MU-2: Mixed Use District Standards and Guidelines in Orlando
The MU-2 High Intensity Mixed Use Corridor District in the City of Orlando is designed for concentrated residential and office developments along major arterial roadways where high levels of mass transit are available or programmed. Within the City of Orlando, this district supports a dense urban form with maximum standard densities of 75 dwelling units per acre and maximum floor area ratios of 1.0, though these may be increased significantly through density and intensity bonuses. The MU-2 District emphasizes a pedestrian-oriented character, generally requiring buildings to be placed close to the street with minimal setbacks in the Traditional City overlay.
Purpose and Intent of the MU-2 District
The MU-2 High Intensity Mixed Use Corridor District is established by the City of Orlando to implement the "Mixed Use Corridor—High Intensity" category of the Growth Management Plan (GMP) [Section 58.270]. The primary intent of the MU-2 District is to provide for concentrated areas of mixed residential and office uses at high intensities, recognizing the character of the thoroughfares along which it is located [Section 58.271].
This district is specifically encouraged in locations within the City of Orlando where intermediate and high levels of mass transit service are available or planned. The MU-2 District regulations assist in protecting the positive design elements of the Traditional City while allowing for the efficient provision of public services and facilities [Section 58.270].
Permitted and Conditional Land Uses
The City of Orlando allows a broad spectrum of both residential and non-residential activities within the MU-2 District. Uses are categorized as Permitted (P), permitted with Appearance Review (PA), or requiring a Conditional Use Permit (C).
Residential Uses
- Multi-Family Dwellings: Permitted by right [Figure 2A.LDC].
- Townhomes and Duplexes: Permitted subject to appearance review [Figure 2A.LDC].
- Residential Care Facilities (Type A and B): Permitted [Figure 2A.LDC].
- Live-Work Units: Permitted [Section 58.1103].
Non-Residential Uses
- Office and Medical: General offices, medical/dental offices, and labs are permitted [Figure 2B.LDC].
- Retail and Service: Light retailing, personal services, and restaurants are permitted. Intensive retailing and intensive services require a Conditional Use Permit [Figure 2B.LDC].
- Lodging: Hotels and motels are permitted [Figure 2B.LDC].
- Institutional: Hospitals, clinics, and child/adult day care centers (for more than 6 persons) are permitted [Figure 2B.LDC].
- Industrial: Light manufacturing and processing is permitted [Figure 2B.LDC].
Development Standards
Development in the MU-2 District within the City of Orlando must adhere to specific intensity and bulk regulations. Standards often differ between the Traditional City overlay and areas outside of it.
Bulk and Intensity Standards
| Standard | MU-2 District Requirement (Inside Traditional City) |
|---|---|
| Minimum Gross Density | 30 dwelling units per acre |
| Maximum Gross Density | 75 dwelling units per acre (can be higher with bonuses) |
| Minimum Floor Area Ratio (FAR) | 0.40 |
| Maximum Floor Area Ratio (FAR) | 1.00 (can be higher with bonuses) |
| Maximum Impervious Surface Ratio (ISR) | 0.90 |
| Maximum Building Height | 100 feet (standard) |
| Minimum Lot Area (Non-Residential) | 7,500 square feet |
Principal Building Setbacks
| Setback Location | MU-2 District Requirement (Inside Traditional City) |
|---|---|
| Front Yard (Minimum) | 0 feet |
| Front Yard (Maximum) | 10 feet |
| Side Yard (Minimum) | 0 or 3 feet |
| Street Side Yard (Minimum) | 0 feet |
| Street Side Yard (Maximum) | 10 feet |
| Rear Yard (Minimum) | 20 feet |
Density and Intensity Bonuses
The City of Orlando provides incentives for superior urban design and the provision of public goods. Within the MU-2 District, developers may apply for bonuses to exceed standard density and intensity limits [Section 58.1100].
| Bonus Category | MU-2 Maximum with Bonus |
|---|---|
| Maximum Density | 200 dwelling units per acre |
| Maximum Floor Area Ratio (FAR) | 2.0 |
To qualify for these bonuses, the City of Orlando requires a project to meet several criteria, such as including a mix of at least two significant uses (e.g., residential and office), achieving high-quality architectural design, providing public art, or utilizing underground utilities [Sections 58.1103, 58.1104].
Signage Standards
Signs in the MU-2 District are regulated to ensure they are appropriate to the high-intensity character of the area without being excessive.
- Building Signs: Allowed at two square feet of sign area for each linear foot of primary ground floor tenant space frontage [Section 64.201].
- Freestanding Signs: Maximum area of 100 square feet and a maximum height of 24 feet (on 4-plus lane roads outside the Traditional City) [Table 1C].
- Electronic Message Centers: Allowed as an accessory to a primary freestanding sign, with a maximum area of 40 square feet [Table 1C].
Sections Cited
- Section 58.270 - Relationship to the Growth Management Plan.
- Section 58.271 - Purpose of the District.
- Section 58.1100 - General Requirements (Bonuses).
- Section 58.1101 - Maximum Available Bonus.
- Section 58.1103 - Criteria for Approval of a Bonus.
- Section 58.1104 - Design Enhancements.
- Section 64.201 - Maximum Allowable Sign Area.
- Figure 1B.LDC - Table of Zoning District Regulations.
- Figure 2A.LDC - Table of Allowable Uses (Residential).
- Figure 2B.LDC - Table of Allowable Uses (Non-Residential).
- Table 1C - Standards for Freestanding Signs.