Guide to the O-1: Office and Residential District in Orlando
The O-1: Office and Residential District in Orlando is designed for low-intensity office developments and residential uses, maintaining a maximum building height of 35 feet and a base non-residential floor area ratio (FAR) of 0.30. In the City of Orlando, this district primarily serves as a transition zone and is generally permitted only in areas adjacent to high-intensity Activity Centers.
Purpose and Intent of the O-1 District
The City of Orlando established the O-1 District to implement the goals of the Growth Management Plan (GMP), specifically focusing on protecting the positive design elements of the Traditional City [Section 62.101]. The primary intent of the O-1 District is to provide flexibility in building and site design, allowing for the development of offices that match the appearance and scale of existing surrounding residential neighborhoods [Section 58.281].
The O-1 District is intended to serve as a buffer or transition area. Consequently, the City of Orlando typically only applies this zoning designation to lands adjacent to the AC-3A (Downtown Metropolitan Activity Core) and AC-3 (Metropolitan Activity Center) districts [Section 58.282].
General Character
The general character of the O-1 District in Orlando is one of low intensity and neighborhood compatibility. To maintain the integrity of residential areas, the City of Orlando prohibits the application of O-1 zoning to existing neighborhoods that have a well-established one-to-two family or one-to-five family residential character [Section 58.282]. When office building sites in this district are located on the same block face as a residential zoning district, the structures must adhere to a residential architectural style [Section 62.604].
Permitted Land Uses
The O-1 District allows for a mix of residential and non-residential uses, categorized as Permitted (P), Permitted subject to Appearance Review (PA), or Conditional (C).
Residential Uses
- Permitted (P): Accessory Dwelling Units, Townhomes, and Single-Family detached dwellings [Figure 2].
- Appearance Review (PA): Duplexes and Tandem dwellings [Figure 2].
- Conditional (C): Multi-family developments and various types of Congregate Living Facilities (Residential Care, Intensive Care, and Transient Care) [Figure 2].
Non-Residential and Office Uses
- Permitted (P): General Offices, Medical and Dental Offices, and Laboratories. Conservation uses are also permitted [Figure 2].
- Limited/Specific Permissions:
- Light Retailing: Permitted only when located in a building where at least 66% of the floor area is dedicated to the primary office or residential use [Section 56.07.I].
- Neighborhood Convenience Stores: Permitted on the ground floor of the principal structure, provided they do not exceed 1,200 square feet [Section 62.606].
- Conditional (C): Dwelling units used for commercial purposes, Golf Courses, Hospitals/Clinics, and principal use Parking [Figure 2].
Development Standards
Development within the O-1 District must adhere to specific intensity and dimensional standards to ensure neighborhood compatibility.
| Standard | Requirement (Inside Traditional City) | Requirement (Outside Traditional City) |
|---|---|---|
| Gross Residential Density (min/max) | 12 / 21 du/ac | 12 / 21 du/ac |
| Maximum Non-Residential FAR | 0.30 | 0.30 |
| Maximum ISR | 0.70 | 0.70 |
| Minimum Lot Area (Single Family) | 4,500 sq. ft. | 4,950 sq. ft. |
| Minimum Mean Lot Width | 45 ft. | 45 ft. |
| Maximum Building Height | 35 ft. | 35 ft. |
| Front Yard Setback (min) | 25 ft. | 20 ft. |
| Side Yard Setback (min) | 5 ft. | 5 ft. |
| Street Side Yard Setback (min) | 15 ft. | 15 ft. |
| Rear Yard Setback (min) | 25 ft. | 25 ft. |
Note: The City of Orlando allows for density and intensity bonuses that can increase the maximum density to 40 du/ac and the non-residential FAR to 0.70 under specific contribution or performance criteria [Section 58.1101, 58.1133].
Appearance Review Requirements
The City of Orlando requires a mandatory Appearance Review for all new office construction, additions, or remodeling within the O-1 District [Section 62.603]. These standards include:
- Transparency: Front and street side exterior walls must contain a minimum of 15% transparent or translucent materials [Section 62.604].
- Massing: New structures exceeding 50 linear feet of street frontage must be designed to be similar in width to the principal structures on the block face [Section 62.604].
- Orientation: At least one public entrance must be oriented toward the front lot line or street side lot line [Section 62.604].
Sections Cited
- Section 56.07 - Transportation Impact Fee Rate Schedule
- Section 58.280 - Relationship to the Growth Management Plan (O-1, O-2, O-3)
- Section 58.281 - Purpose of the Districts
- Section 58.282 - Rezones and Zoning Map Applications
- Section 58.1101 - Maximum Available Bonus
- Section 58.1133 - Density and Intensity Bonus for Low and Very-Low Income Housing
- Section 62.101 - Relationship to the Growth Management Plan (Historic/Architectural)
- Section 62.300 - Applicability and Scope of Review
- Section 62.601 - Purpose Statement (Office Appearance Review)
- Section 62.603 - Applicability (Office Appearance Review)
- Section 62.604 - General Standards for Office Uses
- Section 62.606 - Neighborhood Convenience Stores
- Figure 1B - Table of Zoning District Regulations
- Figure 2 - Table of Allowable Uses in Zoning Districts