Hotel, Motel, and Lodging Development Regulations in the City of Orlando
Lodging units, which include hotels, motels, and timeshares, are primarily permitted in the MU-1, MU-2, AC-2, AC-3, AC-3A, and IC zoning districts within the City of Orlando. While prohibited in all standard residential zones, the City of Orlando allow for conditional lodging uses in the AC-1 district and within specific historic landmarks in the O-1, O-2, and AC-N districts. These developments are subject to significant impact fees, including a per-room parks impact fee of $1,262 and transportation fees that vary by geographical area.
Permissible Zoning Districts for Lodging
The City of Orlando Land Development Code classifies "Lodging (Hotel, Motel or Resort) Units" as establishments consisting of a group of attached or detached units designed primarily for transient tourists [Section 56.32]. Per the Table of Allowable Uses, the following permissions apply across the City of Orlando:
| Zoning District | District Name | Permission Level |
|---|---|---|
| O-1, O-2 | Office and Residential | LC (Conditional Use for historic landmarks only) |
| O-3 | Office and Residential | P (Permitted) |
| MU-1, MU-2 | Mixed Use Corridor | P (Permitted) |
| AC-N | Neighborhood Activity Center | LC (Conditional Use for historic landmarks only) |
| AC-1 | Community Activity Center | C (Conditional Use) |
| AC-2 | Urban Activity Center | P (Permitted) |
| AC-3 | Metropolitan Activity Center | P (Permitted) |
| AC-3A | Downtown Metropolitan Activity Core | P (Permitted) |
| IC | Industrial-Commercial | P (Permitted) |
Key: P = Permitted; C = Conditional Use; LC = Conditional Use for historic landmarks only [Figure 2, Table of Allowable Uses].
Special Plan Area Exceptions
The City of Orlando has adopted several Special Plans that modify the general zoning permissions for lodging:
SODO Special Plan
Within the SODO Special Plan area, the City of Orlando utilizes a transect-based planning approach. Lodging is permitted in the higher-intensity urban transects but remains prohibited in suburban-style zones [Section 62.499].
| SODO Transect | Transect Name | Permission Level |
|---|---|---|
| T-3, T-3.5 | Suburban / Live-Work | Prohibited |
| T-4 | General Urban | P (Permitted) |
| T-5 | Urban Center | P (Permitted) |
| T-6 | Urban Core | P (Permitted) |
Other Special Plans
- North Lucerne Circle Special Plan: The City of Orlando allows hotels with a maximum of 15 rooms as a permitted use. Hotels with up to 30 rooms are classified as a conditional use [Section 62.403].
- Orange Blossom Trail Special Plan: In the MU-1 District of this corridor, hotels and motels are considered conditional uses rather than permitted by right [Section 62.406].
- North International Drive Special Plan: Hotels are identified as a critical component of this thriving entertainment district. In "Intensity Nodes," the City of Orlando may grant height increases for hotels that provide ground-floor amenities available to the general public [Section 62.496].
Technical Development Standards
Lodging developments must adhere to specific intensity and setbacks standards. In the SODO area, these standards are governed by the transect zone [Section 62.499, Figure 5].
| Standard | T-4 Transect | T-5 Transect | T-6 Transect |
|---|---|---|---|
| Min. Front Setback | 7 feet | 7 feet | 7 feet |
| Max. Building Height | 3 stories | 5 stories | 9–17 stories* |
| Max. ISR | 0.9 | 0.9 | 0.9 |
| Min. Floor to Ceiling (Ground) | 12 feet | 12 feet | 12 feet |
*Height varies based on the application of density/intensity bonuses [Section 62.499, Figure 5].
Applicable Impact Fees
Any person applying for a development permit for a lodging use in the City of Orlando must pay impact fees at the time of permit issuance [Section 56.05].
Transportation Impact Fees
These fees are calculated per room and vary based on whether the development is located in the Downtown area (Area 1A) or other parts of the City of Orlando (Area 1B, 2, & 3) [Exhibit-A Rate Schedule].
| Lodging Category | Area 1A (Downtown) | Area 1B, 2, & 3 (Other) |
|---|---|---|
| Hotel (per room) | $2,249 | $2,547 |
| Motel (per room) | $1,052 | $1,198 |
| Resort Hotel (per room) | $2,770 | $3,136 |
Parks Impact Fees
The City of Orlando imposes a flat parks impact fee for all lodging developments [Section 56.35].
| Land Use Category | Fee Basis | Rate (w/41% Policy Discount) |
|---|---|---|
| Hotel, Motel & Resort Unit | Per Room | $1,262.00 |
Sections Cited
- Section 56.05 - Limitations on Issuance of Development Permits
- Section 56.32 - Definitions (Impact Fees)
- Section 56.35 - Impact Fee Imposed, Rate Established, and Time of Payment
- Section 58.110 - Figure 2, Table of Allowable Uses
- Section 62.403 - North Lucerne Circle Special Plan
- Section 62.406 - Orange Blossom Trail Special Plan
- Section 62.496 - North International Drive Special Plan
- Section 62.499 - SODO Special Plan
- Exhibit-A Rate Schedule - Transportation Impact Fee Rates