Residential Zoning Districts for Duplexes and Townhomes in Orlando
The City of Orlando permits duplexes primarily in the R-2A (One-to-Two Family) and R-2B (One-to-Five Family) districts, as well as several development, office, and activity center zones. Townhome development is restricted to higher-intensity districts beginning with R-3A, and extends into mixed-use and downtown activity centers. Both dwelling types are subject to mandatory appearance review standards to maintain the architectural integrity of Orlando neighborhoods.
Duplex and Tandem Dwelling Allowances
In the City of Orlando, a duplex is defined as a two-family dwelling consisting of a single structure on a single lot containing two units, each separated by a wall or ceiling [Section 56.32]. Duplexes are "Permitted with Appearance Review" (PA) in a variety of residential and non-residential districts.
Tandem dwellings—defined as two detached one-family dwellings on a single building site—are permitted on sites otherwise zoned for duplexes, except in the R-2A district, where they are specifically allowed on corner building sites only [Section 58.515].
Districts Permitting Duplexes
The following City of Orlando zoning districts permit duplex and tandem dwellings:
- Residential Districts: R-2A and R-2B [Section 58.231].
- Development Districts: R-3A, R-3B, R-3C, and R-3D [Section 58.241].
- Mixed Residential-Office Districts: MXD-1 and MXD-2 [Section 58.251].
- Office and Residential Districts: O-1, O-2, and O-3 [Section 58.281].
- Mixed Use Districts: MU-1 and MU-2 [Section 58.271].
- Activity Center Districts: AC-N, AC-1, AC-2, and AC-3 (AC-3 requires a Conditional Use Permit) [Section 58.341].
Duplex Development Standards
| Standard | R-2A District | R-2B District |
|---|---|---|
| Max Residential Density | 12 du/acre | 16 du/acre |
| Min Mean Lot Width | 50 feet | 50 feet |
| Min Lot Area | 5,500 sq. ft. | 5,000 sq. ft. |
| Front Yard Setback | 25 feet | 20 feet |
| Side Yard Setback | 5 feet | 5 feet |
| Max Impervious Surface Ratio (ISR) | 0.55 | 0.60 |
[Figure 1A.LDC]
Townhome Development Allowances
The City of Orlando defines a townhome as a self-contained dwelling unit designed so that the unit and its lot may be individually owned, separated by fireproof and soundproof walls [Section 56.32]. Townhome development is intended to provide a fee-simple alternative to conventional single-family development with greater design flexibility [Section 58.510].
Districts Permitting Townhomes
Townhomes are permitted in the following Orlando districts:
- Residential/Development: R-3A, R-3B, R-3C, and R-3D.
- Mixed-Use/Office: MXD-1, MXD-2, O-1, O-2, and O-3.
- Mixed Use Corridors: MU-1 and MU-2.
- Activity Centers: AC-N, AC-1, AC-2, and AC-3 (AC-3A requires a Conditional Use Permit).
[Figure 2A.LDC]
Townhome Development Standards
| Standard | Minimum Requirement |
|---|---|
| Lot Width | 20 feet |
| Lot Area | 1,000 square feet |
| Building Separation | 10 feet between structures |
| Max Units per Building | 8 units |
| Foundation Height | 18" above finished grade (for street-facing units) |
[Section 58.511 and Section 58.513]
Multi-Family Multiplexes (3-8 Units)
While standard multi-family (apartments) are governed by different regulations, the City of Orlando provides a "Multiplex" standard for small-scale multi-family buildings containing 3 to 8 units. These are intended to fit into medium-density neighborhoods and maintain a house-like scale [Section 58.560].
Allowed Districts for Multiplexes: R-2B, R-3A, R-3B, O-1, and O-2 [Section 58.560].
Appearance Review and Compatibility
Both duplexes and townhomes in the City of Orlando must undergo appearance review. Standards require that units do not have mirror-image front elevations if built side-by-side. At least four architectural elements (such as window size, roofline configuration, or porch design) must differ from adjacent building sites to ensure variety in design [Section 58.517].
Sections Cited
- Section 56.32 - Definitions
- Section 58.231 - Purpose of the Districts (R-2A, R-2B)
- Section 58.241 - Purpose of the Districts (R-3A - R-3D)
- Section 58.251 - Purpose of the District (MXD-1)
- Section 58.271 - Purpose of the District (MU-1, MU-2)
- Section 58.281 - Purpose of the Districts (O-1, O-2, O-3)
- Section 58.341 - Purpose of Activity Center Districts
- Section 58.510 - Applicability and Conflicts (Townhomes)
- Section 58.511 - Development Standards (Townhomes)
- Section 58.513 - Appearance Review Standards for Townhomes
- Section 58.515 - Development Standards (Duplex/Tandem)
- Section 58.517 - Appearance Review (Duplex/Tandem)
- Section 58.560 - Purpose (Multiplex)
- Figure 1A.LDC - Table of Zoning District Regulations
- Figure 2A.LDC - Table of Allowable Uses