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Orlando Zoning Guide: R-1AA One Family Residential District

Jurisdiction: Orlando•Code Version: April 2025

The R-1AA One Family Residential District in Orlando is a low-intensity zoning classification designed to protect and conserve the character of established single-family neighborhoods. The Orlando R-1AA district requires a substantial minimum lot area of 10,000 square feet and limits development to one primary dwelling unit per site to maintain a low-density residential environment [Section 58.210, Figure 1A.LDC].

Purpose of the R-1AA District

The primary purpose of the R-1AA district is to implement the City of Orlando Growth Management Plan (GMP) by protecting the positive design elements of the Traditional City and ensuring that neighborhoods are shielded from uses that do not align with their established character. Specifically, the Orlando R-1AA district is intended to conserve the general character of one-family neighborhoods while providing for new areas of low and moderate-density development [Section 58.220, Section 58.221].

General Character

The R-1AA district is characterized by large lots and a predominantly one-family residential atmosphere. In the City of Orlando, this district is typically applied to existing neighborhoods that already exhibit a one-family character. The regulations emphasize maintaining "solids and voids" (the relationship between buildings and side yards) and preserving front yards as open space. Within the Traditional City overlay, the Orlando R-1AA district also encourages architectural elements that are consistent with historical patterns, such as specific roof shapes and the use of porches [Section 58.222, Section 62.600].

Permitted and Conditional Land Uses

Land uses in the Orlando R-1AA district are strictly regulated to maintain the residential integrity of the neighborhood. The district classification "R-1S" in the allowable use tables includes the R-1AA designation [Section 58.515, Footnotes].

Residential Uses

  • Single Family Dwellings: Permitted by right as the primary use of a building site [Figure 2 (LDC)].
  • Accessory Dwelling Units (ADUs): Permitted, provided the building site meets increased minimum lot area requirements [Section 58.501].
  • Residential Care Facilities (Type A): Permitted as a form of congregate living [Figure 2 (LDC)].
  • Residential Care Facilities (Type B): Allowed only as a Conditional Use [Figure 2 (LDC)].

Public and Institutional Uses

  • Conservation Uses: Permitted by right [Figure 2 (LDC)].
  • Local Assembly (e.g., small civic clubs): Permitted [Figure 2 (LDC)].
  • Neighborhood Assembly: Permitted subject to Appearance Review (PA) [Figure 2 (LDC)].
  • Community and Regional Assembly: Allowed only as a Conditional Use [Figure 2 (LDC)].
  • Golf Courses: Allowed only as a Conditional Use [Figure 2 (LDC)].
  • Child Adult Day Care (6–30 persons): Allowed only as a Conditional Use [Figure 2 (LDC)].

Commercial Uses

  • Neighborhood Convenience Stores: Allowed as a Conditional Use, provided the store does not exceed 1,200 square feet and is located on a collector street [Section 62.606].

Site Development Standards

Development in the R-1AA district must adhere to specific intensity and setback requirements to ensure consistency with the surrounding neighborhood.

Standard Requirement in R-1AA District
Minimum Lot Area 10,000 sq. ft.
Minimum Mean Lot Width 85 ft.
Minimum Mean Lot Depth 110 ft.
Minimum Building Site Frontage 25 ft.
Maximum Density 1 dwelling unit per building site
Front Yard Setback 30 ft.
Side Yard Setback 7.5 ft.
Street Side Yard Setback 15 ft.
Rear Yard Setback 25 ft.
Max. Impervious Surface Ratio (ISR) 0.55
Max. Building Height (Inside Traditional City) 30 ft.
Max. Building Height (Outside Traditional City) 35 ft.

[Source: Figure 1A.LDC]

Accessory Dwelling Unit (ADU) Requirements

The City of Orlando allows ADUs in the R-1AA district to provide inexpensive dwelling units for older or single-member households, subject to the following lot size standards:

  • ADU up to 500 sq. ft.: Requires a minimum lot size of 10,000 sq. ft.
  • ADU up to 1,000 sq. ft.: Requires a minimum lot size of 15,000 sq. ft.
  • Appearance: ADUs must emulate the architectural style, finish, and details of the principal structure [Section 58.501].

Landscaping Requirements

Orlando requires R-1AA properties to follow "One-Family and Two-Family Residential Development Standards."

  • Turfgrass: Total turfgrass area cannot exceed 60% of the pervious area of the building site.
  • Front Yard: At least 40% of the pervious area in the front and street side yards must be landscaped with shrubs or groundcovers.
  • Trees: A minimum of two canopy trees (minimum 2-inch caliper) must be planted or retained on lots 6,000 sq. ft. or larger [Section 60.223].

Sections Cited

  • Sec. 58.210 - General Requirements
  • Sec. 58.220 - Relationship to the Growth Management Plan
  • Sec. 58.221 - Purpose of the Districts
  • Sec. 58.222 - Rezones and Zoning Map Applications
  • Sec. 58.500 - Purpose of Accessory Dwelling Unit Requirements
  • Sec. 58.501 - Design Standards for Accessory Dwelling Units
  • Sec. 58.515 - Development Standards
  • Sec. 60.223 - One-Family and Two-Family Residential Development Standards
  • Sec. 62.600 - General Requirements (Traditional City Design Standards)
  • Sec. 62.606 - Neighborhood Convenience Stores in Residential and Low Intensity Office Districts
  • Figure 1A.LDC - Table of Zoning District Regulations
  • Figure 2 (LDC) - Table of Allowable Uses in Zoning Districts

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