Maximum Lot Coverage and Impervious Surface Ratios for Residential Districts in the City of Orlando
In the City of Orlando, maximum lot coverage is primarily regulated through the Impervious Surface Ratio (ISR), which determines the percentage of a lot that can be covered by non-permeable surfaces. For the majority of low-density residential zones, such as the R-1 and R-2A districts, the City of Orlando permits a maximum ISR of 0.55, while high-density development districts like R-3D allow coverage up to 0.85.
Impervious Surface Ratio (ISR) Standards by District
The City of Orlando specifies the maximum allowable coverage for residential building sites based on their specific zoning classification. These standards ensure proper drainage and maintain the intended character of each neighborhood [Figure 1A.LDC].
| Zoning District Classification | District Type | Maximum ISR |
|---|---|---|
| R-1AA, R-1A, R-1, R-1N | One Family Residential | 0.55 |
| R-2A | One to Two Family Residential | 0.55 |
| R-2B | One to Five Family Residential | 0.60 |
| R-3A | Low Intensity Development | 0.60 |
| R-3B | Medium Intensity Development | 0.70 |
| R-3C | Medium Intensity Development | 0.80 |
| R-3D | High Intensity Development | 0.85 |
| MXD-1 | Mixed Residential-Office | 0.70 |
| MXD-2 | Mixed Residential-Office | 0.85 |
SODO Special Plan Area Coverage Limits
Residential lots located within the SODO Special Plan Area are subject to transect-based development standards. These standards often allow for higher coverage in core areas to support transit-oriented development [Figure 5—Transect Development Standards].
| SODO Transect Zone | Description | Maximum ISR |
|---|---|---|
| T-3 | Suburban Transect | 0.6 |
| T-3.5 | Live/Work Transect | 0.6 |
| T-4 | General Urban Transect | 0.9 |
| T-5 | Urban Center Transect | 0.9 |
| T-6 | Urban Core Transect | 0.9 |
Coverage Standards for Special Residential Forms
The City of Orlando provides specific coverage and bulk requirements for alternative residential housing types to maintain neighborhood compatibility.
Zero-Lot-Line Developments
For residential projects utilizing Zero-Lot-Line design, the City of Orlando mandates a maximum ISR of 0.55. This standard applies regardless of whether the project utilizes an interlocking lot design or a Z-lot configuration [Section 58.604].
Accessory Dwelling Units (ADUs)
When adding an Accessory Dwelling Unit to a single-family lot, the City of Orlando requires that the combined intensity of the principal structure and the ADU does not exceed a 0.50 Floor Area Ratio (FAR) or the maximum FAR of the principal structure's zoning district, whichever is less [Section 58.501].
Parramore Heritage Overlay District
In the Parramore Heritage Overlay District, the Zoning Official has the authority to modify the maximum ISR for individual non-conforming one or two-family residential lots. This modification may not exceed 10% of the established district standard. For example, a lot in an R-1 district, which typically has a 0.55 ISR limit, may be permitted a maximum ISR of 0.60 under these specific conditions [Section 58.499.16].
General Prohibitions and Encroachments
No building or structure in the City of Orlando shall be erected or altered in any manner that exceeds the allowable intensity or occupies a larger portion of the building site than permitted by the assigned zoning district [Section 58.201]. Furthermore, for residential building sites, no accessory structure may occupy more than 35% of the area between the rear property line and the principal structure, though swimming pools and hot tubs are generally excluded from this specific 35% rear-yard calculation [Section 58.901].
Sections Cited
- Figure 1A.LDC (Table of Zoning District Regulations)
- Section 58.201 (Conformance With Zoning Regulations Required)
- Section 58.499.16 (Modification of Standards in the PH Overlay District)
- Section 58.501 (Design Standards for Accessory Dwelling Units)
- Section 58.604 (Development Site Standards and Principal Building Setbacks for Zero-Lot-Line)
- Section 58.901 (Accessory Structure Location and Zoning Standards)
- Figure 5—Transect Development Standards (SODO Special Plan)