(1) Purpose. This section contains standards that affect the human experience of architecture at the ground level and the quality of windows. The purpose of this section is to:

(2) Facade Details – Nonresidential and Mixed-Use Buildings. The ground floor of all commercial and mixed-use buildings shall be enhanced with appropriate details. This standard applies to building facades and building elevations facing parks and containing primary building entrances. All new buildings and additions associated with Level II and III improvements (see CMC 18.31.020) shall employ at least one detail element from each of the three categories below for each facade articulation interval (see CMC 18.31.530).

For example, a building with 120 feet of street frontage with a facade articulated at 40-foot intervals will need to meet the standards for each of the three facade segments below.

(a) At least one window and/or entry treatment, such as the following, shall be employed for each articulation interval:

(i) Display windows divided into a grid of multiple panes.

(ii) Transom windows.

(iii) Roll-up windows/doors.

(iv) Other distinctive window treatment that meets the purpose of the standards.

(v) Recessed entry.

(vi) Decorative door.

(vii) Other decorative or specially designed entry treatment that meets the purpose of the standards.

Examples of decorative or specially designed windows and entries. A = openable storefront window. B = transom windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed entry.

(b) At least one building element or facade detail, such as the following, shall be employed for each articulation interval:

(i) Custom-designed weather protection element such as a steel canopy, cloth awning, or retractable awning.

(ii) Decorative building-mounted light fixtures.

(iii) Bay windows, trellises, towers, and similar elements.

(iv) Decorative, custom hanging sign(s) (option only available for building remodels).

(v) Other details or elements that meet the purpose of these standards.

Examples of elements attached to façades that enhance the visual intrigue of the building. A = retractable awning. B = custom hanging bike rack and repair station integrated as a storefront design element. C = decorative facade/sign lighting. D and E = custom decorative canopy. F = decorative tower.

(c) At least one building material and other facade element, such as the following, shall be employed for each articulation interval:

(i) Decorative Building Materials/Use of Building Materials. Examples include decorative use of brick, tile, or stonework.

(ii) Artwork on building, such as a mural or bas-relief sculpture.

(iii) Decorative kick-plate, pilaster, base panel, or other similar feature.

(iv) Hand-crafted material, such as special wrought iron or carved wood.

(v) Other details that meet the purpose of the standards.

“Custom,” “decorative,” or “hand-crafted” elements referenced above shall be distinctive or “one-of-a-kind” elements or unusual designs that require a high level of craftsmanship.

DEPARTURES will be considered provided the facade (at the overall scale and at the individual articulation scale) meets the purpose of the standards above.

Examples of decorative surface materials. A = decorative brick/design. B = decorative tile-work and column pattern. C = decorative medallion. D = decorative mosaic tile work. E = decorative bulkhead. F = decorative materials and design.

(3) Window Design Standards.

(a) All windows (except storefront display windows) shall employ designs that add depth and richness to the facade. At least one of the following features shall be included to meet this requirement:

(i) Recess windows at least two inches from the facade.

(ii) Incorporate window trim (at least three inches wide) around windows.

(iii) Incorporate other design treatments that add depth, richness, and visual interest to the facade.

Departures from the window standards above will be considered provided the design meets the purpose of the standards.

The windows in Images A through C are recessed by at least two inches from the facade. Images D and E feature a reveal/recess of less than two inches, but the contrasting frames and mullions effectively add a sense of depth and richness to the facade. The treatment in Image F does not effectively add a sense of depth and richness to the facade.

(c) White and cream-colored window and exterior door frames are prohibited on multifamily and commercial buildings. Window frames shall be a darker color, neutral earth tones, or other colors that complement the overall facade composition.

(4) Cornice/Roofline Design for Flat Roofs. Nonresidential and mixed-use buildings employing a flat roof shall employ a distinctive roofline that effectively provides an identifiable “top” to the building, including one of the following (Figure 18.31.540(4) below illustrates acceptable and unacceptable examples):

Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building.

DEPARTURE: Alternative roofline designs may be acceptable provided the building design, collectively, meets the purpose of the standards. For example, additional articulation treatments and/or detailing may help the building meet the departure criteria.

Building A uses a dramatic overhanging cornice at the corner. Building B uses a traditional cornice line in combination with pitched roof forms. Building C uses a distinctive combination of materials and color changes and horizontal building modulation just below the top floor to add visual interest. The extended minimalist design of Building D does not comply with this standard.

(5) Articulated Building Entries. The primary building entrance for an office building, hotel, apartment building, public or community-based facility, or other multi-story commercial building shall be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances shall be easily distinguishable from regular storefront entrances on the building and shall be scaled proportional to the building. See Figure 18.31.540(5) below for good examples.