The purpose of these design standards is to:

1)

Guide commercial and multi-family development toward creating a cohesive urban pattern of buildings and streetscapes that balances the pedestrian and traffic needs of residents, while it protects and enhances the original pattern of development.

2)

To maintain and improve the image and appearance of commercial and multi-family uses, as seen from public rights-of-way. The basic premise is that quality appearance will result in quality development.

3)

To protect the community's investment. When the aesthetic appearance of a community is maintained or improved, a sense of pride develops for the residents, owners, and merchants.

4)

To stay competitive in the regional market. In the absence of standards to ensure attractive development/redevelopment in Lady Lake, other areas in the region may position themselves with a more competitive advantage to attract residents and merchants away from this area.

The design standards are intended to be flexible and encourage design diversity and variation.

The criteria for commercial and multi-family development will affirm the appropriateness of new development into the historic fabric of the Town. Special attention has been placed on the creation of a quality, safe and functional urban environment. For more detailed explanation of the standards and examples of recommended, acceptable and prohibited scenarios, refer to the Town of Lady Lake Commercial Design Guidelines.

While the Town encourages economic growth in areas with access to arterial and collector roadways, it also encourages protection of residential and rural interests from the impacts of commercial and multi-family development. The integration of flowing traffic circulation and pedestrian accessibility is one primary concern for new development and redevelopment. The Town encourages the design of new development to be visually sensitive to surrounding development and the environment.

The design principles contained in this document are applicable to all commercial and multi-family development within the Town limits regardless of location. Large corporate franchises will not receive exceptions or exemptions to these design standards. In the case of redevelopment of existing commercial developments, the standards shall apply if:

• The building floor area is being increased by more than thirty (30) percent;

• More than fifty (50) percent of the building area is being replaced; and/or

• The existing building is being redeveloped and the cost of redevelopment is greater than fifty (50) percent of the assessed value of the building.

Because of the distinct nature of a commercial corridor streetscape versus a commercial center streetscape, it was necessary to establish standards that are applicable separately to these two distinct streetscapes. All commercial and multi-family development within the Town will be classified as either commercial corridor or commercial center, and the type of streetscape will determine which set of standards to follow. The difference between the two is that the commercial corridors carry higher volumes of traffic and have a primary focus on marketing to vehicles, rather than pedestrians or bicyclists. Conversely, commercial centers carry lower volumes of traffic and have a primary focus on marketing to pedestrians and/or bicyclists, rather than to vehicular traffic. Commercial centers feature a compact mix of commercial and public buildings, and may include mixed-use buildings and higher density residential units.

The following standards are applicable to all commercial and multi-family development and redevelopment in the Town regardless of whether it is a commercial corridor or commercial center.

1)

Block Layout.

A)

New development, except for civic and institutional uses, should not be allowed to vacate existing rights-of-way to form mega/super blocks.

B)

Redevelopment of properties/blocks where rights-of-way were previously vacated shall be required to establish a new network of side roads and alleys.

2)

Building Placement/Orientation.

A)

Buildings shall orient the primary/front facade and entrance toward the public right-of-way. If there is more than one public right-of-way, such as a corner or double frontage lot, every facade that faces the public rights-ofway shall have architectural detail and appearance consistent with the primary facade.

B)

Buildings on corner lots shall include at least one of the following embellishments: cornice detail, arches, peaked roof forms, corner towers, clocks, bells or similar design features. Hardscape design, such as pedestrian plazas with artwork or fountains, may substitute for building embellishments on corner lots.

3)

Building Architecture.

A)

New buildings should adopt one of the four architectural styles recommended in the Town of Lady Lake Commercial Design Guidelines Manual: Frame Vernacular, Craftsman/Bungalow, Mediterranean, or Mission.

B)

If one of the four predominant styles defined in the commercial design standards manual is not selected, the compatibility of a proposed building will be reviewed for consistency with the recommended styles and adjacent architecture, on a case-by-case basis.

C)

All the elements that comprise a building, including the building form, will need to be consistent with the style selected.

D)

If a modern architecture style is selected, the developer will need to demonstrate compatibility with the adopted styles.

E)

If an existing structure that possesses a particular architectural style is proposed for redevelopment or expansion, then the following guidelines shall be followed:

1)

Doors and door details, windows, frames, lintels, fan lights, sidelights, pediments and transoms, in good condition or repairable that are in character with the style and period of the building should be retained.

2)

If doors, windows, or door/window details on principal facades are found to be irreparable, they should be replaced with new elements that match the original in material, size, orientation and configuration.

3)

Additions to existing buildings shall match the original windows and doors in size, material, orientation and configuration as in the principal structure.

4)

Building Facade.

A)

Architectural elements on the facade should be aligned with elements on adjacent buildings to maintain the rhythm of the block.

B)

Horizontal masses should not exceed a height to width ratio of 1:3 without providing a substantial architectural element that projects up, such as a tower or bay or other architectural feature, and/or recesses into the building.

C)

Façades shall not exceed twenty (20) horizontal feet, and ten (10) vertical feet, without including a minimum of three (3) of the following elements:

1)

A change in plane, such as an offset, reveal or projecting rib. Such plane projections or recesses shall have a depth of no less than six (6) inches (columns, planters, arches, voids, etc. are examples).

2)

Architectural details such as raised bands and cornices.

3)

Awnings.

4)

Arcades.

5)

Changes in compatible colors.

6)

Changes in compatible materials.

7)

Changes in texture consistent with the style.

8)

Doors.

9)

Windows, storefront window or display cases.

d)

Façades that extend for more than one hundred (100) feet in length shall incorporate, in addition to three (3) of the above requirements, at least one (1) of the following elements:

1)

A change in plane, such as an offset, reveal or projecting rib. Such plane projections or recesses shall have a width of no less than three (3) feet, and a depth of at least six (6) inches.

2)

Architecturally prominent public entrance.

3)

Tower or vertical mass.

E)

The ground floor of the primary facade shall have at least two (2) of the following elements for at least sixty (60) percent of the width of the facade:

1)

Public entrances.

2)

Arcades, or other roof treatment, such as awnings or secondary roofs, to provide shade and facade interest.

3)

Windows/Display windows.

4)

Awnings, associated with windows or doors.

5)

Landscaping, adjacent to the building.

F)

Architectural embellishments, awnings, landscaping and signs should be used to mark secondary entrances and the design of the rear of the building shall be consistent with the front facade (scale, massing, colors, materials, etc.).

G)

Secondary facades, which are not readily visible from the street right-of-way, shall provide at least two (2) of the design elements required for primary facades.

5)

Building Entrances.

A)

Primary entrances to anchor stores shall be highlighted with tower elements, higher volumes, tall voids, special building materials and/or architectural details.

B)

Entrances to smaller stores shall be recessed or framed by a sheltering element such an awning, arcade, porch or portico.

C)

Each primary facade shall have one or more clearly defined, highly visible customer entrances featuring no less than three (3) of the following:

• Canopies or porticos.

• Overhangs.

• Variations in building height.

• Recesses - minimum three (3) feet in depth/projections.

• Arcades.

• Raised corniced parapets over the door.

• Peaked roof forms.

• Arches.

• Columns.

• Outdoor patios.

• Display windows.

• Architectural details such as tile work and moldings which are integrated into the building structure and design.

• Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

• Ornamental and structural architectural details other than cornices over or on the sides of the door.

• Other treatment meeting the intent of this section

D)

If multiple tenants are located in an open large-scale retail center, each individual establishment shall have at least one (1) exterior customer entrance, which shall conform to the above requirements.

E)

Rear entrances that have right-of-way visibility shall be embellished similar to the primary facade.

F)

Where two major streets intersect (e.g. US 441 with CR 466), customer entrances shall be provided from both streets. A corner entrance will be a permitted exception to this requirement.

6)

Fenestration.

A)

Glass shall be transparent, without color, except for appropriate stained or art glass. The use of darkly tinted or reflective glass on windows or doors is prohibited. Reflective glass will be defined as having a visible light reflectance rating of fifteen (15) percent or greater and darkly tinted glass windows include glass with a visible light transmittance rating of thirty-five (35) or less. All plans submitted to the Town shall include the glass manufacturer's visible light reflectance and visible light transmittance ratings for evaluation. Glass block is not considered transparent and is not permitted in storefront windows.

B)

Windows shall be recessed a minimum of one-half inch, and shall include visually prominent sills, shutters, stucco relief, or other such forms of framing.

C)

Transparent materials on walls that are not parallel or approximately parallel to the public right-of-way and on doors shall not be counted toward the minimum transparency requirement (see Commercial Corridors and Commercial Centers standards for transparency requirements).

D)

Walls that are predominantly mirrored glass or glass curtain walls are prohibited.

E)

Awnings and arcades on commercial building facades along main streets shall have a minimum depth of six (6) feet.

F)

Awnings, canopies and arcades are allowed to project into the required building setback.

G)

The minimum vertical clearance of awnings and arcades on non-residential buildings should be eight (8) feet from the lowest point to the sidewalk.

H)

Awnings should be made of fabric. High-gloss or fabrics that resemble plastic are not permitted.

I)

Backlit awnings used as mansard or canopy roofs are prohibited.

J)

The highest point of a first floor awning on a multi-story building shall not be higher than the midpoint between the top of the first story window and the bottom of the second story window sill.

7)

Roofs.

A)

Buildings shall have a recognizable rooftop consisting of (but not limited to): cornice treatments, roof overhangs with brackets, steeped parapets, richly textured materials and/or differently colored materials.

B)

Color bands are not acceptable as the only roof treatment. Bands of color, typically used for marketing, are not allowed.

C)

Cornices are encouraged and should not exceed twenty-four (24) inches in width.

D)

Mansard roofs shall be prohibited.

E)

Flat roofs shall be hidden from public view by a parapet of no less than three (3) feet in height.

F)

Roofs shall have no less than two (2) of the following features:

1)

Parapets concealing flat roofs and rooftop equipment. The average height of such parapets shall not exceed fifteen (15) percent of the height of the supporting wall. The highest point of the parapet shall not at any point exceed thirty (30) percent of the height of the supporting wall.

2)

A three-dimensional cornice treatment, a minimum of twelve (12) inches in height, and having a minimum of three (3) vertical (not diagonal) changes in plane, and a variety of thickness in relief ranging from the greatest at the top to the least at the bottom.

3)

Overhanging eaves, extending no less than three (3) feet past the supporting walls.

4)

Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one (1) foot of vertical rise for every three (3) feet of horizontal run and less than or equal to one (1) foot of vertical rise for every one (1) foot of horizontal run.

5)

Materials for sloping roofs that are encouraged include standing seam, terracotta tiles and architectural asphalt shingles.

6)

Three (3) or more roof planes per primary facade.

8)

Building Materials.

A)

Materials selected for buildings should have quality and stability in terms of durability, finish and appearance.

B)

Cedar shakes, metal/steel walls, unfinished block, textured plywood, and plastic siding; as well as, corrugated or reflective metal panels, smooth or rib faced concrete block are prohibited materials.

C)

Exterior building materials that are encouraged include wood siding; cementitious siding that resembles wood, stucco over masonry, brick, stone and concrete masonry units. Masonry unit exteriors should be textured and tinted; they should not create a smooth monotonous wall.

D)

The Town may approve an alternative material for a building addition, if it is proven to be compatible with the materials used for the existing structure.

9)

Building Color.

A)

Color schemes must be submitted to Town staff for review.

B)

Prohibited colors include: use of intense, florescent or day glow colors, black as the predominant exterior building color; monochromatic color schemes (all one-paint color). Colors that are garish, gaudy, loud, excessive, and ostentatious or otherwise constitute a glaring and invasive contrast to surrounding buildings shall be prohibited. Black as the predominant exterior building color and similar monochromatic (all one-paint color) schemes are prohibited. A solid line band of color or group of strips shall not be used for architectural detail (see example below).

C)

Building colors should be selected based on architecture of the building (each style has a range of characteristic colors) and trying to achieve harmony with adjacent buildings.

D)

Building, trim and detail colors must be complimentary.

E)

Paint colors should be selected from the one hundred forty (140) shades recommended by the National Trust for Historic Preservation (see the American Tradition Paints sample book, produced by Valspar Corporation).

F)

No more than three (3) different colors or color shades (one primary/body color, and no more than two (2) accent/trim colors) should typically be used on a single building.

10)

Access, Circulation and Parking.

A)

The use of shared driveways is required between sites. Joint access easements will be required between adjacent property owners.

B)

Pedestrian walkways within the development shall be differentiated from driving surfaces through a change in materials.

C)

Sidewalks shall provide a change in material or landscaping to buffer pedestrian from parked cars or travel lanes.

D)

Sidewalks shall be slightly raised at a different grade than the vehicular parking lot, and shall be landscaped and have pedestrian scale lighting.

E)

Covered visitor drop-off areas shall be provided at entries to institutional and civic buildings.

F)

Crosswalks shall be a minimum of six (6) feet wide, and are required wherever a pedestrian walkway intersects a vehicular area.

G)

Mixed use, large-scale developments and commercial centers shall incorporate bicycle parking/storage in their design.

H)

When it is feasible to provide vehicular access to a commercial site from a secondary street, without negatively impacting single-family residential uses, it shall be required.

I)

At least one significant pedestrian amenity, such as an outdoor seating area, play area for children, or courtyard, shall be provided for every seventy-five thousand (75,000) gross square feet of development.

J)

Shared parking may be utilized to reduce the total amount of required parking.

K)

No single parking section shall exceed one hundred twenty (120) spaces without a landscaped sidewalk, which shall connect to the anchor store.

L)

Parking lots with two (2) or more double rows will have a continuous landscaped strip between the sections. This landscaped strip will run parallel to the circulation flow and shall be a minimum of six (6) feet wide.

M)

Where a commercial use abuts a residential zoning district, the parking area shall not be located within the required building setback abutting the residential area.

N)

Parking areas should be located behind the building face.

O)

Parked cars shall be sufficiently screened from public rights-of-way.

P)

No more than ten (10) parking spaces may be located side by side without a landscaped parking island.

Q)

Shade trees shall be provided at an average ratio of one (1) tree per six (6) parking spaces.

11)

Service Areas.

A)

Accessory structures shall have the same architectural detail, design elements and roof design as the primary structure.

B)

Mechanical equipment should be integrated into the overall mass of a building by screening it behind parapets or by recessing equipment into hips, gables, parapets or similar features. Plain boxes are not acceptable.

C)

Loading areas or docks, outdoor storage, waste disposal, mechanical equipment, satellite dishes, truck parking, and other service support equipment shall be located behind the building line and shall be fully screened from the view of adjacent properties both at ground and roof top levels.

D)

Areas for outdoor storage, trash collection, and loading shall be incorporated into the primary building design and construction for these areas shall be of materials of comparable quality and appearance as that of the primary building.

E)

Where storage/utilities/loading facilities are located adjacent to residential lots, they shall include a visual and solid acoustic buffer.

F)

When the loading and/or refuse collection area is adjacent to a residential district, deliveries and collections shall not occur between 10:00 p.m. and 7:00 a.m.

G)

Signage shall be installed prohibiting vehicular idling in areas adjacent to residential lots.

H)

Shopping cart storage shall be located inside the building or shall be screened by a four (4) foot wall consistent with the building architecture and materials or a solid landscaping hedge.

I)

Large fenced areas such as garden centers and home improvement supply yards, adjacent to or behind the building line, that are visible from the public right-of-way shall be screened; with vinyl-coated chain link or other decorative fencing material. The area shall be landscaped and designed to be compatible with the design of the building facade.

J)

Utilities for all new commercial developments shall be located underground.

K)

Utility boxes must be totally screened from view of principal streets, as well as pedestrian walkways and areas.

12)

Landscaping and Buffering.

A)

Landscape maintenance agreements shall be required for all new developments.

B)

When possible, service and utility easements shall be located away from mature trees (eight (8) inch DBH or larger) that can be saved.

C)

Buildings immediately adjacent to parking areas shall provide landscaping adjacent to the building. These landscape areas shall be a minimum of three (3) feet wide.

D)

Shaded areas must be provided for sidewalks at a minimum of three hundred (300) square feet of shaded area per one hundred (100) lineal feet of walkway.

13)

Fences and Walls.

A)

Streetwalls, fences and associated landscaping shall be required as outlined in Chapter 10, Landscaping and Tree Protection.

B)

Streetwalls are the only types of fences/walls allowed facing commercial public rights-of-way in front of the building line, and shall be constructed of wrought iron, brick, masonry, stone or stucco over masonry.

C)

Streetwalls shall be a minimum of three (3) feet and a maximum of five (5) feet in height. Streetwalls greater than three (3) feet in height above grade shall be no more than fifty (50) percent solid.

D)

Fences and walls shall be designed to complement the principal building style, materials and colors, and shall incorporate landscaping.

E)

Fences and walls shall be constructed of brick, masonry, wrought iron, stone, vinyl, or other decorative materials. Wood fences are discouraged

F)

Chain link fences are not allowed, except as required in Chapter 14, Water and Sewer Standard Specifications.

G)

All fences and walls shall have their finished side facing outward.

H)

Fence and wall posts shall be spaced at six (6) to twelve (12) feet.

I)

Posts or columns should include a cap piece extending up to a maximum of twelve (12) inches above the allowable fence height.

14)

Stormwater Ponds.

A)

Stormwater areas should be designed as amenities along public rights-of-way.

B)

Features such as fountains or aerators are encouraged to accent the ponds and provide adequate aeration to prevent stagnation.

C)

Native landscaping is required to soften the visual appearance of the pond's edges.

D.

The pond edges should be sloped so as to avoid the necessity of fencing.

The following design standards, in addition to the general standards noted above, are applicable to development and redevelopment along commercial corridors. When in conflict, the most restrictive standard shall apply.

1)

Building Placement/Orientation.

A)

All right-of-way and/or easement reservations and/or dedications as required in Ordinance #2008-08 shall be adhered to prior to determining the edge of the property line.

B)

The minimum front yard setback and setbacks for side and rear yards adjacent to a roadway shall be twenty (20) feet from the edge of the property line. Minimum setbacks for side and rear yards adjacent to another lot shall be ten (10) feet from the edge of the property line. The area between the property line and minimum setback shall be landscaped with the appropriate buffer as outlined in Chapter 10, Landscaping and Tree Protection.

C)

Liner buildings, or facades that resemble smaller stores, shall be required along the first floor of large anchor stores facing the public right-of-way.

D)

All exterior facades of outparcel buildings shall be considered primary facades and shall employ architectural embellishment and landscape design treatments on all sides.

2)

Building Facade.

A)

Drive-through windows shall not be placed facing the right-of-way. On lots with frontage on two streets, the drive-through window may be placed facing the secondary street provided that it is screened with landscaping.

B)

Drive-through window designs must have the same detail of the principal structure and match the materials and roof of the principal structure.

C)

Drive-through lanes shall be screened from the right-of-way as follows:

1)

Shrubs at least thirty (30) inches in height at the time of installation, and shall be planted thirty (30) inches or less on center.

2)

Within one (1) year of initial installation, shrubs shall have attained a minimum height of four (4) feet to provide an opaque vegetative screen between the street and the drive-through. The hedge must be maintained at that height and shall continue for the entire length of the drive-through cueing or stacking area. In lieu of a vegetative hedge, the use of vegetated berms with appropriate landscape materials may be used in a manner that results in the visual separation of street right-of-way and the drive-through.

3)

Circulation, Access and Parking.

A)

Sidewalks/walkways shall be provided to connect the primary building entrance to public streets, external sidewalks, and outparcels.

B)

Large-scale retail development should provide on-site accommodations for public transit, when available.

C)

Parking areas shall be conducive to pedestrian access and circulation.

D)

All parking areas shall be screened from the public right-of-way with landscaping and/or a decorative streetwall that compliments the architecture of the building.

E)

Vehicular and pedestrian connections between outparcels, the main structure, and adjacent outparcels is required to provide for safe and convenient movement within the site.

F)

Consolidated parking with outparcels is encouraged to reduce the amount of asphalt.

G)

Drive-through lanes must be designed with pedestrian safety as the first priority.

H)

A pass-through lane shall be required for all drive-through facilities. The pass-through lane shall be constructed adjacent to the stacking lane(s) in order to provide a way out of (or around) the stacking lane(s).

The following design standards are applicable to development and redevelopment of old and new commercial centers that carry lower volumes of traffic and have a primary focus on marketing to pedestrians and/or bicyclists, rather than to vehicular traffic.

1)

Block Layout.

A)

The location of a main street should not be proposed along a major or minor arterial, if it can be avoided.

B)

The number of gaps between buildings along the block shall be limited. Should the location of two buildings create a gap in between, the following alternatives shall be considered to avoid breaking the block continuity:

1)

A pedestrian courtyard (connecting to rear parking areas) should be created within that gap.

2)

A low streetwall or decorative facade connecting the two buildings should be provided, along the entire portion of the frontage line not devoted to pedestrian or vehicular access.

C)

Pedestrian passageways/courtyards shall be provided to connect the street front and the rear parking areas, especially throughout the center of large blocks.

D)

Lots vacant for a period of more than twelve (12) months shall install a low urban streetwall or hedge along the adjacent public sidewalk to maintain block continuity.

2)

Building Placement/Orientation.

A)

All properties that abut a "main street" in a commercial center shall require the primary building facade to orient to the "main street."

B)

The maximum front yard setback shall be ten (10) feet. However, it may be permitted to extend up to twenty (20) feet (for no more than fifty percent (50%) of the building frontage) if pedestrian courtyards, plazas, cafes, fountains or other public gathering places are provided.

C)

A low streetwall will be required along those portions where the building is recessed or there is no building, with the exception of pedestrian and vehicular entrances.

D)

Side yard setbacks for development in commercial centers should be determined based on existing development on the adjacent lots as follows:

1)

If the adjacent development was built up to the side property line, then the development on the subject site should also be built up to the property line.

2)

If the adjacent development has a side yard setback of five (5) feet or less, then the proposed development will need to allow for a ten (10) foot minimum separation between buildings.

3)

If the adjacent development has a side yard setback larger than five (5) feet, then the proposed development shall meet the Town Code requirements for side yard setbacks in that district.

E)

The side yard requirements noted above can be modified in the following situations. In no event shall the side setback (both sides combined) exceed fifty (50) percent of the lot frontage.

1)

A public pedestrian alleyway or courtyard is provided, and a streetwall is provided to preserve the block continuity; or

2)

When vehicular access from major roads is necessary due to lack of access to rear parking, a gateway, arch or similar feature should be provided to preserve the block continuity. The width of the driveway shall not exceed fourteen (14) feet.

F)

In areas where alleys exist, it is important to allow for a rear yard setback large enough to preserve the continuity of parking areas in the rear.

G)

Larger anchor stores and parking garages must provide liner buildings.

H)

Outparcels are not appropriate within commercial centers.

I)

Drive-through facilities are discouraged in commercial centers. If they can be accommodated within the parameters of the commercial center urban form, drive-through facilities (lanes and windows) must be screened entirely from the public right-of-way.

3)

Fences and Walls.

A)

A streetwall shall not be required in commercial centers along the recessed part of a building that has at least seventy (70) percent of the front building wall meeting the required maximum setback from the street.

4)

Traffic Circulation and Parking.

A)

All major intersections should have crosswalks and pedestrian signals.

B)

Crosswalks shall be paved with concrete or brick modular paving or integrally colored poured concrete in a color to contrast with the adjacent pavement.

C)

Sidewalks on both sides of the road shall, at a minimum, be ten (10) feet wide.

D)

Landscaping in street tree grates or planter boxes should be used between the sidewalk and the travel lanes to buffer pedestrians from moving vehicles.

E)

Parking areas should be located to the rear of the site.

F)

Rear service roads (alleys) between uses will be highly encouraged for deliveries.

Civic buildings include any public facilities such as government buildings, community centers, churches, and schools. Civic buildings are community landmarks that should be elevated or pedestalized to give it a sense of prominence and importance. They should reinforce community identity and the culture of democracy. The architecture should be distinguished, timeless and prominent as the structure will serve the community for many years to come.