Exhibit C - Plan Amendment P25-03201: Public Review Draft TDDSG (August 2025)

Exhibit C
Plan Amendment P25-03201
Draft Tower District Design Standards and Guidelines (August 2025) This page intentionally left blank

CITY OF FRESNO

TOWER DISTRICT DESIGN

STANDARDS & GUIDELINES

PUBLIC REVIEW DRAFT
AUGUST 2025

T ABLE OF CONTENTS
02 Residential
Single-Family
Districts
01 Introduction
A. History of the Tower District ................................ ....................................................................................11 B. The Vision for the Tower District ....................... ...................................................................................15 C. Purposes of These Design Standards and Guidelines ................................................................16 D. Applicability ................................................................ ...................................................................................18 E. How to Use This Document ................................. ...................................................................................21

1. Relationship to the Development Code ........ ..........................................................................................................21

2. Standards vs. Guidelines ........................................... ..........................................................................................................21

3. Historic Resources ......................................................... ........................................................................................................23 A. Purpose ......................................................................... ..................................................................................26 B. Uses ................................................................................ ..................................................................................26 C. Density and Massing .............................................. ...................................................................................27

1. Lot Size .................................................................................... .........................................................................................................27

2. Building Height and Mass ........................................ .........................................................................................................27

3. Setbacks ................................................................................ ........................................................................................................28 D. Site Design .................................................................. ..................................................................................30

1. Building Arrangement ................................................... ........................................................................................................30

2. Parking .................................................................................... .........................................................................................................31

3. Pedestrian Access and Street Frontage........ ........................................................................................................33

4. Blocks, Streets, and Alleys ...................................... ........................................................................................................34

5. On-Site Open Space .................................................... .........................................................................................................37 E. Façade Design ........................................................... ..................................................................................38

1. Architectural Compatibility ........................................ ........................................................................................................38 03 Residential
Multi-Family
Districts

2. Façade Articulation ...................................................... .........................................................................................................39

3. Roofs ......................................................................................... .........................................................................................................40

4. Cladding Materials and Finishes ......................... ..........................................................................................................41

5. Windows ................................................................................ .........................................................................................................43

6. Primary Entrance Design .......................................... .........................................................................................................46

7. Attic Vents ............................................................................. .........................................................................................................47

8. Balconies ............................................................................... .........................................................................................................47

9. Accessory Building Design ...................................... .........................................................................................................48 F. Additional Standards and Guidelines ............... ...................................................................................49

1. Fencing .................................................................................... .........................................................................................................49

2. Security ................................................................................... .........................................................................................................50

3. Mechanical Equipment Screening ..................... .........................................................................................................50

4. Outdoor Lighting and Illumination ..................... ..........................................................................................................51

5. Signs ......................................................................................... ..........................................................................................................51

6. Art ............................................................................................... .........................................................................................................52 A. Purpose ......................................................................... ...................................................................................56 B. Uses ................................................................................ ...................................................................................56 C. Density and Massing .............................................. ...................................................................................57

2. Building Height and Mass ........................................ .........................................................................................................57

3. Setbacks ................................................................................ .........................................................................................................58 D. Site Design .................................................................. ...................................................................................58

1. Building Arrangement ................................................... .........................................................................................................58

3. Pedestrian Access and Street Frontage........ .........................................................................................................63

4. Blocks, Streets, and Alleys ...................................... .........................................................................................................64

5. On-Site Open Space .................................................... .........................................................................................................68 E. Façade Design ........................................................... ..................................................................................68

1. Architectural Compatibility ........................................ .........................................................................................................68

2. Façade Articulation ........................................................ .........................................................................................................70

4. Cladding Materials and Finishes ......................... ..........................................................................................................71

5. Windows ................................................................................ .........................................................................................................73

6. Primary Entrance Design .......................................... ..........................................................................................................74

9. Accessory Building Design ...................................... .........................................................................................................78

10. External Stairways and Corridors ..................... .........................................................................................................79 F. Additional Standards and Guidelines ............... ..................................................................................80

3. Mechanical Equipment Screening ..................... .........................................................................................................80

4. Outdoor Lighting and Illumination ..................... ..........................................................................................................81

6. Art ............................................................................................... .........................................................................................................82 A. Purpose ......................................................................... ...............................................................................86 B. Uses ................................................................................ ...............................................................................86 C. Density and Massing .............................................. ...............................................................................88

2. Building Height and Mass ........................................ .....................................................................................................88

3. Setbacks ................................................................................ .....................................................................................................89 D. Site Design .................................................................. ...............................................................................90

1. Building Arrangement ................................................... .....................................................................................................90

3. Pedestrian Access and Street Frontages ..... .....................................................................................................95

4. Blocks, Streets, and Alleys ...................................... .....................................................................................................96

5. On-Site Open Space .................................................... ...................................................................................................100

6. Mixed-Use Configurations ....................................... ....................................................................................................101 E. Façade Design ........................................................... ..............................................................................102

1. Architectural Compatibility ........................................ ...................................................................................................102

2. Façade Articulation ........................................................ ...................................................................................................105

4. Cladding Materials and Finishes ......................... ...................................................................................................108

5. Windows ................................................................................ ....................................................................................................110

6. Primary Entrance Design .......................................... .....................................................................................................111

7. Balconies ................................................................................ ....................................................................................................115

8. Accessory Building Design ..................................... ....................................................................................................116

9. External Stairways and Corridors ....................... ....................................................................................................117

10. Awnings and Canopies ............................................ ....................................................................................................118 04 Mixed-Use and
Commercial
Districts
F. Additional Standards and Guidelines ............... .................................................................................120

3. Mechanical Equipment Screening ..................... ......................................................................................................120

4. Outdoor Lighting and Illumination ..................... ........................................................................................................121

7. Outdoor Dining .................................................................. .......................................................................................................127 A. Purpose ......................................................................... .................................................................................132 B. Architectural Style Consistency ......................... .................................................................................133

1. Architectural Style Statement ................................. ......................................................................................................133

2. General .................................................................................... ......................................................................................................135

3. Neo-Classical..................................................................... ......................................................................................................135

4. Mediterranean ................................................................... ......................................................................................................138

5. Tudor ......................................................................................... ......................................................................................................140

6. Craftsman ............................................................................. ........................................................................................................141

7. Prairie Style ........................................................................... ......................................................................................................143

8. Art Deco ................................................................................. ......................................................................................................144 Glossary ............................................................................. ................................................................................150 05 Architectural
Style
06 Glossary
01 INTRODUCTION

10 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

INTRODUCTION
The Tower District is a special place within the City of Fresno, with a long history and distinctive architecture and urban form.

While much of Fresno was designed around the automobile, the neighborhoods of the Tower District were originally designed around public transit and pedestrians, which makes them unique compared to areas that were built later with the automobile as their central focus. But while the Tower District is unique, it is not a museum exhibit preserved in amber, nor should it be. It is a dynamic, living neighborhood where new growth and development are welcome. Indeed, the Tower District stands to benefit from the creation of new homes, businesses, and amenities. However, since architecture and urban form of the Tower District are so distinct from other parts of Fresno, design guidance is needed to help maintain its unique character.

Growth and evolution are welcomed, but change cannot come at the loss of the Tower District’s distinctive walkable, human- scaled, and occasionally-quirky character.

These Design Standards and Guidelines build upon historic development patterns, the Citywide Development Code
(Development Code), the original Design Guidelines, and the updated Specific Plan, in order to guide development projects to make positive contributions to the Tower District’s uniqueness, beauty, and walkability. This document is intended to preserve the essence of the Tower District while facilitating compatible infill development. This introductory section provides an explanation of how and why this document was created, how it is organized, and how it is implemented in conjunction with the Development Code to regulate land use and development within the Tower District Specific Plan Area. The following Home in the Porter Tract Historic District with porte
cochère and front porch
INTRODUCTION | 11
A. History of
the T ower
District
three sections will then provide regulations for different types of properties within the Tower District, based on their zoning designations. A separate section on Architectural Style was added in this update to apply more broadly to the property types subject to these Standards and Guidelines.

The Tower District began to develop in the early part of the 20th century as one of Fresno’s first suburbs. George and Rosanna Wilson purchased 400 acres of vineyards in what would become the center of the Tower District around 1890.

They established their home there (at the eventual location of the Chicken Pie Shop on Olive Avenue just east of the Tower Theater) and began making plans to build housing to accommodate Fresno’s booming population growth. While they initially struggled to attract development to their estate, this dream became possible when the first streetcar line reached the area via Forthcamp Avenue (later renamed Fulton Street) in 1909. The Wilsons named the main north-south road through the burgeoning neighborhood Wishon, to entice local business magnate A.G. Wishon to build his home on Block 5 of their new subdivision – now the site of the Tower Theater. This was intended to give prestige to the area. Wishon initially agreed to do so but eventually built his home on Huntington Boulevard instead. George was successful, however, in convincing him to extend his streetcar lines further into their land holdings, which would end up being far more valuable to the area’s development.

In 1915, George Wilson died and Rosanna, who actually owned the land and was the driving force behind the development of the neighborhood, took full control of the project. Development 12 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES activity accelerated rapidly, and other developers began to develop their land in the area as well. While the initial construction projects were single-family homes, by the 1920s, apartment houses began appearing, and commercial clusters developed in several areas, such as Weldon and Echo Avenues near Fresno High School, Van Ness Village at Van Ness and Floradora Avenues, Fulton Street south of Olive Avenue, and most significantly, along Olive Avenue. In 1939, the Tower Theater opened; it was the first theater outside of Downtown and it generated much excitement. By the early 1940s, home listings in the area began boasting of their location in the Tower Theater District, permanently linking the neighborhood’s identity to its new landmark. Rosanna Cooper Wilson lived until 1947 and was able to see her dreams of creating a thriving neighborhood come to fruition.

During the decades after World War II, conventions in
development and neighborhood design changed dramatically.

Emphasis shifted from the streetcar and the pedestrian to the automobile. While the area was fully developed by the time this shift took place, suburban-style development occurred in the Tower District area that damaged its original character. The City of Fresno also engaged in a road widening campaign, turning narrow local serving residential streets such as Shields, Clinton, McKinley, and Palm Avenues, into wide suburban-style arterial roads, which left homes that formerly had spacious front yards just feet from fast-moving traffic. But while the Tower District suffered some poor development and neglect of older structures, its urban fabric remained mostly intact as compared to other inner-city neighborhoods in Fresno.

Tower District’s combination of walkable streets and
diversity has contributed to its reputation as a highly livable place.

INTRODUCTION | 13
In the late 1980s, Tower District residents became increasingly active in protecting the future of their neighborhood. This began when community members grieved the demolition of a historic building and opposed an incompatible building in the area, which led to the development of the 1991 Tower District Specific Plan. One of the outcomes of the 1991 Plan was the creation of a Design Review Committee and Implementation Committee, which have operated since the original Plan was adopted. The strong activism among neighborhood residents continues to this day.

In the 1990s, America experienced an urban renaissance.

Downtowns in many cities gained population for the first time since the 1940s and people began to value traditional architecture and walkable neighborhood design again. The New Urbanism movement, which advocated a return to traditional town
planning, swept the city planning profession. Older, formerly disinvested neighborhoods became popular again as many
people sought walkability, historic architecture, locally owned businesses, and arts and culture. The Tower District was well- positioned to ride this national trend by providing an alternative to the strip malls and chain stores of other areas. It had already taken the mantle of Fresno’s center of arts and culture thanks to the launch of the Wild Blue nightclub in 1974, Roger Rocka’s Music Hall in 1978, the Tower Theater’s restoration and new focus on the performing arts in 1988, and Butterfield’s Brewing in 1989. Shops and restaurants in the area began to thrive, and homes and apartment houses began to receive facelifts. The area began to host citywide special events and blossomed into an important cultural center of Fresno’s larger metropolitan area. 14 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES While the 1991 Tower District Specific Plan provided a strong policy framework for positive development in the Tower District, the old suburban-oriented zoning of the 1960s remained in effect and the area was still vulnerable to incompatible automobile- oriented projects. Driven by these concerns, local residents worked with the City of Fresno to create the Tower District Design Guidelines, which were adopted as an amendment to the original Specific Plan in 2005 to clarify and strengthen the community’s vision for appropriate development. In 2015, the City of Fresno repealed the old 1960s zoning ordinance and adopted the Development Code in its place. This new set of land use regulations was a major departure from the old code and aligned much more closely with the Specific Plan and Design Guidelines by placing a greater emphasis on walkability and by allowing mixed-use development without a lengthy project approval process.

These Design Standards and Guidelines are based upon on the original Design Guidelines and the updated Tower District Specific Plan. The updated Plan incorporates lessons learned since the 1991 Plan and ever-emerging best practices. It encourages the continued revitalization of the Tower District and preservation of its unique sense of place. The updated Plan emphasizes replacing vacant and aging strip commercial properties with infill development that enhances the Tower District’s pedestrian-friendly character, while adding vitality and new housing.

INTRODUCTION | 15
B. The Vision
for the T ower
District
The vision for the future of the Tower District has three essential elements.

First, the historic character of the neighborhood must be retained. Until adoption of the Tower District Specific Plan in 1991, pressures to remove historic structures, widen roads, and convert the area into something that resembles a contemporary suburb had existed. This is not the vision of the Tower District residents.

Second, the residents of the Tower District envision it growing and evolving into an area that has more vitality, more street life, more goods and services, more comfortable public spaces, and more beautiful architecture. The Tower District has always been—and should continue to be—a little different from the rest of Fresno.

Finally, the Tower District should remain walkable and where that walkability has been eroded, it should be restored and enhanced to the greatest extent possible.

The origin of this vision is articulated in the principles embodied within the Tower District Specific Plan, both the 1991 Plan and newer version:
• Conserve and enhance existing residential neighborhoods. • Respect and further enhance the historic character of the Tower District as a place not dominated by the automobile. • Conserve and revitalize the Tower District’s historic and architectural resources.

Renovated Façade on Palm Avenue Bungalow.

Early 20th-century apartment building with covered
entry and varied massing
16 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES • Require that new housing respect the character of existing housing stock.
• Promote mixed-use development along commercial
corridors.
• Enable development of well-designed “missing middle”
housing.
• Streamline residential project review through the adoption of objective development standards.
• Encourage appropriate mixed-use and multi-family
development by reducing obstacles to feasibility of potential development projects.
• Emphasize placemaking in Tower District.

These Design Standards and Guidelines implement the updated Tower District Specific Plan and are based in large part on the original Tower District Design Guidelines that were adopted in 2005. The purpose of the original 2005 Design Guidelines still remain relevant and are as follows:
• To assist property owners and developers by clearly
describing what is expected of projects in the Tower District Specific Plan Area, thus minimizing delay and uncertainty. • To assist City and community review authorities by guiding development to ensure that new projects enhance the
established character of the area and increase their viability. • To assist the City and community review authorities by making it clear to developers and property owners what
is expected of them from new development and the
remodeling of existing buildings.

C. Purposes of
These Design
Standards and
Guidelines
The Tower District’s 2005 Design Guidelines played
a vital role in guiding development and established a
foundation for this document.

INTRODUCTION | 17
• To maintain the integrity and further the implementation of the goals, objectives, and policies of the Tower District Specific Plan.

These Design Standards and Guidelines also address needs, considerations, and practices which have emerged since
adoption of the 2005 Design Guidelines, including:
• Incorporate best practices for urban design and architecture that have emerged as practices have been applied and
tested, and as innovation has occurred.
• Account for the State of California legislation that limits local government discretion in the review and approval of housing projects by emphasizing clarity, fairness, and timeliness.

Specifically, anticipate applications for qualifying housing projects, for which State law limits review to established “objective standards” that “involve no personal or subjective judgement … and are uniformly verifiable by reference to an external and uniform benchmark …”.
• Support implementation of the City’s Housing Element and housing production by avoiding development standards
that could make the maximum allowable density (as stated in the Development Code) physically or financially infeasible. • Emphasize development compatibility with Tower District’s unique sense of place through the use of objective standards for essential design attributes and continued use of design guidelines where flexibility in interpretation is needed.

Context-sensitive contemporary development in Tower
District
18 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Development projects proposed in the Tower District Specific Plan Area will be subject to regulations within the Development Code and this document. The Plan Area is shown in Figure 1.

The standards and guidelines within this document apply to Tower District zoning district designations identified in Table

1. Properties in Employment Districts are not subject to these Guidelines but subject to review by the Tower District Design Review Committee. The zoning designation of a property can be identified at www.fresno.gov/zoningmap
Projects shall conform to the requirements of the underlying zoning district, all applicable overlay districts, and all other Articles within the Development Code. In the event of a conflict between regulations in the Development Code and regulations on the same subject in this document, this document shall prevail per Priority of Plans in Section 15-104-B-4-a of the Development Code. The following map also shows designated and potential historic resources in the Tower District, which are subject to procedures described in the next section.

D. Applicability
INTRODUCTION | 19

ZONING DESIGNATION APPLICABLE CHAPTERS
Residential Single-Family Districts
(RS-1, RS-2, RS-3, RS-4, or RS-5)
Chapter II. Residential Single-Family Districts
Residential Multi-Family Districts
(RM-1, RM-2, RM-3, or RM-MH)
Chapter III. Residential Multi-Family Districts
Mixed-Use Districts
(NMX, CMX, or RMX)
Chapter IV. Mixed-Use and Commercial Districts
Commercial Districts
(CMS, CC, CR, CG, CH, or CRC)
Chapter IV. Mixed-Use and Commercial Districts
All Other Zoning Districts in Tower District Area Not Applicable Subareas within the Tower District are also regulated by the Apartment House Overlay District (AH) zoning designation, which allows multi-family development without ground-floor commercial where it would otherwise be required, along with other AH requirements. Furthermore, standards and guidelines that pertain to architectural styles apply to all of these zoning designations. Most of these provisions are described in Chapter V. Architectural Styles.

Table 1: Tower District Zoning Designations
20 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Applicability. This document
applies to the Tower District
Specific Plan Area. In addition
to its boundaries, historic
districts and other historic
resources are shown.

Figure 1: Tower District
Specific Plan Area
Specific Plan
Boundary
INTRODUCTION | 21
E. How to Use
This Document
Wolfe Home (1919) in the Porter Tract Historic District with deep eaves and vertically-proportioned window
frames

1. RELATIONSHIP TO THE DEVELOPMENT CODE
The Development Code (Chapter 15 - Citywide Development Code, of Freno’s Municipal Code) is the central repository of land use and development regulations for the City of Fresno. The Development Code should be consulted first when considering development project applications for any property within the City of Fresno, including the Tower District. The Tower District Design Standards and Guidelines document should be seen as a supplement to the Development Code, which builds on the Code’s framework while carrying forth a more detailed vision for development in Tower District.

This document is organized to match the structure of and terminology in the Development Code, as much as possible, to facilitate easy application of both documents to a particular project proposal. When a particular subject is not addressed in this document, the Development Code’s regulations shall apply.

At the same time, if standards in other parts of the Development Code are inconsistent with this document, then standards in this document shall apply.

2. STANDARDS VS. GUIDELINES
Development regulations established in this document are divided into two types, standards and guidelines.

Standards address those aspects of development that are essential to achieve the purpose of these Design Standards and Guidelines as described above, which include implementation of the goals, objectives, and policies of the Tower District Specific 22 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Plan. Conformance with Standards is mandatory. Standards are indicated with the heading “STANDARDS” and the verb “shall” to indicate definitive expectations.

Guidelines provide guidance for new development and are often related to district character or design details. They are intended to direct building and site design in a way that results in the continuity of the unique character of the Tower District. Guidelines are written in subjective language which may require discretion to apply to a proposed project. Whereas conformance with the Standards is mandatory, conformance with the Guidelines is preferred and strongly recommended but will not be mandatory when project review is limited to objective standards. Standards also distinguish objective benchmarks free from interpretation, as is required in streamlined review of qualifying housing projects by the State of California, free from discretionary decisions, from guidelines that remain strongly encouraged but are not obligatory under State streamlining laws.

Although direct conformance with the Guidelines is the surest route to context-sensitive design and timely approval, developers are permitted to propose alternative design details, if they are able to show that such details implement the objectives of the Tower District Specific Plan. Guidelines are indicated with the heading “GUIDELINES” and the verb “should” to indicate that the guidelines are not absolute.

INTRODUCTION | 23

3. HISTORIC RESOURCES
Properties designated as historical resources on the local, state or national registers fall under the purview of the City’s Historic Preservation Commission and are protected under local, state, and sometimes federal environmental laws. Therefore, they would not be subject to these Standards and Guidelines. 02 RESIDENTIAL SINGLE-

FAMILY DISTRICTS

26 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS
The Residential Single-Family standards and guidelines
are intended to preserve the unique character of areas with RS zoning designations while facilitating compatible infill development. RS districts are the most common zoning
designations in the Tower District, and they are predominantly developed with single-family residences, however, these areas also harmoniously accommodate small multi-family housing types such as bungalow courts, and small multi-plexes with up to four dwellings. Residential Single-Family standards also apply to accessory dwelling units (ADU) that are detached from other buildings.

Although the numbering of the Standards and Guidelines that follow may appear nonsequential it is sequential across the document and optimal for implementation.

STANDARDS
S1. Uses shall be permitted, conditionally permitted, or prohibited as set forth in Development Code Section 15-902, Use Regulations, and applicable Overlay District regulations.

GUIDELINES
G1. Development should contribute to a neighborhood that promotes walking, is human in scale, and offers opportunities for “missing middle” and other forms of housing.

A. Purpose
B. Uses
Single-Family Homes. Typical Tower District single-
family residences. Tudor style (above) and Neo-
Classcial style (below)
RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 27
C. Density and
Massing

1. LOT SIZE

STANDARDS
S6. Lot size shall be as required by Development Code Section 15-903, Density and Massing Development Standards, and
applicable Overlay District regulations including Development Code Section 15-1609, Affordable Housing Overlay District.

GUIDELINES
G6. Lots should generally be small to reinforce the walkable nature of the Tower District and should not exceed 0.5 acres in size.

G7. Lot width should be less than lot depth.

G8. Lots should not extend the entire depth of the block, fronting on two streets. Rather, lots should extend to mid-block.

G9. Encourage parking configurations that reduce the site area dedicated to parking, such as with tandem parking.

2. BUILDING HEIGHT AND MASS

STANDARDS
S8. Building height and mass shall be as required by
Development Code Section 15-903, Density and Massing
Development Standards, and applicable Overlay District
regulations.

GUIDELINES
G11. New buildings should have massing near street-facing setback lines that is similar to neighboring buildings along the same block face.

Single-Family Homes. Typical Tower District single-
family residences with Modern styles.
28 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

3. SETBACKS

STANDARDS
S13. Setbacks shall be as required by Development Code
Section 15-903, Density and Massing Development Standards, and any applicable Overlay District regulations, except as follows:
a. Front Setback. The front setback for new structures shall not be greater than 110 percent nor less than 90 percent of the average of the actual front setbacks of all residential structures on the blockface which were constructed prior to 1945. The following exceptions shall apply:
i. In no instance shall the front setback be less than 10 feet; and
ii. In no instance shall the setback for a new structure be less than the setback of an adjacent structure which
is a designated historic resource.
b. Side Setbacks for Primary Structures. Side setbacks shall be as required by the base and overlay districts, except that lots which have a width of less than 45 feet shall have a minimum required side setback of 0 feet if the other side is set back 12 feet or more to accommodate a driveway
which provides access to a detached garage which is
located in the rear of the lot, and no alley is available. c. Side and Rear Setbacks for Detached Garages. Where 50 percent or more of the residential properties on a block have detached garages which encroach into the minimum
side and/or rear setbacks, side and rear setbacks for new detached garages shall be as follows:

Uniform Setbacks. This Tower District street with
uniform front yard setbacks creates a very pleasant
place to live. This patterns should be maintained.

Front Setbacks and Building Orientation. Homes
should be located toward the front of parcels and
street-facing facades should run parallel with the street.

THIS NOT THIS NOT THIS
RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 29
i. 0 feet minimum side setback; and
ii. 0 feet minimum rear setback.
d. Side and Rear Setbacks for Detached Garages. Where
less than 50 percent of the residential properties on
a block have detached garages which encroach into
the minimum side and/or rear setbacks, side and rear
setbacks for new detached garages shall be as follows:
i. Minimum side setback per base and overlay districts; ii. 5 feet minimum rear setback and no alley; and
iii. 3 feet minimum rear setback with alley.

S14. Setbacks for detached garages, accessory dwelling units (ADU), and storage sheds shall be not less than 25 feet from front and street side property lines, except:
a. If vehicle access to a garage occurs solely from an alley, then a street-facing garage side wall shall have the same minimum setback requirement as the principal structure
provided that the garage side wall has a street-facing
window not less than 5 square feet in area;
b. If an accessory dwelling unit has street-facing entrance that conforms to primary entrance design standards,
then it shall have a minimum setback requirement that is 5 feet more than the minimum setback for the principal
structure; and
c. Along Palm Avenue only, ADU shall have the same
minimum setback requirement as for principal structures, if the ADU’s principal entrance conforms to primary
entrance requirements.
30 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G14. Accessory buildings such as detached garages, accessory dwelling units, and storage sheds should be located as close to the rear of the property as is permitted.

1. BUILDING ARRANGEMENT

STANDARDS
S18. Building arrangement shall be as required by Development Code Section 15-903, Density and Massing Development
Standards, Section 15-904, Site Design Development Standards, and Section 15-905, Facade Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
G18. In order to create a pleasant and comfortable streetscape, primary buildings should generally be located toward the front of the lot or shared courtyard, with larger yards and private spaces located behind the primary buildings.

G19. Buildings should present active fronts to public streets.

Features such as entrances, windows, and balconies should be oriented to the street to keep it monitored, lively, and safe.

G20. There should be a clear separation between the public and private realms. Spaces that are accessible to the public should be highly visible and under casual surveillance by residents and passersby; spaces of a private nature should be inaccessible to unauthorized visitors.

G22. Street-facing building facades should be parallel relative to the adjacent street right-of-way, except where they are oriented towards a street corner.

NOT THIS

NOT THIS
THIS
D. Site Design
RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 31

2. PARKING
a. Parking Access Location

STANDARDS
S22. Parking access location shall be as required by
Development Code Section 15-904, Site Design Development Standards, and Article 24, Parking and Loading.

S23. When ministerial review of a development application is required by California law, driveways shall be located not less than 30 feet from the intersection of 2 public street rights-of- way. Driveway location shall otherwise be determined by the City Engineer.

S24. On-site parking shall be accessed from an alley, if alley access is possible.

S25. For corner lots without alley access, on-site parking shall be accessed from the street with the lowest Street Classification as defined by the General Plan, but in no event from a Scenic Drive unless it provides the only opportunity for site access.

S26. Along each street where parking access is allowed, each parcel shall be allowed not more than one driveway that is less than 25 feet in width.

GUIDELINES
G23. Because of the danger and inconvenience they present to pedestrians and wheelchair users, new drive approaches across the sidewalk should be limited.

G24. The width of the drive approach and driveway should be no greater than 16 feet, except where the driveway serves as a designated fire lane.

Detached Garage Behind The House. The place
where the car lives should not visually dominate the
streets along which people walk.

The Snout House. This garage dominates the façade
of the house. The Tower District would not be a special place if homes like this were allowed to proliferate.
32 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G25. If a lot is redeveloped, then abandoned driveways should be removed.
b. Parking Setback, Buffering, and Placement

STANDARDS
S29. Parking setback and buffering shall be as required by Development Code Section 15-903, Density and Massing
Development Standards, Section 15-904, Site Design
Development Standards, Section 15-905, Facade Design
Development Standards, applicable Overlay District regulations, and Article 24, Parking and Loading, except to conform to setback standards described above.

GUIDELINES
G28. It is preferred that garages and carports be detached from the primary building and placed behind the primary building and toward the rear of the lot to limit visibility from the public street.
c. Parking Design

STANDARDS
S34. Parking design shall be as required by Development Code Section 15-904, Site Design Development Standards, applicable Overlay District regulations, and Article 24, Parking and Loading.

S35. Carports shall not use canvas or steel pipe.

GUIDELINES
G33. Parking areas should be designed to be without visual Carports. Architecturally, these carports appear to be
an extension to the residence since the columns and
roofing materials of the main residence are consistent
in the carport.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 33
obstructions to allow natural surveillance.

G34. For lots with access from a street, ribbon driveways (also known as “Hollywood Drives”) are preferred over solid concrete driveways. A ribbon driveway consists of 2 concrete strips where tires pass with lawn or other landscaping between the concrete strips.

G35. When a two-car garage is proposed, in the case of an exceptionally wide lot or from a side street, landscape materials are encouraged to soften the increased amount of cement. Two adjacent ribbon driveway or landscaping in the middle of the two drives would be appropriate.

3. PEDESTRIAN ACCESS AND STREET FRONTAGE

STANDARDS
S40. Pedestrian access and street frontage shall be as required Development Code Section 15-904, Site Design Development Standards, and applicable Overlay District regulations.

S41. Direct pedestrian access shall be provided that connects a public sidewalk along a street to every pedestrian entrance to a building.

S42. If the building is set back from the sidewalk, a paved path no less than 5 feet in width shall be provided from the public sidewalk to each building entrance. The path shall not begin at the driveway or any other point.

S43. Direct entrances shall be provided into all individual ground-floor dwelling units that are adjacent to a public street.

Ribbon Driveway. Preferred ribbon driveway design
with lawn treatment.

Ribbon Driveway With
Alternative Materials.

This photo shows
good use of acceptable
alternative materials for
ribbon driveways.

Landscape Treatment
for 2 Car Garage. This
corner lot, 2 car garage,
appropriately uses
landscaping to soften the
driveway.
34 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
There are no Pedestrian Access guidelines.

4. BLOCKS, STREETS, AND ALLEYS
a. Roadway and Alley Design

STANDARDS
S47. Roadways shall be designed as determined by the
General Plan Circulation Element, the Development Code
including Section 15-4108, Street Design, and established City Engineering Standards. The City Engineer may review and alter proposed design, except when precluded from discretionary review by State streamlining law.

S48. Existing roadways shall not be closed or widened.

S49. Existing alleys shall not be closed, vacated, or abandoned without a finding by the Review Authority that continuation of a particular subject alley poses endangerment to the community’s health and safety as determined by required findings described in Development Code Section 13-110.

S50. New alleys shall be designed as determined by the
Development Code, Department of Public Works engineering standards, and the City Engineer.

S51. New development shall install new street lights where the spacing adjacent to the project is less than the average spacing along the block face and/or if an adjacent existing street light is damaged. New street lights shall conform to the following design standards:
a. New street lights shall be no more than 18 feet in height; and
Pedestrian Access. Paths should be provided to the
main entry of the house directly from the sidewalk.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 35
b. Where decorative street lights are present along any part of the project’s block face, then each new street light shall match the decorative street light’s pole and base, and its fixture canopy shape/profile, size, and color, except that this standard shall not apply to cobrahead lights.

S52. Hitching posts, railings, granite curbs, tree lawns, Work Progress Administration (WPA) sidewalk stamps, and gateway monuments that are 40 years old or older shall not be removed, except by permission of the Review Authority, such as to protect the stone gateway monuments on Palm and Van Ness Avenues. Where such culturally-significant elements are adjacent to a development project, their repair and their on- going maintenance shall be made a condition of approval.

GUIDELINES
G41. Alleys are encouraged because they support and
reinforce neighborhood walkability, by providing vehicular access to multiple parcels within the interior of a block, while minimizing the number of vehicular driveways that cross pedestrian sidewalks.

G42. New roadways should be as narrow as possible to slow traffic, increase walkability, and create spatial definition in the streetscape.

G43. An on-street parking lane should be located on both sides of the street, except where transit stops or driveways are necessary. On-street parking should not be removed in order to create space for additional automobile travel lanes, however in some instances it may be appropriate to limit on-street parking for the provision of bicycle lanes.

Pineapple Lights. Historical
pineapple lights in the Tower
District should be maintained.
36 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G44. Historic street features that define the Tower District, including, but not limited to, streetlights, street trees, median islands, hitching posts, railings, and Craftsman-style gateways should be maintained and protected.

G45. Every effort should be made to maintain the historical lighting where it exists, such as the pineapple lights. b. Sidewalks

STANDARDS
S53. Sidewalks in public rights-of-way shall conform to standards provided by the City Engineer.

S54. For new development on an existing street, the existing sidewalk and park strip pattern shall be maintained.

S55. For new development along a new street, the following sidewalk standards shall apply:
a. Each side of the street shall have a sidewalk and park strip;
b. Sidewalks shall be no less than 5 feet wide; and
c. A park strip (an unpaved area for landscaping) shall be located between the sidewalk and the curb. The park strip shall be no less than 6 feet wide. All required street trees shall be planted in the park strip.

S56. Hedges, shrubs, and trees planted in front yards, street- facing side yards, or park strips shall be pruned and maintained in a manner which keeps the entire width of the adjacent sidewalk free and clear of obstructions, from the paved surface to a height of no less than 7 feet.

Sidewalk Zones. Sidewalks should be accompanied
by street trees to create comfortable walking
environments.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 37

GUIDELINES
G46. New development should be designed to enhance
pedestrians’ experience as they walk along public sidewalks.

G47. Park strips should be landscaped in a manner
complimentary to the adjacent front yard with materials such as lawn, groundcover, or decomposed granite.

G48. Tall, dense shrubs and hedges that impede access to vehicles parked on the street should not be planted in park strips.
c. Street Connectivity and Block Length

STANDARDS
S60. No development project shall have a block that exceeds 500 feet in length, and new streets shall be created as needed to meet this requirement. Cul-de-sacs or other dead-end streets shall not be permitted, except where a freeway, railroad, or canal prevents connectivity.

GUIDELINES
G50. The existing grid should be maintained and enhanced whenever possible.

G51. Where a direct pedestrian path is desired but a streetside sidewalk is not possible provide a publicly accessible paseo.

5. ON-SITE OPEN SPACE

STANDARDS
S61. On-site open space requirements shall be the same
amount as for the RM-1 zoning designation and as described in Street Network. Traditional neighborhood street
patterns versus more circuitous suburban street
patterns.

THIS NOT THIS
Block and Lot Patterns. Shown on the left is a
traditional neighborhood block layout with frequent
streets arranged in a gridiron fashion. At right, less frequent and more circuitous street connections should
not be allowed.

THIS NOT THIS
38 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Development Code Section 15-1004.

GUIDELINES
There are no On-site Open Space guidelines.

1. ARCHITECTURAL COMPATIBILITY

STANDARDS
S65. The architectural compatibility of buildings shall be maintained, as set forth by standards in Chapter V, Architectural Style.

S66. Garages and carports shall have the same architectural style as the primary structure. See Chapter V, Architectural Style.

S67. Building additions, building renovations, carports, and garages shall match existing and/or original primary building characteristics for roofs, cladding materials, windows, and attic vents. See Chapter V, Architectural Style.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 39
c. A window bay shall be provided that is within 6 inches of the width and depth of an existing bay;
d. Windows shall be of the same type (i.e. single-hung, double-hung, or casement) and within 6 inches of the
width and height of an existing window;
e. A horizontal cornice shall be provided that is within 2 feet of vertical distance from finished grade of an existing cornice, and is at least as tall and deep as the existing cornice;
f. Eaves shall be of equal or greater depth; or
g. The roof shall be the same type (i.e. hipped, gable, flat) and within 2 degrees of the same slope.

GUIDELINES
G57. New buildings should fit into their surroundings. This does not mean that the existing buildings must be copied, but that the context of any new building must be respected. Attempts should be made to connect the massing, materials, roof type, architectural style, or other techniques of the new building to that of the neighboring buildings. See Chapter V, Architectural Style.

2. FAÇADE ARTICULATION

STANDARDS
S69. Façade articulation shall be as required by Development Code Section 15-903, Density and Massing Development
Standards, Section 15-905, Facade Design Development
Standards, and applicable Overlay District regulations.

Roof Forms. The steep pitch and crossed gables of
this Tudor home are key components to its architecture.

Additions to this type of residence should maintain the same roofline.
40 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G61. Façades should be residential in character and articulated through the use of additive elements, like bay windows, and subtractive elements, like alcoves. However, even when façades of new buildings are strongly articulated, restraint should be used in the design of the structure. The contemporary trend of the “McMansion,” with numerous gables, roof pitches, dormers, and out-of-proportion Palladian windows should be avoided in favor of more subtle approaches that blend with the more sublime historical architecture of the neighborhood.

G62. In general, building widths should be consistent
with adjacent properties. On new blocks, or blocks with no established pattern, building widths of 30 to 50 feet are most appropriate.

G63. Vertical building recesses may be used to subdivide a wider building, so it has the appearance of multiple buildings of appropriate width.

3. ROOFS

STANDARDS
S78. Roofs shall be as required by Development Code Section 15-903, Density and Massing Development Standards, Section 15-905, Facade Design Development Standards, and applicable Overlay District regulations.

S79. Roof renovations and additions shall be the same roof type as exists or of the original (i.e. hipped, gabled, flat, or type listed in the Oxford Dictionary of Architecture), and within 2 degrees of existing roof slope.

THIS

NOT THIS
Historic Home. Calm, controlled, and beautiful.

McMansion. Attractive, but too busy. Historical
elements are not correctly applied.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 41

GUIDELINES
G71. Generally, roofs should be pitched and not flat. Common roof types in the Tower District single-family residential areas are gabled, hipped, and gambrel roofs.

G72. For additions or renovations, the roof type, pitch, and color should be consistent with that of the original structure.

G73. For new buildings that employ historical styles, the roof type should be appropriate to the proposed architectural style.

G74. For additions or renovations of existing structures, roofing materials used should generally match the original roofing materials, particularly when the original material is tile, slate, or tin. In the case of wood shake roof replacement, use of composite materials is encouraged.

4. CLADDING MATERIALS AND FINISHES

STANDARDS
S82. Cladding and trim shall be as required by the “Certainty Option” under Development Code Section 15-905, Facade
Design Development Standards, and applicable Overlay District regulations.

S83. With renovations and additions of existing buildings, one- half or more of the area of each street-facing facade shall match the cladding of the existing or original building.

S84. In new construction, three-quarters or more of the area of each street-facing facade shall match the cladding of 1 or more neighboring adjacent buildings.

S85. Cladding materials prohibited as follows:

Roof Type. This tile roof is
appropriate for this
Mediterranean-style house.
42 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES a. All Vertical Siding (except board on bat and board on board);
b. Rough sawn plain;
c. Pressed plywood in any form, including T1-11;
d. Kerfed Rough Sawn;
e. Reverse Board and Batten;
f. Metal siding;
g. Vinyl siding;
h. Mirrored glass; and
i. Concrete block or cinder block that is not completely covered by an allowable finish.

S86. Exterior materials used in renovations of and additions to existing buildings shall be the same as one or more of the existing or original materials. Stucco shall not be used to replace other materials.

GUIDELINES
G78. For renovations and additions to existing buildings, siding materials should match the original materials. In new construction, materials should be comparable to those in the neighborhood and should be appropriate to the selected architectural style of the new construction.

G79. For existing structures with horizontal lap (clapboard) siding, every effort should be made to maintain the original materials; however, if new horizontal 6 or 8 inch siding is proposed, it should match the width and style of the original or that which is typical to the period. When new siding is installed, RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 43
the original trim of the windows and vents should be left intact.

G80. Approved siding materials are as follows:
a. Bevel or Bungalow;
b. Dolly Varden;
c. Drop siding; and
d. Tongue and groove.

G81. Stucco is only appropriate for existing homes and new homes that mimic historical styles only when stucco was the original cladding material used for that style. In cases where stucco is appropriate, the method of application must match that originally used for such homes. Generally, modern stucco applications which are highly textured, such as spatter dash, are inappropriate on historic styles such as Mediterranean and Tudor, which used a smoother troweled finish.

5. WINDOWS

STANDARDS
S94. Windows shall be as required by Development Code
Section 15-905, Facade Design Development Standards, and applicable Overlay District regulations.

S95. Windows shall be provided along all walls that are along the front and street side setbacks, and not less than 20 percent of the area of each street-facing facade shall be comprised of a window or door opening. Multiple street-facing walls shall be considered to be part of the same facade if they are parallel and face the same direction.

Appropriate Stucco. This unique stucco application
is appropriate for this early ranch house. However, it
would be inappropriate on a Craftsman style home.
44 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES S96. Windows shall not be flush with solid building surfaces but shall be recessed at least 2 inches from the exterior trim or, if no trim is used, from the exterior wall plane.

S97. Horizontal sliding windows are not allowed.

S98. Any room with exterior window(s) shall have at least one window that is operable for natural ventilation, unless precluded by the California Building Code.

S99. Window glass shall be non-reflective and clear except adjacent to bathrooms.

S100. Unpainted aluminum shall not be allowed for windows or window frames.

GUIDELINES
G87. Each window should be individually articulated or paired and should not form long horizontal or vertical bands. In some styles, such as the Craftsman, windows were grouped, and this is an appropriate technique to use. However, framing at least 4 inches in width should separate individual windows in a group, and no group may have a width greater than 1.5 times the height of the group.

G88. Windows for post 1945 structures and new structures should be single-hung sash, double-hung sash, casement style, or other similar types. Horizontally sliding windows and non- opening windows should not be utilized.

G89. Windows for structures constructed prior to 1945, should have the same configuration (such as single-hung sash, double- hung sash, or casement) as the original windows. and should look as similar to the original window as possible in order to Casement Windows. If ever replaced, the pattern, size
and shape of these casement style windows should be
maintained.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 45
preserve the residence’s architectural design.

G90. Windows may include glazing bars, or muntins. The
addition of glazing bars can break up the house’s façade and add texture to the building. On historical homes, the original muntin and pane pattern should be maintained when windows are replaced. However, it is inappropriate to install replacement windows with fake muntins when the original windows did not have muntins (i.e. were not multi-glazed).

G91. Wood window frames are preferred, whereas vinyl and aluminum window frames are discouraged.

G92. Whenever possible, upper-floor windows at the rear and sides of buildings should be placed to maximize the privacy of the neighboring properties.

G93. Replacement windows should look as similar to the
original window as possible in order to preserve the residence’s architectural design. Replacement windows should maintain the same size and be in the same location as the original windows.

The number, size, style, and shape of window panels should be consistent with the original windows.

G94. Where applicable, the existing original trim should remain intact when replacement windows are installed.

G95. Window screens that detract from the window are
discouraged.

G97. Each window should be individually articulated and windows should not form long horizontal or vertical bands. 46 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

6. PRIMARY ENTRANCE DESIGN
a. General

STANDARDS
S110. All primary building entrances shall have a direct path (excluding driveways) from the entrance to a public sidewalk. b. Primary Entrances (Residential Uses)

STANDARDS
S111. Primary entrance design shall be as required by
Development Code Section 15-904, Site Design Development Standards, Section 15-905, Facade Design Development
Standards, and applicable Overlay District regulations.

S112. Each primary building entrance shall include a covered porch or stoop accompanied by a recessed entry door. Porches and stoops shall have horizontal dimensions that are not less than 5 feet without obstructions.

GUIDELINES
G102. Each building should be accessed through a primary entrance that faces, and is parallel to, the street.

G103. Replacement doors should be of the same type as the original or fit with the architectural style of the residence.

G104. Porches are encouraged. However, they must be
attractive and incorporated architecturally into the building.

Porches that are not consistent with the proportions, style, and materials of the building will be strongly discouraged. Porches should be at least 5 feet deep.

G105. Stoops are encouraged. However, they must be attractive Screen Doors. Unlike a metal
security door, this screen door
is appropriate for this single
family residence.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 47
and incorporated architecturally into the building. Stoops that are not consistent with the proportions, style, and materials of the building will be strongly discouraged.

7. ATTIC VENTS

STANDARDS
There are no design standards for attic vents.

GUIDELINES
G120. Architecturally, the attic vent is an important element in the various styles in the Tower District. The attic vent should be consistent with those in the neighborhood and relative to the style of the new building (see Chapter V, Architectural Style).

G121. Similar attic vents should be carried through to any auxiliary structure on the lot, i.e., garages, carports, accessory dwelling units, storage sheds, etc.

8. BALCONIES

STANDARDS
S121. Balconies shall be as required by Development Code Section 15-904, Site Design Development Standards, the
“Certainty Option” under Section 15-905, Facade Design
Development Standards, and applicable Overlay District
regulations.

S122. Balconies shall be no less than 5 feet in depth, except for decorative “Juliet” balconies which have no minimum depth.

Attic Vents. Common attic vent types in the Tower
District.
48 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G122. Balconies should not appear to be off-the-self; rather, they should be incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the structure.

9. ACCESSORY BUILDING DESIGN

STANDARDS
S126. Accessory building design shall be as required by Development Code Section 15-2004, Accessory Buildings
and Structures, and Section 15-2754, Second Dwelling Units, Backyard Cottages, and Accessory Living Quarters, and
applicable Overlay District regulations.

S127. Accessory dwelling units (ADU), garages, carports, and storage sheds shall match a street-facing facade of the principal structure in at least 2 of the following ways:
a. Same roof type (hipped, gabled, or flat) and roof pitch (within 2 degrees);
b. Same window type (double-hung, casement, fixed),
window trim, and window width;
c. Same cladding materials as the front facade;
d. Same attic vent size, shape, materials, and trim;
e. Eaves shall be of equal or greater depth; or
f. 2 or more of the same projecting exterior light fixture.

GUIDELINES
G124. Accessory buildings should carry on the same
Accessory Building Design. Accessory dwelling units
should have the same materials and architectural
style as the primary residents, such illustrated by this Craftsman-style ADU. (Photo credit: Fresno County.)
RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 49
architectural style as that of the primary residence. See Chapter V, Architectural Style.

1. FENCING

STANDARDS
S134. Front yard fencing shall be as required by Development Code Section 15-2006, Fences, Walls, and Hedges, except that chain link fencing shall be prohibited.

GUIDELINES
G135. Front yard fencing is discouraged. Fencing that
encroaches beyond the plane of the front façade of the primary house is discouraged. Every effort should be made to preserve the traditional pattern of open, unfenced front yards lining the street.

G136. Fencing should match or complement the fencing
materials on adjoining properties.

G137. Some of the older Craftsman-era homes and lots in the Tower District were purposefully designed to share a bermed front yard between contiguous lots. The front entrances of these homes are in some cases 3 or more feet in elevation above the sidewalk. Fencing of any type in these situations disrupts the intended street design and is discouraged.

G138. Side yard fencing should not encroach into the front yard when there is no front yard fence in place. Such placement of side yard fencing serves no purpose and disrupts the continuity of the neighborhood’s front yard setback.

F. Additional
Standards and
Guidelines
Front Yard Fence. These front yard fences exemplify
good use of materials and height.
50 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

2. SECURITY

STANDARDS
S135. Security standards shall be as required by Development Code Article 20, General Site Regulations.

S136. Metal bars and metal mesh are prohibited on the outside of windows and doors which face a street, public plaza, or park.

GUIDELINES
G139. Front porches should not be enclosed with security fencing. Many Tower homes were specially designed to connect the porch entrance to the front yard.

G140. Alarm boxes for home security system should be placed in an inconspicuous location to limit street visibility.

3. MECHANICAL EQUIPMENT SCREENING

STANDARDS
S138. Screening of mechanical equipment shall be as required by Development Code Article 20, General Site Regulations, and Article 24, Parking and Loading.

S139. Roof-mounted mechanical equipment shall be recessed within the volume of a surrounding sloped roof or parapet walls, or panel screening.

GUIDELINES
G141. Mechanical equipment should be located on the ground, either in the back or on the side of the residence. Units placed on the ground should be screened with landscaping. When rooftop placement is necessary, the unit should be located Rear Yard Fence. This corner lot rear yard fence is
tastefully done to complement the residence. Notice
the use of the landscaping along the sidewalk side of
the fence and how it softens the appearance.

Side Yard Fence. This side yard fence disrupts the
continuity of the neighborhood front yard setback and
is discouraged.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 51
on the side or rear of the residence to limit street visibility. In addition, roof mounted units should be screened from the view of adjacent properties.

G143. The visual impacts of trash enclosures, storage areas, loading areas, and utility boxes should be visually buffered.

4. OUTDOOR LIGHTING AND ILLUMINATION

STANDARDS
S141. Outdoor lighting and illumination shall be as required by Development Code Section 15-2015, Outdoor Lighting and Illumination.

GUIDELINES
G144. Lighting fixtures should complement the architectural style of the primary structure (see Chapter V, Architectural Styles). Industrial style lighting, such as flood lighting or fluorescent lighting, is not appropriate.

G145. Lighting should be permanently fixed to a structure.

5. SIGNS

STANDARDS
S142. Signs shall be as required per Development Code
Article 26 and applicable Overlay District, except that pole signs are prohibited.

GUIDELINES
There are no guidelines for signs.

Hidden Equipment. This residence’s HVAC unit is
located so it is not visible from the street.
52 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

6. ART

STANDARDS
There are no design standards expressly related to art.

GUIDELINES
G160. Development should contribute art and artistic elements where they can be seen from public sidewalks, such as within front yards, as site features like fencing, and as building features like entrances.

RESIDENTIAL SINGLE-FAMIL Y DISTRICTS | 53
03 RESIDENTIAL MULTI-

FAMILY DISTRICTS

56 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Apartment Houses. Typical Tower District apartment
houses of the pre-WWII vintage on Van Ness Avenue.

Small four unit apartment building at Wishon and
McKinley.

The Residential Multi-Family standards and guidelines are intended to preserve the unique character of areas with RM zoning designations while facilitating compatible infill development. RM districts are generally located near the center of the district or along major streets and are predominantly developed with small multi-family buildings such as bungalow courts and 4-plexes, however in the Tower District these areas also harmoniously accommodate small commercial structures as well as single-family homes. Residential-only projects within Commercial and Mixed-Use districts should use these standards also, such as may be allowed within the Apartment House Overlay District.

Although the numbering of the Standards and Guidelines that follow may appear nonsequential it is sequential across the document and optimal for implementation.

STANDARDS
S2. Uses shall be permitted, conditionally permitted, or prohibited as set forth in Development Code Section 15-1002, Use Regulations, and applicable Overlay District regulations.

GUIDELINES
G1. Development should contribute to a neighborhood that promotes walking, is human scale, and offers opportunities for “missing middle” and other forms of housing.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS
A. Purpose
B. Uses
RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 57
C. Density and
Massing
Suburban Style Townhouses. Buildings without clear
entrances along streets not appropriate in the Tower
District, nor are facades dominated by garage doors.

Street-Oriented Apartments. Contemporary
multifamily development lines streets in a pedestrian-
friendly way near the Tower District.

1. LOT SIZE

STANDARDS
S7. No lot shall exceed 1.50 acres in area, except in the Apartment House Overlay District where the maximum lot size shall conform to the maximum lot size described in Development Code Section 15-1609. Project properties may be subdivided to meet this requirement.

GUIDELINES
G10. Encourage parking configurations that reduce the site area dedicated to parking, such as to use mechanical parking lifts and tandem parking.

2. BUILDING HEIGHT AND MASS

STANDARDS
S9. Building height and mass standards shall be as required by Development Code Section 15-1003, Density and Massing Development Standards, Article 21, TOD Height and Density Bonus, and applicable Overlay District regulations.

GUIDELINES
G12. A building mass that is within 10 feet of a front or street side setback should not be more than 60 feet wide, unless it is interrupted by a vertical recess at least 10 feet wide and 8 feet deep.

G13. Where visible from a street, building mass should appear to be of a similar scale as buildings along the same block face and across the street, such as by stepping part of the project back at a height that matches the height of its neighbors. 58 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

3. SETBACKS

STANDARDS
S15. Setbacks shall be as required by Development Code
Section 15-1003, Density and Massing Development Standards, and applicable Overlay District regulations, except:
a. Minimum rear and interior side setback for detached
garages shall be 5 feet, or 3 feet where adjacent to alleys; and
b. Minimum front and street side setback for garages,
accessory dwelling units (ADU), and storage sheds shall be not less than 25 feet, unless:
i. If vehicle access to a garage occurs solely from an
alley, then a street-facing garage side wall shall have the same minimum setback as the principal structure
provided that the garage side wall has a street-facing
window not less than 5 square feet in area; and
ii. If an ADU has street-facing entrance that conforms
to primary entrance design standards, then it shall
have a minimum setback that is 5 feet more than the
minimum setback for the principal structure.

GUIDELINES
There are no setback guidelines.

1. BUILDING ARRANGEMENT

STANDARDS
S19. Building arrangement shall be as required by Development D. Site Design
Victorian towhouses in San Francisco, CA
Colonial townhouses in Celebration, FL
Sample townhouse
site plan
RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 59
Code Section 15-1003, Density and Massing Development
Standards, Section 15-1004, Site Design Development
Standards, and Section 15-1005, Facade Design Development Standards, and applicable Overlay District regulations.

G19. Buildings should present active fronts to public streets.

Features such as entrances, windows, and balconies should be oriented to the street to keep it monitored, lively, and safe.

G21. On larger parcels with multiple buildings, buildings that cannot front onto a street should front onto a common (shared) open space, such as plaza, courtyard, or landscaped pedestrian passage. Pedestrian access to at-grade common open spaces should include direct access to and from a street.

G22. Street-facing building facades should be parallel relative to the adjacent street right-of-way, except where they are oriented towards a street corner.

NOT THIS

NOT THIS
THIS
60 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

2. PARKING
a. Parking Access Location

STANDARDS
S23. When ministerial review of a development application is required by California law, driveways shall be located not less than 30 feet from the intersection of 2 public street rights-of- way. Driveway location shall otherwise be determined by the City Engineer.

S24. On-site parking shall be accessed from an alley, if alley access is possible.

S26. Along each street where parking access is allowed, each parcel shall be allowed not more than 1 driveway that is less than 25 feet in width.

S27. Parking access location shall be as required by
Development Code Section 15-1004, Site Design Development Standards, and Article 24, Parking and Loading.

GUIDELINES
G23. Because of the danger and inconvenience they present to pedestrians and wheelchair users, drive approaches across the sidewalk should be limited.

G24. The width of the drive approach and driveway should be no greater than 16 feet, except where the driveway serves as a designated fire lane.

THIS

NOT THIS
Parking for this apartment house is entirely behind the main structure, which is the preferred placement of
parking in the Tower District.

The parking lot for this apartment complex is in front
of the main structure, which is never appropriate in the Tower District.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 61
G25. If a lot is redeveloped, then abandoned driveways should be removed.

G26. If a lot with unnecessary driveways is redeveloped or significantly altered, all unnecessary driveways should be removed.
b. Parking Setback, Buffer, and Placement

STANDARDS
S30. Parking setback and buffering shall be as required by Development Code Section 15-1003, Density and Massing
Development Standards, Section 15-1004, Site Design
Development Standards, Section 15-1005, Facade Design
Development Standards, applicable Overlay District regulations, and Article 24, Parking and Loading, except to conform to setback standards described above.

S31. Parking that is directly facing a street shall be limited by minimum frontage requirements for buildings and setback requirements for parking, as described in Development Code Table 15-1003, except that parking shall be allowed within the setback area if it is below a building and the ceiling above the parking extends not more than 3 feet above finished grade.

GUIDELINES
G29. Surface parking, carports, and private garages should be placed behind street-facing dwelling units and toward the rear of the lot to limit visibility from the public street.

G30. If surface parking, carports, or private garages are permitted to be placed adjacent to a public street, the following will apply:
62 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES a. Surface parking should not occupy more than 50 percent of a lot.
b. A clearly marked pedestrian walkway should be provided from the public sidewalk to the entrance of the building. c. Parking should be buffered from the street with a
screening wall or fence 3 feet in height in order to enclose the parking lot. Screening walls or fencing should be
attractively designed and should use materials which
are the same as those used in the building, or which are complimentary to the building
d. Screening walls should be located no less than 2 feet and no more than 3 feet from the back of the sidewalk.

Vegetation on or through the screening should be
provided.
e. Screening walls should have 1 pedestrian access point for every 50 feet of street frontage.
c. Parking Design

STANDARDS
S35. Carports shall not use canvas or steel pipe.

S36. Parking design shall be as required by Development Code Section 15-1003, Density and Massing Development Standards, Section 15-1004, Site Design Development Standards, and Section 15-1005, Facade Design Development Standards,
applicable Overlay District regulations, and Article 24, Parking and Loading
S37. Parking lots shall provide 1 shade tree for every 4 parking stalls. Trees should be a minimum of 15 gallons with a 1 inch RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 63
diameter as measured 48 inches above natural grade, when planted.

GUIDELINES
G33. Parking areas should be designed to be without visual obstructions to allow natural surveillance.

G36. Underground parking areas are encouraged, as are
parking garages that are concealed behind inhabitable
residential space. Parking structures that are visible from the street should be as architecturally indistinguishable from the primary building as possible.

G37. Parking structures adjacent to the street should follow all guidelines set forth in this document for primary structures.

G38. Underground parking should not be visible from the street. Buildings suspended over parking areas by stilts should not be permitted.

3. PEDESTRIAN ACCESS AND STREET FRONTAGE

STANDARDS
S41. Direct pedestrian access shall be provided that connects a public sidewalk along a street to every pedestrian entrance to a building.

S43. Direct entrances shall be provided into all individual

THIS NOT THIS
Pedestrian Access. A direct path from the sidewalk
to the front door of the house or apartment building
should always be provided.
64 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES ground-floor dwelling units that are adjacent to a public street.

S44. Pedestrian access and street frontage improvement
shall be as required by Development Code Section 15-1004, Site Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
There are no Pedestrian Access guidelines.

4. BLOCKS, STREETS, AND ALLEYS
a. Roadway and Alley Design

S48. Existing roadways shall not be closed or widened.

S50. New alleys shall be designed as determined by the
Development Code, Department of Public Works engineering standards, and the City Engineer.

Pineapple Lights. Historical
pineapple lights in the Tower
District should be maintained.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 65
S51. New development shall install new street lights where the spacing adjacent to the project is less than the average spacing along the block face and/or if an adjacent existing street light is damaged. New street lights shall conform to the following design standards:
a. New street lights shall be no more than 18 feet in height; and
b. Where decorative street lights are present along any part of the project’s block face, then each new street light shall match the decorative street light’s pole and base, and its fixture canopy shape/profile, size, and color, except that this standard shall not apply to cobrahead lights.

G42. New roadways should be as narrow as possible to slow traffic, increase walkability, and create spatial definition in the Alleys. Alleys provide mid-block vehicular access that
is shared by multiple parcels, and minimize the number
of driveways crossing public sidewalks.

Historic monuments. Historic monuments were
originally constructed to add to neighborhood identity
in the Tower District, which they continue to do.
66 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES streetscape.

G44. Historic street features that define the Tower District, including, but not limited to, streetlights, street trees, median islands, hitching posts, railings, and Craftsman-style gateways should be maintained and protected.

G45. Every effort should be made to maintain the historical lighting where it exists, such as the pineapple lights. b. Sidewalks

STANDARDS
S53. Sidewalks in public rights-of-way shall conform to standards provided by the City Engineer.

S54. For new development on an existing street, the existing sidewalk and park strip pattern shall be maintained.

S55. For new development along a new street, the following sidewalk standards shall apply:
a. Each side of the street shall have a sidewalk and park strip;
b. Sidewalks shall be no less than 5 feet wide; and
c. A park strip (an unpaved area for landscaping) shall be located between the sidewalk and the curb. The park strip Sidewalk Zones. Sidewalks should be accompanied
by street trees to create comfortable walking
environments.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 67
shall be no less than 6 feet wide. All required street trees shall be planted in the park strip.

GUIDELINES
G46. New development should be designed to enhance
pedestrians’ experience as they walk along public sidewalks.

G47. Park strips should be landscaped in a manner
complimentary to the adjacent front yard with materials such as lawn, groundcover, or decomposed granite.

G48. Tall, dense shrubs and hedges that impede access to vehicles parked on the street should not be planted in park strips.
c. Street Connectivity and Block Length

GUIDELINES
G50. The existing grid should be maintained and enhanced whenever possible.

Street Network. Traditional neighborhood street
patterns versus more circuitous suburban street
patterns.

THIS NOT THIS
68 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G51. Where a direct pedestrian path is desired but a streetside sidewalk is not possible provide a publicly accessible paseo.

5. ON-SITE OPEN SPACE

STANDARDS
S62. On-site open space shall be as required by Development Code Section 15-1004, Site Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
G53. On-site open spaces should be clearly separated from the street and should be located at the rear of the lot behind the primary building or at the center of the lot in the form of a courtyard.

G54. For existing courtyard apartments or bungalow courts, intrusions, screening, or blockage of the central courtyard is discouraged.

1. ARCHITECTURAL COMPATIBILITY

STANDARDS
S65. The architectural compatibility of buildings shall be maintained, as set forth by standards in Chapter V. Architectural Style.

S66. Garages and carports shall have the same architectural style as the primary structure. See Chapter V. Architectural Style.

S67. Building additions, building renovations, carports, and E. Façade
Design
Façade Elements. The building on the left shows
good use of balconies, windows, cornices and a rooftop
open space area.

THIS NOT THIS
RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 69
garages shall match existing and/or original primary building characteristics for roofs, cladding materials, windows, and attic vents. See Chapter V, Architectural Style.

S68. Where proposed development shares a block face
with existing residential development, new construction shall maintain architectural compatibility with a neighboring adjacent street-facing facade by conforming to 3 or more of the following standards, except where it conflicts with standards to maintain compatibility with the existing and/or original primary building:
a. Exterior cladding shall be of the same material for not less than one-half of the façade area;
b. A ground-floor building entrance shall be of the same type (i.e. porch, stoop, or interior vestibule);
c. A window bay shall be provided that is within 6 inches of the width and depth of an existing bay;
d. Windows shall be of the same type (i.e. single-hung, double-hung, or casement) and within 6 inches of the
width and height of an existing window;
e. A horizontal cornice shall be provided that is within 2 feet of vertical distance from finished grade of an existing cornice, and is at least as tall and deep as the existing cornice;
f. Eaves shall be of equal or greater depth; or
g. The roof shall be the same type (i.e. hipped, gable, flat) and within 2 degrees of the same slope.
70 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

2. FAÇADE ARTICULATION

STANDARDS
S70. Facade articulation shall be as required by Development Code Section 15-1003, Density and Massing Development
Standards, Section 15-1005, Facade Design Development
Standards, and applicable Overlay District regulations.

S71. Above the ground-floor, at least 1 projection or recess shall be provided for every 50 horizontal feet, such that the projection or recess shall not be less than 24 inches in depth for a width of not less than four feet.

GUIDELINES
G62. In general, building widths should be consistent
with adjacent properties. On new blocks, or blocks with no established pattern, building widths of 30 to 50 feet are most appropriate.

G64. Façades may be more articulated and residential in character or flatter and more urban in character. On already built-up blocks, the existing pattern should be respected.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 71

3. ROOFS

STANDARDS
S79. Roof renovations and additions shall be the same roof type as exists or of the original (i.e. hipped, gabled, flat, or type listed in the Oxford Dictionary of Architecture), and within 2 degrees of existing roof slope.

S80. Roofs shall be as required by Development Code Section 15-1003, Density and Massing Development Standards,
Section 15-1005, Facade Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
G75. Modifications or additions to existing buildings should maintain the original roof type.

4. CLADDING MATERIALS AND FINISHES

STANDARDS
S83. With renovations and additions of existing buildings, one- half or more of the area of each street-facing facade shall match the cladding of the existing or original building.

S85. Cladding materials prohibited as follows:
a. All Vertical Siding (except board on bat and board on board)
b. Rough sawn plain
c. Pressed plywood in any form, including T1-11
d. Kerfed Rough Sawn
72 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES e. Reverse Board and Batten
f. Metal siding
g. Vinyl siding
h. Wood siding
i. Mirrored glass
j. Concrete block or cinder block that is not completely covered by an allowable finish.

S86. Exterior materials used in renovations of and additions to existing buildings shall be the same as 1 or more of the existing or original materials. Stucco shall not be used to replace other materials.

S87. Cladding and trim shall be as required by the “Certainty Option” under Development Code Section 15-1005, Facade
Design Development Standards, and applicable Overlay District regulations.

S88. On existing structures, stucco shall not be used to replace any other material.

G82. Stucco finishes should be smooth or lightly textured types such as Santa Barbara Finish, Fine Float Finish, Fine Sand Finish, or Medium Sand Finish. Modern stucco finishes RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 73
such as Knockdown Dash, Lace, or Arizona are inappropriate and should not be utilized. Contemporary accent materials such as stacked stone are also inappropriate and should be avoided.

5. WINDOWS

STANDARDS
S95. Windows shall be provided along all walls that are along the front and street side setbacks, and not less than 20 percent of the area of each street-facing facade shall be comprised of a window or door opening. Multiple street-facing walls shall be considered to be part of the same facade if they are parallel and face the same direction.

S96. Windows shall not be flush with solid building surfaces, but shall be recessed at least 2 inches from the exterior trim or, if no trim is used, from the exterior wall plane.

S97. Horizontal sliding windows are not allowed.

S98. Any room with exterior window(s) shall have at least one window that is operable for natural ventilation, unless precluded by the California Building Code.

S99. Window glass shall be non-reflective and clear except adjacent to bathrooms.

S100. Unpainted aluminum shall not be allowed for windows or window frames.

S101. Windows shall be as required by the “Certainty Option” under Development Code Section 15-1005, Facade Design
Development Standards, and applicable Overlay District
regulations.

Windows. Windows should be recessed from the
exterior wall, and window frames should be vertically
proportioned.

THIS NOT THIS
74 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G92. Whenever possible, upper-floor windows at the rear and sides of buildings should be placed to maximize the privacy of the neighboring properties.

The number, size, style, and shape of window panels should be consistent with the original windows.

G94. Where applicable, the existing original trim should remain intact when replacement windows are installed.

G95. Window screens that detract from the window are
discouraged.

G96. Windows should maintain the same style and spacing along all sides of building.

G97. Each window should be individually articulated and windows should not form long horizontal or vertical bands.

G98. Windows should be single-hung, double-hung, casement, or other similar types. Non-opening windows are inappropriate.

6. PRIMARY ENTRANCE DESIGN
a. General

STANDARDS
S110. All primary building entrances shall have a direct path (excluding driveways) from the entrance to a public sidewalk.

Façade Elements. This Tower District apartment
house shows good use of balconies, porches, stoops,
cornices, and internal stairways.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 75
b. Primary Entrances (Residential Uses)

STANDARDS
S112. Each primary building entrance shall include a covered porch or stoop accompanied by a recessed entry door. Porches and stoops shall have horizontal dimensions that are not less than 5 feet without obstructions.

S113. Primary entrance design shall be as required by
Development Code Section 15-1004, Site Design Development Standards, the “Certainty Option” under Development Code Section 15-1005, Facade Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
G106. Direct entrances should be provided into all individual ground-floor dwelling units or commercial spaces which are adjacent to a public street. The doorways of such entrances should be parallel to the sidewalk, except where they face a street corner. Secondary entrances that do not face a street are allowed, but not in lieu of a street-facing entrance.

G107. Dwelling units located on the ground floor and not adjacent to a public street or located on upper floors, should be accessed through a common entrance that faces, and is parallel to, the street. Secondary entrances that do not face a street are allowed, but not in lieu of a street-facing entrance.

G108. In multi-family residential buildings oriented around a central courtyard, dwelling units should have their primary entrance facing the courtyard, with the exception of units adjacent to a public street, which must have their primary entrance facing the street.
76 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G109. For modifications to existing buildings, replacement doors should be of the same type as the original or fit with the architectural style of the residence (see Chapter V, Architectural Style). Metal security doors are not appropriate.

G110. Porches are encouraged at primary entrances, and should follow the following guidelines:
a. Incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the building;
b. Height above the adjacent grade to be no less than 18 inches and no more than 4 feet;
c. Depth to be no less than 5 feet and no more than 15 feet; and
d. Width to be no less than 8 feet.

G111. Stoops are encouraged at street-facing entrances, and should follow the following guidelines:
a. Incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the building.
b. Height above the adjacent grade to be no less than 2 feet and no more than 4 feet.
c. Depth of the landing at the top of the stoop to be no less than 5 feet and no more than 15 feet.
d. Width to be no less than 4 feet and no more than 8 feet. e. If a stoop is provided at a street-facing entrance, an ADA compliant entrance must also be provided into that space which can serve as the primary entrance.

Stoops. Stoops are most appropriate for rowhouses
and townhouses, but can also be used for apartment
houses.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 77

7. ATTIC VENTS

STANDARDS
There are no design standards for attic vents.

G121. Similar attic vents should be carried through to any auxiliary structure on the lot, i.e., garages, carports, accessory dwelling units, storage sheds, etc.

8. BALCONIES

STANDARDS
S122. Balconies shall be no less than 5 feet in depth, except for decorative “Juliet” balconies which have no minimum depth.

S123. Balconies shall be as required by Development Code Section 15-1004, Site Design Development Standards, the “Certainty Option” under Section 15-1005, Facade Design Development Standards, and applicable Overlay District
regulations.

GUIDELINES
G123. Balconies are encouraged and should at a minimum apply the following design principles:
a. Incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with 78 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES the rest of the building;
b. Dimension to the bottom of the balcony should be no less than 8 feet above the adjacent grade or top of sidewalk; c. Depth should be no less than 5 feet and no more than 10 feet;
d. Width should be no less than 8 feet; and
e. Project no more than 4 feet into the public right-of- way, subject to an encroachment permit and California
Building Code standards.

9. ACCESSORY BUILDING DESIGN

S127. Accessory dwelling units (ADU), garages, carports, and storage sheds shall match a street-facing facade of the principal structure in at least 2 of the following ways:
a. Same roof type (hipped, gabled, or flat) and roof pitch (within 2 degrees);
b. Same window type (double-hung, casement, fixed),
window trim, and window width;
c. Same cladding materials as the front facade;
d. Same attic vent size, shape, materials, and trim;
RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 79
e. Eaves shall be of equal or greater depth; or
f. 2 or more of the same projecting exterior light fixture.

GUIDELINES
G125. Accessory buildings should be located behind the main building. If visible from the street, accessory buildings should carry on the same architectural style as that of the primary residence. See Chapter V, Architectural Style.

10. EXTERNAL STAIRWAYS AND CORRIDORS

STANDARDS
S129. External stairways and corridors that are not fully enclosed within a building and are used for accessing spaces above the ground floor, shall be as required by the “Certainty Option” within Development Code Section 15-1005, Facade Design Development Regulations, and applicable Overlay
District regulations.

GUIDELINES
G127. External stairways and corridors located within 30 feet of a public street should be incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the building.

G128. External stairways located within 30 feet of a public street should not have open risers and should be located behind a partial wall or fin that hides the stairs and railing. The partial wall or fin should utilize the same materials as the rest of the building.
80 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

1. FENCING

STANDARDS
S134. Front yard fencing shall be as required by Development Code Section 15-2006, Fences, Walls, and Hedges, except that chain link fencing shall be prohibited.

GUIDELINES
There are no fencing guidelines.

2. SECURITY

STANDARDS
S135. Security standards shall be as required by Development Code Article 20, General Site Regulations.

S136. Metal bars and metal mesh are prohibited on the outside of windows and doors which face a street, public plaza, or park.

GUIDELINES
G139. Front porches should not be enclosed with security fencing. Many Tower homes were specially designed to connect the porch entrance to the front yard.

G140. Alarm boxes for home security system should be placed in an inconspicuous location to limit street visibility.

3. MECHANICAL EQUIPMENT SCREENING

STANDARDS
S138. Screening of mechanical equipment shall be as required by Development Code Article 20, General Site Regulations, and F. Additional
Standards and
Guidelines
RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 81
Article 24, Parking and Loading.

S139. Roof-mounted mechanical equipment shall be recessed within the volume of a surrounding sloped roof or parapet walls, or panel screening.

GUIDELINES
G141. Mechanical equipment should be located on the ground, either in the back or on the side of the residence. Units placed on the ground should be screened with landscaping. When rooftop placement is necessary, the unit should be located on the side or rear of the residence to limit street visibility. In addition, roof mounted units should be screened from the view of adjacent properties.

G143. The visual impacts of trash enclosures, storage areas, loading areas, and utility boxes should be visually buffered.

4. OUTDOOR LIGHTING AND ILLUMINATION

STANDARDS
S141. Outdoor lighting and illumination shall be as required by Development Code Section 15-2015, Outdoor Lighting and Illumination.

G146. Parking areas should be well lit for security.
82 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G147. Lighting, other than parking lot lighting, should be permanently fixed to the structure.

5. SIGNS
a. General

STANDARDS
S142. Signs shall be as required per Development Code
Article 26 and applicable Overlay District, except that pole signs are prohibited.

GUIDELINES
G148. Building identification signs should be no greater than 25 square feet in area and should be attached to the façade, parallel to the façade, or above the main entrance to the building.

6. ART

STANDARDS
There are no standards expressly related to art.

RESIDENTIAL MULTI-FAMIL Y DISTRICTS | 83
04 MIXED-USE AND

COMMERCIAL DISTRICTS

MIXED-USE AND

COMMERCIAL DISTRICTS
86 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

MIXED-USE AND COMMERCIAL DISTRICTS
The Mixed-Use and Commercial Districts standards and
guidelines are intended to preserve the unique character of areas with MX and C zoning designations while facilitating compatible infill development. MX and C districts are generally located along major streets where small pedestrian-oriented commercial storefronts were built historically. There are usually no front or side building setbacks, with structures built right up to the sidewalk, standing shoulder-to-shoulder with their neighbors and framing the street and its activity spatially.

Buildings face the street with windows and entrances, rather than parking lots that are usually located behind the buildings.

In the Tower District, housing was often built on upper floors.

Along MX and C district corridors residential structures we re built along commercial uses historically, and these standards promote continuous storefronts and pedestrian activity, except where ground-floor residential is expressly allowed by the Affordable Housing Overlay district regulations and under California law.

Although the numbering of the Standards and Guidelines that follow may appear nonsequential it is sequential across the document and optimal for implementation.

STANDARDS
S3. Uses shall be permitted, conditionally permitted, or prohibited as set forth in Development Code Section 15-1102 and 15-1202, Use Regulations, and any applicable Overlay District regulations, except that new uses within the Automobile/ Vehicle Sales and Services use category and Drive-In and A. Purpose
B. Uses
Commercial Mixed-Use Area
MIXED-USE AND COMMERCIAL DISTRICTS | 87
Drive-Through Facilities noted in Development Code Table 15- 1102 shall not be allowed with a Conditional Use Permit.

S4. The interior space behind the required storefronts shall be available for one or more allowable commercial and/or public uses for a depth of not less than 30 feet and shall be directly accessible from a public sidewalk. Residential uses shall not be allowed within 30 feet of the storefront building frontage, except for residential entrance vestibules and stairs, and as are allowed within the Affordable Housing Overlay District and under California law.

S5. A single ground-floor commercial space shall not have a street-adjacent building frontage that exceeds 50 feet in width.

This requirement may be met by locating separate commercial spaces along the building frontage, if the separate spaces are at least 30 feet deep and have direct access from a public sidewalk.

GUIDELINES
G2. Maintain storefronts at ground-floor level along
commercial shopping streets. These storefronts should
have uses that help activate the public sidewalks they face.

Commercial retail, restaurant, service, community service, and destination uses are encouraged.

G3. In general, individual ground-floor spaces should not exceed 10,000 square feet in size. Exceptions should be made for grocery stores, theaters, and other desirable commercial destinations. Exceptions should not be made for retail stores, restaurants, office uses, or lodging. “Big box” style retailing is not appropriate.

Large Retail Spaces. Shown above is an example of
“wrapping” a large single use with smaller storefront
spaces. In instances where a large single space is
appropriate, it must be dealt with using this technique. 88 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G4. When a large use is appropriate, it should be “wrapped” with small storefronts at the ground-level. An excellent example of this technique is the Tower Theater. Doing so will prevent large expanses of inactive sidewalk and will keep the street area lively.

G5. The development of residential and office uses are
encouraged on upper floors to add housing and employment opportunities and increase patronage of local businesses.

1. LOT SIZE

GUIDELINES
G10. Encourage parking configurations that reduce the site area dedicated to parking, such as to use mechanical parking lifts and tandem parking.

2. BUILDING HEIGHT AND MASS

STANDARDS
S10. Building height and mass shall be as required by
Development Code Section 15-1103 and 15-1203, Density and Massing Development Standards, Article 21, TOD Height and Density Bonus, and applicable Overlay District regulations.

C. Density and
Massing
MIXED-USE AND COMMERCIAL DISTRICTS | 89
S11. All new primary structures shall have a minimum height of 2 stories. Renovations to existing structures shall be exempt from this requirement.

S12. Within 10 feet of a front or street side setback, buildings shall not be more than 4 stories in height, except to allow a tower element within 20 feet of a street intersection.

GUIDELINES
G13. Where visible from a street, building mass should appear to be of a similar scale as buildings along the same block face and across the street, such as by stepping part of the project back at a height that matches the height of its neighbors.

3. SETBACKS

STANDARDS
S16. Setbacks shall be as required by Development Code
Section 15-1103 and 15-1203, Density and Massing Development Standards, and applicable Overlay District regulations.

S17. Setback landscaping shall be subject to Development Code Article 23, Landscape.

GUIDELINES
G15. Primary buildings should not be set back from the street unless it is for the purpose of providing a wider sidewalk, outdoor dining area, paseo, or plaza.

G16. Interior side setbacks should not be provided. Buildings should stand shoulder-to-shoulder, without gaps between them, forming a solid continuous streetwall. Continuous streetwalls Front Setbacks and Building Orientation. In the
“Main Street” area buildings should be brought right
up to the street, with no front setbacks. Front setbacks inconvenience pedestrians, degrade the definition of
the street as a public place, and leads to highway-strip signage that must “shout” at passing motorists.

Side Setbacks. Main Street buildings should be built
shoulder-to-shoulder to form a continuous street wall.

THIS
THIS

NOT THIS
THIS

NOT THIS

NOT THIS
90 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES spatially define the street, creating a pleasant pedestrian environment and forms a clear separation between the public and private realms. In particular, the front 12 feet of a building should be built out to the side lot lines, unless a side setback is necessary for vehicular access or a pedestrian passage. The side walls beyond the front 12 feet may be set back.

G17. For corner lots, street side setbacks should be treated like the front of the lot, and buildings should not be set back from the side street.

1. BUILDING ARRANGEMENT

STANDARDS
S20. Building arrangement standards shall be as required by Development Code Section 15-1103 and 15-1203, Density and Massing Development Standards, Section 15-1104 and
15-1204, Site Design Development Standards, and Section 15- 1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations.

S21. Along front and side street setbacks, building walls shall be parallel or perpendicular to the adjacent street right-of-way except within 5 feet of a building entrance.

G19. Buildings should present active fronts to public streets.

D. Site Design

NOT THIS

NOT THIS
THIS
MIXED-USE AND COMMERCIAL DISTRICTS | 91
Features such as entrances, windows, and balconies should be oriented to the street to keep it monitored, lively, and safe.

G22. Street-facing building facades should be parallel relative to the adjacent street right-of-way, except where they are oriented towards a street corner.

2. PARKING
Due to its mixed-use, walkable nature, parking should be addressed differently in the Tower District than in other areas of the City. While many visitors may arrive via an automobile, they typically only park once, and then walk from destination to destination thereafter, unlike suburban locations where visitors usually drive and re-park from destination to destination. a. Parking Access Location

STANDARDS
S23. When ministerial review of a development application is required by California law, driveways shall be located not less 92 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES than 30 feet from the intersection of 2 public street rights-of- way. Driveway location shall otherwise be determined by the City Engineer.

S24. On-site parking shall be accessed from an alley, if alley access is possible.

S26. Along each street where parking access is allowed, each parcel shall be allowed not more than 1 driveway that is less than 25 feet in width.

S28. Parking access location shall be as required by
Development Code Section 15-1104 and 15-1204, Site Design Development Standards, applicable Overlay District regulations, and Article 24 Parking and Loading.

GUIDELINES
G23. Because of the danger and inconvenience they present to pedestrians and wheelchair users, new drive approaches across the sidewalk should be limited.

G25. If a lot is redeveloped, then abandoned driveways should be removed.

G26. If a lot with unnecessary driveways is redeveloped or significantly altered, all unnecessary driveways should be removed.

G27. For interior lots without alley access, the project applicant should work to share side street access with a neighboring MIXED-USE AND COMMERCIAL DISTRICTS | 93
property through an easement or reciprocal access agreement.

If this is not possible, access will be permitted consistent with established standards.
b. Parking Setback, Buffer, and Placement

STANDARDS
S32. Parking setback and buffering standards shall be as required by Development Code Section 15-1103 and 15-1203, Density and Massing Development Standards, Section 15-1104 and 15-1204, Site Design Development Standards, Section 15-1105 and 15-1205, Facade Design Development Standards, applicable Overlay District regulations, and Article 24, Parking and Loading.

S33. Parking that is directly facing a street shall be limited by minimum frontage requirements for buildings and setback requirements for parking, as described in Development Code Table 15-1103 and 15-1203, except that parking shall be allowed within the setback area if it is below a building and the ceiling above the parking extends not more than 3 feet above finished grade.

GUIDELINES
G30. If surface parking, carports, or private garages are permitted to be placed adjacent to a public street, the following apply:
a. Surface parking should not occupy more than 50 percent of a lot;
b. A clearly marked pedestrian walkway should be provided from the public sidewalk to the entrance of the building; 94 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES c. Parking should be buffered from the street with a
screening wall or fence 3 feet in height in order to enclose the parking lot. Screening walls or fencing should be
attractively designed and should use materials which
are the same as those used in the building, or which are complimentary to the building;
d. Screening walls should be located no less than 2 feet and no more than 3 feet from the back of the sidewalk.

Vegetation on or through the screening should be
provided; and
e. Screening walls should have 1 pedestrian access point for every 50 feet of street frontage.

G31. Underground parking areas are encouraged. Parking
structures located at the front of the lot must be wrapped with storefronts at street-level.

G32. Surface parking, carports, and private garages should be placed toward the rear of the lot to limit visibility from the public street.
c. Parking Design

STANDARDS
S35. Carports shall not use canvas or steel pipe.

S37. Parking lots shall provide 1 shade tree for every 4 parking stalls. Trees should be a minimum of 15 gallons with a one-inch diameter as measured 48 inches above natural grade, when planted.

S39. Garage and carports shall use columns and roofing
materials that are the same as the primary building. Carport Parking Structure Design. Parking garages should be
lined with retail storefronts at the street-level, and not blank walls or visible parking levels.

Parking Lot Screening Wall. Parking lots which are
located adjacent to a street should be bordered by a
screening wall.

THIS NOT THIS
MIXED-USE AND COMMERCIAL DISTRICTS | 95
columns should not be less than 5 inches in width and depth.

GUIDELINES
G33. Parking areas should be designed to be without visual obstructions to allow natural surveillance.

G38. Underground parking should not be visible from the street. Buildings suspended over parking areas by stilts should not be permitted.

G39. Private garages and carports should maintain the same architectural style of the primary building. Design elements such as roof pitch, cladding materials, attic vents, and windows should match that of the primary building.

G40. Where the upper floors of parking structures are visible, they should have an architectural appearance indistinguishable from residential floors of buildings.

3. PEDESTRIAN ACCESS AND STREET FRONTAGES

STANDARDS
S41. Direct pedestrian access shall be provided that connects a public sidewalk along a street to every pedestrian entrance to a building.

S45. Pedestrian access and street frontage shall be as required by Development Code Section 15-1105 and 15-1205, Site Design Location of Vehicular Access. Vehicular access
should be kept away from the principal shopping street
wherever possible. Alleys are the first priority for site access, and side streets are also acceptable. The
principal street should onlgy be used if there are no
other options.
96 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Development Standards, Section 15-2423, Circulation and Safety, and applicable Overlay District regulations.

S46. Direct entrances shall be provided into all individual ground-floor dwelling units or commercial spaces which are adjacent to a public street.

GUIDELINES
There are no pedestrian access and street frontage guidelines.

4. BLOCKS, STREETS, AND ALLEYS
a. Roadway and Alley Design

S48. Existing roadways shall not be closed or widened.

S50. New alleys shall be designed as determined by the
Development Code, Department of Public Works engineering standards, and the City Engineer.

MIXED-USE AND COMMERCIAL DISTRICTS | 97
S51. New development shall install new street lights where the spacing adjacent to the project is less than the average spacing along the block face and/or if an adjacent existing street light is damaged. New street lights shall conform to the following design standards:
a. New street lights shall be no more than 18 feet in height; and
b. Where decorative street lights are present along any part of the project’s block face, then each new street light shall match the decorative street light’s pole and base, and its fixture canopy shape/profile, size, and color, except that this standard shall not apply to cobrahead lights.

G42. New roadways should be as narrow as possible to slow traffic, increase walkability, and create spatial definition in the streetscape.

Pineapple Lights. Historical
pineapple lights in the Tower
District should be maintained.
98 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G43. An on-street parking lane should be located on both sides of the street, except where transit stops or driveways are necessary. On-street parking should not be removed in order to create space for additional automobile travel lanes, however in some instances it may be appropriate to limit on-street parking for the provision of bicycle lanes.

G45. Every effort should be made to maintain the historical lighting where it exists, such as the pineapple lights. b. Sidewalks

STANDARDS
S57. Sidewalks in public rights-of-way shall conform to Development Code Section 15-1105 and 15-1205, Facade Design Development Standards, Section 15-4108, Street Design, and established City Engineering Standards. Sidewalk design may be subject to review and adjustment by the City Engineer, except when limited by State streamlining law.

S58. Sidewalks adjacent to the project shall be no less than 10 feet wide, except to allow tree wells along a block face that has existing or proposed storefronts, and to allow a landscape strip along a side street that has no storefronts. Where the distance between existing curb and property line is less than 10 feet, the curb location may be moved at the discretion of the City Engineer, otherwise the ground floor of the building shall be setback to meet this standard.

Sidewalk Zones. Where sidewalks are lined by
pedestrian-oriented storefronts, sidewalks should
contain an outer furniture area, a clear central walkway, and, when there’s enough room, an inner furniture area.

MIXED-USE AND COMMERCIAL DISTRICTS | 99
S59. Sidewalks shall maintain an uninterrupted path of travel at least 5 feet wide.

GUIDELINES
G46. New development should be designed to enhance
pedestrians’ experience as they walk along public sidewalks.

G49. A sidewalk adjacent to storefronts should provide for uninterrupted pedestrian flow and space for sidewalk activities and amenities as follows:
a. The sidewalk should be divided into 3 zones: an outer furniture area, a central walkway, and an inner furniture area;
b. The outer furniture area should occupy no more than
40 percent of the sidewalk width, provided there is
sufficient walkway area. Streetlights, street trees, vending machines, bike racks, benches, transit shelters, and other street furniture should be located in this area. If there is sufficient space, tables may be placed here by adjacent businesses; and
c. The inner furniture area should occupy no more than 20 percent of the sidewalk width, provided there is sufficient walkway area. Benches and dining tables may be placed
here by adjacent businesses. Sidewalks narrower than 8
feet should not have an inner furniture zone.
c. Street Connectivity and Block Length

STANDARDS
S60. No development project shall have a block that exceeds 500 feet in length, and new streets shall be created as needed Street Network. Traditional neighborhood street
patterns versus more circuitous suburban street
patterns.

THIS NOT THIS
100 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES to meet this requirement. Cul-de-sacs or other dead-end streets shall not be permitted, except where a freeway, railroad, or canal prevents connectivity.

GUIDELINES
G50. The existing grid should be maintained and enhanced whenever possible.

5. ON-SITE OPEN SPACE

STANDARDS
S63. On-site open space shall be as required by Development Code Section 15-1105 and 15-1205, Site Design Development Standards, and applicable Overlay District regulations.

GUIDELINES
G52. Property owners should routinely maintain landscaping including the replacement of any diseased or dead plant/tree.

Trees should not be topped; instead, trees should be pruned to encourage upward growth and tree canopy development.

G53. On-site open spaces should be clearly separated from the street and should be located at the rear of the lot behind the primary building or at the center of the lot in the form of a courtyard.

G54. For existing courtyard apartments or bungalow courts, intrusions, screening, or blockage of the central courtyard is discouraged.
“Main Street.” Throughout America, shopping streets
are lined by pedestrian-oriented retail along sidewalks with residential apartments and other uses above.

Pedestrian-oriented Retail. A “Main Street” area in
downtown San Luis Obispo, California.

MIXED-USE AND COMMERCIAL DISTRICTS | 101

6. MIXED-USE CONFIGURATIONS

STANDARDS
S64. Mixed-use configuration shall be as required by
Development Code Section 15-1103 and 15-1203, Density and Massing Development Standards, Section 15-1104 and 15-
1204, Site Design Development Standards, and Section 15- 1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations including Section 15- 1609, Affordable Housing Overlay District.

GUIDELINES
G55. Mixed-use buildings should be designed to minimize potential conflicts between residential and commercial uses adjacent to one another or within the same building. Potential techniques include providing distinct entries and circulation hallways for commercial and residential suites/units, providing rooftop mechanical ventilation of ground-floor commercial uses so as not to disrupt upper-floor residential tenants, and installing soundproofing in walls and floors between uses.

G56. The arrangement of uses within a mixed-use building should comply with the following:
a. Retail uses should generally be limited to the ground floor adjacent to the sidewalk and the basement or second
floor of buildings may have limited retail uses, either as a continuation of a street-level retail use, or as separate spaces with their own sidewalk entrance;
b. Office uses should generally be located on upper floors but may also occupy basement levels or rear portions of the ground-floor that are no less than 30 feet from the Automobile-Oriented Commercial. Suburban-style
highway commercial development is not compatible
with the Tower District and should not be permitted.

Mixed-Use Building. Within a Mediterranean style
vocabulary, residential uses are located on the upper
two floors, while the retail is at the street-level.
102 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES front setback; and
c. Residential uses should generally be located on upper floors.

1. ARCHITECTURAL COMPATIBILITY

STANDARDS
S65. The architectural compatibility of buildings shall be maintained, as set forth by standards in Chapter V, Architectural Style.

S66. Garages and carports shall have the same architectural style as the primary structure. See Chapter V, Architectural Style.

E. Façade
Design
MIXED-USE AND COMMERCIAL DISTRICTS | 103
the width and depth of an existing bay;
d. Windows shall be of the same type (i.e. single-hung, double-hung, or casement) and within 6 inches of the
width and height of an existing window;
e. A horizontal cornice shall be provided that is within 2 feet of vertical distance from finished grade of an existing cornice, and is at least as tall and deep as the existing cornice;
f. Eaves shall be of equal or greater depth; or
g. The roof shall be the same type (i.e. hipped, gable, flat) and within 2 degrees of the same slope.

G58. Materials used in the renovation of and addition to existing buildings should be consistent with the existing materials and/ or original materials at the time of first construction. 104 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES MIXED-USE FAÇADE GLOSSARY OF TERMS
Bulkhead – A “kickplate” at the bottom of a storefront bay below the display windows, usually made of tile, stone, or carved wood panels.

Cornice – A projecting, continuous, prominent architectural feature near the top of a building.

Display Windows – Windows that are specifically designed to allow for the presentation of merchandise to pedestrians.

Double-hung Window – A two-part window, with upper and
lower sashes that open by sliding vertically on pulleys.

Façade – The exterior wall of a building, particularly a wall that faces a street.

Fascia – The horizontal area of the storefront façade that is below the storefront cornice and above the entryand display windows.

Parapet – A low, solid, wall or railing along the edge of a roof that blocks visibility to rooftop equipment.

Pier – A vertical support that divides storefront bays.

Storefront Bay – A vertical division of the street-level façade that consists of piers, a frieze, display windows, and a bulkhead.

Transom Window – A hinged window over a door.

MIXED-USE AND COMMERCIAL DISTRICTS | 105
Façade Articulation: Mixed-use and commercial
buildings should achieve visual interest with
architectural elements such as columns, pilasters
and cornices, and avoid over use of recesses and
complicated massing.

THIS NOT THIS2. FAÇADE ARTICULATION

STANDARDS
S71. Above the ground floor, at least 1 projection or recess shall be provided for every 50 horizontal feet, such that the projection or recess shall not be less than 24 inches in depth for a width of not less than 4 feet.

S72. Façade articulation shall be as required by Development Code Section 15-1103 and 15-1203, Density and Massing
Development Standards, Section 15-1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations.

S73. For each street-facing building facade that is over 100 feet wide, a portion of the street-facing façade shall be setback a minimum of 2 feet for not less than 20 feet.

S74. For ground-floor facades adjacent to front property lines, windows and doors with transparent glazing shall comprise not less than 60 percent of the building wall area located between 2 and 7 feet above the public sidewalk.

S75. Storefront windows and interior space shall be designed to allow an unobstructed view into the interior space for a depth of not less than 10 feet, except to allow lighted display windows of not less than 2 feet in depth for up to one-third of the combined width of building storefronts.

S76. Assemblages of ground-floor entrances and windows
shall be framed by columns, piers, or pilasters spaced not more than 25 feet apart. Each column, pier, or pilaster should protrude outward from adjacent windows 3 to 6 inches.

S77. A visual distinction shall be provided between ground- 106 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES level and upper-level floors where facades are within 20 feet of a front property line. The ground-level and upper-level facades shall be distinguished with at least 2 of the following:
a. Different materials;
b. Different colors; or
c. Horizontal cornice that is not less than 12 inches in height and 2 inches in depth.

GUIDELINES
G59. Facades that are within 20 feet of a front or street side setback should not have windowless walls. Windowless walls repel pedestrians because they make pedestrians feel unsafe and provide no visual interest.

G60. Ground-floor windows should generally be comprised of large storefront windows that allow pedestrians to view into the interior space for not less than 10 feet or a lighted display space for not less than 3 feet.

G65. In general, façades should be relatively simple and flat and should address the street squarely. Rather than using radical setbacks and recesses to create visual interest, pilasters, columns, cornices, and similar forms of surface relief should be used.

G66. Columns, piers, and pilasters that separate storefronts should be 1 to 3 feet wide and should be made of a solid material, such as brick, stone, or wood.

G67. Each commercial bay should have a fascia area, which is a horizontal wall surface between piers, above the windows and doors, and below the storefront cornice. This is the preferred MIXED-USE AND COMMERCIAL DISTRICTS | 107
location for wall signs. Storefront fascia should be uniform in size throughout the building and should range from 2 to 5 feet in height.

G68. All buildings should implement a treatment on the
bulkhead wall of the building façade. Bulkhead tiles should be ceramic. The bulkhead should serve as the visual “base” of the buildings and should protrude slightly from the surfaces above it.

G69. Multi-storied buildings should use a decorative storefront cornice to differentiate the street-level storefronts from the upper floors.

G70. Areas of buildings that occupy the corner of a block should be architecturally embellished to give prominence to the corner. Turrets, towers, bay windows, cupolas, and other methods should be used to make the block corner stand out.

3. ROOFS

S81. Roofs shall be as required by Development Code Section 15-1103 and 15-1203, Density and Massing Development
Standards, Section 15-1105 and 15-1205, Facade Design
Development Standards, and applicable Overlay District
regulations.
108 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G76. Roofs, as viewed from the street, should generally be flat and not pitched.

G77. Parapets, cornices, and other architectural methods should be used to add distinction and ornamentation to
buildings.

4. CLADDING MATERIALS AND FINISHES

STANDARDS
S85. Cladding materials prohibited as follows:
a. All Vertical Siding (except board on bat and board on board);
b. Rough sawn plain;
c. Pressed plywood in any form, including T1-11;
d. Kerfed Rough Sawn;
e. Reverse Board and Batten;
f. Metal siding;
g. Vinyl siding;
h. Mirrored glass; and
i. Concrete block or cinder block that is not completely covered by an allowable finish.

S88. On existing structures, stucco shall not be used to replace any other material.

S89. Cladding shall be as required by the “Certainty Option” under Development Code Section 15-1105 and 15-1205, Facade Visual Distinction between Upper and Lower Floors.

This building uses different colors and materials to
distinguish the street-level storefronts from the upper- level apartments.

MIXED-USE AND COMMERCIAL DISTRICTS | 109
Design Development Standards, and applicable Overlay District regulations.

S90. Allowable materials include brick, cementitious panels, carved wood panels, stone, and stucco. Stucco, when used, shall not use a textured application such as spatter dash and shall be accompanied by a metal-reinforced horizontal expansion/ control joints spaced more than 15 feet apart. As part of ground- floor storefronts, metal frames are allowed where surrounded by other materials, within which metal spandrel panels are allowed.

S91. Storefront window frames and doors shall be made of metal or wood. Doors shall have the same material as adjacent storefront window frames.

S92. Each building shall not have more than 2 primary cladding materials.

S93. Metal pieces, panels, and fasteners affixed to the exterior surface of a building or accessory structure shall be resistant to corrosion.

GUIDELINES
G83. The materials “palette” for cladding and trim should be kept very simple.

G84. Building primary cladding materials should convey a sense of strength and solidity.

G85. Decorative accent materials should be brick, ceramic tile, pre-cast concrete, molded plaster, carved wood, or other similar materials.

G86. Corporate design elements for chain businesses should be downplayed to assure integration in the neighborhood. 110 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

5. WINDOWS

STANDARDS
S98. Any room with exterior window(s) shall have at least one window that is operable for natural ventilation, unless precluded by the California Building Code.

S102. Windows shall be as required by the “Certainty Option” under Development Code Section 15-1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations.

S103. Windows shall be provided along all walls that are along the front and street side setbacks.

S104. For upper floors walls along front setback lines and ground-floor walls along street side setback lines, at least 20 percent but no more than 50 percent of the wall area shall consist of windows.

S105. Upper-floor windows shall be as tall or taller than they are wide, but they may be grouped within wall openings that are wider than they are tall if the individual windows are separated by a post that is not less than 3 inches in width.

S106. Upper-floor windows shall not be flush with solid building surfaces but shall be recessed at least 2 inches from the exterior trim or, if no trim is used, from the exterior wall plane.

S107. Upper-floor windows shall be single-hung, double-hung, or casement. Horizontal sliding windows are not allowed.

S108. Glass shall be clear and not reflective or tinted, except adjacent to bathrooms. Curtain wall systems with glass
uninterrupted by walls or posts on the exterior shall not be permitted.

Window Rhythms. Windows should be arranged to
have understandable and pleasing patterns of sizing
and spacing—both vertically and horizontally—within a
building façade.

Windows. Windowless walls repel pedestrians and are
inappropriate for any wall facing a street in the Tower District.

THIS NOT THIS
MIXED-USE AND COMMERCIAL DISTRICTS | 111
Separated Residential and Retail Entrances. This
small mixed-use building has separate entrances for
direct residential entry and retail accompanied by shop windows.

S109. Wood, vinyl, and factory-painted metal window frames shall be used. Unpainted aluminum window frames shall not be used.

GUIDELINES
G99. Windows on upper floors should maintain coherent and consistent rhythms, both vertically and horizontally. Random and jumbled sizing and spacing of windows should be avoided.

G100. Each window or small set of windows should be
individually articulated and should not form long horizontal or vertical bands.

G101. Frames should be shaped and molded to provide visual interest and relief to the façade.

6. PRIMARY ENTRANCE DESIGN
a. General

STANDARDS
S110. All primary building entrances shall have a direct path (excluding driveways) from the entrance to a public sidewalk. b. Individual Entrances (Residential Uses)

S114. Primary entrance design shall be as required by
Development Code Section 15-1104 and 15-1204, Site Design 112 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Development Standards, the “Certainty Option” under Section 15-1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations.

G109. For modifications to existing buildings, replacement doors should be of the same type as the original or fit with the architectural style of the residence (see Chapter V, Architectural Style). Metal security doors are not appropriate.

G112. Where there are ground-floor residential units, porches and/or stoops are encouraged at primary entrances. Porches and stoops should be incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the building. Porches and stoops should be no more than 4 feet above finished grade.

Storefront Orientation. Storefronts, even when they
have recessed entries, must parallel the sidewalk.

THIS THIS NOT THIS
Recessed Storefront Entrance. Doors into retail
spaces may be recessed within the façade, so doors
don’t swing into sidewalks, and entry should be at
same grade as the adjacent sidewalk.

MIXED-USE AND COMMERCIAL DISTRICTS | 113
Retail Entrances. Each individual ground-level space
should have its own pedestrian entrance facing the
street.

THIS NOT THIS NOT THIS
c. Storefront Entrances (Commercial and Community Uses)

STANDARDS
S115. For buildings divided to have multiple ground-floor storefront spaces, each individual space on the first floor which is adjacent to a front property line shall have its own separate storefront entrance at the front of the building oriented to the public sidewalk. The doorways of such entrances shall be parallel to the sidewalk, unless they face a street corner.

S116. Along front property lines, an entrance to a ground-floor storefront space shall occur not more than 50 feet apart.

S117. Storefront entrances shall be at the same grade as the sidewalk, and no steps, up or down, shall be required for entry, except if the Fresno Metropolitan Flood Control District or other agency requires that the first floor be elevated above the sidewalk grade. Raised entrances shall be ADA-compliant entry.

GUIDELINES
G113. Direct entrances into individual commercial
establishments should be designed as storefronts (which for the purposes of this section includes retail, restaurants, bars, offices, personal services, but not uses of a more civic nature such as theaters, churches, schools, and libraries).

G114. There should usually be one distinct commercial space located behind each commercial bay, but if a large commercial space spans multiple bays, the structure of storefront bays should remain. Secondary bays that are part of a large retail space would usually not have doors, just windows. Direct entrances from the sidewalk into ground-floor commercial establishments which are adjacent to streets should be
Storefront Bays. This building shows a human-
scaled division of a street-level façade into a series of storefront bays.
114 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES provided at a rate of no less than 1 per 50 feet of linear street frontage. When establishments with a greater length occupy a site, they should be set back and wrapped with smaller spaces that will satisfy this requirement. Each bay should be defined by storefront piers and should include a door, display windows, a fascia, a bulkhead, and a transom.

G115. Ground-floor commercial uses which have any frontage along a public sidewalk should not be arranged around an inner circulation system in a mall-like setting. Secondary entrances that do not face a sidewalk are allowed, but not in lieu of a street-facing entrance.

G116. Where allowed, storefront entrances that are elevated above the adjacent public sidewalk should use a ramp that extends to each individual entrance or a ramp to a raised walkway that serves multiple storefront entrances. The raised walkway should be not less than 5 feet wide and match the level of the ground-floor. The raised walkway should be setback from the property line not less than 2 feet, with the setback landscaped except to allow for stairs spaced not less than 50 feet apart.
d. Common Entrances (Residential, Commercial, and Civic)

STANDARDS
S118. Uses that are not on the ground-floor or are not adjacent to a public street shall be accessed through a common entrance that faces a street.

S119. Individual dwelling units and commercial spaces shall be accessed through an interior circulation system, except where they can be provided directly from a side street.

Bulkheads. Bulkheads at the base of buildings are
more visible and need to be more durable, such ast
through the use of tile as seen in the Tower District.

MIXED-USE AND COMMERCIAL DISTRICTS | 115
Balconies. Balconies should be beautiful, and should
be architecturally incorporated into the design of
the building, rather than just being added on as an
afterthought.

S120. The common entrance shall be covered by an awning or canopy or shall be recessed into the building up to 6 feet, except that recesses for civic entrances may be greater. The width of a common entrance and associated recesses, canopies, windows, and architectural features shall be not less than 6 feet.

GUIDELINES
G117. The suburban practice of giving each apartment its own outside entrance, accessed from shared outdoor corridors is inappropriate. Secondary entrances may be provided in the rear to access open space or parking, but not in lieu of a street- facing entrance.

G118. The entrance should be clearly differentiated from entrances into individual commercial or residential spaces through the use of decorative columns or similar ornamentation flanking the entrance, by aligning the entrance with prominent architectural features on upper floors, or through color and material changes.

G119. Entrances into uses of a civic nature, including theaters, churches, schools, and libraries should be grand and easy to identify due to their public nature.

7. BALCONIES

STANDARDS
S124. Balconies shall be as required by Development Code Section 15-1104 and 15-1204, Site Design Development
Standards, the “Certainty Option” under Section 15-1105 and 15- 1205, Facade Design Development Standards, and applicable 116 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Overlay District regulations.

S125. Balconies shall be no less than 5 feet in depth and shall not extend more than 3 feet in front of the adjacent facade, except for decorative “Juliet” balconies which have no minimum depth. If the balcony would project into a public right-of-way, the Review Authority can make a determination as to whether an encroachment permit will be granted prior to project application.

GUIDELINES
G123. Balconies are encouraged and should at a minimum apply the following design principles:
a. Incorporated architecturally into the building, utilizing proportions, style, and materials that are consistent with the rest of the building;
b. Dimension to the bottom of the balcony should be no less than 8 feet above the adjacent grade or top of sidewalk; c. Depth should be no less than 5 feet and no more than 10 feet;
d. Width should be no less than 8 feet; and
e. Project no more than 4 feet into the public right-of- way, subject to an encroachment permit and California
Building Code standards.

8. ACCESSORY BUILDING DESIGN

STANDARDS
S126. Accessory building design shall be as required by Development Code Section 15-2004, Accessory Buildings
MIXED-USE AND COMMERCIAL DISTRICTS | 117
and Structures, and Section 15-2754, Second Dwelling Units, Backyard Cottages, and Accessory Living Quarters, and
applicable Overlay District regulations.

S128. Accessory buildings that are visible from the street shall only use exterior cladding materials that are the same as are used in the street-facing facade(s) of the primary structure.

9. EXTERNAL STAIRWAYS AND CORRIDORS

STANDARDS
S130. External stairways and corridors that are not fully 118 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES enclosed within a building and are used for accessing spaces above the ground-floor, shall be as required by the “Certainty Option” within Development Code Section 15-1105 and 15- 1205, Facade Design Development Regulations, and applicable Overlay District regulations.

GUIDELINES
G126. With the exception of steps for access for ground-floor spaces, external stairways and exterior corridors shall not be located between the primary façade of the building and a public street.

10. AWNINGS AND CANOPIES

STANDARDS
S131. Awnings and canopies shall be as required by
Development Code Section 15-1104 and 15-1204, Site Design Development Standards, the “Certainty Option” under Section 15-1105 and 15-1205, Facade Design Development Standards, and applicable Overlay District regulations.

S132. Ground-floor entrances, within the allowable front setbacks, shall be sheltered from above by an exterior awning and/or rigid canopy, which extends horizontally at least 3 feet from the front façade. The bottom of awnings and canopies shall

THIS NOT THIS
Awning Profile. Awnings should be triangular in profile, and not rectangular or round.

MIXED-USE AND COMMERCIAL DISTRICTS | 119
be at least 8 feet above finished grade. If the awning or canopy could project into a public right-of-way, the Review Authority can make a determination as to whether an encroachment
permit will be granted prior to project application, and this requirement shall not apply where an encroachment permit would be required but is denied.

S133. Street-level awnings and rigid canopies may extend horizontally over multiple windows but not beyond each window and entry assemblage framed by columns, piers, or pilasters, as required under Facade Articulation.

GUIDELINES
G129. The use of window canopies and awnings is encouraged on both street-level floors and upper floors.

G130. Awnings should be constructed out of canvas or other similar materials.

G131. Awnings should be of a traditional, triangular profile shape, as opposed to square or rectangle, or round.

G132. Retractable awnings are strongly encouraged.

G133. Upper-floor awnings and other canopies should be located directly over the windows and should be the same width as the window.

G134. Street-level awnings and canopies should leave 8 feet of vertical clearance over the sidewalk, and should not interfere with street trees, streetlights, or traffic.

Awning Profiles. Awnings should be triangular in
profile. Rounded and boxed awnings are discouraged.

THIS NOT THIS NOT THIS
120 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

1. FENCING

STANDARDS
S134. Front yard fencing shall be as required by Development Code Section 15-2006, Fences, Walls, and Hedges, except that chain link fencing shall be prohibited.

GUIDELINES
There are no fencing guidelines.

2. SECURITY

STANDARDS
S135. Security standards shall be as required by Development Code Article 20, General Site Regulations.

S137. Security bars and roll-down security doors are
prohibited on the outside of windows and doors which face a street, public plaza, or park unless stored in a concealed space.

GUIDELINES
There are no guidelines for security features.

3. MECHANICAL EQUIPMENT SCREENING

STANDARDS
S138. Screening of mechanical equipment shall be as required by Development Code Article 20, General Site Regulations, and Article 24, Parking and Loading.

S139. Roof-mounted mechanical equipment shall be recessed within the volume of a surrounding sloped roof or parapet walls, F. Additional
Standards and
Guidelines
MIXED-USE AND COMMERCIAL DISTRICTS | 121
or panel screening.

S140. Roof-mounted mechanical equipment and elevator
penthouses shall be screened by a parapet wall that is as high as the equipment or entirely within the roof. Parapet wall materials shall be consistent with materials used for the rest of the façade.

GUIDELINES
G142. Parapets and roofs used to screen mechanical
equipment should be integrated within and match the
architectural style of the building.

G143. The visual impacts of trash enclosures, storage areas, loading areas, and utility boxes should be visually buffered.

4. OUTDOOR LIGHTING AND ILLUMINATION

STANDARDS
S141. Outdoor lighting and illumination shall be as required by Development Code Section 15-2015, Outdoor Lighting and Illumination.

G146. Parking areas should be well lit for security.

G147. Lighting, other than parking lot lighting, should be permanently fixed to the structure.

Building Attached Lighting. The lighting on this Tower
District establishment complements the style of the
architecture and is encouraged.
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5. SIGNS
a. General

STANDARDS
S142. Signs shall be as required per Development Code Article 26 and applicable Overlay District, except that pole signs are prohibited.

S143. Signs shall be as required per Development Code Article 26 and applicable Overlay District, except that the following types are prohibited: pole, monument, internally-illuminated, free-standing, and plywood that are not part of a box sign.

S144. Signage shall not cover windows, grillwork, pilasters, cornices, and ornamental features.

S145. All electrical conduit shall be concealed from public view.

GUIDELINES
G149. Signage should be architecturally integrated with the building’s design and should not obscure architectural features of the building. Signs should be mounted in locations that respect the design of a building.

G150. Signs should adhere to the following:
a. Internally illuminated “can” signs are inappropriate and are discouraged;
b. Painted wall signs should be designed and applied by a professional and should be of high quality;
c. Constructed of high quality materials that are appropriate to a pedestrian environment, such as wood, metal, or
neon;
Externally Illuminated Signage. The pictures above
are examples of externally illuminated signs. Wall signs should fit completely within storefront bay and should
not obscure any architectural features of the building.

Wall signs should not cover up pilasters or otherwise
extend beyond a storefront bay.

NOT THIS
THIS
MIXED-USE AND COMMERCIAL DISTRICTS | 123
Window Sign
d. Have individual raised lettering and should be externally illuminated; and
e. Content limited to the business name or logo.
b. Wall Signs

STANDARDS
See General standards above.

GUIDELINES
G151. Wall signs are the preferred sign type for indicating the name and nature of a business located within a retail storefront.

Wall signs should adhere to the following:
a. Locate on storefront fascias and friezes.
b. Do not locate within the storefront pier except for
barbershop poles, restaurant menus, and upper-floor
tenant directories.
c. When located on fascias, friezes, lintels, piers, spandrels, and other areas, they should be sized to fit within these surfaces and not extend beyond them.
d. Center over the corresponding storefront entrance. If a large store spans multiple commercial bays, center over the whole frontage occupied by the store.
c. Window Signs

STANDARDS
S146. Total coverage of signs on the exterior or interior of ground-floor windows shall not exceed 20 percent of the total ground-floor window area of each building.

Wall Sign
Painted Wall and Awning Signs. This building
tastefully incorporates both a painted wall sign and an awning sign.
124 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G152. Window signs should not contain product advertising. d. Awning Signs

STANDARDS
S147. Lettering on awnings shall be no higher than 10 inches.

GUIDELINES
G153. Signage on awnings should be located on the valence and not on the angled portion of the awning.
e. Projecting Signs and Under-Awning Signs

STANDARDS
S148. Projecting signs and under-awning signs shall be limited to one per commercial tenant.

S149. Faces of multiple double-sided signs shall be
perpendicular or parallel to the building front.

S150. Projecting signs and under-awning signs shall not project more than 4 feet beyond the property line and shall not encroach within 3 feet of a curb. If the awning or canopy would project into a public right-of-way, the Review Authority can make a determination as to whether an encroachment permit will be granted prior to project application.

GUIDELINES
G154. Projecting signs and under-awning signs are encouraged.

G155. Projecting signs should be mounted where they can be supported structurally, such as on piers or on walls above horizontal openings.

Projecting Signs. Signs like this building façade
mounted projecting sign are encouraged.

Under-Awning Sign
Awning Sign
MIXED-USE AND COMMERCIAL DISTRICTS | 125
Vertical Blade Sign
G156. Projecting signs should be horizontal and pedestrian- oriented in nature and should not extend vertically beyond the roofline (1 story buildings) or storefront cornice (multi-story buildings).
f. Marquee Signs

STANDARDS
S151. Marquee signs shall be limited to one per building and be limited to cinemas and live performance theaters.

GUIDELINES
G157. Animated and changeable message signs or marquee signs used for product advertisement should not be allowed.

G158. Marquee signs should not be counted toward the total sign area permitted, but their size should be determined by the Review Authority based on functional and aesthetic concerns. g. Vertical Blade Signs

STANDARDS
S152. Vertical blade signs shall be limited to hotels, cinemas, and live theaters only, and shall be limited to one per building.

S153. Vertical blade signs should not extend below a cornice located just above the ground-floor and should not extend more than 10 feet above the roof line.

S154. Vertical blade signs shall not project more than 6 feet beyond the property line and shall not encroach within 3 feet of the curb.

Marquee Signs. The Tower District Theater marquee
sign is appropriate for its type of use.
126 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GUIDELINES
G159. Vertical blade signs should not obscure upper-floor windows and should be mounted directly to a solid pier or pediment area between windows.
h. Roof Signs

STANDARDS
S155. Roof signs shall comply with the following:
a. There shall be no more than 1 roof sign per building; b. Maximum area of 300 square feet;
c. Maximum height of 10 feet;
d. No roof sign shall cover, wholly or partially, any wall opening; and
e. Illuminated only by 1 of the following methods:
i. Externally with concealed flood lighting;
ii. Individual letters may be internally illuminated with exposed neon tubes or a similar light source, but shall not have a translucent panel, lens, or face; and
iii. Projecting light behind an opaque letter or emblem, which results in the appearance of ring of light like a halo around the unilluminated letter or emblem.

GUIDELINES
There are no roof sign guidelines.

6. ART

STANDARDS
There are no standards expressly related to art.

Roof Signs. This roof sign exemplifies the architecture of this building.

MIXED-USE AND COMMERCIAL DISTRICTS | 127

7. OUTDOOR DINING
a. Sidewalk Dining

STANDARDS
S156. Sidewalk dining within public rights-of-way shall be as required by Development Code Section 15-2744 Outdoor Dining and Patio Area.

S157. Outdoor dining areas within public rights-of-way shall not obstruct a continuous path of pedestrian travel that is at least 5 feet in width.

S158. An encroachment permit must be obtained from the Review Authority to establish sidewalk dining within public rights-of-way.

S159. Barriers surrounding outdoor dining areas are subject to approval and may be required by the Review Authority. Barriers shall be comprised of metal fencing and/or planter boxes, and shall not exceed 3 feet in height.

GUIDELINES
G161. Sidewalks may be used for dining areas by adjacent businesses provided there is sufficient width. Dining tables and chairs may be located either in the outer furniture area or inner Sidewalk Dining: The sidewalk shown here places
tables and chairs for dining in the appropriate locations, in both the inner and outer furniture area.
128 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES furniture area. No dining may take place in the central walkway area of the sidewalk.

G162. The central walkway area of the sidewalk should occupy at least 50 percent of the sidewalk width and should not be less than 5 feet wide. The central walkway should be free and clear of all objects.

G163. The outer furniture area should occupy no more than 40 percent of the sidewalk width, provided there is sufficient walkway area.

G164. The inner furniture area should occupy no more than 20 percent of the sidewalk width, provided there is sufficient walkway area. Sidewalks narrower than 8 feet should not have an inner furniture area.
b. Recessed Patios

STANDARDS
S160. Recessed patios shall be as required by Development Code Section 15-2744 Outdoor Dining and Patio Areas.

GUIDELINES
G165. Recessed patios are allowed but should only be used when sidewalk dining or rear patio dining is not possible.

G166. Recessed patios should not be more than 10 feet deep.

G167. A solid wall 3 to 4 feet in height should enclose recessed patios. Walls should be an extension of the building and made with the same materials.

MIXED-USE AND COMMERCIAL DISTRICTS | 129
05 ARCHITECTURAL
STYLE

132 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

ARCHITECTURAL STYLE
A. Purpose Standards and guidelines in this chapter are intended to maintain the architectural character and integrity of the Tower District, its residential neighborhoods, and its commercial subdistricts.

They promote the Tower District’s unique “sense of place” and continuation. Sense of place has to do with the Tower District’s origins as a streetcar suburb beginning in 1909, and at a time when people walked for at least part of each trip and the street- facing edge of development was pedestrian-oriented. People walked more, and they had to rely on streetcars for longer trips, and in response commercial shops clustered around streetcar stops where there was more convenience and foot traffic.

Architectural and construction practices at the time of original development also contribute to the Tower District’s unique sense of place. Construction practices predated modern methods, such as the use of prefabricated building features like plywood and window assemblies. As an industry, construction had more handmade craft than more modern times, and consequently older construction comes with a more relatable “human scale.” As described in Chapter I, Introduction, the Tower District was platted and built as small subdivisions where a dozen or less homes were built as production homes by a single builder, or where custom homes could be built on a single lot. Commercial development was more neighborhood in scale, and public
sidewalks were lined by pedestrian-oriented storefronts that promoted window shopping for people walking between their homes and the streetcar stop. The Tower District’s identity as an entertainment destination for the city and region began to occur with the opening of the Tower Theater in 1939.

ARCHITECTURAL STYLE | 133
The Tower District’s sense of place also reflects stylistic expressions that predominated in the architecture of California during the 20th century. A consistent or thoughtfully mixed architectural style contributes to an understanding of the Tower Districts history through a presentation of building type, form, and materials, implied by design. Architectural consistency also resulted in visual harmony, with buildings of similar form, scale, materials, and motif. Early 20th century buildings were generally climate responsive as well, such as by using overhanging eaves to shade windows and trellises to shade walkways.

Although the numbering of the Standards and Guidelines that follow may appear nonsequential it is sequential across the document and optimal for implementation.

1. ARCHITECTURAL STYLE STATEMENT

STANDARDS
S161. An Architectural Style Statement shall be submitted by the Applicant. It shall be prepared by the Applicant or by a license architect, certified historic preservation consultant, or certified urban planner designated by the Applicant. The Statement shall describe the intended architectural style of the building(s). The Statement shall describe the intended style and how it will be expressed. The entire Statement shall be not less than 200 words and accompanied by building elevations and additional graphics or photos at the Applicant’s discretion.

The Applicant can revise and resubmit the Architectural Style Statement at any point in the review process.

B. Architectural
Style
Consistency
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GUIDELINES
G168. The Applicant should consult and be consistent with professional sources that describe the architectural style that the Applicant intends. Sources include City of Fresno staff serving the City’s Historic Preservation Commission, and books such as “Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture” and “The Buildings of Main Street: A Guide to American Commercial Architecture.”
G169. Preparation of the Architectural Style Statement should be used as an opportunity to reflect on, research, and refine the project’s expression of architectural style. The Applicant should receive City staff feedback after required presentations and should consider design adjustments based on feedback.

G170. The architectural style of new buildings should
complement the style of a neighboring building, within a few parcels on the same side of the street or across the street from the project.

G171. Additions and alternations to structures constructed before 1960 should derive from the same style as the original structure. The style of the original structure may be determined by consulting with the Planning and Development Department, the Historic Preservation Commission, or a qualified historic preservation consultant.

ARCHITECTURAL STYLE | 135

2. GENERAL

GUIDELINES
G172. New buildings should fit into their surroundings. This does not mean that the existing buildings must be copied, but that the context of any new building should be respected.

Attempts should be made to connect the architectural style of the new building to that of its neighbors.

G173. New buildings are encouraged to use a historical style, as are described in this section, and interpret the style accurately per the guidance of City of Fresno’s staff serving its Historic Preservation Commission.

G174. Design within a selected style should give special attention to materials, proportions, architectural elements, facade composition, and ornamentation to avoid a cartoonish or fake appearance. At the same time, it is not the intention of this document to fully dictate the architectural style of individual buildings. Creativity is encouraged, as good architecture is critical to the creation of a beloved neighborhood with architectural diversity.

G175. Renovations and additions to existing buildings should follow the original style. For example, Victorian gingerbread should not be added to an Art Deco building, nor should a Tudor structure be remodeled to be Moderne.

3. NEO-CLASSICAL
Neo-Classical is an umbrella term that includes a variety of styles deriving from Greco-Roman classical architecture, including Colonial Revival, Georgian, Greek Revival, Italianate, 136 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES and Classical Revival. Neo-Classical styles are generally characterized by a tripartite vertical organization of building base, middle, and top, and horizontal composition of elements that are regularly spaced. Many Neo-Classical buildings make references to the architecture of ancient Greece and Rome, such as with the use of columns beneath pitched roofs and pediments.

STANDARDS
S162. Cladding Materials. Additions or alterations to existing Neo-Classical structures shall match the original cladding materials and finishes. For new structures, cladding shall consist of brick, clapboard, or stucco. Stucco finishes shall be smooth or lightly textured types such as Santa Barbara, Fine Float, Fine Sand, or Medium Sand. Modern deeply textured stucco finishes such as Knockdown Dash, Lace, or Arizona are not permitted.

Stacked stone and simulated stone shall only occur where its bottom edge is at finished grade and shall not be placed above any other material.

S163. Roofing Materials. Additions or alterations to existing Neo-Classical structures shall use roof materials that match the original roofing materials. For new structures, roofs shall consist of wood shake shingles (real or simulated), ribbed tin, or standing-seam metal. For existing and new structures, composite shingles shall be an acceptable substitution for wood shake shingles.

S164. Preservation and Restoration. Classical columns, porticos, ornamented cornices, balustrades, shall not be removed from an existing structure or shall be restored to their original appearance.

Neo-Classical Example. Neo-classical facades
commonly use columns, triangular pediments (the ends
of gabled roofs), and symmetrical arrangements.

ARCHITECTURAL STYLE | 137

GUIDELINES
G176. Tripartite Composition. New buildings using Neo- Classical styles should use a tripartite vertical organization of building base, middle, and top. A horizontal belt course or cornice, change in material, or material change in plane should accentuate the boundaries between base, middle, and top.

Locate a horizontal belt cornice to define a building’s base by locating it at or near the level of the first floor.

G177. Roof Form. Buildings in neo-Classical styles should use hipped and gabled roofs that are accompanied by eaves not less than 18 inches deep. Flat roofs are acceptable for buildings that are 3 or more stories and should be accompanied by a parapet wall along the roof perimeter.

G178. Building Silhouette. Accentuate the top edge of a building’s facade and silhouette with one or more of the following:
i. Deep eave supported by rafter tails or bracing;
ii. Projecting cornice;
iii. Pediment gable ends; or
iv. Dormers that break the roofline.

G179. Facade Composition. Where possible, evenly space and/or create symmetrical arrangements of windows, columns, pediments, and other architectural elements.

G180. Entrances. Building entrances of Neo-Classical
buildings should be accentuated by large porches or articulated vestibules, which may be shared by adjacent dwellings.

G181. Neo-Classical Features. New neo-classical buildings 138 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES should incorporate columns and colonnades, pedimented doors and gables, classical columns, porticos, ornamented cornices, and/or balustrades. The triangular end of gabled roofs is a common feature of neo-classical facades.

4. MEDITERRANEAN
Mediterranean is an umbrella term that includes Italian Renaissance, Mission, Spanish Eclectic, and Monterey, and influenced by vernacular architecture of Spain, Portugal, Italy, and southern France. Mediterranean style has features that respond to the arid and often hot climate of these places, such as deep openings and eaves for shade, and adobe or masonry walls for the cooling effect of thermal mass.

STANDARDS
S165. Cladding Materials. Additions or alterations to existing Mediterranean structures shall have cladding materials and finishes that match the original cladding materials and finishes.

For new structures, cladding shall consist of stucco. Stucco finishes shall be smooth or lightly textured types such as Santa Barbara, Fine Float, Fine Sand, or Medium Sand. Modern heavily textured stucco finishes such as Knockdown Dash, Lace, or Arizona shall not be used. Stacked stone and simulated stone shall only occur where its bottom edge is at finished grade and shall not be placed above any other material.

S166. Roofing Materials. Additions or alterations to existing Mediterranean structures shall use roofing materials that match the original roofing materials. For new structures, roofs shall consist of red ceramic tiles such as straight barrel mission tile, Mediterranean Facade Example. Mediterranean
facades commonly use stucco in a wall that is generally in the same plane. Tile roofs are often used throughout or in front of a parapet wall, as shown.

ARCHITECTURAL STYLE | 139
tapered mission tile, Spanish tile, or American Spanish tile.

S167. Preservation and Restoration. Columns, porticos, ornamented cornices, balustrades, quatrefoil windows, shaped parapets, and arched entry porches shall not be removed from an existing structure or shall be restored to their original appearance.

GUIDELINES
G182. Continuous Facade Plane. The facade composition of Mediterranean-styled buildings should emphasize a wide expanse of cladding material in a single plane, which is interrupted by subtractive elements (like deeply recessed windows, loggias and passages), and additive elements (like bay windows, balconies, and eaves).

G183. Entrances and Windows. New Mediterranean buildings should incorporate quatrefoil windows, shaped parapets, arched entry porches, and/or recessed entry vestibules. Entrance and window openings are usually free from trim in Mediterranean buildings. Columns frequently frame entrances.

G184. Roof Form. Shallow sloped hipped and shed roofs are preferred and should be accompanied by deep eaves. Flat roofs with parapets are appropriate for buildings that are 3 or more stories. Above the principal facade, the roof shall slope towards that street. Gable ends shall not be part of the front facing facade.
140 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

5. TUDOR
Tudor is an umbrella term that includes Tudor and Norman revivals, which are derived from medieval vernacular architecture of England, France, Scandinavia, and Germany. Tudor style has features that reflect a building’s response to the wet and often cold climate of these places such as roofs that slope steeply to shed snow. The half-timbered facade is another characteristic of the Tudor style and consists of exterior walls constructed with a timber frame, and the spaces between the timbers are filled with other materials like brick, plaster, or stone. Buildings in the Tudor and Norman Revival styles also play with architectural elements associated with northern Europe in medieval times, such as decorative shields and towers.

STANDARDS
S168. Cladding Materials. Additions or alterations to existing Tudor structures should match the original cladding materials and finishes. For new structures, cladding shall consist of wood boards and stucco. Simulated versions of these materials are allowed. For new construction, stucco finishes shall be smooth or lightly textured types, such as Santa Barbara, Fine Float, Fine Sand, or Medium Sand. Modern stucco finishes such as Knockdown Dash, Lace, or Arizona shall not be used. Stacked stone and simulated stone shall only occur where its bottom edge is at finished grade and shall not be placed above any other material.

S169. Roofing Materials. Additions or alterations to existing Tudor structures shall use roof materials that match the original roofing materials. For new structures, roofs shall consist of wood shake shingle or slate (real or simulated), or composite Tudor Example. Tudor architecture generally uses
half-timbered facades (exterior plaster between boards) and relatively steep gabled roofs with end gables facing the street. Allusions are sometime made to medieval
architecture, such as the tower and turret that is shown.

ARCHITECTURAL STYLE | 141
shingles.

S170. Other Features. Half-timbering, multiple front gables, multi-level eaves, turrets and rounded entryways shall not be removed from existing structures or shall be restored to their original condition.

GUIDELINES
G185. Massing and Roof Form. The primary facade
composition of Tudor style buildings should be of a dominant building mass accompanied by a tall projecting bay and steep roofs. Large windows often face the street.

G186. Facade Treatments. Tudor style buildings should
incorporate half-timber exterior wall construction along with multiple front gables, multi-level eaves, turrets and/or rounded entryways. In Tudor style buildings, trim should surround the window and door openings.

6. CRAFTSMAN
Craftsman is an umbrella term that includes a variety of styles relating to the Arts and Crafts movement of the early 20th Century. Craftsman generally have a tripartite vertical organization accentuating a building’s base, middle, and top.

Windows with vertical proportions (taller than they are wide) are generally grouped compositionally. Principal attributes of craftsman buildings include low-pitched roofs and deep eaves, front porches, decorative-yet-simple woodwork, and natural materials like wood, stone, and brick.

Craftsman Example. Craftsman architecture usually
uses simple building forms with wood cladding.

Generous porches and dormer windows are common.

Windows are often grouped within a window opening.
142 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

STANDARDS
S171. Cladding Materials. Additions or alterations to existing Craftsman structures shall have cladding materials that match the original cladding materials and finishes. For new structures, cladding shall consist of clapboard, split wood shingles, cementitious shingles, and stone. Simulated versions of these materials are allowed. Stacked stone and simulated stone shall only occur where its bottom edge is at finished grade and shall not be placed above any other material.

S172. Roofing Materials. Additions or alterations to existing Craftsman structures shall use roofing materials that match the original roofing materials. For new structures, roofs shall consist of wood shake shingles (real or simulated), or composite shingles.

S173. Other Features. Wide eaves, exposed rafters, decorative brackets, large front porches supported by tapered columns.

GUIDELINES
G187. Tripartite Composition. Buildings in the Craftsman style should have a tripartite vertical organization accentuating a building’s base, middle, and top. A horizontal belt course, sill course, or other material change in plane should accentuate the boundaries between base, middle, and top.

G188. Windows and Trim. Craftsman buildings should have windows of vertical proportion individually, and vertically- proportioned individual windows should be grouped to form wider openings. Window openings are commonly surrounded by trim. Arched windows are rarely used in Craftsman buildings.

G189. Roof Form. Craftsman buildings should have low-to- ARCHITECTURAL STYLE | 143
medium pitched roofs and deep eaves supported by rafter tails and/or cutout brackets.

G190. Entrances. Craftsman buildings should have generous front porches with roofs supported by substantial columns.

7. PRAIRIE STYLE
The Prairie style derived from the early 20th-century Prairie School movement. The Prairie style share attributes with the Craftsman style, but with emphasis on horizontal lines, low- pitched roofs with especially broad eaves, and integration of natural landscape elements such as to use stone at their base.

STANDARDS
S174. Cladding Materials. Additions or alterations to existing Prairie structures shall have cladding materials that match the original cladding materials and finishes. For new structures, cladding shall consist of stucco. Stucco finishes shall be smooth or lightly textured types such as Santa Barbara, Fine Float, Fine Sand, or Medium Sand. Modern heavily-textured stucco finishes such as Knockdown Dash, Lace, or Arizona shall not be used. Stacked stone and simulated stone shall not be used in additions, alterations, and new construction using the Prairie Style.

S175. Roofing Materials. Additions or alterations to existing Prairie structures shall use roofing materials that match the original roofing materials to the extent feasible. For new structures, roofs shall consist of clay tiles or wood shake shingles. For existing and new structures, composite shingles shall be an acceptable substitution for wood shake shingles.

Prairie Style Example. Prairie style buildings have
strong horizontal elements through the use of deep
eaves and combine features near the top of the facade,
such by locating a belt course just below top-floor
windows. Windows are often grouped compositionally.
144 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES S176. Other Features. Wide eave overhangs that are boxed without brackets, low pitched roofs, geometric patterns of small pane window glazing, and tall casement windows shall not be removed from existing structures or shall be restored to their original condition.

GUIDELINES
G191. Tripartite Presentation. Buildings in the Prairie School style should have a tripartite vertical organization accentuating a building’s base, middle, and top. A shallow horizontal belt cornice, sill course, or other material change in plane should accentuate the boundaries between base, middle, and top.

G192. Windows and Trim. Prairie Style buildings should have windows of vertical proportion individually, and vertically- proportioned individual windows should be grouped to form wider openings. Window mullions that make geometric patterns are encouraged. Arched windows are rarely used in Prairie style buildings. Casement windows are preferred.

G193. Roof Form. Prairie Style buildings should have low- pitched roofs and deep cantilevered eaves.

G194. Entrances. Prairie Style buildings should have generous front porches with roofs supported by substantial columns.

8. ART DECO
Art Deco was popular in America’s urban centers in the early 20th-century. It conveys a modern and aspirational sense by emphasizing vertical expression and lines that extend beyond the main form, such as the Tower Theatre’s vertical tower Art Deco Example. Art deco architecture features bold
use of continuous lines, such as common use of vertical pilasters that extend from the ground to beyond the
top edge of the building. Often, continuous horizontal lines are created with long canopy over windows and
decorative materials along the base of the building.

ARCHITECTURAL STYLE | 145
marquee and pilasters that reach beyond the top edge of parapets. Art Deco ornament is characterized by geometric shapes. In the Tower District, Art Deco applies to Mixed-Use and Commercial districts and buildings that are 3 stories or taller in Multi-family Residential districts.

STANDARDS
S177. Cladding Materials. Additions or alterations to existing Art Deco structures shall have cladding materials that match the original cladding materials and finishes. For new structures, cladding shall consist of terra cotta tile, glazed brick, stainless steel, glass block, and stucco. Stucco may be used for not more than 50 percent of the ground-floor facade area excluding windows. Stucco finishes shall be smooth.

GUIDELINES
G195. Vertical Expression. Art Deco buildings commonly use tall, narrow windows, pilasters, and spires to draw the eye upward. At the top of buildings, vertical pilasters often push beyond the top edge of parapets.

G196. Continuous Horizontals. Art Deco buildings usually reserve horizontal lines for continuous features, creating a streamlined counterpoint to an otherwise vertical facade. An Art Deco building should incorporate a continuous horizontal feature such as a canopy above a sidewalk or above a large grouping of windows.

G197. Strong Rhythms and Shadow Lines. Art Deco
buildings should have a regular rhythm of bays and pilasters which create strong vertical shadows. Trim rarely surrounds window and entrance openings within Art Deco buildings. 146 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES G198. Ornate Entrances. Compose building entrances to be flanked by ornate and symmetrical features.

G199. Geometric Patterns. Incorporate geometric patterns such as zigzags, chevrons, sunbursts, and stepped forms along entablatures, within panels, or as surface decoration. Geometric patterns are also common within metalwork for balcony railings, spandrels, and light fixtures.

ARCHITECTURAL STYLE | 147
06 GLOSSARY

150 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

GLOSSARY
Glossary See also Development Code Section 15-6802, Definitions. Terms defined in Section 15-6802 are indicated by an asterisk (*) below.

Accessory Dwelling Unit. A smaller self-contained residential unit located on the same parcel as a principal residential building.

Accessory Structure.*
Active Fronts. Ground-level building frontages with frequent doors, windows, and uses (like shops or cafés) that encourage pedestrian interaction.

Addition. An expansion to an existing building that increases its floor area or footprint.

Alley.*
Apartment House Overlay (AHO). A zoning tool that permits apartment buildings in zoning districts where they might not otherwise be allowed. See Development Code Section 15-1609, Apartment House Overlay District.

Appearance. The characteristics of a building or features that are visible and not concealed.

Architectural Compatibility. The degree to which a building’s design harmonizes with other parts of the same building and/or harmonizes with its surroundings, such as through massing, materials, or composition.

Architectural Diversity. Variation in building styles, forms, and materials within a neighborhood or development.

Art. Artwork used as a placemaking or decorative element in the built environment.

Art Deco. A design style from the early 20th century characterized by geometric shapes, streamlined forms, and ornamental detailing.

Arts and Crafts. An architectural and design movement emphasizing handcraftsmanship, natural materials, and simplicity.

Awning.*
Awning, Retractable. A type of awning that can be extended or retracted, mechanically or manually, to adjust the extent of shade.

Balcony.*
Balcony, Juliet. A shallow balcony in front of a window or door, which may be deep enough to stand but not for dining.

GLOSSARY | 151
Bay, Commercial. A horizontal section along the ground-floor of a commercial building, usually defined by structural bays or storefront divisions.

Bay Window.*
Block. A section of land bounded by streets on all sides, typically the basic unit of urban layout.

Block Face. One side of a block, usually comprised of front yards and building fronts that face a particular street.

Block Length. The linear distance between two intersections along one side of a block, and an important factor in walkability and connectivity.

Block, Cinder. A type of concrete block made with cinder aggregate.

Block, Concrete. A solid or hollow rectangular masonry unit made from concrete, used in structural and non-structural walls.

Buffering.*
Building Envelope.*
Building Footprint.*
Building Height.*
Building Site.*
Building, Existing. A structure that is already constructed on a site, as opposed to proposed or planned future buildings.

Building, Mixed-Use. A structure that contains multiple uses within the same building or complex, which often contains shops on the ground-floor with residential or office uses above.

Building, Original. The first structure built on a site before any additions, remodels, or demolitions, which may be historic.

Building, Primary. The largest and principal structure(s) on a lot, as distinguished from accessory or secondary buildings.

Building, Principal.*
Canopy.*
Canopy, Rigid. A canopy made of durable rigid material, including wood, plywood, metal, glass, or other durable materials, and not cloth.
152 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Carport.*
Certainty Option. A planning or permitting pathway that allows streamlined approval free from discretionary review for projects that meet specific predefined standards, as provided for by Development Code Section 15-4906, Council District Project Review Committees.

Civic. Relating to public life, spaces, or buildings—often used to describe facilities like libraries, city halls, or parks.

Civic Nature. The quality or character of a space or structure that supports public gathering, engagement, or community identity.

Civic Use. A land use category for public or community-oriented functions, such as schools, museums, post offices, and government buildings, and defined as Public and Semi-Public Use Classifications in Development Code Section 15-6703.

Cladding. The exterior material layer applied to a building’s structure for aesthetic and/or protective purposes.

Cladding, Pressed Plywood. A type of plywood cladding with grooves or other indentations to create texture.

Cladding, Reverse Board and Batten. A siding style where wide boards are separated by shallow and narrow gaps with a backing that was traditionally provided by narrow boards or batten.

Cladding, Rough Sawn. A cladding material that retains a textured, unfinished look, mimicking the appearance of freshly cut lumber for a rustic effect.

Clear Dimension. The unobstructed width or height of a space, often to provide sufficient space for circulation and/or other activity.

Clear Glazing. Transparent glass that allows full visibility and natural light, without regard to light transmission outside of the visible spectrum, and in contrast with obscured or tinted glazing.

Cobrahead. A common streetlight fixture shaped like a vertical pole with a cantilevered horizontal arm used to support a light fixture.

Columns. Vertical structural or decorative elements that support roofs or entablatures, or frame entries and porches.

Commercial. Refers to land uses or activities related to commerce, such as retail, offices, or services.

Commercial Space. Interior space designated for commercial uses—such as shops, restaurants, or offices—usually on the ground-floor of mixed-use buildings.

GLOSSARY | 153
Commercial Use. Any activity involving the sale of goods or services, including retail, hospitality, and office functions, and defined as Commercial Use Classifications in Development Code Section 15-6704.

Commercial, Ground-Floor. Commercial space located at the street level of a building, often required in walkable or mixed-use zones to activate the sidewalk.

Community Use. A land use that serves the public or a local population, including community centers, libraries, and places of worship.

Compatibility. The degree to which different buildings or land uses can coexist harmoniously based on form, scale, materials, and function.

Context. The surrounding built and natural environment that influences a building’s design or planning approach.

Contextual. Designed or planned in response to the surrounding environment or neighborhood, often respecting local patterns, materials, and scale.

Cornice. A decorative horizontal molding that crowns a building or architectural element, typically found at the roofline or over a door/window.

Corrosion Resistant. The quality of a material (often metal) to withstand deterioration from weather, chemicals, or pollutants.

Courtyard.*
Decorative. Design elements used for aesthetic purposes, not structural or functional.

Decorative Accent. A specific ornamental feature, such as trim, tilework, or paneling, used to enhance visual interest.

Degrees. A unit of measurement for angles, such as to describe a slope (e.g., roof pitch, stair angle, orientation of walls).

Differentiated. Distinctly different, such as to distinguish two design features or two different sections of the same element.

Dining, Outdoor. Seating and eating areas located outside, typically on sidewalks, patios, or courtyards, often associated with restaurants or cafés.

Door. A movable barrier that allows entry or exit into a building or room. 154 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Door Frame. The structural support that surrounds and secures a door, including the jamb, head, and threshold.

Driveway.*
Driveway, Ribbon. A type of driveway with two parallel paved strips separated by a center of grass or other groundcover, such that the width of the paved strips and their spacing will lay below the tires of common motor vehicles.

Dwelling Unit.*
Enclosed.

Element. A distinct component of a building’s design, such as a column, window, or awning.

Entrance. The point of access to a building, typically including the door, steps, and architectural framing.

Entrance Vestibule. A small, enclosed space between the outer door and the interior of a building, used to reduce drafts and improve thermal efficiency.

Entrance, Common. A shared building entrance used by multiple dwelling units or tenants.

Entrance, Direct. An individual, private access point from the exterior into a dwelling or unit, as opposed to shared corridors or lobbies.

Entrance, Primary. The main point of entry into a building, often emphasized architecturally and oriented toward the street.

Equipment, Ground-Mounted. Mechanical motors, switches, or similar features installed directly on the ground rather than attached to a building, inclusive of panels and boxes used to conceal such equipment.

Equipment, Roof-Mounted. Refers to apparatus and features, such as solar panels, HVAC units, or signage, that are installed on top of or on a platform just below a building’s roof surface.

Façade.*
Facade Area. The total surface area of all facades facing a front or street side setback, often used in calculating window percentages or signage allowances.

Facade Articulation. Architectural detailing and variation (such as projections, recesses, materials) that adds interest and GLOSSARY | 155
breaks up large wall surfaces.

Facade Plane. The largest single flat surface along the front of a building, which does not include building projections or recesses.

Facade, Neighboring Adjacent. The façade of a building located directly on the property next to a given structure, relevant for contextual compatibility.

Facade, Primary. The most prominent building face, which typically faces a front property line or, for buildings interior to a property, faces a shared walkway or common open space.

Facade, Street-Facing. The side of a building that faces a front or street side property line and is not separated from that property line by another building.

Fastener. A hardware device (such as a nail, screw, or bolt) used to attach or secure building materials together.

Feature. A distinct architectural or landscape element that contributes to the character, function, or visual interest of a place or structure (e.g., cornices, balconies, fountains).

Front. The portion of a building that faces a front property line or, for buildings interior to a property, faces a shared walkway or common open space.

Frontage, Building. The length of a building that directly faces a street or open space.

Frontage, Street. The length of public and semi-public space between a street’s curb and the buildings that face it, and often comprised of a sidewalk, planting strip, and front yard.

Garage. A structure for storing vehicles, which may be attached to or detached from a primary building.

Glass, Mirrored. Reflective glass that has a metallic coating to create a mirror-like surface; often used for privacy or aesthetics.

Glass, Obscured. Glass that has been frosted, etched, or textured to prevent visibility while still allowing light to pass through.

Grade. The level of the ground at a particular location, especially around a building or site.

Grade, Finished. The final ground-level of a site after construction. 156 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Ground Floor. The lowest floor of a building other than a basement that is closest to finished grade, and the habitable space associated with that floor.

Ground-Floor (Ground-Level and Street-Level also used). An adjective connoting attributes associated with ground floors.

Ground-Floor Commercial Space. A ground-floor designated for commercial uses like retail or food service, or as may be permitted to maintain an active street environment.

Guideline. Guidelines describe a preferred design approach that is subject to interpretation by the approval authority as part of the development project review.

Historic. A designated building, site, or district that has been determined by the significance due to age, architecture, or cultural value, often subject to preservation standards.

Hitching Post. A short, sturdy post historically used to tie horses.

Human in Scale. Building features and other design features of a size similar to that of a person, which helps make these more relatable and comfortable to be next to.

Landscape Strip. A narrow area, typically between the sidewalk and curb, typically planted with trees and landscape to enhance a streetscape.

Landscaped Area. Portions of a site improved with plantings, mulch, or decorative features as opposed to paved or built surfaces.

Lighting Fixture.*
Loading Area. A designated space where goods are loaded and unloaded from delivery vehicles, often located at the rear or side of a building.

Lot, Corner. A parcel of land situated at the intersection of two or more streets, and with two street frontages.

Lot, Interior. A lot that is bounded by other lots on both sides, away from a street corner, and typically with only one street frontage.

GLOSSARY | 157
Materials, Existing. The building materials that are currently present on a structure or site, which may influence design decisions during renovations or additions.

Materials, Original. The materials used in the initial construction of a building, often significant in historic preservation and restoration work.

Mechanical Lifts. A dynamic structural frame and machinery used to vertically move vehicles or objects, often employed in parking garages to increase their capacity.

Metal Fastener. Metal hardware used to join materials or other building components together, such as screws, bolts, nails, or clips used.

Metal Panel. A flat sheet of metal used as siding, roofing, or cladding material, often offering a modern, industrial appearance.

Metal Piece. A generic term for a part or component made of metal, used in various structural or decorative applications.

Ministerial Review. Development project review that can be performed by an administrator using objective criteria, which requires no discretionary interpretation or judgment.

Missing Middle Housing. A range of small multi-family or clustered housing types that are of a scale similar to large single-family homes (such as duplexes, fourplexes, and courtyard apartments), while offering higher residential densities.

Mixed Uses. A set of land uses that are dissimilar and combined.

Monument, Gateway. A prominent architectural or landscape feature erected to mark the entrance to a district, neighborhood, or significant location.

Muntins. Wooden or metal bars that hold small panes of glass in place within a window to create a grid of two or more panes.

Neighborhood. A localized area within a city or town, often defined by having a walkable range and common characteristics like building types, commonly enjoyed amenities, or community identity.

Neighborhood Compatibility. The degree to which a new development or modifications fits within the existing physical and social context of a neighborhood.

Neo-Classical. An architectural style inspired by classical Greek and Roman forms, often featuring columns, symmetry, 158 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES and formal proportions.

Neo-Spanish. An architectural style that draws from traditional Spanish and Mission-style architecture, characterized by stucco walls, clay tile roofs, and arched openings.

Open Space. Any area of land or water that is left undeveloped or minimally developed for recreation, landscaping, or environmental preservation.

Open Space, Common.* .

Open Space, On-Site. Outdoor open areas located on the same development site, intended for use by its occupants or the public.

Open Space, Private.*
Ornamentation. Architectural details or decorative elements added to a structure to enhance its aesthetic appeal (e.g., moldings, carvings, tilework).

Overlay District.*
Palette. A selection of colors, materials, or textures used in architectural or landscape design to create a cohesive visual character.

Panel. A flat, typically rectangular piece of material used in construction, often as cladding, siding, or decorative surface treatment.

Parapet.*
Parking. Space provided for vehicle storage, either on the street or on a private lot or structure.

Parking, Tandem. A parking arrangement where one car is parked behind another in a single file, requiring the front vehicle to be moved for the rear one to exit.

Parking, Underground. A parking facility located below the ground-level of a building, often used in dense urban areas to optimize development above grade.

Paseo. A pedestrian passage flanked by landscaping that provides an internal walking connection to adjacent parcels, GLOSSARY | 159
sidewalks, walkways, or other paseos. Paseos are not accompanied by space for motor vehicles.

Passage. A narrow, often covered, route through or between buildings, providing pedestrian access.

Pedestrian Access, Direct. A clearly defined, convenient path for people to enter a building or site directly from a sidewalk or public right-of-way.

Pedestrian Oriented. A design approach that prioritizes the comfort, safety, and visual interest of people on foot, often involving features like active frontages, lighting, and sidewalk amenities.

Pilaster. A shallow rectangular feature projecting from a wall, having a capital and a base and architecturally treated as a column.

Placemaking. A type of design and planning that focuses on how people perceive and use their surrounding environment so that public spaces support the well-being of individuals and communities, such as to encourage positive forms of social interaction.

Plane. A flat or level surface in architecture; often used in discussing building façades or spatial organization.

Plaza.*
Podium.*
Porch. An outside landing immediately adjacent to a building entrance and sheltered by a roof.

Porte Cochere.*
Prairie Style. An architectural style developed in the early 20th century, characterized by horizontal lines, flat or hipped roofs with broad overhangs, and integration with the landscape.

Primary. Referring to the main or most significant component in a system, such as a building’s main structure, entry, or frontage.

Projection. A feature that protrudes in front of a building volume or principal facade plane.

Prominent. Visibly significant or emphasized in design, often attracting attention due to size, location, or detail.

Proportion. The relation of one part to another or to the whole with respect to scale, quantity, or arrangement.

Railing. A barrier or guard, often made of metal or wood, used along staircases, balconies, porches, or ramps for safety 160 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES and guidance.

Recess. A volume that recedes from a building volume or principal facade plane, such as an open vestibule or decorative niche.

Recessed. Set back or sunken in from the surrounding surface, commonly describing architectural elements like lighting, entries, or windows.

Renovation. The process of improving, updating, or restoring an existing building or space, and without major demolition.

Roadway. The portion of a street intended for vehicle travel, excluding sidewalks, curbs, landscape strips, and medians.

Roof.*
Roof, Flat. A horizontal or nearly horizontal roof with less than 1:12 slope, often used on modern or commercial buildings.

Roof, Gabled. A pitched roof with two sloping sides that meet at a ridge, forming a triangular wall section at each end.

Roof, Hipped. A roof where all sides slope downward to the walls, typically with a gentle pitch and no vertical walls at the end of the roof volume.

Screening.*
Security Bars. Metal bars installed over windows or doors to prevent unauthorized entry.

Security Doors, Roll-Down. Metal or mesh doors that roll down from above, where they may be concealed by a cabinet, to secure storefronts or entrances, typically used after business hours.

Setback, Front.*
Setback, Interior.*
Setback, Rear.*
Setback, Street Side.*
Sidewalk. A paved path intended for pedestrian use, which may or may not be on public property.

Sidewalk, Public. A sidewalk located within the public right-of-way, maintained by the city or another public agency and accessible to all.

GLOSSARY | 161
Siding. The exterior cladding of a building, typically used for weatherproofing and aesthetics.

Siding, Bevel. A type of wood siding composed of overlapping boards that are tapered at their edge, creating a shadow line.

Siding, Bungalow. A traditional siding style often used on Craftsman or bungalow homes, typically wood, with wide exposure and horizontal emphasis.

Siding, Dolly Varden. A style of siding similar to bevel but with a flat back and a rabbeted (notched) lower edge to fit snugly with adjacent boards.

Siding, Drop. Horizontal siding boards that interlock with each other via a groove or tongue, producing a smooth and weather-resistant surface.

Siding, Metal. Siding panels made from aluminum, steel, or other metals, known for durability and a modern or industrial look.

Siding, Tongue & Groove. Boards designed to fit together with an extension (tongue) on one edge and a recess (groove) on the other, which interlock.

Siding, Vinyl. A plastic-based siding material that mimics wood and is widely used for its affordability and low maintenance requirements.

Sign. Any graphic display, structure, or device intended to attract attention or convey information, typically related to business identification or advertising.

Spandrel. A panel between the top of one window and the bottom of the window above it, used for decorative purposes in multi-story buildings.

Stairway, External. A stair structure located outside the building envelope, often used for secondary egress or access to upper units.

Standard. A rule or specification that is mandated. In this document, all standards are considered objective standards. See definition of Standard, Objective.

Standard, Objective. A standard that involves no subjective interpretation and can be consistently determined by any party.

Stoop. The landing at the entrance of a building, which is sheltered by a canopy and accompanied by stairs. 162 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Storage Area. A designated space used to store equipment, supplies, or personal belongings, which may be indoors or outdoors.

Storefront. The ground-floor façade and interior space, which has design characteristics that can accommodate – but may not necessarily be used as -- a commercial shop, and typically infills a commercial bay with large windows, frequent entrances, awnings, and signage.

Streamlining. The process of reducing or simplifying development review steps to reduce the steps necessary for development project approvals.

Streamlining Law. Legislation intended to accelerate the review and approval of development projects by limiting discretion and emphasizing objective standards.

Street. A public or private roadway that provides access to buildings and lots; typically includes sidewalks, curbs, and travel lanes.

Street Connectivity. The degree to which a street network allows direct travel between destinations along multiple alternative routes of similar distance, with greater connectivity associated with shorter block lengths and a higher density of street intersections.

Street Side. The side of a corner lot that faces a street but is not considered the front of the property.

Streetwall. A perceived vertical plane comprised of a facade or series of facades that faces a street and appears to enclose the street spatially.

Stucco. A plaster-like exterior wall finish made from cement, sand, and lime; common in Mediterranean, Spanish, and Southwestern architectural styles.

Style. The distinct design characteristics of a building, often associated with a historical period or architectural movement.

Suburban. A development pattern characterized in a generalized way by lower density, separation of individual land uses, and automobile-oriented design.

Surface Relief. Variations in the depth or texture of a building’s surface, used to add visual interest or articulation (e.g., reveals, grooves, patterns).

GLOSSARY | 163
Tower District. A culturally significant and architecturally diverse neighborhood in Fresno, California, known for its walkability, mixed of uses, and historic character with specific boundaries as stipulated in the Tower District Specific Plan.

Traditional. A design approach based on historical architectural styles or vernacular forms, often incorporating symmetry, familiar materials, and ornamental detail.

Trash Enclosures. Structures that house garbage bins or dumpsters, typically screened from view with walls or fencing for visual and environmental reasons.

Tudor. An architectural style inspired by late Medieval English design, characterized by steeply pitched roofs, decorative half-timbering, and tall, narrow windows.

Upper Floor. Any floor and associated space above the ground floor of a building, typically used for residential or office uses in mixed-use structures.

Upper-Floor (Upper-Level also used). An adjective connoting attributes associated with upper floors.

Urban. Relating to a dense, city-like environment with a mix of uses, walkable streets, and structured open space.

Victorian. A broad architectural style from the late 19th century, known for its ornate detailing, asymmetry, steep roofs, and varied textures and colors.

Walkway. A path designated for pedestrian movement, which may be paved or landscaped and located within a site or development.

Walkway, Raised. A pedestrian path elevated above the surrounding ground or surface level, often used for accessibility, safety, or stormwater management.

Wall. A vertical structure that defines or encloses space, provides structural support, or separates interior and exterior areas.

Wall Opening. Any aperture or break in a wall, such as a window, door, or vent, allowing light, air, or passage.

Wall, Curtain. A non-load-bearing exterior wall attached to a structural frame, often made of glass or lightweight panels. 164 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES Wall, Solid. A continuous wall without openings or glazing, typically used for privacy, screening, or security.

Window. A glazed opening in a wall that allows light and views and may provide ventilation when operable.

Window Frame. The fixed perimeter structure that holds the window sash or glass in place; typically made of wood, aluminum, vinyl, or fiberglass.

Window Opening. Any aperture or break in a wall, in which there can be one or more window frames.

Window Trim. The molding or framing that surrounds a window, often used for decorative and weather-sealing purposes.

Window, Casement. A window with one or more sashes that swing outward or inward on side hinges, typically operated with a crank.

Window, Double Hung. A window with two vertically sliding sashes that move independently, allowing ventilation from the top, bottom, or both.

Window, Reflective. Glass treated with a reflective coating to reduce solar heat gain and provide visual privacy by reflecting light.

Window, Single-Hung. A window with a fixed upper sash and a lower sash that slides vertically for ventilation.

Window, Tinted. Glass that has been darkened or colored to reduce glare, heat gain, or improve privacy while still allowing light transmission.

Window, Transom. A horizontal window located above a door or another window, often used for ventilation or decorative effect.

GLOSSARY | 165
ACKNOWLEDGMENTS OPTIONAL.

TOWER DISTRICT DESIGN

STANDARDS & GUIDELINES

168 | PUBLIC REVIEW DRAFT TOWER DISTRICT DESIGN ST ANDARDS AND GUIDELINES

Fresno City CouncilNovember 20, 2025

Fresno City Council
November 20, 2025