Regulations of the t: Traditional City Overlay District in Orlando
The t: Traditional City Overlay District in the City of Orlando modifies base zoning standards to preserve a pedestrian-oriented urban fabric by enforcing strict "build-to" lines and mandatory transparency for building facades. Key modifications include a maximum front yard setback of 5 feet for designated Main Streets and 15 feet for Town Streets, alongside a requirement that at least 70% of the front building wall meet these maximum setback standards [Section 62.608, 62.609]. Furthermore, in the City of Orlando, residential developments within this overlay are subject to specific garage placement rules, requiring them to be flush with or recessed from the primary facade to prevent automobile-dominated streetscapes [Section 62.600].
Building Frontage and Setback Modifications
In the t: Traditional City Overlay District, the City of Orlando replaces standard minimum setbacks with maximum setbacks to ensure buildings are situated close to the sidewalk. Streets within this overlay are categorized into "Main Streets" and "Town Streets," each with distinct requirements.
Street-Specific Setback Standards
| Street Designation | Maximum Setback | Front Building Wall Requirement |
|---|---|---|
| Main Streets | 5 feet | 70% of wall must meet maximum setback |
| Town Streets | 15 feet | 70% of wall must meet maximum setback |
Note: For the 70% frontage requirement, porches, colonnades, and marquees may be counted toward the requirement, but not more than 20% of the total [Section 62.609].
Facade and Transparency Requirements
The City of Orlando mandates specific architectural treatments for all buildings within the t: Traditional City Overlay District to ensure a high-quality pedestrian experience. This includes a "base, middle, and top" pattern using durable materials like brick or stone, expressly prohibiting the use of stucco or EIFS on the building base [Section 62.609].
Transparency Standards for Ground Floor Facades
| Location | Minimum Transparency Requirement | Placement (Above Grade) |
|---|---|---|
| Primary Frontage | 30% of wall area | Between 3 feet and 7 feet |
| Secondary Frontage | 15% of wall area | Between 3 feet and 7 feet |
| Sub-structures (Residential) | 10% of wall area | Per story below roof line |
Residential Structure Modifications
For residential uses in the t: Traditional City Overlay District, the City of Orlando provides unique allowances and restrictions regarding projections, porches, and garages.
Projections and Encroachments
The Appearance Review Officer may permit up to 30% of the building frontage of a residential principal structure to extend up to 20% into the required front yard setback [Section 62.600].
| Structure Element | Front Yard Encroachment | Street Side Yard Encroachment | Minimum Depth |
|---|---|---|---|
| First Story Porch | Up to 8 feet | Up to 5 feet | 6 feet |
| Second Story Porch/Balcony | Up to 8 feet | Up to 5 feet | 6 feet |
| Eaves (Projections) | Up to 2 feet | Up to 2 feet | N/A |
Garage and Carport Standards
The t: Traditional City Overlay District limits the visual impact of vehicles through the following rules:
- Linear Facade Limit: No more than 50% of the lineal ground floor principal facade may be used for a garage or carport [Section 62.600].
- Recess Requirements: All garages must be flush with or recessed from the ground floor principal facade.
- Duplex Specifics: For duplexes, front-facing garages must be recessed at least 5 feet from the ground floor principal facade [Section 62.600].
Non-Conforming Lot Regulations
The City of Orlando applies specific development standards to existing platted lots within the t: Traditional City Overlay District that do not meet current area or width requirements.
| Standard | Requirement for Non-Conforming Lots |
|---|---|
| Maximum Height | Two stories |
| Maximum Floor Area Ratio (FAR) | 0.50 |
| Parking Setback | Min. 5 feet from the principal facade |
Streetwall and Parking Requirements
In the t: Traditional City Overlay District, vehicular use areas must be screened by a streetwall to maintain the continuity of the building line.
- Height: Streetwalls must be between 3 feet and 5 feet in height.
- Composition: The wall must be no more than 50% solid above 3 feet.
- Prohibited Materials: Chain link and wood fences are prohibited for streetwall use [Section 62.611].
Sections Cited
- Section 58.210 - General Requirements (Establishment of Districts)
- Section 58.440 - Relationship to the Growth Management Plan (t Overlay)
- Section 58.1153 - Development of Nonconforming Residential Lots
- Section 62.300 - Applicability and Scope of Review
- Section 62.600 - General Requirements (Traditional City Design Standards)
- Section 62.608 - Designation of Streets in Mixed Use and Activity Center Districts
- Section 62.609 - Building Standards
- Section 62.611 - Streetwall and Vehicular Use Areas