AC-3A: Downtown Metropolitan Activity Core Center District Use and Development Standards
The AC-3A: Downtown Metropolitan Activity Core Center District in the City of Orlando is the municipality's most intensive zoning category, allowing residential densities up to 200 units per acre and non-residential floor area ratios (FAR) up to 4.0. While most commercial, residential, and institutional uses are permitted by right or with appearance review, industrial manufacturing and adult entertainment facilities are strictly prohibited within this urban core to maintain its character as a regional hub for commerce and culture.
Purpose of the AC-3A District
The AC-3A district is intended to serve as the economic and cultural heart of the Central Florida region. It provides for concentrated residential, commercial, office, light manufacturing, and recreational facilities at a scale that serves the entire metropolitan area. The City of Orlando encourages a vibrant, diversified Downtown through policies that ensure new development is compatible in both use and design, emphasizing pedestrian-oriented streets and high-intensity land use [Section 58.351].
Authorized Land Uses in the AC-3A District
Land uses in the AC-3A district are categorized as Permitted (P), Permitted with Appearance Review (PA), or Conditional (C). If a use is not listed or the cell is blank in the official use table, it is generally prohibited [Figure 2].
Residential Uses
The AC-3A district permits high-density residential development to support an active street life.
| Use Category | Permission Level |
|---|---|
| Single Family | Permitted (P) |
| Multi-Family | Permitted (P) |
| Duplex or Tandem | Permitted with Appearance Review (PA) |
| Townhomes | Conditional Use and Appearance Review (CA) |
| Live-Work Unit | Permitted (P) |
| Residential Care Facilities (Type A & B) | Permitted (P) |
| Intensive Care Facilities (Type A & B) | Permitted (P) |
| Transient Care Facilities (Type A & B) | Permitted (P) |
Commercial and Office Uses
The AC-3A district allows for the highest intensities of retail and service-oriented businesses in the City of Orlando.
| Use Category | Permission Level |
|---|---|
| General Office / Medical Office | Permitted (P) |
| Retailing (Light and Intensive) | Permitted (P) |
| Restaurants and Bars | Permitted (P) |
| Nightclubs | Permitted (P) |
| Hotels and Motels | Permitted (P) |
| Personal Services / Intensive Services | Permitted (P) |
| Automotive Services / Major Vehicle Services | Permitted (P) |
| Bank / Financial Institution | Permitted (P) |
Institutional and Industrial Uses
While primarily a commercial and residential core, the AC-3A district allows certain institutional and limited industrial activities.
| Use Category | Permission Level |
|---|---|
| Schools (Public, Private, and Vocational) | Permitted (P) |
| Hospitals and Clinics | Permitted (P) |
| Wholesale and Warehousing | Permitted (P) |
| Manufacturing and Processing (Light) | Conditional (C) |
| Vertiports | Conditional (C) |
| Public Utility and Substations | Permitted (P) |
Prohibited Uses
To protect the aesthetic and functional integrity of the Downtown core, the City of Orlando prohibits several intensive or incompatible uses within the AC-3A district. These include:
- Adult Entertainment: All adult bookstores, theaters, and dancing establishments [Figure 2].
- Agriculture: All farming or agricultural activities [Figure 2].
- Heavy Manufacturing: Industrial processing involving significant environmental impacts [Figure 2].
- Recreation Vehicle Parks: Facilities for the temporary parking of RVs [Figure 2].
- Indoor Shooting Ranges: Facilities for target practice [Figure 2].
- Temporary Labor Services: Facilities providing short-term manual labor [Figure 2].
Development and Intensity Standards
The AC-3A district features the highest base development standards in the City of Orlando. Developers may also seek density and intensity bonuses for projects that provide public art or affordable housing [Section 58.1101].
| Standard | Requirement |
|---|---|
| Minimum Residential Density | 75 units per acre |
| Maximum Residential Density | 200 units per acre (up to 400 with bonus) |
| Minimum Non-Residential FAR | 1.5 |
| Maximum Non-Residential FAR | 4.0 (up to 9.0 with bonus) |
| Maximum Impervious Surface Ratio (ISR) | 0.90 |
| Minimum Building Site Frontage | 25 feet |
| Front Yard Setback | 0 feet minimum; 10 feet maximum |
| Street Side Yard Setback | 0 feet minimum; 10 feet maximum |
| Rear Yard Setback | 20 feet |
Note: For buildings over 75 feet in height, an additional foot of rear yard is required for every 4 feet of additional building height [Figure 1, Footnote 17].
Special Design Requirements
All development within the AC-3A district must adhere to specific "Traditional City" design standards. Key requirements include:
- Building Orientation: All principal structures must be oriented toward the street with a principal pedestrian entrance [Section 62.609].
- Transparency: The ground floor building wall facing the street must contain a minimum of 30% transparent materials between 3 and 7 feet from ground level [Section 62.609].
- Parking Garages: In "Parking Zone A," at least 75% of the ground floor of a parking garage must be occupied by active uses (retail, office, or entertainment) rather than parking [Section 62.502].
- Street-Level Commercial: Certain segments of Orange Avenue require mandatory street-level commercial uses to ensure a vibrant pedestrian environment [Section 62.505].
Sections Cited
- Sec. 58.210 - Establishment of Zoning Districts
- Sec. 58.350 - Relationship to the Growth Management Plan (AC-3A)
- Sec. 58.351 - Purpose of the AC-3A District
- Sec. 58.1101 - Maximum Available Bonus
- Sec. 62.500 - Design Standards in AC-3A District
- Sec. 62.501 - Height Limitations
- Sec. 62.502 - Parking Facility Design
- Sec. 62.505 - Street-Level Commercial Use
- Sec. 62.609 - Building Standards (Traditional City)
- Figure 1 - Table of Zoning District Regulations
- Figure 2 - Table of Allowable Uses