Allowed and Prohibited Land Uses in the Orlando R-3B Development District
The R-3B Development District in the City of Orlando is a medium-intensity zone primarily dedicated to residential development, allowing for single-family homes, multi-family dwellings, and townhomes at densities between 12 and 21 units per acre. While the City of Orlando permits various congregate living and public benefit uses in this district, most commercial activities—including restaurants, bars, and general retail—are strictly prohibited unless they qualify as specific neighborhood convenience services or public facilities. Development within the R-3B Development District is subject to a maximum building height of 35 feet and an impervious surface ratio (ISR) of 0.85 [Section 58.110, Figure 1B.LDC].
Purpose of the R-3B Development District
The City of Orlando has established the R-3B Development District as a "Medium Intensity Development District." Its primary function is to provide flexibility in building and site design for residential neighborhoods where development or redevelopment is desired at a medium intensity [Section 58.241]. This district serves as a transition between lower-density residential areas and higher-intensity urban cores.
Table of Technical Development Standards
Development in the R-3B Development District must adhere to the following site and building requirements:
| Standard | Requirement |
|---|---|
| Minimum Residential Density | 12 dwelling units per acre |
| Maximum Residential Density | 21 dwelling units per acre (can be increased via bonuses) |
| Maximum FAR (Single Family/Duplex/Tandem) | 0.50 |
| Maximum Non-Residential FAR | 0.30 |
| Minimum Lot Area | 4,000 sq. ft. (Single Family); 5,000 sq. ft. (Duplex) |
| Minimum Mean Lot Width | 40 ft. (Single Family); 50 ft. (Duplex); 75 ft. (Non-res) |
| Minimum Front Yard Setback | 20 ft. |
| Maximum Front Yard Setback (Inside Traditional City) | 10 ft. |
| Minimum Side Yard Setback | 0 or 3 ft. (based on frontage context) |
| Minimum Rear Yard Setback | 20 ft. |
| Maximum Impervious Surface Ratio (ISR) | 0.85 |
| Maximum Building Height | 35 ft. |
[Source: Section 58.110, Figure 1B.LDC]
Allowed Land Uses
The City of Orlando categorizes uses within the R-3B Development District as Permitted (P), Permitted with Appearance Review (PA), or Conditional (C).
Residential and Congregate Living
Residential life is the core of the R-3B Development District. The following uses are recognized:
- Permitted (P): Single-family dwellings and multi-family dwellings up to five units per building site. Larger multi-family projects or those requiring flexibility may be allowed but are often subject to additional review [Figure 2].
- Permitted with Appearance Review (PA): Townhomes, duplexes, tandem dwellings, and accessory dwelling units (ADUs). The City of Orlando requires an appearance review for these types to ensure they are compatible with the existing neighborhood character [Section 58.513; Section 58.517].
- Congregate Living: Residential Care Facilities (Type A and B), Intensive Care Facilities (Type A, B, and C), and Group Housing (Type A and B) are all permitted. Transient Care Facilities (Type C) are allowed only by Conditional Use Permit [Figure 2].
Non-Residential and Public Benefit Uses
The R-3B Development District allows limited non-residential uses that serve the immediate community:
- Permitted (P): Child Adult Day Care (for 6–30 persons) and conservation uses [Figure 2].
- Conditional (C): Child Adult Day Care (31+ persons), golf courses, neighborhood convenience stores, and community assembly facilities [Figure 2].
- Permitted with Appearance Review (PA): Neighborhood assembly facilities [Figure 2].
- Conditional with Appearance Review (CA): Communication towers [Figure 2].
Prohibited Land Uses
The City of Orlando explicitly prohibits most intensive commercial and industrial activities in the R-3B Development District to maintain its residential integrity. Prohibited uses include, but are not limited to:
- Adult Entertainment: All adult entertainment facilities [Section 58.702].
- Commercial/Retail: Bars, nightclubs, fine dining or high-turnover restaurants, and intensive retailing are not allowed [Figure 2].
- Automotive and Industrial: Auto service stations, major vehicle repairs, manufacturing, and warehousing are strictly prohibited [Figure 2].
- Lodging: Hotels, motels, and resort hotels [Figure 2].
- Miscellaneous: Mobile home developments, junk yards, and outdoor storage facilities are prohibited [Figure 2; Section 58.791].
Sections Cited
- Section 58.110 (Figure 1B.LDC - Table of Zoning District Regulations)
- Section 58.210 (Establishment of Zoning Districts)
- Section 58.241 (Purpose of the Districts)
- Section 58.513 (Appearance Review Standards for Townhomes)
- Section 58.517 (Appearance Review for Duplexes and Tandems)
- Section 58.702 (Dispersal of Adult Entertainment Facilities)
- Section 58.791 (Locations Where Enclosed Storage is Required)
- Figure 2 (Table of Allowable Uses in Zoning Districts)