AC-3A: Downtown Metropolitan Activity Core Center District in Orlando
The AC-3A: Downtown Metropolitan Activity Core Center District in the City of Orlando serves as the highest-intensity urban core, permitting a base residential density of 200 units per acre and a maximum of 400 units per acre with intensity bonuses. The AC-3A district is a regional hub for commerce, tourism, and culture, characterized by a varied skyline and mandatory pedestrian-oriented design, including a maximum 5-foot building setback along designated "Main Streets" [Section 58.350, Section 58.1101]. Development within the AC-3A district requires a minimum Floor Area Ratio (FAR) of 0.75, which can be increased to a maximum of 9.0 through the city's bonus programs [Section 58.1101, Figure 1].
Purpose and Intent
The primary purpose of the AC-3A: Downtown Metropolitan Activity Core Center District is to facilitate the development of the City of Orlando's downtown area as a true regional destination. The City of Orlando established the AC-3A district to meet specific growth and design goals, including:
- Regional Hub: Creating a hub for government, commerce, tourism, and education by accommodating millions of square feet of mixed-use space [Section 58.350].
- Vibrant Street Life: Strengthening the retail trade sector and creating an active street life through the use of intensity bonuses for mixed-use projects [Section 58.350].
- Urban Housing: Promoting a significant increase in urban housing units within the City Center to support a 24-hour population [Section 58.350].
- Transportation Integration: Implementing a high-capacity intermodal transportation system that maximizes accessibility while protecting historic sites and structures [Section 58.350].
General Character
The general character of the AC-3A: Downtown Metropolitan Activity Core Center District is defined by the highest intensities and densities found within the City of Orlando. It is intended to be a vibrant, diversified environment where pedestrian activity is the priority [Section 58.351].
Urban Form
Buildings in the AC-3A district are oriented toward the street to create an "outdoor room" effect. The district discourages single-use developments and instead promotes a dense mixture of residential, commercial, office, and institutional uses [Section 58.341]. To maintain this character, the City of Orlando requires all principal structures to be oriented toward the street, with parking facilities typically located to the rear or interior sides of buildings [Section 62.502, Section 62.609].
Pedestrian Orientation
The AC-3A district features streets designated as "Main Streets." These streets have stringent design requirements, such as a 5-foot maximum setback to ensure buildings remain close to the sidewalk to engage passersby [Section 62.608]. Furthermore, the City of Orlando requires a high level of transparency for ground-floor facades to ensure a safe and visually interesting walking environment [Section 62.505].
Technical Development Standards
The City of Orlando imposes the following technical standards on development within the AC-3A district to ensure consistency with the Growth Management Plan.
| Standard | Base Requirement | Maximum with Bonuses |
|---|---|---|
| Minimum Density | 75 dwelling units / acre | N/A |
| Maximum Density | 200 dwelling units / acre | 400 dwelling units / acre |
| Minimum Intensity (FAR) | 0.75 FAR | N/A |
| Maximum Intensity (FAR) | 4.0 FAR | 9.0 FAR |
| Main Street Setback | 0 ft. Min / 5 ft. Max | N/A |
| Primary Building Frontage | 60% of lot frontage | N/A |
| Building Wall Alignment | 70% of wall at max setback | N/A |
| Ground Floor Transparency | 30% (between 3-7 ft. height) | N/A |
| General Height Limit | None (subject to FAA/Historic) | N/A |
[Section 58.1101, Section 62.501, Section 62.608, Section 62.609]
Permitted and Conditional Land Uses
The AC-3A: Downtown Metropolitan Activity Core Center District allows for a broad spectrum of high-intensity uses. Single-family detached dwellings are generally prohibited for new development to preserve the urban intensity of the core [Figure 2A.LDC].
| Use Category | Status | Specific Requirements |
|---|---|---|
| Multi-Family Residential | Permitted | Standard multi-family regulations apply. |
| Office & Medical Labs | Permitted | Primary use in many core areas. |
| Retail & Personal Services | Permitted | Encouraged at ground level. |
| Hotel / Motel | Permitted | High-intensity lodging is a core use. |
| Restaurants | Permitted | Allowed with outdoor eating incentives. |
| Bars & Nightclubs | Permitted | Subject to distance separation from schools/churches. |
| Townhomes | PA | Permitted with Appearance Review. |
| Accessory Dwelling Units | PA | Permitted with Appearance Review; max 700 sq. ft. |
| Hospitals / Clinics | Permitted | Regional medical facilities are encouraged. |
[Figure 2A.LDC, Figure 2B.LDC, Section 62.706]
Special Requirements for Development
Development in the AC-3A district must adhere to additional design and civic requirements:
- Active Ground Floor Uses: At least 51% of the ground floor street frontage in certain areas must be occupied by "Active Uses" such as retail, eating/drinking establishments, or personal services [Section 62.631].
- Intensity Bonuses & Public Art: To achieve the maximum permitted density or FAR, developers must often provide a public benefit. In the AC-3A district, this specifically includes a requirement to provide public art that proportionally mitigates the project's impact on the public realm [Section 58.1105].
- Structured Parking: Parking garages facing primary streets must be placed behind a "liner building" that is at least two stories in height and contains active uses for at least 75% of the structure's length [Section 62.502, Section 62.307].
- Architectural Articulation: Building frontages must be articulated to break down massing. In the core areas, architectural massing must be articulated at least every 120 feet [Section 62.505, Figure 7].
Sections Cited
- Section 58.110 (Zoning District Figures)
- Section 58.210 (Establishment of Zoning Districts)
- Section 58.340 (GMP Relationship for Activity Centers)
- Section 58.341 (Purpose of Activity Center Districts)
- Section 58.350 (Relationship to GMP for AC-3A)
- Section 58.351 (Purpose of the AC-3A District)
- Section 58.562 (Multi-family Standards)
- Section 58.1100 (General Bonus Requirements)
- Section 58.1101 (Maximum Available Bonus)
- Section 58.1105 (Special Regulations for AC-3A Bonuses/Public Art)
- Section 62.307 (General Standards for Design)
- Section 62.500 (Design Standards in AC-3A District)
- Section 62.501 (Height Limitations)
- Section 62.502 (Parking Facility Design)
- Section 62.505 (Street-Level Commercial Use)
- Section 62.608 (Designation of Main/Town Streets)
- Section 62.609 (Building Standards)
- Section 62.631 (Active Ground Floor Requirements)