A. Height. The maximum height for a structure is eighty-five feet to the highest occupied floor plate. The highest occupied floor, roof, parapet, elevator overruns and stairs may exceed the height limit up to thirty feet. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

B. Ground Floor Materials. Other than windows and doors, eighty percent of the remaining ground floor wall area shall be clad in durable materials. Durable materials include brick, masonry, textured or patterned concrete and/or cut stone. Other materials may be used as accent or trim provided they cover twenty percent or less of the ground floor adjacent to a street. Other materials may be approved at the discretion of the planning commission.

C. Podium Parking. No more than two levels of podium style parking above grade may be provided, and must be approved by the planning commission based upon the applicant providing architectural design and materials that address pedestrian scale.

D. Ground Floor Glass. The ground floor elevation facing a street or drive shall not have less than sixty percent glass surfaces for commercial and office uses and forty percent for residential uses between three and eight feet above grade. All ground floor glass shall be nonreflective and allow visibility into the building. The planning commission may allow for a reduction in the amount of transparent glass if the applicant can demonstrate the building floor plan(s) required by the use cannot effectively accommodate this requirement and other architectural elements are used to (1) create visually interesting facades, (2) avoid large areas of blank facades, and (3) provide a human scale and details.

E. Ground Floor Uses. On the ground floor, a permitted or conditional use other than parking shall occupy at least seventy-five percent of the width of any street facing building facade. The planning commission may reduce or eliminate this requirement based on architectural design, landscaping and siting.

F. Maximum Length of Blank Walls. The maximum length of any blank wall uninterrupted by windows, doors, art or architectural detailing at the ground floor level along any street or drive facing facade shall be fifteen feet. Changes in plane, color, texture, materials, scale of materials, patterns, art, or other architectural detailing are acceptable methods to create variety and scale as are architectural features such as bay windows, recessed entrances or windows, balconies, cornices, columns, or other similar architectural features. The architectural feature must be either recessed or project a minimum of twelve inches.

G. Stucco. The use of stucco should be limited to architectural relief and shall not exceed twenty-five percent of a front elevation or fifty percent of any elevation. The planning commission may determine, on a case-by-case basis, the architectural detail and excellence of a structure is such that the use of stucco in excess of this standard is warranted.

H. Prohibited Materials. Vinyl and aluminum siding products are prohibited as wall materials.

I. Color Scheme. The use of a single color scheme, minimal detailing, or blank (or largely blank) walls is not permitted.

J. Screening. Trash collection and recycling areas, service areas, mechanical equipment and loading docks shall be screened on all sides so that no portion of such areas is visible from public streets and alleys and adjacent properties. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.