Orlando PD: Planned Development District Land Use Guide
The PD: Planned Development District in the City of Orlando is a flexible, plan-based zoning designation where allowable uses and technical standards are established through a site-specific ordinance approved by the City Council. This district requires a minimum development site size of 10,000 square feet and is intended for unique, high-quality projects that cannot be accommodated under standard City of Orlando zoning categories.
Nature of the PD: Planned Development District
The PD: Planned Development District is a voluntary zoning process initiated by an applicant to allow for a mix of structures and uses that might not otherwise be permitted in standard districts [Section 58.361]. The City of Orlando utilizes this district to encourage superior urban design, the redevelopment of blighted areas, and the preservation of natural features.
Because each PD: Planned Development District is unique, the "Zoning Map" for the property refers to a specific Master Plan or Development Plan that governs that specific parcel of land [Section 58.360].
Allowed and Prohibited Uses
Permitted and prohibited uses within a PD: Planned Development District are not listed in a universal table. Instead, the City of Orlando determines use permissions based on the following hierarchy:
1. The Approved Development Plan
The primary source for allowed uses is the specific ordinance and development plan adopted by the City Council for that project. Any use explicitly listed in the plan is permitted, while any use not listed is generally considered prohibited [Section 58.367].
2. Analogous Land Use Regulations
If a specific use is not clearly determined within the individual PD ordinance, the City of Orlando applies regulations from standard zoning districts that most closely resemble the different areas of the planned development [Section 58.367]. For example, if a portion of a PD: Planned Development District is primarily residential, the City of Orlando may apply use standards analogous to the R-3 district.
3. Generally Prohibited Uses
Regardless of the specific PD plan, certain uses are prohibited throughout the Municipality:
- Bottle Clubs: Prohibited as a principal use within any zoning district in the City of Orlando [Section 58.705].
- Medical Marijuana Dispensaries: These are prohibited unless the dispensary is approved by the Florida Department of Health and meets all City of Orlando special location regulations (such as being 5,280 feet from another dispensary) [Section 58.873, Section 58.874].
Development and Technical Standards
In the PD: Planned Development District, many technical requirements like setbacks and height limits are customized. However, the City of Orlando mandates certain baseline standards:
| Standard Type | Requirement in PD District |
|---|---|
| Minimum Site Size | 10,000 square feet [Section 58.362] |
| Setbacks | Determined by the approved Master Plan; must be equal to or greater than the abutting zoning district unless a modification is approved [Section 58.362] |
| Building Separation | Minimum 10-foot separation required between all buildings [Section 58.511] |
| Floor Area Ratio (FAR) | Calculated based on the "default" or underlying zoning district standards [Figure 1, Footnote 2] |
| Impervious Surface Ratio (ISR) | Calculated based on the "default" or underlying zoning district standards [Figure 1, Footnote 2] |
Perimeter Setbacks
The City of Orlando may require the PD: Planned Development District to have larger perimeter setbacks than standard districts if:
- The minimum PD perimeter setback required by the Master Plan is greater than the setback required under the original zoning.
- The property in the abutting zoning district is located across a major roadway.
- The setbacks are necessary to match the majority of existing structures on the same blockface [Section 58.362].
Modification and Variance Restrictions
Standard variances issued by the Board of Zoning Adjustment do not apply to the PD: Planned Development District. Because the specific standards of a PD are part of a negotiated ordinance, any changes to the density, intensity, or use must follow the formal amendment procedures for Development Plans [Section 58.368].
Sections Cited
- Section 58.210 - General Requirements (Establishment of Districts)
- Section 58.360 - Relationship to the Growth Management Plan
- Section 58.361 - Purpose of the District
- Section 58.362 - Rezones and Zoning Map Applications
- Section 58.367 - Applicability of other ordinances
- Section 58.368 - Variances Do Not Apply to Planned Development
- Section 58.511 - Development Standards
- Section 58.705 - General Requirements (Alcoholic Beverage Establishments)
- Section 58.873 - General Requirements (Medical Marijuana)
- Section 58.874 - Special Location Regulations (Medical Marijuana)