D U P L E X D E S I G N G U I D E L I N E S

Size: px

Start display at page:

Download "D U P L E X D E S I G N G U I D E L I N E S"

Kerry Sims
6 years ago
Views:

PURPOSE As The City Beautiful, Orlando s vision is defined by a focus on its amenities. One of the key elements of that vision is strong urban design.

1 PURPOSE As The City Beautiful, Orlando s vision is defined by a focus on its amenities. One of the key elements of that vision is strong urban design. Attention to building design encourages an aesthetically appealing and safe place to live. Traditional residential forms such as porches, gable roofs, bay windows, color, texture and materials provide human scale that contribute to a sense of ownership and comfort. The Duplex design standards express the City s expectations regarding form and character of new duplexes and promote the designs that enhance the character and quality of life in the City of Orlando. Compliance to these standards is a requirement of the Appearance Review approval. These guidelines are intended to: 1. Protect and to enhance the positive design elements of the Traditional City. 2. Protect viable and stable neighborhoods from uses not in keeping with their established character and use. 3. Provide standards for residential uses located outside activity centers and mixed use corridors As we look to the future, our past achievements provide inspiration for even greater things to come. Orlando is fortunate to have a rich heritage, grounded by a 100-year history of community planning that dates back to the City Beautiful movement. Updated: December 5, 2016 Page 1

NEIGHBORHOOD CHARACTER In some neighborhoods the architectural style is more defined than

New development should respect the features that contribute to the developed form.

provide dominate architectural character on the block face.

e h a s c o n s i s t e n t a r c h i t e c t u r a l e l e m e n t s t h a t c r e a t e

T h e a r c h i t e c t u r a l d e t a i l s, f e a t u r e s a n d f i n i s h e s a r

2 NEIGHBORHOOD CHARACTER In some neighborhoods the architectural style is more defined than in others and on some buildings it is more apparent than on others. New development should respect the features that contribute to the developed form. The intent is not to mimic the architecture of any area, but to reflect the features that provide dominate architectural character on the block face. E a c h h o m e w a s b u i l t i n a d i f f e r e n t y e a r a n d y e t e a c h h o m e h a s c o n s i s t e n t a r c h i t e c t u r a l e l e m e n t s t h a t c r e a t e a r e c o g n i z a b l e a r c h i t e c t u r a l s t y l e f o r t h e b l o c k. T h e a r c h i t e c t u r a l d e t a i l s, f e a t u r e s a n d f i n i s h e s a r e c o m p a t i b l e w i t h t h e a r c h i t e c t u r a l s t y l e e m p l o y e d o n e a c h b u i l d i n g. Updated: December 5, 2016 Page 2

BUILDING DESIGN Each building must have consistent architectural elements that create a recognizable architectural style. Side-by-side duplexes must not be mirror images.

The intent is to ensure each duplex development is harmonious and architecturally compatible with the existing residential structures in the surrounding neighborhood.

3 BUILDING DESIGN Each building must have consistent architectural elements that create a recognizable architectural style. Side-by-side duplexes must not be mirror images. The left side and right side of the building must be designed to include a variety of architectural features. The intent is to ensure each duplex development is harmonious and architecturally compatible with the existing residential structures in the surrounding neighborhood. I n F i g u r e 1 - T h e i m a g e d e p i c t e d i s a m i r r o r e d d u p l e x a n d i s p r o h i b i t e d. T h e r e i s n o r e c o g n i z a b l e d e s i g n s t y l e o r v a r i e t y o f a r c h i t e c t u r a l f e a t u r e s. Figure 1 T h i s r o o f l i n e l a c k s c h a r a c t e r a n d i d e n t i t y. T h e r e i s n o d e t a i l t o h e l p b r e a k u p t h e m a s s o f t h e b u i l d i n g. Figure 2 I n F i g u r e 2 - T h e r e i s a r e c o g n i z a b l e d e s i g n s t y l e a n d v a r i e t y o f a r c h i t e c t u r a l f e a t u r e s. W i n d o w s, d o o r s a n d e n t r a n c e s a d d a r c h i t e c t u r a l i n t e r e s t a n d c u r b a p p e a l t o a h o m e. A n a t t r a c t i v e a n d i n v i t i n g h o m e c o n t r i b u t e s p o s i t i v e l y t o a n e i g h b o r h o o d. T h e n e w c o d e w i l l r e q u i r e f u r t h e r d i f f e r e n t i a t i o n o f e a c h s i d e. A R C H I T E C T U R A L F E A T U R E S TO L O O K F O R : Roof styl e Archit ectural b a nd i n g, tri m, or corni ce d etail W i nd o w trim, the n u mb er o f mu l l io n s o r mu n t i n s, or shutt er s W i n d o w s i z e a n d p l a c e m e n t A c o v e r e d e n t r y w a y o r f r o n t p o r c h d e s i g n B a l c o n i e s o r J u l i e t t e b a l c o n i e s Updated: December 5, 2016 Page 3

CITY OF ORLANDO BUILDING DESIGN ANTI-MONTONY In order to encourage an attractive and interesting streetscape, duplex developments shall employ fundamental design principles in order to provide

Facades for each dwelling unit must incorporate architectural elements that add visual interest to the neighborhood and are well proportioned to achieve good human scale.

4 CITY OF ORLANDO BUILDING DESIGN ANTI-MONTONY In order to encourage an attractive and interesting streetscape, duplex developments shall employ fundamental design principles in order to provide differentiation among adjacent homes. Facades for each dwelling unit must incorporate architectural elements that add visual interest to the neighborhood and are well proportioned to achieve good human scale. Many elements make up the elevation of a home, including but not limited to architectural style, architectural accent elements, massing, setbacks, building elevation, color scheme, material and texture, landscape and hardscape. The architectural elements and features incorporated into each unit: Architectural details Decorative elements that incorporate landscape Distinctive paint schemes Different rooflines and decorative roofline elements Each duplex shall be built and maintained with substantially different elevation designs, roof lines and preferably different primary paint color from any other duplex that is adjacent on the same side of the street (side - by-side), directly across the street, and diagonally across the street. Simple reverse configurations of the same house design on adjacent lots are not sufficient. Updated: December 5, 2016 Page 4

CHARACTER AND MASSING T o reduce t h e apparent size o f b u i ldings and c reate v i s ua l i nt erest, b u ild i n g facades a nd roofs mu s t includ e archit ectural ele me n t s that var y the

o d. Mass separation per unit First and second floor transparency T h e p r o p o r t i o n a n d m a s s i n g o f t h e b u i l d i n g s h o u l d r e l a t e f a v o r a b l y t o t h e f o r m,

5 CHARACTER AND MASSING T o reduce t h e apparent size o f b u i ldings and c reate v i s ua l i nt erest, b u ild i n g facades a nd roofs mu s t includ e archit ectural ele me n t s that var y the appearance o f a lar g e b u ild i n g ma s s, break up lo n g blank wa l l s, e xp r ess t h e i nd i v id u alit y o f each d we l l i n g, a nd enhanc e t he c ha racte r of the ne i g hb o r h o o d. Mass separation per unit First and second floor transparency T h e p r o p o r t i o n a n d m a s s i n g o f t h e b u i l d i n g s h o u l d r e l a t e f a v o r a b l y t o t h e f o r m, p r o p o r t i o n s a n d m a s s i n g o f t h e e x i s t i n g b u i l d i n g p a t t e r n o n t h e s t r e e t. SIDE ELEVATION Architectural interest SIDE ELEVATION Variation of roof heights and window details and material change A r c h i t e c t u r a l e l e m e n t s a n d v a r i a t i o n s s h a l l n o t b e r e s t r i c t e d t o t h e f r o n t f a ç a d e o n l y. T h e f r o n t a n d b o t h s i d e s o f a b u i l d i n g m u s t d i s p l a y a s i m i l a r l e v e l o f q u a l i t y a n d a r c h i t e c t u r a l i n t e r e s t. First and second floor transparency Mass separation per unit Updated: December 5, 2016 Page 5

GENERAL REQUIREMENTS FOR DETAILS A R C H I T E C T U R A L D E T A I L S R E C O M M E N D A T I O N S P r o v i d e a p p r o p r i a t e a r c h i t e c t u r a l i n t e r e s t a t r o o f l i n

S H U T T E R S & D E T A I L S A d d s i d e t r a n s p a r e n c y a n d a d i s t i n c t i v e p a i n t s c h e m e R E C O M M E N D A T I O N S I n c l u d e d e c o r a t i v e t r i m a t w

w e e n a d j a c e n t o p e n i n g s.

M A T E R I A L S & D E T A I L S R E C O M M E N D A T I O N S U s e d i f f e r e n t f a ç a d e e l e v a t i o n s a n d d i f f e r e n t r o o f l i n e c o n f i g u r a t i o n s, e v e n i

6 GENERAL REQUIREMENTS FOR DETAILS A R C H I T E C T U R A L D E T A I L S R E C O M M E N D A T I O N S P r o v i d e a p p r o p r i a t e a r c h i t e c t u r a l i n t e r e s t a t r o o f l i n e I n c l u d e w i n d o w m u l l i o n s a n d t r i m t h a t a r e w e l l p r o p o r t i o n e d a n d a r e a n a p p r o p r i a t e a r c h i t e c t u r a l d e t a i l D E C O R A T I V E S H U T T E R S & D E T A I L S A d d s i d e t r a n s p a r e n c y a n d a d i s t i n c t i v e p a i n t s c h e m e R E C O M M E N D A T I O N S I n c l u d e d e c o r a t i v e t r i m a t w i n d o w s t o p r o v i d e a d d e d v i s u a l i n t e r e s t I f d e c o r a t i v e s h u t t e r s a r e u s e d, e n s u r e t h a t s u f f i c i e n t s p a c e i s p r o v i d e d b e t w e e n a d j a c e n t o p e n i n g s. T h e s i z e o f s h u t t e r s s h o u l d b e p r o p o r t i o n a t e t o t h e s i z e o f t h e w i n d o w s, s o t h e y a p p e a r t o b e a b l e t o c l o s e o v e r t h e w i n d o w. M A T E R I A L S & D E T A I L S R E C O M M E N D A T I O N S U s e d i f f e r e n t f a ç a d e e l e v a t i o n s a n d d i f f e r e n t r o o f l i n e c o n f i g u r a t i o n s, e v e n i f t h e i n t e r i o r f l o o r p l a n i s t h e s a m e. I n c l u d e v a r i e t y i n a r c h i t e c t u r a l t r i m, f a ç a d e m a t e r i a l, w i n d o w s i z e a n d w i n d o w p l a c e m e n t s. D e v e l o p m e n t s o f m u l t i p l e d u p l e x e s m u s t a c h i e v e a r c h i t e c t u r a l v a r i e t y b y a c c o m m o d a t i n g a v a r i e t y o f s t y l e s, p r o v i d i n g e n o u g h v a r i a t i o n s o f t h e s a m e a r c h i t e c t u r a l s t y l e a n d b y u s i n g m u l t i p l e d e s i g n e l e m e n t s. Updated: December 5, 2016 Page 6

ARCHITECTURAL DETAILS E a c h b u i l d i n g m u s t h a v e c o n s i s t e n t a r c h i t e c t u r a l e l e m e n t s t h a t c

T h e e l e m e n t s l i s t e d b e l o w a r e c o n s i d e r e d w h e n e v a l u a t i n g.

and details Column size, taper, base and molding Balcony width and depth Porch width, depth, elevation and railings Chimney details

Entryway and front door design Garage placement and door design Exterior lighting Incorporation of architectural features into any

7 ARCHITECTURAL DETAILS E a c h b u i l d i n g m u s t h a v e c o n s i s t e n t a r c h i t e c t u r a l e l e m e n t s t h a t c r e a t e a r e c o g n i z a b l e a r c h i t e c t u r a l s t y l e. T h e e l e m e n t s l i s t e d b e l o w a r e c o n s i d e r e d w h e n e v a l u a t i n g. Roof type, pitch, form, material and overhang Exterior elevation, materials and finishes Window proportions, groupings, trim, muntins and details Column size, taper, base and molding Balcony width and depth Porch width, depth, elevation and railings Chimney details Dormers/parapets Brackets, shutters, railings, rafter tails and decorative details Transparency Building projections and recesses Entryway and front door design Garage placement and door design Exterior lighting Incorporation of architectural features into any fire separation wall Roof projection creates shadow Roof type and overhang Column capitol And base Decorative detailing Column taper Column base 6 ft porch depth Garage door detail and upper panel transparency Updated: December 5, 2016 Page 7

8 LANDSCAPE DESIGN L a n d s c a p i n g i s t o e n h a n c e t h e v i s u a l s e t t i n g a n d a c c e n t u a t e t h e d e s i g n q u a l i t i e s o f t h e b u i l t f o r m. L a n d s c a p e s o l u t i o n s a r e u s e d t o c r e a t e a s c r e e n i n g e f f e c t f o r v i s u a l l y o b t r u s i v e l a n d u s e s o r b u i l d i n g e l e m e n t s. Private open space with landscaping and trees T rees s ho u ld be p la n te d in t he fro n t and rear of p roper ti es to enc o urage tree cano p y to so fte n t he b u i lt e n v iro n me n t and to enco u rage the co nt i n ui t y o f the la nd s cape patt er n De si g n i n g fo r p rivate and co m mu n a l open space p rovides residents wi t h quality u se able priva t e o u tdoor livi n g ar eas fo r recreatio na l and o u tdoor acti v i ti es. Private open space and 1 required front yard tree Public open space and 1 street tree T h e s e q u e n c e o f o p e n s p a c e p r o v i d e s a c l e a r b u t s u b t l e t r a n s i t i o n f r o m t h e p u b l i c r e a l m t o t h e p r i v a t e r e a l m. T h e a r c h i t e c t u r e a n d l a n d s c a p e d e s i g n a l s o p r o v i d e e y e s o n t h e s t r e e t Updated: December 5, 2016 Page 8

GARAGE AND DRIVEWAY DESIGN T h e C o d e r e q u i r e s 1 p a r k i n g s p a c e f o r e a c h s i n g l e f a m i l y u n i t.

t e r t h a n 1, 5 0 0 g. s. f Garages should be properly sited as to not be the primary design feature of the home. Garage doors must be consistent with the style of architecture.

brackets, columns and or trellis are strongly encouraged. Two curb cuts (or one large curb cut) reduce available space for on-street parking and front yard trees.

B y u t i l i z i n g d i f f e r e n t b u i l d i n g t e c h n i q u e s, n e w d e v e l o p m e n t c a n a c c o m m o d a t e t h e a d d i t i o n a l s p a c e n e e d e d f o r m u l t i p

9 GARAGE AND DRIVEWAY DESIGN T h e C o d e r e q u i r e s 1 p a r k i n g s p a c e f o r e a c h s i n g l e f a m i l y u n i t. T h e s a m e a p p l i e s f o r d u p l e x a n d t o w n h o m e u n i t s e x c e p t t h e s e u n i t s n e e d t o h a v e t w o p a r k i n g s p a c e s w h e n t h e u n i t s a r e g r e a t e r t h a n 1, g. s. f Garages should be properly sited as to not be the primary design feature of the home. Garage doors must be consistent with the style of architecture. In circumstances where front loaded garages are allowed, some architectural design element that provides relief to the façade and softens the massing of the door, such as, a roof with decorative brackets, columns and or trellis are strongly encouraged. Two curb cuts (or one large curb cut) reduce available space for on-street parking and front yard trees. Combining the two curb cuts into one allows on-street parking and allows for both units to plant front yard trees. B y u t i l i z i n g d i f f e r e n t b u i l d i n g t e c h n i q u e s, n e w d e v e l o p m e n t c a n a c c o m m o d a t e t h e a d d i t i o n a l s p a c e n e e d e d f o r m u l t i p l e c a r s, a n d d e e m p h a s i z e t h e g a r a g e d o o r b u t a l s o e n s u r e t h a t t h e c h a r a c t e r o f t h e n e i g h b o r h o o d i s n o t c o m p r o m i s e d b y p r o t e c t i n g o n - s t r e e t p a r k i n g, e n s u r i n g b e t t e r a c c e s s f o r l a r g e v e h i c l e s l i k e t r a s h c o l l e c t i o n a n d m a i l d e l i v e r y a n d e n s u r i n g t h a t d r i v e w a y s a n d g a r a g e s a r e n o t t h e d o m i n a t e f e a t u r e. Updated: December 5, 2016 Page 9

PONDEROSA. June 4, Troy Fujimoto Senior Planner City of Pleasant Hill 100 Gregory Lane Pleasant Hill, CA

PONDEROSA. June 4, Troy Fujimoto Senior Planner City of Pleasant Hill 100 Gregory Lane Pleasant Hill, CA Attachment B PONDEROSA June 4, 2018 Troy Fujimoto Senior Planner City of Pleasant Hill 100 Gregory Lane Pleasant Hill, CA 94523. H 0 M ES Re: Reliez Terrace ARC Study Session Submittal Dear Troy, Ponderosa