R-1AA: One Family Residential District - Orlando Zoning Guide
In Orlando's R-1AA: One Family Residential District, land use is primarily restricted to single-family detached dwellings with a maximum density of 4.7 units per acre and a 10,000 square foot minimum lot size. The district permits limited residential-adjacent activities such as accessory dwelling units and local assembly uses, but it strictly prohibits almost all commercial, industrial, and high-intensity congregate living operations. Development within the R-1AA: One Family Residential District is intended to protect and enhance the positive design elements of established neighborhoods within the City of Orlando [Section 58.220].
Development Standards for R-1AA Districts
The City of Orlando regulates the physical form of the R-1AA: One Family Residential District through specific density, setback, and intensity requirements.
| Standard | R-1AA Requirement |
|---|---|
| Gross Residential Density (max) | 4.7 units per acre |
| Minimum Lot Area | 10,000 sq. ft. |
| Minimum Mean Lot Width | 85 ft. |
| Minimum Mean Lot Depth | 110 ft. |
| Maximum Building Height | 30 ft. (Inside Traditional City) / 35 ft. (Outside) |
| Maximum Floor Area Ratio (FAR) | 0.50 (for Single Family, Tandem, Duplex) |
| Maximum Impervious Surface Ratio (ISR) | 0.55 |
| Front Yard Setback (min) | 30 ft. |
| Side Yard Setback (min) | 7.5 ft. |
| Street Side Yard Setback (min) | 15 ft. |
| Rear Yard Setback (min) | 25 ft. |
Note: Standards cited from [Figure 1A.LDC].
Allowed Land Uses
The following uses are identified as allowable within the R-1AA: One Family Residential District, categorized by their level of permission: Permitted (P), Permitted with Appearance Review (PA), or Conditional (C).
Residential and Living Facilities
- Single Family Detached: Permitted as the primary use of the district [Figure 2A.LDC].
- Accessory Dwelling Units (ADUs): Permitted, provided they are smaller than the principal structure. In Orlando's R-1AA district, a lot must be at least 10,000 sq. ft. for an ADU up to 500 sq. ft., or 15,000 sq. ft. for an ADU up to 1,000 sq. ft. [Section 58.501].
- Townhomes, Duplexes, and Tandems: Permitted subject to Appearance Review (PA) [Figure 2A.LDC].
- Residential Care Facilities (Type A): Permitted [Figure 2A.LDC].
- Transient Care Facilities (Type A): Permitted [Figure 2A.LDC].
- Multi-Family: Permitted for up to 5 dwellings per building site (P5); otherwise, it requires a Conditional Use permit [Figure 2A.LDC].
- Congregate Living / Intensive Care (Type A): Allowed only by Conditional Use permit [Figure 2A.LDC].
Public, Institutional, and Recreation
- Conservation Uses: Permitted [Figure 2B.LDC].
- Local Assembly Public Benefit Use: Permitted [Figure 2B.LDC].
- Golf Courses: Allowed only by Conditional Use permit [Figure 2B.LDC].
- Child/Adult Day Care (6–30 persons): Allowed only by Conditional Use permit [Figure 2B.LDC].
- Neighborhood Convenience Store: Allowed only by Conditional Use permit and is restricted to locations on collector streets [Figure 2B.LDC and Section 62.606].
Prohibited Land Uses
The City of Orlando prohibits any use not explicitly listed as permitted or conditional in the R-1AA: One Family Residential District. Key prohibited uses include:
- Commercial/Retail: Most retail and personal service uses, including Adult Entertainment, Bars, Nightclubs, and Intensive Retailing [Figure 2B.LDC].
- Industrial: Manufacturing (Light and Heavy), Warehousing, and Junk Yards [Figure 2B.LDC].
- High-Intensity Residential: Residential Congregate (Type B and C) and Intensive/Transient Care Facilities (Type B and C) [Figure 2A.LDC].
- Automotive: Auto service stations, major vehicle services, and car washes [Figure 2B.LDC].
- Medical/Institutional: Hospitals and Clinics are not permitted within this specific residential designation [Figure 2B.LDC].
Accessory Structure Standards
Accessory structures in the Orlando R-1AA district must be located on the same building site as the principal use [Section 58.901]. They are generally prohibited in the required front and street side yard setbacks. For structures greater than 100 sq. ft., a minimum 5-foot setback from the rear lot line is required [Section 58.901].
Sections Cited
- Section 58.220 (Relationship to the Growth Management Plan)
- Section 58.501 (Design Standards for Accessory Dwelling Units)
- Section 58.901 (Accessory Structure Location and Zoning Standards)
- Section 62.606 (Neighborhood Convenience Stores)
- 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)