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• <br /> 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 Horizontal facade articulation <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 /> public street.At least 50%of the windows shall have 8 t. <br /> the lower sill within three feet of grade. Fru <br /> -r°°°- +. <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 Window and door openings <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 /> E 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 />