Allowable Zoning Districts for Retail and Commercial Shopping Centers in Orlando
The City of Orlando regulates retail and commercial activities primarily through Activity Center, Mixed Use, and Mixed Residential-Office districts. While light retailing is permitted in most commercial and industrial zones, intensive retailing and large-scale shopping centers are concentrated in high-intensity areas such as the AC-2, AC-3, and MU-2 districts. Small-scale neighborhood convenience stores may be conditionally allowed in several residential and office districts, provided they do not exceed 1,200 square feet [Section 62.606].
Allowable Retail Uses by District
In the City of Orlando, retail stores are categorized based on their intensity. "Retailing: Light" typically includes standard consumer shops, while "Retailing: Intensive" covers larger-scale commercial operations or those with higher impacts. Commercial shopping centers are classified under Class IV of the City of Orlando Land Use Intensity Table [Figure 3].
The following table summarizes the permissions for primary retail categories across various City of Orlando zoning districts as established in the Table of Allowable Uses [Figure 2].
| Zoning District | Retailing: Light | Retailing: Intensive | Neighborhood Convenience Store |
|---|---|---|---|
| R-1S, R-2A, R-2B (Residential) | Prohibited | Prohibited | Conditional (C) |
| R-3A, R-3B, R-3C, R-3D (Multi-Family) | Prohibited | Prohibited | Conditional (C) |
| MXD-1, MXD-2 (Mixed Residential-Office) | Permitted (P) | Prohibited | Permitted (P) |
| O-1, O-2, O-3 (Office) | Prohibited | Prohibited | Conditional (C) |
| MU-1 (Mixed Use Corridor - Medium) | Permitted (P) | Conditional (C) | Conditional (C) |
| MU-2 (Mixed Use Corridor - High) | Permitted (P) | Permitted (P) | Prohibited |
| AC-N (Activity Center - Neighborhood) | Permitted (P) | Prohibited | Conditional (C) |
| AC-1 (Activity Center - Community) | Permitted (P) | Prohibited | Prohibited |
| AC-2 (Activity Center - Urban) | Permitted (P) | Permitted (P) | Prohibited |
| AC-3 (Activity Center - Metropolitan) | Permitted (P) | Permitted (P) | Prohibited |
| AC-3A (Downtown Core) | Permitted (P) | Permitted (P) | Prohibited |
| IC, IG, IP (Industrial) | Permitted (P) | Permitted (P)* | Prohibited |
*Note: Intensive retailing in the IG (General Industrial) district is permitted, but the district generally discourages retail unless it is accessory to an industrial use [Section 58.301].
Neighborhood Convenience Store Standards
The City of Orlando allows for small-scale retail through the "Neighborhood Convenience Store" designation in districts that are otherwise residential or office-oriented. These uses must meet specific criteria to maintain compatibility with the surrounding City of Orlando neighborhoods:
- Maximum Floor Area: A neighborhood convenience store shall not exceed 1,200 square feet of gross floor area [Section 62.606].
- Location: These stores must be located on a collector street and must be situated at least 1/3 mile from any existing activity center or other neighborhood convenience store [Section 62.606].
- Parking: A maximum of 2 parking spaces is permitted for the store, plus any required for associated residential use on the site [Section 62.606].
- Prohibitions: Drive-through facilities and the sale of gasoline are strictly prohibited for these specific small-scale stores [Section 62.606].
Retail Intensity and Development Factors
For commercial developments and shopping centers, the City of Orlando applies different development factors to calculate the Minimum Required Landscape Score (MRLS). These factors are based on the intensity of the district and the Floor Area Ratio (FAR) [Section 60.228].
| Development Type | Floor Area Ratio (FAR) | Development Factor |
|---|---|---|
| Office/Commercial/Mixed-Use | Less than 0.75 | 0.4 |
| Office/Commercial/Mixed-Use | 0.75 or more | 0.3 |
| Industrial | All | 0.3 |
Retail in Special Plan Overlay Districts
Several areas within the City of Orlando have unique retail requirements established by Special Plans:
Edgewater Drive Special Plan
In the Edgewater Drive Special Plan area, the City of Orlando requires that all building sites have ground-floor commercial uses. At least 51% of the ground-floor street frontage must be occupied by categories such as light retailing, eating and drinking establishments, or personal services [Section 62.631].
SODO Special Plan
The SODO district in the City of Orlando uses a transect-based system where retail permissions vary by zone. In the T-5 (Urban Center) and T-6 (Urban Core) transects, both light and intensive retailing are permitted. In the T-4 (General Urban) transect, light retailing is permitted, but intensive retailing is prohibited [SODO Special Plan, Figure 2].
North International Drive Special Plan
Within the City of Orlando North International Drive district, "Intensive Retailing" is generally prohibited, with the exception of automobile rentals which may be permitted as an accessory service use [Section 62.496, Land Use #1].
Sections Cited
- Section 58.301 - Purpose of the District (I-G)
- Section 60.228 - Non-Residential and Multifamily Landscape Worksheet
- Section 62.408 - Semoran Boulevard Special Plan
- Section 62.496 - North International Drive Special Plan
- Section 62.606 - Neighborhood Convenience Stores in Residential and Low Intensity Office Districts
- Section 62.631 - General Standards (Activity Center Districts Outside Traditional City)
- Figure 2 - Table of Allowable Uses
- Figure 3 - Land Use Intensity Table