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1 (Attachment 3 - Edits Following Planning Commission Recommendations) Objective Planning Standards for
Mixed-use Residential and Multifamily Development
I. Introduction
This document contains Objective Planning Standards for mixed-use residential and multifamily development. These standards apply to multiple-family dwellings as defined in Zoning Code Chapter
17.08 and mixed-use buildings that contain both a residential and non-residential use. These standards do not apply to detached-single-family homes, including subdivisions of multiple single-family homes.
In addition to the Objective Planning Standards, proposed development must also comply with requirements in the Fortuna Zoning Code, the General Plan, and other applicable City plans, policies, and regulations.
The Objective Planning Standards are intended to be consistent with all other City development regulations. Where an Objective Planning Standard appears to conflict with another regulation, the City will construe such requirement to give effect to both, if possible, by harmonizing them with each other.
In cases of conflict, the requirement more permissive of housing production governs.
Design Standards for All Areas
Projects in all locations must comply with the standards in Section II: Design Standards for All Areas.
Within Section II, there are two types of standards: baseline standards and credit standards. Baseline standards are mandatory for all projects. Project must comply with four of eight available credit standards. Each project can choose which standards to use to meet the credit standard requirement.
Character Areas
This document also contains standards for two defined geographic “character areas:” 1) Single-family Neighborhood and 2) Town Center. The boundaries and standards for these character areas are found in Section III of this document. Projects in a defined Character Area must comply with the applicable Section III: standards in addition to the design standards for all areas in Section II.
Deviation from Standards
An applicant may request deviation from one or more standard through the Design Review process. The Planning Commission may approve a deviation upon finding that the project incorporates an alternative method to achieve the intent statement that proceeds the standard. A project requesting a deviation is not eligible for streamlined approval under SB 35.
II. Design Standards for All Areas
The design standards in this section apply to multifamily and mixed-use residential projects in all locations in Fortuna. The standards address the following topics:
• Circulation and Streetscape
DRAFT City of Fortuna
2 • Parking and Vehicle Access
• Building Placement, Orientation, and Entries
• Building Massing and Open Space
• Facade and Roof Design
• Other Site Features
A. Circulation and Streetscape Standards
Intent: The intent of the circulation and streetscape standards is to:
• Enhance the visual character and aesthetic qualities of the city;. • Encourage pedestrian activity with safe, functional, and attractive sidewalks;.
• Provide for sufficient sidewalk widths to accommodate street trees and an ADA-compliant pedestrian clear path; and
• Provide for appropriate transitions from the public to private realm.
Baseline Standards
1. Sidewalks. Public sidewalks abutting a development parcel shall have a minimum sidewalk width (curb to back of walk) of 6 feet.
Credit Standards
1. Street Trees.
a. At least one street tree for every 30 feet of linear feet of sidewalk length shall be provided within the sidewalk. See Figure 1: Streetscape standards.
b. A minimum 2-foot 8-inches pedestrian clear path shall be maintained adjacent to street trees.
c. Sidewalk tree wells shall be 48” in width by 36” or more in length.
B. Parking and Vehicle Access
Intent: The intent of the parking and vehicle access standards is to:
• Support a pedestrian-friendly streetscape design, walkable neighborhoods, and active and inviting mixed-use districts;.
• Minimize the visual dominance of parking facilities visible from the street frontage; and. • Promote the ability for residents to walk, bike, and take transit to destinations.
Baseline Standards
1. Parking Placement.
Figure 1: Streetscape standards
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3 a. Except when allowed by sections (b) and (c) below, surface parking spaces may not be located:
(1) In a required front or street side yard; or
(2) Between a primary building and a front or street side lot line. See Figure 2: Parking and Vehicle Access.
b. The Director may administratively approve an exception to this requirement when necessary to provide ADA-compliant parking.
Figure 2: Parking and Vehicle Access
c. Outside of the Single-family Neighborhood and Town Center character areas, surface parking spaces may be located in a required front or street side yard or between a primary building and a front or street side lot line for one or both of the following types of projects:
(1) Age-restricted senior housing developments.
(2) Development site greater than one acre in size that fronts an arterial or collector street as designated in the General Plan circulation diagram.
2. Interior Parking Lot landscaping. The following standards apply to parking lots with four or more spaces.
a. Amount of Landscaping.
a.(1)All portions of a parking lot not occupied by a parking space, drive aisle, pedestrian way, or trash collection and storage area must be landscaped. b.(2)A minimum of one tree that reaches a mature height of at least 20 feet must be planted within the parking lot at a minimum ratio of one tree for each 15 parking spaces.
Formatted: Indent: Left: 0.6", Hanging: 0.3", Outline
numbered + Level: 6 + Numbering Style: 1, 2, 3, … +
Start at: 1 + Alignment: Left + Aligned at: 0.9" + Tab
after: 0.33" + Indent at: 1.23"
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4 c.(3) When the calculation of required trees results in less than one tree (i.e., parking lots with fewer than 15 spaces), a minimum of one tree must be provided. b. Location of Landscaping.
a.(1)Where space permits, a landscaped island, at least four feet in all interior dimensions, and containing at least one tree, must be provided at each end of each interior row of automobile parking stalls and between every eight consecutive automobile parking stalls.
Horizontal curb surfaces may not be included in the landscaped island area calculation. b.(2)Landscaping must be located and designed so that pedestrians are not required to cross landscaped areas to reach building entrances from parked cars. This may be achieved through the orientation of the landscaped fingers and islands, and by providing dedicated pedestrian access through landscaped areas where needed.
3. Driveway Width. The maximum width of a new driveway crossing a public sidewalk is 12 feet for a one-way driveway and 20 feet for a two-way driveway. Increased driveway width is allowed if required by the Fortuna Fire Department.
4. Number of Driveways. A maximum of two curb cuts for one-way traffic and one curb cut for twoway traffic are permitted per 150 feet of property street frontage.
5. Garage Width and Design.
a. Garage doors may occupy no more than 40 percent of a building’s public street frontage. b. Garage doors serving individual units that are attached to the structure must incorporate one or more of the following so that the garage doors are visually subservient to other building elements:
(1) Garage doors recessed a minimum of 18 inches from a street-facing wall plane. (2) Enhanced garage door windows or architectural detailing consistent with the main dwelling.
(3) Arbor or other similar projecting feature above the garage doors. (4) Landscaping occupying 50 percent or more of driveway serving garage.
6. Loading.
a. For lots served by an alley, loading docks and service must be accessed from the adjoining alley.
b. For corner parcels not served by an alley, loading docks and service areas must be accessed from the side street.
c. Loading docks and service areas are prohibited on the primary building frontage. d. Incorporating greenery within or adjacent to the driveway.
C. Building Placement, Orientation, and Entries
Intent: The intent of the building placement, orientation, and entries standards is to:
Formatted: Indent: Left: 0.6", Hanging: 0.3", Outline
numbered + Level: 6 + Numbering Style: 1, 2, 3, … +
Start at: 1 + Alignment: Left + Aligned at: 0.9" + Tab
after: 0.33" + Indent at: 1.23"
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5 • Support cohesive neighborhoods and social interaction with outward facing buildings;. • Support a pedestrian-oriented public realm with an attractive and welcoming streetscape character; and.
• Provide for sensitive transition from the public realm (sidewalk) to the private realm (residences).
Baseline Standards
1. Building Entrances.
a. For buildings with one primary entrance that
provides interior access to multiple individual
dwelling units, the primary building entrance
must face the street. A primary building
entrance facing the interior of a lot is not
allowed. See Figure 3: Building Entry
Orientation- Single Primary Entry.
b. On lots where units have individual exterior
entrances, all ground floor units with street
frontage must have an entrance that faces the
street. If any wall of a ground floor unit faces
the street, the unit must comply with this
requirement. For units that do not front the
street, entrances may face the interior of the
lot. See Figure 4: Building Entry Orientation –
Multiple Primary Entries.
c. Outside of the Single-family Neighborhood and
Town Center character areas, building entrances
may face the interior of a lot for projects on a site
of one acre or more, with multiple buildings
sharing a common open space/interior courtyard, and located on an arterial or collector street as designated in the General Plan circulation diagram. Such project must comply with the following standards:
(1) At least one pedestrian walkway per 50 feet of property street frontage must connect the adjacent sidewalk to the interior of the lot.
(2) The area between a building and the street must be landscaped, except for private open space for units (patios), and pedestrian pathways or driveways, or semi-public amenities such as courtyards or outdoor seating areas in the town center special character area. (3) Continuous solid fences between buildings and the street are prohibited. Private outdoor space, if provided, may be defined by a low fence at least 50 percent transparent. (4) Street-facing buildings may not exceed a width of 100 feet.
Figure 3: Building Entry Orientation –
Single Primary Entry
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6 (5) Buildings facing the street must comply with credit standards E.1 (Facade Articulation) and E.3 (360-Degree Design).
Figure 4: Building Entry Orientation – Multiple Primary Entries
2. Pedestrian Walkway. A pedestrian walkway, minimum 6-foot width, shall provide a connection between the public street and all building entrances.
Credit Standards
1. Entry Design.
a. Residential Projects. A street-facing primary entrance to residential buildings must feature a porch, covered entry, or recessed entry clearly visible from the street to give the entrance prominence. Entrances must be connected to the adjacent sidewalk with a pedestrian walkway. Recessed entries must feature design elements that call attention to the entrance such as ridged canopies, contrasting materials, crown molding, decorative trim, or a 45-degree cut away entry. This standard does not apply to secondary or service entrances. b. Mixed-Use Projects. Primary entrances to mixed-use buildings with ground floor commercial uses must be emphasized and clearly recognizable from the street. Methods to achieve this result include:
(1) Projecting non-fabric awnings or canopies above an entry (covered entry); (2) Varied building mass above an entry, such as a tower that protrudes from the rest of the building surface;
(3) Special corner building treatments, such as a rounded or angled facets on the corner, or an embedded corner tower, above the entry;
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7 (4) Special architectural elements, such as columns, porticos, overhanging roofs, and ornamental light fixtures;
(5) Projecting entries or projecting bays in the facade; (6) Recessed entries or recessed bays in the facade; and (7) Changes in roofline or articulation in the surface of the subject wall.
D. Building Massing and Open Space
Intent: The intent of the building massing and open space standards is to:
• Provide for human-scale and pedestrian-friendly building massing where large buildings are broken into smaller volumes that fit into the surrounding neighborhood;. • Provide for sensitive transitions to adjacent lower-density residential uses; and. • Minimize visual and privacy impacts to neighboring properties.
Baseline Standards
1. Residential Transitions.
a. Development sharing a side or rear lot line with a single-family home in an R-1 district shall comply with the following:
(1) Minimum 5-foot step back from ground floor facade for third story and above. (2) Building façade planes abutting an R-1 district may not exceed 50 feet in width. (3) When a building façade abutting an R-1 district exceeds 50 feet in width, it must be separated into façade bays no greater than 50 feet by a recess minimum 5 feet wide and 5 feet deep. See Figure 5: Residential Transitions.
(4) In the RM district, the building complies with Zoning Code Section 17.03.012.E. b. When a building façade across the street from and facing an R-1 district exceeds 50 feet in width, it must be separated into façade bays no greater than 50 feet by a recess 5 feet wide and 5 feet deep. See Figure 5: Residential Transitions.
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8 Figure 5: Residential Transitions
Credit Standards
1. Massing Breaks. As shown in Figure 6: Massing Breaks, buildings facing a public street must comply with one of the following:
a. The width of the building measured parallel to the street does not exceed 50 feet. b. The street-facing facade is separated into primary façade bays no greater than 50 feet and secondary façade bays defined by a recess a minimum of 3 feet wide and 3 feet deep.
Figure 6: Massing Breaks
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9 c. All street-facing facades shall have at least one building wall projection or recess at least 4 feet in depth, or two projections or recesses at least 2.5 feet in depth, for every 25 horizontal feet of wall.
E. Facade and Roof Design
Intent: The intent of the facade and roof design standards is to:
• Create street-facing building facades that are varied and interesting with human-scale design details;
• Incorporate architectural elements that reduce the box-like appearance and perceived mass of buildings;
• Provide for buildings designed as a unified whole with architectural integrity on all sides of the structure;.
• Ensure quality materials that maintain their appearance over time;. • Promote design details and materials compatible with the existing neighborhood character; and; • Minimize privacy impacts to neighboring properties.
Baseline Standards
1. Blank Walls/Facade Articulation
a. Maximum Blank Wall Area. The area of a blank building wall fronting a public street may not exceed a square area where the height and width are both 10 ft. See Figure 7: Blank Wall Standards.
Figure 7: Blank Wall Standards
b. Breaks in Blank Walls.
(1) A break in a blank building wall may be provided by any of the following:
a.(a)Doors, windows, or other building openings. Formatted: Outline numbered + Level: 7 + Numbering Style: a, b, c, … + Start at: 1 + Alignment: Left + Aligned at: 0.9" + Tab after: 1.2" + Indent at: 1.2"
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10 b.(b)Building projections or recesses, doorway and window trim, or other details that provide architectural articulation and design interest. c.(c) Varying wall planes where the wall plane projects or is recessed at least six inches. d.(d)Non-fabric awnings, canopies or arcades.
e.(e)Substantial variations in building material. For example, adding brick or stone veneer to a stucco building or changing from vertically-oriented board and baton style siding to horizontally-oriented lap siding.
f.(f) A permanently attached trellis or architectural feature for landscaping. g.(g) Decorative light fixtures or wall sconce.
h.(h)A living wall.
(2) The following do not qualify as a break in blank wall:
a.(a) Variation in exterior building wall color.
b.(b)Vegetation or landscaping.
c.(c) Commercial signs.
d.(d)Mechanical appurtenances such as water heaters, vents, or utility meters. e.(e)Gutters.
2. Roof Form Variation. Buildings facing a public street must comply with one of the following:
a. At least 25 percent of the linear frontage of the building’s street-facing building roof line must incorporate at least one element of variable roof form that is different from the remainder of the street-facing roof form. See Figure 8: Roof Form Variation. This standard can be met with:
(1) Recessed or projecting gabled roof elements;
(2) Roof dormers;
(3) Changes in roof heights;
(4) Changes in direction or pitch of roof slopes;
(5) An offset gable clearstory;
(6) Upper story embedded in a sloped roof form; or
(7) Other similar method as approved by the Director.
b. Rooflines shall be vertically articulated at least every 50 feet along the street frontage, through the use of architectural elements such as parapets, varying cornices, reveals, clerestory windows, and varying roof height and/or form.
Formatted: Outline numbered + Level: 7 + Numbering
Style: a, b, c, … + Start at: 1 + Alignment: Left + Aligned at: 0.9" + Tab after: 1.2" + Indent at: 1.2"
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11 Figure 8: Roof Form Variation
3. Neighbor Privacy.
a. Balconies, roof decks and other usable outdoor building space must be set back a minimum of 15 feet from a lot line abutting an R-1 zone. A landscape screen with a minimum 1 tree per 15 linear feet is required along the R-1 lot line.
b. Windows facing adjacent
dwellings must be
staggered to limit visibility
into neighboring units. The
vertical centerline of a
window may not intersect
the window of an adjacent
dwelling. See Figure 9:
Neighbor Privacy.
Figure 9: Neighbor Privacy
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12 Credit Standards
1. Facade Articulation. Each side of a building facing a street shall include a minimum of two of the following façade design strategies to create visual interest:
a. Projecting Windows. At least 25 percent of the total window area on the street-facing building wall consists of projecting windows. The furthest extent of each projecting window must project at least one foot from the building wall. This requirement may be satisfied with bay windows, oriel windows, bow windows, canted windows, and other similar designs. b. Window Boxes. A minimum of 50 percent of street-facing windows feature window boxes projecting at least one-half foot from the building wall. c. Shutters. A minimum of 50 percent of street-facing windows feature exterior decorative shutters constructed of material that visually contrasts from the building wall. d. Prominent Front Porch. A front porch with a minimum depth of 6 feet and width of 12 feet providing access to the unit’s primary entrance.
e. Balconies. Balconies, habitable projections, or Juliet balconies, with at least 20 percent of the linear frontage of the street-facing building wall containing one or more above-ground balcony.
f. Shade/Screening Devices. Screening devices such as lattices, louvers, shading devices, awnings, non-fabric canopies, perforated metal screens, with such a device occupying at least 20 percent of the linear frontage of the street-facing building wall. g. Datum Lines. Datum lines that continue the length of the building, such as cornices, with a minimum four inches in depth, or a minimum two inches in depth and include a change in material.
h. Varied Exterior Color. The street-facing building walls feature two or more visibly contrasting main colors, with each color occupying at least 20 percent of the street-facing building wall area.
i. Varied Building Wall Material. The street-facing building walls feature two or more visibly contrasting primary materials, (e.g., wood shingles and stucco), with each material occupying at least 20 percent of the street-facing building wall area.
2. Windows. Street-facing windows shall comply with one of the following:
a. All street-facing windows and doors must feature built up profile trim/framing. Windows must include sills and lintels. Trim/framing must project at least two inches from the building wall with material that visually contrasts from the building wall. b. For all street-facing windows, glass shall be inset a minimum of 3 inches from the exterior wall or frame surface to add relief to the wall surface.
3. 360-degree Design. Buildings shall be designed with architectural integrity on all sides. All exposed exterior surfaces shall feature consistent facade articulation, window and door material and styles, and building wall materials and colors.
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13 4. Building Materials. Allowed primary exterior material:
a. Stucco (minimum 2-coat stucco, synthetic stucco or EIFS not allowed). b. Siding (lap, vertical, or shingle).
c. Wood or cement fiberboard only; (vinyl and aluminum not allowed). d. Wood siding shall be painted, stained or sealed.
e. Stone.
f. Brick.
g. Tile.
5. Durability. Exterior finish materials shall have an expected lifespan of no less than 30 years. a. Features to direct rainwater away from exterior walls shall include one or more of the following:
(1) Cornice, with drip at outer edge of corona (minimum 12 inch12-inch projection). (2) Projecting eaves (minimum 12 inch12-inch projection).] (3) Scuppers, with or without downspouts (minimum 12 inch12-inch projection if no downspouts are used).
(4) Gutters, with downspouts or rain chains.
a.(a)Downspouts shall be one color and shall not change colors to match the wall behind them.
b.(b)Downspouts shall be round or rectangular, made of copper or metal. c.(c) Downspouts shall not break façade profiles (such as a cornice) but shall wrap around projecting profile.
b. Exterior timber shall be protected from decay by one or more of the following:
(1) Material properties (e.g., cedar).
(2) Staining and sealing.
(3) Painting.
c. Exterior ferrous metals shall be protected from corrosion by one or more of the following:
(1) Metallurgical properties (e.g., galvanized, stainless, or weathering steel). (2) Painting or other impermeable coating.
F. Other Site Features
Intent: The intent of the other site feature standards is to:
• Minimize visual clutter on a development site;
Formatted: Outline numbered + Level: 7 + Numbering
Style: a, b, c, … + Start at: 1 + Alignment: Left + Aligned at: 0.9" + Tab after: 1.2" + Indent at: 1.2"
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14 • Enhance the design character of the public realm;
• Support an active and welcoming pedestrian environment; and • Minimize noise, odor, and visual impacts on neighboring residential properties.
Baseline Standards
1. Refuse Storage Areas.
a. A shared refuse collection and storage area is required for projects with four or more units. b. Refuse collection and storage areas may not be located:
(1) In a required front or street side yard;
(2) Between a primary building and a front or street side lot line; (3) Within a required landscape area; or
(4) Within a required yard adjacent to a single-family home in an R-1 district. c. Refuse containers shall be located in a building or screened by a solid enclosure with a minimum height of five feet for carts/cans, and seven feet for dumpsters.
2. Mechanical Equipment Screening.
a. Rooftop mechanical equipment, including vents and stacks, shall be fully screened by an architectural feature, such as a parapet wall.
b. Ground-mounted mechanical equipment may not be located:
(1) In a required front yard;
(2) Between a primary building and a front lot line; or (3) Within a required yard adjacent to an R-1 district containing a single-family home. c. Backflow prevention devices may be located within the front half of the lot, when located between the side building plane extending to the front property line and the side yard property line. Backflow prevention devices shall not be placed directly in front of the building but may be located in a side location of the front yard. This equipment shall be either:
(1) Screened to its full height by a combination of fencing and perennial landscaping to 70 percent opacity; or
(2) Contained within a protective enclosure (metal grate) within a planter or landscape bed.
3. Fences. Plastic, chain link, and other wire fencing materials are prohibited:
a. In a required front or street side yard; and
b. Between a primary building and a front or street side lot line.
4. Outdoor lighting.
a. Light fixtures may not exceed a height of 16 feet.
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15 b. All lighting fixtures must be shielded or recessed so the lighting source is not directly visible from the public right-of-way or adjoining properties. All fixtures must meet the International Dark Sky Association’s (IDA) requirements for reducing waste of ambient light (“dark sky compliant”) and the California Green Building Standards Code. c. Light Trespass.
(1) Lights must be directed downward and away from adjacent lots to minimize illumination of adjacent properties and the public right-of-way to the maximum extent possible. (2) Direct or sky-reflected glare from floodlights may not be directed into an adjacent property or the public right-of-way.
(3) No lighting may produce an illumination level greater than one foot-candle on any adjacent residential property.
d. The following types of exterior lighting are prohibited:
(1) Bulbs without fixtures or hoods;
(2) Mercury vapor lights; and
(3) Searchlights, neon, laser lights, or any other lighting that flashes, blinks, alternates, or moves.
III. Supplemental Standards for Character Areas
Figure 10 shows the location of special character areas in Fortuna. These special character areas identify locations where unique conditions require additional design standards. Development projects in these areas must comply with the supplemental standards below in addition to standards in Section II (Design Standards for All Areas).
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16 Figure 10: City of Fortuna Special Character Areas
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17 A. Primarily Single-Family Neighborhoods
The single-family neighborhood special character area applies to areas that allow multifamily housing but where the majority of existing homes are detached single-family or have a single-family character.
Intent: The intent of the supplemental standards for the single-family neighborhood special character areas is to:
• Locate new homes close to the front property line to reflect the predominant street frontage character in the neighborhood;.
• Break larger buildings into smaller volumes that matches the scale and rhythm of the surrounding neighborhood; and.
• Ensure that buildings have a residential character compatible with the surrounding neighborhood.
Standards
1. Maximum Setback. A minimum of 50 percent of the building width must be located no greater than 20 feet from the front and corner side yard line. If a site contains two or more buildings, this standard applies to each street-facing building on the site. Or average of adjacent setbacks. See Figure X.
2. Massing Breaks. When the width of the building measured parallel to the primary street frontage exceeds 48 feet, it must be separated into façade bays no greater than 48 feet by a minimum recess 5 feet wide and 5 feet deep. See Figure 11: Single Family Neighborhood Standards.
Figure 11: Single-Family Neighborhood Standards
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18 3. Roof Forms. Primary buildings must feature a hipped, gable or dormer roof design.
B. Town Center
The town center special character area applies to properties zoned Retail Commercial (RC) in Fortuna’s Downtown/Main Street area.
Intent: The intent of the town center supplemental standards is to:
• Provide for active and inviting ground floor frontages in mixed-use residential buildings; • Ensure that vehicle access and parking support a pedestrian-friendly environment; • Locate buildings close to the sidewalk to provide for a sense of enclosure and to frame the public realm;.
• Require landscaping and amenities along building frontages to support an attractive and active public realm; and
• Provide for human-scale building designs.
Standards
1. Storefront Height.
a. Ground-floor storefronts in a mixed-use building must have a minimum 12-foot floor to ceiling height, except as provided for in Paragraph (b) below.
b. For mixed-use residential buildings with a ground-floor storefront that is adjacent to and immediately contiguous with an existing storefront, the height of a storefront shall not differ from the height of any adjacent storefront by more than 2 feet.
2. Parking Access. For lots served by an existing improved alley, vehicle access to parking must be from the alley. Parking may be accessed from side street for corner parcels.
3. Parking Placement. Surface parking must be located:
a. In the rear half of the lot; or
b. Behind a street-facing building if in the front half of the lot.
4. Maximum Setback. A minimum of 50 percent of the building width must be located no greater than 15 feet from the front and corner side yard line. If a site contains two or more buildings, this standard applies to each street-facing building on the site.
5. Use of Setback Area. Front setback areas not used for vehicle parking or circulation shall be pedestrian oriented and shall be either landscaped or contain semi-public amenities such as courtyards or outdoor seating areas.
6. Base,. Middle, Cap. As shown in Figure 12: Town Center Standards, a building shall have a base, middle, and cap:
a. Base: The base grounds the structure at the bottom of the building with accent lines and/or materials/colors that contrast with the building middle.
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19 b. Middle: This element establishes the vertical proportion and is constructed of the primary building material.
c. Cap: This is the roof or parapet of the building. Cornice or fascia trim shall be incorporated along the roofline.
Figure 12: Town Center Standards
7. Street-facing Entries to Upper Floors. Street-facing entries to upper floors shall be equal in quality and detail to storefronts. This standard may be satisfied through one or more of the following:
a. Dedicated awning, canopy, or other roof element.
b. Stairs with a single color applied to treads and a contrasting color or pattern applied to risers. c. Dedicated light fixture(s).
d. Decorative street address numbers or tiles.
e. Plaque signs for upper-floor business tenants.