Understanding the O-3: Office and Residential District in Orlando
The O-3: Office and Residential District in the City of Orlando is designed as a high-intensity urban transition zone that allows for a dense mixture of office and multi-family residential developments. The district permits a maximum residential density of 75 dwelling units per acre and a base non-residential floor area ratio (FAR) of 1.00, with heights generally permitted up to 75 feet and potentially up to 200 feet via conditional use.
Purpose of the O-3 District
The primary purpose of the O-3: Office and Residential District is to provide flexibility in building and site design where the development or redevelopment of offices, or a mixture of offices and housing, is desired at a high intensity [Section 58.281]. This district is specifically intended to serve as a transition between the Downtown Metropolitan Activity Center (AC-3A and AC-3 districts) and the surrounding, lower-intensity urban areas [Section 58.280].
The City of Orlando restricts the application of this district to lands that are directly adjacent to the AC-3A and AC-3 activity center districts [Section 58.282].
General Character
The O-3: Office and Residential District is characterized by its high-density urban form and its role in implementing the "Office-High Intensity" category of the City of Orlando Growth Management Plan [Section 58.280]. It promotes a pedestrian-oriented environment, particularly when located within the Traditional City overlay, where buildings are encouraged to be placed closer to the street with higher transparency requirements for ground-floor facades [Section 62.608].
Permitted and Conditional Uses
The O-3: Office and Residential District allows a broad range of residential and service-oriented non-residential uses to support an urban mix.
Residential Uses
- Single-family and Multi-family Dwellings: Permitted by right [Figure 2].
- Townhomes, Duplexes, and Tandem Dwellings: Permitted subject to appearance review (PA) [Figure 2].
- Accessory Dwelling Units (ADUs): Permitted subject to appearance review (PA) [Figure 2].
- Residential Care Facilities (Type A & B): Permitted by right [Figure 2].
Non-Residential Uses
- Offices and Medical Labs: Permitted by right [Figure 2].
- Hotels and Motels: Permitted by right [Figure 2].
- Restaurants and Bars: Permitted by right [Figure 2].
- Retail (Light): Permitted by right [Figure 2].
- Personal Services: Permitted by right [Figure 2].
- Child Adult Day Care (all sizes): Permitted by right [Figure 2].
- Hospitals and Clinics: Permitted by right [Figure 2].
- Parking (Principal Use): Permitted as a conditional use [Figure 2].
Technical Development Standards
The following table outlines the core dimensional requirements for the O-3: Office and Residential District within the City of Orlando.
| Standard | Requirement |
|---|---|
| Maximum Residential Density | 75 dwelling units per acre [Figure 1B.LDC] |
| Maximum Floor Area Ratio (Non-Res) | 1.00 (Inside Traditional City) / 0.70 (Outside) [Figure 1B.LDC] |
| Maximum Impervious Surface Ratio (ISR) | 0.90 [Figure 1B.LDC] |
| Maximum Building Height | 75 feet (Permitted) / 200 feet (Conditional) [Figure 1B.LDC] |
| Minimum Front Yard Setback | 15 feet (Min) / 10 feet (Max inside Traditional City) [Figure 1B.LDC] |
| Minimum Side Yard Setback | 0 or 3 feet [Figure 1B.LDC] |
| Minimum Rear Yard Setback | 20 feet [Figure 1B.LDC] |
| Minimum Lot Area (Single Family) | 3,500 square feet [Figure 1B.LDC] |
Density and Intensity Bonuses
The City of Orlando provides opportunities for developers in the O-3: Office and Residential District to exceed base standards through density and intensity bonuses, often tied to urban design enhancements or low-income housing contributions [Section 58.1100].
| O-3 Bonus Standard | Base Maximum | Maximum with Bonus |
|---|---|---|
| Density (units per acre) | 75 | 200 |
| Intensity (F.A.R.) | 1.0 | 3.0 |
[Source: Section 58.1101]
Sections Cited
- Sec. 58.210. - General Requirements.
- Sec. 58.280. - Relationship to the Growth Management Plan.
- Sec. 58.281. - Purpose of the Districts.
- Sec. 58.282. - Rezones and Zoning Map Applications.
- FG-1B.LDC - Table of Zoning District Regulations.
- FG-2A.LDC - Table of Allowable Uses (Residential).
- FG-2B.LDC - Table of Allowable Uses (Non-Residential).
- Sec. 58.1100. - General Requirements (Bonuses).
- Sec. 58.1101. - Maximum Available Bonus.
- Sec. 62.608. - Designation of Streets.