Resource Protection (RP) Overlay District Standards in Orlando
The RP: Resource Protection Overlay District in the City of Orlando identifies environmentally sensitive areas, such as wetlands and floodways, to ensure development complies with mandatory conservation standards. While the overlay itself is primarily informational, it prohibits density or intensity bonuses and allows for the transfer of development rights from protected areas to less sensitive portions of a site.
Nature and Purpose of the RP Overlay
In the City of Orlando, the RP: Resource Protection Overlay District is designed to assist the Municipality in identifying the approximate locations of major environmental features that may restrict or affect the development of land. These features include surface water bodies, groundwater recharge areas, floodplains, and various wetland types such as freshwater marshes, wet prairies, and cypress bayheads [Section 58.420 and Section 58.421].
While the RP: Resource Protection Overlay District is largely informational, it serves as a trigger for the more stringent regulations found in the -C- Conservation District and Chapter 63 of the City Code [Section 58.421].
Modifications to Base Zoning Standards
The RP: Resource Protection Overlay District modifies the underlying base zoning district standards by placing strict limitations on how density and intensity are calculated and applied. These modifications are most explicit when a property is also subject to the Wekiva Overlay District or comprises a site of five acres or more.
Density and Development Transfers
The City of Orlando prohibits the use of density or intensity bonuses on any property located within the RP: Resource Protection Overlay District designation. Instead, the Code encourages "Density Transfer," allowing developers to move potential development intensity away from sensitive areas [Section 58.499.11].
Technical Standards for the RP Overlay
The following table outlines how the RP: Resource Protection Overlay District modifies or restricts standard development criteria in the City of Orlando:
| Standard Category | Modification/Requirement in RP Overlay Area | Code Reference |
|---|---|---|
| Density/Intensity Bonuses | Prohibited for any property within the RP designation | Section 58.499.11(f) |
| Impervious Surface Ratio | Must be minimized on property within the RP designation | Section 58.499.11(b) |
| Density Transfer | Permitted from RP areas to non-RP areas within the same site | Section 58.499.11(g) |
| Transfer Limit | Receiving area density cannot increase by more than 40% | Section 58.499.11(g) |
| Open Space | Required to be contiguous and maximize protection of RP areas | Section 58.499.11(b) |
| Building Setbacks | Minimum 50 ft. from any natural surface water or wetland | Fig. 1, Footnote 10 |
Protected Environmental Features
The RP: Resource Protection Overlay District specifically maps several categories of land where base district standards are modified. The City of Orlando Planning Official utilizes these designations to determine if a Tree Encroachment Permit or other environmental reviews are necessary [Section 58.422]. These features include:
- Floodways: As defined in Chapter 63.
- Wetlands: Including hydric hammocks, wetland hardwood swamps, and cypress bayheads.
- Water Bodies: Including all lakes and various surface water bodies.
Implementation and Review
Any land located within the RP: Resource Protection Overlay District must be shown on the face of a Master Plan, development order, or preliminary plat. The City of Orlando requires that these areas remain protected in perpetuity through the use of conservation easements or specific plat restrictions [Section 58.499.11]. If the Planning Official determines that a proposed development will negatively impact these resources, they may require a reduction in the allowable Impervious Surface Ratio (ISR) or a reconfiguration of the building site to protect the natural systems [Section 58.499.11].
Sections Cited
- Section 58.420 - Relationship to the Growth Management Plan
- Section 58.421 - Purpose of the District
- Section 58.422 - Rezones and Zoning Map Applications
- Section 58.499.11 - District Standards (Wekiva Overlay Context)
- Chapter 58, Figure 1, Footnote 10 - Principal Building Setbacks