Regulation of Development within the SP: Specially Planned Area Overlay District
The SP: Specially Planned Area Overlay District in the City of Orlando functions as a supplemental layer of regulation that operates in conjunction with underlying base zoning districts. All development permits within this overlay must strictly conform to the unique "Special Plan" adopted for that specific area, which may introduce more restrictive standards for building massing, land use, and architectural design [Section 58.432].
Purpose and Regulatory Mechanism
The City of Orlando established the SP: Specially Planned Area Overlay District to provide a mechanism for creating specific urban design plans, guidelines, and standards. The primary goal is to protect the character of existing neighborhoods while allowing for the orderly growth of newly urbanizing areas [Section 58.430].
When the City of Orlando designates an area as an SP: Specially Planned Area Overlay District, a "Special Plan" is adopted as an amendment to the City Code. This plan can modify the base district standards by establishing unique requirements for:
- The location and characteristics of streets, sidewalks, and signage.
- The dimensions, grading, and siting of building structures.
- The specific types of allowable land uses.
- Any factors deemed necessary to preserve privacy, safety, and welfare within the designated area [Section 58.432].
Modification of Base District Standards
The SP: Specially Planned Area Overlay District frequently modifies the City of Orlando’s standard land development regulations in the following ways:
1. Mandatory Appearance and Urban Design Review
While many base districts have standard review processes, properties within an SP: Specially Planned Area Overlay District are often subject to additional layers of review. For example, any communication tower located within an SP: Specially Planned Area Overlay District requires an Urban Design review as part of the engineering permit process [Section 58.840]. Similarly, specific plans like the Washington Shores Special Plan require an Appearance Review for all new development or substantial enlargements [Section 62.407].
2. Restriction of Permitted Uses
Special Plans within the City of Orlando often prohibit specific commercial uses that would otherwise be permitted in the base zoning district. The Conway Road Special Plan and the Semoran Boulevard Special Plan, for instance, explicitly prohibit uses such as bail bond agencies, pawnshops, and tattoo or body piercing establishments [Section 62.498, Section 62.408].
3. Dimensional and Intensity Standards
Many Special Plans utilize "Transects" to define specific development intensities that vary from the base district's standard FAR (Floor Area Ratio) or density requirements. The SODO Special Plan and the Washington Shores Special Plan establish various transect zones (T-3 through T-6) that dictate specific setbacks and heights [Section 62.499, Section 62.407].
Technical Standards for Specific Special Plans
The following tables illustrate how the SP: Specially Planned Area Overlay District modifies technical requirements in specific neighborhoods within the City of Orlando.
SODO Transect Development Standards
The SODO Special Plan establishes specific setbacks and intensity limits that supersede base district standards in those zones [Section 62.499].
| Standard | T-3 (Suburban) | T-4 (General Urban) | T-5 (Urban Center) | T-6 (Urban Core) |
|---|---|---|---|---|
| Front/Street Side Setback (Min) | 15 feet | 7 feet | 7 feet | 7 feet |
| Side Setback (Min) | 5 feet | 0 feet | 0 feet | 0 feet |
| Rear Setback (Min) | 15 feet | 10 feet | 10 feet | 10 feet |
| Max Building Height | 2.5 stories | 3 stories | 5 stories | 9 stories (120 ft) |
| Max ISR (Impervious Surface) | 0.6 | 0.9 | 0.9 | 0.9 |
Semoran Boulevard Unified Office District Standards
The Semoran Boulevard Special Plan establishes a Unified Office District with the following modified standards [Section 62.408].
| Requirement | Standard |
|---|---|
| Front Yard Setback | 20 feet |
| Side Yard Setback | 5 feet (if no driveway present) |
| Street Side Yard Setback | 15 feet |
| Maximum Impervious Surface Ratio (ISR) | 0.85 |
| Minimum Spacing (Off-Premise Digital Signs) | 1,000 feet |
Virginia Drive Right-of-Way Requirements
The Virginia Drive Special Plan identifies specific final roadway widths for planning and dedication purposes that may exceed standard City of Orlando requirements [Section 62.410].
| Roadway | Final Total Width Requirement | Centerline to Property Line |
|---|---|---|
| Virginia Drive | 72 feet | 36 feet |
| Brookhaven Drive | 60 feet | 30 feet |
| Alden Road | 72 feet | 36 feet |
Implementation and Conflicts
The City of Orlando dictates that the requirements of a Special Plan apply in addition to the standard requirements of the Land Development Code (LDC). However, in any instance where a conflict arises between the LDC and the specific provisions of a Special Plan within an SP: Specially Planned Area Overlay District, the Special Plan provisions shall supersede the general code [Section 58.432, Section 62.408].
Sections Cited
- Sec. 58.210 - General Requirements (Establishment of Districts)
- Sec. 58.430 - Relationship to the Growth Management Plan
- Sec. 58.431 - Purpose of the District
- Sec. 58.432 - Rezones and Zoning Map Applications
- Sec. 58.840 - General Requirements (Communication Towers)
- Sec. 62.300 - Applicability and Scope of Review
- Sec. 62.400 - West Washington Street Special Plan
- Sec. 62.407 - Washington Shores Special Plan
- Sec. 62.408 - Semoran Boulevard Special Plan
- Sec. 62.410 - Virginia Drive Special Plan
- Sec. 62.498 - Conway Road Special Plan
- Sec. 62.499 - SODO Special Plan