Guide to the AC-N: Neighborhood Activity Center District in Orlando
The AC-N: Neighborhood Activity Center district in the City of Orlando is designed to provide concentrated hubs of neighborhood-serving commercial, office, and residential facilities at a scale compatible with nearby residents. This district typically requires a minimum site area of 3 acres, limits building heights to 35 feet, and establishes a base residential density of 15 to 30 dwelling units per acre [Section 58.341, Figure 1]. Through the City of Orlando's master plan process, the AC-N district can achieve increased intensities, such as a floor area ratio (FAR) of up to 0.60 for non-residential uses [Section 58.1101].
Purpose of the AC-N District
The City of Orlando established the AC-N district to implement the Neighborhood Activity Center category of the Growth Management Plan (GMP) [Section 58.340]. The primary objective is to create areas that offer convenient access to services and employment for the surrounding community without disrupting the residential character of the neighborhood. These centers are strategically located where arterial and collector roads are available to facilitate smooth transit and accessibility [Section 58.341].
General Character and Intensity
The character of the AC-N district is defined by its role as a transitional zone between high-intensity urban centers and low-intensity residential neighborhoods. Within the City of Orlando, these districts are intended to be multi-use, though they may occasionally be composed of a single type of use if specifically encouraged by the site context [Section 58.341].
The AC-N district maintains strict standards for building size and lot coverage to ensure that developments do not overpower the local landscape.
Technical Development Standards
| Standard | Requirement |
|---|---|
| Minimum Gross Residential Density | 15 dwelling units / acre |
| Maximum Gross Residential Density | 30 dwelling units / acre |
| Maximum Non-Residential FAR (Base) | 0.30 |
| Maximum Impervious Surface Ratio (ISR) | 0.70 |
| Minimum Building Site Frontage | 40 feet |
| Maximum Building Height | 35 feet |
[Figure 1: Table of Zoning District Regulations]
Minimum Setback Requirements
| Setback Location | Minimum Distance |
|---|---|
| Front Yard | 20 feet |
| Side Yard | 5 feet |
| Street Side Yard | 15 feet |
| Rear Yard | 25 feet |
[Figure 1: Table of Zoning District Regulations]
District Size Limits
The City of Orlando regulates the size of the activity center itself to prevent these neighborhood hubs from expanding into regional-scale commercial zones.
- Minimum District Size: 3 acres
- Maximum District Size: 10 acres
[Section 58.342]
Permitted and Conditional Land Uses
The AC-N district allows for a variety of residential and non-residential uses, many of which require Appearance Review (PA) to ensure architectural compatibility with the City of Orlando's aesthetic standards.
Residential Uses
- Single Family Dwellings: Permitted by right (P).
- Multi-Family Dwellings: Permitted by right (P).
- Townhomes: Permitted subject to Appearance Review (PA).
- Duplex or Tandem Dwellings: Permitted subject to Appearance Review (PA).
- Accessory Dwelling Units: Permitted subject to Appearance Review (PA).
Non-Residential Uses
- Retailing (Light): Permitted by right (P).
- General Offices: Permitted by right (P).
- Eating and Drinking Establishments: Permitted by right (P).
- Personal Services: Permitted by right (P).
- Child or Adult Day Care (6-30 persons): Permitted subject to Appearance Review (PA).
- Hospitals and Clinics: Permitted by right (P).
- Hotels and Motels: Only permitted if the structure is a historic landmark (LC).
[Figure 2: Table of Allowable Uses]
Density and Intensity Bonuses
The City of Orlando provides incentives for developers who provide specific community benefits, such as low-income housing or superior urban design. These bonuses allow the AC-N district to exceed its base standards.
| Standard | Base Maximum | Maximum with Bonus |
|---|---|---|
| Residential Density | 30 du/ac | 40 du/ac |
| Non-Residential FAR | 0.30 | 0.60 |
[Section 58.1101]
Master Plan Requirement
All applications for AC-N zoning in the City of Orlando must be accompanied by a Master Plan application. This process ensures that the proposed development is economically viable, adequately served by public facilities, and designed to minimize potential disruptions to the existing community fabric [Section 58.342].
Sections Cited
- Section 58.210 - General Requirements (Establishment of Districts)
- Section 58.340 - Relationship to the Growth Management Plan (Activity Centers)
- Section 58.341 - Purpose of Activity Center Districts
- Section 58.342 - Rezones and Zoning Map Applications (Activity Center Size/Master Plan)
- Section 58.1101 - Maximum Available Bonus
- Figure 1 - Table of Zoning District Regulations
- Figure 2 - Table of Allowable Uses in Zoning Districts