R-3D High Intensity Development District Regulations in the City of Orlando
The R-3D High Intensity Development District in the City of Orlando is designed to support high-density housing and serve as a declining intensity fringe adjacent to Activity Center districts. The City of Orlando permits a wide variety of residential types in this zone, including single-family, multi-family, and townhomes, while restricting most commercial activities to neighborhood-serving convenience stores under conditional approval. Standard development within the R-3D High Intensity Development District requires a minimum gross residential density of 30 units per acre and allows building heights up to 55 feet as a matter of right [Section 58.110, Figure 1A.LDC].
Purpose and Applicability
The R-3D High Intensity Development District is established by the City of Orlando to provide flexibility in building and site design for locations requiring high-density development. It specifically functions to allow for a transition between the intense commercial activity of Activity Centers and lower-density residential neighborhoods [Section 58.241].
Allowed and Prohibited Uses
The City of Orlando regulates use permissions in the R-3D High Intensity Development District through a tiered system of permitted (P), conditionally permitted (C), and prohibited (Blank) uses. Some uses also require a mandatory Appearance Review (PA or CA).
Residential Uses (General)
The following residential uses are allowed in the R-3D High Intensity Development District:
- Permitted (P): Single Family dwellings and Multi-Family dwellings [Figure 2].
- Permitted with Appearance Review (PA): Accessory dwelling units, Townhomes, and Duplex/Tandem dwellings [Figure 2].
Residential (Congregate Living)
The City of Orlando provides specific classifications for congregate living in the R-3D High Intensity Development District based on the level of care and intensity:
- Permitted (P): Group Housing Type A, Residential Care Facilities (Type A & B), and Transient Care Facilities (Type A & B) [Figure 2].
- Conditional Use (C): Group Housing Type B, and Intensive Care Facilities (Type A, B, & C) [Figure 2].
- Prohibited (Blank): Group Housing Type C and Transient Care Facilities Type C [Figure 2].
Non-Residential Uses
Most commercial and industrial uses are prohibited within the R-3D High Intensity Development District to preserve the residential character.
- Permitted (P): Child Adult Day Care (6—30 persons), Conservation Uses, and Recreation (Local, Neighborhood, Community, and Light) [Figure 2].
- Conditional Use (C): Child Adult Day Care (31+ persons), Golf Courses, and Neighborhood Convenience Stores [Figure 2].
- Conditional Use with Appearance Review (CA): Communication Towers [Figure 2].
- Prohibited (Blank): Adult Entertainment, Agriculture, Bars, Hospitals/Clinics, Hotels/Motels, Manufacturing, Offices, and Retail (except for neighborhood convenience stores) [Figure 2].
Site Development Standards
The City of Orlando enforces strict dimensional requirements for the R-3D High Intensity Development District to ensure the intended high-intensity character is maintained.
| Standard | Single Family | Duplex/Tandem | Non-Residential |
|---|---|---|---|
| Min. Gross Res. Density | 30 du/ac | 30 du/ac | N/A |
| Max. Non-Res FAR | N/A | N/A | 0.35 |
| Min. Lot Area | 3,500 sq. ft. | 4,500 sq. ft. | 7,500 sq. ft. |
| Min. Mean Lot Width | 35 ft. | 45 ft. | 75 ft. |
| Min. Mean Lot Depth | 100 ft. | 100 ft. | 100 ft. |
| Max. Impervious Surface Ratio (ISR) | 0.85 | 0.85 | 0.85 |
| Max. Building Height (Inside Trad. City) | 55 ft. | 55 ft. | 55 ft. |
| Max. Building Height (Conditional) | 100 ft. | 100 ft. | 100 ft. |
Principal Building Setbacks
In the City of Orlando, structures within the R-3D High Intensity Development District must adhere to the following minimum setbacks [Section 58.110, Figure 1A.LDC]:
- Front Yard: 10 feet
- Side Yard: 5 feet
- Street Side Yard: 10 feet
- Rear Yard: 20 feet
Special Design Requirements
For certain housing types in the R-3D High Intensity Development District, the City of Orlando requires additional reviews:
- Townhomes: Must follow the procedures for a master plan review and provide a subdivision plat [Section 58.512].
- Accessory Dwelling Units (ADUs): ADUs must be smaller than the principal structure and comply with the specific design standards of Part 3A, including a maximum floor area that does not result in the total building site exceeding a 0.50 FAR [Section 58.501].
Sections Cited
- Section 58.110 (Zoning Tables/Figures)
- Section 58.241 (Purpose of Districts)
- Section 58.501 (Design Standards for Accessory Dwelling Units)
- Section 58.512 (Procedural Requirements for Townhomes)
- Section 62.600 (Traditional City Design Standards)
- Figure 1A.LDC (Table of Zoning District Regulations)
- Figure 2 (Table of Allowable Uses)