Lodi Municipal Code Ch. 17.22 Mixed Use Zoning Districts

This chapter lists the uses of land that may be allowed within the mixed use 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 mixed use zoning districts are intended to provide for a range of uses, emphasizing high quality development, and to encourage revitalization of existing land uses. The purpose of the individual mixed use zoning districts and the manner in which they are applied are as follows:

A. DMU (Downtown Mixed Use) District. The DMU zoning district is applied to the downtown area, and is intended to allow for a broad range of commercial land uses primarily located on the ground floor. Residential uses may also be allowed in this district. The maximum FAR is 3.00. The DMU zoning district is consistent with the downtown mixed use land use designation of the general plan.

B. MCE (Mixed Use Center) District. The MCE zoning district is applied to the new mixed-use neighborhood centers in the new growth areas of the general plan. This category provides for a variety of residential, office, neighborhood commercial and public uses. The maximum FAR is 1.0. The MCE zoning district is consistent with the mixed use center land use designation of the general plan.

C. MCO (Mixed Use Corridor) District. The MCO zoning district is applied along the city's major corridors: Kettleman and Cherokee lanes and Lodi Avenue. This category provides for a variety of office and general commercial uses, as well a low-, medium-, and high-density residential. The maximum FAR is 1.2. The MCO zoning district is consistent with the mixed use corridor land use designation of the general plan.

(Ord. No. 1869, § 2, 2-20-2013)

Table 2-8 identifies the uses of land allowed by this development code in the mixed use 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.

Notes:

(1) Structures in the MCO district that were permitted as single-family residential dwellings at the time of their construction and that were in existence as of January 1, 2020, are considered legal residential uses. Such structures may be converted to other uses allowed in the MCO zoning district, and converted back to single-family residential uses, after January 1, 2020.

(2) Upper floors only in DMU district fronting School Street (Section 17.22.050).

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 1914, § 1, 9-2-2015; Ord. No. 1977, § 4, 5-20-2020; Ord. No. 2022, § 3, 1-17-2024; Ord. No. 2030, § 3, 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 2-9, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3, (Site Planning and General Development Standards).

TABLE 2-9 Mixed Use Zoning Districts General Development Standards

Notes:

(1) None required except: When adjacent to a res. zone boundary where a min. of ten feet is required. For buildings over two stories, twenty feet is required.

(Ord. No. 1869, § 2, 2-20-2013)

A. Purpose. 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. A primary purpose of the downtown mixed use design guidelines is to ensure that high quality design is maintained for all new construction and rehabilitation projects within the district. The guidelines are intended to encourage individual creativity of project designers while respecting the needs of the individual owner and user. The guidelines are intended to: 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; and provide consistency and compatibility within the downtown. The development standards and design 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. Among other things, they require buildings to help shape the street as a pedestrian space.

B. Applicability.

1. The downtown mixed use design guidelines shall apply to all of the properties designated as downtown mixed use in the general plan. The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis.

2. The downtown mixed use guidelines augment other sections of the development code. When an issue, condition or situation occurs which is not covered or provided for in the design guidelines, the regulations of the development code that are most applicable to the issue, conditions or situation shall apply. In the event that the provisions of the design guidelines are in conflict with other sections of the development codes, the provisions of the design guidelines shall prevail.

C. Development 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.

1. 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 particularity true for vertical mixture with residential and offices above the first floor.

a. Permitted Ground Level Uses—School Street Frontage.

i. Retail: All uses except drive-up or drive-in services.

ii. 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.

iii. Personal Services: Hair and nail salons, shoe repair, laundromats, dry cleaners, and similar businesses.

iv. Business Services: Are storefront businesses that generate foot traffic, such as photocopy shops, photo-finishers, video rental and sales, travel agencies, appliance repair, print shops, insurance agencies, or real estate agencies, financial institutions, and public utilities.

v. 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).

vi. 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.

i. All permitted uses listed above.

ii. Drive-through establishments.

iii. Professional offices.

c. Upper Level Uses Subject to a Conditional Use Permit.

i. Clubs and lodges.

ii. Residences.

iii. Other service establishments if determined by the city to be of the same general character as listed therein and above.

2. Building Height and Setbacks.

a. Height: As measured from sidewalk to top of cornice, parapet, or to eave line of peaked roof shall be as follows:

i. Maximum Building Height: Six floors and seventy-five feet.

ii. Minimum Height: Twenty feet top of parapet or eave.

iii. Accessory Buildings: May be twelve feet in height if set back ten feet or more from side and rear property lines.

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.

ii. Corner Buildings: Shall be built to both right-of-way lines in order to frame the intersection. Exceptions are:

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The corner may be "cut back" up to six feet to create a diagonal at the ground level and/or at upper levels.

iii. Special Architectural Features: Bay windows, turrets, decorative roofs, and miscellaneous entry features excluding awnings or canopies:

(A) May project no more than three feet over property lines, and must be no less than twelve feet above the highest point in the sidewalk over which they project;

(B) The maximum width of a recessed entry shall be one-third 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 feet shall be provided for an access passage.

ii. 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).

d. Rear Setbacks: New commercial buildings may be built to the rear property line, except when:

i. Adjacent to Single Family Residential Areas.

(A) First and second floors shall be set back a minimum of ten feet from the rear property line;

(B) Third floors must be set back a minimum of twenty feet from the rear property line;

3. Parking, Access and 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.

i. 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.

ii. 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 feet for a one-way driveway and twenty-five feet for a two-way driveway.

iii. Service access from rear alleys or side streets shall be preserved and enhanced wherever possible. Trash and loading areas shall not be visible from the street and shall be screened from view from side streets and from properties to the rear.

c. Landscaping and Screening.

i. Parking areas shall be planted with shade trees at a ratio of one tree for every three spaces. A minimum of five feet of landscaping shall be provided between the parking area and street right-of-way.

ii. 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 thirty inches and a maximum of thirty-six inches in height.

iii. Adjacent to Designated Residential Areas: Attractive screen fencing or decorative masonry or walls shall be provided along the property line to screen buildings, service areas, and parking areas.

(A) A six-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 feet on center.

(B) Fences and walls not adjacent to streets or sidewalks shall be a minimum of six feet in height and a maximum of eight feet in height.

iv. 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.

D. 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.

1. Building Composition: Every building should have a base, a clear pattern of openings and surface features, a recognizable entry, and an interesting roofline.

2. Storefronts: Are like small buildings with their own base, "roofline", and pattern of window and door openings

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.

i. Brick should be used as the main wall surface.

ii. 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 sixty percent 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:

i. Special paving materials such as ceramic tile;

ii. Ornamental ceiling treatments, such as coffering;

iii. Decorative light fixtures.

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 six 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 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.

3. Building increments storefronts and/or building bays should be approximately twenty-five feet in width. Buildings with a longer frontage should have a vertical architectural feature-column, pilaster, etc. every twenty-five 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.

i. Spacing entries to shops or lobbies should be spaced a maximum of fifty feet apart.

ii. 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.

iii. Prominent corner entrances for shops or other active uses should be provided by corner buildings.

c. Roofs and rooflines should provide visual interest and complement the overall facade composition.

i. Parapet walls are recommended; they should have a distinct shape or profile, e.g. a gable, arc, raised center.

ii. Accent elements such as flags, cut-out openings, grilles and latticework, ornamental medallions or building numbers are also recommended.

iii. 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.

4. Special architectural features such as gables and tower elements, should be used to accent buildings at major street corners and other highly-visible locations. A cut into the building mass, such as a diagonal at a corner building, or a notch for a grand building entry, can also be effective.

5. Side and 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.

6. Wall Treatments: If the building mass and pattern of windows and doors is complex, simple wall surfaces are preferable (e.g. stucco). If the building volume and the pattern of wall openings is simple, additional wall texture and 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 corner 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.

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:

i. Simulated finishes such as artificial stone or metal cladding.

ii. Wood shingles and shakes: Vertical board and batten, shingles, shakes, are not recommended; they have a rural/residential character.

iii. Plywood siding. (Includes T-111 siding)

7. Windows are an important element of building composition and an indicator of overall building quality.

a. Window/Wall Proportion: In general, upper stories should have a window to wall area proportion (typically thirty to fifty percent) 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 three inches from the exterior wall surface to add relief to the wall surface; this is especially important for stucco buildings.

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 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:

i. Same operating type and orientation as the original windows (e.g. do not replace a double-hung window with a horizontal sliding window).

ii. Factory painted or fluorocoated to match the original; color anodized is also acceptable.

iii. Similar in size and thickness to the original frame and muntins.

8. 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.

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.

9. Canopies, Awnings, and Other Building-Mounted Accessories.

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 feet above the sidewalk. They should project no more than two 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 awnings 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.

10. 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.

E. Additions, Renovations and Restorations. 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.

1. 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:

a. 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.

b. 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:

i. Architectural lines and rhythms of older buildings are extended to the new building; such as floor and cornice heights, window and bay spacing,

ii. Colors and materials are selected to coordinate and harmonize between the old and new structures.

iii. Small elements may be identical on both buildings to link them; window and door trim, paint colors, signs, light fixtures, etc.

2. 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.

3. Repair and Cleaning: Care should be taken to avoid damaging the value of historic buildings. In particular:

a. 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.

4. 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.

F. 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.

1. Area lighting sources for illuminating sidewalks passageways, parking, and rear and side yard areas:

a. 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.

b. Maximum mounting height of light sources for ground level illumination shall be sixteen feet, measured from the finished grade of the area to be lit; height must be eighteen feet at minimum if extending over a roadway surface.

2. Ornamental fixtures not used as primary area lighting and mounted with visible light sources:

a. With clear or no diffuser individual lamp wattage should not exceed sixty watts incandescent, twenty watts fluorescent, or forty watts high intensity discharge (H.I.D., such as metal halide, high pressure sodium, or mercury vapor lamps).

b. With frosted or optical (fresnel type) light fixture diffuser individual lamp wattage may not exceed one hundred watts incandescent, forty watts fluorescent, or seventy watts H.I.D.

3. 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:

a. 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.

b. Lighting Design.

i. Use the minimum brightness for illumination of large areas.

ii. Use brighter light to punctuate and accent important areas such as entries and special architectural features.

c. Recommended lamp color/types. Color corrected ("white") high pressure sodium (HPS); color corrected (three thousand degrees K); incandescent.

d. Lamps not recommended. Standard ("peach") high pressure sodium, low.

e. 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.

f. 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.

(Ord. No. 1869, § 2, 2-20-2013)

A. Purpose. The mixed use center design guidelines are intended to provide clear and useful recommendations for the design, construction, review, and approval of mixed use center development in the city of Lodi. Mixed use center development will play a vital role in creating neighborhoods centers where people can walk between home, work, shopping, and recreation. This chapter will help ensure that new projects will be well designed, uphold the city's vision, and contribute to the quality of the public realm.

B. Applicability.

1. The design guidelines in this chapter apply to the three sites designated as mixed use center in the general plan. The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis.

2. The review authority may interpret these design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable or appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed.

C. Site Planning.

1. Require all development at sites designated mixed use center to provide a mix of commercial uses, while allowing residential uses, to create a "node," typically centered around a plaza, or "a central street," with a minimum of ten percent of the land area devoted to non-residential land uses, to create pedestrian vitality in the core area. Allow a range of other supportive commercial uses, such as medical, dental, and real-estate offices, as well as community facilities.

2. Require each core (minimum parcel size of fifteen acres) to have at least one plaza or other satisfactory gathering space along the central street that enables gathering and promotes a sense of neighborhood identity.

3. Block lengths within mixed use center areas shall not exceed four hundred feet.

D. Building Placement.

1. Buildings shall be constructed near or along the front property line(s). A "zero setback" from the front property line(s) is encouraged.

2. Variations in the zero setback from the property line(s) may be appropriate when the resulting setback provides greater accommodation for pedestrian circulation, sidewalk dining areas, enhanced entries, and improves the pedestrian realm.

3. When a front setback is necessary, a majority of the setback shall be hardscaped with limited landscaping to accommodate uses that keep the public realm active, such as outdoor dining and seating.

4. Require that any office uses in mixed use center front along the street edge with minimal setbacks.

E. Building Orientation.

1. The main pedestrian access point to the building shall be located along the facade that is oriented to the primary street.

2. Buildings on corner lots shall have the primary entry facing the intersection. Corner entries help create an active public realm and reinforce significant street and sidewalk intersections.

3. Entries that face the primary street shall be directly connected to the street's sidewalks. Secondary and residential entrances can be connected to interior courtyards and parking lots.

4. The most active ground floor uses such as storefronts, lobbies, and restaurant dining areas shall front the public sidewalk. Private amenities, such as courtyards, that are not accessible to the public shall be located within the project site or on upper floors and not along the street.

5. For buildings sited on less significant intersections, such as a major arterial and a collector, at least fifty percent of the side street ground floor elevation shall include storefront design features.

F. Building Design and Architecture.

1. Building Organization and Frontage.

a. In mixed use centers the development of a complex of buildings is preferable to a single large structure because the varied massing provides visual interest and human scale. Additionally, the spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards and other outdoor gathering areas.

b. Building plans, facades, and architectural details shall create visual interest at the street level (e.g., staggering the frontage of the building, recessing doors and windows, providing awnings and canopies for weather protection and scale, and visually extending interior spaces outside through paving and glazing to create the concept of an indoor/outdoor room, etc.).

c. Projects located at intersections shall ensure the design treatments are continued around the corner.

d. Development located at signalized intersections of major streets shall be encouraged to include pedestrian-oriented, community serving commercial uses such as a bookstore, coffee shop, or local market.

2. Articulation.

a. Buildings shall be articulated to reflect a small-scale street frontage rhythm, with building bay widths of approximately twenty-five to fifty feet.

b. Where multiple-tenant spaces are incorporated into a building, individual tenant spaces shall be located within the building bays. This can be achieved by any of the following:

i. Placing a column, pier or pilaster between facade elements.

ii. Applying vertical slot or recess between facade elements.

iii. Providing variation in plane along the building wall.

iv. Varying the building wall by recessing the storefront entrance or creating a niche for landscaping or pedestrian area.

c. Primary building entries shall be accented with strong architectural definition.

d. Mixed use buildings shall be designed with a distinct "base", "middle", and "top" to create a human-scaled public realm. Elements that are recommended to articulate a building's facade include:

i. Design details for the top of a building, including cornice lines, parapets, eaves, brackets and other detailing.

ii. Design details for the body, or middle, of the building including windows, awnings, trellises, canopies, alcoves, balconies, pilasters, columns, decorative lighting and window boxes.

iii. Design details for the base of a building, including recessed entry areas, covered outdoor areas and alcoves.

e. The proportion and placement of windows on upper floors shall be designed to look different from the windows on the ground floor.

f. Awnings are encouraged, and if used, should be provided over each storefront of buildings with multiple storefronts. These awnings should be located within the individual structural bays and should not hide architectural detailing.

g. Awnings on multi-tenant buildings should be the same color and style and should be consistent with the character and design of the building.

h. In order to promote active, pedestrian-friendly streets, each individual tenant or business establishment and residential lobbies shall be oriented to and accessible from the major street frontage and directly accessible from the public sidewalk.

i. Rear walls and elevations visible from the public right-of-way shall be designed to maximize visual appeal by using vertical and horizontal wall plane breaks.

3. Roofs.

a. Roofs should be compatible with the architectural style of the building.

b. The roof shape should reflect the configuration of the building's mass and volume, and should be consistent in its character from all vantage points.

c. Sloping roof forms are encouraged.

d. The visible portion of sloped roofs shall be sheathed with a roofing material complementary to the architectural style of the building.

e. All buildings shall provide cornice or parapet detailing in order to delineate a strong roofline along the primary facades.

f. Cornices and horizontal bands of genuine materials, such as wood trim rather than foam are strongly encouraged.

g. False fronts, applied mansard forms and other artificial rooflines that are not an integral component of the architectural design should be avoided.

4. Building Materials.

a. A well-defined building "base" (i.e., ground floor) provides scale and articulation at the pedestrian level. The "base" shall consist of traditional thicker walls along with high quality, durable, and easy to clean materials and finishes. Special materials (e.g., granite, marble, polished stone, and other metal panels) shall be utilized as accent materials on the building's "base."

b. Upper floors that are less prone to potential vandalism shall utilize high quality finish materials of traditional mixed-use projects (e.g., brick veneer, smooth troweled stucco, etc.).

c. Materials and colors shall be selected to unify the building appearance and fit into the pedestrian context. Avoid overly vibrant colors and/or monochromatic color palettes.

d. Awning materials should be compatible with the overall design and character of the building. The use of fabric awnings is encouraged. The use of vinyl and plastic awnings is discouraged.

5. Windows.

a. Windows shall be large glazed panels, possibly with small upper transoms. Window patterns shall have a slight inset and not appear flat. Glass shall be clear (eighty-eight percent light transmission) and not heavily tinted so as to provide views into active spaces or window displays.

b. A minimum of sixty percent of linear store frontage at the street facade should be used for the display windows and evenly distributed. False fronts or windows should not be included that are not integral components of the building.

c. Windows on the upper floors shall be smaller in size than storefront windows on the first floor and shall encompass a smaller proportion of facade surface area.

d. Upper story windows shall be detailed with architectural elements, such as projecting sills, molded surrounds and/or lintels.

e. Where unique use or occupancy requirements preclude the addition of windows, such as theaters or parking structures, exterior walls shall be designed to provide architectural relief or shall be screened by landscaping and pedestrian amenities, such as trellises, benches or shade structures.

f. To ensure and protect the privacy of residents in adjacent single-family homes, windows in mixed-use projects facing single family residences within fifteen feet of the property line, shall be carefully arranged. Examples of privacy options include translucent or louvered windows, offset window patterns, and locating windows five-feet above the floor level.

G. Plazas.

1. Plazas shall incorporate high quality paving materials, such as stone, concrete or tile. The paving shall complement the adjacent public streetscape elements.

2. Plazas should be visible from public streets and the pedestrian network and accessible from the building as well as the street and pedestrian network.

3. Focal elements such as sculptures, art, or water features shall be incorporated into courtyard and plaza design.

4. Site furniture shall be carefully placed to not create pedestrian/vehicular conflicts. All outdoor seating areas shall leave at least five feet of unobstructed pedestrian space.

5. Graffiti resistant material and/or coating and skateboard deterrents shall be required to retain the furniture's attractiveness.

6. All outdoor dining furniture and umbrellas in the public right-of-way shall be removed and stored inside during hours of non-operation.

H. Parking and Circulation.

1. Customer and tenant parking shall be provided at the rear of buildings, in facilities, in off-street parking lots, or adjacent parking lots. Whenever possible, parking structures shall be placed behind the mixed use buildings.

2. Mixed-use projects must provide secure separate parking spaces for the residential units. The secure residential spaces shall be accessed via a gate code or other security mechanism.

3. Vehicular access shall be provided from side streets, adjacent alleys, and parallel streets whenever possible.

4. Where possible, rear parking lots shall be designed and located contiguously so vehicles can travel from one private parking lot to another without having to enter the street. This may be achieved with reciprocal access agreements.

5. The number of curb cuts for vehicular entry into the site shall be minimized so that pedestrian and bicycle areas are safe, secure, and passable.

6. Where possible, require abutting new developments to share a single access point from the road and allow only one curb cut per parcel.

7. Pedestrians shall have a clear and direct route from on-site parking to the building entry and public sidewalk system. The circulation path shall be direct, continuous, marked, and free of barriers (e.g., site equipment, signage, utility poles, etc.).

8. Any paving pattern, color, and material used to articulate pathways and pedestrian areas shall continue when driveways intersect with these areas. Where pedestrian circulation paths cross vehicular circulation paths, a material change, contrasting color, or slightly raised crossing shall be used to clearly delineate the continuing pedestrian path.

9. Adjacent properties shall be adequately screened from the parking structures and lots.

10. Secure, covered bicycle parking in residential mixed-use projects shall be provided.

11. Commercial bicycle racks shall be in public view, close to building entrances, with high visibility and sufficient lighting.

12. Include corner bulb-outs with gathering spaces and special crosswalks at key intersections. Considerations for gathering space components shall include shelter from sun and rain, seating options, landscaping (including shade trees and planters), trash receptacles, signage and fountains.

I. Landscaping.

1. Emphasis shall be placed on California or Mediterranean style landscaping, particularly indigenous plants, ornamental vines, and flowers in either container pots or as part of an arbor/trellis. Landscaping must be well maintained with drip irrigation systems for trees/garden beds and pots that does not drain across the pavement.

2. All landscaping shall employ features and techniques that reduce the demand for and consumption of water, including appropriate low-water plants, a high degree of paving permeability and water conserving irrigation techniques and systems.

3. Planting plans for building setbacks should include a hierarchy of plantings in terms of size and types of plant materials that mark the transition between the horizontal ground plane at the sidewalk or parking area and the tall, vertical facades of buildings.

4. Continuous street trees shall be included along all street frontages of mixed-use development.

5. Trees in paved areas shall be provided with "deep root" barriers, deep root automatic irrigation, and expandable metal tree grates of adequate size. Root barriers shall be of a material specifically designed for containing tree roots. Irrigation shall be adapted for deep watering.

6. For plazas, shade trees or other sun-screening elements shall be incorporated in the design to provide well-shaded seating areas. Decorative planters shall be considered for plazas.

7. Parking lots visible from the street and pedestrian areas shall incorporate landscaping treatments (e.g., trees, shrubs, groundcover, etc.). Larger parking lots shall also incorporate landscaped medians where appropriate.

J. Lighting.

1. Lighting fixtures shall be attractively designed to complement the architecture of the project, signify building entry locations, and improve visual identification of residences and businesses.

2. On each project site, all lighting fixtures shall be architecturally compatible with the buildings and from the same "family" with respect to design, materials, color, style, and color of light.

3. Wall mounted lights shall be used to the greatest extent possible to minimize the total number of freestanding light fixtures.

4. The lighting of building elements and garden walls is an effective and attractive lighting technique that should be considered.

5. In order to use less energy and reduce light pollution, ensure that lighting associated with new development or facilities (including street lighting, recreational facilities, and parking) shall be designed to prevent artificial lighting from illuminating adjacent residential neighborhoods and/or natural areas at a level greater than one foot candle above ambient conditions.

K. Walls.

1. Encourage alternatives to soundwalls and permit new soundwalls only where alternatives are not feasible. Along major arterials that coincide with a mixed use center, such as Kettleman Lane, ensure that soundwalls do not disrupt pedestrian-orientated character. Alternative designs could include frontage roads, dense vegetation, and ensuring sufficient insulation in residential units that would potentially be impacted by the noise.

L. Equipment, Service Area, and Refuse Area Screening.

1. Roof-mounted utility and communication equipment shall be screened from view by structural features that are an integral part of the building's architectural design.

2. Loading and service areas shall be concealed from view within the building envelope or shall be located to the rear of the site and designed for minimal visual impact and circulation conflicts.

3. When trash enclosures, loading docks, utility equipment, and similar uses are visible from a side street or a neighboring property, they shall be screened using materials, colors, and landscaping that are harmonious with the site design and building architecture.

4. Trash storage areas shall be covered to reduce unsightly views.

5. Trash enclosures shall provide an area for recycling.

(Ord. No. 1869, § 2, 2-20-2013)

A. Purpose. The mixed use corridor design guidelines are intended to provide clear and useful recommendations for the design, construction, review, and approval of mixed use corridor development in the city of Lodi. Mixed Use Corridor development will play a vital role in reactivating key roadway corridors in the city through stimulation of new development along the corridors and interconnection of the corridors with surrounding neighborhoods. This chapter will help ensure that new projects will be well designed, uphold the city's vision, and contribute to the quality of the public realm.

B. Applicability.

1. The design guidelines in this chapter apply to the roadways designated as mixed use corridor in the general plan. Key corridors include Kettleman Lane, Cherokee Lane, Lodi Avenue, and Central Avenue. The design elements of each project (including site design, architecture, landscaping, parking design) will be reviewed on a comprehensive basis.

2. The review authority may interpret these design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable or appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed.

C. Site Planning.

1. Special Standards for Lodi Avenue and Central Avenue. At least thirty percent of development site shall include active uses—retail, restaurants, cafes, and personal service establishments fronting the streets at the ground level in order to accommodate pedestrian-oriented, neighborhood serving commercial uses. The minimum interior depth of these commercial spaces shall be twenty-five feet. A range of compatible uses, such as residential or office, may be located at upper levels and in portions not fronting the streets.

2. Special Standards for Kettleman Lane. Allow any mix of uses as permitted within the mixed use corridor classification. Ensure that residential uses are sited at upper levels or, if at ground level, then not directly facing the highly trafficked Kettleman Lane.

3. Special Standards for Cherokee Lane. Require any new development of site with mixed use designation south of Tokay Street to devote at least one-quarter of the built-up area to commercial uses, while allowing the full spectrum of single or mixed-uses permitted within the designation.

D. Building Placement.

1. Buildings shall be encouraged to locate near or along the front property line(s).

2. Variations in the zero setback from the property line(s) may be appropriate when the resulting setback provides greater accommodation for pedestrian circulation, sidewalk dining areas, enhanced entries, and improves the pedestrian realm.

3. When a front setback is necessary, a majority of the setback shall be hardscaped with limited landscaping to accommodate uses that keep the public realm active, such as outdoor dining and seating.

E. Building Orientation.

1. The main pedestrian access point to the building shall be located along the facade that is oriented to the primary street.

2. Buildings on corner lots shall have the primary entry facing the intersection. Corner entries help create an active public realm and reinforce significant street and sidewalk intersections.

3. Entries that face the primary street shall be directly connected to the street's sidewalks. Secondary and residential entrances can be connected to interior courtyards and parking lots.

4. The most active ground floor uses such as storefronts, lobbies, and restaurant dining areas shall front the public sidewalk. Private amenities, such as courtyards, that are not accessible to the public shall be located within the project site or on upper floors and not along the street.

F. Building Design and Architecture.

1. General Building Organization and Frontage Standards.

a. In mixed use corridors the development of a complex of buildings is preferable to a single large structure because the varied massing provides visual interest and human scale. Additionally, the spaces created between the various buildings provide opportunities for pedestrian plazas, courtyards and other outdoor gathering areas.

b. Building plans, facades, and architectural details shall create visual interest at the street level (e.g., staggering the frontage of the building, recessing doors and windows, providing awnings and canopies for weather protection and scale, and visually extending interior spaces outside through paving and glazing to create the concept of an indoor/outdoor room, etc.).

c. Projects located at intersections shall ensure the design treatments are continued around the corner.

d. Development located at signalized intersections of major streets shall be encouraged to include pedestrian-oriented, community serving commercial uses such as a bookstore, coffee shop, or local market.

e. Development located at key intersections, including Lodi Avenue/Central Avenue; Lodi Avenue/School Street; and Lodi Avenue/Sacramento Street, shall contain appropriate design features, including buildings that punctuate the corner with design elements and/or projects that provide additional public or pedestrian amenities, such as plazas.

2. Specific Building Organization and Frontage Standards for all Mixed Use Corridors except Kettleman Lane and Cherokee Lane. Maintain a consistent building base/street wall along the majority of site frontage along mixed use corridors (with the exception of Kettleman Lane and Cherokee Lane), with a minimum height of fifteen to twenty-five feet.

3. Articulation.

a. Where multiple-tenant spaces are incorporated into a building, individual tenant spaces shall be located within the building bays. This can be achieved by any of the following:

i. Placing a column, pier or pilaster between facade elements.

ii. Applying vertical slot or recess between facade elements.

iii. Providing variation in plane along the building wall.

iv. Varying the building wall by recessing the storefront entrance or creating a niche for landscaping or pedestrian area.

b. Primary building entries shall be accented with strong architectural definition.

c. Mixed use buildings shall be designed with a distinct "base", "middle", and "top" to create a human-scaled public realm. Elements that are recommended to articulate a building's facade include:

i. Design details for the top of a building, including cornice lines, parapets, eaves, brackets and other detailing.

ii. Design details for the body, or middle, of the building including windows, awnings, trellises, canopies, alcoves, balconies, pilasters, columns, decorative lighting and window boxes.

iii. Design details for the base of a building, including recessed entry areas, covered outdoor areas and alcoves.

d. The proportion and placement of windows on upper floors shall be designed to look different from the windows on the ground floor.

e. Awnings are encouraged, and if used, should be provided over each storefront of buildings with multiple storefronts. These awnings should be located within the individual structural bays and should not hide architectural detailing.

f. Awnings on multi-tenant buildings should be the same color and style and should be consistent with the character and design of the building.

g. In order to promote active, pedestrian-friendly streets, each individual tenant or business establishment and residential lobbies shall be oriented to and accessible from the major street frontage and directly accessible from the public sidewalk.

h. Rear walls and elevations visible from the public right-of-way shall be designed to maximize visual appeal by using vertical and horizontal wall plane breaks.

4. Roofs.

a. Roofs should be compatible with the architectural style of the building.

b. The roof shape should reflect the configuration of the building's mass and volume, and should be consistent in its character from all vantage points.

c. Sloping roof forms are encouraged.

d. The visible portion of sloped roofs shall be sheathed with a roofing material complementary to the architectural style of the building.

e. All buildings shall provide cornice or parapet detailing in order to delineate a strong roofline along the primary facades.

f. Cornices and horizontal bands of genuine materials, such as wood trim rather than foam are strongly encouraged.

g. False fronts, applied mansard forms and other artificial rooflines that are not an integral component of the architectural design should be avoided.

5. Building Materials.

a. A well-defined building "base" (i.e., ground floor) provides scale and articulation at the pedestrian level. The "base" shall consist of traditional thicker walls along with high quality, durable, and easy to clean materials and finishes. Special materials (e.g., granite, marble, polished stone, and other metal panels) shall be utilized as accent materials on the building's "base."

b. Upper floors that are less prone to potential vandalism shall utilize high quality finish materials of traditional mixed-use projects (e.g., brick veneer, smooth troweled stucco, etc.).

c. Materials and colors shall be selected to unify the building appearance and fit into the pedestrian context. Avoid overly vibrant colors and/or monochromatic color palettes.

d. Awning materials should be compatible with the overall design and character of the building. The use of fabric awnings is encouraged. The use of vinyl and plastic awnings is discouraged.

6. Windows.

a. Windows shall be large glazed panels, possibly with small upper transoms. Window patterns shall have a slight inset and not appear flat. Glass shall be clear (eighty-eight percent light transmission) and not heavily tinted so as to provide views into active spaces or window displays.

b. Thirty to sixty percent of linear store frontage at the street facade should be used for the display windows and evenly distributed. A higher percentage shall be encouraged for Lodi and Central Avenues, where higher pedestrian activity is expected. False fronts or windows should not be included that are not integral components of the building.

c. Windows on the upper floors shall be smaller in size than storefront windows on the first floor and shall encompass a smaller proportion of facade surface area.

d. Upper story windows shall be detailed with architectural elements, such as projecting sills, molded surrounds and/or lintels.

e. Where unique use or occupancy requirements preclude the addition of windows, such as theaters or parking structures, exterior walls shall be designed to provide architectural relief or shall be screened by landscaping and pedestrian amenities, such as trellises, benches or shade structures.

f. To ensure and protect the privacy of residents in adjacent single-family homes, windows in mixed-use projects facing single family residences within fifteen feet of the property line, shall be carefully arranged. Examples of privacy options include translucent or louvered windows, offset window patterns, and locating windows five-feet above the floor level.

G. Plazas.

1. Plazas shall incorporate high quality paving materials, such as stone, concrete or tile. The paving shall complement the adjacent public streetscape elements.

2. Plazas should be visible from public streets and the pedestrian network and accessible from the building as well as the street and pedestrian network.

3. Focal elements such as sculptures, art, or water features shall be incorporated into courtyard and plaza design.

4. Site furniture shall be carefully placed to not create pedestrian/vehicular conflicts. All outdoor seating areas shall leave at least five feet of unobstructed pedestrian space.

5. Graffiti resistant material and/or coating and skateboard deterrents shall be required to retain the furniture's attractiveness.

6. All outdoor dining furniture and umbrellas in the public right-of-way shall be removed and stored inside during hours of non-operation.

H. Parking and Circulation.

1. Customer and tenant parking shall be encouraged to be located at the rear of buildings, in facilities, in off-street parking lots, or adjacent parking lots. Whenever possible, parking shall be placed behind the mixed use buildings.

2. Mixed-use projects must provide secure separate parking spaces for the residential units. The secure residential spaces shall be accessed via a gate code or other security mechanism.

3. Vehicular access shall be provided from side streets, adjacent alleys, and parallel streets whenever possible.

4. Where possible, rear parking lots shall be designed and located contiguously so vehicles can travel from one private parking lot to another without having to enter the street. This may be achieved with reciprocal access agreements.

5. The number of curb cuts for vehicular entry into the site shall be minimized so that pedestrian and bicycle areas are safe, secure, and passable.

6. Where possible, require abutting new developments to share a single access point from the road and allow only one curb cut per parcel.

7. Pedestrians shall have a clear and direct route from on-site parking to the building entry and public sidewalk system. The circulation path shall be direct, continuous, marked, and free of barriers (e.g., site equipment, signage, utility poles, etc.).

8. Any paving pattern, color, and material used to articulate pathways and pedestrian areas shall continue when driveways intersect with these areas. Where pedestrian circulation paths cross vehicular circulation paths, a material change, contrasting color, or slightly raised crossing shall be used to clearly delineate the continuing pedestrian path.

9. Adjacent properties shall be adequately screened from the parking structures and lots.

10. Secure, covered bicycle parking in residential mixed-use projects shall be provided.

11. Commercial bicycle racks shall be in public view, close to building entrances, with high visibility and sufficient lighting.

12. Include bicycle lanes along mixed use corridors per Figure 5-3, general plan bicycle system, of the transportation element of the Lodi general plan.

13. The following key intersections shall include improved pedestrian crossings, per Figures 4-6 to 4-9 of the community design and livability element of the Lodi general plan. Improvements that shall be considered include but are not limited to corner bulb-outs with gathering spaces and special crosswalks. Gathering space components could include shelter from sun and rain, seating options, landscaping (including shade trees and planters), trash receptacles, signage and fountains:

a. Kettleman Lane.

i. Kettleman Lane/South Mills Avenue;

ii. Kettleman Lane/Woodbridge Irrigation District Canal Trail Crossing;

iii. Kettleman Lane/South Ham Lane;

iv. Kettleman Lane/South Fairmont Avenue;

v. Kettleman Lane/South Hutchins Street.

b. Lodi Avenue.

i. Lodi Avenue/South Hutchins Street.

c. Central Avenue.

i. Central Avenue/Tokay Street;

ii. Central Avenue/Eden Avenue;

iii. Central Avenue/Flora Avenue;

iv. Central Avenue/Hilborn Avenue;

14. The following priority streets shall include streetscaping and pedestrian comfort measures within the mixed use corridor boundaries, per Figures 4-6 to 4-9 of the community design and livability element of the Lodi general plan. Streetscape amenities may include: street trees, wide sidewalks, special paving, street lighting, seating, info kiosks, open bus stop shelters, and bicycle racks:

a. Kettleman Lane.

i. South Mills Avenue;

ii. South Ham Lane;

iii. South Fairmont Avenue;

iv. South Hutchins Street.

b. Cherokee Lane.

i. Pine Street;

ii. Lodi Avenue;

iii. Tokay Street;

iv. Industrial Way;

v. Vine Street.

c. Lodi Avenue.

i. South Ham Lane;

ii. South Hutchins Street;

iii. South Pleasant Avenue;

iv. Stockton Street;

v. Garfield Avenue.

I. Landscaping.

1. Emphasis shall be placed on California or Mediterranean style landscaping, particularly indigenous plants, ornamental vines, and flowers in either container pots or as part of an arbor/trellis. Landscaping must be well maintained with drip irrigation systems for trees/garden beds and pots that does not drain across the pavement.

2. All landscaping shall employ features and techniques that reduce the demand for and consumption of water, including appropriate low-water plants, a high degree of paving permeability and water conserving irrigation techniques and systems.

3. Planting plans for building setbacks should include a hierarchy of plantings in terms of size and types of plant materials that mark the transition between the horizontal ground plane at the sidewalk or parking area and the tall, vertical facades of buildings.

4. Continuous street trees shall be included between the corridor roadway and sidewalk, unless infeasible.

5. Medians within corridor roadways shall be wide enough to act as refuges and support some landscaping, particularly at crossings.

6. Trees in paved areas shall be provided with "deep root" barriers, deep root automatic irrigation, and expandable metal tree grates of adequate size. Root barriers shall be of a material specifically designed for containing tree roots. Irrigation shall be adapted for deep watering.

7. For plazas, shade trees or other sun-screening elements shall be incorporated in the design to provide well-shaded seating areas. Decorative planters shall be considered for plazas.

8. Parking lots visible from the street and pedestrian areas shall incorporate landscaping treatments (e.g., trees, shrubs, groundcover, etc.). Larger parking lots that are not parking structures shall also incorporate landscaped medians where appropriate.

J. Lighting.

1. Lighting fixtures shall be attractively designed to complement the architecture of the project, signify building entry locations, and improve visual identification of residences and businesses.

2. On each project site, all lighting fixtures shall be architecturally compatible with the buildings and from the same "family" with respect to design, materials, color, style, and color of light.

3. Wall mounted lights shall be used to the greatest extent possible to minimize the total number of freestanding light fixtures.

4. The lighting of building elements and garden walls is an effective and attractive lighting technique that should be considered.

5. In order to use less energy and reduce light pollution, ensure that lighting associated with new development or facilities (including street lighting, recreational facilities, and parking) shall be designed to prevent artificial lighting from illuminating adjacent residential neighborhoods and/or natural areas at a level greater than one foot candle above ambient conditions.

K. Signage and Gateways. For mixed use corridors, including but not necessarily limited to Kettleman Lane, Cherokee Lane, Lodi Avenue, Central Avenue, Sacramento Street, and Stockton Street, develop a wayfinding and signage scheme along the corridors that utilizes public art and street elements, such as banners and light fixtures. The scheme should reinforce the city's identity and linkages to downtown.

L. Walls. Encourage alternatives to soundwalls and permit new soundwalls only where alternatives are not feasible. Alternative designs could include frontage roads, dense vegetation, and ensuring sufficient insulation in residential units that would potentially be impacted by the noise.

M. Equipment, Service Area, and Refuse Area Screening.

1. Roof-mounted utility and communication equipment shall be screened from view by structural features that are an integral part of the building's architectural design.

2. Loading and service areas shall be concealed from view within the building envelope or shall be located to the rear of the site and designed for minimal visual impact and circulation conflicts.

3. When trash enclosures, loading docks, utility equipment, and similar uses are visible from a side street or a neighboring property, they shall be screened using materials, colors, and landscaping that are harmonious with the site design and building architecture.

4. Trash storage areas shall be covered to reduce unsightly views.

5. Trash enclosures shall provide an area for recycling.

(Ord. No. 1869, § 2, 2-20-2013)