Orlando R-1A One Family Residential District Use and Development Guide
The R-1A One Family Residential District in the City of Orlando is primarily intended for single-family detached homes within established neighborhoods, strictly limiting development to one dwelling unit per building site. This district permits accessory dwelling units (ADUs) on lots meeting specific size thresholds (starting at 7,700 square feet) and allows for low-impact home occupations. Most commercial, industrial, and high-intensity social service uses are prohibited to preserve the residential integrity and moderate density of the area [Section 58.221, Figure 1A.LDC].
Purpose of the R-1A District
The R-1A One Family Residential District is designed to implement the Orlando Growth Management Plan by protecting and conserving the character of established single-family neighborhoods. The City of Orlando utilizes this designation to provide areas for low and moderate-density one-family development, ensuring that new construction or redevelopment remains compatible with the existing residential fabric [Section 58.220, Section 58.221].
Allowed and Prohibited Land Uses
In the City of Orlando, land uses for the R-1A district are generally categorized under the "R-1S" column of the allowable use tables, which encompasses the R-1, R-1N, R-1A, and R-1AA designations [Section 58.511 Note].
Residential and General Uses
The following table outlines the permissions for residential and community-related uses within the R-1A One Family Residential District:
| Use Category | Permission Status | Specific Requirements |
|---|---|---|
| Single Family (Detached) | Permitted (P) | Limited to 1 unit per building site [Figure 1A.LDC]. |
| Accessory Dwelling Units (ADU) | Permitted (P) | Must be smaller than the principal structure; requires specific lot sizes [Section 58.501]. |
| Home Occupations | Permitted (P) | Must be conducted within the principal building or accessory garage; max 25% floor area [Section 58.538]. |
| Conservation Uses | Permitted (P) | Allowed throughout the City of Orlando [Figure 2B.LDC]. |
| Golf Courses | Conditional (C) | Requires a Conditional Use Permit [Figure 2B.LDC]. |
| Local Assembly | Permitted (P) | Typical for small-scale neighborhood civic uses [Figure 2B.LDC]. |
| Neighborhood Assembly | Permitted (PA) | Requires Appearance Review [Figure 2B.LDC]. |
| Community Assembly | Conditional (C) | Requires a Conditional Use Permit [Figure 2B.LDC]. |
| Child/Adult Day Care (6-30 persons) | Conditional (C) | Requires a Conditional Use Permit [Figure 2B.LDC]. |
| Automated Individual Car Wash | Accessory (P) | Permitted only as an accessory use in a completely enclosed garage [Section 58.971]. |
| Duplex or Tandem Dwellings | Prohibited | Not allowed in the R-1A One Family Residential District [Figure 2A.LDC]. |
| Mobile Homes | Prohibited | Strictly prohibited in the R-1A district [Figure 2A.LDC]. |
Prohibited Non-Residential Uses
The City of Orlando prohibits a wide array of non-residential activities in the R-1A district to maintain its quiet, residential nature. Prohibited uses include, but are not limited to:
- Adult Entertainment: All facilities of this nature are barred [Figure 2B.LDC].
- Commercial/Retail: Bars, nightclubs, restaurants, and general retailing are not permitted [Figure 2B.LDC].
- Industrial: Manufacturing, warehousing, and heavy processing are strictly prohibited [Figure 2B.LDC].
- Automotive: Major vehicle services and gas stations are prohibited [Figure 2B.LDC].
- Storage: Junk yards and personal storage facilities are not allowed [Figure 2B.LDC, Section 58.770].
Development Standards for R-1A
The City of Orlando mandates strict dimensional standards for the R-1A One Family Residential District to ensure consistent lot patterns and open space.
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 7,700 Square Feet |
| Minimum Mean Lot Width | 70 Feet |
| Maximum Density | 5.7 Dwelling Units per Acre |
| Maximum Intensity (FAR) | 1.0 (Note: Max Single Family FAR often defaults to district patterns) |
| Maximum ISR (Impervious Surface Ratio) | 0.55 |
| Minimum Front Yard Setback | 25 Feet |
| Minimum Side Yard Setback | 7.5 Feet |
| Minimum Street Side Yard Setback | 15 Feet |
| Minimum Rear Yard Setback | 25 Feet |
| Maximum Building Height | 30 Feet (Inside Traditional City) |
[Source: Figure 1A.LDC]
Accessory Dwelling Unit (ADU) Specifics
For property owners in the R-1A One Family Residential District, the City of Orlando allows the addition of one ADU per single-family lot, provided the lot area is sufficient to support the additional unit [Section 58.501]:
- ADU up to 500 sq. ft.: Requires a minimum lot size of 7,700 square feet.
- ADU up to 1,000 sq. ft.: Requires a minimum lot size of 11,550 square feet.
- Parking: Smaller ADUs (500 sq. ft. or less) are not required to have an additional parking space if the principal structure has code-compliant parking [Section 58.501].
Sections Cited
- Section 58.210 - General Requirements (Establishment of Districts)
- Section 58.220 - Relationship to the Growth Management Plan (R-1 Districts)
- Section 58.221 - Purpose of the Districts
- Section 58.501 - Design Standards for Accessory Dwelling Units
- Section 58.538 - Performance and Design Requirements (Home Occupations)
- Section 58.770 - General Requirements (Personal Storage)
- Section 58.971 - Automated Individual Car Wash
- Section 58.1162 - One and Two Family Dwellings Built Before 1959
- Figure 1A.LDC - Table of Zoning District Regulations
- Figure 2A.LDC - Table of Allowable Uses (Residential)
- Figure 2B.LDC - Table of Allowable Uses (Non-Residential)