R-3D High Intensity Development District: Orlando Zoning Guide
The R-3D: Development District in the City of Orlando is designed for high-intensity residential and mixed-use development, allowing a maximum density of 75 dwelling units per acre. This density can be increased to a maximum of 90 dwelling units per acre through the application of low-income housing bonuses. The City of Orlando utilizes this district to provide a "fringe" of high-density housing and supportive commercial services adjacent to major activity centers.
Purpose and General Character
The primary purpose of the R-3D High Intensity Development District is to provide flexibility in building and site design in locations within the City of Orlando where high-intensity residential development or redevelopment is desired [Section 58.241].
The general character of the R-3D district is defined by its role as a transition zone. It is intended to function as a fringe area of declining intensity that sits immediately adjacent to the City's more intensive Activity Center districts [Section 58.241]. In terms of the City of Orlando’s Growth Management Plan, the R-3D district is the primary mechanism for implementing the "Residential-High Intensity" future land use category [Section 58.240].
Permitted Land Uses
The R-3D district supports a wide range of both residential and non-residential uses, reflecting its high-intensity urban character.
Residential Uses
The City of Orlando permits various residential configurations within the R-3D district to maximize housing choice [Figure 2A.LDC]:
- Permitted (P): Single-family dwellings, multi-family apartments, and all types of congregate housing (Group Housing Types A, B, and C).
- Permitted with Appearance Review (PA): Duplexes, tandem dwellings, accessory dwelling units (ADUs), and townhomes.
- Residential Care: Both intensive care and transient care facilities are permitted by right.
Non-Residential and Mixed-Uses
Because the R-3D district is a high-intensity zone often located near commercial hubs, the City of Orlando allows significant non-residential activity [Figure 2B.LDC]:
- Commercial/Hospitality: Hotels, motels, and "Dwelling Unit-Commercial" configurations are permitted.
- Dining and Entertainment: Restaurants, bars, and nightclubs are permitted by right.
- Office and Medical: General offices, medical or dental offices, and clinics are permitted.
- Retail and Services: Light retailing, personal services, and even major vehicle and automotive services are permitted.
- Institutional: Child and adult day care centers are permitted, while golf courses are allowed only as a conditional use (C).
Development Standards
Development within the R-3D district must adhere to specific intensity and dimensional requirements to maintain the intended urban form.
| Standard | Requirement |
|---|---|
| Minimum Density | 30 dwelling units per acre [Fig 1A.LDC] |
| Maximum Density | 75 dwelling units per acre (90 w/ bonus) [Fig 1A.LDC] |
| Maximum Floor Area Ratio (FAR) | 0.35 (Non-Residential) [Fig 1A.LDC] |
| Maximum Impervious Surface Ratio (ISR) | 0.85 [Fig 1A.LDC] |
| Minimum Lot Area | 7,500 square feet [Fig 1A.LDC] |
| Minimum Lot Width | 75 feet [Fig 1A.LDC] |
| Standard Height Limit | 55 feet [Fig 1A.LDC] |
| Conditional Height Limit | Up to 100 feet [Fig 1B.LDC] |
Principal Building Setbacks
The City of Orlando mandates the following minimum setbacks for principal structures in the R-3D district [Fig 1A.LDC]:
- Front Yard: 10 feet.
- Side Yard: 5 feet.
- Street Side Yard: 10 feet.
- Rear Yard: 20 feet.
Density and Intensity Bonuses
The City of Orlando provides an incentive program for the R-3D district specifically for the contribution to low and very-low income housing. Under this program, a developer may increase the residential density from the standard 75 units per acre to a maximum of 90 units per acre [Section 58.1133]. This requires either a monetary contribution to the City of Orlando Trust Fund for Low and Very-Low Income Housing or the provision of on-site affordable units [Section 58.1133].
Sections Cited
- Section 58.240 - Relationship to the Growth Management Plan.
- Section 58.241 - Purpose of the Districts.
- Section 58.1133 - Density and intensity Bonus for Low and Very-Low Income Housing Contribution.
- Figure 1A.LDC - Table of Zoning District Regulations.
- Figure 1B.LDC - Table of Zoning District Regulations (Continued).
- Figure 2A.LDC - Table of Allowable Uses (Residential).
- Figure 2B.LDC - Table of Allowable Uses (Non-Residential).