§ 94-4. Architectural and site design standards and guidelines for commercial buildings and projects over 20,000 square feet in size.

(a)

Off-street parking design. As provided for in article II, chapter 122 of this land development code, and subject to the following provisions:

(1)

Purpose and intent. Commercial buildings and projects, including their outparcels, shall be designed to provide safe, convenient, and efficient access for pedestrians and vehicles. Parking shall be designed in a consistent and coordinated manner for the entire site. The parking area shall be integrated and designed so as to enhance the visual appearance of the community.

(2)

Design standards. Parking, utilizing the same degree of angle, shall be developed throughout the site to provide efficient and safe traffic and pedestrian circulation. A single bay of parking provided along the perimeter of the site may vary in design in order to maximize the number of spaces provided on the site.

(3)

Parking for projects. Projects shall be designed to adhere to the following standards:

a.

Interior lots: No more than 50 percent of the off-street parking for the entire commercial building or project shall be located between any primary facade of the commercial building or project and the abutting street.

b.

Corner lots: No more than 80 percent of the off-street parking for the entire commercial building or project shall be located between any primary facade of the commercial building or project and the abutting street, with no single side to contain more than 65 percent of the required parking.

(b)

Lighting.

(1)

Purpose and intent. Commercial buildings and projects, including their outparcels, shall be designed to provide safe, convenient, and efficient lighting for pedestrians and vehicles. Lighting shall be designed in a consistent and coordinated manner for the entire site. The lighting and lighting fixtures shall be integrated and designed so as to enhance the visual impact of the project on the community and/or shall be designed to blend into the surrounding landscape.

(2)

Shielding standard. Lighting shall be designed so as to prevent direct glare, light spillage and hazardous interference with automotive and pedestrian traffic on adjacent streets and all adjacent properties.

(3)

Fixture height standards. Lighting fixtures shall be a maximum of 30 feet in height within the parking lot and shall be a maximum of 15 feet in height within nonvehicular pedestrian areas.

(4)

Design standards. Lighting shall be used to provide safety while accenting key architectural elements and/or to emphasize landscape features. Light fixtures shall be designed as an integral design element that complements the design or the project through style, material or color and shall be designed to blend into the landscape through the use of dark colors. Mill finish is not permitted.

(c)

Service areas; purpose and intent. Service areas, including, but not limited to, loading, storage, mechanical equipment, and solid waste disposal, shall serve to diminish, in a safe manner, the visual impacts of service functions that may distract or have a negative impact on the streetscape, landscape and/or the overall community image.

(d)

Buffering and screening standards. Loading areas, docks, outdoor storage, propane tank displays and refilling areas, trash collection, mechanical equipment trash compaction, vehicular storage, recycling, rooftop equipment and other service function areas shall be fully screened and out of view from adjacent properties at ground view level and in view of roadway corridors.

(1)

Materials and design standards. Screening material and design shall be consistent with design treatments of the primary facades of the commercial building or project.

(2)

Fencing standards. Chainlink and wood fencing are prohibited forward of the primary facade and must be a minimum of 100 feet from a public right-of-way. Chainlink and wood fencing facing a public right-of-way shall provide at minimum a hedge directly in front of the fence on the side of the right-of-way. Plant material shall be a minimum of three gallons and planted three feet on center at time of installation. This plant material shall be maintained at a minimum of three-quarters the height of the fencing.

(e)

Pedestrian walkways.

(1)

Purpose and intent. The purpose and intent of the pedestrian walkway provisions of this subsection (e) is to provide safe opportunities for alternative modes of transportation by connecting with existing and future pedestrian and bicycle pathways within the county and to provide safe passage from the public right-of-way to the commercial building or project, and between alternative modes of transportation.

(2)

Pedestrian access standards. Pedestrian ways, linkages and paths shall be provided from the building entries to surrounding streets, external sidewalks, and outparcels. Pedestrian ways shall be designed to provide access between parking areas and the building entrances in a coordinated and safe manner. Pedestrian ways may be incorporated within a required landscape perimeter buffer, provided that such buffer is not less than ten feet in width on average. Shared pedestrian walkways are encouraged between adjacent commercial projects.

(3)

Minimum dimensions. Pedestrian walkways shall be a minimum of five feet wide.

(4)

Pedestrian crosswalks at building perimeter. Building perimeter crosswalks shall be designed and coordinated to move people safely to and from buildings and parking areas by identifying pedestrian crossings with signage and variations in pavement materials or markings.

(f)

Building design.

(1)

Purpose and intent. The purpose and intent of the building design provisions of this subsection (f) is to maintain and enhance the attractiveness of the streetscape and the existing architectural design of the community. Buildings shall have architectural features and patterns that provide visual interest from the perspective of the pedestrian; reduce massing aesthetic; recognize local character; and be site responsive. Facades shall be designed to reduce the mass/scale and uniform monolithic appearance of large unadorned walls, while providing visual interest that will be consistent with the community's identity and character through the use of detail and scale. Articulation is accomplished by varying the buildings mass in height and width so that it appears to be divided into distinct massing elements and details that can be perceived at the scale of the pedestrian.

(2)

Corner lots. Corner lots at an intersection of two or more arterials or major collector roads shall be designed to emphasize their location. Buildings and structures on corner lots shall be designed with additional architectural embellishments such as corner towers, or other such design features, to emphasize their location as gateways and transition points within the community.

(3)

Building orientation standards. Building facades facing a public street between 5,000 square feet and 19,999 square feet in gross building area shall have two of the following:

a.

Windows at a minimum of 33 percent of the affected facade.

b.

Covered public entry with a minimum of 20 percent of the wall space devoted to windows.

c.

Covered walkway (excluding canvas type), unless provided with six-inch columns or better attached to the building at a minimum of six feet wide with a 50 percent minimum coverage for the affected facade.

d.

For buildings less than 5,000 square feet in area, facades facing a public street shall have one of the following:

1.

Windows at a minimum of 25 percent of the affected facade.

2.

Covered public entry with a minimum of 20 percent of the wall space devoted to windows.

(4)

Facade/wall height transition. New developments that are located within 300 feet of an existing building and are more than twice the height of any existing building within 300 feet shall provide transitional massing elements to transition between the existing buildings of lower height within 300 feet and the proposed development. The transitional massing element can be no more than 100 percent taller than the average height of the adjacent buildings.

(5)

Facade standards. All primary facades of a building shall be designed with consistent architectural style and detail and trim features. Facades attached to a primary facade shall incorporate features of the primary facade for a minimum of 33 percent of the overall wall length measured from the attached primary facade. In the case of outparcel buildings, all exterior facades shall adhere to the requirements of this division with respect to architectural design treatments for primary facades.

(6)

Massing standards. Exterior facades shall be designed to employ the following design treatments:

a.

No horizontal length, or uninterrupted curve, of the ground floor of any primary facade, for buildings between 10,000 and 19,999 square feet in gross building area, shall exceed 50 feet, with the maximum being 80 feet for arcades. Projections and recesses shall have a minimum depth of two feet and a minimum total width of 20 percent of the facade with varied lengths. For buildings under 10,000 square feet, no horizontal length, or uninterrupted curve, of any primary facade shall exceed 35 feet, with the maximum being 60 feet for arcades. Projections and recesses shall have a minimum depth of one foot and a minimum total width of 20 percent of the facade with varied lengths. All buildings shall provide a minimum of one offset per public street.

b.

For buildings between 10,000 square feet and 129,999 square feet in gross building area, exterior wall planes shall not constitute more than 50 percent of each affected ground floor facade over 30 feet. The wall plane shall be measured at one foot off the exterior wall surface on each side of the wall.

c.

Primary facades on the ground floor for buildings between 5,000 square feet and 19,999 square feet in gross building area shall have arcades a minimum of six feet clear in width, display windows, entry areas, or other such features along no less than 33 percent of the horizontal length for each primary facade.

1.

Window standards: Windows shall not be false or applied.

2.

Awning standards: These standards apply to awnings associated and attached to a building/structure.

d.

Automobile sales parking lot awnings: Shade awnings may be erected in automobile sales parking lots, subject to the following requirements and standards:

1.

No shade awning structure shall be constructed within 75 feet of any public or private street.

2.

No one shade awning structure may exceed an area sufficient to provide cover for more than 20 automobiles.

3.

The minimum separation between awning shade structures shall be 100 feet.

(7)

Project standards. Both single use and multiuse buildings and projects shall also be required to provide a minimum of three of the following building design treatments:

a.

Canopies or porticos, integrated with the building's massing and style;

b.

Overhangs, a minimum of three feet;

c.

Arcades, a minimum of six feet clear in width;

d.

Sculptured artwork;

e.

Raised cornice or building banding with a minimum of two reliefs;

f.

Peaked roof forms;

g.

Arches;

h.

Display windows;

i.

Ornamental and structural architectural details, other than cornices, which are integrated into the building structure and overall design;

j.

Clock bell towers or other such roof treatment (e.g. dormers, belvederes, cupolas);

k.

Projected entry.

l.

Emphasized building base, a minimum of three feet high and a minimum projection from the wall of two inches;

m.

Additional roof articulation above the minimum standards; or

n.

Any other treatment which, in the opinion of the planning director, meets the intent of this section; and one of the following site design elements:

1.

Decorative landscape planters or planting areas, a minimum of five feet wide, and areas for shaded seating consisting of a minimum of 100 square feet;

2.

Integration of specialty pavers, or stamped concrete along the building's walkway; such treatment shall constitute a minimum of 60 percent of walkway area;

3.

Water elements, a minimum of 150 square feet in area; or

4.

Two accent or specimen trees (above the minimum landscape requirements of the land development code) along the front facade with a minimum height of 18 feet at planting.

(8)

Detail features.

a.

Purpose and intent. The design elements in the following standards shall be integral parts of the building's exterior facade and shall be integrated into the overall architectural style. These elements shall not consist solely of applied graphics, or paint.

b.

Blank wall areas. Blank wall areas shall not exceed ten feet in the vertical direction nor 20 feet in the horizontal direction of any primary facade. For facades connected to a primary facade this shall apply to a minimum of 33 percent of the attached facade and measured for the connection. Control and expansion joints within this area shall constitute blank wall area unless used as a decorative pattern and spaced at intervals of six feet or less. Relief and reveal work depth must be a minimum of one-half inch. Blank wall area may utilize landscaping to assist in reducing the blank wall area, but the landscaping shall not be in lieu of architectural treatment.

c.

Repeating facade treatments. Building facades shall include a repeating pattern and shall include no less than three of the design elements listed in this subsection (f)(8)c. At least one of these design elements shall repeat horizontally. All design elements shall repeat at intervals of no more than 25 feet, horizontally and a maximum or 15 feet vertically.

1.

Color change;

2.

Texture change;

3.

Material module change;

4.

Expression of architectural or structural bays, through a change in plane of no less than 12 inches in width, such as a reveal, an offset, or a projecting rib;

5.

Architectural banding;

6.

Building setbacks or projections, a minimum of three feet in width, on upper levels; or

7.

Pattern change.

(9)

Outparcels.

a.

Purpose and intent. The purpose and intent of the outparcel provisions of this subsection (f)(9) is to provide unified architectural design and site planning between outparcels and the main structure on the site in order to enhance the visual experience for the vehicular and pedestrian public and to provide for safe and convenient vehicular and pedestrian access and movement within the site.

b.

Outparcel design. All exterior facades of an outparcel building shall be considered primary facades and shall employ architectural, site, and landscaping design elements which are integrated with and common to those used on the primary structure on the site. These common design elements shall include colors and materials associated with the main structure. When the use of common wall, side by side development occurs, continuity of facades and consolidated parking for several businesses on one parking lot may be used. Outparcels that are adjacent to each other are encouraged to provide for vehicular connection between parking lots and to provide for pedestrian interconnection. Outparcels shall be designed and integrated with the main project.

(10)

Roof treatments.

a.

Purpose and intent. Variations in rooflines shall be used to add interest to and reduce the massing of buildings. Roof features shall be in scale with the building's mass and complement the character of adjoining and/or adjacent buildings and neighborhoods. Roofing material shall be constructed of durable high quality material in order to enhance the appearance and attractiveness of the community. The standards of this subsection (f)(10) identify appropriate roof treatments and features.

b.

Roof edge and parapet treatment. At a minimum of two locations, the roof edge and/or parapet shall have a vertical change from the dominant roof condition, a minimum of two feet. At least one such change shall be located on a primary facade adjacent to a collector or arterial right-of way.

c.

Roof requirements. Roofs shall meet the following requirements:

1.

Parapets shall be used to conceal roof top equipment and flat roofs.

2.

Where overhanging eaves are used, overhangs shall be no less than two feet beyond the supporting walls. Where overhangs are less than two feet they shall be provided with a band or cornice, a minimum of eight inches, under the soffit at the wall.

3.

Fascia shall be a minimum of eight inches.

4.

Tile or metal roof is the dominant roof material.

d.

Prohibited roof types and materials. The following types of materials are prohibited:

1.

Asphalt shingles, except laminated, 320-pound, 30-year architectural grade asphalt shingles or better;

2.

Mansard roofs and canopies without a minimum vertical distance of six feet and at an angle not less than 25 degrees, and not greater than 70 degrees;

3.

Roofs utilizing less than or equal to a two to 12 pitch unless utilizing full parapet coverage; and

4.

Backlit awnings used as a mansard or canopy roof.

(11)

Entryways/customer entrance treatments; purpose and intent. Entryway design elements and variations are intended to give protection from the sun and adverse weather conditions. These elements are to be integrated into a comprehensive design style for the project.

(12)

Entryways/customer entrance standards; single use buildings. These standards identify appropriate entry features: Single occupancy use buildings between 10,000 square feet and 19,999 square feet in area shall have clearly defined, highly visible customer entrances which shall include the following: Front entry shall be set back from the drive a minimum of 15 feet.

(13)

Miscellaneous structures; materials and color.

a.

Purpose and intent. Exterior building colors and materials contribute significantly to the visual impact of a building on the community. They shall be well-designed and integrated into a comprehensive design style for the project.

b.

Exterior building materials standards.

1.

Predominant exterior building materials shall include, but are not limited to:

i.

Stucco;

ii.

Brick;

iii.

Tinted, textured, other than smooth or ribbed, concrete masonry units; or

iv.

Stone, excluding an ashlar or rubble construction look.

2.

Predominant exterior building materials that are prohibited include:

i.

Plastic siding, unless associated with Florida Cracker style and utilizing trim with a minimum of six inches for its length;

ii.

Corrugated or reflective metal panels;

iii.

Tile;

iv.

Smooth or rib faced concrete block; and

v.

Applied stone in an ashlar or rubble look.

3.

Automotive and other special type service buildings may utilize prefabricated metal buildings under the following conditions:

i.

Metal buildings are more than 250 feet from any right-of-way.

ii.

Metal buildings are located directly behind the main showroom/sales center so as not to be a dominant facade along the street.

iii.

No more than 20 percent of the building can be beyond the main auto sales center and showroom.

c.

Predominant exterior colors . Earth tone colors are encouraged for exteriors. Earth tone is a color scheme that draws from a color palette of browns and tans. The colors in an earth tone scheme are muted in an emulation of natural colors.

d.

Building trim colors.

1.

Building trim and accent areas may feature any colors, limited to ten percent of the affected facade segment, with a maximum trim height of 24 inches total for its shortest distance.

2.

Neon or neon type tubing shall be permitted.

(14)

Outdoor display of merchandise prohibited. Outdoor displays of merchandise, with the exception of propane tanks, are prohibited except where approved in the business's original site plan, or in a subsequent minor site plan for existing businesses. In the event that the city manager or his designee denies the proposed site plan, any aggrieved business owner may appeal such decision to the city council by filing a written request for appeal within 20 days of the determination by the city manager or his designee. All propane tank displays, exchanges, or filling stations shall be properly enclosed to avoid potential dangers of combustion or other damage to the tanks, and shall be screened from public view as required in section 94-3(e)(1) and 94-4(d) of this code.

(LDC 1997, ch. 9, § 1.05; Ord. No. 2009-28, §§ 5, 6, 3-2-2010; Ord. No. 2016-20 , § 2, 1-3-2017)