Orlando MXD-2: Mixed Residential Office District Regulations
The MXD-2: Mixed Residential Office District in the City of Orlando is established for high-density, high-rise residential and mixed-use developments, allowing for a maximum residential density of up to 75 units per acre and a maximum non-residential floor area ratio (FAR) of 0.35. Within the City of Orlando, this district prioritizes urban intensity and requires strict appearance reviews to ensure that new construction integrates harmoniously with shopping, employment centers, and public facilities [Section 58.261]. All MXD-2 developments must maintain an impervious surface ratio (ISR) no higher than 0.85 and typically adhere to a 30-foot height limit within the Traditional City unless granted conditional increases [Section 62.307].
Purpose and Relationship to the Growth Management Plan
The MXD-2 district is a key component of the City of Orlando’s urban strategy, specifically designed to implement the "Residential-High Intensity" and "Mixed Use Corridor-High Intensity" categories of the Future Land Use Map Series [Section 58.260]. The primary intent of the MXD-2 district is to provide areas where high-density residential living and office spaces can coexist in close proximity to essential urban amenities like shopping and public transit [Section 58.261].
By encouraging development at or near the maximum permitted intensity, the City of Orlando uses the MXD-2 designation to ensure that public services and facilities are provided as efficiently as possible while stabilizing property values through high-quality design [Section 58.260].
General Character and Design Standards
Developments within the MXD-2 district are characterized by their urban scale and transitionary nature. The City of Orlando requires these sites to bridge the gap between high-intensity commercial corridors and existing neighborhoods.
Appearance and Massing
The City of Orlando mandates that the scale and proportions of new MXD-2 developments relate to nearby buildings. Even if a project is significantly larger in square footage, it must maintain a similar scale and rhythm to existing structures [Section 62.307]. Specific massing requirements include:
- Modulation: Building forms must be broken into smaller, varied masses to avoid an "uninteresting boxlike" appearance.
- Directional Expression: Buildings must have a directional orientation characteristic of the neighborhood, with long or low-rise buildings using vertical elements like entrances and columns to break up the facade [Section 62.307].
- Street Level Design: New construction must prioritize a pedestrian scale at the street level, using detailing and ground treatments that encourage pedestrian activity. Box-like or "mono-geometric" forms are prohibited [Section 62.307].
Technical Development Standards
The following table outlines the core intensity and dimensional requirements for the MXD-2 district in the City of Orlando.
| Standard | Requirement |
|---|---|
| Minimum Gross Residential Density | 30 units/acre |
| Maximum Gross Residential Density | 75 units/acre |
| Max. Single Family, Tandem, and Duplex FAR | 0.50 |
| Maximum Non-Residential FAR | 0.35 |
| Maximum Impervious Surface Ratio (ISR) | 0.85 |
| Minimum Lot Area (Single Family) | 3,500 sq. ft. |
| Minimum Mean Lot Width (Single Family) | 35 ft. |
| Building Height (Inside Traditional City) | 30 ft. (up to 55 ft. via Conditional Use) |
| Building Height (Outside Traditional City) | 35 ft. |
[Figure 1B.LDC; Section 62.307]
Setback Requirements
Setbacks in the MXD-2 district are designed to maintain the urban fabric while providing necessary separation between uses.
| Setback Type | Minimum Distance |
|---|---|
| Front Yard | 20 ft. |
| Side Yard | 5 ft. |
| Street Side Yard | 15 ft. |
| Rear Yard | 25 ft. |
[Figure 1B.LDC]
Permitted Land Uses
The MXD-2 district supports a wide variety of residential and non-residential uses. The City of Orlando requires "Appearance Review" (PA) for most major attached housing types to ensure they meet the aesthetic goals of the district [Section 62.304].
Residential Uses
| Use Category | Status |
|---|---|
| Single Family | Permitted |
| Duplex or Tandem | Permitted (Appearance Review Required) |
| Townhomes | Permitted (Appearance Review Required) |
| Multi-Family | Permitted (Appearance Review Required) |
| Accessory Dwelling Units (ADUs) | Permitted (Appearance Review Required) |
[Figure 2A.LDC]
Non-Residential and Public Uses
The MXD-2 district allows for a mix of commercial and civic activities that serve the high-density resident population.
| Use Category | Status |
|---|---|
| General Office / Medical Office | Permitted |
| Eating and Drinking Establishments | Permitted (Subject to Footnote 39) |
| Neighborhood Convenience Store | Permitted |
| Child/Adult Day Care (6-30 persons) | Permitted (Appearance Review Required) |
| Hotels / Motels | Conditional (Historic Landmark Only) |
| Hospitals and Clinics | Conditional Use |
| Schools (Public/Private/Charter) | Allowed as Public Benefit Use |
[Figure 2B.LDC; Figure 3]
Sections Cited
- Section 58.210 - General Requirements (Establishment of Zoning Districts)
- Section 58.260 - Relationship to the Growth Management Plan (MXD-2)
- Section 58.261 - Purpose of the District (MXD-2)
- Section 58.262 - Rezones and Zoning Map Applications (MXD-2)
- 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)
- Section 62.304 - Applications Review by Appearance Review Official
- Section 62.306 - Applications Review by Appearance Review Official (MXD-2)
- Section 62.307 - General Standards (MXD-2 Appearance Review)