Table of Contents
Introduction ....................................................... 2
Purpose of these Guidelines .............................. 3
Existing Conditions ............................................ 4
Analysis of Existing Conditions ........................... 5
Strip Mall ............................................................... 6
Large Retail Box. .................................................. 7
Small Isolated Box ................................................ 8
Composite .............................................................. 9
Storefront Design Guidelines ............................ 10
Program Area .................................................... 11
How to Use the Guidelines ................................12
Tools ......................................................................13
Architectural Idioms ............................ 14
Maintenance ...........................................17
Semi-Public Space ............................................ 18
Paving ...................................................................20
Urban Furniture ...................................................21
Landscaping ........................................................31
Lighting .................................................................32
Buildings and Façades ....................................... 33
New Buildings .......................................................34
Buildings Elements ..............................................35
Lighting .................................................................42
Architectural Signs .............................................43
Colors and Materials ......................................... 4 6
Colors ...................................................................47
Materials ..............................................................50
City of Lauderdale Lakes Storefront Design Guidelines
1
Introduction
City of Lauderdale Lakes Storefront Design Guidelines
2
Introduction
PURPOSE OF THESE GUIDELINES
The main objective of these Guidelines is to provide the framework
for the long-term improvement of the visual quality of the commercial structures along the corridors of State Road 7 and Oakland
Park Boulevard, thus increasing their economical value and market
appeal.
The Guidelines attempt to reach the stated goals by supporting the
rise of an overall sense of place, while keeping the recognizability
of each element along the corridor. At the same time, important
functional aspects such as the perception of safety, pedestrian comfort and accessibility, cannot be separated from the perceptual components of the Corridor’s identity.
The Guidelines are intended to provide guidance to businesses and
City Departments, which are contemplating undertaking improvements within the City of Lauderdale Lakes, Florida. Ultimately are
intended to assist applicants to understand the City design goals
and thus facilitate a more efficient review process.
Participants in the City of Lauderdale Lakes Façade Improvement
Program will be required to follow these Guidelines in the renovation
of their commercial properties in return for access to financial resources and incentives from the City or the local Community Redevelopment Agency.
EXISTING SPATIAL TYPES
City of Lauderdale Lakes Storefront Design Guidelines
3
Existing Conditions
City of Lauderdale Lakes Storefront Design Guidelines
4
Analysis of Existing Conditions
ANALYSIS OF EXISTING CONDITIONS
·
STRIP MALL
·
LARGE RETAIL BO X
·
SMALL ISOLATED BO X
·
COMPOSITES
City of Lauderdale Lakes Storefront Design Guidelines
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Analysis of Existing Conditions
Strip Mall
·
STRIP MALL
City of Lauderdale Lakes Storefront Design Guidelines
6
Analysis of Existing Conditions
Large Retail Box
·
LARGE RETAIL BO X
City of Lauderdale Lakes Storefront Design Guidelines
7
Analysis of Existing Conditions
Small Isolated Box
·
SMALL ISOLATED BO X
City of Lauderdale Lakes Storefront Design Guidelines
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Analysis of Existing Conditions
Composites
·
COMPOSITE
(Large retail box with smaller isolated boxes on the perimeter)
City of Lauderdale Lakes Storefront Design Guidelines
9
Design Guidelines
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Storefront Design Guidelines
Program Area
PROGRAM AREA
The area of study lies within the boundaries of the Community Redevelopment Area of the city of Lauderdale Lakes, along State Road 7
and Oakland Park Boulevard. Development in the area is predominantly commercial.
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Storefront Design Guidelines
How to Use the Guidelines
HOW TO USE THE GUIDELINES
·
Read the Guidelines. Consult the City staff before you purchase materials or solicite design and construction services.
·
The staff shall be able to provide you with technical
information and design alternatives to achieve the highest quality design for your investment.
·
Your original design may meet some of the guidelines
better than others. The City staff will weight the overall
effect of the design considerations.
·
Use photographs of your and adjacent properties to show
how your proposed changes will affect them.
·
Carefully review the financial assistance program requirements
in order to prepare a complete grant application.
·
Call the Director of the City Department of Community and
Economic Development to request assistance and share your
plans and aspirations.
·
Proposals for building construction, site improvements or
the erection of signs will require the submission of final plans
and applications to the Building Department for the issuance
of a building permit.
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Storefront Design Guidelines
Tools: Architectural Idioms
TOOLS:
·
ARCHITECTURAL IDIOMS:
The design of each separate structure or ensemble shall be consistent with a single architectural “idiom”. “Idiom” refers to a series of
stylistic features – compositional strategies, material, ornamental
and color palettes, assortment of structural and decorative elements–
distinctive for a style or form of artistic expression that is characteristic of a period or region.
The use of the following architectural “idioms” is encouraged:
·
·
·
Tropical Vernacular
Mediterranean
Contemporary
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Storefront Design Guidelines
Tools: Architectural Idioms: Tropical Vernacular
·
TROPICAL VERNACULAR
Architecture in tropical regions of the world makes use of a series of resources to
address the challenges of the climate and the bright light. As seen in Florida and the
Caribbean basin region, common elements include the use of wide eaves, verandahs, light
filtering devices such as lattices, grills, louvers and stained glass panes, the presence of
louvered shutters and jalousie windows and doors. The buildings are simply composed.
Lightwood and metal construction, with wood-clad walls and metal or flat tile roofs are
frequent. The colors are usually bright and bold.
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Storefront Design Guidelines
Tools: Architectural Idioms: Mediterranean
·
MEDITERRANEAN
Mediterranean is a favorite of South Florida since the end of the past century, as seen in Palm
Beach, Coral Gables and other communities. It is based on vernacular and classical traditional architecture of Spain and Italy mainly. Heavy stuccoed masonry walls, Tuscan columns,
pared down classical ornamental details, and barrel tile roofs are trademarks of this idiom.
The buildings are articulated with loggias, iron-grilled balconies with eaves, massive towers,
shaded patios. The colors are usually pastels, with darker colored openings.
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Storefront Design Guidelines
Tools: Architectural Idioms: Contemporary
·
CONTEMPORARY
The history of “contemporary” idioms in the South Florida region starts with the
extraordinary display of Art Deco building in Miami Beach up to the present day
eclectic constructions. Bold compositional moves, cantilevered beams and thin concrete slabs, flat roofs characterize the modern movement buildings. Typical materials
are concrete, stucco, block, and metals, painted and chromed. Decoration when used
is geometrical and abstract. Primary colors and white are favorite in the contemporary palette.
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Storefront Design Guidelines
Tools: Maintenance
MAINTENANCE
Effective long-term maintenance is a very important part of any
revitalization effort. Regular maintenance helps to avoid costly
repairs and contribute to preserve an attractive image.
High priority should be accorded to weather protection items,
such as:
·
·
·
·
·
·
Roof repair and replacement
Exterior wall repair and painting
Replacement and repair of flashing and caulking
Replacement of broken glass
Repair or replacement of defective storefront, window, and
door framing
RUSTING METAL; DECAYED WOOD ELEMENTS
Periodic inspections should be undertaken to ensure that existing architectural features remain in good condition. A regular
maintenance program should include, among other measures,
the following:
·
·
·
·
·
·
·
Cleaning of exterior glass and fixtures
Periodic cleaning of gutters, roof drains, etc.
Repair of lighting fixtures and replacement of light bulbs
Repainting of façade elements
Landscape irrigation, fertilizing, pruning, etc.
Replacement of faded or torn canvas awnings and its framing
Inspection of dumpster areas
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Semi-Public Space
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Semi-Public Space
SEMI-PUBLIC SPACE
The area between your property line and the structures, usually set
back in the lot, is very important to the appeal businesses have on
passing would-be customers. It is a real challenge, and also an opportunity to make a statement about your business.
Do not over-design. Avoid the Disneyland look.
Be careful in the selection of street furniture. Many imitations of
antique elements, such as lampposts and the like, are realized
with poor craftsmanship and the translation to modern materials
is often inadequate.
Coordinate all the elements with the structures they surround.
Strive towards using a coordinated “family” of street furniture
elements, using few different materials and ornamental motifs.
Factor in your selection the resistance to the weather, vandalism
and ease of maintenance of the elements.
Last but not least, remember that compliance with accessibility
requirements for disabled persons is not just an addition to a
project, but it should be incorporated into the design from the
beginning of project planning.
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Semi-Public Space
Paving
·
PAVING
A consistent layout of paving materials and patterns contributes towards a unifying effect towards a public or semi-public environment, and reinforce a sense of place. Paving also provides
a feeling of continuity, particularly where a single material/design is used for edges and curbs.
Compose the paving in three hierarchically defined levels, with a neutral backdrop, with more ornate
pathways or features, and finally create a focus of attention within the later.
Use a restricted vocabulary of materials, colors, textures and level changes to reflect the qualities of
the place.
When choosing your materials, consider also
·
·
·
·
·
·
·
Usage, pedestrian or vehicular, accessibility requirements;
Cost, both for installation and maintenance;
Strength and weather resistance;
Jointing and bonding, construction type (prefabricated or in situ construction);
Drainage;
Practical implications of texture and color selection;
Appropriateness to the character and architecture of the place.
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Semi-Public Space
Urban Furniture
·
URBAN FURNITURE
Urban furniture adds to the sensation of comfort and care of any urban and semi-public space.
Gateways
Free-Standing Signs
Signage
Edges
Tree surrounds, planters
Seating
Amenities: Trash bins, Drinking fountains, Bike racks, Payphones
Banners, Flagpoles
Water features, Public Art
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Semi-Public Space
Urban Furniture: Gateways
·
GATEWAYS
Gateways may form strong focal attractions, and define a sense of arrival and orientation
in confusing urban environments.
Gateways may incorporate other functions, such as vending, entrance control, and contribute to
identify a property.
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Semi-Public Space
Urban Furniture: Free-Standing Signs
·
FREE-STANDING SIGNS
A necessity when the buildings are setback in the lot, a free-standing sign can be used to
your advantage to enhance the property. They have to be considered in the context of the
neighboring properties. It is important to control the visual pollution of the streetscape.
If combined with a strong architectural element, such as a tower or a gateway, the sign
works more effectively.
These signs are subject to special permitting procedures and Zoning requirements, as any
other signs. Check the requirements before planning.
Free-standing signs should be designed to harmonize with the character of the other buildings in the
property. Architectural features, materials and colors should be coordinated.
Proper lighting is important.
Avoid the appearance of clutter by defining the area accorded to the different individual signs.
Identify your property with a recognizable and unique name. Display it in the sign.
Use adequate landscaping around the monumental sign to enhance its location without masking it.
Do not use neon, moving parts or gaudy illumination features to highlight your free-standing sign.
Billboards and rooftop signs are not allowed by the City code.
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Semi-Public Space
Urban Furniture: Signage
·
SIGNAGE
A sign system is necessary in order to get necessary information, directions, traffic
control, safety, place identification, etc. (For a discussion of commercial signs, see under
“Architectural Signs” on page 43.)
Rationalize signage to avoid clutter. Fix signs to walls, or combined into one pole or other structure
carrying other urban furniture elements.
A signage system should take in account and coordinate the following factors: attachment methods,
heights, size and shapes, materials, typeface and background design and color, logotypes and
emblems. Signs would be different according to the intended user speed, distance and familiarity
with the sign and the location.
Check applicable local zoning and building codes and regulations.
Use standardized international or nationally used traffic or safety signage.
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Semi-Public Space
Urban Furniture: Edges
·
EDGES
Edges can be defined physically by landscaping elements (hedges), fences, railings, balustrades or bollards.
Fence material and design should be consistent with the main structures architectural idiom.
Appropriate materials for fencing are stuccoed masonry, metal grillwork, masonry screens.
Chain-link and wood fences are not appropriate if they are visible from the street.
Use bollards, fixed or removable, to provide flexibility of access without screening. Bollards can be
combined with lighting for a pedestrian oriented look.
Integrate edges with other features, such as changes of level, seating, raised planters, shelters and
kiosks.
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Semi-Public Space
Urban Furniture: Tree Surrounds, Planters
·
TREE SURROUNDS, PLANTERS
The use of tree grates gives a more sophisticated air to the site. They protect the trees in
intensively used pedestrian areas. Coordinate them with the paving and other urban furniture details.
Create “special” trees by placing well-designed tree guards around them.
Tree surrounds can be designed to allow seating or leaning on them.
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Semi-Public Space
Urban Furniture: Seating
·
SEATING
Seating in these areas does not have to be necessarily for a long term use. The possibility
of casual seating, either in an outdoor area or in an arcade, may look attractive to many
pedestrians, especially in the context of big expanses of parking or long arcades.
Group casual seating, combined with other functional elements, such as planters, trash bins, low
walls and railings, in significant spots. Place them in areas protected from the elements.
When choosing a seating design look at the comfort, heat absorption, low maintenance and resistance to vandalism and weather.
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Semi-Public Space
Urban Furniture: Amenities
·
AMENITIES:
TRASH BINS, DRINKING FOUNTAINS, BIKE RACKS, PAYPHONES
Amenities should be visible and convenient, but not obtrusive. They are optional in outdoor
areas, but in well-designed commercial retail facilities they are a necessity. Among the
more common amenities, let’s mention Trash bins, Drinking fountains, Bike racks, and
Payphones.
Cluster amenities with seating in focus areas, for maximum effect.
Do not forget to coordinate materials, colors and design with the rest of the components of the
project.
Choose designs that are vandal-proof, easy to maintain and clean. Remember compliance with
accessibility requirements, not only for disabled persons, but children and older people as well.
Locate trash bins at least every 75 feet. They should have protective lids and drainage for rainwater.
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Semi-Public Space
Urban Furniture: Banners, Flagpoles
·
BANNERS, FLAGPOLES
Banners and flagpoles add to the festive character of a commercial structure.
Use them with moderation to avoid visual pollution and competition with signs.
Banners can be designed by artists. Choose carefully fabric material, method and height of attachment, etc.
Keep Building codes in mind as you plan such improvements. Consult with City staff prior to making
any investment decisions.
Regular care and maintenance is required to avoid having a “festive” atmosphere deteriorate into a
signal of carelessness.
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Semi-Public Space
Urban Furniture: Water Features, Public Art
·
WATER FEATURES, PUBLIC ART
Water features can be still, such as water mirrors and ponds, or active, such as fountains, cascades,
streams.
When choosing design and location of a water feature, consider movement, sound, cooling effect,
reflection, and wind effect.
When possible, locate moving water features in the sun to exploit the sparkling qualities of the water.
Reflective surfaces work best in the shade, or with a dark pool base.
Incorporate lighting in your design since the beginning.
Do not forget practical issues such as water filtering and oxygenation, safety, vandalism.
Incorporating some kind of public art into your project not only adds attractiveness to it, but it also
may be used as an effective conveyor of meaning. You may use murals (painted or ceramic, made in
situ or pre-manufactured), bas-reliefs, round sculpture in several materials, etc.
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Semi-Public Space
Landscaping
·
LANDSCAPING
A carefully planned and regularly maintained landscaping increases the visual appeal of any property. The
visual challenge of the landscaping in this urban environment is to appeal to fast passing motorists to the
existing structures, usually setback a hundred feet from the edges of the corridor. Landscaping reduces the
heat, both real and perceived, screens properties from noise, protects parked automobiles from the sun, and
provides a contrast, in color, texture and geometry, to the neighboring buildings.
Retain the services of a landscape architect to achieve a better result.
Plan your planting using the principles of xeroscaping (water conserving landscaping).
Plan for automatic irrigation and easy maintenance.
Provide five feet wide islands with shade trees between facing rows of parking. End the rows of parking
with islands, too.
In restricted spaces try using raised planters, box planters, trellises.
Do not fail to check applicable Codes and regulations prior to making changes. Consult with City staff as
necessary to obtain clarity and direction regarding local codes and standards.
·
SPECIES SELECTION
The Community Development Department can advise you on the preferred planting species,
including shade trees and palms, shrubs, ground covers and sod species. City staff can also
advise you on the species deemed pernicious, the usage of which is either forbidden or
discouraged. Recommended plants would be classified according to its function in a landscape design, such as shade, accent, screens (hedges), etc.
Native trees should be given priority.
Make every effort possible to save existing trees.
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Semi-Public Space
Lighting
·
LIGHTING
Lighting fixtures for exterior areas shall harmonize with the structures in scale and architectural
character. No lighting fixture should be bigger than twice the height of the roof of the main body
of the building.
Parking lots and other open areas must comply with City requirements for illumination level, uniformity, glare control and light trespass.
Pedestrian areas, such as plazas, pathways, courtyards require a more thoughtful integration of the
luminaire appearance with the architecture.
Scale the lighting by using lighting fixtures in a coordinated scheme involving three dimensions:
·
·
·
Vehicular utilitarian, in parking and driveways;
Pedestrian amenity lighting: 9 to 14 feet tall pole-mounted fixtures in plazas and
wide pathways, bollards for narrower pathways or landscaped areas, bulkhead
fixtures in steps or ramps;
Decorative: floodlighting of special features, or even foresee the installation of
multiple lighting and special effect lighting for special occasions and events.
Carefully choose the lighting source according to the required illumination levels and the desired
color temperature and rendering index.
When selecting lighting fixtures, consider also resistance to weather and vandalism, ease of maintenance, flexibility of attachment methods, possibility of combining with signage and structures.
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Buildings & Façades
City of Lauderdale Lakes Storefront Design Guidelines
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Buildings and Façades
New Buildings
BUILDINGS AND FAÇADES
·
NEW BUILDINGS
Addition of new structures to the corridor is a necessity. Some of
the existing structures are aging or inadequate, and there is a significant percentage of under-developed land and vacant lots.
Plan the front of the building to face the street.
Avoid lengthy, unbroken facades. Articulate the façade by the
use of arcades, loggias, porches, and verandas.
New and remodeled buildings shall provide accessibility for disabled persons in compliance with State law.
Create highlights by adding height variations to the structure by
means of towers, pinnacles, or an interesting parapet or roofline.
A colonnaded arcade is essential to a shopping mall for protection from the weather and the interest it adds to the building
itself.
Consider combining different uses in the same structure, as allowed by the Zoning code.
Place the parking lots, if possible on the back of the lots. Whenever possible, merge parking areas to increase efficiencies. Do
not over-design the number of parking lots. Provide adequate
landscaping –shadow trees, sodded islands.
Make sure there is adequate buffering between parking and service alleys and adjacent residential areas.
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Buildings and Façades
Building Elements: Roofs
·
·
BUILDING ELEMENTS
ROOFS
New roofs should be visible from the street. Sloped roofs are preferred to flat roofs.
Roof edges shall project enough beyond the façade as to be able to cast a shadow.
Enhance the roofline with articulating elements, such as gables, porches, dormers, finials, etc. (See
Façade articulation on page 38 below). Reserve bigger elements, such as towers, clocks, etc, for
important points of the building, such as entrances, changes in occupancy and use, and others.
If you have a flat roof, add interest to it by using the parapet surface and profile.
Roof mounted signs are prohibited.
Not recommended roof materials, when visible from the street or the adjacent pedestrian spaces,
include asphalt, fiberglass or cedar shingle, slate, membrane roofing types.
The roof is a very important component of the architectural character of your building. Different
architectural idioms necessitate different roof types:
·
Tropical Vernacular Roof Types:
Hipped sloped roofs, with generous eaves (more than 6 feet). Preferred materials include metals with a metallic finish or bold colors, or flat tile, interlocking or not, made of clay or concrete and
painted in light hues. The roof is usually very simple in outline, but may be combined with smaller flat
roof portions. It usually drains free or to gutters.
·
Mediterranean Roof Types:
Typically pitched roofs, most usually with prominent gables, although hipped roofs can be
incorporated. Eaves are not usually very wide. The main material is the clay barrel tile, sometimes
pan tile, left unfinished. The idiom works well in combination with flat roof portions, usually with
parapets and prominent scuppers.
·
Contemporary Roof Types:
Flat roofs, with parapets or eaves. Some kinds of sloped (sheds or leans-to, butterfly, saw
tooth) or vaulted (barrel) roofs, done in concrete or metal, with a more linear, geometrically
simpler facture and bold colors, work well within the limits of this idiom. Drainage is usually
concealed.
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Buildings and Façades
Building Elements: Walls - Arcades
·
WALLS
Blank walls are unacceptable. Enliven a blank wall by
adding a stucco band or a tile wainscot, a row of accent elements, such as ornamental lighting fixtures or
decorative medallions. Screen it with planting –hedges,
vines, etc.
Highlight openings by using color or adding molding
around it, awnings, canopies and eyebrows above it,
shutters, etc.
Use required expansion joints, jointing and bonding patterns, etc., to your advantage.
·
ARCADES
The colonnaded or arcaded walk is essential for protection from the sun and weather
inclemency. They provide opportunity for window-shopping and is an important inducement to impulse buying.
Make arcades at least 12 to 15 feet wide. Arcades higher than 12 feet allow placing signs in the
interior wall surface.
Avoid cantilevered canopies. Define the outer edge of the covered walk with a line of columns, with
either flat beams or arches, according to the architectural idiom you have selected. Sizing, and
proportions of the supporting members, scale of the openings and material selection for the arcade
are important factors in the definition of the character of the building.
The exterior surface of the arcades can be enhanced by simple means, as described previously for walls.
Place glazed window storefronts along the arcade.
The floor surface is an important component of any architectural space. Untreated concrete slabs
are discouraged. You may enliven a floor by creatively using the design of joints, tile insets, color and
texture variations, stamped patterns, etc.
Ceilings are another important component of the arcade, and its meaningful use is often forgotten.
Small details can signal that you care for the customer: add seating, water fountains, payphones,
trash bins. Group them meaningfully, using them to break long, tedious walks along the arcade.
Coordinate their design and color with the rest of the urban furniture. See page 27 above for seating
and public amenities recommendations.
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Buildings and Façades
Building Elements: Storefronts
·
STOREFRONTS
The use of reflecting glazing is discouraged.
See page 43 below for requirements for window signs.
“Frame” the storefront as much as possible without robbing flexibility to your tenant spaces.
The character of the storefront – mullion profile, material and finish, glass type, size, spacing- should
be in harmony with the architectural character of the whole building.
Provide means of protection against forced entrance and versus hurricane force winds and debris.
Provide for adequate illumination levels at the storefronts.
Make sure that the main entrance doors to the businesses comply with accessibility requirements
and match the storefront design.
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Buildings and Façades
Building Elements: Facade Articulation
·
FAÇADE ARTICULATION
Long unbroken façade lines should be enhanced by introducing variety through the use of
articulation elements. However, don’t overdo the façade.
In order to maintain human scale and cohesiveness, work in three levels:
·
·
·
Define the overall building character;
Divide the façade with major elements, such as columns, arches, towers, dormers,
awnings, canopies and eyebrows;
Add accents and highlights with minor trim elements such as moldings, medallions,
and finials.
Major Elements
Avoid excessive articulation
Major elements should be proportioned to the overall façade. The addition of any major element to
a façade should be undertaken in the context of the whole building, as long as the neighboring
buildings.
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Buildings and Façades
Building Elements: Arcade - Overhangs
ARCADES
See above, page 36.
OVERHANGS: AWNINGS AND CANOPIES
Coordinate the color of awnings and canopies with the building color palette. See section on colors,
page 47 below.
Carefully proportion overhangs with respect to opening being protected. Leave about two thirds of
the opening height uncovered.
Configuration of the awnings should harmonize with the opening shape and the building character.
Awnings must be of fireproof construction and fabric.
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Buildings and Façades
Building Elements: Towers and Roof Appendages
TOWERS AND ROOF APPENDAGES
A way to articulate a monotonous roofline is through the meaningful use of towers, dormers, eyebrows, monitors, skylights and similar penetrations.
Remember that different architectural idioms call for a different set of elements.
Towers can be made more significant by using them to carry important identification elements, a
public clock, a sundial, maybe some kind of public art, such as a mural or a bas-relief.
Trim
The repertoire of available decorative applications is practically endless. It should be used
with the outmost care and with exacting criteria, considering the architectural idiom and
character of the building, size and scale, height and distance of the element respect to the
viewer, etc.
·
·
·
·
·
·
·
·
·
·
·
Running plaster, wood, or concrete moldings, belt courses, flat decorative bands in
tile, brick or stucco;
Joint lines, for expansion, construction or purely decorative;
Inset medallions, rosettes, festoons, tablets (with carved text or without it), masks
or decorative tile or mosaic;
Screens in different materials (wood, masonry, metal), scale and patterns, such as
grillwork, latticework, jalousies, tracery, louvers, brise-soleils, shutters;
Texture and facture treatments, from the simpler stucco textures to sgraffito or
bas-relief;
Brackets, consoles;
Decorative scuppers and spouts;
Columns, pilasters;
Finials, pediments;
Clock, sundials;
Lighting fixtures and permanent signage may be used as effective decorative elements without forgetting its practical importance.
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Buildings and Façades
Building Elements: Rear Entrances
·
REAR ENTRANCES
Rear entrance appearance may be as important to the customer as the appearance of the primary entrance. If customer parking is provided at the back of the building, many patrons may
use rear entrance to access the business. Even with parking at the front, lack of care for the rear
entrance increase the perception of crime and decreases the appeal of the whole structure.
Enhance rear entrance with signage and landscaping elements.
Use colors and signage to match those of your front façade.
Place plants and shrubs near the entrance door. Use built-in or box planters if there is room. One
alternative is using trellis, either attached to the walls, or integrated into a pergola.
Improve lighting, mainly at the entrances.
Replace existing blank doors with improved doors with glazing. Protect doors with eyebrows, canopies or other weather protection devices.
Re-instate blocked-up openings with glazed windows. Use these windows for display.
In compliance with the City code, locate dumpsters in enclosed areas. Screen trash receptacles,
utility lines, meters and panels, using landscaping and fencing materials coordinated with the main
building. Screens may not be totally opaque.
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Buildings and Façades
Lighting
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LIGHTING
Adequate lighting enhances the perception of safety and attracts customers. Of course, lighting
should be adequate to the task being performed in a particular area, but do not forget the
decorative use of lighting. You can use it to your advantage to highlight special features of your
structure.
Lighting fixtures are an important element and utmost care should be given to their selection.
Coordinate their design, materials and colors with the building. Important requirements are the
resistance to weather and vandalism, initial and maintenance costs.
Lighting fixtures may be used as a decorative element.
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Buildings and Façades
Architectural Signs
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ARCHITECTURAL SIGNS
Architectural signs are those attached to the building. They are perceived as an integral part of
the building architecture. By location they can be classified as:
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Wall sign: Should be used as the main sign. No bigger than 2 square feet per linear foot of
façade. Check local codes for other requirements.
Projecting sign: Should be small (maximum of 6 square feet), usually best mounted at
ends of the sign band, or directly above the entrance of the business. Do not use them as
the predominant sign for your business. Allow at least 8 feet of clear passing space below
them. Projections should be less than 6 feet from the façade of the building.
Window signs: A short-range complement to the main sign, mounted behind the display
window glazing. Do not cover more than 20% of the glass area.
Remember to check with the City Community Development Department before you invest your time
and money into signage, which does not meet the local codes requirements.
Use signs which size, color, shape and location complement the façade.
Signs should not overpower the façade. If necessary, break down the symbol into smaller units,
placed in a logical and pleasant composition.
Do not obscure architectural elements. If possible, in new or remodeled facades, provide a specific
area (a sign band) for sign placement. This area can be highlighted by changes in material, texture
or color, relief, a decorative molding, etc.
Awnings and canopies may be used for building signs. However, remember do not overpower the
awning/canopy.
In multi-tenant buildings, articulate the sign band to clearly denote the existence of individual businesses.
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Buildings and Façades
Architectural Signs
In multi-tenant buildings, individual shop signs should relate to each other in design, size, proportions, color and lettering style. All signs should be based on the same design principles, such as
dark lettering on light background or vice versa, the use of similar lighting methods, etc.
It is particularly encouraged to establish a unique sign format for multi-tenant buildings. Projecting
signs shall be hung at the same height and be considered for approval together.
Sign materials shall harmonize or complement the building materials.
Make sure there is enough contrast between lettering and background colors.
Avoid hand-lettered and window signs.
Lettering style should harmonize as much as possible with the architectural idiom of the structure.
Remove unused sign supports.
Limit the number of permanent window and storefront signs to store identifications signs.
Limit the size and number of temporary signs (such as special sale signs). Do not used paper
signs taped to the windows. Temporary signs should be hung, maintaining a clear separation
from the glass.
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Buildings and Façades
Architectural Signs: Sign Lighting
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SIGN LIGHTING
Illuminated signs are important to make appear an environment lively, inviting and safe to
pedestrian and passing motorists. They are important for businesses that stay open at
night, and attract attention after-hours to daytime stores.
Externally lighted signs
The use of externally illuminated symbols is encouraged.
Select a luminary design that shields the light source from the viewer’s sight. The design shall be as
unobtrusive as possible. Color it to blend with the building background. The lighting fixture for the
sign can be used as a decorative element in itself.
Backlit signs or letters, providing contrast against a glowing background, is a good alternative.
Choose a source of illumination with attention to factors such as color rendering and intensity. A
poorly selected choice may alter the colors of a sign and make it unrecognizable. While a weak light
source may make a sign indistinguishable, overly bright signs can cause passers to look away rather
than read them.
Internally illuminated signs
Signs may be internally lighted.
Neon is a viable alternative for display window signs. It is very visible, flexible and inexpensive to
operate. However, using neon as a major wall sign is discouraged.
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Colors & Materials
City of Lauderdale Lakes Storefront Design Guidelines
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Colors and Materials
Colors
COLORS AND MATERIALS
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COLORS
Color is one of the most cost effective and dramatic improvements that can be made to a
building. Colors help to unify elements within the façade, and relate different buildings between
them. Color can be used to minimize visual problems, such as inappropriate materials, undesirable functional elements, disrepair, etc.
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USAGE RECOMMENDATIONS
Distinguish between base color and accent colors.
Base color is the color of the biggest surfaces, such as walls, roofs, piers, etc.
Major accent colors define decorative or structural elements of the building, such as the cornice,
beams, columns, window frames, etc.
You may enhance or enliven the color scheme established by the base and accent color by introducing trim colors, a darker or brighter variation of the accent color, to highlight hardware details,
window trim and molding, etc.
However, be careful to not over decorate the façade. Your structure may look better with a simpler
color scheme.
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Colors and Materials
Colors: Selection: Base Colors
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SELECTION
BASE COLORS
Select a light shade for base color. Light colors reflect well the heat and are a safe, traditional choice
for Florida.
Pastels, earth and harvest tones are all appropriate selections.
However, you may want to use a brilliant, bolder color for certain smaller structures or elements,
such as a metal roof.
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Colors and Materials
Colors: Selection: Accent and Trim Colors
ACCENT AND TRIM COLORS
Accent colors shall be slightly darker or lighter than the base color, or a contrasting color in a similar
shade. You should be very careful if selecting a very contrasting color.
The use of “electric”, “neon”, or “day-glow” colors is discouraged.
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Colors and Materials
Materials
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MATERIALS
All buildings should be faced with durable materials, exhibiting a high quality appearance.
Use one predominant material. Accent materials, such as stucco bands, tile insets, stainless steel
railings, wood trim, are encouraged.
Many materials are appropriate, but be careful to match the material to the architectural idiom being
used.
Adequate materials should be selected in dependence of the desired final effect and the architectural idiom of the structure. In general, the following materials are acceptable for the three recommended styles (for roof characteristics, see page 35):
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Stucco or plaster, smooth finishes, painted
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Architectural cast-in-place and pre-cast concrete, painted or exposed
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Painted or stained wood (or high quality fiber-cement wood plank imitation)
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Glass
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Architectural Metals, preferably with shop-applied color finishes, such as anodizing or powder coating
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Wood, either painted or stained
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Materials to be avoided are:
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Exposed, not finished non-architectural concrete
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Exposed brick
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Shingles
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Reflective (mirror) glass
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Butt joint and flush glazing systems
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Different architectural idioms, however, may use other materials, single or in combination:
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Mediterranean Buildings:
Stone (oolitic limestone, marble, travertine), cast stone, unglazed and glazed ceramic tile,
Venetian and heavy textured plasters.
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Tropical Vernacular Buildings:
Patined copper, unfinished wood, unglazed ceramic tile, cast stone, stone (oolitic limestone, slate).
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Contemporary Buildings:
Steel, aluminum and other metals in a satin or metallic finish, architectural precast concrete,
exposed architectural concrete masonry units, structural glazed units, glass block, terrazzo, stone
(granite, limestone and sandstone, slate) glazed ceramic tile, resilient flooring finishes (vinyl composition, rubber, etc.), butt-joint or flush glazing. Avoid heavy textured stuccos.
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“We Care”
Storefront Design Guidelines
Prepared for:
City of Lauderdales Lakes
Prepared by:
The Corradino Group
Mayor:
Samuel Brown
Vice Mayor:
David W. Shomers
Deputy Vice Mayor:
Eric L. Haynes
Commissioners:
John Billingsley, Jr.
Samuel Goldstein
Hazelle Rogers
Levoyd Williams
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