Design Guidebook - Commercial, Office And Industrial Uses

Required LandscapingLandscaping helps tie together buildings, definespace and create a human-scaled pedestrianrealm. Quality landscaping is an essentialcomponent of the built urban form of the city. Itfosters unity of design and helps developmentblend with the natural landscaping. Existinglandscaping should be retained where possible.Do not assume mass clearing is preferablesimply because it may be easiest.Builders in Orange County are encouraged toconsider using drought-tolerant plants and otherxeriscape techniques. These include amendingthe soil, mulching, grouping plants by waterneed and using water-efficient irrigationequipment and schedules.The following describes the landscapingrequired along all Primary and SecondaryFacades on Commercial, Office and Industrial*uses.NOTE: For parcels LESS than 1/2 acre, the provisionof landscaping materials along the Primary andSecondary Facades becomes one of the OptionalDesign Features, not a requirement, that aredescribed within this guidebook.Commercial, Office and Industrial* parcels of 1/2acre or larger, will establish an eight-foot-widebuilding perimeter foundation landscape. Thelandscape is measured perpendicular to thefaçade and will be planted immediately adjacentto and along 100 percent of the Primary Façade(along at least 50 percent of SecondaryFacades). If a sidewalk is designed immediatelyadjacent to the Primary or Secondary Façade,the landscaping will instead be placed betweenthe walk and the adjacent curb or walk lining anyparking or rights-of-way.The landscaped area must be a minimum ofeight feet wide and should include shrubs andgroundcover with one understory tree for each25 feet or fraction thereof of the linear length ofthe Primary Façade (along 50 percent of thelinear length of the Secondary Façade). Therequired understory trees can be substitutedwith one palm tree for each 15 feet of the linearlength of the Primary or Secondary Façade.Understory trees may be planted no closer than10 feet on center and such understory and/orpalms may be clustered.*Section 9-552, provides for applicability to Industrialuses within 50 feet of residential development orwithin 75 feet of an adjacent ROW or those Industrialuses fronting on any major, arterial or collector road.Example of good landscape schemeSoften the public realm with landscaping at key pedestriannodes.Orange County Design Guidebook10

BUILDING ORIENTATION: Primary FacadesTHE INTENT of this section is to orient nonresidential buildings toward the public right-ofway, the roadway or toward private internalcollector-type roadways. The orientation helpsphysically define the streets and public spacesas places of shared use. Street lined by buildingfacades are more interesting to move along,especially for pedestrians, and provide a saferenvironment.Mid-block structureCorner lot structurePRIMARYFAÇADECONSISTENTARCHITECTURAL TREATMENT All PrimaryFacades of a building shall be designed withconsistent architectural style, detail, trimfeatures and roof treatments. In addition, all thePrimary Facades of a structure shall bedesigned with a similar level of treatment, detailand visual interest. This includes the design ofwindows, primary entrances, roof forms (e.g.parapet, gable, hip, mansard, or combination)and architectural elements (e.g. columns,pilasters, overhangs, balustrades, towers,dormers, cupolas and/or other projections offaçade and fenestration). In lieu of actualwindows or entrances, the design mayincorporate niches and alcoves with significantarchitectural delineation and definition in order tosuggest window and entrance features.MID-BLOCK STRUCTURES Non-residential(see Applicability section) buildings located atmid-block should be oriented to face the right-ofway/roadway unless it can be shown thatcompelling site conditions necessitate a differentorientation.If compelling site conditionsnecessitate that the building not face the right-ofway/roadway, then the building is considered tohave two Primary Facades; the façade thatfaces the right-of-way/roadway and the façadethat incorporates the primary customer serviceentrance.CORNER LOT STRUCTURES Non-residentialbuildings located on corner lots shall be orientedto face a right-of-way/roadway, unless it can beshown that there are compelling site conditionsthat necessitate a different orientation.Ifcompelling site conditions necessitate that thebuilding not face such right-of-way/roadway,then the building is considered to have threePrimary Facades: the two façades that face bothadjacent right-of-ways/roadways, and the thirdfaçade that incorporates the primary customerservice entrance.Orange County Design Guidebook11

PRIMARY/SECONDARY FAÇADE DESIGN STANDARDS:Design Features for Commercial, Industrial and Office UsesGeneral ProvisionsArchitectural Consistency with AdjacentStructures - Primary Facades will bePrimaryFacades will bearchitecturally compatibleand consistentarchitecturallycompatibleand consistentinincharacterwith thefacadesthe surroundingareasurrounding(especially incharacterwiththe infacadesin theruralsettlements,historic inareas,historicstructures, etc.) historicarea(especiallyruralsettlements,areas, historic structures, etc.)Architectural Consistency Among AdjacentFacades (same building) - Secondary Facadeson the sameshallbe n the samebuildingbe designedarchitecturalstyle, style,detail, trimfeaturesandfeaturesroof consistent withthat areaof the h thatFacadesof theonthe samestructure.otherPrimary/SecondaryFacades on the samestructure.Consistent Level of Detail Among Facades(same building) - All Primary/SecondaryFacadeson the sameshallbe shalldesignedAllPrimary/SecondaryFacadesbuildingon the samebuildingbe designedwitha similarlevel oftreatment,detail and visualinterestwitha similarlevelof treatment,detailand visualasother Primary/SecondaryFacades on said structure.interestas other Primary/SecondaryFacades onsaid structure.Building facadesBuilding facades should be varied and articulatedto provide visual interest to pedestrians. Streetlevel windows and numerous building entries alsocontribute to a welcoming sense of place. Streetswith monotonous and unarticulated facades arehostile to pedestrian activity.Alternatives to Windows and Entrances - Inofactualactualwindowsor entrances,theincorporatedesign nichesInlieulieu ofwindowsor entrances,the design mayandalcoveswith significant nichesarchitecturalanddelineationand der to suggestwindows, entryfeatures and andto meetthearchitecturaldelineationdefinitionspiritof the Ordinance.in orderto suggest windows, entry features andto meet the spirit of the Ordinance.Corporate Colors – The use of corporate colorsTheof corporateascolorsis permittedas longas the colorsis usepermittedlongas thecolorsare arenotnotpatternedso assoto competefor visual attention(e.g. polka-dots,patternedas to competefor visualattentionstripes).The use of corporatecolors shallcreate(e.g. polka-dots,stripes).Thenotuseof atecolorsshall ofnot violatecolors shall not create an advertisementtheany other color limitations within the Ordinance.building itself. Corporate colors shall not violateany other color limitations within the Ordinance.Visibility from Adjacent Residential Area – IfofananOffice,Office,Commercialor IndustrialIfanyany sideside ofCommercialor edefinitiondoes not otherwise meet the definition of a PrimaryofSecondarya PrimaryFaçade,or SecondaryFaçade,butadjacentis visibleorbut is visiblefrom anfrom an adjacent residential areas, it will beresidential areas, it will be considered a Secondaryconsidered a Secondary Façade and will meetFaçade and will meet the architectural requirementsthe architectural requirements for a Secondaryfora Secondary ility – The Building Official mayTheBuilding Officialdetermine thatSecondaryFaçade standardsdeterminethat maySecondaryFaçadestandardsareareapplicable or onlyapplicable. applicable.notnotapplicableor partiallyonly partiallyAfaçade’s narrowness or lack of visibility canOrange County Design Guidebook12

Amakefaçade’sanarrownessor lack of visibilitymakea strict enforcementstrict enforcementofcanthearchitecturalofstandardsthe asible or unnecessary. Any suchAnysuch determinationonly be bemademadewhere thewheresubject thedeterminationwillwill onlyspace between structures is less than 10 feet wide. When thesubject space between structures is less than 10space between buildings is more than 10 feet wide, regardless offeet wide. When the space between buildings isany such determinations of inapplicability, all tree and landscapemore thanfeet wide, regardless of any suchprovisionsshall 10apply.determinations of inapplicability, all tree andlandscape provisions shall apply.Orange County Design Guidebook13

PRIMARY AND SECONDARY FACADES:Determining the Required Number of Optional Design Features (Sec. 9-554)Primary Facades on Industrial and Office useparcels (not commercial), which are larger than½ acre, shall incorporate at least one of theOptional Design Features (ODF) from the listbelow. However, those Industrial and Office usePrimary Facades that also include a customerentrance (and associated architectural entrytreatments) must incorporate at least oneadditional ODF.Primary Facades on Commercial use parcels,which do not incorporate a customer entrance,shall incorporate at least two other ODF from thelist below.Exampleof primaryfacade forfaçadecommercialThis primary façadeExampleof primaryforuse:commercialuse is attractively landscapedwithclustersof palms.It easestransition fromlandscapedthe horizontal surfaceThisprimaryfaçadeistheattractivelywith clustersofofthepalms.parking areato the verticalheight of thefromstructure.It easesthe transitionthe horizontal surfaceof the parking area to the vertical height of the structure.SecondaryFacadesonCommercial,Industrial or Office use parcels larger than ½acre shall incorporate at least one of the ODFfrom the following list.**Notes:Customerservice entrancesinclude associated1) Customerservice(whichentrances(which formalizedinclude reatments)shall satisfyarchitecturalonly one of the entrytwo requiredshallon satisfyonlyparcels.one oftwoPrimaryrequiredODF onODFCommercialThattheis, theFaçade(s)parcels.That is, atthePrimaryofCommercialCommercial usesshall incorporateleastone ODFFaçade(s)inof Commercialusesserviceshallentrances.incorporate at least oneadditionto any customerODF in addition to any customer service entrances.Landscapingis requiredthe PrimarySecondaryFacadesalongandthePrimaryand2) Landscapingis alongrequiredofSecondaryall Commercial,Office andofIndustrialuse parcels whichFacadesall Commercial,Office andarelarger than½ reLandscapinglarger than½ acre.seethe provisioninvolvingLandscaping50 percent ondaryprovisionFacades.involving 50 percent landscape coveragealong Secondary Facades.Landscapingalong Primaryand Secondaryone3) LandscapingalongPrimary Façadesand becomesSecondaryofFaçadesthe OptionalbecomesDesign FeaturesCommercial,Industrialone onlyof ontheOptionalDesignandOffice parcelsare less than ½ IndustrialacreFeaturesonly whichon Commercial,and Officeparcels which are less than ½ acreOrange County Design Guidebook14

Optional Design Features (ODF):A primary customer entrance includingassociated architectural entry treatments andpedestrian-scaled landscaping.Arcades or colonnades a minimum of six feetwide on primary facades and eight feet wide onsecondary facades or other roof/wall treatmentsthat provide shade and a break in at least 50percent of the vertical plane of the building.Display windows with associated architecturaltrim features are strongly encouraged along thefaçade of buildings. Display windows attractwindow-shopping pedestrians and add vitality tothe streetscape. Display windows shall notbecome a surface for advertising. Generally,display windows should extend, for example,from approximately 36 inches above finishedgrade to approximately six feet above finishedgrade. The windows shall cover at least 50percent of the length of the wall.(Note:Windows located too high for pedestrian use ortoo high to add visual interest to a buildingfaçade are discouraged and shall not beaccepted.)Awnings associated with windows and doorsand which are fabricated of materials and colorswhich enhance the building’s architecture arestrongly encouraged along an appropriatehorizontal length of the buildings e portion (at least 40 percent) of thefaçade.Landscaping is an option only on parcels LESSthan ½ acre.Any other treatment that, in the opinion of thebuilding official, meets the spirit and intent of thisSection is acceptable.Orange County Design Guidebook15

BUILDING ORNAMENTATION: Optional Design Features (Sec. 9-555)THE INTENT of requiring a minimum level ofarchitectural ornamentation is to add visualappeal to new construction and to maintain andenhance the attractiveness of the streetscapeswithin the County.Both single and multiple-tenant buildings arerequired to provide a minimum of three of thefollowing features:Parapets with arched, gabled, stepped ordecorative features and cornice treatmentsover the primary customer entrance area that isintegrated with the building’s style and massing.Canopies or porticos integrated with thebuilding’s massing, styling, details and materials.Orange County Design Guidebook16

Peaked roof forms that offer a variety of peakheights.Overhanging eaves that extend a minimum ofthree feet.Arcades a minimum of six feet in depth.Arches or arched forms.Display windows extending from 36 inchesabove finished grade upward and extendingproportionately along the first floor façade and atthe customer entry area.Orange County Design Guidebook17

Ornamental details that are integrated into thebuilding structure.Clock or bell tower or other approved verticalfeature.Sculptured artwork but not corporate logos oradvertising.Any other treatment that meets the intent ofthe design standards is acceptable.Orange County Design Guidebook18

EXTERIOR BUILDING MATERIALS, AWNINGS, ANCILLARY STRUCTURES, SCREENING OFAPURTENANCES, COLORS (Sec. 9-554(i) & (q))Many issues contribute to the visual impact ofbuildings on adjacent properties, on travelerswithin the adjacent rights-of-way, and on thecharacter of neighborhood. Building materials,awnings, location/screening of equipment andcolor are each important in shaping a project’svisual impact.The use of certain materials, colors and lightingtechniques are restricted on Primary andSecondary Facades. The following are specific,non-optional design limitations:Materials - Primary FacadesCorrugated metal panels, used as a finishmaterial, are prohibited on Primary Façades.Architecturally detailed metal panels may beacceptable after consultation with andconsideration by the Building Official.Smooth-faced concrete or concrete masonryunits (CMU) on Primary Facades shallincorporate a stucco or other decorative finishand be painted in accordance with Section 9555. Split-faced CMU are encouraged.Example of prohibited materialCorrugated metals as a primary exterior building materialare prohibited.Materials - Secondary FacadesCorrugated metal panels, used as a finishmaterial, shall not cover more than 30 percent ofa Secondary Façade. The same approved andarchitecturally-detailed metal panels used onPrimary Façades will be encouraged for use onSecondary Facades.Smooth-faced concrete or concrete masonryunits (CMU) on Secondary Facades shall bepainted and incorporate a stucco or otherdecorative finish and shall not cover more than30 percent of a Secondary Façade.Orange County Design Guidebook19

Awnings: Except for those portions of awningsor canopies that may have received Countyapproval for backlit sign copy area, backlitawnings or canopies are specifically prohibited.This includes backlit awnings or canopies on, forinstance, service stations, convenience stores orother retail establishments. Furthermore, prewiring of awnings or canopies for back-lighting isprohibited.Backlitawnings:Backlit awnings are specifically prohibited.BacklitawningsBacklit awnings are specifically prohibited.Ancillary Structures: Ancillary structures, likecar washes, cashier booths and canopies overgas pumps will incorporate the s, colors and roof design as the principalstructure, including a comparable peaked-roofpitch and parapet or cornice treatments.Screening of Shopping Carts:Screeningneeds to be provided for all outdoor storage ofcustomer shopping carts adjacent to thebuilding. Shopping cart areas shall be screenedby a four-foot-high (minimum) wall. The exteriorface of the screen wall should be architecturallytreated, for instance, by using colors, materials,finish or trim, in a manner consistent with that ofthe adjacent Primary or Secondary Façade.CartOutdoor storage of shopping carts should be appropriatelyCartstorage:storageOutdoor storageshoppingcarts should be appropriatelyscreened;security ofis alsoincreased.screened; security is also andscaping can be used to camouflageLandscapingcan be usedto camouflagegroundlevel equipment.It is difficultto discerngroundlevel is isin thisphototodueto effectivethe equipment is in this photo due to effectivescreening.screening.Screening of Ground Level Equipment: Awall of sufficient height should surround anyexterior ground-level mechanical equipment Thewall should completely screen the equipmentfrom view. This includes any equipment likefood freezers, air handling units and the likewhich may be located between any structureand an adjacent residential area or right-of-way.The screening wall should appear as anarchitectural extension of the principle buildingand will incorporate cap and architectural trimand features consistent with the adjacentfacade. When such equipment is visible onlyfrom adjacent commercial or industrial uses andnot a right-of-way, the screen wall may insteadbe painted to match the color of the building.Exterior Building Colors:Colors and color schemes possessing electric,fluorescent or neon qualities are not permittedon the exterior of any buildings or structures.Orange County Design Guidebook20

A maximum of three different colors may beused on the exterior of any building. Oneadditional color may used for highlighting thetrim or cornice work. A color composition maybe repeated where a clear and distinctivearchitectural break is incorporated which givesthe appearance of a separate building.Graphics, color schemes and/or murals are notpermitted on building exteriors except as may bepermitted within an approved signage proposaland otherwise consistent with the OrangeCounty Code of Ordinances.Orange County Design Guidebook21

REQUIRED ROOF TREATMENTS: Optional Design FeaturesTHE INTENT of requiring a minimum of rooftreatment is to promote visual interest, to avoidlarge, monolithic roof planes and to screenrooftop equipment. The roof design standardsbelow apply to all principle structures as well asfree-standing ancillary or secondary structureslike kiosks, cashier booths and car washenclosures.Single and multiple-tenant buildings are requiredto incorporate variations in the roofline peaksand features which are architecturally consistentwith the building’s mass and scale. Roofs shallincorporate at least two of the followingfeatures:Decorativeparapetswhich extendthree feet- Decorativeparapetswhicha minimumextend aofminimumabovethe finishedroof surfaceand whicharesurfacehigh enoughof threefeet abovethe finishedroofandwhichhighenoughto blockthe viewof anyto blocktheareviewof a

Orange County Design Guidebook 4 Orange County Commercial, Office and Industrial Design Standards Guidebook This guidebook provides a user-friendly interpretation of Ordinance 2001-14 and the amending ordinance 2003-11 which establish minimum architectural design standards for new non-residential development. The graphics and