MIXED USE
Design Standards
City of Oviedo
General Design Guidelines
• Produce a high quality living environment for all users.
• Enhance the relationship between new mixed-use development and
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public streets.
Improve the pedestrian experience along the street level of mixed
use buildings, through active building edges w/ retail and commercial
uses.
Create publicly accessible open spaces and plazas as key focal
points and organizing features of the site.
Maintain an appropriate overall scale and pattern of development
within its context.
Protect significant natural and man-made features such as mature
vegetation, street trees, heritage trees and open space areas.
Provide for density through an efficient and cost effective use of land.
Elements
• Site Design
• Building Siting
• Building Form (Architectural Guidelines)
• Accessory Structures
Elements - Breakdown
Site Design
Building Siting Building Form
Streets/Streetscape
Open Space
Landscaping
Parking
Infill projects
Lighting
Sign
Orientation
Entrances
Setbacks
Structured Parking
Articulation &
Design
Roofline
Fenestration
Materials
Colors
Signs
Accessory
Structures
Fences/Walls
Service Areas
Mechanical Eq.
Solar panels
Incentives to Comp Plan policies
City standards focus on Comprehensive Plan Policies. The Comp
Plan has policies that are required and policies that are encouraged
• If development meets policies encouraged (not required) by the
Comp Plan, it will be eligible for density bonuses where applicable
or will be eligible for deviation mitigation
Encouraged Policies:
• Preserve > 25% of trees with caliper > 30”
• Provide complete public streets and civic spaces
• 25% of units addressing “Communities for a lifetime” (elevators or
units at ground level)
• Low impact development engineering solutions
• 10% of guest parking spaces - charging stations for electric cars
• Solar energy solutions
• Health-design solutions: community gardens, bicycle lanes/trails
Site Design – Streets/Sidewalks
Connectivity and Safety
• New streets and sidewalks extended and integrated into the existing
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public street system
Integrated pedestrian circulation network w/ public access
Vehicle access points designed as streets and not as private
driveways
Urban “block” pattern lay-out
All streets minimum width: 50’
Internal driveway minimum width: 24’
Minimum Sidewalk width: 8’
Project > 30,000 sf: 2 access points
Pedestrian and bike paths should be used
where street connections to adjacent
neighborhoods are infeasible
Site Design – Streets/Alleys/Walkways
Parking not visible
Vibrant street
Corner differentiated
Public spaces
Landscaped sidewalk network
Site Design – Streets/Alleys/Walkways
Desired
Landscaped sidewalk network
Not Desired
Poor sidewalk network with no shade
Site Design – Streets/Alleys/Walkways
Desired
Desired
Benches, fountains and art at
public ROW encouraged
Galleries on sidewalk encouraged
Site Design – Open Space
Social integration and interaction
• At least 25% of the total site
• Locate open spaces to
must be landscaped
visually extend the street into
a site for safe pedestrian use
• Open and recreational areas
shall be centrally located and • Value topographic, natural
linked to pedestrian network
and historic site features
Outdoor Spaces and Amenities
• Pedestrian amenities such as patios and plazas, landscaped
mini-parks, squares or greens should be provided as amenities
and may include seating, lighting, special paving, planting, food
and flower vendors and artwork.
• Patios, plazas, mini-parks, squares and greens should be
proportionate in size to the development. Small-scale amenities
are appropriate for small developments, and large-scale
amenities are appropriate for large developments.
• In order to serve as a focal point, a feature should be visible
and easily recognizable as an area that encourages outdoor
assembly. It may be framed by a view corridor, be placed on a
high point, or be visually related to a multi-use trial or other
walkway.
Outdoor Spaces and Amenities
Examples
Plazas, patios and squares are
encouraged as
public and semi-public spaces
Site Design – Open Space/Recreation
Social integration and interaction
Desired
Desired
In mixed-use development, elevated
ground level may be used for recreation
Plazas, patios and squares are
encouraged as semi-public spaces
Site Design – Landscape
Shade and greenery
• Preserve/protect existing healthy trees and green space
• Canopy street trees should be placed at a minimum of 50’
interval. Alternatively, medium street trees may be allowed
but the spacing is reduced to 30’
• Provide a minimum of 80% front yard landscaping when
setback is required. Landscape in Zero setback will be
provided in planters and street trees
Site Design – Landscape
Desired
Streets trees and planters humanize
the pedestrian experience
Not Desired
Uninspiring/dry site design
Site Design – Infill projects
Suburban free standing building
New mixed-use construction
wrapped around it
Site Design – Lighting
Safety and convenience
• Lighting fixtures shall be consistent throughout the
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development and should complement the architecture
Areas used by pedestrians shall be illuminated at night to
ensure safety in such areas: sidewalks, plazas,
recreational areas, entrances, garbage disposal areas,
alleys
Site lighting shall be located and directed to light the
intended area of illumination and to prevent off-site glare
impacts on adjacent buildings or properties
Lighting shall be provided at regular intervals to prevent
dark pockets.
Buildings and sites should not be over-lit to make sure
that upper floors are not affected by the glare
Site Design – Lighting
• Lighting sources shall be partially or completely recessed
within skirted lighting fixture
• Any other lighting fixtures types shall be capped to
prevent upward lighting
• Light poles shall have fluted bases
• Lighting fixtures shall be “black” in color
• Light Emitting Diode (LED) lighting sources are required
for light poles
• Maximum light pole height: 16’
• Illuminated bollards are
required along pathways,
not streets
Site Design – Lighting
Desired
Not Desired
Pedestrian-scale lighting
Excessive glare to upper floors
Site Design – Site/Guest Parking
Functional circulation
• Mixed-use development should accommodate guest
parking either on-street or in a common area
• Calculation for guest parking: 0.25 per unit + Commercial
• Minimize parking visibility from sidewalk
• Place on-site parking behind the buildings, either at-grade
or within a parking structure
Site Design – Site/Guest Parking
Functional circulation
• Parking should be accessed from the rear of parcels.
Otherwise, the entrance to parking from the street should
be ‘hidden’ and not a hazard for pedestrians. When
necessary, such driveways should be minimized in width
and provide for good visibility of pedestrians from vehicles
using the driveway. A change in material for the sidewalk
should be utilized to indicate to or ‘warn’ pedestrians
where the access to the parking is located.
• The entrance to parking facilities should be located on a
secondary street and not on an arterial roadway
Site Design – Sign
• Development entrance signs (free standing signs or wall
signs) shall be complementary to the development
architecture
Desired
Building Siting – Orientation
• Mixed-use development front entrance should be oriented
towards the streets, common areas or courtyards (publicly
accessible space)
• Front entrances should be clearly defined with the use of
architectural features
• Primary facades should create a street wall to define the
“public room”
Building Siting – Orientation
Desired
Continuous street-facing building
fronts help create more active and
visually interesting streets,
especially for pedestrians
Desired
Continuous and convenient walking
routes. Courtyards, shared yards and
patios use shared open space to
connect front doors to the street
Site Design
Landscaped sidewalk
network
Multiple access
points
Building facing the streets
Internal parking
Building Siting – Setbacks
• The minimum front setback shall be the following:
0 for lots on complete streets
10’ in non complete streets
20’ for front-loaded structured garages/car entrance
Minimum rear setbacks may vary from zero to 15’
• Setback areas should be landscaped
• Entry stoops, porches or architectural elements are
encouraged and may encroach into the setback area up to 3’
• Detached garages are allowed (setbacks TBD)
Building Siting – On-site parking
• On-site Parking requirement has minimum and maximum standards
• Parking for the residential component:
# Bedrooms
# Min Parking spaces
# Max Parking Spaces
One bedroom
2
2
Two bedrooms
2
2
Three bedrooms
2
3
>Four bedrooms
3
4
Additional parking spaces than the maximum will trigger the need for a
structured parking garage
• The same rationale of minimum and maximum parking spaces will be
applied to commercial and retail uses
Building Siting – On-site parking
• A minimum of 10% parking spaces shall be designated for charging
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stations
Parking shall be located in the rear of the building hidden from the
street view
Garages are encouraged to be rear-loaded
Garages an be placed behind or below buildings
If the garage is front-loaded, the lot frontage should allow for parking
on-site, a landscaped front yard and enough space between private
driveways for on-street short-term parking where permitted
Emphasis should be placed on the residential entrances, and garages
frontage length should not occupy more than 50% of the primary
facade length
Detached rear garages are permitted as well as parking garages
Building Siting – Parking
Desired
Not Desired
Parking hidden behind building
Building Siting – The use of corners
Desired
Not Desired
Building Form
Primary Façade
Corner enhancement
w/ public plaza
Roof articulation
Primary Façade
Building Form – Articulation and design
• The intent is to create a lively mixed use area with notable
architecture and form
• Buildings shall be close to the street and incorporate a variety
of ground story elements (windows, awnings, outdoor patios) to
create a pedestrian friendly environment
• Building façades and roofs shall include architectural elements
that vary the appearance of a large building mass, break up
long blank walls, and enhance the character of the
neighborhood
• Architectural elements and variations shall not be restricted to
a single facade. All sides of a building shall display a
proportionate level of quality and architectural interest
Mixed Use & Public Plaza
Parking on
the back
Public pedestrian
access
Building Form – Articulation and design
Mixed use buildings shall employ the following:
• 60% of the non-residential ground floor façade fronting a
street, park, plaza, or on-site courtyard shall be
transparent
• Buildings main entrances shall be provided on façades
fronting the street
• Corner buildings should be enhanced to function as
gateways to the neighborhood/site
• Buildings shall provide variation in design, materials,
texture, or color applications.
• Articulation requirements: Primary façade: 3; Secondary
façade: 2; Rear façade: 1
Building Form – Articulation and design
• Façades fronting a street, pedestrian access zone, public space,
on-site courtyard, or alley, shall be articulated to improve the
quality of the design, including:
• Vertical modulation: “modules” (25 to 50 feet) that provide
visual interest and serve a traditional “Main Street”
• Horizontal modulation: visual division between upper and lower
floors through a change in materials, colors, and use of
canopies and awnings
• Changing the direction of the wall plane
• Increasing the number of openings on the façade
• Adding projecting façade elements, such as a porches,
porticos, colonnades, arches, canopies or balconies
• Recessing entrances, to provide weather protection, increase
window display
Building Form - Articulation
Through materials
Through volumes
Building Form – Articulation and Design
Desired
Corner element/entrance as focal point
Not Desired
Building Form – Roof
• Roofing forms, slopes, details, materials, and overall design should be
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compatible with the overall style and character of the structure
Parapet walls should be used for screening flat roofs and should be
detailed with such features as cornice to define the building roofline
Sloping roof forms may be considered as accents
Horizontal roof forms are acceptable and should vary (in height, plane
and volume) along extensions of the building wall planes
Roof overhangs should not extend over a neighboring parcel or more
than 3’ from the façade
All roofs should include gutters/downspouts that:
• Drain directly into a cistern, landscaped area, or storm drain system.
• Match the trim or body color of the façade.
• Are discreetly located.
• Roof Vent pipes that are visible from streets and pedestrian areas should
be painted to match the color of the roof to make them less visible
• If mechanical equipment is installed on the roofs, a parapet 1’ higher than
the equipment shall be installed
Building Form – Roof
Desired
Not Desired
Building Form – Fenestration
• Variations in fenestration patterns should be
used to emphasize building features such as
entries, shifts in building form or differences in
function and use.
• Ground story transparency shall mean the area
between 2 feet and 9 feet above the finished
ground floor height across the whole façade
• Windows shall be a minimum of 5 feet in
vertical dimension.
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• If the building face at the sidewalk edge cannot
be transparent, then the blank wall should be
treated in an interesting way with decorative
architectural finishes, screens, display cases,
sculpture, murals or plant materials.
Building Form – Fenestration
Desired
Not Desired
Building Form – Materials
• Material treatment shall be consistent in all façades
• Materials shall be complementary to one another and appropriate for the architectural style
• Ground floor building materials shall primarily be brick, unit masonry, naturally-cast stone, and glass.
“Ground floor” shall mean the first floor in a multi-story building, or at a minimum the first 20 feet of
vertical wall height in single-story buildings.
• Material changes such as finished concrete masonry units, metal panel systems, steel and stucco
may be introduced on upper floors with limited use on ground floors.
• The minimum number of building materials used on a façade shall be 2 (excluding windows and
trimming).
• The % calculation shall be based on exterior walls, excluding fenestration and decorative elements
(roofs, columns, trims, etc.)
• Changes in material shall generally occur when there is a change in the plane of the façade. The
change in material shall occur on inside corners of the building.
• Front, side and rear façades shall be designed with similar architectural elements, materials, and
colors. However, front facades shall require more architectural features.
• Brick and stone materials should wrap around corners to give an appearance of structural function
and minimize a veneer appearance.
• If used, brick and stone veneer should be mortared to give the appearance that they have a
structural function
Building Form – Materials
• Appropriate wall façade materials include:
• Brick
• Stone
• Wood panel or painted or stained lap horizontal siding and vertical
board and batten wood siding (max. 40%)
• Stucco (max. 40%)
• Appropriate accent/decorative façade materials include:
• Textured aluminum (just as accent elements – max. 20%)
• Finished and painted wood trim
• Wood, anodized aluminum, copper, steel, and vinyl clad wood frames
for windows and doors
• Inappropriate building materials include:
• Plywood
• Unfinished lumber
• Aluminum, textured T-11, or corrugated fiberglass, sheet metal, or tin
siding
Building Form – Materials
Desired
Different materials at the base and
body of building
Not Desired (?)
Same materials with different colors
Materials – Brick
Materials – Stone
Materials – Wood panels
Materials – Stucco
Textures and colors
Materials – Siding
Building Form – Colors
• Extensively bold, bright, fluorescent, and neon colors
should be avoided. If used, the colors should be used as
accent colors on window and door frames, building trim,
and details
• Color applications on a façade shall be limited to
maximum three colors in exterior and one as accent
colors
• Painted building surfaces should have a matte finish. Trim
work may have a glossy finish
• The natural colors or brick or stone material should be
maintained. These materials should not be painted or
glazed and do not count as a color
Building Form – Colors
Desired
Not Desired
Building Form – Height
• The maximum height of mixed use buildings shall be 60
feet
• Difference in height can be used to create movement
• Ceiling heights should range between 8’ and 12’ tall
Accessory structures – walls/pergolas
• Garden walls fronting a public street/plaza shall be
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between 30”- 42”in height
Seating incorporated into wall - 18” in height
Pergolas, awnings and trellis structures shall maintain
clear sight lines between 42”- 84” between public ROW
and property
Arcades shall extend a maximum of 2 stories in height,
with average 6 feet in depth
Rear and side yard fences and walls should be a
maximum of 6’ tall. Fence and wall posts should be 4” to
6” taller than the fence or wall
Urban furniture, pergolas, low walls
Accessory structures – service areas
• All exterior equipment (HVAC, electrical, storage tanks,
satellite dishes shall be screened from off-site and on-site
common area view in an architecturally integrated manner
• Garbage dumpsters shall be enclosed and shall be
located in areas that are not highly visible from public
streets
• Exterior equipment may be bundled in common areas
Not Desired
Desired
Accessory structures – solar panels
• Visual compatibility- either invisible or some visibility of solar panels
in public areas while maintaining the character of the development
by:
• Minimizing visual presence through the use of similar colors, textures,
profiles, shapes, placement, and other means to minimize the presence
of solar panels and allow it to be more of a background feature rather
than calls attention to itself
• Integrated element in the architecture (such as solar shingles also
termed photovoltaic shingles)
Health - oriented design
Offer users a viable choice to walk or bike
for their local trips
Propose a walking route within the
development or neighborhood with
distance marks