§ 9.10.00. Commercial Design Standards.

9.10.01 Purpose and Intent. The intent and purpose of these development standards is to accomplish the following:

A.

To promote architectural and site design treatments that enhance the visual appearance of the built environment;

B.

To create and maintain an image of commercial quality; and

C.

To provide visual interest and a sense of place, while allowing design flexibility.

9.10.02 Design Standards. The following standards shall apply to nonresidential buildings and structures on parcels within the Commercial, Industrial and Community Facility zoning classifications and located on an arterial or collector road within Lake County. Portions of buildings and structures on these parcels that are not visible from the road shall not be subject to these requirements. Existing development shall comply with these requirements when substantially improved.

A.

Building Design.

1.

Materials and colors. Buildings shall be constructed to have the following:

a.

Significant use of two building materials shall be incorporated into the design to establish a clear texture change.

b.

Façade colors shall be neutral or earth tone colors.

c.

Building trim, doors, shutters, and accent areas may feature other colors, including primary colors and black. Metallic, fluorescent, or neon tubing shall not be permitted for building trim or accent areas.

2.

Massing. Massing shall be used to encourage pedestrian scale elements in building design, and to reduce bulk and mass of buildings.

3.

Roofs. Roofs shall be constructed to meet the following minimum criteria:

a.

Parapets concealing flat roofs; or

b.

Sloping roofs of 3:12 or greater, with overhanging eaves extending no less than two (2) feet past the supporting walls; or

c.

Three (3) or more roof slope planes that do not exceed the average height of the supporting walls, with overhanging eaves extending no less than two (2) feet past the supporting walls.

4.

Building Lighting.

a.

Lighting shall be decorative and blend with the architectural style of the development.

b.

All lighting shall be cutoff fixtures designed and located so as to minimize glare and overhead sky glow.

c.

Canopy and overhead lighting shall be recessed or shielded in a manner that prevents lighting of the horizontal axis.

5.

Mechanical Equipment.

a.

All mechanical equipment shall be located as far as reasonably possible from adjoining residential uses.

b.

Roof-mounted mechanical equipment shall be shielded from view with the use of a parapet wall or other architectural feature.

c.

Ground-mounted mechanical equipment shall be located within 20 feet of the principal structure on the site and shall be shielded on all sides with acoustically lined walls that are at least two feet higher than the top of the equipment and treated to match the exterior of the building.

B.

Site Design. The site shall be designed to incorporate the following features:

1.

Entrances. Principal buildings that face an arterial or collector road shall feature at least one (1) entrance on each facade that faces the arterial or collector road. A faux entrance may be used to satisfy this requirement.

2.

Connectivity. The site design shall provide direct connections and safe street crossings to adjacent land uses. Future connections or streets and treed sidewalks/paths to the property line(s) of the abutting properties shall be provided to the greatest extent possible.

3.

Loading docks, trash collection containers and similar facilities. These features shall be incorporated into the overall design of the building and landscaping so that the acoustic impacts of these functions are confined within and the visual impacts are out of view from adjacent properties and public streets.

4.

Pedestrian Circulation.

a.

Sidewalk/Paths. Sidewalks/paths shall be provided along all sides of the parcel that abut a public street per Florida Department of Transportation sidewalk width guidelines, and shall be at least:

1)

Five (5) feet in width with a two (2) foot wide planting strip on the street side; or

2)

Seven (7) feet in width without a planting strip.

b.

Pedestrian access. Continuous internal pedestrian walkways, no less than five (5) feet in width, shall be provided from public sidewalks or right-of-ways to the primary entrance of all principal structures on site. Walkways shall connect all focal points of pedestrian activity such as transit stops, street crossings, building and store entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers or other such materials.

5.

Fences & Walls. Fences or walls shall be wood, metal, masonry, vinyl/plastic or a combination of these materials, which match the development. A coated chain-link fence may be used as long as it is effectively screened from the view of any arterial or collector road, utilizing landscaping or other approved feature.

C.

Alternative Design. These standards are not intended to prevent the use of alternative design solutions that meet the intent and purpose of this Section. Proposals for alternative design solutions may be approved by the County Manager or designee if the applicant demonstrates that the alternative design meets the intent of Section 9.10.01. Plans that have been signed and sealed by an architect licensed in the State of Florida shall be submitted by the applicant; the plans shall include renderings and elevations, or other equivalent architectural drawings and illustrations to demonstrate compliance with the purpose and intent of this Section.

9.10.03 Mt. Plymouth-Sorrento Community Redevelopment Area Commercial Design Standards. The following standards shall apply to all new office, commercial and industrial development and redevelopment located in the Mt. Plymouth-Sorrento Community Redevelopment Area. The Mt. Plymouth-Sorrento Community Redevelopment Area ("planning area") shall be defined as set forth in Resolution No. 2012-77. Additions, renovations, replacement or redevelopment of an existing structure or project in the planning area, not exceeding thirty-five percent (35%) of the square footage of the existing structure(s), unless the use of the structure(s) or project has ceased for a period of more than 365 consecutive days, or unless cumulative additions, renovations, replacement or redevelopment initiated during any five (5) year period meet the thresholds listed above, shall be exempt from the standards set for in this Section 9.10.03.

A.

Submittal and Approval Requirements. Submission and approval of project plans shall be in accordance with the applicable sections of these regulations. Architectural drawings (complete front, sides, and rear elevations and overhead view of roof) of all structures shall be required in addition to any site plan required to be submitted for development approval. Such drawings shall be rendered in color prior to final project review and shall include construction material specifications, color charts, structure dimensions, service area and mechanical equipment locations, outdoor storage area locations, screening devices, master lighting plan, and any other information as determined necessary by the County to ensure consistency with the intent of these regulations. Final approval of all required project design submittals shall be part of the development approval process. Such approval shall include, but not be limited to, building elevations, roof type, construction materials, lighting, screening, colors and building orientation.

B.

Enhanced Standards (Architectural Criteria). Compliance with the intent, standards and provisions of this section shall be as provided for below:

1.

Architectural style and application. It is the intent of this code to ensure a harmonious streetscape, compatibility between structures and well-designed transitions between architectural styles from project to project. This shall be accomplished through utilization of the following techniques:

a.

Structures within the same parcel shall reflect similar style, materials detail and colors.

b.

Structures on different parcels, but within the same master development, shall reflect similar styles, and shall reflect similar materials, details and colors.

2.

Building mass. Building design shall be such that rectangular structures and blank walls are minimized. In order to accomplish this requirement, the following techniques shall be incorporated into project design:

a.

Building mass shall be varied by height and width so that it appears to be divided into distinct massing elements and architectural details can be viewed from a pedestrian scale.

b.

Projections and recesses from uninterrupted façade lengths shall have a minimum depth of 1.5 feet with a minimum of twenty percent (25%) of the uninterrupted façade being of varied length.

c.

All buildings shall have a minimum of one (1) offset per façade length that is visible from the public right-of-way.

d.

Blank wall areas shall incorporate the use of landscaping to break up the monolithic and monotonous appearance of such areas. Blank wall areas shall not exceed ten (10) feet in vertical direction or twenty (20) feet in horizontal direction of any building façade.

3.

Design detail. Buildings shall be designed to enhance the attractiveness of the streetscape. The following techniques shall be incorporated into building design in order to accomplish such requirements:

a.

All buildings shall be required to provide a minimum of four (4) of the following exterior design treatments:

1)

Canopies or porticos, integrated with building massing and style;

2)

Overhangs;

3)

Arcades, a minimum of eight (8) feet clear in width;

4)

Sculptured artwork;

5)

Raised cornice parapets over doors;

6)

Peaked roof forms;

7)

Arches;

8)

Ornamental and structural architectural details, such as bays, columns, gables, belt courses, lintels, pilasters and fascia; and/or

9)

Clock towers, bell towers, cupolas and the like.

b.

Building facades shall, on all sides that are, or will be, exposed to the general public, include a repeating pattern that shall consist of a minimum of two (2) of the elements listed below. At least one (1) of the elements shall repeat horizontally.

1)

Color change;

2)

Texture change:

3)

Material change;

4)

Pattern change;

5)

Architectural banding;

6)

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

7)

Building setbacks or projections, a minimum of three (3) feet in width, on upper level(s).

c.

Windows shall be placed along at least fifty percent (50%) of any façade that is visible from a public right-of-way. Windows shall be recessed or shall project at least one (1) inch and shall include prominent sills, shutters, stucco relief or other such forms of framing. Faux windows are not permitted.

4.

Entryways/customer entrance design. Entryways shall be designed to provide project focal points and to provide protection from the sun and adverse weather conditions. As such, entryways shall be designed in accordance with the techniques listed below:

a.

Entryways shall be differentiated from the remainder of the façade through the use of color, change in materials, application of architectural features (arches, columns, colonnades, etc.), setbacks, offsets, level changes and the like.

b.

Entryway design shall incorporate hardscape features such as low walls, decorative paving, water features and the like.

c.

Entryway design shall incorporate landscaping, landscape planters or wing walls with landscaped areas.

d.

Entryway areas shall be provided with structural or vegetative shading features and benches or other seating components.

5.

Building orientation. Buildings shall be oriented so as to enhance the appearance of the streetscape. This requirement shall be met by incorporating the following techniques into project design.

a.

The building's entrance shall face parallel to the public road from which driveway access is provided. In the event that access is provided by two (2) or more roads, the building's entrance shall face parallel to the road that is determined by the County to be a major road providing such access.

b.

The building's primary façade shall face the public road from which driveway access is provided. In the event that access is provided by two (2) or more roads, the building's primary façade shall face the road that is determined by the County to be the major road providing such access. Where, because of site constraints or other factors, the building's primary facade is unable to be oriented parallel to the major road providing driveway access, each façade which is clearly visible from a public right-of-way or public area of adjoining properties shall be designed with full architectural treatment. Such treatments shall be consistent with the design requirements of this section and shall incorporate door and window placements, façade architectural treatments and detail, roof design and building materials applications necessary to give the appearance that each visible façade is a primary façade.

c.

The architectural treatment requirements of subsection (b) above shall also be applied to any building facade which is situated where it is clearly visible from a right-of-way or public area of an adjoining building.

d.

Building orientation shall be such that service areas are placed out of view from a right-of-way, parking area and adjacent properties. Unless, because of site constraints service areas cannot be located in accordance with this requirement, such areas shall be screened from view by vegetative or structural means.

6.

Building transition. Façade and height transitions between buildings are key elements in creating and maintaining an attractive streetscape. Height and scale of a new development and redevelopment shall be compatible with that of surrounding development, provided such surrounding development complies with the standards set forth in this section. The following transitional techniques shall be applied to new development and redevelopment when within three hundred (300) feet of an existing building.

a.

Buildings shall be designed to provide transitional elements and architectural features that are architecturally compatible with adjacent structures. Buildings that are twice the height, or greater, than an adjacent structure shall also provide transitional elements and features that provide for transitional blending of heights,

b.

The pattern of placement, proportions and materials of windows and doors shall be harmonious with surrounding structures.

c.

The ratio of wall surface to openings and the ratio of width and height of windows and doors shall be consistent and compatible with surrounding structures.

7.

Exterior materials and colors. Exterior building materials and colors contribute significantly to the visual impact of a building on a community, which, individually and collectively reflect upon the visual character and quality of a community. In order to project an image of high quality aesthetics, building materials and colors shall conform to the following requirements:

a.

All buildings shall be faced with materials that exhibit a durable, high quality appearance.

b.

Materials shall be of a low maintenance type, retaining a consistent, clean appearance.

c.

Generally accepted exterior facing materials shall include, on all façades that are, or will be, exposed to the general public, brick, tinted and textured or split-faced concrete masonry blocks, exposed aggregate, stone, architectural concrete and cellulose fiber-reinforced cement building boards. Vinyl siding and wood shall not be permitted. Metal buildings shall not be permitted, except that in industrial zoning districts metal buildings shall be permitted to long as, horizontally, the exposed exterior metal surface does not exceed fifty percent (50%) of any façade. The primary facade of metal buildings shall not have an exposed metal surface. Stucco shall be permitted so long as, horizontally, the exposed exterior stucco surface does not exceed fifty percent (50%) of any façade.

d.

Exterior colors shall not be florescent or neon. Color schemes must be submitted to the County during development approval.

e.

Building materials and colors shall be consistent around the entire building. Exceptions to this provision may be made for portions of a structure that are not exposed to the general public.

8.

Roof design and materials. Roofs are an integral part of building design and shall be designed and constructed to add interest to and reduce the massing of buildings. Roofs shall be constructed of durable, high quality materials in order to enhance the appearance and attractiveness of the community. Roofs shall incorporate the design elements and materials listed below.

a.

The design of roof structures shall be of hip, gambrel, gable and true mansard styles and shall be extended to all sides of the structure. Roof-like appurtenances such as false roofs, parapets and other similar features may be allowed if such features are required for mechanical equipment screening or acoustical control that cannot be accomplished through utilization of approved roof styles. Application of such roof-like features shall be accomplished in such a manner as to minimize the appearance of a flat roof design.

b.

Roofs shall be designed to be of such height, bulk and mass so as to appear structural even when the design is non-structural.

c.

The roof edge, where visible from any public right-of-way, shall have, at a minimum of two (2) locations, a vertical change from the dominant roofline. Such change shall be a minimum of three (3) feet.

d.

Sloping roofs shall have a minimum of two (2) plane changes per primary façade (buildings constructed adjacent to public road intersections shall be considered to have a primary façade on each of the sides nearest the individual intersecting roads).

e.

Roof materials shall consist of concrete tiles, terra cotta, metal or asphalt shingles (laminated, 25-year architectural grade or better), or similar materials that meet building codes.

9.

Parking.

a.

Sites 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. Parking shall be designed so that no more than thirty percent (30%) of the off-street parking for the entire site shall be located between any primary facade of the building and the abutting street.

b.

All parking be located in the rear of building structures facing Main Street, with the exception of on-street angle or parallel parking.

c.

All parking lots shall be required to extensively use trees, landscaping, and utilize full-cutoff lighting with traditional-style fixtures.

d.

Design of the Main Street corridor shall accommodate on-street parallel or angled parking.

10.

Fence and wall design. Design and construction quality of fences and walls are important visual reflections of community character and quality. In order to promote quality site aesthetics, fence and wall design and construction shall comply with the following requirements.

a.

Fences and walls, whether required for project approval or whether incorporated into overall project design, shall be designed as an integral part of the principal structure(s). Such design shall include the use of similar materials, colors and finished as the principal structure.

b.

Fences and walls shall be architecturally designed with offsets, raised elements and landscape pockets to avoid an expansive monolithic or monotonous appearance.

c.

Chain link fencing shall only be utilized in the rear of the building lot. Where chain link fencing is required or approved, such fencing shall be of the black vinyl type, posts and rails shall also be black.

11.

Perimeter planting. Plantings located around the perimeter of buildings enhance site aesthetics All projects shall incorporate perimeter plantings into project design in accordance with the requirements listed below. All plantings and landscape features shall be perpetual maintained to ensure living vibrancy.

a.

Perimeter landscape plantings shall be located adjacent to the primary façade(s) and along any blank façade wall areas that will be, exposed to the general public. Such plantings shall also be included at entrance areas, plazas and courtyards.

b.

Perimeter landscaping shall consist of a combination of trees, palms, shrubs, and ground covers. Planting material type, size and spacing shall, at a minimum, be consistent with the requirements of Sections 9.01.00 and 9.02.00, Land Development Regulations.

12.

Screening of mechanical equipment. Inadequate screening of mechanical equipment can have negative visual impacts on streetscape, landscape and community image. Such impacts shall be minimized through compliance with the following requirements:

a.

Mechanical equipment located on the ground shall be screened from public view. Screening shall be at least the same height as the equipment. Structural screening shall architecturally match the style, construction materials, colors, and finish with the principle structure(s). Landscaping may be substituted for structural screening provided it is of such size and maturity as to be able to provide a fully opaque screen at time of planting.

b.

Equipment and appurtenances mounted on roof tops shall be kept to a minimum. All exposed roof top mounted equipment and appurtenances shall be fully screened from view from any public right-of-way as an integral part of the design of the building(s) and shall be architecturally consistent with the building design. Painting of exposed appurtenances to blend with the color of adjacent materials of the building may be approved where utilization of approved roof designs precluded full screening of exposed surfaces.

13.

Lighting. Lighting fixture design and placement are important components of an attractive urban environment as well as important to public safety. In order to enhance site aesthetics and minimize visual distraction, yet maintain adequate public safety, project lighting shall comply with all lighting requirement set forth elsewhere within the Land Development Regulations.

14.

Utilities. The location and aesthetic treatment of utilities is an important factor in creating an attractive urban environment. In order to enhance and maintain the image of quality in the urban environment, utilities construction and placement shall comply with the following requirements:

a.

All utility lines, whether new or relocated, shall be installed underground.

b.

Utility conduit and utility panels/boxes shall be painted to match the color of the building on which they are placed.

c.

Utility structures shall be located at the rear of the project site and shall be fully screened from view by structural or vegetative means. Where screening is accomplished by structural means, it shall be compatible in design and color with the main building.

15.

Stormwater Pond Design. All wet and dry stormwater retention ponds or other manmade waterbodies shall be designed to be located to the rear of the primary facade of the building and appear naturally contoured.

16.

Outdoor storage. Outdoor storage areas shall be located behind the front façade of the main building and shall be fully screened from view by structural means, vegetative means, or a combination of earthen berms and vegetation. Where screening is accomplished by structural means, the structure shall be compatible in design and color with the main building.

17.

Accessory uses and structures. Structures and uses accessory to the principle structures and uses shall be integrated into project design in a manner such that they will not detract from site aesthetics. Such structures and uses shall comply with the requirements listed below:

a.

Accessory structures shall be designed and constructed so as to be compatible with the architectural design of the principle structure(s) including exterior finishes, colors and materials;

b.

Coin-operated rides and other amusement devices shall only be permitted within the principle structure;

c.

Outdoor garden supply areas shall be screened from view and shall be incorporated into the building architecture of the principle structure;

d.

Temporary outdoor display and sales areas shall be limited to arcaded areas that are structurally integrated into the architectural design of the principle structure and shall not impede the flow of pedestrian or vehicular traffic;

e.

Site furnishings shall be compatible with the architectural design of the principle structure. Permanent shopping cart storage shall be contained within the principle structure;

f.

Tent sales, boat sales, car sales, recreational vehicle sales and similar uses shall not be permitted as an accessory use on either a temporary, seasonal or permanent basis; and

g.

Waste management enclosures (dumpsters, recycling, storage, etc.) shall be constructed of concrete block or similar material and shall be compatible with the architectural design of the principal structure(s) including exterior finishes, textures and colors.

18.

Special building considerations. Certain uses such as gas stations, power supply facilities, commercial convenience stores, auto repair facilities and the like require special design considerations to integrate them into a quality community design fabric. Such facilities shall comply with the following requirements, in addition to the other requirements of this section:

a.

Where canopies are part of the structure design, buildings shall be constructed so that canopies shall be constructed with the same roof design and materials as the main building and shall be attached to the main building. Canopy facing and support poles shall be constructed of the same material as the main building façade.

b.

Power supply facilities shall be, to the fullest practical extent, screened from public view through use of structural or vegetative means.

c.

Auto repair facilities shall be oriented on a site in such a fashion that open bays are not located facing the primary public road on which they are located. Site design shall utilize landscaping and/or structural means to help screen open bays from right of ways and adjacent residential properties.

(Ord. No. 2014-3, § 3, 1-28-14; Ord. No. 2017-48, § 2, 10-10-17)