(a) General structure design standards. Structures in the B-1, B-2, B-4, C-1, C-2, C-3, C-4, C-5, TI, and LX Zoning Districts must meet the following requirements.
(1) Blank facades. Blank building facades or walls must not exceed 20 feet in length when the building facade or wall faces a public street. A building facade or wall is considered to be blank if it is uninterrupted by windows, doors, ornamentation, decoration, articulation or other architectural detailing.
(2) Building massing. To reduce the apparent scale and uniformity of long, one- or two-story building facades and to provide visual interest, one- or two-story building facades facing public streets that exceed 200 feet in linear building length must include wall projections or recesses of three or more foot depth for every 100 linear feet of facade and/or vertical height variations of four or more feet for every 100 linear feet of facade.
(3) Architectural unity. When multiple nonresidential structures are constructed on one site, all nonresidential buildings must be related in architectural style, color scheme and building materials.
(4) Windows. For windows facing public or private streets or pedestrian corridors, no more than 25% of the total window area and no more than 25% of linear eye-level window width may be obscured by signs, film coverings, product displays or similar covering. Blinds, curtains and similar temporary coverings for privacy or sunlight control are permitted.
(5) Entrance buffer. To ensure that pedestrians can safely exit a building before entering traffic flow, any building must provide a sidewalk buffer area of at least eight feet between a public entrance and any vehicular circulation drive. Any single tenant building or individual tenant space of 20,000 square feet or above must provide a sidewalk buffer area of at least ten feet between a public entrance and any vehicle circulation drive.
(b) Additional structure design standards for Mixed Use Districts. To provide an attractive street-level environment that promotes pedestrian activity, comfort and public safety in the B-4, C-5 and LX zoning districts, buildings fronting on a public or private street must meet additional design standards as described below. The highest design standards must be provided on the street front intended for the highest pedestrian-orientation; this is the primary façade. The Issuing Authority will determine which elevation is considered to be the primary façade. All other street frontages are considered to be secondary facades.
(1) Windows. The ground level portion of a building façade between two feet and ten feet above grade must consist of:
(A) Primary facade. A minimum of 50% transparent windows, including windows on entrances.
(B) Secondary façade. A minimum of 25% transparent windows, including windows on entrances.
(C) Highly reflective glass. Highly reflective glass is prohibited.
(D) Exceptions. Where the Issuing Authority determines that meeting the minimum window requirement is not practical due to location of loading, storage, “back of house” operations, or other structural impediments, the area of windows required in this section may be substituted with an equivalent area comprised of at least two of the following enhancements to the ground level portion of a building façade between two feet and ten feet above grade:
(i) Wall design. Embellishment of the building façade to create visual interest through:
(aa) Horizontal and vertical indentations or projections that create discernible patterns or shadows;
(bb) Variations in material module, pattern and/or color;
(cc) Green screen or planter walls; or
(dd) Translucent, fritted, patterned or colored glazing.
(ii) Display boxes. Framed display boxes may be attached to the exterior building wall provided:
(aa) Applicable building setbacks are met;
(bb) Internal light sources are not visible;
(cc) Any signage in or attached to the display box meets the requirements of Chapter 21, Article III, Division D, the sign code; and
(dd) Any merchandise displayed is available for sale on the site.
(iii) Permanent art. Non-commercial art or graphic design that complies with the following standards:
(aa) Is of sufficient scale and orientation to be perceived from the public right-of-way;
(bb) Is rendered in materials or media appropriate to an exterior, urban environment;
(cc) Is permanently integrated into or immediately adjacent to the building wall; and
(dd) Complies with all applicable safety and maintenance requirements.
(2) Street entrances. Each building and each separate tenant space adjacent to a street where on-street parking is provided must include at least one entrance, on the street side of the building that is open to the public during regular business hours.
(3) Structure height. To promote intensity in the mixed use districts (C-5, LX), at least 60% of the building footprint area on a site must rise to at least two stories or 25 feet in height. Structures in the mixed use districts must meet the height limitations of § 21.301.10. Additionally, structures in the LX District must meet the height limitations of the Airport Runway Overlay Districts in § 19.38.03.
(4) Exterior materials. The exterior materials and finish of all buildings and structures must comply with the applicable requirements of § 19.63.08 of this code.
(5) Arcades. Arcades along building frontages must comply with the following standards:
(A) The exterior face of the arcade column line must meet the minimum setback requirements in § 21.301.02; and
(B) The interior wall of the arcade must not exceed the maximum setbacks requirements in § 21.301.02.
(6) Canopies and awnings. First floor canopies and awnings are encouraged in order to promote a pedestrian oriented environment and add visual interest to a building elevation. Canopies and awnings must meet the requirements of § 19.63.08.