R-2A: One-Family and Two-Family Residential District in Orlando
The R-2A district in Orlando is a low-intensity residential zone that permits single-family homes and duplexes with a maximum density of 12 units per acre and a maximum floor area ratio (FAR) of 0.50. This Orlando municipality district is specifically characterized by its conservation of established neighborhood patterns, limiting development to a maximum height of 30 to 35 feet and requiring strict appearance reviews for two-family dwellings [Figure 1A.LDC; Sec. 58.231].
Purpose and Relationship to City Planning
The R-2A: 1—2 Family District is established by the City of Orlando to conserve the general character of established neighborhoods that have evolved over time as a mixture of single-family homes, duplexes, garage apartments, and accessory apartments [Sec. 58.231]. The Orlando Land Development Code encourages new development in the R-2A district to maintain the prevailing bulk, height, setbacks, and general design of its surrounding neighborhood [Sec. 58.231].
In terms of the Orlando Growth Management Plan (GMP), the R-2A district implements the "Residential-Low Intensity" category of the Future Land Use Map Series [Sec. 58.230]. It specifically serves to protect and enhance positive design elements within the "Traditional City" overlay of Orlando [Sec. 58.230].
General Character
The character of the R-2A district in Orlando is defined by low-to-moderate density residential use. It allows for a transition between strictly single-family areas and higher-density multi-family zones. Key features of the R-2A district include:
- Scale Maintenance: Development is restricted to a maximum of two dwelling units per building site [Figure 1A.LDC].
- Traditional Design: In the Traditional City areas of Orlando, the district requires roof shapes and facade materials that are compatible with existing residential structures [Sec. 62.600].
- Tree Protection: The design of R-2A developments must protect environmental features and retain existing mature canopy and understory trees [Sec. 58.515].
Permitted and Conditional Land Uses
The Orlando Land Development Code specifies which activities are allowed by right or require special approval within the R-2A district.
Residential Uses
- Permitted (P): Single-family dwellings, accessory dwelling units (ADUs), and certain residential and transient care facilities (Type A) [Figure 2A.LDC].
- Permitted with Appearance Review (PA): Duplexes or tandem dwellings [Figure 2A.LDC].
- Conditionally Permitted (C): Multi-family units (limited to 5 per building), and Type B congregate living facilities [Figure 2A.LDC; Sec. 58.540].
Non-Residential Uses
- Permitted (P): Conservation uses [Figure 2B.LDC].
- Conditionally Permitted (C): Child adult day care (6–30 persons), golf courses, and communication towers [Figure 2B.LDC].
Development Standards
Development in the R-2A district must adhere to the following technical requirements established by the City of Orlando:
| Standard | Requirement |
|---|---|
| Max. Residential Density | 12 units per acre |
| Max. Floor Area Ratio (FAR) | 0.50 |
| Max. Impervious Surface Ratio (ISR) | 0.55 |
| Min. Lot Area (Single Family) | 4,400 sq. ft. |
| Min. Lot Area (Duplex/Tandem) | 5,500 sq. ft. |
| Min. Mean Lot Width (Single Family) | 40 ft. |
| Min. Mean Lot Width (Duplex/Tandem) | 50 ft. |
| Max. Building Height (Inside Traditional City) | 30 ft. |
| Max. Building Height (Outside Traditional City) | 35 ft. |
| Front Yard Setback | 25 ft. |
| Side Yard Setback | 5 ft. |
| Street Side Yard Setback | 15 ft. |
| Rear Yard Setback | 25 ft. |
[Figure 1A.LDC]
Special Requirements for the R-2A District
Corner Lot Restrictions
The City of Orlando imposes specific restrictions on corner lots within the R-2A district. Duplex dwellings are explicitly prohibited on corner building sites in the R-2A district; however, tandem dwellings are allowed on these sites [Sec. 58.515(a)].
Accessory Dwelling Units (ADUs)
In the R-2A district, a maximum of two units (totaling a duplex or tandem development) are allowed per building site. If a property in Orlando's R-2A zone already contains an existing duplex or tandem dwelling, the addition of an Accessory Dwelling Unit is prohibited [Sec. 58.501.A.2].
Appearance Review
Because the R-2A district is often located within the "Traditional City" area of Orlando, many developments—especially duplexes and tandem units—are subject to Appearance Review. This ensures that new construction projects match the architectural style, roof pitch, and facade materials of the surrounding neighborhood [Sec. 58.517; Sec. 62.600].
Sections Cited
- Sec. 58.210. - General Requirements.
- Sec. 58.230. - Relationship to the Growth Management Plan.
- Sec. 58.231. - Purpose of the Districts.
- Sec. 58.501. - Design Standards for Accessory Dwelling Units.
- Sec. 58.515. - Development Standards.
- Sec. 58.517. - Appearance Review.
- Sec. 58.540. - General Requirements.
- Sec. 62.600. - General Requirements.
- 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).