Total square footage of all stories of front and/or street-facing facades shall contain the following minimum percentages of the building materials listed below:

* Natural stone

* Brick

* Cast stone

* Synthetic stone, such as pre-manufactured fiberglass, cultured stone, or glass fiber reinforced concrete, if it is identical in appearance and of equal or greater durability to natural stone

* Traditional stucco or gypsum concrete/plaster materials with smooth finish

* Exterior insulating finishing system (E.I.F.S)

* Integrally colored or glazed concrete masonry units

* High quality pre-stressed concrete systems (Pre-cast w/veneer or textured finish)

* Glass curtain wall

* Architectural metal panels – must be a higher quality material than standard industrial, ribbed pre-engineered metal panels.

* Cement board siding

* Solid wood planking and decorative cement fiber panels may be used for accent features

The remaining exterior surface area of all stories of front and/or street-facing facades shall be comprised of these materials, or cement fiber panels, or integrally colored split-faced concrete masonry blocks.

Total square footage of all stories of nonfront and/or non-street-facing facades may integrate the following maximum percentage of materials into the composition of the materials listed above.

* Cement fiber panels

* Integrally colored split-faced concrete masonry block

Total square footage of all stories of front and/or street-facing facades shall contain the following minimum percentage of the building materials listed below.

* Any of the designated materials for Type A and B

* Glass block or curtain wall

* Integrally colored split-faced concrete masonry unit

* Pre-cast concrete tilt wall with a decorative or textured finish

* Industrial, ribbed, pre-engineered metal panels with permanent baked-on enamel finish, or painted to manufacturer’s specs

The remaining exterior surface area of all stories of front and/or street-facing facades shall be composed of these materials, or those materials listed for use within nonfront and non-street-facing facades for Type C buildings listed below.

60%

Total square footage of all stories of nonfront and/or non-street-facing facades on Type C buildings may integrate the following maximum percentage of additional materials into those listed above.

* Cement fiber planking (not panels)

* Solid wood planking and decorative cement fiber panels

* Metal with permanent baked-on enamel finish, or painted to manufacturer’s specs

For the first 50 linear feet (or less) of front and/or street-facing facades, all building types shall be designed with the following minimum number of architectural details. One additional architectural detail shall be required for each additional 25 feet of building front and/or street frontage.

* At least 15% more windows/doors than the required minimum percentage

* Display or other ornamental windows

* Recessed entries

* Horizontal or vertical recesses, projections, or offsets at least 1 foot wide, located an average of every 30 horizontal feet, and with a depth at a minimum of 4"-6"

* Modulating facade. Individual tenant spaces in multi-tenant buildings must articulate facades of the individual tenant spaces. Articulated facades help break up the mass of the building and create visual interest.

* Variation of roof heights

* Porches or balconies

* Breezeways

* Courtyards

* Awnings or canopies (permanent)

* Alcoves

* Arcade, gallery, veranda, or pergola

* Arches

* Art that is integrated into the facade

* Structurally different building materials (i.e., stone and brick)

* Decorative tile work, brick patterns, moldings or other materials integrated into the facade

* Ornamental cornice

* Varied roof forms. Large uninterrupted expanses of rooftop ridgelines must include architectural details that add articulation and visual interest, such as gable-roofed dormers, hip-roof elements, or other design measures to achieve an equivalent result

* Premium roofing materials such as tile, or standing-seam metal

* Tower cap

* Tower or raised parapet

* The area of all stories’ front facades of all building types shall contain the following minimum percentage of window or door openings.

* The area of all stories’ nonfront street-facing facades of all building types shall contain the following minimum percentage of window or door openings. For nonfront facades, faux windows may be applied when the interior function of the building is not conducive to being seen from the exterior.

Maximum length of nonstreet or nonfront-facing facades without architectural details.

All roof-mounted mechanical units (including evaporative coolers, HVAC units, vents, etc.) for all building types shall be located or screened so as not to be visible from the project’s property lines that are adjacent to public and private streets, as well as adjacent to residential properties (unless height difference makes screening impractical). The screening methods/materials shall be consistent with and incorporated into the design of the building.

Projects located within an industrial context, or not visible from the street, may design to a lesser building type standard than required by zoning; provided, that the project complies with the design requirements of the lesser building type and meets the design considerations in TMC 18.275.040.