East Sherman Gateway

R-12

R-17

C-17C-17L

Intent

The intent of this district is to create a diverse and visually appealing entry into the city from the freeway. Infill development is encouraged

– whether retail, office, residential or a mix. Intensity and height should recognize the presence of lower scale residential areas that

immediately abut both sides but still allow for a mid-rise form of development. The district would contain features that would enhance

the streetscape and the approach to the downtown but would be considered separate and distinct from the downtown core, with its

greater height and intensity.

Uses Expressly Prohibited in the District

Adult entertainment

Automobile parking, unless serving a principal use

Commercial kennel

Criminal transition facilities

Gasoline sales

Juvenile detention

Manufacturing and fabrication

Outdoor storage of inventory, materials, or supplies

Rehabilitation centers

Sales, repair, parts, service, or washing of vehicles or boats

Allowable Floor Area Ratio• Basic: 2.0• With Bonuses: 3.5• Exclusions from Floor Area Calculations:

- Floor area dedicated to parking

- Elevators, staircases and mechanical spaces

- Exterior decks, porches and arcades open to the air

The Basic Allowable FAR is permitted by simply complying with basic standards and guidelines.

Floor Area Ratio

Floor Area Ratio (FAR) is a simple way of determining the amount of allowable space permitted on a parcel of property.

Example: The allowable FAR for a district is 2.0

A parcel is 20,000 sf in area

2 x 20,000 = 40,000 square feet floor area is allowed on the property

FAR: 1

One floor covering the entire site

Two floors covering 1/2 of the site

Three floors covering 1/3 of the site

Four floors covering 1/4 of the site

FAR: 1

Floor Area Ratio

Three floors covering the entire site

Six floors covering 1/2 of the site

Two floors covering the entire site and two floors covering 1/2 of the site

Four floors covering 3/4 of the site

FAR: 3

Floor Area Ratio

. Development Bonuses

1. Minor Amenities

Each feature from the following list may allow an increase of .2 FAR from the Basic Allowable FAR to the Maximum FAR

– a. Additional Streetscape Features– b. Common Courtyard or Green– c. Canopy over the Public Sidewalk– d. Alley Enhancements– e. Upgraded Materials on Building

Development Bonuses

Major AmenitiesEach Public Amenity from the following list may

allow an increase of .5 FAR from the Basic Allowable FAR to the Maximum FAR

– a. Exterior Public Space– b. Public Art or Water Feature– c. Through-Block Pedestrian Connection– d. Below-ground Structured Parking

Building Height

Basic Allowable Height: 45 feet.Building height may be increased to 75 feet if all of the

following conditions are met:

– 1. For each foot of height above 45 feet, the required setback from the rear property line shall increase by one foot.

– 2. Above a height of 45 feet, the maximum dimension of a building shall be 100 feet.

– 3. Pitched roof forms shall be incorporated.– 4. All parking shall be contained within structure(s).– 5. At least one Minor Amenity and one Major Amenity

shall be incorporated.

Parking Standards

1. Residential Uses– One off-street parking stall shall be provided for each

bedroom (or studio). – Exception: Residential restricted to people over 62 years

of age may be .5 stall per unit.

2. Commercial and Other Uses– One off-street parking stall shall be provided for each 330

square of interior floor – Exception: Restaurants greater than 1000 square feet

shall provide one stall per each 200 square feet of interior floor area.

Design Guidelines

• In addition to above standards, development shall comply with the design guidelines adopted by reference to this section. Although a project proponent must demonstrate how each guideline is being addressed, there is some flexibility in the application of each, provided that the basic intent is determined to be satisfied through the design review process.

General Landscaping

Landscaping / Screening of Parking Lots

Screening of Trash / Service Areas

Lighting Intensity

Screening of Rooftop Mechanical Equipment

Width and Spacing of Curb Cuts

Design Standards

Design Guidelines• General Landscaping• Parking Lot Landscape• Location of Parking• Curbside Planting Strips• Entrances• Orientation to Street• Massing: Base/Middle/Top• Treatment of Blank Walls• Integration of Signs with Architecture• Creativity/individuality of Signs• Sidewalk Uses• Maximum Setback• Ground Floor Windows• Ground Level Details• Roof Edge

General Landscaping

Intent: To reinforce the natural setting of the surrounding area. To reduce the impacts of the built environment.

1. Areas not devoted to site improvements shall be planted.

2. Plant varieties shall provide year-round special interest.

3. Perennials/annuals are encouraged to accent building and vehicular access areas, entrances, pedestrian areas, public open spaces, etc.

Design Standards

Site Area Planting

Accent Vehicular Entrance

Accent Pedestrian Area

Screening of Parking Lots

Intent: To reduce visual impacts of surface parking lots.

1. Parking lots visible from and/or adjacent to public streets shall be screened with solid evergreen plant material.

2. If space will not allow the use of evergreen plant material, a low wall or railing with articulation of detail may be used.

3. All screening treatments shall be between 30 inches and 42 inches height.

Design Standards

Plant Material Screen

Railing

Plant Material Screen

Screening of Trash / Service Areas

Intent: To screen trash and services areas from view.

1. Trash and service areas shall be placed away from the public right-of-way.

2. Screen from view on all sides with solid evergreen plant material or architectural treatment similar to the design of the adjacent building.

Design Standards

Plant Material Screen & Architectural Treatment

Plant Material Screen

Architectural Treatment

Lighting IntensityIntent: To provide site lighting for

safety and security and to conserve energy which prevents glare and reduces atmospheric light pollution.

1. Provide cut off fixtures to prevent light trespassing outside the property boundaries.

2. All fixtures used for site lighting shall incorporate shields to minimize up-light spill and glare from the light source.

3. Signs, displays, building and aesthetic lighting shall be lit to minimize glare.

4. Lighting upwards above the horizontal plane (up-lighting) is prohibited.

Design Standards

Cut Off Fixture

Note: This standard may require a technical

ordinance. Example of Atmospheric Light Pollution

Signage Lighting

Screening of Rooftop Mechanical Equipment

Intent: To screen rooftop mechanical and communications equipment from the ground level of nearby streets and residential areas.

1. Mechanical equipment shall be screened by extended parapet walls or other roof forms that are integrated with the architecture of the building.

2. Painting rooftop mechanical equipment or erecting fences are not acceptable methods of screening rooftop equipment.

3. Any rooftop mounted voice/data transmission equipment shall be integrated with the design of the roofs, rather than being simply attached to the roof-deck.

Design Standards

raised parapet

Width and Spacing of Curb CutsIntent: To maintain a continuous

uninterrupted sidewalk by minimizing driveway access.

1. Curb cut for non-residential use shall not exceed 24 ft for combined entry/exits.

2. The sidewalk pattern shall carry across the driveway.

3. Adjacent developments should share driveways, to the greatest extent possible.

Design Standards

Sidewalk pavement is visibly continuous

• Design Guidelines

General Landscaping

Intent: To reinforce the natural setting of the surrounding area. To reduce the impacts of the built environment.

1. Areas not devoted to site improvements shall be planted.

2. Plant varieties shall provide year-round special interest.

3. Perennials/annuals are encouraged to accent building and vehicular access areas, entrances, pedestrian areas, public open spaces, etc.

Design Standards

Site Area Planting

Accent Vehicular Entrance

Accent Pedestrian Area

Design Guidelines

Guidelines Applicable to Both Perimeter Districts (North and East) and

Midtown District

Design Standards

Site DesignParking Lot Landscape

Location of parking

Major trees

Identity Elements

Fences next to Sidewalks

Walls next to Sidewalks

Curbside planting strips

Parking Lot Landscape

Intent: To reduce the visual impact of parking lots through landscape areas, low fences, and walls.

1. Where the parking lot is located to the side of the building and partially abuts the public street, one tree for every six spaces shall be provided.

2. Where the parking lot is located behind the building and is not visible from the public street, one tree for every eight spaces shall be provided.

3. Parking lots that abut the public street shall be screened with one or a combination of the following treatments:

Design Guidelines: Site

Interior Landscape

Low Wall & Landscape

• Low walls made of concrete, masonry, or other similar material and not exceeding a maximum height of 3 feet.

• Raised planter walls planted with evergreen shrubs not to exceed a total height of 3 feet, including planter wall and landscape planting.

• Landscape plantings consisting of evergreen shrubs and groundcover materials not to exceed a total height of 3 feet.

Location of Parking

Intent: To diminish visual impact of parking and to enhance the pedestrian experience.

1. Parking lots shall be located behind buildings where possible, and never in front between the public street and building.

2. If necessary parking may be located to the side of the building.

3. Parking lots shall never be located at intersection corners.

Design Guidelines: Site

Parking Located Behind

Parking Located Behind

Parking Located To The Side

Curbside Planting Strips

Intent: To maintain the existing boulevard streetscape setting.

1. Continuous planting strips shall be provided between the street curb and sidewalk on both sides of the public street.

2. Street trees shall dominate the street character.

3. Planting strips shall be planted with living ground cover.

4. Street trees should be a combination of evergreen (where space allows) and deciduous varieties.

Design Guidelines: Site

Evergreen Street Tree

Deciduous Street Trees

EntrancesIntent: To ensure that building entrances are welcoming to

pedestrians, easily identifiable and accessible from streets and sidewalks.

1. Visual prominence - the principal entry to the building shall be marked by at least one element from each of the following groups:

2. Weather protection - some form of weather protection (wind, sun, rain) shall be provided. This can be combined with the method used to achieve visual prominence.

Group Aa) recessb) overhangc) canopyd) porticoe) porch

Group Ca) stone, masonry or patterned tile paving in entryb) ornamental building name or addressc) pots or planters with flowersd) fixed seating

Group Ba) clerestoryb) sidelights flanking doorc) ornamental lighting fixturesd) large textured entry door(s)

Design Guidelines: Building

Orientation to the Street Intent: To provide a clearly defined, welcoming, and

safe entry for pedestrians, from the sidewalk into the building.

1. Architectural elements shall be used to provide a clearly identifiable and defensible entry* visible from the street.

2. Developments shall include at least two of the following:

a. recessesb. balconiesc. articulated roof formsd. front porches

3. Pedestrian scale lighting and/or lighted bollards shall be provided.

4. Primary building entries should face the street. If the doorway does not face the street, a clearly marked and well-maintained path shall connect the entry to the sidewalk.

e. archesf. trellisesg. glass at sides and/or above entry doorsh. awnings and/or canopies

Design Guidelines: Building

Massing: Base/ Middle/ Top

Intent: To reduce the apparent bulk of multi-story buildings and maintain pedestrian scale by providing a sense of “base,” “middle,” and “top.”

1. Buildings shall have a distinct “base” at the ground level, using articulation and materials such as stone, masonry, or decorative concrete. Distinction may also be defined by the following:

a) windowsb) detailsc) canopies

2. The “top” of the building shall emphasize a distinct profile or outline with elements such as a projecting parapet, cornice, upper level setback, or pitched roofline.

3. The “middle” of the building may be made distinct by change in material or color, windows, balconies, stepbacks, and signage.

d) bayse) overhangsf) masonry strips & cornice lines

Design Guidelines: Building

top

middle

base

Treatment of Blank WallsIntent: To mitigate blank walls by providing visual interest.

Walls within public view shall have windows, reveals, architectural detail, etc.

However, if an uninterrupted expanse of blank wall (longer than 30 feet), portions of a blank façade or a building foundation is unavoidable, two or more of the following shall be used:

• vegetation, such as trees, shrubs, ground cover and/or vines, adjacent to the wall surface;

• artwork, such as bas-relief sculpture, mural or trellis/vine panels;

• seating area with special paving and seasonal planting; and/or

• architectural detailing, reveals, contrasting materials or other special interest.

Design Guidelines: Building

Vine planting and panel adjacent to blank wall

Sign Design

Integration with architecture

Creativity / individuality

Integration with Architecture

Intent: To ensure that signage is part of the overall design of a project and not additive or an afterthought.

1. The design of buildings and sites shall identify locations and sizes for future signs. As tenants install signs, such signs shall be in conformance with an overall sign program that allows for advertising which fits with the architectural character, proportions, and details of the development.

2. The sign program shall indicate location, size, and general design.

3. Signs shall not project above the roof, parapet, or exterior wall.

Design Guidelines: Sign

Sign integrated with the entrance

Sign integrated with building order and bays

Creativity / Individuality

Intent: To encourage interesting, creative and unique approaches to the design of signs.

1. Signs should be highly graphic in form, expressive and individualized.

2. Projecting signs, supported by ornamental brackets and oriented to pedestrians are strongly encouraged.

Design Guidelines: Sign

Sign expressing the product, integrated with graphic form

Unique projecting signs

Guidelines Additionally Applicable to

Perimeter Districts (North and East)

Building Design

Minimum / maximum setbacks

Guidelines Additionally Applicable to Midtown District

Site Design

Sidewalk use

Building Design

Maximum setback

Ground floor windows

Ground level details

Roof edge

Sidewalk UsesIntent: The “streetscape” shall be

pedestrian friendly by providing the following elements:

1. Amenity Zone: Street trees shall be regularly spaced, between 20 feet to 40 feet, located in the amenity zone in tree grates or continuous 5 foot wide planted area.

2. Sidewalk Area: Sidewalk area shall maintain a clear 7 foot dimension for pedestrian travel.

3. Dining and Display Area: Sidewalk area outside the pedestrian travel area may be used for outdoor dining and/or display areas delineated at grade or by a low fence.

Display Area

Dining Area

Dining /Display Area

Sidewalk & Pedestrian Travel Area

Amenity Zone

Dining/ Display

Area

Street

Design Guidelines: Site Design Additionally

Applicable to Midtown District

Maximum Setback

Intent: To create a lively, pedestrian friendly sidewalk environment.

Along Pedestrian Streets, buildings shall be set up to the back of the sidewalk, except for a setback up to 10 ft for the purpose of providing a publicly accessible “plaza”, “courtyard” or recessed entrance.

Design Guidelines: Building Design Additionally

Applicable to Midtown District

Building set back from sidewalk to create plaza

Ground Floor Windows

Intent: To provide visual connection between activities inside and outside the building.

A minimum of 60% of any ground floor façade facing the street shall be comprised of windows with clear, “vision” glass. Display windows may be used to meet half of this requirement.

Design Guidelines: Building Design Additionally

Applicable to Midtown District

Façade with 60% transparency

Ground Level Details

Intent: To ensure that buildings along any abutting street display the greatest amount of visual interest and reinforce the character of the streetscape.

Façades of commercial and mixed-use buildings that face the street shall be designed to be pedestrian-friendly through the inclusion of at least three of the following elements:

a. kickplates for storefront windowb. projecting sillsc. pedestrian scale signsd. canopiese. plinthf. containers for seasonal plantingg. tilework h. medallions

Design Guidelines: Building Design Additionally

Applicable to Midtown District

flower basket

plinth

canopy

kickplate

pedestrian scale sign

medallion

projecting sill

Elements used at ground level.

Roof EdgeIntent: To ensure that rooflines present a distinct profile

and appearance for the building and expresses the neighborhood character.

Buildings shall incorporate one of the following roof forms:

• pitched roofs with a minimum slope of 4:12 and maximum slope of 12:12.

• projecting cornices to create a prominent edge when viewed against the sky, especially to highlight major entrances.

Design Guidelines: Building Design Additionally

Applicable to Midtown District

Minimum roof pitch Maximum roof pitch

Projecting cornice