Chapter 17.20 — COMMERCIAL ZONING DISTRICTS

This chapter lists the uses of land that may be allowed within the commercial zoning districts established by Section 17.10.020 (Zoning Districts Established), determines the type of land use permit/approval required for each use, and provides basic standards for site development.

(Ord. No. 1869, § 2, 2-20-2013)

The commercial zoning districts are intended to provide for a range of local-serving and regional-serving commercial uses, emphasizing high quality development, and to encourage revitalization of existing commercial land uses. The purpose of the individual commercial zoning districts and the manner in which they are applied are as follows:

A.

CC (Community Commercial) District. The CC zoning district is applied to areas suitable for a full range of retail, wholesale, and service uses including retail stores, apparel stores, specialty shops, shopping centers and home furnishings. The maximum floor area ratio (FAR) is 0.4. The CC zoning district is consistent with the neighborhood/community commercial land use designation of the general plan.

B.

GC (General Commercial) District. The GC zoning district is applied to areas appropriate for a range of community serving commercial, regional retail, and service land uses. The FAR is 0.6. The GC zoning district is consistent with the general commercial land use designation of the general plan.

C.

O (Office). The O zoning district is applied to areas appropriate for administrative, financial, business, professional, and medical offices. Support commercial uses are also permitted, subject to limitations. The maximum FAR is 0.6. The O zoning district is consistent with the office land use designation of the general plan.

(Ord. No. 1869, § 2, 2-20-2013)

Table 2-6 identifies the uses of land allowed by this Development Code in the commercial zoning districts, and the land use permit required to establish each use, in compliance with Section 17.12.030 (Allowable Land Uses and Permit Requirements).

Note: Where the last column in the tables ("specific use regulations") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this development code may also apply.

(Ord. No. 1869, § 2, 2-20-2013; ord. No. 1977, § 2, 5-20-2020; Ord. No. 2022, § 2, 1-17-2024; Ord. No. 2030, § 2, 3-19-2025)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3, (Site Planning and General Development Standards).

TABLE 2-7

Commercial District General Development Standards

Notes:

(1) No setback is required unless adjacent to a residential use or zone where the setback shall be ten feet.

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 1977, § 3, 5-20-2020)

A.

Purpose. The commercial design guidelines in this chapter are intended to assist in preserving and rehabilitating the commercial areas of Lodi. The guidelines are also intended to provide for infill commercial development of high architectural quality that is compatible with existing architecturally superior development, to promote the conservation and reuse of existing buildings of high quality design. While these guidelines are primarily oriented toward the downtown area, they are also designed to enhance and preserve the small town character of the city's other commercial areas.

B.

Applicability. See Section 17.16.020 (Applicability of Design Guidelines).

C.

Site Planning Outside of the Downtown.

1.

Building and Parking Location.

a.

General Placement Principles. Buildings should generally be oriented parallel to streets and placed as close to the street as required setbacks permit. Buildings may be angled to create interesting juxtapositions if there is a specific design goal to be achieved. However, definition of the street edge is an important role for buildings that should be considered in design. Exceptions may occur for wider setbacks from the street if a compatible use is proposed (for example, outdoor dining or pedestrian rest area) or to maintain continuity with landscaped areas on adjacent properties.

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Figure 2-20 - Building Placement of Street

b.

Pedestrian Orientation. The orientation of buildings should establish and maintain pedestrian-oriented street frontages. Buildings with high pedestrian use should face, and be directly accessible from the public sidewalk.

c.

Vehicle-Oriented Areas. Buildings in areas of the city that rely more on the use of the automobile for access should be oriented to major open space and streetscape elements, and as much as possible should not be located behind parking lots located between the building and the street.

d.

Corner Buildings. Corner buildings should have a strong tie to the setback lines of each street. The primary mass of the building should not be placed at an angle to the corner. This does not preclude angled building corners or an open plaza at the corner which are strongly encouraged.

e.

Projects with Multiple Structures. Multiple buildings in a single project should create a positive functional relationship with one another and the street. The first priority for multiple-building projects is to address the street with features that provide pedestrian interest and facilitate access to the project. Second, buildings should be clustered to achieve a "village" scale. This creates opportunities for internal plazas and pedestrian areas. When clustering is impractical, a visual link should be established between buildings. This link can be accomplished through the use of an arcade system, trellis, colonnade, and through enhanced paving.

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Figure 2-21 - Location of Parking and Buildings

f.

Open Space Areas. Open space areas should be accessible from the majority of structures, and should be oriented to take advantage of sun or shade as appropriate.

g.

Pedestrian Walkways. Projects should connect the on-site pedestrian circulation system to the off-site public sidewalk at intervals of at least one connection for each two hundred linear feet (or fraction thereof). Parking areas should be connected to building entrances by means of enhanced paving (patterned or stamped).

2.

Building Orientation. The organization and orientation of commercial buildings and spaces is crucial in creating streets that are welcoming and friendly to pedestrians. Active public spaces and city streets that are heavily used by pedestrians contribute to the character and economic vitality of the city. High levels of pedestrian activity — shopping, eating, "people watching," exercising, strolling, relaxing, walking from place to place — are valued and encouraged throughout the city's commercial areas. These activities create interest, provide a sense of safety on the street, and add to community image and identity. The following guidelines provide a framework for site organization and orientation of commercial land uses.

a.

Street Orientation.

i.

Building facades, including storefronts, should be designed to orient to the major street frontage, with the primary building entry also oriented toward the major street.

ii.

Buildings on corners should include storefront design features for at least fifty percent of the wall area on the side street elevation.

iii.

Long, blank, unarticulated street wall facades are strongly discouraged unless unavoidable because of specific site circumstances. Monolithic street wall facades should be "broken" by vertical and horizontal articulation, characterized by:

(A)

Sculpted, carved or penetrated wall surfaces defined by recesses and reveals);

(B)

Breaks (reveals, recesses);

(C)

Window and door openings; or

(D)

Balconies, awnings and canopies.

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Figure 2-22 - Storefront Proportions

iv.

Large unbroken facade surfaces should be avoided at the storefront level. This can be achieved in a number of ways including:

(A)

Dividing the facade into a series of display windows with smaller panes of glass;

(B)

Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads;

(C)

Providing traditional recessed entries;

(D)

Careful sizing, placement and overall design of signage; and

(E)

Providing consistent door and window reveals.

b.

Street Edge.

i.

The first floor of any infill commercial building should be built directly at the front property line C abutting the sidewalk C unless minor variations are permitted by the city for plazas, public art or other pedestrianoriented purpose.

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Figure 2-23 - Placement of Infill Buildings

ii.

Awnings, trellises and other accessory structures that are relatively open and do not restrict pedestrian or vehicular movement may project over the right-of-way with city approval.

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Figure 2-24 - Awnings Provide Pedestrian Scale and Comfort

iii.

Any building located at a corner intersection should incorporate architectural features at the ground floor which emphasize the importance of pedestrian movement. These features may include building cut-offs, walk-through covered arcades, trellis structures and other elements which focus visual interest on the corners.

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Figure 2-25 - Desirable Design Features for Street Corner Buildings

c.

Public Spaces. Public space associated with commercial buildings should serve as a transition from the outside to the inside of buildings, and should be supportive of pedestrian activity. Public areas should be designed so that all members of the public fee that they may enter, and should be designed as extensions of the public space of the sidewalk (e.g., by providing pedestrian amenities such as benches and fountains, and by continuing the hardscape of the sidewalk).

i.

Plazas.

(A)

Plazas should be designed to supplement, rather than replace on-street activity areas. Paving and furniture used in private plazas should complement streetscape elements used in the public right-of-way.

(B)

Retail shops, restaurants, offices or other activity-generating uses should be located at the edges of plazas; blank walls should be minimized adjacent to pedestrian spaces.

(C)

Plazas should be designed with unimpeded lines-of-sight to and from the public sidewalk. Security fences, walls, and entry gates shall not block the sidewalk edge of the plaza or views into the plaza. At least fifteen feet of building frontage should be transparent or visually penetrable to provide entry to and views into the plaza.

(D)

Entries to a plaza, and storefront entries within the plaza, should be designed and lit so they do not create hiding places.

(E)

Visual features, such as public art or a fountain, should be incorporated in plazas to attract pedestrians.

(F)

Seating should be provided at a ratio of at least one seating area for each one hundred square feet of plaza, in addition to any outdoor dining areas.

(G)

Plazas, including all entrances and exits, should be fully illuminated one-half hour after sunset to one-half hour before sunrise to facilitate natural surveillance opportunities and to discourage illegitimate activities. Lighting should be designed to help define, order and further develop the design concept of the space in a manner that appears welcoming to pedestrians.

(H)

Signs or other mechanisms should identify that the plaza is available for public use during business hours.

(I)

Security gates and security fencing may not be used in plazas, except as may be permitted by the review authority when granting the land use permit for the project, based on a determination that unusual circumstances justify their use.

ii.

Entry courtyards. Where used, courtyards should:

(A)

Include focal elements of sculpture, water, plantings and seating niches.

(B)

Be provided trees that are drought tolerant, and planted in symmetric patterns.

(C)

Be designed to provide both visibility and separation from the street.

D.

Building Design and Architecture. The visual relationships between individual commercial buildings contribute to community identity, levels of pedestrian activity, and economic vitality. When the architectural features (for example, entry spacing, window lines, and signs) of commercial buildings are complementary, the larger district image becomes more positive and unified. Building facades, in particular, influence cohesiveness, legibility and aesthetic pride. Likewise, storefront design can encourage shopping, increase a sense of security, and generate pedestrian activity. Where commercial buildings are neighbors to residential buildings, consideration of scale, detail, and materials are even more important.

1.

Mass and Scale. Building scale and massing contributes to the unique character and pedestrian-orientation of the downtown and some of the other commercial areas of Lodi. Smaller-scale buildings, or buildings perceived to be of small-scale, are most suitable to creating the atmosphere desired in the city. Humanscale buildings are comfortable and create a friendly atmosphere that enhances the marketability of commercial areas. To this end, buildings and their parts should impart a sense of human scale and assume a reinforcing relationship with the sidewalk, street, and pedestrian activity. The relationship of the building elements to the overall building should create a clear set of meaningful relationships between the building and the elements and the elements to each other. The elements of the building should not appear as random or unrelated to each other.

The height and scale of infill development and alterations to existing development within commercial areas should complement existing structures while providing a sense of human scale and proportion. Infill structures should be designed to provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features designed to complement existing structures without duplicating a particular architectural style. Specific guidelines related to the mass and scale of building architecture are as follows:

a.

General Design Principles.

i.

The characteristic proportion (relationship of height to width) of existing facades should be considered in relation to infill development, alterations and additions.

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Figure 2-26 - Infill Facade Proportions

ii.

Whenever an infill building is proposed which is much "wider" than the existing characteristic facades on the street, the infill facades should be broken down into a series of appropriately proportioned "structural bays" or components typically segmented by a series of columns or masonry piers which frame window, door and bulkhead components. Creating and reinforcing a facade rhythm helps tie the commercial street together visually and provides the pedestrian with a standard measurement of his or her progress.

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Figure 2-27 - Infill Structure Facade Divided into Bays

iii.

The commercial buildings in Lodi are generally in the one- to three-story range. Infill buildings or upper story additions to existing buildings should not be much higher or lower than the height of surrounding structures.

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Figure 2-28 - Infill Consistent with Context

b.

Building Proportions.

i.

Maintain a clear visual distinction between upper story openings and street level storefront openings (windows and doors). There should usually be more window area at the storefront level to provide greater interior visibility for pedestrians, as opposed to upper stories with smaller window openings.

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Figure 2-29 - New Storefront Proportions Consistent with Context

ii.

Whenever an infill building is proposed between two adjacent commercial structures, the characteristic rhythm, proportion and spacing of existing door and window openings should be maintained.

c.

Horizontal Rhythms/Alignment of Architectural Elements.

i.

When an infill building is proposed, the common horizontal elements (e.g. cornice line, window height/width and spacing) of neighboring structures should be identified and the infill should have similar rhythm or alignment.

ii.

If maintaining a horizontal rhythm or alignment in an infill building is very difficult or otherwise impossible, the use of fabric canopies or awnings is encouraged to establish a shared horizontal storefront rhythm.

d.

Architectural Features.

i.

Features such as balconies, open and enclosed turrets, finials and bay windows that help give human scale and interest to buildings are encouraged.

ii.

Decorative ornamentation, the decorative use of color and integral color materials, and architectural composition that employs abstract or representational ornament to help order the facade or emphasize the relative importance of different building elements are encouraged.

2.

Architectural Elements/Materials. The types of materials and architectural elements incorporated into commercial buildings contribute to visual interest, community image, business identity and architectural quality. The following guidelines provide a framework for creating a cohesive commercial character while providing flexibility and promoting unique architectural features.

a.

Entries and Doorways.

i.

Main building entries should emphasize the point of arrival in one or more of the following ways:

(A)

Placement of art or decorative detailing;

(B)

A turret or balcony over the entrance;

(C)

Change of material or detailing;

(D)

Greater concentration of ornaments;

(E)

Flanked columns, decorative fixtures or other details;

(F)

Recesses within a larger arched or cased decorative opening;

(G)

A portico (formal porch) projecting from or set into the building face;

(H)

Changes in roofline, a tower, or a break in the surface of the subject wall;

(I)

Architectural features above it.

ii.

Street corner commercial buildings should provide a prominent entrance to street level shops or lobby space at or near the corner.

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Figure 2-30 - Prominent Corner Entrance

b.

Doors and Windows.

i.

Retail store doorways should contain a high percentage of glass to allow pedestrians to see the retail contents and activities in stores.

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Figure 2-31 - Maintain Extensive Storefront Glass Area

ii.

When windows are added or changed, it is important that the design be compatible with the facade theme of the block (streetscape).

iii.

Use clear glass (at least eighty-eight percent light transmission) in first floor windows.

iv.

Storefront windows should be as large as possible and no closer than eighteen inches from the ground (bulkhead height). By limiting the bulkhead height, the visibility to the storefront displays and retail interior is maximized. Maximum bulkhead heights for infill construction should be seventeen inches.

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Figure 2-32 - Storefront Components

v.

Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged.

vi.

Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind the window display area.

vii.

Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered, the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building.

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Figure 2-33 - Transom Windows

c.

Awnings and Canopies.

i.

Where the facade of a commercial building is divided into distinct structural bays (sections defined by vertical architectural elements, such as masonry piers), awnings should be placed within the vertical elements rather than overlapping them. The awning design should respond to the scale, proportion and rhythm created by these structural bay elements and nestle into the space created by the structural bay.

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Figure 2-34 - Appropriate and Inappropriate Awning Forms

ii.

Awning shape should relate to the window or door opening. Barrel-shaped awnings should be used to complement arched windows while square awnings should be used on rectangular windows.

iii.

Awnings shall not be internally illuminated.

d.

Grillwork/Metalwork and Other Details. There are a number of details, often thought of as mundane, which may be incorporated into the design to add a degree of visual richness and interest while meeting functional needs. These details include the following:

i.

Light fixtures, wall mounted or hung with decorative metal brackets.

ii.

Metal grillwork, at vent openings or as decorative features at windows, doorways or gates.

iii.

Decorative scuppers, catches and down-spouts, preferably of copper.

iv.

Balconies, rails, finials, corbels, plaques, etc.

v.

Flag or banner pole brackets.

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Figure 2-35 - Metalwork Design Elements

e.

Exterior Walls and Materials. The exterior wall design elements of commercial buildings involve two aspects C color and texture. Materials with integral color such as hard smooth troweled plaster, tile and stone is encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character.

Storefront materials should complement the materials used on significant adjacent buildings. The following materials are considered appropriate for commercial buildings within Lodi. The number of different wall materials used on any one building should be kept to a minimum, ideally two or less.

•

Clear glass;

•

Glass block (transom);

•

Exterior plaster (smooth trowelled preferred);

•

New or used face-brick;

•

Cut stone, rusticated block (cast stone);

•

Ceramic tiles (bulkhead);

•

Clapboard (where appropriate);

The following exterior building materials are considered inappropriate in Lodi commercial areas and are discouraged:

•

Mirror glass and heavily tinted glass;

•

Windows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion);

•

Vinyl and aluminum siding;

•

Painted or baked enamel metal awnings;

•

Rough "Spanish lace" stucco finish;

•

Unpainted plywood;

•

False stone veneer;

•

Bulky cast stone window and door surrounds;

•

Corrugated sheet metal;

Corrugated fiberglass;

•

Split face concrete block;

•

Exposed concrete block without integral color.

f.

Lighting.

i.

Lighting should be designed as an integral part of the overall site and building design. It should contribute to and help define the character and the spaces created by the building and its site development. Lighting design should have a conscious purpose of helping to strengthen the constituent elements of the site through means such as highlighting areas that are more important, or by picking out areas of the site that have a different character from the rest of the site. Lighting should complement architectural elements, changes in material of the ground plane and landscaping. The intensity, color, placement of the light and the placement and design of the light fixtures should be part of this effort.

ii.

Lighting should provide illumination for the security and safety of on-site areas such as entrances, exits, parking, loading, pathways, and working areas.

iii.

Lighting should be provided for the pedestrian to create a sense of welcoming on the public sidewalk, that the pedestrian is literally being accompanied by light. Providing a greater number of softer light sources is

strongly encouraged over having only a few very bright lights.

iv.

The design of light fixtures and their structural supports should be architecturally compatible with the main buildings on the site. Fixtures should be integrated within the architectural design for the buildings.

v.

As a security device, lighting should be adequate but not overly bright. Building entrances should be well lighted. The lighting should be designed so that the lighting is an attractive element in its own right, acting as a public amenity.

vi.

All lighting should be shielded to confine light spread within the site boundaries and not spill onto adjacent properties. Lighting should be provided from one-half hour after sunset to one-half hour before sunrise at all exits, entrances, loading areas, parking lots, plazas, and alleys. An average of one foot candle evenly distributed across the site is a suggested minimum; with up to two-foot candles at entrances, exits and loading areas.

vii.

The following lighting fixtures and lamps are considered inappropriate in Lodi commercial areas and are discouraged:

•

Mercury vapor lights (metal halide or high-pressure sodium lamps are preferable for most applications);

•

Fluorescent light tubes that are exposed without filtering lenses;

•

Fluorescent lamps without non-color corrected bulbs (color correction may also be accomplished by a color-correcting lens);

•

The development code prohibits flashing or blinking lights.

viii.

Focus light downward. A good rule of thumb is to make sure that direct light shines a minimum of twenty degrees below a horizontal plane and in no case above the horizontal plane.

ix.

Test installations for glare. After installation, check to make sure that glare will not be a problem for neighbors, pedestrians, or motorists.

x.

Illuminate signs and billboards from above, not below.

xi.

Avoid reflective surfaces beneath down-lit signs.

xii.

All lighting shall be maintained in working order and in appearance.

g.

Rear Entrances. Rear entrance design should consider a number of issues. In general, the rear entrance must respond to the same needs as the storefront, but at a reduced scale. It must also meet the functional service needs of the business, including providing a loading area. Since these two functions are often in conflict, the design of the rear entrance must be carefully planned. A particular concern is the storage and disposal of refuse. All trash cans, dumpsters, and other containers must be hidden and screened from public view as required by the development code. Exterior utilities must be screened. Regular maintenance is of paramount importance.

The design of a rear entrance should be appropriate to its surroundings. The visual character of rear facades, alleys, and parking lots is relatively casual and utilitarian, especially when compared to formal street facades. In this context, a refined or grand design can look out of place. The design should instead be pleasantly inviting, and architecturally compatible with the front, but very simple in detail.

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Figure 2-36 - Rear Entrances Should be Aesthetically Simple and Utilitarian

i.

An awning can soften a rear facade and provide a pleasant protected space.

ii.

The rear entry door should be wood and glass similar to the front door. Special security glass (i.e. wire imbedded) is allowed.

iii.

Security lighting should be modest and should focus on the rear entry door.

iv.

Selective use of tree plantings, potted plants and other landscaping can subtly improve a rear facade.

v.

Refuse containers and service facilities must be screened from view by solid walls. The use of landscaping (shrubs and vines) to screen walls can help deter graffiti.

3.

Alterations—Restoration and Remodeling. Renovating or remodeling commercial structures provides an excellent means of maintaining and reinforcing the character and image desired in Lodi. Renovation and

expansion not only increases property values in the area but also serves as an inspiration to other property owners and designers to make similar efforts.

When an existing structure is to be renovated or added to, the work should respect the original design character of the structure. The following design guidelines apply where appropriate and whenever a structure is to be renovated or expanded.

a.

Traditional Features and Decoration.

i.

Sensitive response to existing materials, details, proportions, as well as patterns of materials and openings is required when any such work will affect the appearance of an existing building's exterior.

ii.

Storefront remodeling often retains original decorative details only as visual "leftovers" or simply covers them. If a building is to be refurbished, these forgotten details should not be wasted. If enough of them remain, they can be restored as part of the original design. If only a few remain, they can be incorporated as design features in a new storefront. In either case, the design of any improvements should grow out of the remaining traditional details and create a harmonious background which emphasizes them.

b.

Removal of Elements Inconsistent with Original Facade. Existing building elements incompatible with the original facade design should be removed. These include: excessive use of exterior embellishments and "modernized" elements (metal grilles, oversized molding cornices or rusticated materials, etc.). Buildings are often altered over time by owners or shopkeepers to "keep up with changing times" or to "remake a tired image." Unfortunately, such changes are often done in a "tacked-on" manner and result in gradual but severe erosion of original character and cohesion of the commercial area.

c.

Storefront Renovation.

i.

Where the original storefront remains (little or no remodeling has occurred), it should be preserved and repaired with as little alteration as possible.

ii.

Where only part of the original storefront remains (limited remodeling has occurred), the storefront should be repaired, maintaining historic materials where possible, including the replacement of extensively deteriorated or missing parts with new parts based upon surviving examples of transoms, bulkheads, pilasters, signs, etc.

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Figure 2-37

iii.

Where the original storefront is completely missing (extensive remodeling has occurred), the first priority is to reconstruct the storefront based upon historical, pictorial and physical documentation. If that is not practical, the design of the new storefront should be compatible with the size, scale, proportion, material and color of the existing structure.

d.

Window Replacement.

i.

The impact of windows on the facade is determined by the size, shape, pattern of openings, spacing and placement within the facade. When altering or reconstructing windows, consideration of these elements is

crucial to retaining the structure's original architectural balance and integrity.

ii.

Wherever possible retain original window openings. If the existing ceiling has been lowered, pull the dropped ceiling back from the original window.

iii.

If possible, save and restore original windows and frames. Replace missing, rotting or broken sash, frames, mullions and muntins with similar material.

iv.

If original window openings have been altered, restore the openings to their original configuration and detail. Avoid blocking or filling window openings that contribute to the overall facade design.

v.

When replacing windows, consideration should be given to the original size and shape detailing and framing materials. Replacement windows should be the same operating type as the original window.

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Figure 2-38 - Window Replacement

e.

Door Replacement.

i.

Original doors and door hardware should be retained, repaired and refinished provided they can comply with the requirements of the Americans with Disabilities Act (ADA).

ii.

If replacement doors are necessary, they should be compatible with the historical character and design of the structure.

f.

Additions to Existing Structures.

i.

The design of a proposed addition should follow the general scale, proportion, massing and detailing of the original structure and should result in a harmonious—rather than stark-contrast.

ii.

Additions should be interpretations of the existing buildings, with the main characteristics of the existing structure incorporated using modern construction methods. This may include: the extension of architectural lines from the existing structure to the addition; repetition of window and entrance spacing; use of

harmonizing colors and materials; and the inclusion of similar, yet distinct, architectural details (i.e., window and door trim, lighting fixtures, tile or brick decoration, etc.).

iii.

Additions should be designed so that if the addition were to be removed in the future, the essential form and integrity of the original structure would be unimpaired.

g.

Seismic Retrofitting. Where structural improvements for seismic retrofitting affect the building exterior, such improvements should be done with care and consideration for the impact on appearance of the building. Where possible, such work should be concealed. Where this is not possible, the improvements should be planned to carefully integrate into the existing building design.

4.

Equipment and Utilities.

a.

All mechanical or utility equipment, whether on the roof, ground or side of building must be screened from view, above or below. The method of screening should be architecturally integrated with the structure in terms of materials, color, shape and size. The design of the screening should be done in concert with and as a part of the design of the building, rather than as an afterthought.

b.

Roof mounted mechanical or utility equipment must be screened. The method of screening should be architecturally integrated with the structure in terms of materials, color, shape and size. It is preferable to screen equipment with solid building elements (e.g. parapet wall) instead of after-the-fact add-on screening (e.g. wood or metal slats).

c.

Air conditioning units placed in individual windows and window transom areas are strongly discouraged.

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Figure 2-38 - Equipment Screening

E.

Security. Safety in commercial areas is important to business owners, workers and visitors, and to the overall economic well-being of businesses. Design strategies incorporating safety should be based on the practice called Crime Prevention Through Environmental Design or CPTED (pronounced "sep-ted"). CPTED focuses on the proper design and use of the built environment to enhance opportunities for positive, constructive activities while minimizing opportunities for illegitimate or undesirable activities. CPTED is a measure for proactive and retrofit crime prevention planning one that can help reduce the incidence and fear of crime, and improve overall quality of life. By no means is CPTED a panacea in the efforts to rid communities of crime; however, it is one strategy among others that should be considered in commercial development. There are five principles used in the application of CPTED: Natural Surveillance, Natural Access Control, Territorial Reinforcement, and Management and Maintenance.

1.

Natural Surveillance. The organization of physical features, activities and people in such a way as to maximize visibility. That is, a space should be designed so that users feel that they will be seen or observed if they do something illegitimate. The placement of windows, doors, and plazas, the alignment of sidewalks and paths, the minimization of large areas of blank walls, the locations and levels of lighting, and the proper design and size of open spaces can contribute to natural surveillance opportunities.

2.

Natural Access Control. The physical guidance of people coming and going from a space by the judicial placement of entrances, exits, signs, fencing, landscaping and lighting. A space should be designed so that it is conducive to the activities undertaken by legitimate, law-abiding users but discouraging to those carrying out undesirable activities.

3.

Territorial Reinforcement. The use of physical attributes that express ownership, such as fences, pavement treatments, art, signage and landscaping. CPTED stresses the importance of clearly designing a hierarchy of spaces: public (i.e. intended for all to use), semi-private (i.e. intended for specific users or uses), private (i.e. intended for private use by businesses).

4.

Management and Maintenance. The continued use of a space for its intended purpose, which serves as an additional expression of ownership (e.g., complying with landscape maintenance and lighting standards to ensure that visibility is not reduced). Although the physical dimensions of CPTED are important, no effort is sustained unless it is properly maintained and operated.

5.

Design Considerations. The following design considerations, as well as many of the preceding guidelines, incorporate CPTED principles and should be considered for new commercial development in Lodi.

a.

Window Materials. Storefront security may be enhanced with shatter-resistant laminated vigil pane security glass (or glass-clad polycarbonate windows).

b.

Security Screens. The use of exterior scissors-style security screens is strongly discouraged. Any use of interior scissors screens shall be concealed from public view when not in use by retracting the screen into casings which are in proportion and scale with the building architecture. However, although they are allowed, the use of interior scissors screens is strongly discouraged since they communicate a message of high crime and cannot be integrated visually into the overall design of a building or storefront.

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Figure 2-39 - Security Screen Placement

c.

Security Bars. Permanent security bars (those clearly visible and fixed to windows or the facade) and exterior roll-up metal security doors are strongly discouraged.

d.

Lighting Placement. Exterior lights that are a part of streetscape improvements should provide adequate lighting levels. However, in the case of a deep threshold to a building, a light applied to the ceiling of this area is strongly recommended to illuminate building entrances.

e.

Lighting Design. Lighting should be designed to satisfy both functional and decorative needs. Storefront lighting should complement the architectural style of the building while providing illumination of building facades and entrances.

f.

Rear Security Lighting. Rear security lighting should be provided and maintained at twelve-foot candles per square foot. The level of lighting should be measured at ground level. All security lighting should be designed as part of an overall lighting plan rather than as single stand-alone elements.

g.

Window Signs. Any window signs should be placed to provide a clear and unobstructed view of the interior of the business establishment from the sidewalk (and are not permitted by this development code to exceed twenty percent of the window area).

h.

Street Addresses. Street addresses should be identified by posting numbers so they are clearly visible from the public right-of-way wherever possible.

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Figure 2-40 - Street Addresses Should Help Easy Identification

i.

Safety Behind Buildings. Safety behind buildings should be ensured through use of:

i.

Adequate security lighting for parking areas and pedestrian ways;

ii.

Limited access (walls, fences, gates, shrubs);

iii.

Signage;

iv.

Introduction of activities (e.g., rear entrances for commercial activities) that increase surveillance;

v.

Surveillance through windows or with cameras; and

vi.

Ongoing maintenance of storage areas and alleys.

F.

Walls and Fences. If walls or fences are not required for a specific screening or security purpose they should not be used. Any necessary walls or fences should be as low as possible while still performing their screening and security functions.

1.

Materials and Colors. Fences and walls should be designed with materials and colors that complement project architecture. When selecting wood as a material, it is important to consider its increased maintenance demands. Landscaping should be used in combination with walls whenever possible.

2.

Design. Long expanses of wall or fence surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided along the wall.

3.

Security Fencing. When required, security fencing should be a combination of solid pillars, or short solid wall segments, and wrought iron grille work.

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(Ord. No. 1869, § 2, 2-20-2013)