Orlando R-1A: One Family Residential District Zoning Overview
The R-1A One Family Residential District in Orlando is a low-intensity zoning classification primarily limited to single-family detached dwellings and accessory dwelling units. The City of Orlando requires a minimum lot area of 7,700 square feet for R-1A properties and enforces a maximum building height of 30 to 35 feet to preserve established neighborhood character. Development in the R-1A district is subject to both transportation and parks impact fees based on the square footage and location of the residential unit.
Purpose of the R-1A District
The R-1A One Family Residential District is established by the City of Orlando to conserve the general character of established one-family neighborhoods [Section 58.221]. It is intended to provide for new areas of low and moderate-density one-family development that are compatible with the existing neighborhood integrity [Section 58.514]. In the City of Orlando, the R-1A district specifically implements the "Residential-Low Intensity" category of the Future Land Use Map Series [Section 58.220].
Permitted Land Uses
Land uses in the R-1A One Family Residential District are strictly regulated to maintain a residential atmosphere. The City of Orlando designates specific uses as permitted (P), conditionally permitted (C), or requiring appearance review (PA).
- Residential Uses: Single-family detached dwellings are the primary permitted use. Accessory dwelling units (ADUs), such as garage apartments or mother-in-law suites, are also permitted provided they meet specific lot size and design criteria [Figure 2A.LDC, Section 58.500].
- Non-Residential Uses: Limited non-residential activities may be allowed if they serve the community or maintain the character of the district. These include conservation uses (Permitted), and golf courses or neighborhood convenience stores (Conditional) [Figure 2A.LDC, Figure 2B.LDC].
- Prohibited Uses: Most intensive commercial and industrial activities, including adult entertainment, automotive services, and multi-family apartments, are prohibited in the R-1A One Family Residential District [Figure 2A.LDC, Figure 2B.LDC].
Technical Development Standards
The City of Orlando enforces specific dimensional requirements for the R-1A One Family Residential District to ensure consistent density and open space.
| Standard | R-1A Requirement |
|---|---|
| Maximum Residential Density | 5.7 dwelling units per acre |
| Maximum Non-Residential FAR | 0.25 |
| Minimum Lot Area | 7,700 square feet |
| Minimum Mean Lot Width | 70 feet |
| Minimum Mean Lot Depth | 110 feet |
| Minimum Building Site Frontage | 25 feet |
| Maximum Units per Building Site | 1 dwelling unit |
| Maximum Impervious Surface Ratio (ISR) | 0.55 |
| Max Building Height (Inside Traditional City) | 30 feet |
| Max Building Height (Outside Traditional City) | 35 feet |
[Source: Figure 1A.LDC]
Principal Building Setbacks
Setbacks for the R-1A One Family Residential District ensure adequate separation between structures and maintain the streetscape's rhythm.
| Setback Location | Minimum Distance |
|---|---|
| Front Yard | 25 feet |
| Side Yard | 7.5 feet |
| Street Side Yard | 15 feet |
| Rear Yard | 25 feet |
[Source: Figure 1A.LDC]
General Character and Design Requirements
The general character of the R-1A One Family Residential District in Orlando is defined by its low-intensity, suburban-style development. Within the "Traditional City" overlay, the City of Orlando applies additional design standards to ensure new construction or substantial improvements are harmonious with the historic fabric.
- Building Orientation: Principal structures in the R-1A district must be oriented toward the street. At least one principal pedestrian entrance must face the Main or Town Street [Section 62.600, Section 62.609].
- Neighborhood Protection: The R-1A district is used to protect and enhance positive design elements of the Traditional City and to prevent neighborhoods from being encroached upon by uses not in keeping with their established character [Section 58.220].
- Accessory Structures: In the R-1A district, accessory structures such as sheds or detached garages must be located in the required front or street side yard setbacks only under limited conditions and generally must follow the principal building's setback standards [Section 58.901].
Impact Fees for R-1A Development
New development in Orlando's R-1A One Family Residential District is subject to mandatory impact fees to fund necessary public infrastructure.
- Parks Impact Fees: For a single-family unit in the R-1A district, fees range from approximately $1,633 (for units 1,200 sq. ft. or less) to $3,649 (for units 3,500 sq. ft. or larger) [Section 56.35].
- Transportation Impact Fees: These fees are determined by the square footage of the unit and its location (Downtown vs. other City areas). For a standard single-family home in the R-1A district, fees can range from $3,422 to over $7,300 [Exhibit A].
Sections Cited
- Sec. 56.35. - Impact Fee Imposed, Rate Established, and Time of Payment.
- Exhibit-A Rate Schedule.
- Sec. 58.210. - General Requirements.
- Sec. 58.220. - Relationship to the Growth Management Plan.
- Sec. 58.221. - Purpose of the Districts.
- Sec. 58.500. - Purpose of Accessory Dwelling Unit Requirements.
- Sec. 58.501. - Design Standards for Accessory Dwelling Units.
- Sec. 58.514. - Applicability and Conflicts.
- Sec. 58.901. - Accessory Structure Location and Zoning Standards.
- Sec. 62.600. - General Requirements.
- Sec. 62.609. - Building Standards.
- Figure 1A.LDC - Table of Zoning District Regulations.
- Figure 2A.LDC - Table of allowable uses in zoning districts.
- Figure 2B.LDC - Table of allowable uses in zoning districts.