Building Height Standards and Calculations in Orlando
Under the City of Orlando Code of Ordinances, building height is measured from the established normal building site grade and is regulated by both maximum linear feet and a maximum number of stories. While general zoning districts establish base height limits, special overlay districts like SODO and the Edgewater Drive Special Plan utilize transect-based standards that vary based on the intensity of development and the presence of density bonuses. Certain architectural features, such as chimneys and flagpoles, are explicitly exempt from these height calculations unless they interfere with airport zoning safety requirements.
General Measurement Rules
In the City of Orlando, the height of a structure is generally calculated from the established normal building site grade [Section 58.929]. For residential structures in specific districts, such as townhomes, building foundations must be elevated a minimum of 18 inches above the finished grade as measured at the front façade [Section 58.513].
Within specialized planning areas like the SODO Special Plan, specific rules apply for calculating the number of floors:
- Standard Calculation: Floor height is measured as the clear height from the finished floor to the finished ceiling [Section 62.499].
- Ground Floor Exception: If a ground floor level exceeds 20 feet in height, every 12 feet or portion thereof is construed as one story [Section 62.499].
- Upper Floor Exception: If any floor other than the ground floor exceeds 12 feet in height, every 12 feet or portion thereof is construed as one story [Section 62.499].
- Mezzanines: Any mezzanine extending beyond 33% of the floor area is counted as an additional story [Section 62.499].
Height Limit Exceptions
Under Section 58.203 of the Orlando Code of Ordinances, certain structures are excluded from the maximum height limits of a zoning district. These include:
- Chimneys and flues.
- Water tanks and cooling towers.
- Fire, communication, and radio/television transmitting equipment.
- Church spires, domes, and cupolas.
- Stage towers and scenery lofts.
- Elevator bulkheads and smokestacks.
- Flagpoles and parapet walls.
However, these structures must still comply with heights prescribed by the Orlando-Orange County Airport Zoning Board [Section 58.203].
Height Standards by Zoning District
The City of Orlando establishes height maximums based on whether a property is located inside or outside the "Traditional City" overlay.
Residential and Office District Heights
| District | Inside Traditional City (Max ft.) | Outside Traditional City (Max ft.) |
|---|---|---|
| R-1AA, R-1A, R-1, R-1N | 30 | 35 |
| R-2A, R-2B | 30 | 35 |
| R-3A | 35 | 35 |
| R-3B | 40 | 35 |
| R-3C | 45 | 45 |
| R-3D | 55 | 55 |
| MXD-1, MXD-2 | 35 | 35 |
| O-1, O-2, O-3 | 35 | 35 |
| MU-1 | 40 | 40 |
| MU-2 | 45 | 45 |
[Source: Section 58.110, Figures 1A and 1B]
SODO Special Plan Transect Heights
| Transect Zone | Maximum Stories | Maximum Linear Feet |
|---|---|---|
| T-3 (Suburban) | 2.5 Stories | N/A |
| T-3.5 (Live/Work) | 2.5 Stories | N/A |
| T-4 (General Urban) | 3 Stories (4 with Bonus) | N/A |
| T-5 (Urban Center) | 5 Stories | N/A |
| T-6 (Urban Core) | 9 Stories | 120 ft. (200 ft. with Bonus) |
[Source: Section 62.499, Figure 5]
Accessory and Specific Use Height Standards
The City of Orlando applies specialized height rules for certain building types and accessory uses:
- Multiplexes (3-8 units): The maximum height defaults to the underlying zoning district or three stories, whichever is less [Section 58.562].
- Accessory Structures: Height is used to determine required setbacks. Structures ≤100 sq. ft. and <8 ft. tall may have a 0 ft. setback, while structures >100 sq. ft. and >12 ft. tall must be set back 15 feet from the rear lot line [Section 58.901].
- Fences and Walls: In residential districts, fences are generally limited to 4 feet in front yards and 6 feet in side or rear yards [Section 58.929].
- Airport Height Zoning: The City of Orlando utilizes an Airport Height Zoning Map (Figure 10) to regulate heights near Orlando International Airport (OIA) and Orlando Executive Airport (OEA). Any structure exceeding 200 feet above ground level (AGL) or the specific height of the airport zone (e.g., Zone A: 75+ DNL contour) requires a specific Airport Height Zoning Permit [Section 58.1213].
Sections Cited
- Section 58.110 (Zoning Tables)
- Section 58.203 (Height Limit Exceptions)
- Section 58.204 (Airport Zoning Height Regulations)
- Section 58.513 (Appearance Review Standards for Townhomes)
- Section 58.562 (Development Standards and Building Site Standards - Multiplex)
- Section 58.901 (Accessory Structure Location and Zoning Standards)
- Section 58.929 (Fences and Walls - Height)
- Section 58.1213 (Zones and Heights Requiring Airport Height Zoning Permit)
- Section 62.499 (SODO Special Plan)