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2. Articulated building tops may include varied rooflines, <br />cornice detailing, dormers, gable ends, stepbacks of upper <br />stories, and similar methods. <br />D. Horizontal Facade Articulation: Facades greater than <br />40 feet in length shall be visually articulated into smaller <br />intervals of 20 to 40 feet by one or a combination of the <br />following techniques: <br />1. Stepping back or extending forward a portion of the <br />facade; <br />2. Variations in texture, materials or details; <br />3. Division into storefronts; <br />4. Stepbacks of upper stories; or <br />5. Placement of doors, windows and balconies. <br />E. Window and Door Openings: <br />1. For nonresidential uses, windows, doors, or other <br />openings shall comprise at least 60% of the length and at <br />least 40% of the area of any ground floor facade fronting <br />a public street. At least 50% of the windows shall have <br />the lower sill within three feet of grade. <br />2. For nonresidential uses, windows, doors, or other <br />openings shall comprise at least 20% of side and rear <br />ground floor facades not fronting a public street. On <br />upper stories, windows or balconies shall comprise at <br />least 20% of the facade area. <br />3. On residential facades, windows, doors, balconies, or <br />other openings shall comprise at least 20% of the facade <br />area. <br />4. Glass on windows and doors shall be clear or slightly <br />tinted to allow views in and out of the interior. Spandrel <br />(translucent) glass may be used on service areas. <br />5. Window shape, size, and patterns shall emphasize the <br />intended organization and articulation of the building <br />facade. <br />6. Displays may be placed within windows. Equipment <br />within buildings shall be placed at least 5 feet behind <br />windows. <br />F. Materials: All exterior wall finishes on any building must <br />be one or a combination of the following materials: face <br />brick, natural or cultured stone, textured pre -cast concrete <br />panels, textured concrete block, stucco, glass, pre -finished <br />metal, fiberglass or similar materials, or cor-ten steel (other <br />than unpainted galvanized metal or corrugated materials). <br />Other new materials of equal quality to those listed may be <br />approved by the Community Development Department. <br />Horizontal facade articulation <br />Window and door openings <br />