HomeMy WebLinkAboutAgenda Report - April 7, 2004 J-02AGENDA ITEM
CITY OF LODI
COUNCIL COMMUNICATION
TM
AGENDA TITLE: Ordinance No. 1746 entitled, "An Ordinance of the City Council of the City of Lodi
Amending Lodi Municipal Code Title 17, Zoning, by Adding Chapter 17.58, Design
Standards for Large Retail Establishments"
MEETING DATE: April 7, 2004
PREPARED BY: City Clerk
ACTION: Motion waiving reading in full and (following reading by title)
adopting the attached Ordinance No. 1746.
BACKGROUND INFORMATION: Ordinance No. 1746 entitled, "An Ordinance of the City Council of
the City of Lodi Amending Lodi Municipal Code Title 17, Zoning, by
Adding Chapter 17.58, Design Standards for Large Retail
Establishments" was introduced at the regular City Council meeting
Of
ADOPTION: With the exception of urgency ordinances, no ordinance may be passed within five days of
its introduction. Two readings are therefore required — one to introduce and a second to adopt the
ordinance. Ordinances may only be passed at a regular meeting or at an adjourned regular meeting;
except for urgency ordinances, ordinances may not be passed at a special meeting. Id. All ordinances
must be read in full either at the time of introduction or at the time of passage, unless a regular motion
waiving further reading is adopted by a majority of all council persons present. Cal. Gov't Code § 36934.
Ordinances take effect 30 days after their final passage. Cal. Gov't Code § 36937.
This ordinance has been approved as to form by the Interim City Attorney.
FUNDING: None required.
SJB/JMP
Attachment
APPROVED:
council/councom/OrdinanceZdoc
Susan J�Black�st�
City Clerk
H. Dixon Flynn, City Manager
AGENDA ITEM J-02
CITY OF LODI
COUNCIL COMMUNICATION
TM
AGENDA TITLE: Ordinance No. 1746 entitled, "An Ordinance of the City Council of the City of Lodi
Amending Lodi Municipal Code Title 17, Zoning, by Adding Chapter 17.58, Design
Standards for Large Retail Establishments"
MEETING DATE: April 7, 2004
PREPARED BY: City Clerk
RECOMMENDED ACTION: Motion waiving reading in full and (following reading by title)
adopting the attached Ordinance No. 1746.
BACKGROUND INFORMATION: Ordinance No. 1746 entitled, "An Ordinance of the City Council of
the City of Lodi Amending Lodi Municipal Code Title 17, Zoning, by
Adding Chapter 17.58, Design Standards for Large Retail
Establishments" was introduced at the regular City Council meeting
of April 7, 2004.
ADOPTION: With the exception of urgency ordinances, no ordinance may be passed within five days of
its introduction. Two readings are therefore required — one to introduce and a second to adopt the
ordinance. Ordinances may only be passed at a regular meeting or at an adjourned regular meeting;
except for urgency ordinances, ordinances may not be passed at a special meeting. Id. All ordinances
must be read in full either at the time of introduction or at the time of passage, unless a regular motion
waiving further reading is adopted by a majority of all council persons present. Cal. Gov't Code § 36934.
Ordinances take effect 30 days after their final passage. Cal. Gov't Code § 3693Z
This ordinance has been approved as to form by the Interim City Attorney.
FUNDING
SJB/JMP
Attachment
None required.
APPROVED:
coundVcouncom/Ord1nance2.doc
Susan J. Blacksto
City Clerk
H. Dixon Wynn, City
�. MINION,
IN ..
Section 1. Lodi Municipal Code Title 17 - "ening" is hereby amended by adding
Chapter 17.58, "Design Standards for Large Retail Establishments," to read as follows:
Chapter 17.58
Sections:
Purpose
Applicability
17,58.022 - Variances
17.58.0so - Facades and Exterior Walls
17.58.040 - Smaller
p +' •
rbs
17-158.050 - !'
17-58-060 - .00
17,58070 - Materials and Colors
I:f - Entryways
17.58.090 - Back and Side Facades
Entrances
17.58.110 � Qff-aSfreet Parking Areas
17-58.120 - Back �Ides
17.58 .130 :eft $ -ora. g '. Trash Coflection, and Loading Areas
17.58 140 - Pedestrian and Bicycle Flows
w.150 — Central Features and Community Spaces
#0Delivery/Loading Operations
Design Standards for Large Retail Establishments
The City of Lodi adopted this ordinance on large retail developments -
"superstores'' - to provide the community with clear and enforceable policies to mitigate
visual impacts. `these guidelines provide the opportunity to set standard8 for future
development8 to ensure that future development fits with the expectations and meets the
needs of the community.
These standards and guidelines are a response to dissatisfaction with corporate
chain marketing strategy dictating design that is indifferent to local identity and interests.
The main goal is to encourage development that contributes to Lodi as a unique place
by reflecting its physical character and adding to it in appropriate ways.
Large retail developments depend on high visibility from major public streets. in
turn, their design determines much of the character and attractiveness of major
streetscapes in the city. The marketing interests of many corporations, even with strong
image making design by professional designers, can be potentially detrimental to
community aspirations and sense of place when they result in massive individual
developments that do not contribute to or integrate with the city in a positive way.
Lodi already has a development review system that promotes solutions to these general
issues. The purpose of these standards and guidelines is to augment those existing
criteria with more specific interpretations that apply to the design of large retail store
developments.
These standards and guidelines require a basic level of architectural variety,
compatible scale, pedestrian and bicycle access, and mitigation of negative impacts,
The standards are by no means intended to limit creativity; it is the City's hope that they
will serve as a useful tool for design professionals engaged in site-specific design in
context. They are placed within the framework of the Zoning Ordinance, which provides
for variance from the requirements if the proposal is equal to or better than the City's
requirements.
17-56-020 — Applicability
The following standards and guidelines are intended to be used as a design aid
by developers proposing large retail developments in community regional shopping
centers or as uses -by -right; and as an evaluation tool by the City staff, Planning
Commission, and Site Plan and Architectural Review Committee in their review
processes, These standards and guidelines apply to all retail establishments of more
than 25,000 square feet.
The "Intent" is provided in order to educate planners, design consultants,
developers and City staff about the design objectives while the "Standards" are
mandatory. The intent and standards are to be used in conjunction with all development
criteria of the Lodi Municipal Code.
17,58.022 — Variances
The Planning Commission is empowered to grant variances to the mandatory
standards under the circumstances provided by the California Government Code.
17-58-030 — Facades and Exterior Walls
17.58.031 — Intent:
Facades should be articulated to reduce
the massive scale and the uniform, impersonal
appearances of large retail buildi ngs and provide
visual interest that will be consistent with the
community's identity, characterand scale. This
is to encourage a more human scale that Lodi
residents will be able to identify with their
community.
- 2 - projections / recesses shall comprise at least
20% of facade lenght with a mininixim depdi of
3% of facade length
17,58.032 Standards:
A. Facades greater than 100 feet in length, measured horizontally, shall
incorporate wall plane projections or recesses having a depth of at least
3% of .the length of the fagade and extending at least 20 percent of the
length of the facade. No uninterrupted length of any fagade shall exceed
100 horizontal feet.
B. Ground floor facades that face public streets shall have arcades, display
windows, entry areas, awnings, or other such features along no less than
60 percent of their horizontal length.
Mimating fcaturi:: such as tb.f-se must total 60% of total
Cacade ktngth for any (acade aburting a Public simet
17.58.040 — Smaller Retail Stores
17.58.041 — Intent,
The presence of smaller retail stores gives a center a "friendlier" appearance by
creating variety, . breaking. up largo. expanses, and expanding the range of the site's
w,,tivities. Windows and window displays of such stores should be used to contribute to
the visual interest of exterior facades. The standards presented in this section are
directed toward . those situations where additional, smaller stores, with separate, exterior
customer entrances are located in principal buildings.
17.58.042 — Standard:
Where principal buildings contain additional, separately owned stores which
occupy less than twenty five thousand (25,000) square feet of gross floor area, with
separate, exterior customer entrances.
A. The street level facade of such stores shall have storefront windows
between the height of three feet and eight feet above the walkway grade
for no less than 60 percent of the horizontal length of the building facade
of such additional stores.
B. Windows shall be recessed and should include visually prominent sifts,
shutters, or other such forms of framing.
-3-
17.58,050 — Detail Features
17.58.051 — Intent*
Buildings should have architectural features and patterns that provide visual
interest at the scale of the pedestrian, reduce massive aesthetic effects, and recognize
local character. The elements in the following standard should be integral parts of the
building fabric, and not superficially applied trim or graphics, or paint.
1199MUSPNOWE0=0
A. Building facades must include a repeating pattern that shall include no
less than three of the elements listed below:
MOSENMEE=1
2Texture change.
& Material module change.
4. Expression of architectural or structural bay through a change in
plane no less than 12 inches in width, such as an offset, reveal, or
projecting rib,
A �Zv Uttla
I
Sai my layout
B. At least one of these elements shall repeat horizontally.
C. All elements shall repeat at intervals of no more than thirty (30) feet,
either horizontally or vertically.
-4-
17.58.060 - Roofs
17,58.061 - Intent:
Variations in roof lines should be used to add interest to, and reduce the massive
scale of, large buildings. Roof features should complement the character of adjoining
neighborhoods.
17,58.062 - Standard:
Roofs shall have no less than two of the following features:
A. Parapets concealing flat
roofs and rooftop
equipment such as
HVAC units from public
view. The average
height of such parapets
shall not exceed 15% of
the height of the
supporting wall and
such parapets shall not
at any point exceed one-
third of the height of the
supporting wall. Such
parapets shall feature
three dimensional
cornice treatment.
B. Overhanging eaves,
extending no less than 3
feet past the supporting
walls.
parapet heights
shalt not exceed
1/3 of supporting
wall height
C. Sloping roots that do not
exceed the average height of the supporting walls, with an average slope
greater than or equal to 1 foot of vertical rise for every 3 feet of horizontal
run and less than or equal to I foot of vertical rise for every I foot of
horizontal run.
D. Three or more roof slope planes.
-5-
average
parapet height
shall not exceed
15% of Supporting
wail height
parapet heights
shalt not exceed
1/3 of supporting
wall height
C. Sloping roots that do not
exceed the average height of the supporting walls, with an average slope
greater than or equal to 1 foot of vertical rise for every 3 feet of horizontal
run and less than or equal to I foot of vertical rise for every I foot of
horizontal run.
D. Three or more roof slope planes.
-5-
17,58.070 — Materials and Colors
17,58,071 — Intent:
Exterior building materials and colors comprise a significant part of the visual
impact of a building. Therefore, they should be aesthetically pleasing and compatible
with materials and colors used in adjoining neighborhoods.
17,58.072 — Standard:
A. Predominant exterior building materials shall be high quality materials.
These include, without limitation:
1. clay brick
2. wood
3. rock or other native stone
4. stucco, of varied finishes
5. tinted, textured, concrete masonry units
B. Facade colors shall be low reflectance, subtle, neutral or earth tone
colors. The use of high intensity colors, metallic colors, black or
fluorescent colors is prohibited.
C. Building trim and accent areas may feature brighter colors, including
primary colors, but neon tubing shall not be an acceptable feature for
building trim or accent areas.
D. Predominant exterior building materials shall not include the following:
1. smooth -faced concrete block
2. smooth finished tilt -up concrete panels
3. pre-tabricaled steel panels, except as an architectural roofing
material
-6-
I7.58,080 — Building Entryways
17.58.081 — Intent:
Entryway design elements and variations should give orientation making them
easy to identify both day and night as well as providing aesthetically pleasing character
to the building. The standards identify desirable entryway design features.
17.58.082 — Standard:
A. Each principal building on a site shall have clearly defined, highly visible
customer entrances. utilizing no less than three of the following to become
the most prominent features:
1. canopies or porticos
2. overhangs
3. recesses/projections
4. arcades
5. raised corniced parapets over the door
6. peaked roof forms (e.g. gable or hip)
7. arches
8. outdoor patios
9. display windows
10, architectural details such as tile work and moldings which are
integrated. into the building structure and design
11. integral planters or wing walls that incorporate landscaped areas
and/or places for sitting
B. Where additional stores will be located in the principal building, each such
store shall have at least one exterior customer entrance, which shall
conform to the above requirements.
17.58.090 — Back and Side Facades
17.58.091 — Intent:
All facades of a building which are visible from adjoining properties and/or public
streets should contribute to the pleasing scale features of the building and encourage
community integration by featuring characteristics similar to the front facade.
17.58,091 — Standards:
All building facades which are visible from adjoining properties andlor public
streets shall comply with the requirements of, Section 17.58.030 of these Design
Standards and Guidelines,
17.58.100 — Pedestrian Entrances
17.58.9 01 —Intent:
-7-
Large retail buildings should feature multiple entrances, which reduce walking
distances from parking areas and public sidewalks, and provide convenient access to
individual stores, or departments within a store. Multiple entrances can also mitigate the
effect of uninterrupted walls and neglected areas that are often facing bordering land
uses.
17.58,102 — Standard:
A. All sides of a principal building that face an abutting public street shall
feature at least one customer entrance. Where a principal building faces
more than two public streets, this requirement shall only apply to two
sides of the building; the side facing the primary street, and another side
facing a second street. Movie theatres are exempt from this requirement.
INIE"
Mae'. AIM.,
WE
Smaller Retail
Stores with
Customer Entrances
Choi
R�-tmi
St6res- T
*Oniii
Entranc.,
17,58.110 — Off -Street Parking Areas
17L8.1 11 — Intent,
Parking. areas should provide safe, convenient, and efficient access, Parking
should be distributed. around large buildings in order to shorten the distances between
buildings and public sidewalks, and reduce the visual impact of one large paved surface.
With buildings located closer to streets, the scale of the complex is reduced, walking is
encouraged, and architectural details take on added importance.
Covering the ground with asphalt has several long-term environmental impacts including
excessive storm water run-off during the winter and tremendous increases in the
ambient heat radiated by the asphalt. In order to provide adequate parking while
practicing good stewardship of resources, the City has established a minimum and
maximum range of off-street parking for large retail operations.
17458.112 — Standard:
A. No more than sixty (60) percent of the off-street parking area for the lot,
tract or area of land devoted to the large retail establishment shall be
located between the front facade of the large retail establishment and the
abutting streets (the "Front Parking Area. The front parking area shall be
determined by drawing a line from the front corners of the building,
parallel with the building sides, straight to the public street forming a 90
degree angle with the front fagade,
B. Parking spaces in the Front Parking Area shall be counted to include all
parking spaces within the boundaries of the Front Parking Area, including:
(i) all partial parking spaces if the part inside the Front Parking Area
boundary lines constitutes more than one-half (1/2) of the parking
space, and
(ii) all parking spaces associated with any pad sites located within the
Front Parking Area boundaries.
C. The minimum number of off-street parking spaces to be provided by a
large-scale retail operation shall be 2 spaces for every 1,00.0 square feet
of building space. The maximum number of off-street parking spaces
shall not exceed five (5) spaces for every 1,000 square feet of building
space.
For phased developments, parking areas shall only be constructed when
the adjoining building for which the parking is required is built.
Additional parking stalls, beyond the maximums provided, may be
allowed when developed in a multi-level structure with Planning
Commission approval.
-9-
D. Parking lot light poles shall not exceed a height of 25 feet.
E. Landscaping in parking areas shall incorporate such material, as
necessary, in order to achieve a minimum 50% shading requirement
within 5 years of planting.
17,58,120 — Back Sides
17.58,121 ® Intent,
The rear or sides of buildings often present an unattractive view of blank walls,
loading areas, storage areas, HVAC units, garbage receptacles, ceptacles, and other such
features. Architectural and landscaping features should mitigate these impacts.
17.58.122 — Standard,
A. The minimum setback for any building facade shall be thirty-five (35) feet
from the nearest property line.
B. Where the fagade of a large scale retail building faces a public street that
is adjacent to an existing or planned residential zone boundary or uses,
an earthen berm no less than 6 feet in height, containing evergreen trees
planted at intervals of 20 feet on center, or the equivalent in clusters, shall
be provided.
C. Garbage receptacles shall be constructed of solid textured masonry
material with a decorative masonry cap. The gates frames shall be
constructed of heavy gauge steel and provided with a solid opaque finish.
Enclosure s shall be provided with a cover such that storm water run-off
from the enclosure is minimized.
17.58,130 — Outdoor Storage, Trash Collection, and Loading Areas
17.58.131 — Intent:
Loading areas and outdoor storage areas exert visual and noise impacts on
surrounding neighborhoods. These areas, when visible from adjoining properties and/or
public streets, should be screened, recessed or enclosed. While screens and recesses
can effectively. mitigate these impacts, the selection of inappropriate screening materials
can exacerbate the problem, Appropriate locations for loading and outdoor storage
areas includ4 areas between buildings, where more than one building is located on a
site and such buildings are not more than 40 feet apart, or on those sides of buildings
that do not have customer entrances.
17,58.132 — Standard:
A. Areas for outdoor storage, truck parking, trash collection or compaction,
loading, or other such uses shall not be visible from abutting streets.
B. No areas for outdoor storage, trash collection or compaction, loading, or
other such uses shall be located within 20 feet of any public street, public
sidewalk, or internal pedestrian way.
Eff#]E
C. Loading docks, truck parking, outdoor storage, utility meters, HVAC
equipment, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building and the
landscaping so that the visual and acoustic impacts of these functions are
fully contained and out of view from adjacent properties and public
streets, and no attention is attracted to the functions by the use of
screening materials that are different from or inferior to the principal
materials of the building and landscape.
D. Non -enclosed areas for the storage and sale of seasonal inventory shall
be permanently defined and screened with landscaping, walls and/or
fences. Materials, colors, and design of screening walls and/or fences
and the cover shall conform to those used as predominant materials and
colors on the building. If such areas are to be covered, then the covering
shall conform to those used as predominant materials and colors on the
building.
17.58140 — Pedestrian and bicycle Flows
17.58. 141 — Intent:
Pedestrian and bicycle accessibility opens auto -oriented developments to the
neighborhood, reducing traffic impacts and enabling the development to project a
friendlier, more inviting image, This section sets forth standards for public sidewalks and
internal circulation systems that can provide user-friendly access as well as pedestrian
safety, shelter, and convenience within the center grounds.
A. Sidewalks at least 8 feet in width shall be provided along all sides of the
lot that abut a public street.
B. Continuous internal pedestrian walkways, no less than 8 feet in width,
shall be provided from the public sidewalk or right-of-way to the principal
customer entrance of all principal buildings on the site. At a minimum,
walkways shall connect focal points of pedestrian activity such as, but not,
limited to, transit stops, street crossings, building and store entry points,
and shall feature adjoining landscaped areas that include trees, shrubs,
benches, flower beds., ground covers, or other such materials for no less
than 90 percent of their length.
C. Sidewalks, no less than 8 feet in width, shall be provided along the full
length of the building along any facade featuring a customer entrance,
and along any facade abutting public parking areas. A minimum six (6)
foot wide landscaped area shall be provided adjacent to the sidewalk,
except where features such as arcades or entry ways are part of the
fagade.
D. Internal pedestrian walkways provided in conformance with Part (b.)
above shall provide weather protection features such as awnings or
arcades within 30 feet of all customer entrances.
E. All internal. pedestrian walkways shall be distinguished from driving
surfaces through the use of durable, low maintenance surface materials
such as pavers, bricks, or scored concrete to enhance pedestrian safety
and comfort, as well as the attractiveness of the walkways, Traffic
calming measures shall be incorporated where pedestrian walkways
intersect with drive aisles.
F. Bicycle circulation shall be separated from vehicular traffic and shall be
provided from each public street access to bicycle parking areas required
throughout the site.
17-58-150 — Central Features and Community Spaces
17.58.151 — Intent:
Buildings should offer attractive and inviting pedestrian scale features, spaces,
and amenities. Entrances and parking lots should be configured to be functional and
inviting with walkWys conveniently tied to logical destinations. Bus stops and drop-
off/pick-up points should be considered as integral parts of the configuration. Pedestrian
ways should be anchored by special design features such as towers, arcades, porticos,
pedestrian light fixtures, bollards, planter walls, and other architectural elements that
define circulation ways and outdoor spaces. Examples of outdoor spaces are plazas,
patios, courtyards, and window shopping areas. The features and spaces should
enhance the building and the center as integral parts of the community fabric.
17.58,152 — Standard:
A. Each retail establishment subject to these standards shall contribute to
the establishment or enhancement of community and public spaces by
providing at least two of the following: patio/seating area, pedestrian
plaza with benches, transportation center, window shopping walkway,
outdoor playground area, kiosk area, water feature, clock tower, or other
such deliberately shaped area and/or a focal feature or amenity that, in
the judgment of the Planning Commission, adequately enhances such
community and public spaces.
B. All such areas shall have direct access to the public sidewalk network and
such features shall not be constructed of materials that are inferior to the
Examiple of a ceiiter vAtf) j-)uii)erous special feati-tres arld coxmiitifflty spates.
-12-
17.58.160 — Delivery/Loading Operations
17.58A61 — Intent:
Delivery and loading operations should not disturb adjoining neighborhoods, or
other uses.
17.56.1 fit — Standard:
A. No delivery, loading, trash removal or compaction, or other such
operations shall be. permitted between the hours of 10:00 p.m. and 7.00
a.m. unless the applicant submits evidence that sound barriers between
all areas for such operations effectively reduce noise emissions to a level
of 60 db, as measured at the lot line of any adjoining property.
B. Delivery trucks shall not be allowed to remain running in an idle state
during loading and unloading activities.
SECTION 2. AH ordinances and parts of ordinances in conflict herewith are repealed
insofar as such conflict may exist.
SECTION3. 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 4. 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.
aEgIION_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
take effect thirty days from and after its passage and approval.
Approved this 7"' day of April, 2004
LL R1 D. H NSIEN
Mayor
Attest:
SUSAN J. BLACKSTON
City Clerk
- 13-
State of California
County of S . an Joaquin, ss.
1, Susan J. Blackston, City Clerk of the City of Lodi, do hereby certify that
Ordinance No. 1746 was introduced at a regular meeting of the City Council of the City
of Lodi held March 17, 2004, and was thereafter passed, adopted and ordered to print at
a regular meeting of said Council held April 7, 2004, by the following vote:
AYES: COUNCIL MEMBERS - Beckman, Howard, Land, and
Mayor Hansen
NOES; COUNCIL MEMBERS — Hitchcock
I further certify that Ordinance No. 1746 was approved and signed by the Mayor on the
date of its passage and the same has been published pursuant to law.
SUSAN J. BLACKSTON
City Clerk