecture and site planning.
• Protect and enhance property values and investment.
• Provide consistency and compatibility within the Downtown.
The Do,,vntown Development Guide shall apply to all of the properties reflected in the
exhibit included in this introduction.
This Guide augments the requirements of the Lodi Zoning Code. When an issue, condition
or situation occurs which is not covered or provided for in this Guide, the regulations of the
Zoning Code that are most
applicable to the issue, condition or
situation shall apply. In the event
that the provisions of the Guide are
in conflict with the Zoning Code,
the provisions of the Downtown
Development Guide shall prevail.
CD OARADDEVSMDOC
304
LOCKEFORDInn a
NST,
I=1qi I^
23 2 ot
f !
_- II�iIi mh1) 0 ',,,■
2311t
ry0
223
278
216 217n 276
'1
�I
1
217
209 210
200 271208
2
Locust St. 201
O 22(
O
25 ,2 2
125 723 11001
'16 18 4z6 4i1l12t
g7 3
710 1116 123 2
15 1 12
7 11 11
2 115 113
09f0 107 0 06
M 104ST 0 0
N N
!
0 13
N O 0
O �
n n n n i +oi
0
0 o No m N o
106 ^ n
o N 108
12
1
722 "
v < n
rvry ^ n n n no
21 7
215 216 2�5
219 220
I 225 224 223
229 230 1''� 229
233 232
237 236 233
241 240 237
245
241
- _� vi
00247 n ^ ^ o
N
PINE St.
=NJN�' o
N NI
> Oak St.
Q No 0
NN O
C 104 N
N 10
0 108
U
150
N I N
I1 Walnut St.
I
200
216 -
220 )
224
L22 225
o N N n 47
24I
25 20 22 9�
14 i6 t8 293
S 1 2
70 252
6 it
^ 2
N 0
(/7 10 -�-'/ 119
C -
7_N9 to E
U= 2119 t7 � 14C7U t Cn30 22 31 28 n
tot
111 105
120
115
117
h
Ia 125
o 0
i 203
■ 21
- 0 1 1^ �Q o I 1 ry
LODI AVE
200 205
207
270
209
i 216
278 0 217
r230221
229
112
210
216
"D I
N
ircPv v10 � � n N � N
0 0 n �n"7 0
0
�.- I30 0 }10-1.2.3. n 1 12
j74 1 316 316
316 319 317 7 '^ t 20
321
n
i
n 40 400
00
I N o ��`-vlo o�o 404
0 n n n n
410 1
.11U 1
I
I
0
6
N
0
40 � m
26 23
4
14
10 21
8 8_1
4 4_1
0 0 = O1- cnv
V � �
' O =
2 -
4 6 8 7
14
8
75
22 24 25a
26 26 256
30 25
1 110 - I-
112 113
i 15
126D 9
=I n
N
Walnut St.
S O p N m
_ 209
' (n Z 113
223 U I
225
a
315 i�ZC
3t7 317 L
0
323
401 330 401
400 407 0
410 413
A.8.1d
I n1Q
DEVELOPMENT STANDARDS & DESIGN GUIDELINES
Standards and guidelines promote buildings and renovations that strengthen the existing
"Main Street" character of the downtown area and enhance a pedestrian -oriented retail and
entertainment niche.
Amona other things, they
require buildings to help
shape the street as a
pedestrian space. The
scale and level of detail in
the street environment
should be appropriate for
pedestrian usage.
Establishments are
encouraged to spill out
onto sidewalks with
seating and displays. The
design and character of
the building and use
should be inviting to
pedestrians.
Buildings are encouraged
to provide the kinds of
well -crafted architectural
details appropriate for the
heart of the City, particularly where people are able to see and touch them. Aspects of
attractive older buildings -materials. colors. proportions. window types. cornices, and
overall composition - should be reflected.
CD 0:\RAD,DEVSTD.DOC J
DE VEL OPMENT STANDARDS
Development Standards address those aspects that are essential to achieve the goals of the
Concept Plan. They are specifications for building design and site development such as
height, setbacks, and permitted uses. Standards are required minimums or benchmarks that
all projects must adhere to.
L LAND USE
Successful downtowns involve uses that generate activity. These uses can populate the
streets, create excitement, increase safety and reinforce Downtown as an important
destination. Among the uses that contribute to this activity are specialty retail shops,
eating and drinking establishments, and entertainment facilities.
The importance of the Downtown can also be enhanced by emphasizing the mixture and
intensity of uses that occur, including housing and office uses. This is particularly true for
vertical mixture nth residential and offices above the first floor.
A. PERMITTED GROUND LEVEL USES - School Street Frontage
Retail - all uses except drive -up or drive-in services.
Eating and Drinking Establishments - including those serving alcoholic
beverages, provided this service is clearly ancillary to food service; drive -up
or drive-in restaurants not permitted.
Personal Services - hair and nail salons, shoe repair, laundromats, dry
cleaners, and similar businesses.
Business Services - are storefront businesses that generate foot traffic, such
as photocopy shops, photo -finishers, video rental & sales, travel agencies,
appliance repair, print shops, insurance agencies, or real estate agencies,
financial institutions, and public utilities.
CD\\Pw\prime3\OPEN\COMDEV\RAD\DEVSTD.DOC
Nightclubs - including establishments providing entertainment or
permitting dancing, and establishments serving alcoholic beverages not
ancillary to food service. (Above uses may require a Conditional Use
Permit as required by the Lodi Municipal Code).
Other Business or Service Establishments - if determined by the
Community Development Department staff to be of the same general
character as those uses listed herein and above.
B . PERMITTED USES - All Other Street Frontages and Upper Level School Street
Frontage
All Permitted Uses Listed Above.
Drive -Through Establishments.
Professional Offices.
C. UPPER LEVEL USES SUBJECT TO A CONDITIONAL USE PERMIT
Clubs and Lodges.
Residences
Other Service Establishments - if determined by the city to be of the same
general character as listed herein and above.
II. BUILDING HEIGHTAND SETBACKS
A. HEIGHT - as measured from sidewalk to top of cornice, parapet, or to eave line of
peaked roof shall be as follows:
1) Maximum Building Height - six (6) floors and seventy five (73) feet.
2) Minimum Height - twenty (20) feet top of parapet or eave.
3) Accessory Buildings - may be twelve (12) feet in height if set back ten (10)
feet or more from side and rear property lines.
CD O:\RAD\DEVSTD.DOC 5
B. FRONT SETBACKS - the first and second floors of all building shall be built -to
and parallel with the front property line, with the following exceptions:
I ) Mid -Block Buildings - between existing adjacent structures shall be no
closer to the street than the adjacent building closest to the street, and no
farther than the adjacent building farthest back from the street.
2) Corner Buildings - shall be built to both right-of-way lines in order to
frame the intersection. Exceptions are:
a) The comer may be "cut back" - up to six feet to create a diagonal at
the ground level and/or at upper levels.
3) Special Architectural Features - bay windows, turrets, decorative roofs,
and miscellaneous entry features excluding awnings or canopies:
a) May project - no more than three (3) feet over property lines, and
must be no less than twelve (12) feet above the highest point in the
sidewalk over which they project;
b) The maximum width of a recessed entry - shall be one-third (1/3)
the length of the building's street frontage.
C. SIDE SETBACKS - New buildings may be built to both side property lines, and
must be built to at least one side property line. Should a side of the building be set
back from a side property line:
I ) Minimum - at least four (4) feet shall be provided for an access passage.
2) Street Exposure - side setback areas must be screened from the street and
sidewalk by a decorative gateway, fence, wall, or row of piers (See Design
Guidelines).
CD\\Prv\prime3\OPEMCOMDEVUUD\DEVSTD.DOC 6
D. REAR SETBACKS - New commercial buildings may be built to the rear property
line, except when:
1) Adjacent to Single Family Residential Areas
a) First and second floors - shall be set back a minimum of ten (10) feet
from the rear property line;
b) Third floors - must be set back a minimum of twenty (20) feet from
the rear property line;
HL PARKING, ACCESS & LANDSCAPING
A. PARKING - Off-street parking shall be provided pursuant to the requirements of
the Lodi Municipal Code. In consideration of shared parking, location and demand,
parking in the downtown may be reduced or waived at the discretion of the
Community Development Director.
B. SITE ACCESS
1) Pedestrian Access to Storefronts - shall be provided from the street and/or
side street to the main building entrance; i.e. pedestrian access to building
entrances shall not be restricted to parking lots.
2) Vehicular Access - no new curb cuts shall be installed on School Street,
Shared parking arrangements are encouraged to reduce the need for new
curb cuts. Where curb cuts are necessary:
a) Location - shall be on side streets where accessible:
b) Maximum width - shall be sixteen (16) feet for a one-way driveway
and twenty-five (25) feet for a two-way driveway.
3) Service Access - from rear alleys or side streets shall be preserved and
enhanced wherever possible. Trash and loading areas shall not be visible
CD\\PNv\prime3\OPENICOMDEV\RAD\DEVSTD.DOC 7
A
from the street and shall be screened from view from side streets and from.
properties to the rear.
LANDSCAPING & SCREENING
I
3)
Parking Areas Shall be Planted - with shade trees at a ratio of one (1) tree
for every three (3) spaces. A minimum of five (S) feet of landscaping shall
be provided between the parking area and street right-of-way.
The Perimeter of Parking Areas and Driveways - adjacent to streets and
sidewalks shall be screened with an attractive landscape hedge, berm, low
wall, fence, or line of bollards a minimum of 30" and a maximum of 36" in
height.
Five foot Landscape area
includes 30" - 36" high:
- hedge
- berm
- Low waLL
Parking Area Landscaping
Adjacent to Designated Residential Areas - attractive screen fencing or
decorative masonary or walls shall be provided along the property line to
screen buildings, service areas, and parking areas.
a)
A six (6) foot wide planting area - shall be established on the
commercial side of the fence or wall with shade tree planting at a
minimum spacing of twenty (20) feet on center.
MGM O:\RAD\DEVSTD,DOC g
b) Fences and walls not adjacent to streets or sidewalks - shall be a
minimum of six (6) feet in height and a maximum of eight (8) feet in
height.
4) Trash and Service Equipment - including satellite receiving dishes, shall
be located away from streets and enclosed or screened by landscaping,
fencing or other architectural means.
CD\\P%v\prime3\OPEN\CONIDEV\RADWEVSTD.DOC
DESIGN GUIDELINES
Design Guidelines are discretionary. They are intended to illustrate and simplify the
appropriate development and renovation concepts in terms of more subjective
considerations, such as character or design details. The guidelines are not intended to be
an exhaustive list of strict standards, but rather, statements to encourage improvement
which is sensitive to the Downtown. They also serve as criteria for design review by City
staff and the Site Plan and Architectural Review Committee (SPARC). No particular
architectural style is prescribed.
L BUILDING COMPOSITION -
Every building should have a base, a clear pattern of openings and surface features,
a recognizable entry, and an interesting roofline.
II. STOREFRONTS -
are like small buildings with their own base, "roofline", and pattern of window and
door openings.
Corn
Recess(
EA
Parapet
Transom
\VhdoW
Display
Window
Typical Building Facade
A. Base - panel of tile or other special material is recommended below display
windows. Materials recommended for walls are generally suitable. Base materials
should be the same or visually "heavier" materials than walls.
1) Brick - should be used as the main wall surface.
CD \TP v\prime3\OPEMCOMDEV\RADWEVSTD.DOC 10
2) Ceramic tile - is frequently used as a storefront base. Dark tile with light
stucco is an effective combination. Different colors and sizes of tile may be
used for a decorative effect.
B . Display Windows - Large pane windows encompassing a minimum of 60% of the
storefront surface area are recommended. Where privacy is desired for restaurants,
professional service, etc., windows should be divided into smaller panes. Tinted
_ windows may be used. (Refer to glazing section).
C. Transom Windows - are horizontal panels of glass between the storefront and
second floor. They are a traditional element of "main street" buildings, and are
recommended for all new or renovated storefronts. Transom windows can be good
locations for neon, painted -window, and other relatively non -obtrusive types of
signs.
D. Recessed Entries - are recommended as another traditional element of the main
street storefront. Recommended treatments include:
1) Special paving materials such as
ceramic tile;
2) Ornamental ceiling treatments, such as
coffering;
3) Decorative light fixtures.
Storefront Entry PLans
E . Doors - should be substantial and well -detailed. They are the one part of the
storefront that patrons will invariably touch and feel. They should match the
materials, design and character of the display window framing. Door styles
6 -inches or less are not recommended.
F. Cornices - should be provided at the second floor (or roofline for a one-story
building) to differentiate the storefront from upper levels of the building to add
CD\\Pw\prime3\OPEN\COMDEV\RAD\DEVSTD.DOC 1 1
visual interest, and to allow the storefront to function as the base for the rest of the
building.
G. New or Renovated Storefronts Within Existing Buildings - should emulate or
re-create a previous store front (from historic photos or drawings) in order to
harmonize with the overall building architecture.
III. BUILDING INCREMENT -
Storefronts and / or building bays should be approximately twenty-five (25) feet in
width. Buildings with a longer frontage should have a vertical architectural feature -
column, pilaster, etc. - every twenty-five (25) feet.
A. Pattern of Features - Windows. wall, panels. pilaster, building bays, and
storefronts should be based on a module derived from the building's structural bay
spacing. Features based on this module should be carried across windowless walls
to relieve blank. uninteresting surfaces.
B. Building Entrances - should be prominent and easy to identify.
1) Spacing - Entries to shops or lobbies should be spaced a maximum of fifty
(50) feet apart.
CD\\Pw\prime3\OPEN\COMDEV\RAD\DEVSTD.DOC 12
2) Main Building Entrance - should be easily identifiable and distinguishable
from storefronts:
a) marked by a taller mass above, such as a tower, or within a volume
that protrudes from the rest of building surface:
b) located in the center of the facade, as part of a symmetrical overall
composition;
C) accented by architectural elements, such as columns, overhanging
roofs, awnings, ornamental light fixtures.
d) Prominent corner entrances - for shops or other active uses should
be provided by comer buildings.
C. Roofs and Rooflines - should provide visual interest and complement the overall
facade composition.
1) Parapet walls - are recommended; they should have a distinct shape or
profile, e.g. a gable, arc, raised center.
- 2) Accent elements - such as flags, cut-out openings, grilles and latticework,
ornamental medallions or building numbers are also recommended.
3) Mechanical equipment - on rooftops should be screened, preferably behind
a parapet roof. Latticework, louvered panels, and other treatments that are
compatible with the building's architecture may also be appropriate.
IV. SPECIAL ARCHITECTURAL FEATURES -such as gables and tower elements,
should be used to accent buildings at major street comers and other highly -visible
locations. A cut into the building mass, such as a diagonal at a comer building, or a notch
for a grand building entry, can also be effective.
CD\\Pw\prime3\OPEN\COMDEV\RAD\DEVSTD.DOC 13
V SIDEAND REAR BUILDING FACADES -
Should have a level of trim and finish compatible with the front facade or an architectural
mural, particularly if they are visible from
streets, adjacent parking areas or residential
buildings. 71/
VL WALL TREATMENTS-
QLLR D002
If the building mass and pattern of windows
and doors is complex, simple wall surfaces l _
-�
are preferable (e.g. stucco). If the building '
7 r
volume and the pattern of wall openings is
simple, additional wall texture and
- Rear entry
should be si tkar
to the front from
calors to materials.
- Awning -5 car
soften rear
facades.
articulation should be employed (e.g. bricks or blocks). In both cases, pilasters, columns,
and cornices should be used to add visual interest and pedestrian scale.
The selection and placement of materials on the exterior of a building is important in
providing an attractive design. Material change should occur on different planes in order
to appear more substantial and integral to the design of the elevation. Change should
occur where architectural elements intersect, such as a pilaster or projection. The number
of materials on the exterior elevation should be limited to prevent visual overload.
Materials should have a traditional or logical application. Heavy materials should appear
to hold up lighter materials.
A. Brick - Full size brick veneer is preferable to brick tile. Brick veneers should be
mortared to give the appearance of structural brick. Brick tile applications should
use wrap-around comer and bullnose pieces to minimize a veneer appearance.
B. Brick Veneers - are appropriate as a special material for wall panels or sills in
combination with other materials, such as brick or concrete.
CD\\Pw\prime3\OPEMCOMDEV\RAD\DEVSTD.DOC 14
C . Poured -In -Place Concrete - options in terms of formwork, pigments: and
aggregates should be explored to create rich surfaces. Accents such as ceramic tile
are recommended for decorative effect.
D . Concrete Block - Concrete block is available in various sizes, surface textures, and
colors. Decorative treatments, such as alternating, courses of differing heights,
should be used. Stack bond, plain gray concrete block is not recommended.
E. Ceramic Tile - is recommended as an accent material.
F. Stucco - Integral coloring should be used for lower maintenance and wear.
G. Not Recommended:
1) Simulated finishes - such as artificial stone or metal cladding.
2) Wood shingles and shakes - Vertical board and batten, shingles, shakes.
are not recommended; they have a rural/residential character.
3) Plywood siding. (Includes T-1 11 siding)
V1.1. WIND 0 W -
are an important element of building composition and an indicator of overall building
quality.
A. Window/vVall Proportion - In general, upper stories should have a window to
wall area proportion (typically 30-50%) that is smaller than that of ground floor
storefronts.
B . Window Openings - should generally be vertical or square in shape; if square.
windows and/or window panes should be vertical in shape.
C . Window Inset - Glass should be inset a minimum of 3" from the exterior wall
surface to add relief to the wall surface; this is especially important for stucco
buildings.
CD O:\RAD\DEVSTD.DOC 15
D. Shaped Frames, Sills and/or Lentils - should be used to enhance openings and
add additional relief. They should be proportional to the glass area framed; e.g. a
ZD
larger window should have thicker framing members.
E . Muntins - " true divided light" windows or sectional windows are recommend
where a divided window design is desired; where "snap -in" muntins are used, they
must be both sides of the glass.
F. Glazing - Clear glazing is strongly recommended. Reflective glazing should not be
used. If tinted glazing is used, the tint should be kept as light as possible; green,
gray, and blue are recommended.
G. Replacement/Renovation - Wood windows should be replaced with wood
windows of the same operating type (e.g. double -hung, casement, etc.) Vinyl
covered wood windows are available for lower maintenance. If aluminum
replacement windows or doors are used, they should be:
1) Same operating type - and orientation as the original windows (e.g. do not
replace a double -hung window with a horizontal sliding window).
2) Factory painted - or fluorocoated to match the original; color anodized is
also acceptable.
3) Simiiar in size - and thickness to the original frame and muntins.
VIII. ROOFS -
should match the principal building in terms of style, detailing and materials. They should
also contribute expressive and interesting forms that add to the overall character of the
district. Recommended types are:
A. Tar and Gravel, Composition, or Elastomeric Roofs - should be screened by
parapets or false -front sections of sloping roofs.
CD\\Pw\prime3\OPEMCOMDEV\RAD\DEVSTD.DOC 16
B . Clay, Ceramic or Concrete Tile - Colorful glazed ceramic tiles are recommended
for decorative roof shapes, such as parapets. domes, and turrets.
C. Metal Seam Roofing - should be anodized, fluorocoated or painted. Copper and
lead roofs should be natural or oxidized.
VI V. CANOPIES, AWNINGS, AND OTHER BUILDING -MO UNTED A CCESSORIES
5forefrod, Projections
fixed Canvas Adjustable Canvas
Awning Awning
Covered Valk
_ A. Awnings - are recommended. They should be a colorful fabric mounted over a
metal structural that is framed and attractive in design. Fabric awnings are
— generally preferable to permanent canopies. Internally illuminated vinyl awnings
are not acceptable.
B . Trellises and Canopies - materials, colors, and form should be derived from the
building architecture.
C. Height and Projection Trellises, canopies and awnings should be a minimum of
eight (8) feet above the sidewalk. They should project no more than two (2) feet
from the face of curb, depending upon the width of the sidewalk.
D. Placement - of trellises, canopies and awnings should be above the display
windows and below the storefront cornice or sign panel. They should not cover
pipes, pilasters, clerestory windows or other architectural features. Individual
CD\\PNv\prime3\OPEMCOMDEV\RAD\DEVSTD.DOC 17
accents and complements the building more effectively than one continuous
awning.
E. Accessories - Colorful banners should be used to add variety to the street.
Ornamental brackets and poles add further interest. Hanging flower or plant
baskets suspended from ornamental brackets of metal or wood are recommended
for storefronts.
X. COLOR -
In general. drab earthtones should not be used. Building wall color should contrast trim
- colors; for example, neutral or light walls with dark colors and saturated hues for accent
and ornamental colors; white or light window and door trim on a medium or dark building
- wall. Colors of adjacent buildings should be taken into consideration.
A. Secondary Color - (like a wainscot), pilasters, cornices, capitals, and bands.
B. Bright Colors - should be used sparingly. Typical applications are fabric awnings
and banners. A restrained use of bright colors also allows display windows and
merchandise to catch the eye and stand out in the visual field.
CD 0:\R-kD\DEVSTD.DOC Is
ADDITIONS. RENOVATIONS AND RES TORA TIONS
Changes to the commercial environment will most likely take place in the form of
renovation or restoration. As uses change and remodeling projects are proposed, owners
are encouraged to upgrade their property in a manner consistent with the character of the
Downtown. One of the most effective ways to attract attention and encourage shopping is
to create an attractive, well designed storefront and building entry. Many buildings in
Downtown Lodi have distinctive architectural qualities that make important contributions
to the visual character. These qualities could be improved or emphasized to the benefit of
the entire area.
Sensitive alteration or restoration of existing buildings enhances their historic value. To
ensure proper work, the services of an architect specializing in restoration and preservation
work are highly recommended.
A. Additions and Alterations - Should be sensitive to the scale and character of
Storefront Areas in general, of adjacent buildings, and of the building itself.
Generally, they should reflect one of the following conditions:
1) Identical - to the architecture of the original building, as if the same
architect or builder built more of the same building. This is usually most
successful and feasible where the addition is smaller than the original
building.
3) Interpretation - of the older building (and/or other adjacent buildings). The
older building is not imitated exactly. but certain characteristics are copied
using contemporary materials and construction practices. This is most
successful where the addition is larger than the older building. Some of
their "contextual" strategies are:
a) Architectural lines and rhythms - of older buildings are extended
to the new building; such as floor and cornice heights, window and
CD 0:UL-kD\DEV5TD.D0C 19
bay spacing, window opening proportions and operating type,
spacing of entrances, etc.
b) Colors and materials - are selected to coordinate and harmonize
between the old and new structures.
C) Small elements - may be identical on both buildings to link them;
window and door trim, paint colors, signs, light fixtures, etc.
B . Restorations - Restoring the original form and appearance of old buildings is
recommended. Many "modernization's" of 19th and early 20th century storefront
buildings cover fine facades and other architectural features that can be restored.
Paint, covered, or blocked -in clerestory windows are common, as are upper stories
that have been plastered over or covered with metal fascia or awnings.
C. Repair and Cleaning - Care should be taken to avoid damaging the value of
historic buildings. In particular:
i) Masonry materials - such as concrete and brick - should not be
sandblasted, as this damages the surface of the material; low-pressure water
cleaning should be used instead. Sealers for waterproofing should be used
after cleaning and repair.
D. Replacement of Unavailable Components - When historic construction materials
cannot be replaced or matched, care should be taken to match the original pattern,
thickness, color, and texture as closely as possible with available materials. In
general, simulated replacement materials (artificial stone, simulated "aged" brick)
are discouraged. The restoration architect and various specialty building supply
businesses can assist in the selection of proper materials.
CD\\Pw\prime3\OPEN\COMDEV\RAD\DEVSTD.DOC 20
SIGNS
_ The regulation of the location, size, type and number of signs permitted shall be governed
by the provisions of this Section.
Signs must be more thanjust a way to relay information; they must be an architectural
extension of a building; The objective of the standards and guidelines is not to create
uniformity, but to eliminate those elements that result in a cluttered and unattractive
physical environment. Few outward features of a business display the owner's confidencQ
and quality as well as signage. These basic parameters provide for creative signs that may
still be as varied and different as the businesses they represent.
I. DEVELORVENT S TANDARDS
1 Flush -Mounted or Painted Wail Signs.
" �� rN
IndNidual
Cabinet canned signs shall be prohibited. — I Let-ters
No
2) Projecting Signs - provided: `Canned`
a) They leave no less than eight (8') clear
above the finished grade, and extend no
more than four (4) feet out from the
Vall sign
wall:
b) They are not mounted above the first
floor:
CD OARAD\DUSTD.DOC 21
Projecbn5 sign
Mourned
�rpendicular
to building
face
3) Awning and Canopy Signs - Awnings are Awning VaLance
primarily for shade and secondarily a sign �i n
location. Letters and graphics are limited to
vertical surfaces and shall not exceed fifty
percent (50%) of the surface area Internally
illuminated vinyl awnings are not permitted.
i caFe.
4) Free Standing Signs - Pole -mounted and/or /
other forms of free standing signs shall not be�—
j !r ,
permitted in the downtown district. ,
Exceptions, subject to City review are:
a) Directory signs or kiosks - These
may be considered for sidewalk locations; those for private arcades
or buildings should be on private property, located in publicly
accessible courts, accessways, or passages.
b) Portable signs - Menu boards for restaurants, etc. provided they are
stored indoors after hours of operation and not placed to obstruct the
public sidewalk.
B. SIGN SIZE
1) Building Mounted Signs - The maximum area for each permitted sign type
or any combination thereof shall be one (1) square foot per one (1) linear
foot of tenant street frontage. Maximum sign length shall not exceed
seventy-five percent (75%) of the tenant space frontage.
2) Free Standing Signs - Per City review
CD 0:\RAD\DEVSTD.DOC rr
C. EXEMPTIONS
2)
Temporary Signs - limited to sales and or/special events. and temporary
construction signs, limited to a length of time not to exceed thirty (30) days
per calendar year.
Permanent Signs - in addition to those permitted above shall be limited to:
a) Existing built-in signs that are integral to the building design.
b) Painted window signs that cover a
maximum of twenty-five percent (25%) of
the window area.
C) Any sign identifying hours of operation
that have an area of less than three (3)
square feet.
D . SIGN MAINTENANCE - High levels of maintenance are Window Sign
essential if investment in the downtown is to be
encouraged. Because signs are meant to be seen, maintenance is especially
important.
1) Paint - Signs shall be retained in good condition, with touch-up or repainted
as needed. Peeling paint should be replaced promptly.
2) Repair - Damaged signs and poles shall be repaired promptly or removed
3) Illumination - Bulbs and fistures shall be replaced promptly if they burn
out or are broken.
I) Awnings - Awnings that are damaged and/or faded shall be repaired or
replaced promptly.
CD 0:1RAD\DEVSTD.DOC 23
IL DESIGN GUIDELINES
A. ARCHITECTURAL COMPATIBILITY
A building's architectural style and overall proportions should guide the design of
signs. Signs should be located on the facade in areas designed for this function;
e.g. a recessed or framed area between the first and second floor, or a parapet panel
between shopfront and roofline.
B. SIGN TYPES:
1) Flush -Mounted and Painted Wall Signs - should align with major
architectural elements, such as doors and windows. Ornamental elements.
such as moldings, pilasters, arches, clerestory windows, roof eaves, or
cornice lines should be used as a frame.
a) Relationship to Cornice or Roof Line - Signs should not extend
above the cornice line or into or above roof areas, unless they
function as an integral part of the roof design. For example:
i) A sign board may extend above the cornice line of an
otherwise flat-topped building if it is designed as a parapet in
keeping with the style of the rest of the building.
A sign board may extend above an existing parapet, if it is
located to function as an accent to the basic parapet design.
2) Projecting Signs
a) Proportion - Projecting signs with vertically-oriented messages
should be slender in appearance, with a proportion of at least 2:1.
height to width. Projecting signs with horizontally-oriented messages
may be rectangular or square; if located below an awning or canopy as
CDO:\RAD\DEVSTD DOC 24
a hanging "blade" sign, they should also be slender, proportioned 2:1
width to height.
b) Structural support - should be an attractive addition to the overall
design of the sign and/or building. Ornamental metal is
recommended. Wooden supports are also appropriate if designed to
complement the sign; however. undetailed. standard -size lumber
should not be used.
C) Relationship to cornice or roof line - Projecting signs should not
extend above the cornice line or into the roof area. unless they are an
integral part of a completely new facade design or a faithful accent to
existing architectural details or forms. Projection signs should not
extend above the eave line of a sloped roof.
�) Awning and Canopy Signs:
a) Color - combinations for awning or canopy signs should be simple.
Lettering color and background color should contrast for legibility.
Subtle bands of color are appropriate for awnings; more complex
patterns or textures should generally not be used.
b) Location of message: awnings -Lettering should not appear on the
sloped or curved portion. Information may be located on the valance
(the front vertical portion).
C) Location of message: canopies - Signs on canopies should be in the
form of letters or a signboard integrated with the canopy fascia. or
freestanding letters mounted on top and extending above the fascia.
CD 0:\RAD\DEVSTD.D0C -)j
4) Other Sign Types:
a) Figurative signs - shaped to
reflect the silhouette of a
particular object (for example,
a key, a coffee cup. etc.) are
encouraged. These may be
wall -mounted or projecting,
but should reflect guidelines
for the specific type of sign as
listed above. figurative sign
5) Not Allowed:
a) "Canned" signs - are internally illuminated plastic panels within a
sheet metal box enclosure. They should not be used. Inespensive
canned signs use a limited range of colors and lettering types, and tend
to have no relationship to the architecture of the building.
b) Illuminated vinyl awning signs - are more appropriate for
commercial strip areas" and shall not be used.
C. MATERIALS - Recommendations are:
1) Signboards - of wood or metal, with painted or engraved letters. or mounted
letters of wood or metal.
2) Silhouette or flgurative signs - three-dimensional letters, symbols, and/or
ornamental fiaures made of wood or metal.
3) Custom neon - exterior -mounted on a signboard or metal support frame or
enclosure, or interior -mounted behind clerestory or display windows.
CD 0:\RAD\DEVSTD.D0C 26
L
4) Fabric awnings - such as canvas with painted or applied lettering; plastic or
vinyl awnings should not be used.
D. LIGHTING - Recommendations are:
1) Backlit - with lighting inside and behind projecting lettering.
2) Top or bottom lit - with single or multiple spotlights.
;) See Lighting under architectural design guidelines for recommendations on
lamp color.
CD 0:1RAD`DEVSTD.DOC 27
LIGHTING
Building and accent lighting in the downtown is an effective mechanism to attract attention
to a structures details and the business as well. Further, lighting shall be used for parking
areas, passageways and sidewalks.
A. AREA LIGHTING - Sources for illuminating sidewalks passageways, parking, and
rear and side yard areas:
1) Shall be Shielded - from casting light onto adjacent properties. They shall
not cast light directly into adjacent residential windows. A translucent or
optical lens diffuser globe or shield is recommended.
2) Maximum Mounting Height - of light sources for ground level illumination
shall be sixteen (16) feet, measured from the finished grade of the area to be
lit; height ml.ist be eighteen (18) feet at minimum if extending over a roadway
surface.
-- B . ORNAMENTAL FIXTURES - Fixtures not used as primary area lighting and
mounted with visible light sources:
1) With Clear or No Diffuser - individual lamp wattage should not exceed 60
watts incandescent, 20 watts fluorescent, or 40 watts high intensity discharge
(H. I. Pagh as metal halide, high pressure sodium, or mercury vapor lamps).
2) With Frosted or Optical (fresnel type) Light Fixture Diffuser - individual
lamp wattage may not exceed 100 watts incandescent, 40 watts fluorescent, or
70 watts H. I. D.
C . COMMERCIAL AREAS - The following recommendations are intended to
promote an attractive nighttime pedestrian environment. They apply to lighting
installations by either the private or public sector.
CD O:\RAD\DEVSTD DOC -)g
1) Specialized Professional Assistance - A good lighting design can make both
tenant businesses and buildings highly recognizable and attractive by night.
and contribute to the district's distinctiveness. The services of a lighting
designer are highly recommended. as such a specialist can demonstrate and
provide the best effect within a specified budget.
2) Lighting Design:
a) Use the minimum brightness - for illumination of large areas.
b) Use brighter light to punctuate - and accent important areas such as
entries and special architectural features.
3) Recommended Lamp Color/Types - Color corrected ("white") high pressure
sodium (HPS) ;color corrected (3,000 degrees K); incandescent.
4) Lamps Not Recommended - Standard ("peach") high pressure sodium, low
pressure sodium, standard mercury vapor, cool white fluorescent.
S) Metalwork - Portions of lighting should be architecturally related to the
building architecture. The color and finish of lighting metalwork should
match the building's metalwork, if any.
6) Recommended Globes - Clear borosilicate glass globes: clear acrylic or
polycarbonate globes with optical diffusing (fresnel) patterns; translucent
clear (frosted) or white acrylic or polycarbonate globes.
CD 0:\RAD\DEVSTD.DOC 29