Encinitas Municipal Code § 4.8 Storefront Recommendations

A diverse commercial/retail business environment characterizes Cardiff-by-the-Sea. Storefronts associated with retail uses and other commercial uses are typically located on the first floor with street frontage. In this location, they affect the pedestrian quality, scale, character and vitality of the neighborhood. Considering this potential impact, the design of storefronts and the associated signage is a critical component of this Specific Plan. Existing and new storefronts should comply with these recommendations.

Entries should be clearly recognizable and accessible from the street. When possible, entries should be recessed or protected from inclement weather and sun. Entries should also be well lit and clearly addressed. While entries should employ creative design features, consistency with the overall project design is also encouraged.

Awnings create unique character, texture, color and protection from rain and sun. While creativity is encouraged, awnings should relate to the overall building form, scale, proportion, materials and color. Further recommendations include:

A. Awning material must meet Fire Department specifications. Backlit awnings are prohibited.

B. Buildings with multiple stores may incorporate different colored awnings as long as they relate in color, material and design.

C. Minimum height of awnings shall be 8'-0" from the lowest point to the sidewalk and shall not extend more than 6'-0" from the façade of the structure (this distance should be less when tree plantings and other obstacles dictate).

D. Awnings above the street level should be designed to be compatible with the overall design of the structure. These awnings should be smaller in scale and not as brightly colored as those at the street level.

Doors and entries cannot be separated in design approach. The entry and doors should be designed together with a consistent use of materials, form and color.

Cardiff-by-the-Sea should continue to be an active community with a variety of interesting and exciting commercial businesses. This excitement is often created by the storefronts and the degree to which they present these businesses to the passer by. To that end, the windows employed in storefront design are the eyes into Cardiff-by-the-Sea's many and varied businesses. To create this, transparency in building facades is a goal of this recommendation.

Windows also often become the primary architectural design element of a storefront. While extensive glass is important to many businesses, windows should be designed to be in scale with the overall building and an integral part of the design of the project. Some basic design concepts for windows include:

A. Bay, bow and box windows are encouraged to add scale and interest to the buildings.

B. Exposed air conditioners, security grates and other elements not part of the basic window design are discouraged.

C. Windows in special locations such as corners, plazas, alleys and other such locations are encouraged to create variety, interest and a continuous transparency along the street fronts. In locations where true windows are not desired by the building owners and tenants, show windows, used to display merchandise for sale in the store, should be placed carefully to create the activity and "life" on the street that is a goal of these guidelines.

D. Electronic security systems are recommended.

Storefronts often have to contend with various elements that are necessary to the operation of the business or building, but detract from the overall design of the building. These include mechanical equipment, retractable security hardware and similar items. These should be integrated into the building design or concealed with housings that are integrated into the building design.

A. Often retail businesses have entrances both on the "front" and the "rear". Many of the rear entrances may be on alleys. This offers the opportunity to create a unique environment and business opportunity. Care must be taken however, to design the entrance to be as inviting and considered as the primary entrance. This includes incorporating positive design features into the rear entrance as well as avoiding the conflicts with trash and utilities that often are located in the rear of a building.

B. The design of the door, lighting, landscaping, awnings and other design features should be equal in quality to the primary entrance. Trash and utility areas should be screened and moved to areas away from the rear entrance.

Restoration of existing retail buildings and storefronts should concentrate on restoring the elements of the building that embody the scale and character of Cardiff-by-the-Sea. For example, the original wall-to-glass ratio should be maintained or restored. Additionally, other elements such as mirrored glass, exposed air conditioning units and building elements not consistent with the overall design should be removed.