Chapter 17.132 — BUILDING ENTRANCES AND FACADES

§ 17.132.010. Introduction. ¶

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)

§ 17.132.020. Applicability. ¶

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)

§ 17.132.030. Applicable to All. ¶

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.

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.
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.

(click here to view the full table)

	TABLE 17.132.030-1 ALLOWED BUILDING ENTRANCE AND FACADE TYPES BY ZONE
				Form-Based Zones
Building Entrance and Facade Type	Section	Neighborhood Estate 2 (NE2)	Neighborhood General 3 (NG3)	Center 1 (CE1)	Mixed Employment 1 (ME1)	Mixed Employment 2 (ME2)	Corridor 1 (CO1)	Corridor 2 (CO2)	Center 2 (CE2)
Small Front Yard and Porch, Stoop Variations	17.132.040	•	•	•			•
Shopfront and Gallery, Arcade, Terrace, and Recessed Variations	17.132.050	•	•	•	•	•	•	•	•
Forecourt	17.132.060			•	•	•	•	•	•
• =	Building Entrance and Facade Type Allowed

(Ord. No. 1000 § 4, 2022; Ord. No. 1017 § 14, 2023)

§ 17.132.040. Small Front Yard and Porch and Stoop Variations. ¶

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.

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Section Plan

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Example of small front yard

B. Small Front Yard with Porch Variation.

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Section Plan

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Example of small front yard with porch variation

C. Small Front Yard with Stoop Variation.

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Section Plan

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Example of small front yard with stoop variation

(Ord. No. 1000 § 4, 2022)

§ 17.132.050. Shopfront and Gallery, Arcade, Terrace, and Recess Variations. ¶

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: NE2, NG3, CE1, ME1, ME2, CO1, CO2, CE2
NE2	NG3	CE1	ME1	ME2	CO1	CO2	CE2

ELEMENTS OF SHOPFRONTS AND VARIATIONS	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.

A. Shopfront.

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Plan

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Section

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Example of shopfront

B. Shopfront with Arcade Variation.

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Plan

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Section

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Example of shopfront with arcade variation

C. Shopfront with Gallery Variation.

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Plan

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Section

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Example of shopfront with gallery variation

D. Shopfront with Terrace Variation.

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Plan

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Example of shopfront with terrace variation

Section

E. Shopfront with Recess Variation.

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Plan Section
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Example of shopfront with recess variation

(Ord. No. 1000 § 4, 2022)

§ 17.132.060. Forecourt. ¶

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.

A. Forecourt.

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Plan Section

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Example of forecourt

(Ord. No. 1000 § 4, 2022)