R-3B Medium Intensity Development District in the City of Orlando
The R-3B Development District in the City of Orlando is a medium-intensity residential zone designed to provide flexibility for residential development and redevelopment with densities ranging from 12 to 30 dwelling units per acre. This City of Orlando district allows for a wide variety of housing types, including single-family dwellings, townhomes, and multi-family complexes, while maintaining a maximum building height of 40 feet within the Traditional City. The R-3B Development District primarily implements the "Residential-Medium Intensity" category of the City of Orlando’s Growth Management Plan [Section 58.240].
Purpose and General Character
The primary purpose of the R-3B Development District is to allow for flexible building and site design in areas of the City of Orlando where medium-intensity residential growth is encouraged [Section 58.241]. It serves as a transitional density tier, fitting between low-density neighborhoods and high-intensity urban cores. Within the City of Orlando, this district often includes a mix of older established structures and newer infill developments like townhomes and small multi-family "multiplexes" [Section 58.560].
Permitted Land Uses
The City of Orlando regulates land use within the R-3B Development District to prioritize residential living while allowing for compatible institutional and light non-residential activities. Uses labeled as "PA" require an Appearance Review before a permit is issued [Section 62.304].
Residential Uses
- Single Family Dwellings: Permitted by right [Figure 2A.LDC].
- Multi-Family Dwellings: Permitted by right [Figure 2A.LDC].
- Townhomes: Permitted, subject to Appearance Review [Figure 2A.LDC].
- Accessory Dwelling Units (ADUs): Permitted, subject to Appearance Review [Figure 2A.LDC].
- Duplex or Tandem Dwellings: Permitted, subject to Appearance Review [Figure 2A.LDC].
- Group Housing (Type A and B): Allowed as a Conditional Use [Figure 2A.LDC].
Non-Residential and Institutional Uses
- Conservation Uses: Permitted by right [Figure 2B.LDC].
- Child Adult Day Care (6–30 persons): Permitted by right [Figure 2B.LDC].
- Child Adult Day Care (31+ persons): Allowed as a Conditional Use [Figure 2B.LDC].
- Communication Towers: Allowed via Conditional Use and Appearance Review [Figure 2B.LDC].
- Golf Courses: Allowed as a Conditional Use [Figure 2B.LDC].
- Retailing Light: Permitted by right [Figure 2B.LDC].
- Personal Services: Permitted by right [Figure 2B.LDC].
Development Standards
The City of Orlando imposes specific dimensional requirements on the R-3B Development District to ensure that new construction respects the medium-intensity character of the neighborhood.
| Standard | Requirement |
|---|---|
| Minimum Gross Residential Density | 12 dwelling units per acre [Figure 1A.LDC] |
| Maximum Gross Residential Density | 30 dwelling units per acre [Figure 1A.LDC] |
| Maximum Non-Residential FAR | 0.30 [Figure 1A.LDC] |
| Minimum Lot Area (Single Family) | 4,000 square feet [Figure 1A.LDC] |
| Minimum Lot Area (Non-Residential) | 7,500 square feet [Figure 1A.LDC] |
| Minimum Mean Lot Width (Single Family) | 40 feet [Figure 1A.LDC] |
| Minimum Mean Lot Depth | 100 feet [Figure 1A.LDC] |
| Maximum Impervious Surface Ratio (ISR) | 0.70 [Figure 1A.LDC] |
| Maximum Building Height (Inside Traditional City) | 40 feet [Figure 1A.LDC] |
Principal Building Setbacks
Setbacks in the R-3B Development District are measured from the property line to the face of the structure to ensure adequate light, air, and privacy for City of Orlando residents [Section 58.102].
| Setback Type | Minimum Requirement |
|---|---|
| Front Yard | 20 feet [Figure 1A.LDC] |
| Side Yard | 5 feet [Figure 1A.LDC] |
| Street Side Yard | 15 feet [Figure 1A.LDC] |
| Rear Yard | 25 feet [Figure 1A.LDC] |
Special Regulations
- Multiplex Standards: For developments of 3 to 8 units, the City of Orlando requires the front door of units facing the primary street to face the street. Rear-facing units are generally prohibited to maintain the streetscape [Section 58.562].
- Non-Residential Buffering: When a non-residential use in the R-3B Development District abuts a lower-intensity residential use, the City of Orlando requires the installation of a bufferyard to minimize nuisances like noise and glare [Section 60.217, Figure 8].
- Appearance Review: Most multi-unit developments in this district must undergo an Appearance Review to ensure the architectural style is consistent with the surrounding City of Orlando neighborhood [Section 62.300].
Sections Cited
- Section 58.102 (Purpose)
- Section 58.210 (Establishment of Zoning Districts)
- Section 58.240 (Relationship to Growth Management Plan)
- Section 58.241 (Purpose of the Districts)
- Section 58.560 (Multiplex Purpose)
- Section 58.562 (Multiplex Development Standards)
- Section 60.217 (Bufferyard Purpose)
- Section 62.300 (Appearance Review General Requirements)
- Section 62.304 (Applications Review)
- 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)
- Figure 3 (Land Use Intensity Table)
- Figure 8 (Table of Bufferyard Requirements)