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Objective 1: Consider Neighborhood Context and Linkages in Building and Site DesignOBJECTIVE 1:Consider Neighborhood Context and Linkages In Building and Site DesignTFASite Planning1Work with the natural topography of the site to avoid dramatic and unnecessary gradechanges by utilizing landform grading.2On hillside lots, use smaller terraced retaining walls to avoid massive blank wall faces.Use the site’s natural topography to terrace the structure along the hillside.3Create a strong street wall by locating building frontages at the front property line whereno setback requirement exists, or at the required setback. Where additional setback isnecessary or a prevailing setback exists, activate the area with a courtyard or “outdoorroom” adjacent to the street by incorporating residential amenities such as seating orwater features, for example.RDRECOMMENDEDPreserve trees& vegetationTerraceddevelopmentaccommodateshillside slopeNOT RECOMMENDED!!A massive blank wallon the edge of thehillside is createdwhen developmentis not terraced toaccommodateexisting topographyLack of articulationcreates feeling oflarge blank facade8

multi-family residential[residential/commercial mixed useSite Planning (cont.)4In small lot subdivisions where there is an existing average prevailing setback, apply thesetback to provide continuity along the street edge.5Locate a majority of code-required open space at the ground level in a manner thatis equally accessible to all residential units to promote safety and the use of outdoorareas. In mid- and high-rise buildings, podiums between buildings and rooftop areascan be used as common areas.6Use a 50 percent lot coverage ratio as a rule of thumb for low-rise housingdevelopments and townhomes, especially in primarily residential, low- andlow medium-density areas.7Provide direct paths of travel for pedestrian destinations within large developments.Especially near transit lines, create primary entrances for pedestrians that are safe,easily accessible, and a short distance from transit stops.TFARDRECOMMENDEDBuildings placed arounda central courtyard andaccessible by all residentsPrimary entrance to residentialbuilding is located near metrostation and bus stopNOT RECOMMENDED!Massive buildingwith no centralcourtyard or outdoorcommon areas9

Objective 1: Consider Neighborhood Context and Linkages in Building and Site Design8In dense neighborhoods, incorporate passageways or paseos into mid-blockdevelopments, particularly on through blocks, to facilitate pedestrian access tocommercial amenities nearby, such that pedestrians will not need to walk the perimeterof a block in order to access the middle of the next parallel street or alley.9Activate mid-block passageways or paseos using water features, pedestrian-levellighting, artwork, benches, landscaping; or special paving so that they are safe andvisually interesting spaces.TFARD10 Install bicycle racks and lockers near building entrances, especially in residential ormixed-use projects located on Major or Secondary highways, or on Local and Collectorstreets near commercial services. Ensure bicycle racks are placed in a safe, well-lit location,convenient for residents and visitors.RECOMMENDEDBicycle racks convenientlylocated near building entrancePedestrian paths through the siteprovide connections from residentialland uses to nearby commercial usesMid-block paseo10

multi-family residential[residential/commercial mixed useBuilding Orientation12Design small lot subdivisions, low-rise townhomes and apartment buildings to ensurethat all street-fronting units have a primary entrance facing the street.Alternatively, for Medium and High-Medium density buildings without ground floorentrances for individual units, create a prominent ground or first floor entry, suchas a highly visible lobby or atrium.TFARDLocate gathering spaces such as gyms, recreation rooms, and community space at theground level and accessible to the street.RECOMMENDEDProminent stairwaycreates a visibleground floor entryStreet-facingentrance tobuildingUsable outdoorarea forindividual unitsNOT RECOMMENDED!Street-facing unitsshould have anentrance from thesidewalk!Missedopportunityfor creatinga livelier streetfrontage11

Objective 1: Consider Neighborhood Context and Linkages in Building and Site DesignEntrances1Incorporate transitions such as landscaping, paving, porches, stoops, and canopies atindividual entrances to residences, from the sidewalk to the front door. These methodsshould not protrude into required yards or negatively impact the overall street wall.2Entries should be designed according to simple and harmonious proportions inrelationship to the overall size and scale of the building. Design entries in proportionto the number of units being accessed and ensure that pedestrian entries are sizedproperly to provide shelter year-round.3Ensure that the main entrance and entry approach can accommodate persons of allmobility levels.TFARDRECOMMENDEDCanopyMaintains strongstreet wallLandscapingParkwayContrastingpaving materialNOT RECOMMENDED!!Lack of transitionto street oradjacent buildingsEntryinappropriatelysized12

multi-family residential[residential/commercial mixed useEntrances (cont.)4Promote pedestrian activity by placing entrances at grade level or slightly above, andunobstructed from view from the public right-of-way. Entryways below street levelshould be avoided.5If stairs are used in common areas, such as an atrium or lobby, they should be highlyvisible and integrated with the predominant architectural design elements of themain building.TFARDRECOMMENDEDStairs integrated with architecturalstyle of the main buildingHighly visible street-level pedestrianentrance, accessible to all mobility levelsNOT RECOMMENDED!Sunken entriesare generally lessvisible and therefore less secure13

Objective 1: Consider Neighborhood Context and Linkages in Building and Site Design6Maintain an active street presence for ground floor retail establishments in mixed-useresidential projects by incorporating at least one usable street-facing entrance withdoors unlocked during regular business hours.7In mixed-use residential projects, ensure that ground floor uses maintain a high degreeof transparency and maximize a visual connection to the street by providing clear andunobstructed windows, free of reflective glass coatings, exterior mounted gates, orsecurity grills.TFARDRECOMMENDEDClear glass maintains visualconnection between interiorand exteriorStreet-facing entrancemaintains an activestreet presenceOutdoor seatingactivates streetscapeNOT RECOMMENDED!Windowsobstructed bysecurity grills14

multi-family residential[residential/commercial mixed useRelationship to Adjacent Buildings1Ensure that new buildings are compatible in scale, massing, style, and/or architecturalmaterials with existing structures in the surrounding neighborhood. In older neighborhoods, new developments should likewise respect the character of existing buildingswith regards to height, scale, style, and architectural materials.2For RD1.5, RD2, R3, R4, RAS3, and RAS4 developments, apply additional setbacks inside and rear yards abutting single-family and/or R2 zoned lots.3Where multi-family projects are adjacent to single-family zones, provide asensitive transition by maintaining a height compatible with adjacent buildings.Mitigate negative shade/shadow and privacy impacts by stepping back upperfloors and avoiding direct views into neighboring single-family yards.TFARDRECOMMENDEDNew developmentmaintains existingtheme in neighborhoodNOT RECOMMENDED!Scale, height,and architecturalstyle incompatiblewith adjacentdevelopment15

Objective 1: Consider Neighborhood Context and Linkages in Building and Site Design4When designing small lot subdivisions or projects built over two or more lots, providesufficient space between buildings, articulation along the street frontage, and visualbreaks to diminish the scale and massing.5Plant trees, shrubs, and vines to screen walls between property lines. Use decorativewalls that include a change in color, material, and texture.TFARDRECOMMENDEDIncorporate various textures andmaterials to create visual interestwhile screening the propertyProviding space between buildingshelps diminish scale and massingof developmentNOT RECOMMENDED!Lack of articulationmakes the buildingappear boxlike andout-of-scale!Repetitive, boilerplate facades lackdifferentiation andindividual character16

multi-family residential[residential/commercial mixed useOBJECTIVE 2:Employ Distinguishable and Attractive Building DesignTFBuilding Façade1Add architectural details to enhance scale and interest on the building facade bybreaking it up into distinct planes that are offset from the main building façade.Porches and stoops can be used to orient housing towards the street and promoteactive and interesting neighborhood streetscapes.2Design multi-family buildings to convey individual residential uses, even when applyinga modern aesthetic. Modulated façades can prevent residential buildings fromappearing commercial.3Layer building architectural features to emphasize certain features of the building suchas entries, corners, and organization of units.ARDRECOMMENDEDUpper storiesare offsetBuilding base establishespedestrian scaleModulated façade andvariation in wall planesprovide additional articulationNOT RECOMMENDED!17Monolithic buildings lack architectural detailsthat contribute to scale and visual interest

Objective 2: Employ Distinguishable and Attractive Building DesignTFA4Alternate different textures, colors, materials, and distinctive architectural treatmentsto add visual interest while avoiding dull and repetitive façades.5Utilize windows and doors as character-defining features to reflect an architecturalstyle or theme consistent with other façade elements. Windows should project or beinset from the exterior building wall and incorporate well designed trims and details.6Treat all façades of the building with an equal level of detail, articulation, andarchitectural rigor.RDRECOMMENDEDInteresting andvaried architecturaltreatments usingdifferent colors andmaterials accentuatethe building formPlenty of windowsand doors enliventhe ground floor andcreate foot trafficNOT RECOMMENDED!Missed opportunity to provide transparent elements on the ground floorto activate pedestrian-friendly uses!Lack of 3-dimensional architecturaltreatments creates a dull andrepetitive façade18

multi-family residential[residential/commercial mixed useBuilding Façade (cont.)7Integrate varied roof lines through the use of sloping roofs, modulated buildingheights, gables, dormers, or innovative architectural solutions.8Reinforce existing facade rhythm along the street where it exists by using architecturalelements such as trim, material changes, paved walkways, and other design treatmentsconsistent with surrounding buildings.9Include overhead architectural features such as eaves, awnings, canopies, trellises,or cornice treatments at entrances and windows that provide shade, provide passivecooling, and reduce daytime heat gain.TFARDRECOMMENDEDA modulated roof and a variety of architecturalfeatures creates a sense of dimensionTrellis used at entrywayand for window treatmentsStrong façade rhythm along street frontagethrough the use of architectural elements19

Objective 2: Employ Distinguishable and Attractive Building Design10 Orient windows on street facing units toward public streets, rather than inward,to contribute to neighborhood safety and provide design interest.TFA11 Orient interior unit spaces so that larger windows for more public rooms, such asliving and dining areas, face onto the street.12 Design balconies such that their size and location maximize their intended use foropen space. Avoid “tacked on” balconies with limited purpose or function.RDRECOMMENDEDFunctional balconiesWindows orientedtoward the mainstreet increase thesense of "eyes onthe street" andneighborhood safetyNOT RECOMMENDED!Windows orientedinwards with blankwalls on the street!Lack of balconiesor open space20

multi-family residential[residential/commercial mixed useBuilding Materials1Approach character-defining details in a manner that is true to a style of architecture orcommon theme.2Apply trim, metal- and woodwork, lighting, and other details in a harmonious manner,consistent with the proportions and scale of the building(s).3Select building materials, such as architectural details and finishes that convey a senseof permanence. Quality materials should be used to withstand weather and wearregardless of architectural style.4Apply changes in material purposefully and in a manner corresponding to variations inbuilding mass.TFARDRECOMMENDEDVaried building materialscorrespond to thearchitectural styleNOT RECOMMENDED!21“Faux” architectural treatment isinconsistent with the architecturalstyle it attempts to emulate!Hastily applied stucco window trim does notcorrespond to the window sill. Façadematerials show signs of weather and wear

Objective 2: Employ Distinguishable and Attractive Building Design5Long expanses of fences should incorporate openings, changes in materials, texture,and/or landscaping. Avoid materials such as chain link, wrought iron spears, andbarbed wire.6Exterior bars on windows convey an environmental hostility and are thereforestrongly discouraged.TFARDRECOMMENDEDVariations in fence height,materials and textureLandscaped planters act as a buffer for ground floorunits and eliminate the need for security doorsNOT RECOMMENDED!Wrought iron spears and bars onwindows create a sense of dangermore than safety22

multi-family residentialC[residential/commercial mixed useSpecial Design Considerationsfor Historic PropertiesTFARDEnsure that any additions, alterations, or improvements to buildings designated as HistoricResources or otherwise identified as eligible Historic Resources as part of Survey LA, complywith the U.S. Department of the Interior’s Standards for the Treatment of Historic Properties.Guidelines for preserving, rehabilitating, and restoring historic buildings can be found onlineat: http://www.nps.gov/history/hps/tps/standguide/ overview/choose treat.htmPreserve original building materials and architectural featuresPreserve, repair, and replace, as appropriate, building elements and features that areimportant in defining historic character. Retain the original building continuity, rhythm,and form created by these features. Consult historic documentation and photographsof the building before commencing work.UÊ "À } ÊLÕ }Ê ÌiÀ ÃÊ Ê iÌ ÃÊÃ Õ Ê ÌÊLiÊV ÛiÀi ÊÜ Ì ÊÃÌÕVV ]ÊÛ Þ Êsiding, stone, veneers, or other materials.UÊ ÌiÀ Ã]ÊÜ V ÊÜiÀiÊ À } ÞÊÕ « Ìi ]ÊÃÕV Ê ÃÊ Ã ÀÞ]ÊÃ Õ ÊÀi ÊÕ « Ìi ÊUÊ Û Ê }ÊV À VÌiÀÊ iw }Êvi ÌÕÀiÃÊLi Ê Ã« ÞÃ]Êà } }i]Ê É ÀÊLÕ }Êalterations and additions. Remove non-historic additions to expose and restore theoriginal design elements.UÊ / iÊ ÌiÀ ÃÊ Ê ià } Ê vÊ ÃÌ À VÊÜ ÜÃÊ Ê ÀÃÊÃ Õ ÊLiÊ«ÀiÃiÀÛi 23

Objective 2: Employ Distinguishable and Attractive Building DesignRepair deteriorated materials or features in place, if feasible.When it is infeasible to retain materials or features, replacement should be made within-kind materials or with substitute materials that convey the same form, design, andoverall visual appearance as the original.Design building additions on historic buildings to be compatible with the massing,size, scale, and architectural features of an historic structure or site, while clearlyreflecting the modern origin of the addition.UÊ Ì ÃÊÃ Õ ÊLiÊÃÕL À ÌiÊ Ê ÃÃ }ÊÌ ÊÌ iÊ ÊÃÌÀÕVÌÕÀiÊ Ê V Ìi Êtoward the rear, away from the primary façade.UÊ 7 Ì Ê ÃÌ À VÊ ÃÌÀ VÌÃÊ ÀÊi } L iÊ ÃÌ À VÊ ÃÌÀ VÌÃ]Ê iÜÊ w ÊÃÌÀÕVÌÕÀiÃÊÃ Õ Êharmonize in style, scale, and massing with the surrounding historic structures.UÊiÜÊÜ ÜÊ Ê ÀÊ «i }ÃÊÃ Õ ÊLiÊ V Ìi Ê Ê ÊÃiV ÀÞÊv X i ÊThe arrangement, size, and proportions of historic openings should bemaintained; avoid filling in historic openings, especially on primary facades.24

multi-family residential[residential/commercial mixed useOBJECTIVE 3:Provide Pedestrian Connections Within and Around the ProjectTFSidewalks1For new multi-family residential projects where a sidewalk does not currently exist,establish a new sidewalk along the length of the public street frontage.2On Major and Secondary Highways, provide a comfortable sidewalk and parkwaywidth — generally 10-15 feet — that can accommodate pedestrian flow and activity,but is not wider than necessary. Sidewalks and parkway widths on Local andCollector streets may be narrower, but generally not less than nine feet wide.3Create continuous and predominantly straight sidewalks and open space. Reconstructabandoned driveways as sidewalks.ARDRECOMMENDEDNew, straightsidewalks createan easy path oftravel for pedestriansNOT RECOMMENDED!Sidewalk in disrepairdue to overgrown treeroots creates a walkinghazard for pedestrians25

Objective 3: Provide Pedestrian Connections Within and Around the ProjectTFA4Plant parkways separating the curb from the sidewalk with ground cover, low-growingvegetation or permeable materials that accommodate both pedestrian movementand the use of car doors. Brick work, pavers, gravel, and wood chips are examples ofsuitable permeable materials.5Create a buffer zone between pedestrians, moving vehicles, and other transit modesby the use of landscape and street furniture. Examples include street trees, benches,newspaper racks, pedestrian information kiosks, bicycle racks, bus shelters, andpedestrian lighting.RDRECOMMENDEDA nice landscapebuffer with specialpaving provides a softtransition betweenpedestrians andparked vehiclesNOT RECOMMENDED!No active buffer zoneis provided betweenpedestrians and the street!Cropped or poorly maintainedstreet trees make the walkingexperience unpleasant26

[multi-family residentialresidential/commercial mixed useSidewalks (cont.)6Plant street trees at the minimum spacing permitted by the Division of Urban Forestry,typically one tree for every 20 feet of street frontage, to create a consistent rhythm.Broad-leaf evergreen and deciduous trees should be used to maintain a continuoustree canopy. Shade producing street trees may be interspersed with an occasionalnon-shade tree. In high pedestrian use areas, install tree guards to protect tree trunksfrom damage.TFARD7Provide lights on sidewalks to encourage and extend safe pedestrian activities intothe evening.8Utilize pedestrian lighting, seating areas, special paving, or landscaping. Ensure thatnew developments adjacent to transit stops invest in pedestrians amenities such astrash receptacles and sheltered benches or seating areas for pedestrian that do notintrude into the accessible route.RECOMMENDEDSidewalkaccommodatespedestrians andcar doors27Drought-tolerantlandscaping withpermeable pavingmaterialsLow-growingvegetation

Objective 3: Provide Pedestrian Connections Within and Around the ProjectC

Lighting and Security 37 Utilities 38 Glossary 39. 3 DRAFT The City of Los Angeles' General Plan Framework Element . activate the area with a courtyard or “outdoor room” adjacent to the street by incorporating residential amenities such as seating or . Justin Kim Robert Lessin Barbar