§ 9-554. Building orientation; primary and secondary facades.

(a)

The intent of this section is to orient commercial buildings toward the public right-of-way or roadway or to private internal collector type/roadways and to establish architectural standards for primary and secondary facades in Orange County.

(b)

Primary and secondary facades shall satisfy the applicable facade standards set forth in this section.

(c)

Mid-block commercial buildings shall be oriented to face the right-of-way/roadway, unless it can be shown that compelling site conditions necessitate a different orientation. If compelling site conditions necessitate that the building not face the right-of-way/roadway, then the building is considered to have two (2) primary facades: the facade that faces the right-of-way/roadway and the facade that incorporates the primary customer entrance.

(d)

Corner lot commercial buildings shall be oriented to face a right-of-way/roadway, unless it can be shown that there are compelling site conditions that necessitate a different orientation. If compelling site conditions necessitate that the building not face such right-of way/roadway, then the building is considered to have three (3) primary facades: the two facades that face the right-of-way/roadway and the facade that incorporates the primary customer entrance.

(e)

All primary facades of a building shall have architectural style, detail, trim features, and roof treatments that are consistent with each other. Further, all primary facades shall have a similar level of treatment, detail and visual interest. This is inclusive of window, primary entrance, roof form (parapet, gable, hip, mansard or combination) and architectural elements (columns, pilasters, pediments, overhangs, balustrades, towers, dormers, cupolas and/or other projections of facade and fenestration). In lieu of actual windows and entrances, niches and alcoves with significant architectural delineation and definition to suggest window and entrance elements shall be used.

(f)

For parcels one half (½) acre or larger, building base perimeter landscaping shall be planted immediately adjacent to and along the full linear length of the primary facade, or between the walk immediately adjacent to the primary facade and the curb along the entire linear length of the primary facade. However, such perimeter landscaping shall allow for reasonable breaks for pedestrian access. The landscaped area shall be a minimum of eight (8) feet in depth and shall include shrubs and groundcover with one understory tree planted for each twenty-five (25) feet or fraction thereof of the lineal length of the primary facade, or one palm tree planted for each fifteen (15) feet or fraction thereof of the lineal primary facade. (Understory trees are to be planted no closer than ten (10) feet on center. Palm trees may be clustered.)

(g)

Office and industrial use primary facades shall have at least one (1) of the following components exclusive of (g)(1) below; and a primary facade subject to subsection (f) of this section shall have at least one (1) of the following components exclusive of (g)(2) below. A commercial use primary facades shall have at least two (2) of the following components, except that a primary facade with the primary customer entrance shall have at least one (1) of the following components exclusive of the component described in subsection (g)(1) and a primary facade subject to subsection (f) of this section shall have at least two (2) of the following components exclusive of the component described in subsection (g)(2).

(1)

The primary customer entrance.

(2)

For parcels less than one-half (½) acre, building base perimeter landscaping shall be planted adjacent to and along the full linear length of the primary facade. The landscaped area shall be a minimum of eight (8) feet in depth and shall include shrubs and groundcover with one understory tree planted for each twenty-five (25) feet or fraction thereof of the lineal primary facade, or one palm tree planted for each fifteen (15) feet or fraction thereof of the lineal primary facade. (Understory trees are to be planted no closer than ten (10) feet on center. Palm trees may be clustered.)

(3)

Arcades or colonnades a minimum of six (6) feet in width, or other roof treatments that provide shade and break the vertical plane, shall be incorporated along at least fifty (50) percent of the linear length of the primary facade.

(4)

Display windows a minimum of six (6) feet in height shall exist, along at least fifty (50) percent of the linear length of the primary facade.

(5)

Awnings associated with windows and/or doors, installed in increments of ten (10) feet or less in length, along at least fifty (50) percent of the linear length of the primary facade.

(6)

Windows that cover at least forty (40) percent of the area of the primary facade.

(7)

Any other treatment that, in the opinion of the building official, and after consultation, meets the intent of this section.

(h)

A primary facade shall incorporate the screening of outdoor storage of customer shopping carts adjacent to the building. Shopping cart storage areas shall be screened by a wall a minimum of four (4) feet in height. The exterior facade of the screen wall shall be consistent with that of the primary facade.

(i)

Exterior building materials contribute significantly to the visual impact of a building on the community. Exterior building materials shall be restricted on primary facades as follows:

(1)

Corrugated metal panels, used as a finish material, shall be prohibited. Architectural metal panels are acceptable, subject to consultation and a determination by the building official that the treatment meets the intent of this section.

(2)

Smooth-faced concrete shall have stucco or other decorative finish.

(3)

Backlit awnings and backlit canopies including service station and convenience store backlit awnings and canopies, shall be prohibited, except for those portions of awnings or canopies which may have approved backlit sign copy area.

(j)

Where applicable, primary facades shall be compatible with the design of facades in the surrounding area, (i.e. rural settlements, historic area, historic structures, etcetera).

(k)

Secondary facade standards may be deemed wholly or partially inapplicable by the building official due to the narrowness and low visibility of the area between the side of the building and the side of the adjacent building, provided this determination may be made only where the side yard is less than ten (10) feet in width, and such determination does not modify applicable landscape and related requirements.

(l)

All secondary facades of a building shall have architectural style, detail, trim features, and roof treatments that are consistent with those for the primary facade.

(m)

Any side of an office, commercial or industrial building visible from and adjacent to residential areas shall be treated in the same manner as a secondary facade.

(n)

For parcels one-half (½) acre or larger, perimeter landscaping planted adjacent to and along fifty (50) percent of the linear length of the secondary facade shall be required. The landscaped area shall be a minimum of eight (8) feet in depth and shall include shrubs and groundcover with one understory tree planted for each twenty-five (25) feet or fraction thereof of the fifty (50) percent lineal secondary facade, or one palm tree planted for each fifteen (15) feet or fraction thereof of the lineal secondary facade. (Understory trees are to be planted no closer than ten (10) feet on center. Palm trees may be clustered.)

(o)

A secondary facade shall have at least one (1) of the following components:

(1)

For parcels less than one-half (½) acre, perimeter landscaping planted adjacent to and along fifty (50) percent of the linear length of the secondary facade shall be required. The landscaped area shall be a minimum of eight (8) feet in depth and shall include shrubs and groundcover with one understory tree planted for each twenty-five (25) feet or fraction thereof of the fifty (50) percent lineal secondary facade, or one palm tree planted for each fifteen (15) feet or fraction thereof of the lineal secondary facade. (Understory trees are to be planted no closer than ten (10) feet on center. Palm trees may be clustered.)

(2)

Arcades or colonnades a minimum of eight (8) feet in width, or other roof treatments that provide shade and a break in the vertical plane shall be incorporated along at least fifty (50) percent of the horizontal length of the secondary facade.

(3)

Display windows a minimum of six (6) feet in height shall exist along at least fifty (50) percent of the horizontal length of the secondary facade.

(4)

Awnings associated with windows and/or doors, installed in increments of ten (10) feet or less in length, along at least fifty (50) percent of the horizontal length of the secondary facade.

(5)

Windows that cover at least forty (40) percent of the secondary facade.

(6)

Any other treatment that, in the opinion of the building official, and after consultation, meets the intent of this section.

(p)

A secondary facade shall incorporate the screening of outdoor storage for customer shopping carts adjacent to the building. Shopping cart storage areas shall be screened by a wall a minimum of four (4) feet in height. The exterior facade of the screen wall shall be consistent with that of the secondary facade.

(q)

Exterior building materials contribute significantly to the visual impact of a building on the community. Exterior building materials shall be restricted on secondary facades as follows:

(1)

Corrugated metal panels, used as a finish material, shall not cover more than thirty (30) percent of a secondary facade. The same type of architectural metal panels applied to the primary facade are acceptable for a secondary facade, subject to consultation and a determination by the building official that the treatment meets the intent of this section.

(2)

Smooth-faced concrete shall not cover more than thirty (30) percent of a secondary facade.

(3)

Backlit awnings and backlit canopies including service station and convenience store backlit awnings and canopies shall be prohibited except for those portions of awnings or canopies which may have approved backlit sign copy area.

(r)

Exterior ground level mechanical equipment, mechanical equipment package units, or related attachments (food freezers, air handling units, etcetera) adjacent to a residential area or visible from a public right-of-way shall be concealed, hidden by a wall with caps as an extension of the building. When such units abut commercial or industrial uses and are not visible from a public right-of-way (i.e., they are not a primary or secondary facade), they shall be painted to match the color of the building.

(Ord. No. 98-29, § 1, 10-20-98; Ord. No. 2001-14, § 2, 6-19-01; Ord. No. 2001-26, § 1.V., 12-18-01; Ord. No. 2003-11, § 5, 8-26-03)