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areas where there is vehicular circulation, which is proposed to be limited to 25 feet in height). • Utility and Service Areas: Location and Design. The standards propose that utility areas be located to comply with a 50-foot minimum distance from public street intersections and from primary building entrances, and that sites narrower than 100 feet locate all utilities and services farthest from public intersections and primary building entrances. The standards also propose to establish screening requirements for service areas and utilities visible from and located within 30 feet of a public right-of-way. Architectural Features This section focuses on building massing, building entries, window design, roofs and parapets, materials and character, mixed-use and live/work active frontages, building form/proportion/scale, building signage, and compatibility with surrounding development. • Building Massing: Stepbacks and massing break. The amendments include two new concepts to reduce the massing of large-scale buildings. Buildings taller than three stories are required to provide a stepback at the uppermost story that is at least six feet in depth and spans at least 80 percent of the building façade length exclusive of the massing break. A massing break is required when a building frontage exceeds 180 linear feet and is required to: (1) have a minimum dimension of 15 feet and minimum area of 250 square feet; and (2) begin at the ground level and extend to the top of the structure. A diagram to illustrate these concepts has been added to the objective standards. • Building Entries: Location and proportion. Where the 2012 Housing DG require a minimum of 75 percent of ground floor units that are within five feet of grade to have entries onto a public street, internal streets, paseo, or open space, the proposed changes would require: (1) all primary building entrances to front a public street, internal street, or common open space; and (2) all ground floor units located within four feet of grade to have individual entries directly from public streets, internal streets, paseos, or common open spaces. The standards also establish proportional requirements for the entries such that they are in scale to the building frontage and establish that individual unit entries may encroach into a front setback by 50 percent. • Building Entries: Fencing. The proposed amendments would require that unit entry features with direct access to pedestrian walks or public sidewalks provide a low fence, screen, or landscaping (not to exceed three feet in height) to transition the public space to a private space; this concept is a guideline in the 2012 Housing DG. • Window Design: Recess/trim, sizing, and shading. Only guidelines regarding window treatments are presented in the 2012 Housing DG. The proposed amendments would require that windows be recessed at least two inches from the plane of the exterior building façade or provide a trim material that contrasts with the surrounding wall material for at least two sides of the window perimeter. Another standard would require that each building provide differing window sizes such that the hierarchy of living and public spaces are distinguished. And a third standard would require that at least 50 percent of windows on south-facing elevation provide sun shading. P20-0989, Objective Design Standards Planning Commission 10 of 14 6 of 14 lack of P20-0989, Objective Design Standards Planning Commission 4of14 tive Design Standards Planning Commission 3 of 14