1. East Sherman Gateway

4. R-12
R-17
C-17L
C-17

5. Design Guidelines Locations of parking Sidewalks and street trees
Curbside planting strips
Fences and Walls next to sidewalks
Alleys
Major trees
“Identity” Elements
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.

6. 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

7. 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.

8. 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

9. Floor Area Ratio FAR: 1 FAR: 1 One floor covering the entire site
Three floors covering 1/3 of the site
Two floors covering 1/2 of the site
Four floors covering 1/4 of the site

10. Floor Area Ratio FAR: 3 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

11. . 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

12. Development Bonuses Major Amenities
Each 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

13. 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.

14. Parking Standards 1. Residential Uses 2. Commercial and Other 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.

15. 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.

16. Design Standards 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

17. 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

18. General Landscaping
Design Standards
Intent: To reinforce the natural setting of the surrounding area. To reduce the impacts of the built environment.
Areas not devoted to site improvements shall be planted.
Plant varieties shall provide year-round special interest.
Perennials/annuals are encouraged to accent building and vehicular access areas, entrances, pedestrian areas, public open spaces, etc.
Accent Pedestrian Area
Site Area Planting
Accent Vehicular Entrance

19. Screening of Parking Lots
Design Standards
Intent: To reduce visual impacts of surface parking lots.
Parking lots visible from and/or adjacent to public streets shall be screened with solid evergreen plant material.
If space will not allow the use of evergreen plant material, a low wall or railing with articulation of detail may be used.
All screening treatments shall be between 30 inches and 42 inches height.
Plant Material Screen
Plant Material Screen
Railing

20. Screening of Trash / Service Areas
Design Standards
Intent: To screen trash and services areas from view.
Trash and service areas shall be placed away from the public right-of-way.
Screen from view on all sides with solid evergreen plant material or architectural treatment similar to the design of the adjacent building.
Plant Material Screen
Plant Material Screen & Architectural Treatment
Architectural Treatment

21. Lighting Intensity
Design Standards
Intent: To provide site lighting for safety and security and to conserve energy which prevents glare and reduces atmospheric light pollution.
Provide cut off fixtures to prevent light trespassing outside the property boundaries.
All fixtures used for site lighting shall incorporate shields to minimize up-light spill and glare from the light source.
Signs, displays, building and aesthetic lighting shall be lit to minimize glare.
Lighting upwards above the horizontal plane (up-lighting) is prohibited.
Signage Lighting
Cut Off Fixture
Note: This standard may require a technical ordinance.
Example of Atmospheric Light Pollution

22. Screening of Rooftop Mechanical Equipment
Design Standards
Intent: To screen rooftop mechanical and communications equipment from the ground level of nearby streets and residential areas.
Mechanical equipment shall be screened by extended parapet walls or other roof forms that are integrated with the architecture of the building.
Painting rooftop mechanical equipment or erecting fences are not acceptable methods of screening rooftop equipment.
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.
raised parapet

23. Width and Spacing of Curb Cuts
Design Standards
Intent: To maintain a continuous uninterrupted sidewalk by minimizing driveway access.
Curb cut for non-residential use shall not exceed 24 ft for combined entry/exits.
The sidewalk pattern shall carry across
the driveway.
3. Adjacent developments should share driveways, to the greatest extent possible.
Sidewalk pavement is visibly continuous

24. Design Guidelines

25. General Landscaping
Design Standards
Intent: To reinforce the natural setting of the surrounding area. To reduce the impacts of the built environment.
Areas not devoted to site improvements shall be planted.
Plant varieties shall provide year-round special interest.
Perennials/annuals are encouraged to accent building and vehicular access areas, entrances, pedestrian areas, public open spaces, etc.
Accent Pedestrian Area
Site Area Planting
Accent Vehicular Entrance

26. Screening of Parking Lots
Design Standards
Intent: To reduce visual impacts of surface parking lots.
Parking lots visible from and/or adjacent to public streets shall be screened with solid evergreen plant material.
If space will not allow the use of evergreen plant material, a low wall or railing with articulation of detail may be used.
All screening treatments shall be between 30 inches and 42 inches height.
Plant Material Screen
Plant Material Screen
Railing

27. Screening of Trash / Service Areas
Design Standards
Intent: To screen trash and services areas from view.
Trash and service areas shall be placed away from the public right-of-way.
Screen from view on all sides with solid evergreen plant material or architectural treatment similar to the design of the adjacent building.
Plant Material Screen
Plant Material Screen & Architectural Treatment
Architectural Treatment

28. Screening Utility Cabinets
Design Standards
Intent: To lessen the visual impacts of utility cabinets and above ground structures.
Utility cabinets, where possible, shall be located in below ground vaults, behind buildings, or screened in landscape areas.
Utility structures and cabinets located in the sidewalk area shall be located within 5 feet of the curb and screened with wood or metal screens or solid evergreen plant material.
Metal Screen
Metal Screen

29. Lighting Intensity
Design Standards
Intent: To provide site lighting for safety and security and to conserve energy which prevents glare and reduces atmospheric light pollution.
Provide cut off fixtures to prevent light trespassing outside the property boundaries.
All fixtures used for site lighting shall incorporate shields to minimize up-light spill and glare from the light source.
Signs, displays, building and aesthetic lighting shall be lit to minimize glare.
Lighting upwards above the horizontal plane (up-lighting) is prohibited.
Signage Lighting
Cut Off Fixture
Note: This standard may require a technical ordinance.
Example of Atmospheric Light Pollution

30. Screening of Rooftop Mechanical Equipment
Design Standards
Intent: To screen rooftop mechanical and communications equipment from the ground level of nearby streets and residential areas.
Mechanical equipment shall be screened by extended parapet walls or other roof forms that are integrated with the architecture of the building.
Painting rooftop mechanical equipment or erecting fences are not acceptable methods of screening rooftop equipment.
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.
raised parapet

31. Width and Spacing of Curb Cuts
Design Standards
Intent: To maintain a continuous uninterrupted sidewalk by minimizing driveway access.
Curb cut for non-residential use shall not exceed 24 ft for combined entry/exits.
The sidewalk pattern shall carry across
the driveway.
3. Adjacent developments should share driveways, to the greatest extent possible.
Sidewalk pavement is visibly continuous

32. Design Guidelines
Guidelines Applicable to Both Perimeter Districts (North and East) and
Midtown District
Design Standards

33. Site Design Parking Lot Landscape Location of parking Major trees
Identity Elements
Fences next to Sidewalks
Walls next to Sidewalks
Curbside planting strips

34. Parking Lot Landscape
Design Guidelines: Site
Intent: To reduce the visual impact of parking lots through landscape areas, low fences, and walls.
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.
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.
Parking lots that abut the public street shall be screened with one or a combination of the following treatments:
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.
Interior Landscape

35. Location of Parking
Design Guidelines: Site
Intent: To diminish visual impact of parking and to enhance the pedestrian experience.
Parking lots shall be located behind buildings where possible, and never in front between the public street and building.
If necessary parking may be located to the side of the building.
Parking lots shall never be located at intersection corners.
Parking Located To The Side
Parking Located Behind
Parking Located Behind

36. Major Trees
Design Guidelines: Site
Intent: To reinforce the character of the area by preserving major existing trees.
Major evergreen and deciduous trees should be retained as dominant landscape features for aesthetic value.
Major trees may be removed if they are determined to be unhealthy or a hazard by an urban forester.
Major trees should be retained if they are located within 20 feet of a public street.
Major Trees
Major Tree Within 20 Feet of a Public Street
Note: This standard may require a tree protection ordinance.

37. Identity Elements
Design Guidelines: Site
Intent: To use identity elements to mark districts, corridors, and entrances.
Art elements and unique street furnishings should be used to identify the Midtown district.
Designated street trees and accent trees should be used to highlight special streets and intersections within the East perimeter district.
Seasonal landscape, street trees, accent trees, garden planting strips, and whimsical yard art should be used to identify the North “Garden” district.
Yard Art
Designated Street Trees
Accent Trees
Art Element

38. Fences next to Sidewalks
Design Guidelines: Site
Intent: To provide privacy, control circulation, provide security, and emphasize entryways.
1. If fences are used, provide fences that are more visually transparent than opaque when located adjacent to public streets. 2. Fences shall be “stepped” rather than sloping with the grade. 3. Wire fences constructed of “industrial” type materials such as chain link are not allowed when located adjacent to public streets.
Visually Permeable Fence
Iron Fence
Stepped Fence

39. Walls next to Sidewalks
Design Guidelines: Site
Intent: To provide walls that are architecturally interesting.
When retaining walls are necessary to accommodate grade changes, walls shall be designed using textures, shadow lines, and articulation of details.
A combination of wall, fence, and landscape may be used.
Textured Wall
Wall, Fence & Landscape
Stone Wall

40. Curbside Planting Strips
Design Guidelines: Site
Intent: To maintain the existing boulevard streetscape setting.
Continuous planting strips shall be provided between the street curb and sidewalk on both sides of the public street.
Street trees shall dominate the street character.
Planting strips shall be planted with living ground cover.
Street trees should be a combination of evergreen (where space allows) and deciduous varieties.
Evergreen Street Tree
Deciduous Street Trees

41. Building Design Unique historic features Entrances
Orientation to street
Massing: base/middle/top
Treatment of blank walls
Accessory buildings

42. Unique Historic Features
Design Guidelines: Building
Intent: To respond to the unique character of the neighborhood and businesses.
Retain existing historic signs and landmark structures that feature the character of the area.
New landmark signs should correspond to the
location, setting and type of businesses.

43. Entrances
Design Guidelines: Building
Intent: 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 A
a) recess
b) overhang
c) canopy
d) portico
e) porch
Group B
a) clerestory
b) sidelights flanking door
c) ornamental lighting fixtures
d) large textured entry door(s)
Group C
a) stone, masonry or patterned tile paving in entry
b) ornamental building name or address
c) pots or planters with flowers
d) fixed seating

44. Orientation to the Street
Design Guidelines: Building
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. recesses
b. balconies
c. articulated roof forms
d. 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. arches
f. trellises
g. glass at sides and/or above entry doors
h. awnings and/or canopies

45. Massing: Base/ Middle/ Top
Design Guidelines: Building
Intent: To reduce the apparent bulk of multi-story buildings and maintain pedestrian scale by providing a sense of “base,” “middle,” and “top.”
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) windows
b) details
c) 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.
top
middle
base
d) bays
e) overhangs
f) masonry strips & cornice lines

46. Treatment of Blank Walls
Design Guidelines: Building
Intent: 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.
Vine planting and panel adjacent to blank wall

47. Accessory Buildings
Design Guidelines: Building
Intent: Accessory buildings should keep the scale of garages and storage buildings compatible to surrounding buildings.

48. Sign Design
Integration with architecture
Creativity / individuality

49. Integration with Architecture
Design Guidelines: Sign
Intent: To ensure that signage is part of the overall design of a project and not additive or an afterthought.
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.
The sign program shall indicate location, size, and general design.
Signs shall not project above the roof, parapet, or exterior wall.
Sign integrated with the entrance
Sign integrated with building order and bays

50. Creativity / Individuality
Design Guidelines: Sign
Intent: To encourage interesting, creative and unique approaches to the design of signs.
Signs should be highly graphic in form, expressive and individualized.
2. Projecting signs, supported by ornamental brackets and oriented to pedestrians are strongly encouraged.
Sign expressing the product, integrated with graphic form
Unique projecting signs

51. Guidelines Additionally Applicable to
Perimeter Districts (North and East)
Building Design
Minimum / maximum setbacks

52. Minimum / Maximum Setbacks
Design Guidelines: Building Design Additionally Applicable to Perimeter Districts (North and East)
Intent: To create a lively, pedestrian friendly sidewalk environment, with space for gardens, steps, stoops, and walkways that create a transition between the sidewalk and dwellings.
Minimum Setback should be 10 feet.
Maximum setback should be 20 feet.

53. Guidelines Additionally Applicable to Midtown District
Site Design
Sidewalk use
Building Design
Maximum setback
Ground floor windows
Ground level details
Roof edge

54. Sidewalk & Pedestrian Travel Area
Sidewalk Uses
Design Guidelines: Site Design Additionally Applicable to Midtown District
Intent: The “streetscape” shall be pedestrian friendly by providing the following elements:
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.
Sidewalk Area: Sidewalk area shall maintain a clear 7 foot dimension for pedestrian travel.
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.
Street
Dining/ Display Area
Dining Area
Amenity Zone
Sidewalk & Pedestrian Travel Area
Display Area
Dining /Display Area

55. Maximum Setback
Design Guidelines: Building Design Additionally Applicable to Midtown District
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.
Building set back from sidewalk to create plaza

56. Ground Floor Windows
Design Guidelines: Building Design Additionally Applicable to Midtown District
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.
Façade with 60% transparency

57. Ground Level Details
Design Guidelines: Building Design Additionally Applicable to Midtown District
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 window
b. projecting sills
c. pedestrian scale signs
d. canopies
e. plinth
f. containers for seasonal planting
g. tilework
h. medallions
flower basket
plinth
canopy
kickplate
pedestrian scale sign
medallion
projecting sill
Elements used at ground level.

58. Roof Edge
Design Guidelines: Building Design Additionally Applicable to Midtown District
Intent: 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.
Projecting cornice
Minimum roof pitch
Maximum roof pitch