The purpose of this chapter is to establish standards for all
building entrances and facades within the form-based zones. Building
entrances and facades are the components of a building's private frontage
that define the transition to the public frontage (i.e., the street
and sidewalk). These standards supplement the standards for each form-based
zone where the building entrance and facade types are allowed. They
ensure that development establishes or reinforces the character and
scale of the city's districts, centers, corridors, and neighborhoods.
(Ord. No. 1000 § 4, 2022)
A. This chapter applies to all projects subject to this article. The standards in this chapter must be considered in combination with the standards in the applicable zone (see chapter
17.130 (Zone and Building Standards)).
B. If
there is a conflict between the standards of this chapter and those
of another article of this title, this chapter supersedes, unless
otherwise noted.
C. The
development of public facilities, including public education, transportation,
communications, and/or infrastructure facilities, is exempt from this
chapter.
(Ord. No. 1000 § 4, 2022)
This subsection applies to all building entrances and facades
listed in this section.
A. Building
Entrance and Facade Types. Table 17.132.030-1 (Allowed Building Entrance
and Facade Types by Zone) specifies the allowed building entrance
and facade types by zone. Building entrance and facade types not listed
are not allowed in that zone. The standards for each building entrance
and facade type are included in this chapter.
B. Minimum
Building Entrance and Facade Type Required. Projects subject to the
requirements of this article must provide at least one building entrance
and facade type on each primary and secondary building facade selected
from the types allowed in the zone.
C. Encroachments
and Projections.
1. The encroachment and projection standards of section
17.34.040(E) (Allowed Encroachments or Projections Into Required Yards) apply, except when in conflict with this section.
2. Architectural elements, including balconies, bay windows, eaves,
and chimneys, may project a maximum distance of three feet into required
yards, provided they remain a minimum two feet from the development
site line.
3. If there is a conflict between the encroachment and projection standards of sections
17.132.040,
17.132.050, and
17.132.060 and other sections in this title, this chapter supersedes.
(Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 14, 2023)
The small front yard building entrance and facade type may include
a small, elevated or at-grade garden located in the frontage area,
often enclosed by a low wall located near the property line(s). Without
an enclosed front yard, either the yard or the front entrance must
be elevated by a minimum of 18 inches. Small front yards may also
include a porch or stoop variation. All small front yards and variations
must be consistent with the general standards below. Where a variation
is used, the standards for porch or stoop apply in addition to the
general standards.
ZONES PERMITTED: NE2, NG3, CE1, CO1
|
---|
NE2
|
NG3
|
CE1
|
ME1
|
ME2
|
CO1
|
CO2
|
CE2
|
---|
ELEMENTS OF SMALL FRONT YARD AND VARIATIONS
|
MIN.
|
MAX.
|
---|
General
|
A
|
Height, Wall at Frontage
|
-
|
3 ft.
|
|
Height, Planter/Fence
|
-
|
3 ft.
|
|
Height, Elevated Yard
|
-
|
3 ft.
|
|
Grading on Front Yard
|
0.5%
|
5%
|
B
|
Ground Floor Above Grade at Building Frontage
|
18 in.
|
3 ft.
|
|
Clear distance to development site line
|
2 ft.
|
|
Porch Variation
|
C
|
Depth (not including stairs)
|
6 ft.
|
-
|
D
|
Width
|
10 ft.
|
-
|
E
|
Height, Clear
|
8 ft.
|
12 ft.
|
Stoop Variation
|
F
|
Depth (not including stairs)
|
4 ft.
|
8 ft.
|
G
|
Depth, Entry Recession
|
6 in.
|
6 ft.
|
H
|
Width
|
4 ft.
|
8 ft.
|
I
|
Height, Above Grade
|
18 in.
|
-
|
A. Small
Front Yard.
Example of small front yard
|
B. Small
Front Yard with Porch Variation.
Example of small front yard with porch variation
|
C. Small
Front Yard with Stoop Variation.
Example of small front yard with stoop variation
|
(Ord. No. 1000 § 4, 2022)
The shopfront entrance and facade type includes a large opening
in the facade at or near the sidewalk, enclosed with doors and fenestration
in a storefront assembly. The primary entrance provides direct access
to the ground floor use(s). The required architectural elements comprising
the storefront are transparent windows and doors, transom windows,
and a solid shopfront base. Optional elements include awnings, cantilevered
shed roof or canopy, signage, lighting, and cornices. The shopfront
can be used in conjunction with a gallery, arcade, terrace, and/or
recessed variation. All shopfronts and variations must be consistent
with the general standards below. Where a variation is used, those
standards apply in addition to the general standards.
ZONES PERMITTED: NG3, CE1, ME1, ME2, CO1, CO2, CE2
|
---|
NE2
|
NG3
|
CE1
|
ME1
|
ME2
|
CO1
|
CO2
|
CE2
|
---|
ELEMENTS OF SHOPFRONTS AND VARIATIONS
|
MIN.
|
MAX.
|
---|
General
|
A
|
Height Clear, Top of Transom
|
12 ft.
|
16 ft.
|
B
|
Width of Shopfront Bay(s)
|
10 ft.
|
25 ft.
|
|
Transparency, Ground Floor
|
70%
|
90%
|
Projection (when present)
|
C
|
Depth
|
4 ft.
|
-
|
D
|
Setback from Curb
|
2 ft.
|
-
|
E
|
Height, Clear, Bottom of Projection
|
8 ft.
|
10 ft.
|
Gallery & Arcade Variation
|
F
|
Height, Clear
|
12 ft.
|
16 ft.
|
G
|
Depth, Facade to Interior Column Face
|
12 ft.
|
16 ft.
|
H
|
Setback from Curb
|
2 ft.
|
6 ft.
|
|
Column Height
|
4 times column width
|
5 times column width
|
Terrace Variation
|
I
|
Length
|
-
|
150 ft.
|
J
|
Distance Between Access Points
|
-
|
75 ft.
|
K
|
Depth
|
8 ft
|
-
|
|
Average Grade
|
Max. 3 ft. higher or lower than the adjacent sidewalk or Public
Open Space. Walls may extend an additional 2 ft. in height. Fence/railing
height per California Building Code (CBC).
|
Recess Variation
|
L
|
Depth
|
-
|
16 ft.
|
M
|
Width, Bay(s)
|
16 ft.
|
25 ft.
|
B. Shopfront
with Arcade Variation.
Example of shopfront with arcade variation
|
C. Shopfront
with Gallery Variation.
Example of shopfront with gallery variation
|
D. Shopfront
with Terrace Variation.
Example of shopfront with terrace variation
|
E. Shopfront
with Recess Variation.
Example of shopfront with recess variation
|
(Ord. No. 1000 § 4, 2022)
This building entrance and facade type a large opening in the
facade at or near the sidewalk with a portion (usually the center
portion) set back, creating a courtyard space. The space is typically
used as an entry court, shared garden area, or additional shopping
or restaurant seating area. The forecourt can be used in conjunction
with a range of land uses and must be consistent with the standards
below.
ZONES PERMITTED: CE1, ME1, ME2, CO1, CO2, CE2
|
---|
NE2
|
NG3
|
CE1
|
ME1
|
ME2
|
CO1
|
CO2
|
CE2
|
---|
FORECOURT ELEMENTS
|
MIN.
|
MAX.
|
---|
General
|
A
|
Width
|
15 ft.
|
-
|
B
|
Depth
|
15 ft.
|
-
|
|
Ratio, Width-to-Height
|
-
|
2:1
|
|
Transparency, Ground Floor
|
50%
|
90%
|
C
|
Ground Floor Above Grade at Building Frontage
|
None
|
3 ft.
|
(Ord. No. 1000 § 4, 2022)