An administrative exception to the requirements of this section can be granted as provided in § 4-409 {“Administrative exceptions”} of this Code. Blank walls along the promenade are prohibited. Primary or secondary building entrances are encouraged to be located on facades facing the promenade. The ground floor of commercial buildings, as measured from grade to the bottom of the second floor, must maintain a transparency of 40%. Windows must be constructed of clear or lightly tinted glass. Tinting above 20% or reflective glass is prohibited. Windows must begin within 3 feet of grade. No overhead service doors or bays may face the promenade. Loading and service areas must be internal to the development block and accessed through service corridors and not through pedestrian-oriented streets. Retail uses along the promenade are encouraged. Outdoor extension of these uses are restricted to a maximum of 8 feet into the required promenade easement and must be separated from the paved portion with planting beds, raised planters, or a minimum 2-foot vertical separation. Where planting beds or raised planters are used to provide separation, landscape should be provided in accordance with the Baltimore City Landscape Manual. No extensions of residential structures are permitted. The height of any structure facing a major public street must be at least 35 feet. Structures over 60 feet high must be located at least 100 feet from any adjacent structure over 60 feet high. Parking, whether internal or external, adjoining any promenade easement is prohibited, as described in § 12-906 {“Waterfront public access promenade, open space, and required easements”}. The floor area ratio within this subdistrict may not exceed a maximum of 2.0. However, mixed-use developments with residential units that constitute 80% or more of the overall development plan are permitted a floor area ratio of 2.5 for the entire development area. Blank walls along the waterfront are prohibited. Primary or secondary building entrances are encouraged to be located on facades facing the open-space and view corridors. Loading, service areas, and entrances to parking garages (principal use) must be sited so that they are not visible from the waterfront or view corridors to the greatest extent feasible. The height of any structure facing a public street must be at least 35 feet. Ord. 16-581 Ord. 17-015