R-3A Development District Zoning in the City of Orlando
The R-3A Development District in the City of Orlando provides for moderate-intensity residential development and redevelopment with a high degree of design flexibility. This district allows a base density of 12 dwelling units per acre, which can be increased to a maximum of 15 units per acre via low-income housing bonuses, and it permits a variety of residential forms including single-family homes, duplexes, and multiplexes containing up to eight units [Section 58.241, Section 58.1133].
Purpose and Intent
The City of Orlando established the R-3A Development District to implement the "Residential-Low Intensity" category of the Growth Management Plan (GMP) [Section 58.240]. The primary intent of the R-3A Development District is to provide flexibility in building and site design for both new construction and redevelopment projects. The City of Orlando specifically targets this district for areas where moderate-intensity residential growth is desired while maintaining a scale compatible with established neighborhoods [Section 58.241].
General Character
The R-3A Development District is characterized by its transition between low-density single-family neighborhoods and more intense residential or office areas. In the City of Orlando, this district typically features a mix of housing types, including detached houses, duplexes, and small-scale apartment buildings (multiplexes). Within the "Traditional City" overlay, the R-3A Development District emphasizes pedestrian-oriented design, often requiring specific building setbacks and height limits to preserve the historical urban fabric [Section 58.560, Section 62.600].
Permitted and Conditional Uses
The City of Orlando allows several residential and limited non-residential uses within the R-3A Development District. While many residential uses are permitted by right, several require "Appearance Review" (PA) to ensure they meet the City of Orlando’s design standards.
Residential Uses
- Single-Family Dwellings: Permitted by right [Figure 2A.LDC].
- Duplex and Tandem Dwellings: Permitted subject to Appearance Review (PA) [Figure 2A.LDC].
- Townhomes: Permitted subject to Appearance Review (PA) [Figure 2A.LDC].
- Multi-Family/Multiplex: Permitted up to 5 units per building site by right; buildings with 3 to 8 units are subject to specific multiplex standards [Figure 2A.LDC, Section 58.560].
- Accessory Dwelling Units (ADUs): Permitted subject to Appearance Review (PA) [Figure 2A.LDC].
Non-Residential and Public Uses
- General Offices: Permitted by right [Figure 2B.LDC].
- Child/Adult Day Care (6–30 persons): Permitted by right [Figure 2B.LDC].
- Conservation Uses: Permitted by right [Figure 2B.LDC].
- Golf Courses: Allowed by Conditional Use (C) permit [Figure 2B.LDC].
- Medical/Dental Offices: Permitted by right [Figure 2B.LDC].
Development Standards
Development within the R-3A Development District must adhere to specific intensity and dimensional requirements. The following table outlines the primary standards for the City of Orlando.
| Standard | Requirement |
|---|---|
| Minimum Base Density | 12 dwelling units per acre [Figure 1A.LDC] |
| Maximum Density with Bonus | 15 dwelling units per acre [Section 58.1133] |
| Maximum Non-Residential FAR | 0.30 [Figure 1A.LDC] |
| Minimum Lot Area (Single Family) | 4,400 square feet [Figure 1A.LDC] |
| Minimum Lot Area (Duplex/Tandem) | 5,500 square feet [Figure 1A.LDC] |
| Minimum Lot Width (Single Family) | 40 feet [Figure 1A.LDC] |
| Minimum Lot Width (Duplex/Tandem) | 50 feet [Figure 1A.LDC] |
| Maximum Impervious Surface Ratio (ISR) | 0.60 [Figure 1A.LDC] |
| Maximum Building Height | 35 feet (Inside Traditional City) [Figure 1A.LDC] |
Principal Building Setbacks
The City of Orlando enforces the following minimum setbacks for principal structures in the R-3A Development District [Figure 1A.LDC]:
- Front Yard: 25 feet.
- Side Yard: 5 feet.
- Street Side Yard: 15 feet.
- Rear Yard: 25 feet.
Multiplex and Bonus Provisions
The City of Orlando allows for higher densities in the R-3A Development District through specific programs:
Multiplex Standards
For developments containing 3 to 8 dwelling units, the City of Orlando applies "Multiplex" standards. These are intended to make small apartment buildings look like large single-family homes to maintain neighborhood character. The majority of units in these multiplexes must be 750 square feet or less [Section 58.560, Section 58.562].
Density Bonuses
A developer in the City of Orlando may obtain a density bonus in the R-3A Development District by contributing to the City of Orlando Trust Fund for Low and Very-Low Income Housing. This allows for an additional 3 units per acre, bringing the total allowable intensity to 15 units per acre [Section 58.1133].
Sections Cited
- Section 58.210 - General Requirements (Establishment of Districts)
- Section 58.240 - Relationship to the Growth Management Plan
- Section 58.241 - Purpose of the Districts (R-3A)
- Section 58.560 - Multi-Family Multiplex: Purpose
- Section 58.562 - Development Standards and Building Site Standards (Multiplex)
- Section 58.1133 - Density and Intensity Bonus for Low and Very-Low Income Housing Contribution
- 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)