Orlando Zoning Guide: MXD-1 Mixed Residential-Office District
The MXD-1 Mixed Residential-Office District in Orlando is a transitional zone designed to provide a buffer between non-residential areas and residential neighborhoods by allowing a low-intensity blend of office and dwelling units. In the Orlando MXD-1 district, office uses are limited to the first story or 50% of the gross floor area, and non-residential development is restricted to a maximum Floor Area Ratio (FAR) of 0.30. This district emphasizes the adaptive reuse of existing structures and ensures that all new construction maintains a size, scale, and character consistent with surrounding residential homes.
Purpose and Intent of the MXD-1 District
The primary purpose of the MXD-1 district in the City of Orlando is to create a flexible environment at the edges of residential neighborhoods. It aims to provide a gradual decrease in intensity along a continuous block face between non-residential and residential areas [Section 62.304].
To achieve this, the Orlando MXD-1 district implements several objectives of the Growth Management Plan (GMP), including:
- Traditional City Protection: Protecting and enhancing the positive design elements of Orlando’s Traditional City.
- Compatibility: Permitting mixed office-residential development at a size and scale similar to nearby residences [Section 58.250].
- Adaptive Reuse: Encouraging the reuse of existing structures and ensuring new structures are compatible in design and scale with their surroundings [Section 58.251].
- Economic Stability: Strengthening the local economy by stabilizing and improving property values through harmonious construction and redevelopment [Section 62.304].
Permitted and Conditional Land Uses
The MXD-1 district allows for a variety of residential uses while strictly limiting the intensity of non-residential activities.
Residential Uses
- Permitted (P): Single-family homes, multi-family dwellings, and Group Housing Type A [Figure 2A].
- Permitted with Appearance Review (PA): Townhomes, duplexes, and tandem dwellings [Figure 2A].
- Conditional (C): Group Housing Type B and Intensive Care Facilities [Figure 2A].
Non-Residential and Mixed Uses
- Permitted (P): Professional offices, medical offices, and dental labs [Figure 2B].
- Conditional (C): Bars, child adult day care (6–30+ persons), golf courses, hospitals/clinics, and neighborhood convenience stores [Figure 2B].
- Limited Access (LC): Hotels and motels are only permitted if they are designated as a historic landmark [Figure 2B].
Specific Office Standards
In the Orlando MXD-1 district, office uses are subject to specific placement and size limitations to prevent them from dominating the residential character. Offices may not occupy more than 50% of the gross floor area of any building site, nor more than the first story, whichever is less. However, both office and residential uses are permitted to be located on the first floor [Section 58.253].
Development and Technical Standards
Development in the MXD-1 district is governed by specific intensity, height, and setback requirements intended to mirror residential patterns.
| Standard | MXD-1 Requirement |
|---|---|
| Gross Residential Density (min/max) | 12 / 21 units per acre |
| Non-Residential FAR (max) | 0.30 |
| Max Single Family/Duplex FAR | 0.50 |
| Minimum Lot Area (Single Family) | 4,000 sq. ft. |
| Minimum Lot Area (Non-Residential) | 7,500 sq. ft. |
| Maximum Building Height | 35 ft. |
| Maximum Impervious Surface Ratio (ISR) | 0.70 |
| Front Yard Setback (min) | 20 ft. |
| Side Yard Setback (min) | 5 ft. |
| Street Side Yard Setback (min) | 15 ft. |
| Rear Yard Setback (min) | 25 ft. |
[Figure 1B, Section 58.110]
General Character and Appearance Review
Because the MXD-1 district is transitional, the City of Orlando requires a high level of design consistency with nearby residential structures.
Design Principles
- Scale and Massing: The size and proportions of new developments in the MXD-1 district must be related to the scale of nearby buildings. Massing must be articulated every 50 linear feet to avoid a "boxy" appearance [Section 62.305].
- Orientation: Principal entrances to offices must be oriented away from adjacent residential areas. However, office and residential uses within the same building may share a common principal entrance [Section 62.305].
- Architectural Style: Architecture and building materials must be authentic and consistent with the residential buildings on the same block or across the street [Section 62.305].
- Landscaping and Paving: Excessive paving is prohibited. Parking areas must be minimized, and signage should be ground-mounted within the rear half of the front yard setback or on the first-floor wall [Section 62.305].
Sections Cited
- Section 58.110 - Table of Zoning District Regulations
- Section 58.250 - Relationship to the Growth Management Plan (MXD-1)
- Section 58.251 - Purpose of the District (MXD-1)
- Section 58.253 - General Standards (MXD-1)
- Section 62.304 - Applications Review by Appearance Review Official
- Section 62.305 - General Standards for Appearance Review in MXD-1
- Figure 1B - Table of Zoning District Regulations
- Figure 2A - Table of Allowable Uses (Residential)
- Figure 2B - Table of Allowable Uses (Non-Residential)