AR: Appearance Review Overlay District Requirements
The AR: Appearance Review Overlay District in the City of Orlando requires a mandatory design review for all building permits involving exterior alterations visible from a public right-of-way. Development must adhere to strict compatibility standards regarding height, scale, and massing to ensure that new construction integrates harmoniously with the existing neighborhood character. Specific standards are applied to building facades, materials, and signage to protect property values and enhance the aesthetic quality of commercial, industrial, and mixed-use areas.
Applicability and Scope of Review
The City of Orlando applies the AR: Appearance Review Overlay District to both privately and publicly owned properties. The scope of the review is generally restricted to the individual building elements or portions of a site being repaired or modified; however, if a project involves substantial enlargement or new construction, the entire building site is subject to review [Section 62.300].
The following activities within the AR: Appearance Review Overlay District require approval from the Appearance Review Official:
- Building Permits: Any development application requiring a building permit for an exterior alteration visible from the public right-of-way [Section 62.301].
- Signage: All signs visible from a public or private right-of-way located within an Appearance Review Area must receive approval prior to the issuance of a permit [Section 64.101].
- Special Jurisdictions: Projects within the Downtown Orlando Community Redevelopment Area (CRA) or established Historic Districts [Section 64.101].
General Design Standards
The City of Orlando utilizes specific evaluation factors to determine the appropriateness of a design submission within the AR: Appearance Review Overlay District. These include logic of design, materials selection, and compatibility with surrounding properties [Section 62.300].
Building Form and Compatibility
| Standard | Requirement |
|---|---|
| Height | New buildings must relate through architectural features to the heights of existing buildings on the same block and across the street [Section 62.302]. |
| Scale | Proportions of buildings and the scale of nearby buildings must be maintained, even if square footage differs significantly [Section 62.302]. |
| Massing | Uninteresting boxlike forms must be broken into smaller, varied masses, particularly at the pedestrian level [Section 62.302]. |
| Directional Expression | Design must consider the directional orientation of the building relative to the orientation of nearby buildings [Section 62.302]. |
| Roof Shapes | New construction is encouraged to repeat existing or traditional roof shapes, pitches, and materials found in the area [Section 62.302]. |
Standards for Building Facades
Building facades within the AR: Appearance Review Overlay District must meet high-quality craftsmanship standards to contribute to the character of the City of Orlando.
- Materials: Facade materials must relate to those predominantly used in the district. The City of Orlando encourages the restoration and repair of original materials on existing buildings [Section 62.303].
- Windows: Window size, shape, and materials must relate to surrounding buildings and pedestrian activity. Mirrored glass is generally prohibited, and tinted glass is reviewed for its impact on the pedestrian environment [Section 62.303].
- Awnings and Canopies: These must provide a transition of scale, reduce heat gain at storefronts, and provide a distinctive identity for the business. They must maintain a balanced relationship with the building's parapet and lower facade [Section 62.303].
- Lighting: Lighting used to accent signage or product displays must have concealed or shielded sources to avoid direct glare onto abutting residential districts [Section 62.303].
District-Specific AR Requirements
MXD-1 and MXD-2 Districts
In the City of Orlando’s Mixed Residential-Office (MXD) districts, additional appearance review standards apply to ensure these developments integrate with surrounding residential structures.
- Entrances: Principal entrances to offices in MXD-1 must be oriented away from adjacent residential areas [Section 62.305].
- Transparency: In MXD-2, building walls facing the street must contain a minimum of 30% transparent materials on the first floor [Section 62.307].
- Signage Height: In MXD-2, the maximum height of a ground-mounted sign is 5 feet [Section 62.307].
Office Development Standards
For office developments that do not include at least 50% residential floor area, the following standards apply:
- Massing: Office buildings exceeding 3,000 square feet must be broken up into distinct subareas of no more than 3,000 square feet each [Section 62.308].
- Architectural Style: The exterior style must be compatible with residential uses, and developers are encouraged to convert existing residential structures rather than demolish them [Section 62.308].
Site Development and Parking
The AR: Appearance Review Overlay District emphasizes a pedestrian focus. Parking facilities should be located to the sides or rear of buildings to avoid dominating the view from the public right-of-way [Section 62.303, 62.307].
- Landscaping: All unutilized areas must be maintained in a landscaped condition. Shade trees are encouraged in paved areas [Section 62.300].
- Accessory Structures: Mechanical equipment, utility hardware, and refuse areas must be screened from public view [Section 62.303].
- Driveway Design: In MXD districts, driveway approaches and curbcuts must follow the multifamily residential standards found in Chapter 61 [Section 62.305, 62.307].
Sections Cited
- Sec. 62.300. - Applicability and Scope of Review.
- Sec. 62.301. - Applications Review by Appearance Review Official.
- Sec. 62.302. - General Standards.
- Sec. 62.303. - Standards for Nonresidential Building Facades.
- Sec. 62.305. - General Standards (MXD-1).
- Sec. 62.307. - General Standards (MXD-2).
- Sec. 62.308. - Standards for Office Development.
- Sec. 64.101. - Administration of Chapter (Signs).