R-3A Low Intensity Development District Regulations in Orlando
The R-3A Development District in the City of Orlando is designated as a "Low Intensity Development District" intended to provide flexibility for residential development and redevelopment at moderate intensities [Sec. 58.241]. Within the R-3A district, the City of Orlando mandates a minimum and maximum gross residential density of 12 dwelling units per acre, while restricting building heights to 30 feet within the Traditional City [Figure 1A.LDC]. Development in this district is primarily residential, with strictly limited allowances for neighborhood-serving commercial uses, such as convenience stores, which are only permitted under conditional use status [Figure 2A.LDC].
Allowed Residential Uses in the R-3A District
The City of Orlando explicitly permits a variety of residential housing types in the R-3A Development District to encourage diverse housing opportunities. Some uses are permitted "by right," while others require an Appearance Review (PA) to ensure neighborhood compatibility.
| Residential Use Category | Permission Level | Regulatory Notes |
|---|---|---|
| Single Family | Permitted (P) | Standard one-family dwelling |
| Multi-Family | Permitted (P) | Typically 3 or more units per site |
| Townhomes | Permitted w/ Appearance Review (PA) | Subject to Part 3B standards |
| Duplex or Tandem | Permitted w/ Appearance Review (PA) | Subject to Part 3C standards |
| Accessory Dwelling Units (ADU) | Permitted (P) | Must comply with Part 3A |
| Residential Care Facilities (Type A) | Permitted (P) | Congregate living; see Sec. 58.540 |
| Residential Care Facilities (Type B) | Permitted w/ Appearance Review (PA) | 7–14 residents |
| Intensive Care Facilities (Type A, B, C) | Permitted (P) | Various levels of nursing/medical care |
| Transient Care Facilities (Type A, B) | Permitted (P) | Includes emergency shelters |
| Group Housing (Type A, B) | Permitted (P) | No care provided; see Sec. 58.540 |
Allowed Non-Residential and Public Benefit Uses
While primarily residential, the City of Orlando allows specific public, institutional, and highly restricted commercial uses within the R-3A Development District to serve the local community.
| Non-Residential Use Category | Permission Level | Regulatory Notes |
|---|---|---|
| Child Adult Day Care (6–30 persons) | Permitted (P) | Standard neighborhood service |
| Child Adult Day Care (31+ persons) | Conditional (C) | Requires higher level of review |
| Neighborhood Convenience Store | Conditional (C) | Max 1,200 sq. ft.; see Sec. 62.606 |
| Assembly (Local/Neighborhood/Community) | Permitted (P) | Includes civic clubs, libraries, schools |
| Conservation Uses | Permitted (P) | Management of natural systems |
| Communication Towers | Conditional w/ Appearance Review (CA) | Subject to Part 4O standards |
| Golf Courses | Conditional (C) | Subject to environmental review |
Prohibited Uses in the R-3A District
In the City of Orlando, any use not explicitly listed as Permitted (P), Permitted with Appearance Review (PA), or Conditional (C) in the official use table is prohibited. The following common uses are specifically prohibited (marked as blank in the City's use table) within the R-3A Development District:
- Commercial/Retail: General office buildings, medical/dental labs, banks, and standard retail stores (excluding small neighborhood convenience stores) [Figure 2B.LDC].
- Dining/Entertainment: Restaurants, bars, nightclubs, and adult entertainment facilities [Figure 2B.LDC].
- Industrial: Manufacturing, warehousing, and intensive industrial processing [Figure 2B.LDC].
- Automotive: Auto service stations and major vehicle repair (except where specifically allowed as a limited neighborly service) [Figure 2B.LDC].
R-3A Development Standards
The City of Orlando enforces strict dimensional requirements for the R-3A Development District to maintain a low-to-moderate intensity character.
| Standard | Requirement |
|---|---|
| Gross Residential Density | Min 12 du/ac / Max 12 du/ac |
| Max. Building Height | 30 feet (Inside Traditional City) |
| Max. Floor Area Ratio (FAR) | 0.50 (Residential); 0.30 (Non-Residential) |
| Max. Impervious Surface Ratio (ISR) | 0.60 |
| Front Yard Setback (Principal) | 25 feet |
| Side Yard Setback (Principal) | 5 feet |
| Street Side Yard Setback | 15 feet |
| Rear Yard Setback | 25 feet |
| Min. Lot Area (Single Family) | 4,400 square feet |
| Min. Lot Width (Single Family) | 40 feet |
Sections Cited
- Section 58.241: Purpose of the Development Districts.
- Figure 1A.LDC: Table of Zoning District Regulations.
- Figure 2A.LDC / 2B.LDC: Table of Allowable Uses in Zoning Districts.
- Section 58.540: General Requirements for Congregate Living.
- Section 62.606: Neighborhood Convenience Stores in Residential Districts.