Wekiva Overlay District Regulations in the City of Orlando
The Wekiva Overlay District in the City of Orlando requires a minimum 20% open space ratio for development sites of five acres or more, with no variances permitted if the land is currently vacant or undeveloped. Development within the Wekiva Overlay District must maintain pre-development groundwater recharge rates and volumes while strictly prohibiting any increase to the underlying Impervious Surface Ratio (ISR) through the adoption of Planned Development (PD) zoning. All projects five acres or larger must also submit a comprehensive Environmental Assessment that identifies karst features, sinkholes, and sensitive natural habitats before development can proceed [Sec. 58.499.11 and Sec. 58.499.12].
Purpose and Applicability
The Wekiva Overlay District was established by the City of Orlando to implement the City’s Growth Management Plan and the state-mandated Wekiva Parkway and Protection Act. The primary intent of the district is to ensure the protection of environmentally sensitive lands, including the most effective recharge areas, karst features, and sensitive natural habitats within the Wekiva Study Area [Sec. 58.499.8 and Sec. 58.499.9]. These regulations supplement the requirements of the underlying zoning and apply to all development sites within the City of Orlando boundaries that comprise five acres or more [Sec. 58.499.11].
Wekiva Overlay District Technical Standards
Developments within the Wekiva Overlay District must adhere to specific environmental and design thresholds to mitigate the impact of human activity on the Wekiva River system.
| Standard Category | Wekiva Overlay District Requirement |
|---|---|
| Minimum Open Space Ratio (Vacant/Undeveloped Land) | 20% of gross land area (No variance allowed) |
| Minimum Open Space Ratio (Other Land) | 20% of gross land area (Variance requires special conditions) |
| Max Stormwater Contribution to Open Space | 50% of the total required open space |
| Impervious Surface Ratio (ISR) | No increase allowed through the adoption of PD zoning |
| Density Transfer Limit | 40% maximum increase to the receiving area |
| Minimum Ground Water Recharge | Must maintain pre-development flow rates and volumes |
| Applicability Threshold | Development sites of 5 acres or more |
Open Space and Natural Habitat Standards
The Wekiva Overlay District mandates that open space be located to maximize environmental protection. It must be designed to minimize impervious surfaces within Resource Protection Overlay areas and to create the largest contiguous open space feasible on the site [Sec. 58.499.11(b)].
Permitted Open Space Uses
The following features may be included in the calculation of required open space within the Wekiva Overlay District:
- Natural water bodies and wetlands (including wetland buffers).
- Protected wildlife corridors.
- Passive parks.
- Stormwater retention areas, provided they do not exceed 50% of the total required open space and are designed as natural amenities landscaped with native vegetation [Sec. 58.499.11(b)-(c)].
Prohibited Open Space Uses
The following uses and structures are explicitly excluded from being counted as open space in the Wekiva Overlay District:
- Required building setback areas.
- Privately owned yards on single-family lots.
- Street rights-of-way, parking lots, and golf courses.
- Impervious surfaces, including sidewalks and bike paths, unless specifically shown on an approved Development Plan [Sec. 58.499.11(b)].
Environmental Assessment Requirements
For any site within the Wekiva Overlay District totaling five acres or more, an applicant in the City of Orlando must submit an Environmental Assessment. This assessment is required for applications involving public hearings before the Municipal Planning Board, subdivision reviews, or building permits for principal structures [Sec. 58.499.12(a)].
The Environmental Assessment must include:
- Soil Analysis: Conducted by a qualified professional to determine the most effective recharge areas.
- Geological Analysis: A licensed professional geologist must analyze the site for sinkholes and other karst features.
- Biological Survey: A qualified biologist must identify flora, fauna, and state or federal listed species.
- Vegetative Mapping: Identification of habitat types such as Longleaf Pine, Sand Hill, Sand Pine, and Xeric Oak Scrub.
- Site Priority Summary: A professional summary determining priorities for locating pervious surfaces, open space, and stormwater areas [Sec. 58.499.12(b)].
Density and Intensity Regulations
The City of Orlando prohibits any density or intensity bonuses on property located within the Resource Protection Overlay District of the Wekiva Overlay District [Sec. 58.499.11(f)]. However, the district does allow for a "Density Transfer." Development may be transferred from a Resource Protection Overlay area to a portion of the development site located outside that area. This transfer is permitted provided that the total net density of the receiving area does not increase by more than 40% [Sec. 58.499.11(g)].
Sections Cited
- Sec. 58.499.8 - Relationship to the Growth Management Plan.
- Sec. 58.499.9 - Purpose of the District.
- Sec. 58.499.10 - Rezones and Zoning Map Applications.
- Sec. 58.499.11 - District Standards.
- Sec. 58.499.12 - Environmental Assessment.
- Sec. 65.302 - Modification of Standards (referenced).