A. Purpose and Intent. Large commercial buildings have a major impact on the aesthetic fabric of a community. The purpose of the following regulations is to achieve an optimal appearance of those structures typically called "Big Boxes," which are often large square or rectangular-shaped buildings with limited architectural enhancements. These regulations are intended to set minimum design standards for large buildings to ensure their positive contribution to the City's character and fabric.
B. Applicability. The following standards are applicable to any commercial structure in excess of 15,000 square feet, unless stated otherwise herein, excluding those properties located in urban areas as described in Section 6 above. The term "commercial," as used in these regulations, shall also include structures utilized for office uses and those industrial uses that front on arterial or collector roadways.
C. Facades. All facades visible from abutting properties or public streets shall be designed and enhanced with architectural features that provide visual interest at pedestrian levels, reduce the massive appearance of the building, and reflect the local character of the community. These facades shall meet the following objectives:
1. Community integration shall be achieved through the choice of building materials, architectural style, extensive use of windows, and multiple complimentary paint colors.
2. Building design shall include a mix of massing and building heights, and varying roof lines on all facades.
3. Architectural styles shall not be used that are tailored to further "corporate" identity objectives rather than the existing or planned identity and character of the surrounding community, and which are inconsistent with these regulations.
4. Architectural elements, excluding complimentary accent features, shall be integral components of the building fabric and constructed of durable and substantial quality and not superficially applied trim.
5. All building facades shall be designed with "repeating patterns" that include no less than three (3) of the following elements: color change, texture change, material module change, or a change in plane (recess or projection), at maximum intervals of 50 feet. The recess or projection of a change in plane shall be at least 10 feet in width, two (2) feet in depth, and finished from grade to the roofline. At least one (1) of the design elements listed above shall repeat horizontally.
6. Material changes may substitute as an alternative to the required offsets as noted above where decorative and substantive roofline changes are coupled with a correspondingly aligned facade.
7. A minimum of two (2) different types of building materials, allowed under Section 3 above shall be proportionally used on required facades. A change in stucco texture or use of windows and/or awnings will not count toward meeting this requirement.
D. Roofl ine.
1. For flat rooflines, vertical articulation in parapet walls shall be required with a minimum of five (5) feet for front and side facades, and any facade oriented toward a street; and, two and one-half (2½) feet for rear facades.
2. A Parapet return is required with a length equal to or exceeding the required parapet articulation.
3. Parapet walls shall feature three dimensional cornice treatment, to provide a finished look from any angle.
4. Articulation in the parapet wall shall coincide with the horizontal changes within the building, which are required under Section 7.C.5.
E. Windows.
1. On any facade on which a customer entrance to the building is located, a minimum of 1.6 square foot of window is required for each one (1) lineal foot of facade.
2. On any other facade facing a public street, a minimum of 0.8 square foot of window is required for each one (1) foot of facade.
3. A minimum of 70% of windows on the front or side facades shall be transparent. The remaining 30% may be opaque, provided that the following conditions are met:
a. Window construction using opaque glass shall appear identical to the transparent windows;
b. Opaque windows shall not be superficially attached to the wall;
c. Opaque windows shall not be perceptibly different in texture, color, or reflectivity than the glass of the transparent windows.
4. Architecturally ornate window boxes displaying merchandise only, may be substituted for 25% of the required transparent windows and 100% of the opaque windows. This design element may also be applied to smaller-sized buildings with shorter facades and those buildings without traditional front entrances.
F. Public Entrances.
1. A minimum of one (1) customer entrance should be provided on the front facade.
2. All sides of a building that directly face an abutting street, with no intervening building, should provide a customer entrance.
3. All public entrances to the building shall be the focal point of the facade through the use of a combination of the following architectural elements: pediments, lintels, columns, pilasters, porches, balconies, railings, balustrades, and ornate moldings. Design features may also include entry recesses/ projections or locating display windows so that they are directly adjacent to the entrance.
4. Any side of a building with a parking field in excess of 20% of the required parking, and where 50% of that parking is located farther than 300 feet from a customer entrance, shall be required to have a customer entrance on that facade. See Section 7.J below for additional parking regulations.
5. A customer entrance proposed for a side facade shall be located a minimum distance from the corner of the front facade equal to 25% of the lineal length of the side facade on which it is to be located. A customer entrance located at the corner of the building cannot substitute or fulfill the requirement to provide entrances on both front and side facades.
G. Covered Walkways.
1. Rules.
a. For the purposes of this subsection only, the "front" of a building is considered to be the building facade where a public entrance is proposed. A building that contains public entrances on two (2) or more facades is said to have multiple "fronts."
b. A building facade that is oriented toward a public street but does not contain a public entrance is considered to be a "side corner" facade.
c. A building facade that is neither oriented toward a public street nor contains a public entrance is considered to be either the "side" or "rear" facade.
d. A covered walkway is considered to be an "ARCADE, PEDESTRIAN" as defined in Chapter 1, Article II.
e. The horizontal extent of a covered walkway shall be measured upon the entire length of a facade where required.
f. Greater preference is placed on the proximity of a covered walkway to the location of the public entrance.
2. Covered walkways are required along building facades that contain public entrances or along facades that are oriented towards public or private streets. The location and horizontal extent of covered walkways shall be based upon the following types of building designs:
a. Public entrance(s) on one (1) facade: Covered walkways are required along at least 70% of the front facade and at least 30% of the side corner facade. No covered walkways are required along the side or rear of the building.
b. Public entrance(s) on two (2) or more facades: Covered walkways are required along at least 50% of each facade where a public entrance is proposed. No covered walkways are required along the side or rear of the building.
c. Public entrance on corner of building: Covered walkways are required along a minimum of 50% of each facade where a corner entrance is proposed. The intent is to wrap each facade with a covered walkway, commencing at the corner where the public entrance is proposed.
d. Covered walkways shall have a minimum external dimension of 10 feet in width. The minimum internal dimension shall be seven (7) feet in width, absent of any obstruction by columns, furniture, and/or other appurtenances.
H. Landscaping.
1. Foundation landscaping areas for large non-residential (big box) developments shall be required in accordance with Chapter 4, Article II, Section 6.B.
2. See Chapter 4, Article II, Section 6.J.4 for additional regulations regarding the required width of the landscape strip abutting the right-of-way for large non-residential (big box) developments.
I. Site Amenities. Sculptures, fountains, gardens, pools, trellises, and benches shall be encouraged within the site design. In addition, the following standards shall be required for every 50,000 square feet or fraction thereof of every non-residential (big box) development:
1. Two (2) site amenities shall be required. Site amenities include but are not limited to bell or clock towers, pergolas, public seating areas (separate and apart from any outdoor seating provided for an associated restaurant use), fountains (of at least eight (8) feet in height and 16 feet diameter), and public art but only when combined with another amenity. Public art, which is in fulfillment of the Art in Public Places program, may be utilized to comply with the pedestrian amenity requirement of this subparagraph, provided that the public art is located in conjunction with another qualifying pedestrian amenity.
2. Pedestrian pathways through off-street parking areas shall be required in accordance with Section 7.J below.
J. Off-Street Parking Lot Orientation.
1. Parking areas shall provide safe, convenient, and efficient access. Off-street parking areas shall be distributed around large buildings in order to shorten the distance to customer entrances, other buildings, and public sidewalks, as well as to reduce the overall area and visual blight of the paved surface. No more than 60% of the off-street surface parking area shall be located between any facade and a public street.
2. Pedestrian pathways shall be required where parking spaces are located in excess of 400 feet from any customer entrance. These pedestrian pathways shall be a minimum of ten (10) feet in width leading from the farthest parking space to the customer entrance. These pathways shall incorporate the use of a combination of decorative pavement, trellises, seating, pergolas, arbors, gazebos, decorative light fixtures and landscaping.
3. Where off-street parking areas are screened by outparcel buildings or is not visible from a public street, a maximum of 75% of the required parking may be adjacent to a front or side facade containing a customer entrance.
4. Unique conditions associated with individual sites may justify the review and approval of alternative site designs that do not specifically comply with the parking lot orientation standards of this subsection. A different design proposal may offer superior results or maximum achievement of the City's objectives. The above standards may be varied by the City Commission, provided that the applicant can demonstrate there is an unusual site configuration and/or unique circumstances, and the alternative site design clearly meets the intent of these provisions. Alternative design must consider and address the following objectives:
a. Maximize the proximity of parking spaces to customer entrances;
b. Reduce visual blight of large expanses of surface off-street parking areas; and
c. Improve pedestrian connectivity in excess of the minimum standards.
5. Regulations shall be enforced in zoning districts and overlay zones where the objective is to discourage or prohibit off-street parking areas between the building and the rights-of-way.
K. Miscellaneous.
1. Buildings should be configured so they complement outdoor spaces. Walkways, entrances and gathering areas should have shading features, such as trees, landscaping, trellis structures, projecting canopies, covered walkways, arcades, and/or porticos. Seating areas and benches should be located in shaded areas that are close to activity, but that will not block or cause congestion in circulation or at entrances. Outdoor employee areas should be integrated into the site design, but should be separated from general public circulation with screening.
2. Accessory uses, including a Gasoline Station or Automotive, Minor Repair within large commercial developments should incorporate the design characteristics and architectural treatments applied to the larger building. The use of standardized "corporate" architectural styles associated with chain type businesses is prohibited. The accessory use should not be the focal point in the front setback. If the accessory use is located forward of the larger building, a 25-foot wide landscape strip shall be utilized along all property lines abutting the operation, including a minimum three (3) foot high berm. Additionally, the accessory use shall be landscaped separately from the remainder of the parking area by a 10-foot wide planting strip.
3. See Section 10.B below for additional regulations regarding the design of transit shelters where abutting or located within large non-residential (big box) developments.
4. Large commercial buildings in excess of 75,000 square feet should be structurally designed to be easily divided into smaller tenant spaces in planning for future adaptive re-use purposes.
(Ord. 12-016, passed 10-2-12)