Residential Building Standards - City of Orlando€¦ · • crime prevention through environmental design; and • building materials. Residential Building Standards ... ous housing

SOUTHEAST ORLANDO SECTOR PLAN

DEVELOPMENT GUIDELINES AND STANDARDS

38 • BUILDING GUIDELINES AND STANDARDS

BUILDING GUIDELINES AND STANDARDS

This section of the standards provides requirements and guidelines for specific

building types within the plan’s mixed-use centers and districts. Topics addressed

include:

• residential densities and commercial/employment intensities;

• building height;

• setbacks and configuration;

• facade and entry location and design;

• roof massing and design;

• crime prevention through environmental design; and

• building materials.

Residential Building StandardsResidential uses are permitted in six land use designations as iden-

tified on the Southeast Orlando Master Plan Map: Town Center,

Village Center, Neighborhood Center, Residential Center, Residen-

tial Neighborhood, and Airport Support District-Medium Inten-

sity. The following building standards apply to all land use desig-

nations that permit residential uses.

Mix of Housing Types

a. Housing Mix in All Types of Neighborhoods. Within eachresidential area, with the exception of Airport SupportDistrict residential, a mix of housing types is required.Housing types vary by lot size and form. These crite-ria are intended to insure that homes integrate wellwith each other and share designs which make neigh-borhood streets safe and enjoyable to walk along. Lotsizes and patterns within a neighborhood shall be var-ied to avoid monotonous streetscapes and provide adiverse range of housing types. Each developer ofmore than fifteen (15) acres shall provide at least three(3) housing types. For example, larger building typeson larger lots are encouraged on corners. Smaller lotsare encouraged surrounding common open spaces.

b. Lot Sizes and Densities. The following table summa-rizes lot sizes and approximate densities for a varietyof housing types. Densities apply to gross develop-able acreage.



MAY 10, 1999 • 39

Housing Model VarietyVariation in individual housing “types” results in different “mod-

els”. Each model may have the same lot size and basic floor plan

but is differentiated by varied exterior treatments and materials.

Variations in building mass, entry and porch design, window pat-

tern, roof form, and/or other architectural features are strongly

encouraged.

studio or 1-bedroom unit over

garage; 600 sq.ft. maximum

7,000-43,560 sq.ft.




a. Model Variety. Each development of 100 or more homesshall have at least four models with three elevationsand material treatments each. For developments ofless than 100 units, at least three models with threevariations each are required. No street block shouldhave more than two consecutive single-family homeswith the same house model.

Relation of Buildings to Streets and Parking

a. Orientation. Primary facades shall contain the primaryentry and shall be street-facing. The principal orien-tation of the front facade of all buildings shall be par-allel or nearly parallel to the streets they face. Wherepublic parks are located across a street, the front fa-cade should face the public park. Rear yards shall notoccur along local or connector streets.

b. Homes Adjacent to Parkways and Arterial Streets. Whereresidential areas abut parkways and arterial streets,lotting and home placement should address thesemajor streets in one of three ways:

1. Homes front onto these streets with largerfront setbacks and alley-accessed garages;

2. a frontage road is built adjacent to the majorstreet right-of-way that provides a landscaped,“slow-traffic” local street for homes to frontonto; or

3. cul-de-sac streets intersect with the majorstreet with an opening or gated entry for pe-destrians; homes may have side yards facingonto the major street.

c. Primary Entry and Porches. With the exception of four-plexes, apartments, and ancillary dwelling units, ev-ery home shall have its primary entry (front door) fac-ing a public street and not more than 6 feet recessedback from the face of the primary facade. Four-plexesand apartments may have their primary entry facinga central, landscaped courtyard. Ancillary dwellingunits may face an internal walkway, driveway, or al-ley. Porches for all residential types shall be accesseddirectly from a public street or pedestrian easementand must be visible from the street. Porches may ex-tend 6 feet into the setback. Front porches must havea minimum depth of six feet clear and comprise a mini-mum of 30% of the width of a building’s primary frontfacade (not including the garage) or 10 feet clear which-ever is larger. Porches for duplexes, condos, and apart-ments may be shared. Tunnel-like entrances are spe-cifically discouraged.

Open Ended Cul-de-Sac

Entry elements shall cover at least 30% of primaryfacade or 10 feet whichever is greater.



MAY 10, 1999 • 41

d. Garages. Residential streetscapes shall not be domi-nated by garages. Garage frontage shall also be lim-ited for single-family houses, duplexes andtownhomes; garages shall not comprise more than 50%of a building’s street-facing frontage.

Garages for estate preserve, large-lot single-family,standard-lot single-family, small-lot single-family, bun-galow single-family, and duplex type shall be providedin two ways:

1. attached and recessed from the primary frontfacade (not including porches, bay windows,or other minor projections) by a minimum of8 feet and at least 24 feet from the street right-of-way; OR

2. attached or detached, placed at the rear prop-erty line, and accessed by either an alley or aside yard driveway. In each development ofsingle-family houses and/or duplexes, nomore than 50% of the units may have a re-cessed, front-loaded garage.

Garages for townhouse and apartment types may beeither:

1. attached or detached, placed at the rear prop-erty line, and accessed by an alley; OR

2. for apartments, carports or garages may begrouped together and placed behind the resi-dential buildings.

Front Setbacks

Front setbacks are measured from the right-of-way line of the ad-jacent street or park. The following table summarizes minimumand maximum setbacks by location of the residential building.

Attached recessed garage

Sidedrive attached garage

Sidedrive detached garage




Other Setbacks

a. Side yard setbacks in residential areas shall be a mini-mum of 5 feet from the property line, unless a zero-lotline is proposed. If a zero-lot line unit is proposed, asingle 5 foot side yard is required.

b. Side driveways extending along the property line to arecessed garage are permitted and encouraged withinthe side yard setback.

c. Rear yard setbacks in residential areas shall be a mini-mum of 15 feet from the rear property line, except togarages, where the minimum setback shall be 0 feetand for alley-accessed garages and ancillary unitswhere the minimum setback shall be 6 feet.

Building HeightsThe following table summarizes minimum and maximum residen-

tial building heights by location of the residential building.

Facades and Roof Form

a. Facade Articulation. The facades of all residential build-ings that face adjacent structure, park or open spaceshall be articulated. Articulation may include porches,bay windows and/or balconies.

b. Windows. All street-facing facades shall have windowscovering at least 15% of the facade’s area. The largestwindow or group of windows of the living room, din-ing room, or family room should be fully visible fromthe street.

c. Garage Door Treatments. All residential garage doorsvisible from a street or park shall consist of articulatedpanels and incorporate at least two of the followingfeatures:

1. indoor living space or balcony space built overthe garage with clear sight lines between thestreet and these spaces;

2. strong shadow lines around the garage face

Porches and balconies at Harbortown in Memphis,Tennessee



MAY 10, 1999 • 43

created by recessing the door one foot behindthe adjacent building plane, or by extendinga trellis or bay window at least two feet in frontof the garage face;

3. For multiple car garages, limit garage doorsto nine feet (9’) in width with intervening postsat least one foot in width.

d. Roof Form. Residential buildings are encouraged tohave hipped or gabled roofs. Flat roofs are prohibitedas the principle roof structure.

Visual Character

a. Climatic Response. Building design should respond toSoutheast Orlando’s summer sun with deep recessesand overhangs. Entries, particularly the front door,should be generously protected by a porch. Principalrooms should have windows, whenever possible, ontwo walls to provide balanced daylighting, and facili-tate natural cooling and ventilation. Homes shouldbe oriented so a majority of primary living spaces re-ceive direct sunlight, and incorporate overhangs, aw-nings or trellises which allow the low winter sun topenetrate the unit, while blocking the high summersun.

b. Ground Floor Elevation. Building foundations shall beelevated above the adjacent grade level. Residentialbuildings shall incorporate either raised concrete padsor a raised wood joist floor with perimeter foundationat a minimum of 18 inches above adjacent grade.

c. CPTED. Residential developers shall utilize the de-sign features presented in the Crime PreventionThrough Environmental Design “Your Guide to Cre-ating a Safe Environment” booklet prepared by theCity of Orlando Planning Department and shall in-corporate appropriate safety techniques into residen-tial designs.

MaterialsNew buildings should support regional traditions and maintain a

level of craft in the process of construction. Exterior finishes should

be primarily hardie board, masonry, and/or stucco.

a. Material changes. Material changes should not occurat external corners, but may occur at “reverse” or in-terior corners or as a “return” at least 6 feet from ex-ternal corners. Scored plywood (such as “T 1-11”) shallnot be permitted.

Preferred Discouraged

Garage Door Treatments




Housing Type IllustrativesThe following plans and axonometric drawings illustrate the vari-

ous housing types and clarify some design guidelines and stan-

dards that are specific to certain types. All house designs for the

Southeast Orlando Sector Plan must comply with the complete

guidelines and standards as illustrated in this document and speci-

fied in Chapter 68 of the Land Development Code.

Pedestrian Access Ways and Bicycle CirculationAll residential developments shall be designed so as to promote

pedestrian and bicycle circulation within the development and to

promote access to surrounding areas, including schools, parks,

mixed use centers, and other designations, consistent with Chap-

ter 60 of the Land Development Code. Entry posts, columns, and/

or landscaping should be installed where an internal sidewalk in-

tersects with a public sidewalk.



MAY 10, 1999 • 45

Estate Residential

Axonometric

Plan

• Minimum 8-foot setback fromprimary facade to front-loadedgarage

• Side drives should be “Rib-bon-Strip” drives, consistingof a side driveway with amedian planting strip

• 12-foot maximum drivewaywidth at street right-of-way

• Parking court can be usedas a paved play area

• Entry porches are required along30% of primary facade of eachunit

• Ancillary units are encouraged• Ancillary unit stair location pre-

ferred on side of garage

PrimaryConservation Network

Buffer

PrivateOpen Space

Detachedgarage

Street trees

1/4 acre “buildable” envelope

Mainhouse

Swales may only be used with approval ofthe City Planning Official and Transporta-tion Engineer.




Single-Family Large-Lot

Axonometric

Plan

• Minimum 8-foot setback fromprimary facade to front-loadedgarage

• Side drives should be “Rib-bon-Strip” drives, consistingof a side driveway with amedian planting strip



• Entry porches are requiredalong 30% of primary fa-cade of each unit

• Ancillary units are encour-aged

• Ancillary unit stair locationpreferred on side of garage

Parkingcourt

Porch

Street trees

“Hollywood”drive

Main house

Public Street

Main house

Attachedgarage



MAY 10, 1999 • 47

Single-Family Standard-Lot

Axonometric

Plan

• Minimum 8-foot setbackfrom primary facade tofront-loaded garage

• Side drives should be “Rib-bon-Strip” drives, consist-ing of a side driveway witha median planting strip



• Entry porches are requiredalong 30% of primary fa-cade of each unit or 10-foot clear, whichever isgreater



DetachedgarageAlley-accessed

garage

Alley

Porch

Sidedrive

AttachedGarage




Single-Family Small-Lot

Axonometric

Plan

• Encourage rear garagesserved by a mid-block alley


• Side drives to be “Ribbon-Strip” drives, consisting ofa side driveway with a me-dian planting strip






Alley

Detached garages

Sidedrive

Attachedgarage

Porch



MAY 10, 1999 • 49

Single-Family Bungalow

Axonometric

Plan

• Encourage rear garagesserved by a mid-block alley





• Encourage use of on-street park-ing for visitor parking




Detachedgarage

Alley

Porch

Garage




Duplex

Axonometric

Plan



• Encourage rear garagesserved by a mid-block alley.Duplex garages shall not belocated side by side.



• Encourage use of on-streetparking for visitor parking

• When on a corner lot, a unitshould address each street withan entry and porch

• When not on a corner lot, unitshould be designed as a“big house” with a sharedporch

Garage

Garage

SharedPorch

Court-yard



MAY 10, 1999 • 51

Townhouse/Rowhouse

Axonometric

Plan

• Garages accessible frompublic streets are prohib-ited

• Garage access from alleyslocated at rear of lots isrequired

• Tandem parking is permit-ted in garages



On-street parking

Alley

Public street

Street trees

Back yards




Four-Plex

Axonometric

Plan

• Garage access from alley ordriveway located at rear oflots is required

• Encourage pedestrian con-nections from parking areasto building entries at pub-lic streets.


• Entry porches for groundfloor units which have di-rect access to publicstreets shall have a 10-footminimum width

• Provide balconies for abovegrade units facing the street

• Minimum 2-story buildingwall required along publicstreets

Pedestrianwalkways

Alley or driveway

Garageentry



MAY 10, 1999 • 53

Garden Apartments

Axonometric

Plan

• Minimum 30-foot separationbetween neighboring buildings

• Locate parking to the rear ofbuildings away from publicview.

• Provide pedestrian connec-tions from parking areas tobuilding entries at publicstreets.

• Minimize the number of accessdrives and curb cuts to park-ing.

• Provide a minimum 15-footlandscape separation betweenparking and residential units.


• Screen trash enclosures frompublic view with a fence andlandscaping.

• Entry porches for ground floorunits which have direct accessto public streets shall have a10-foot minimum width


• Minimum 2-story building wallalong public streets is required

Parking lot

Entry Entry

Entry

On-street parking




Tuck-Under Apartments

Axonometric

Plan


• Garages facing and accessibleto public streets are prohib-ited

• Garage access from alleys ordriveways located to the rearof lot is required

• Require pedestrian connec-tions from parking areas tobuilding entries at publicstreets

• Use on-street parking for visi-tor parking

• Entry porches for ground floorunits with direct access topublic streets shall have a 10-foot minimum width


• Screen trash enclosures frompublic view with a fence andlandscaping.


Parking Drive

On-street parking

Entrywalks

Tuck-underparking



MAY 10, 1999 • 55

Podium Apartments/Elderly Housing

Axonometric

Section


• Provide parking below-gradeor 1/2 level below-grade,away from public view.

• Discourage above grade park-ing. Limit parking podium to5-foot maximum above side-walk elevation.


• Entry porches for ground floorunits which have direct accessto public streets shall have a10-foot minimum width

• Provide balconies for abovegrade units facing the street.

• Screen trash enclosures frompublic view with a fence andlandscaping


Parking

Apartment

Publicright-of-way

Entryporch

Bay windows

Apartment

Apartment




Residential Over Commercial

Axonometric

Plan

• Orient retail and residential en-tries to face public streets andsidewalks

• Encourage pedestrian connec-tions from parking areas tobuilding entries at publicstreets

• Provide visitor drop-off areasand on-street parking at pub-lic building entries

• Locate parking to the rear ofthe building away from publicview

• Provide street trees alongdriveways, drive aisles andpedestrian connections


• Provide outdoor dining ter-races with tables, chairs, andother furniture to bring activ-ity to the street

• Encourage architectural ex-pression of building entry fea-tures

• Provide roof forms such aships, gables

• Screen mechanical equipmentfrom view


• Provide residential entries orlobbies with access from pub-lic street

NOTE: also see Mixed-Use andCommercial Building Sectionfor additional guidelines andstandards.

Arcade

Parking

EntryOn-street parking



MAY 10, 1999 • 57

Ancillary Unit

Axonometric

Plan

• Ancillary units within rear 1/3of parcel allowed in rear andside yards

• Ancillary units cannot covermore than 50% of rear yard

• Care should be given in designof the ancillary unit to main-tain privacy with adjacentunits

• When located on a corner lotthe ancillary unit should havean entry porch oriented to theside street

• Entry stairs should be ac-cessed from alley and visuallyscreened from primary unit

• One on-site parking space re-quired, surface parking allowed

• Parking allowed in “Ribbon-Strip” drive off alley

• Parking allowed in parkingcourt

• Fences can screen parking

Accessfrom Alley

Alley

Mainhouse

GaragePorch




Mixed-Use and Commercial Building Standards

Standards for mixed-use commercial and employment development encompass

five distinct land uses falling into two broad categories. Land within the Town

Center, Village Centers, Neighborhood Centers, Residential Centers, and mixed-

use precincts within the Airport Support District-Medium Intensity comprise South-

east Orlando’s pedestrian-oriented mixed-use districts and centers. These design

guidelines and standards seek to ensure that it is easy and enjoyable to walk within

these area’s shops and offices. Land designated for Airport Support District uses

are generally more automotive in scale, yet where Traditional Design standards

apply, retain provisions for internal pedestrian connections and building elements

that acknowledge the public realm; particularly within Mixed-Use Precincts.

Relation of Buildings to Streets and Parking

a. Principle Orientation. The primary facades of all build-ings in commercial, employment, and mixed-use cen-ters shall contain the primary entry and face a publicstreet, except in limited circumstances where parkinglots may be placed at the street edge. In these casesthe primary facade shall front onto a publicly acces-sible walkway that leads directly from the street to theestablishment’s front door without crossing a vehicu-lar travelway.

b. Primary Entries and Facades. The primary entry(s) ofboth business establishments and residential uses incommercial, employment, and mixed-use centers shallbe visible and accessible directly from a public street.Primary facades that front onto a street should be builtparallel or nearly parallel to the public right-of-way.

c. Street-Facing Facades. Street facing facades shall belined with windows. Blank walls and/or garage doorsshall not occupy over 50% of a principle frontage, anda section of blank wall shall not exceed 20 linear feetwithout being interrupted by a window or entry. In-dustrial/warehouse buildings shall not have a sectionof blank wall exceeding 30 linear feet without beinginterrupted by a window, entry, pilaster, lattice, changein plane, or similar element.

The street-facing portion of industrial/warehousebuildings should have administrative areas, offices,break rooms, and other uses that require windows andentries in order to maximize articulation and humanactivity at the front of these buildings.

Winter Park Street

Mizner Park Street



MAY 10, 1999 • 59

d. Building Frontage and Parking Exposure to Streets.Building frontages should occupy no less than sixty-five percent (65%) of a block’s street-facing frontage,except for Village Center anchor stores and all Neigh-borhood Center stores and buildings. Outside of theseareas, building frontages shall occupy no less than one-third (33%) of a parcel’s street-facing frontage; streetfronting parking in these districts should be for visi-tors and short-term parking and should not be morethan one bay in depth, additional parking should belocated to the side or behind the building.

e. Walkway-Facing Facades. The main entrance of allbuildings without street edge facades shall open di-rectly onto a publicly accessible walkway. This walk-way must directly connect to an adjacent street’s side-walk without crossing a vehicular travelway. Specificconditions include:

1. Village and Neighborhood Center anchorstores (e.g. supermarkets, major drug stores),where parking may be necessary directly infront of the building. In this case, the primarypedestrian entry and windows should be vis-ible from a public street and front onto a pub-licly accessible walkway;

2. Mixed use portions of Airport Support Dis-trict-Medium Intensity designated areas,where the primary pedestrian entry and win-dows shall be visible from a public street andfront onto a publicly accessible walkway; and

3. Auto-serving uses in the Airport Support Dis-trict-Medium Intensity areas (e.g. gas stations,car washes, etc.), where the primary entryneed not face a street, however street facingwindows should occupy at least 25% of thestreet-facing facade, and the primary entryshould front onto a publicly accessible walk-way.

Anchor stores can have”departments” such as deli’s andpharmacies oriented to the street likethis Safeway in Seattle, Washington

Minimum 65% of street frontage

Minimum 65% of street frontage




Front SetbacksStreet-facing setbacks are measured from the edge of the adjacentright-of-way.

Projections and Recesses

a. Projections. Special architectural features, such as baywindows, decorative roofs and miscellaneous entryfeatures may project up to 3 feet into front setbacksand public right-of-ways, provided that they are notless than 9 feet above the sidewalk. Trellises, canopiesand fabric awnings may project into front setbacks andpublic right-of-ways, provided they are not less than8 feet above the sidewalk. Such projections shall notobstruct the sidewalk, meaning a 5 foot wide unob-structed sidewalk maintained.

b. Recesses. A building’s first floor may be recessed fromthe front setback for the purpose of an arcade. An ar-cade should conform to the following dimensions:

1. Minimum clear height inside the arcade space:10 feet.

2. Minimum clear width inside the arcade space:8 feet.



MAY 10, 1999 • 61

Building HeightsHeight is limited by the number of stories not the overall height to

provide variety to the skyline in the Centers. Commercial and resi-

dential buildings shall have no more than 25 foot floor to floor

heights.

Facades and Roof Form

a. Articulation All exterior walls of a building should bearticulated with a consistent style and materials. Build-ings should use consistent materials and details on allsides that front public streets and trails.

b. Base and Top Treatments. All facades shall have:

1. A recognizable “base” consisting of (but notlimited to): (a) thicker walls, (b) richly tex-tured materials (e.g. tile or masonry treat-ments), (c) special materials such as ceramictile, granite and marble, or (d) contrasting col-ored materials, mullion, and/or panels.

2. A recognizable “top” consisting of (but notlimited to): (a) cornice treatments, (b) roofoverhangs with brackets, (c) stepped parapets,(d) richly textured materials (e.g. tile or ma-sonry treatments), and/or (e) differently col-ored materials; colored “stripes” are not ac-ceptable as the only treatment.

c. Ground Level Increment. For mixed-use centers, andAirport Support District-Medium Intensity mixed use

Discouraged: Side elevations should not beblank walls

Preferred: High quality material and detailsare present on all sides/visible from publicstreets




areas, store-fronts and/or building bays should be amaximum of 30 feet in width. Bays should be definedby vertical architectural features such as columns,piers, and fenestration.

d. Storefronts . Display windows should encompass aminimum of 40% and a maximum of 80% of astorefront’s linear frontage.

e. Entries. Primary pedestrian entries should be clearlyexpressed and be recessed or framed by a shelteringelement such as an awning, arcade, porch, or portico.

f. Awnings. Awnings should be no wider than a singlestorefront.

g. Roof Form. Mechanical equipment should be integratedinto the overall mass of a building by screening it be-hind parapets or by recessing equipment into hips,gables, parapets or similar features; plain boxes arenot acceptable.

Visual Character

a. Climatic Response. Building exteriors should provideshelter from the summer sun. Porticos, awnings, ar-cades, and overhanging eaves are particularly appro-priate at pedestrian pathways. Garden structures suchas trellises and arbors (with or without vines) shouldbe used to provide dappled shade for pedestrian seat-ing areas.

b. CPTED. Mixed use and commercial developers/build-ers shall utilize the design features presented in theCrime Prevention Through Environmental Design“Your Guide to Creating a Safe Environment” book-let prepared by the City Planning Department andshall incorporate appropriate safety techniques intonon-residential development.

c. Signage. Signage within Mixed Use Centers and MixedUse Precincts shall conform to the AC requirementsspecified in Chapter 64-Section 64.228-Signs Inside theTraditional City.

d. Billboards. As per GMP Future Land Use Policy 4.1.18,new and/or replacement billboards shall be prohib-ited in the Southeast Orlando Sector Plan area. Thisprohibition applies to areas developed under bothTRADITIONAL DESIGN and CONVENTIONAL LDCstandards.

Massing

a. Vary Massing of Large Buildings. A single, dominantbuilding mass should be avoided. Substantial varia-tions in massing should include changes in height and

Integrate the screening of rooftop equipmentinto the overall design of the building

Masssing and roof form should be varied



MAY 10, 1999 • 63

horizontal plane. Horizontal masses should not ex-ceed a height: width ratio of 1:3 without a substantialarchitectural element that either projects up or awayfrom the building, such as a tower, bay, lattice, or otherarchitectural feature. False fronts or parapets createan insubstantial appearance and should be avoided.Stepping the building can also reduce the apparentscale of the building and establish a “base” and a “top.”Changes in mass should relate to structural system(s)and the organization of interior space.

b. Highlight Building Entries. Building massing shouldbe used to call-out the location of building entries. Forexample, greater height can be used to accentuate en-tries in the form of tower elements, tall voids, or a cen-tral mass at an entry plaza.

Materials

a. General. Buildings should support regional traditions.Buildings shall have consistent materials and detailson all sides that are visible from public streets andtrails.

b. Windows.

1. Window Openings. Windows should be ver-tical or square in proportion.

2. Windows should be inset a minimum of 2inches from the exterior wall surface.

3. Mirrored glass is prohibited.

4. Glass curtain walls are prohibited.

5. Clear glass shall be used for storefront win-dows and doors.

c. Simulated Materials. Materials that are visibly simu-lated or prefabricated are discouraged. Materialchanges should not occur at external corners, but mayoccur at “reverse” or interior corners or as a “return”at least two feet from external corners. Scored ply-wood (such as “T 1-11”) shall not be permitted.

d. Proper Application and Detailing. Materials shall beproperly applied and correctly detailed, especially atthe base of buildings, along cornices, eaves, parapetsor ridge tops, and around entries and windows.

e. Climate and Pest Considerations. Sustainability of builtstructures is extremely important. Materials shall bechosen which take into account the regions’ high hu-midity and the very real dangers associated withtermites. Wood structures should be avoided wherepossible and hardie board, masonry and/or stucco ispreferred for exterior surfaces.

f. Fire Sprinklers. All non-residential buildings greaterthan 100 habitable square feet shall be fire sprinklered.

Windows should be recessed at least 2inches




ParkingAdditional parking standards are included in the Circulation Stan-

dards.

a. Shared Parking. Where a mix of uses creates staggeredpeak periods of parking demand, shared parking cal-culations may reflect a reduction in the total amountof required parking. Retail, office, and entertainmentuses should share parking areas and quantities, par-ticularly within Mixed-Use Centers.

b. On-Street Parking. Adjacent on-street parking shall becounted towards a land uses’ parking requirement.The amount of on-street parking should be maximized.

c. Reduce Scale of Lots. Large surface parking lots shallbe visually and functionally segmented into severalsmaller lots. CPTED standards should be utilized inthe design of parking areas. Designs that reduce vis-ibility, especially between parking areas and businessentrances, should be discouraged. Land devoted tosurface parking lots should be reduced, over time,through redevelopment and/or construction of struc-tured parking facilities.

d. Orchard Parking. For all commercial or employmentuses other than industrial and warehousing, surfaceparking areas should be planted with shade trees atan approximate ratio of one tree for every five spaces.Trees should be set into a tree grate or landscapedwalkway and protected by bollards or tree guards.

e. Permeable Paving. The use of permeable paving to re-duce surface run-off is encouraged, particularly inover-flow and seasonal parking areas. However, de-tention and retention facilities shall be required as perOUSWMM.

Connecting WalkwaysConnecting walkways should link street sidewalks with building

entries through parking lots. They shall meet the following mini-

mum requirements:

a. Grading and Width. Connecting walkways must begrade separated from the parking lot, with a pavedsurface a minimum of 6 feet in width.

b. Landscaping. Connecting walkway should be land-scaped with either shade trees or climbing vines ontrellises, in keeping with CPTED safety considerations.

c. Lighting. Connecting walkways should be equippedwith lighting. Standards spaced a maximum of 30 feet

Orchard parking layout plan

Pedestrian walkways throughparking lots shall be planted withtrees



MAY 10, 1999 • 65

apart, and a maximum of 10 feet tall are recommended.The type of lighting (high pressure sodium/metal ha-lide, etc.) and intensity (foot candles) shall be ad-dressed on a project-by-project basis, but shall meet atleast the minimum standards outlined in the CON-VENTIONAL LDC.

d. Screening. Any service areas (loading docks/storageareas) adjacent to connecting walkway shall be fullyscreened from view.

Landscaping and Street Furnishings

a. Parking Lot Frontage. Where parking lots occur alongstreets, a landscaped area in accordance with CON-VENTIONAL LDC standards shall be provided tominimize views of parked cars from the street and shallbe permanently maintained.

b. Shade Trees. Broadleaf trees should predominate inparking areas and public plazas to provide shade inthe summer and sun in the winter.

c. Screening Devices. Evergreen shrubs and trees shouldbe used to screen mechanical equipment, loading ar-eas, etc.

d. Pedestrian Seating Areas, Trash Receptacles and TransitShelters. These items should be made of durable, highquality materials which visually reinforce nearbybuildings.

e. Markers. Entry posts, columns, and/or landscapingshould be installed where an internal sidewalk inter-sects with a public sidewalk.

Screening Loading Docks and Ground-MountedEquipment

Service areas should be attractive and bescreened from streets and freeways

Loading areas, transformers, heating units and other ground-mounted equipment shall be adequately screened

with opaquewalls or fences.




Axonometric

Plan

• Provide entry plaza to allowviews to anchor store fromstreet

• Provide parking drive aisles ad-jacent to the retail frontage,prohibit non-disabled parkingdirectly adjacent to retail front-age

• Place service and employeeparking to rear of building

• Provide street trees alongdriveways, drive aisles and pe-destrian connections

• Setbacks should be landscaped• Screen loading areas and trash

enclosures from public viewwith trellis, fencing and/or land-scaping

• In-line retail can also be locatedin the arcade area.

• Express primary entry withhigher volume and special build-ing materials and architecturaldetails

• Encourage extending a continu-ous arcade along the facade ofanchor store and require for in-line retail store frontage

• Encourage windows and displaycases along pedestrian connec-tions


Loading andservice area

Arcade

Parking

Entry

In-line retail

Anchor

In-line retail

Direct Pedestrian Linkage



MAY 10, 1999 • 67

Anchor Retail and In-Line Shops

Axonometric

Plan




• Provide street trees alongdriveways, drive aisles andpedestrian connections


• Encourage architectural ex-pression of building entry fea-tures

• Provide roof forms such aships, gables or mansards


• Glass curtain wall constructionand reflective glass is prohib-ited

• Minimum 2-story buildingwall along public streets

Parking lot

EntryOn-street parking




• Emphasize major entries withspecial massing and architec-tural treatment

• Provide outdoor dining terraceswith tables, chairs, and otherfurniture to bring activity to thestreet

• Integrate signage into archi-tectural design

• Windows, display windows,and recessed panels shouldanimate all facades

• Open balconies for second flooroffice uses

• Provide roof forms such aships, gables or mansards


• Lobby for upper floor usesshall be accessed from publicstreet

Office

Axonometric

Plan




• Minimize driveway width andpedestrian crossing distancesat sidewalk

• Provide street trees alongparking lots, driveways, driveaisles and pedestrian connec-tions



Entry

ParkingParking

On-Street parking

Entry



MAY 10, 1999 • 69

Office over Ground Floor Commercial

Civic Uses and Public Facilities StandardsCivic facilities and amenities are fundamental elements of all communities. The

placement of civic buildings constitute the framework of each Town, Village, Neigh-

borhood, and Residential Center. Parks and plazas provide a public focal point for

each neighborhood and commercial center and should be placed in central and core

locations to serve as public activity areas. The Southeast Orlando Sector Plan shall

strive to place these uses in appropriate locations in each residential center for the

greatest visibility, accessibility, and utility. Civic facilities can include both public

and quasi-public uses such as daycare, postal services, community facilities,

“telecommuting” services, and other uses.

The goal of the Southeast Orlando Sector Plan shall be to provide a full and equal

level of community facilities and services for all areas of the community. The City

shall ensure that the provision of facilities is planned for in advance, rather than left

to chance, so the quality of community facilities and services is not reduced and the

fiscal integrity of the City is promoted. This shall include storm drainage, utilities,

library services, police and fire services, and other similar city services, as well as

services or facilities which are not provided by the City, such as

schools. See the Mixed-Use and Commercial Building Standards

section for additional building design and site planning issues.

Site Planning and Building Guidelines

a. Terminate Vistas. In order to reinforce the importanceof civic facilities, they shall be sited to terminate im-portant vistas within the community. For example, aconnector roadway linking a Village Center with aschool site should be terminated by a prominent build-ing on the school site and a daycare center or othercivic building within the Village Center.

b. Highlight Entries. Tower elements, arbors, gateways,or other architectural features should be used at theentries to civic buildings to reinforce the linkage be-tween the community and the civic use.

Schools

a. Adequate School Facilities. In accordance with GMPFuture Land Use Policy 4.1.16, and generally consis-tent with the location of schools shown on the South-east Orlando Sector Plan map, residential developersshall be required to provide land, or an equivalent fee-in-lieu thereof (if allowed by the City) for publicschools based on actual residential entitlements at thetime of master site plan, land subdivision or it’s ad-ministrative equivalent. High School and MiddleSchool sites should be reserved; while Elementary




School sites shall either be donated to the City of Or-lando prior to the issuance of plat approval for resi-dential projects, or the property owner/developer maypropose alternative mechanisms for providing the re-quired school site; however any such alternativemechanism must be approved by the City of Orlandoprior to plat approval. The City supports innovativesolutions to the provision of school facilities, and shallencourage property owners/developers to coordinatewith the Orange County School Board and/or otherpublic and private entities to provide schools in South-east Orlando.

b. Joint School/Park Opportunities. The location of exist-ing and/or proposed school facilities should be coor-dinated with existing and/or proposed park sites, inorder to provide for more efficient joint use opportu-nities, wherever possible.

Storm Drainage

a. Storm Drainage Requirements. All future developmentin the Southeast Orlando planning area shall be re-quired to discharge stormwater at rates not to exceedhistoric runoff rates and volumes. Stormwater deten-tion and water quality facilities will be required for alldevelopment within the Southeast Orlando planningarea, as determined during the review process for eachdevelopment. The specifications and standards of theSoutheast Orlando Stormwater Master Plan, whencompleted, shall be followed to the greatest extent fea-sible. In the interim, development shall meet the re-quirements of the Orlando Urban Stormwater Man-agement Manual.

b. Integration with Existing Storm Drainage Systems. Ex-isting drainageways and wetlands shall be maintainedor enhanced in a natural state to the greatest extentfeasible. In lower-density areas, drainage systemsshould recharge on-site groundwater by using swalesand surface systems, rather than concrete-lined or un-derground storm drains. All urban runoff should betreated on-site with biological retention and filtrationareas.

c. Joint Use Stormwater/Open Space Opportunities. The lo-cation, function, and design of all stormwater facili-ties should be coordinated with open space and parkareas, in order to provide for joint use opportunities,wherever possible.

d. Interconnected System. Where possible, greenways withtrails should line riparian corridors and stormdrainageways connecting to destinations such as schools,



MAY 10, 1999 • 71

Police and Fire Services

a. Plan for Future Police and Fire Services Needs. Provide forfuture police and fire protection services needs in accor-dance with the planning area’s future growth patterns.Specific consideration should be given to planning for asubstation/satellite facility to serve the new develop-ment area within the Town Center or Village Centers.The City shall identify such location(s) and shall developa master site plan.

b. Fire Sprinklers - All non-residential buildings of more than100 habitable square feet shall be equipped with firesprinklers. This requirement is necessary in order firstto optimize public safety, and second, to provide costsavings to the public and to the development commu-nity.

Transit Shelters

a. Transit Shelter Design. Transit shelters should be designedso that both passengers accessing the shelter and the busdriver have the ability to clearly see the shelter. Seatingareas, if provided, should be designed to discouragesleeping or occupancy for inappropriate lengths of time.Please refer to the following Lynx publications: “Cen-tral Florida Mobility Design Manual”, and “CustomerAmenities Manual”.

parks, and Neighborhood Centers. Coordinate an openlands system among property owners to use land effi-ciently and retain wildlife movement corridors.

Library

a. Plan for Future Library Needs. Provide for future library

Residential Building Standards - City of Orlando€¦ · • crime prevention through environmental design; and • building materials. Residential Building Standards ... ous housing

Documents