Oviedo City Zoning Code

(A)

Intent. The purpose of these requirements is to establish design standards so that new construction and additions to buildings shall be compatible with or enhance their surroundings. Great buildings are designed by applying the proven principles of proportion, scale, harmony and detailing, resulting in an overall balanced composition. Together, these elements should create a cohesive structure that avoids boxy, flat façades; highlights architectural features using authentic and durable materials; provides distinct identity to each building in a manner appropriate to the style employed and minimizes the visual impact of garages and parking facilities from the public right-of-way.

(B)

Applicability. All sections within this article shall apply to new development and redevelopment that results in an increase in the square footage of an existing building of the following uses in any zoning district:

(1)

Townhomes;

(2)

Multifamily developments;

(3)

Multiplex, unless they are detached single-residential units or two-unit structures;

(4)

Mixed-use developments;

(5)

Office and commercial;

(6)

Parking garages; and

(7)

Institutional use involving buildings with a footprint larger than 30,000 square feet in any zoning district. For this use, the City will only apply the massing standards designed for commercial/office use per Table 8.2.1.

(C)

Exemptions. Detached single-family developments, duplexes, and accessory dwelling units are not required to comply with this section.

(D)

Alternative Design. These standards are not intended to prevent the use of alternative designs that meet the intent and purpose established in Subsection 8.1(A), intent. Proposals for alternative design solutions may be submitted to the City Council for consideration as provided for in Section 8.7, alternative design techniques and incentives.

(A)

Articulation and Design.

(1)

Architectural Style. Each building is encouraged to have consistent architectural elements that create a recognizable architectural style, including but not limited to classical revival, colonial revival, craftsman, Florida vernacular, Mediterranean revival, mid-century modern, minimal traditional, Florida ranch, or other style identified in an industry-accepted architectural guidebook. All architectural elements, details, features, and finishes on the exterior of the building should be both consistent and compatible with the architectural style employed.

(2)

Building Articulation. Each façade that faces a street shall include projections or recesses such as a front porch, front stoop, bay window, building recesses, or other feature to prevent a flat façade or overall boxy shape.

(3)

Architectural Elements. Architectural elements and variations cannot be restricted to a single façade and shall be wrapped along the entire length of all street-facing façades. All sides of a building shall display a balanced level of quality and architectural interest consistent with sound and generally accepted architectural practices and principles.

(a)

Minimum Number of Articulation Elements. The following minimum articulation elements are required:

(i)

Primary façade: Three (3) elements.

(ii)

Secondary façade: Two (2) elements.

(iii)

Rear façade: One (1) element.

(iv)

Rear façade visible from a right-of-way but not fronting a right-of-way: Two (2) elements.

(b)

Types of Articulation Elements.

(i)

Arched, gabled, stepped or decorative parapet with cornice over building entrances, integrated with the building's massing and style.

(ii)

Canopies, balconies, patios, porches or porticos, bay windows, steps, ornamental guardrails, pergolas, columns, all of which shall be integrated with the building's massing and style.

(iii)

Vertical or horizontal modulation.

(iv)

Peaked roof forms used as wall articulation.

(v)

Overhangs or other roof treatments that provide shade and break the vertical plane a minimum of three (3) feet deep that cover at least twenty (20) percent of the horizontal length of the façade.

(vi)

Arches, arched forms, gallery or arcade that cover at least fifty (50) percent of the horizontal length of the façade.

(vii)

Ornamental and structural articulations that are integrated into the building structure, consistent with the building's mass and scale. Vertical architectural treatments shall have a minimum width of twenty (20) inches and a projection or recession of a minimum of twelve (12) inches in depth.

(viii)

Articulation elements that reflect the individuality of each unit including, but not limited to, recesses, additional decorative features, or change of material and/or change of color associated with difference in façade plane, consistent with sound and generally accepted architectural practices and principles.

(ix)

If a rear façade is visible from, but does not front a right-of-way, requiring two (2) articulation elements, enhanced perimeter landscape is permissible as one (1) of the two (2) required articulation elements. The perimeter landscaped area shall be a minimum five (5) feet wide and shall include groundcover and shrubs/vegetation that provide dense screening with a mature height of four (4) feet at a minimum, and one (1) small/medium tree every thirty (30) feet. Perimeter landscape per this section can be an articulation element for parking garages.

(x)

Corner articulation elements including any of the above (except item viii) or a vertical wall signage, an associated plaza, common area, or public art.

(xi)

Any other treatment that the approving authority determines to clearly and convincingly be consistent with the intent of this section and is consistent with sound and generally accepted land use planning practices and principles.

(xii)

Elements utilized to satisfy wall articulation requirements shall not be credited as satisfying other design requirements.

(B)

Massing.

(1)

Intent. The intent of this section is to encourage human scale elements in building design, and to reduce the mass of large buildings. Breaks in mass are encouraged to relate to structural systems and the organization of interior space.

(2)

Applicability. Massing requirements apply to commercial, office, and institutional uses according to the footprint standards in Table 8.2.1 and Subsection 8.1(B)(7).

(3)

Massing Requirements. The requirement for the subdivision of masses/volumes in a building shall apply according to the standards established in Table 8.2.1.

TABLE 8.2.1: MASSING STANDARDS

(4)

Massing Subdivision Elements. When massing subdivision is required per Table 8.2.1, the requirement shall be satisfied by choosing the required number of mass subdivision elements from the following:

(a)

Stepbacks. Stepbacks may occur above the ground or at the second-floor level. If a building is two (2) floors in height, the floor area of the second-floor building mass shall be no more than ninety-five (95) percent of the floor area at the first floor. If a building is three (3) floors or more in height, the total combined area of the second and third floors shall be no more than one hundred ninety (190) percent of the floor area of the first floor.

Figure 8.2.1—Massing Stepbacks

(b)

Offsets. Offsets shall be a minimum of ten (10) feet to break up the foundation line to define each mass. The portion projected or recessed shall extend up to the roof eaves.

Figure 8.2.2—Massing Offsets

(c)

Roof Form Variations. Distinctive volumes shall be defined by roof forms through the use of the following options:

(i)

Distinctive roof forms covering each building mass.

(ii)

Same roof form with a different orientation of the ridge elements; or

(iii)

Same roof form with same orientation, but the roof has a minimum change in elevation of two and one-half (2½) feet between each subdivision.

Figure 8.2.3—Massing Roof Form

(d)

Façade Length and Variations. Variations in the façade shall be as follows:

(i)

Façades greater than sixty (60) feet, but less than one hundred and twenty (120) feet in length shall exhibit a prominent shift in the façade of the structure so that no greater than seventy-five (75) percent of the length of the building façade appears unbroken. Each shift shall be in the form of either a ten (10) foot change in building façade alignment or a ten (10) foot change in roof line height, or a combined change in façade and roof line totaling ten (10) feet.

(ii)

Façades that exceed one hundred and twenty (120) feet in length shall provide a prominent shift in the mass of the structure at each one hundred and twenty (120) foot interval, or less if the developer desires, reflecting a change in function or scale. The shift shall be in the form of either a fifteen (15) foot change in building façade alignment or a fifteen (15) foot change in roof line. A combination of both a roof line and façade change is encouraged and to that end, if the combined change occurs at the same location in the building plan, a fifteen (15) foot total change will be considered as full compliance.

(iii)

The façade length and variation requirement apply to primary and secondary façades.

Figure 8.2.4—Massing Façade Variations

(e)

Additional Façade Wall Articulation Elements. Façades that exceed one hundred and twenty (120) feet in length shall provide additional wall articulations as follows:

(i)

Primary façades: One (1) additional wall articulation;

(ii)

Secondary façades: One (1) additional wall articulation; and

(iii)

Rear façades: One (1) additional wall articulation.

(5)

Application of Massing. Elements utilized to count to satisfy massing requirements shall not be credited as satisfying other design requirements.

(A)

Fenestration. Doors, windows and other openings in a building exterior façade shall comply with all of the following:

(1)

Fenestration elements (doors, windows and openings) shall be appropriately sized for the scale and style of the building on which they are located.

(2)

Townhomes/Multiplex. Minimum of twenty (20) percent of the area of the primary façade or façades that front a street, park, plaza or on-site courtyard and ten (10) percent of the area of the secondary façade or façades that front a street, park, plaza or on-site courtyard.

(3)

Multifamily. Minimum of twenty (20) percent of the area of the primary façade or façades that front a street, park, plaza or on-site courtyard and fifteen (15) percent of the area of the secondary façade.

(4)

Mixed-Use. Minimum of thirty (30) percent of the area of the ground-level primary façade or façades that front a street, park, plaza or on-site courtyard, and twenty (20) percent of the ground level of the secondary façades. For the upper floors: If residential, fifteen (15) percent, and if office or commercial, twenty (20) percent for both primary and secondary façades.

(5)

Office and Commercial. Minimum of thirty (30) percent of the area of the ground-level primary façade or façades that front a street, park, plaza or on-site courtyard, and twenty (20) percent of the ground level of the secondary façades. A minimum of twenty (20) percent of the area of the upper-level primary and secondary façades.

(6)

Parking Garage. Minimum of thirty (30) percent of the façade area of the primary and secondary façades that front a street, park, plaza or on-site courtyard.

(7)

Windows shall provide day-lighting into the building.

(8)

Windows are encouraged to be vertical in shape (height at least twenty (20) percent greater than width). Buildings using large amounts of glass shall divide the glass into smaller panels achieving proportions emphasizing verticality.

(A)

Materials.

(1)

Intent. The intent of this section is to use façade materials to provide character and attractiveness to the buildings in a harmonious and unifying way.

(2)

Material Consistency. Material treatment shall be consistent in all façades and shall be complementary to one another and appropriate for the architectural style.

(3)

Number of Façade Materials. The minimum number of building materials used on a primary façade and secondary façade shall be two (2), excluding fenestration, trims and decorative elements.

(4)

Change in Materials. Changes in material, if any, shall generally occur when there is a change in the plane of the façade. The change in material is encouraged to occur on inside corners of the building.

(5)

Wrapping Materials Around Building Corners. Brick and stone materials shall wrap around corners to give an appearance of structural function and minimize a veneer appearance.

(6)

Minimum and Maximum Percentages of Specific Façade Materials.

(a)

The minimum percentage of stone and/or brick in a primary façade is twenty (20) percent and the minimum percentage of stone and/or brick in a secondary façade is ten (10) percent, unless the applicant can demonstrate that the materials being proposed are consistent with the architectural style of the proposed building.

(b)

The maximum percentage for stucco in a primary façade is forty (40) percent and the maximum percentage for wood panel (including painted or stained lap horizontal siding, vertical board, batten wood siding) is forty (40) percent.

(c)

The maximum percentage for stucco in a secondary façade is fifty (50) percent and the maximum percentage for wood panel (including painted or stained lap horizontal siding, vertical board, batten wood siding) is fifty (50) percent.

(7)

Percentage Calculation. The percentage calculation shall be based on exterior walls, excluding fenestration, trims and decorative elements.

(8)

Permissible Façade Materials. High-quality façade materials, including but not limited to: brick, stone, wood panel (including painted or stained lap horizontal siding, vertical board, batten-wood siding) and stucco.

(9)

Prohibited Façade Materials. Prohibited façade materials include: untreated concrete block, plywood, unfinished lumber aluminum, textured T1-11, corrugated fiberglass, sheet metal or tin siding and any other materials determined by the City to be of similar nature or effect.

(B)

Colors.

(1)

Intent. The intent of this section is to ensure that colors are harmonious and add to the visual character of the building.

(a)

Prohibited Colors and Finishes. The following are prohibited on the exterior of any building, which are found by the City to be one (1) or more of the following:

(i)

Colors that are garish, gaudy, loud, excessive or ostentatious;

a.

Garish colors are glaring, shocking, or vividly bright in a manner that is visually jarring or harsh. Examples include, but are not limited to, neon shades or any colors that visually conflict with the surrounding environment.

b.

Gaudy colors are overly showy or flashy, lacking in taste or subtlety. This includes highly saturated primary or secondary colors used in a manner that is excessively bold or attention-seeking.

c.

Loud colors are intense and bold to the point of being intrusive or disturbing to the viewer. These colors are typically at the extreme end of the brightness spectrum and may cause visual discomfort.

d.

Excessive colors are multiple, overly vibrant colors on a single building or in close proximity that creates a chaotic or disjointed visual effect.

e.

Ostentatious colors are intended to attract undue attention or impress others through brightness, extreme contrast, or unorthodox combinations that are not in keeping with the aesthetic values of the City.

(ii)

Colors that constitute a glaring and unattractive contrast to the surrounding buildings or area;

(iii)

Colors that fluoresce under ultra-violet (UV) or black light; and

(iv)

Colors and finishes that are pearlescent or excessively reflective in nature.

(b)

Maximum Number of Colors. A maximum of three (3) colors may be used on the exterior walls of any building plus two (2) additional colors for trim/cornice work. This excludes approved works of art.

(c)

Natural Materials. Unpainted materials such as brick, stucco, concrete, terracotta, reclaimed materials, bamboo, keystone, coquina and stone do not count as colors.

(A)

Roof Modulation.

(1)

Intent. The intent of this section is to ensure that visual interest also applies to roof treatment. Roof forms enhance and unify the overall building design in a harmonious way.

(2)

Roof Design Compatibility. Roof forms, slopes, details, materials, and overall design shall be compatible with the overall style, mass, scale and character of the structure.

(3)

Gutters and Downspouts. All roofs shall include gutters/downspouts that:

(a)

Drain directly into a cistern, landscaped area or storm drain system.

(b)

Match the trim or body color of the façade.

(c)

Are discreetly located to maximize aesthetics, unless decorative in nature.

(4)

Vent Pipes. Vent pipes that are visible from a street and pedestrian area shall be painted to match the color of the roof to make them less visible.

(5)

Number and Roof Modulation Elements. The following minimum roof modulation elements are required:

(a)

Primary façade: Two (2) elements.

(b)

Secondary façade: One (1) element.

(B)

Roof Modulation Elements.

(1)

Uninterrupted roofline along the eave between roof modulation elements shall be no more than forty (40) feet.

(2)

Decorative parapets that are a minimum of three (3) feet in height above the finished roof plane.

(3)

Multiple peaks and/or roof planes.

(4)

A sloping roof with an average pitch of 3:12 or greater.

(5)

Extension of window or façade elements up into the roof area.

(6)

Distinctive roof forms covering each building mass.

(7)

Same roof form with a different orientation of the ridge elements.

(8)

Same roof form with same orientation, but the roof has a minimum change in elevation of two and one-half (2½) feet between each roof level.

(9)

Any other treatment that the approving authority determines to be consistent with the intent of this subsection and is consistent with sound and generally accepted land use planning and architecture practices and principles.

(A)

Design Guidelines. All future parking garages shall comply in their design to the maximum extent with these guidelines:

(1)

Aesthetics. Parking garages shall reflect the character, scale and massing of the principal structures they serve. Exterior wall materials for parking garages shall be compatible with the exterior wall materials and finish of the principal buildings they serve.

(2)

Screening.

(a)

All exposed parking garages shall include a solid opaque wall at least forty-two (42) inches high at the exterior of all parking levels to prevent headlights from shining onto streets or adjacent properties. Additional screening elements to soften the severity of the garage podium design may also be required as part of site plan review.

(b)

A total of at least fifty (50) percent of such exterior building wall, or portion thereof, with adjacent parking spaces shall consist of opaque materials which may include permitted signs, graphic or sculptural art, decorative screening or latticework.

(c)

Screening elements shall be designed in a structurally sound manner and have a gap of no more than eighteen (18) inches from the frame of the screening element to the wall opening.

(d)

Alternative decorative elements which provide an equivalent level of screening may be allowed in a parking structure where such elements are employed to match the architectural character of the main building or development. Mesh or decorative panels, louvers, green walls, tinted or sandblasted opaque spandrel glass, or similar screening elements shall be used. Where mesh or other materials containing openings are used in conjunction with the screening frame, no individual opening shall exceed four (4) square inches.

(e)

Perforated metal does not effectively prevent glare in all cases, therefore shall not be used as the primary screening material. It can be used in combination with other screening techniques so that the light spill measured at the parcel line is not more than 0.5 footcandles.

(f)

Chain link fencing and similar screening elements shall be prohibited as an allowable mesh or similar screening element.

(g)

Additional screening elements to soften the severity of the garage podium design may also be required as part of site plan review.

(3)

Exterior Façade. The sloping nature of the interior structure shall not be exposed, repeated, or revealed on the exterior façade. Ramping in parking structures shall be internalized or screened to avoid an angular geometry to the perimeter of the structure.

(4)

Corners. Garage corners that are visible to the public realm shall be treated with a corner articulation element.

(5)

Permissible façade materials include: Brick, stone, wood panel (including painted or stained lap horizontal siding, vertical board, batten-wood siding), stucco, textured stucco and textured concrete panels.

(6)

Prohibited façade materials include: Untreated concrete block, plywood, unfinished lumber aluminum, textured T1-11, corrugated fiberglass, sheet metal or tin siding and any other materials determined by the City to be of similar nature or effect.

(7)

Parking garage interior walls and ceilings shall be painted/finished with a material in a light color to enhance light levels.

(8)

The maximum building height for parking garages shall be forty-five (45) feet, except for parking garages located in the Downtown Core, Mitchell Hammock Corridor, Gateway West Core, and Marketplace zoning districts, which shall have a maximum height of sixty (60) feet.

(9)

These guidelines shall apply to parking garages (multiple levels) and parking decks (single level) but shall not apply to underground parking garages (at least half the floor height below grade) and shall not apply to parking garages within the interior of projects that are not visible on the exterior street.

(B)

Siting.

(1)

Parking garages should be located away from public streets and high pedestrian use areas such as plazas or squares or screened by other buildings with habitable uses.

(2)

Landscape setbacks with a minimum dimension of ten (10) feet shall be provided on all sides of the parking structure except where habitable building frontages are provided at the ground level. In zoning districts with larger front setbacks, those larger setbacks shall apply.

(3)

Locating parking garages adjacent to properties containing or designated for single-family, residential uses, schools or community parks is strongly discouraged. If other locations are not viable, consideration will be given to parking garages that are setback a minimum of twenty (20) feet from these areas, are limited to a maximum height of thirty (30) feet or three (3) stories and contain buffer landscaping and/or architectural features to screen or minimizes vehicular uses.

(4)

Avoid garage vehicular exit locations where the glare of headlights on departing cars would have adverse impact on uses across the street.

(5)

Mechanical equipment and appurtenances (i.e., transformers, ventilation shafts, etc.) shall be located outside of any required setback and shall be screened from public view in accordance with Article V, Subsection 5.1(E), mechanical, gas, and plumbing equipment.

(C)

Access Requirements. Parking garages shall meet the following access requirements:

(1)

Parking garages shall be accessed from side streets or alleys unless no such access is available.

(2)

Vehicular entrances shall not exceed a total width of thirty-three (33) feet.

(3)

The number and location of access points shall be determined during the site plan review. Generally, parking garages shall be served by more than one (1) access point unless determined to be unfeasible by the Land Use Administrator, or designee.

(4)

Pedestrian entrances to parking garages shall be accessible directly from the street frontage.

(5)

Requirements including slope and grade are determined by the Engineering Standards Manual.

(6)

Handicapped access, including number of spaces, entrance pathways, ramps, etc., shall be provided as required by and in accordance with the Federal ADA (Americans with Disabilities Act) Standards for Accessible Design and the Florida Accessibility Code.

(D)

Pedestrian Safety.

(1)

Elevator and stair shafts, mechanical rooms and similar visual disruptions shall be located so as to minimize the obstruction of views between drivers and pedestrians.

(2)

Pedestrian access should be designed to safely avoid pedestrian entry and exit of the garage via vehicular ramps.

(E)

All other design requirements in Article VIII shall apply in addition to those listed in this section where applicable.

Notwithstanding the provisions of the standards set forth herein, an applicant may submit to the City Council an alternative design plan which, although not meeting all of the technical requirements of these standards, clearly and convincingly results in an innovative building or site design which is consistent with sound and generally accepted land use planning or architectural practices and principles, creates a positive visual experience from the street level, protects the visual ambience of the community, enhances the public amenities resulting from the design, and generally furthers the intent of the standards. Approval of alternative design techniques may be granted by the City Council by means of issuance of a site or architectural development order.