Orlando, FL Zoning
Districts & Requirements
Every zoning district in Orlando with permitted uses, setbacks, height limits, and density requirements — in plain English. Orlando uses a traditional Euclidean zoning code with 28+ base districts organized by intensity — R-1 through R-3 residential, O-1 through O-3 office, MU-1/MU-2 mixed-use, AC-N through AC-3A activity centers, and industrial. The '/T' suffix denotes Traditional City overlay with stricter design standards. Florida's Live Local Act (2023, amended 2024-2025) preempts local height, density, and use restrictions for qualifying multifamily projects with 40%+ affordable units on commercial, industrial, or mixed-use land — a game-changer for Orlando deal underwriting.
18
Zoning districts
8
Overlay districts
320,000
Population
2025
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-1AA | Large-lot single-family. 10,000 SF minimum, 35-ft height cap. One house + one ADU. | 35 ft / 2 stories | 40% |
| R-1A | Standard single-family. 7,700 SF lots, 45% coverage. Orlando's most common house district. | 35 ft / 2 stories | 45% |
| R-1 | Smaller single-family lots. 6,000 SF minimum, tighter setbacks than R-1A. Good for infill. | 35 ft / 2 stories | 45% |
| R-2A | Duplexes and tandem homes allowed. 6,000 SF lots. First step above single-family. | 35 ft / 2 stories | 45% |
| R-2B | Up to 12 du/ac. Duplexes, townhouses, small apartments. 45-ft height allows 3 stories. | 45 ft / 3 stories | 45% |
| R-3A | Up to 23 du/ac, 4 stories / 55 ft. Apartment-scale residential. Transitional density. | 55 ft / 4 stories | 50% |
| R-3B | Up to 28 du/ac, 5 stories / 65 ft. Orlando's primary apartment district outside activity centers. | 65 ft / 5 stories | 50% |
| R-3C | Up to 36 du/ac, 6 stories / 75 ft. High-rise residential near employment centers. | 75 ft / 6 stories | 55% |
| MXD-1 | Low-intensity residential-office blend. Single-family homes converted to offices. 35-ft height cap. | 35 ft / 2 stories | 45% |
| MXD-2 | Higher-intensity residential-office. 45 ft / 3 stories. Small apartments + offices. | 45 ft / 3 stories | 50% |
| MU-1 | 6 stories, 2.0 FAR, build-to zone. Full mixed-use flexibility along major corridors. | 75 ft / 6 stories | 70% |
| MU-2 | 12 stories, 3.5 FAR. Mid-rise mixed-use without PD negotiation. Structured parking territory. | 150 ft / 12 stories | 75% |
| AC-1 | 8 stories, 2.0 FAR. Full commercial + residential. The go-to district for suburban mixed-use nodes. | 100 ft / 8 stories | 60% |
| AC-2 | 16 stories, 4.0 FAR. Regional-scale commercial and residential towers. I-Drive, Millenia. | 200 ft / 16 stories | 70% |
| AC-3 | Up to 450 ft, 85% coverage. Downtown Orlando's main zoning. Office towers and high-rise residential. | 450 ft | 85% |
| AC-3A | Highest intensity in Orlando. No fixed height cap in practice. Church Street, Orange Ave corridor. | No fixed cap (GMP-governed) | 90% |
| IC | Light industrial + commercial flex. Live Local Act makes these sites multifamily-eligible with 40% affordable. | 50 ft / 4 stories | 50% |
| IG | Heavy industrial. 60 ft height, large setbacks. Live Local Act eligible for multifamily conversion. | 60 ft / 4 stories | 50% |
Residential — Single-Family
3 districts in Orlando
R-1AA
Residential EstateOrlando's lowest-density residential district. Large lots, generous setbacks, estate-style homes. Found in established neighborhoods like College Park and Winter Park border areas.
What you can build
- ✓Single-family detached home
- ✓One ADU (up to 1,000 SF)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below 10,000 SF
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 25 ft
What this means in practice
40% coverage on 10,000 SF = 4,000 SF footprint. Two stories gets you ~7,500 SF of living space — custom home territory. The ADU adds income potential but caps at 1,000 SF. If you want density, you need a rezoning to R-2 or R-3 — check the Future Land Use Map first. Adjacent R-2B or MXD parcels signal the comp plan may support it.
R-1A
Single-Family AThe workhorse single-family district covering most of Orlando's established neighborhoods. 7,700 SF minimum, 60-ft wide lots, ADU-eligible.
What you can build
- ✓Single-family detached home
- ✓One ADU (up to 1,000 SF)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 7,700 SF
- Width
- 60 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 7.5 ft
- Rear
- 25 ft
What this means in practice
45% of 7,700 SF = 3,465 SF footprint. Two stories gets you ~6,500 SF. The 25-ft front and rear setbacks eat into buildable depth on shallow lots — measure carefully. ADUs allowed up to 1,000 SF but must be smaller than the principal structure. Lots in the Traditional City (/T overlay) have additional architectural standards.
R-1
Single-Family StandardSlightly denser than R-1A with smaller lot minimums. Found in older urban neighborhoods closer to downtown. The smaller setbacks make infill pencil better.
What you can build
- ✓Single-family detached home
- ✓One ADU (up to 1,000 SF)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 6 ft
- Rear
- 25 ft
What this means in practice
45% of 6,000 SF = 2,700 SF footprint, which is tight for a two-story spec home plus garage. The 6-ft side setback (vs. 7.5 in R-1A) gives you a bit more width to work with. On a 50-ft wide lot: 50 - 12 (both sides) = 38 ft of buildable width. Standard infill product here is 2,200-2,800 SF spec homes.
Residential — Low-Medium Density
2 districts in Orlando
R-2A
Duplex / Low-Medium ResidentialOrlando's entry-level multifamily district. Allows duplexes and tandem homes alongside single-family. Found in transitional neighborhoods between single-family and higher-density zones.
What you can build
- ✓Single-family home + ADU
- ✓Duplex
- ✓Tandem home (two units, one behind the other)
- ✓Home occupation
- ✗Triplexes or fourplexes
- ✗Apartments
- ✗Commercial or retail
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 6,000 SF (3,000 SF per unit for duplex)
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
The duplex math: 6,000 SF lot at 45% coverage = 2,700 SF footprint. Two stories = ~5,000 SF gross for two units — roughly 2,400 SF each after common walls. The 15-ft rear setback (vs. 25 ft in R-1) is the hidden value — you get 10 extra feet of buildable depth. Tandem homes (front/back configuration) are a unique Orlando product that maximizes narrow lots.
R-2B
Medium Density ResidentialMedium-density residential allowing townhouses and small apartment buildings. The jump to 3 stories and 12 units/acre is significant — this is where small multifamily starts to pencil.
What you can build
- ✓Single-family + ADU
- ✓Duplexes and tandem homes
- ✓Townhouses
- ✓Small apartment buildings
- ✗Large apartment complexes
- ✗Commercial or retail
- ✗Industrial
Key numbers
- Height
- 45 ft / 3 stories
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
The extra story changes the math. On a 10,000 SF lot: 45% coverage x 3 floors = 13,500 SF gross — enough for 10-12 apartments at 1,100 SF each. At 12 du/ac, a quarter-acre gets you 3 units. Townhouse projects are the most common R-2B product — the 5-ft side setback allows attached configurations with zero-lot-line party walls.
Residential — High Density
3 districts in Orlando
R-3A
High Density Residential AMid-rise apartments and larger townhouse projects. Bridges the gap between neighborhood-scale R-2B and the full R-3 high-density districts. Found along secondary corridors.
What you can build
- ✓Apartment buildings
- ✓Townhouse complexes
- ✓Condominiums
- ✓Senior housing
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 55 ft / 4 stories
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
At 23 du/ac, a half-acre R-3A site yields ~11 units. 50% coverage x 4 stories = a 43,560 SF building on one acre — roughly 35-40 apartments. Surface parking works at this density if you have the land. The 100-ft lot width minimum means you need assembled parcels in most neighborhoods — single 50-ft lots won't qualify without a variance.
R-3B
High Density Residential BHigh-density apartments along major corridors — Colonial Drive, OBT, Semoran. 28 du/ac and 5 stories by right. This is where most of Orlando's garden-style and mid-rise apartment projects land.
What you can build
- ✓Apartment buildings
- ✓Condominiums
- ✓Townhouse complexes
- ✓Senior housing
- ✓Student housing
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 65 ft / 5 stories
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
At 28 du/ac, one acre = 28 units. At 50% coverage x 5 stories = ~108,900 SF gross on one acre, supporting 80-100 apartments at market unit sizes. You'll likely need structured parking at this density if building 5 stories. Compare with R-3C/R-3D for higher density, or check if a Live Local Act play gets you even more height on nearby commercial land.
R-3C
High Density Residential COrlando's second-highest residential density. 6 stories and 36 du/ac — typically mapped near downtown, Medical City, and major employment nodes. The height and density support institutional-grade apartment projects.
What you can build
- ✓Mid-rise apartment buildings
- ✓Condominiums
- ✓Senior living facilities
- ✓Student housing
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 75 ft / 6 stories
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 55%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
36 du/ac on 2 acres = 72 units, which is the threshold where institutional lenders start to get interested. At 55% coverage x 6 stories on 2 acres, you're looking at ~287,000 SF gross — roughly 200 apartments with structured parking. The jump from R-3B to R-3C is one extra story and 8 more du/ac — often enough to make a deal pencil that didn't work at R-3B density.
Mixed Residential-Office
2 districts in Orlando
MXD-1
Mixed Residential-Office LowTransitional district between residential neighborhoods and commercial corridors. Allows office conversion of existing homes — the classic attorney/architect/accountant office in a bungalow.
What you can build
- ✓Single-family home + ADU
- ✓Office (low-intensity)
- ✓Live/work
- ✓Professional services in converted homes
- ✗Retail or restaurants
- ✗Multifamily apartments
- ✗Industrial
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 7.5 ft
- Rear
- 25 ft
What this means in practice
MXD-1 is a holding zone for residential-to-office transitions. The dimensional standards mirror R-1A, but the use entitlement is the value — you can run a professional office without a use variance. If the corridor is growing, the long play is rezoning to MU-1 or AC-N for real mixed-use density. ADUs allowed, which adds a rental income stream behind an office conversion.
MXD-2
Mixed Residential-Office HighStronger version of MXD-1 with apartments and larger offices permitted. The 3-story, 45-ft height cap supports small mixed-use projects. Often found along corridors transitioning from residential to commercial.
What you can build
- ✓Apartments (small-scale)
- ✓Office buildings
- ✓Live/work units
- ✓Single-family + ADU
- ✓Professional services
- ✗Retail or restaurants
- ✗Large apartment complexes
- ✗Industrial
Key numbers
- Height
- 45 ft / 3 stories
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
MXD-2 is the sweet spot for small-scale value-add: buy a residential property on a transitioning corridor, convert to office or build a 3-story mixed office/apartment building. 50% coverage x 3 stories on 10,000 SF = 15,000 SF gross. No retail allowed — if you need ground-floor commercial, you need MU-1 or AC-N zoning.
Mixed Use
2 districts in Orlando
MU-1
Mixed Use CorridorOrlando's primary mixed-use corridor district. 6 stories, 70% coverage, build-to zone that puts storefronts at the sidewalk. Found along Colonial, Mills, Edgewater, and other arterials the city wants to urbanize.
What you can build
- ✓Mixed-use buildings (residential + commercial)
- ✓Apartment buildings
- ✓Retail and restaurants
- ✓Office buildings
- ✓Hotels
- ✓Live/work
- ✗Auto-oriented (car wash, gas station)
- ✗Drive-throughs (restricted)
- ✗Heavy industrial
Key numbers
- Height
- 75 ft / 6 stories
- Lot min
- 7,500 SF
- Width
- 75 ft
- Coverage
- 70%
- Front
- 0-10 ft (build-to zone)
- Side
- 0-5 ft
- Rear
- 10 ft
What this means in practice
The build-to zone (0-10 ft) is the key differentiator — the city wants buildings at the sidewalk, not behind parking lots. On a half-acre MU-1 site at 70% coverage x 6 stories: ~91,000 SF gross. That's 10,000 SF retail + 70 apartments, or 30,000 SF office + 40 apartments. The 0-ft side setback enables party-wall construction. MU-1 sites along SunRail stations are the hottest plays in Orlando right now.
MU-2
Mixed Use High IntensityHigh-intensity mixed-use for major corridors and nodes. 12 stories by right, 3.5 FAR, 75% lot coverage. The highest as-of-right mixed-use intensity outside activity centers.
What you can build
- ✓Mid-rise to high-rise mixed-use
- ✓Apartment towers
- ✓Office buildings
- ✓Hotels
- ✓Major retail and restaurants
- ✓Entertainment venues
- ✗Heavy industrial
- ✗Auto-oriented uses (most)
Key numbers
- Height
- 150 ft / 12 stories
- Lot min
- 15,000 SF
- Width
- 100 ft
- Coverage
- 75%
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft
- Rear
- 10 ft
What this means in practice
At 12 stories and 3.5 FAR, plan for structured parking — surface parking won't support this intensity. A 1-acre MU-2 site at 3.5 FAR = ~152,000 SF of development. That supports 200+ apartments with ground-floor retail, or a 100-room hotel with office above. MU-2 land trades at a premium over MU-1 because of the 6-story height jump. If you're buying MU-1 land and the comp plan supports it, a rezone to MU-2 can double your site's value.
Activity Center
4 districts in Orlando
AC-1
Activity Center — CommunityCommunity-scale activity centers at major intersections and commercial nodes. 8 stories and 2.0 FAR support substantial mixed-use projects. Found at I-Drive intersections, major retail corridors, and employment nodes.
What you can build
- ✓Mixed-use buildings
- ✓Apartment buildings
- ✓Retail centers and restaurants
- ✓Office buildings
- ✓Hotels
- ✓Entertainment
- ✗Heavy industrial
- ✗Some auto-oriented uses restricted
Key numbers
- Height
- 100 ft / 8 stories
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 60%
- Front
- 0-25 ft
- Side
- 0-10 ft
- Rear
- 15 ft
What this means in practice
AC-1 is where you see the mid-rise hotels and mixed-use projects around I-Drive and Millenia. At 60% coverage x 8 stories on one acre: ~209,000 SF gross. The flexible front setback (0-25 ft) lets you build urban or suburban — build to the street with structured parking, or set back with surface parking in front. At 2.0 FAR, a half-acre supports ~43,560 SF of built space.
AC-2
Activity Center — RegionalRegional-scale development at Orlando's major economic nodes. 16 stories and 4.0 FAR support high-rise projects. Found around Mall at Millenia, International Drive, and major interchange areas.
What you can build
- ✓High-rise mixed-use
- ✓Apartment towers
- ✓Major office buildings
- ✓Hotels and resorts
- ✓Regional retail
- ✓Convention-adjacent uses
- ✗Heavy industrial
- ✗Low-density residential (waste of entitlement)
Key numbers
- Height
- 200 ft / 16 stories
- Lot min
- 20,000 SF
- Width
- 100 ft
- Coverage
- 70%
- Front
- 0-15 ft
- Side
- 0 ft
- Rear
- 15 ft
What this means in practice
At 4.0 FAR, a 1-acre AC-2 site supports ~174,000 SF of development — a 200-unit apartment tower with ground-floor retail, or a 250-room hotel. The 0-ft side setback enables lot-line-to-lot-line construction. Structured or below-grade parking is mandatory at this intensity. Compare with AC-3 for downtown sites — AC-2 is the suburban high-rise play.
AC-3
Activity Center — MetropolitanDowntown Orlando's core zoning district. No practical height limit for most projects — the 450-ft cap accommodates anything currently in the pipeline. 85% lot coverage, build-to lines.
What you can build
- ✓High-rise office towers
- ✓Residential towers
- ✓Hotels
- ✓Major mixed-use
- ✓Entertainment and cultural facilities
- ✓Government buildings
- ✗Industrial
- ✗Auto-oriented commercial
Key numbers
- Height
- 450 ft
- Lot min
- 15,000 SF
- Width
- 100 ft
- Coverage
- 85%
- Front
- Build-to line
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
AC-3 is downtown Orlando's most permissive zoning. At 85% coverage and 450-ft height, the constraints are economics, not zoning. A half-acre AC-3 site can support 500,000+ SF of development. Below-grade parking is standard. The real gating factor is DRI review for projects over certain thresholds and the Downtown Development Board design review. Land here trades at $100-200/SF — the entitlement justifies it.
AC-3A
Downtown CoreThe downtown core — Church Street Station, Orange Avenue, the SunTrust tower cluster. Intended for the highest-intensity development in Central Florida. Density and FAR are governed by the Growth Management Plan, not fixed district caps.
What you can build
- ✓High-rise office towers
- ✓Luxury residential towers
- ✓Full-service hotels
- ✓Major mixed-use developments
- ✓Cultural and entertainment facilities
- ✗Industrial
- ✗Auto-oriented commercial
- ✗Low-density residential
Key numbers
- Height
- No fixed cap (GMP-governed)
- Lot min
- 15,000 SF
- Width
- 100 ft
- Coverage
- 90%
- Front
- Build-to line
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
AC-3A land is the most valuable in Orlando — the entitlement is effectively unlimited. Build lot-line-to-lot-line with below-grade parking. The Growth Management Plan governs density at 75-200 du/ac and 0.75-3.0 FAR, but bonuses push beyond those caps. Downtown Development Board review is required. Active transit (SunRail, Lymmo) reduces parking requirements, which improves your pro forma significantly.
Industrial
2 districts in Orlando
IC
Industrial-CommercialFlex industrial-commercial district allowing warehousing, office, and limited retail. The Live Local Act has made IC-zoned parcels some of the most interesting acquisition targets in Orlando — you can build multifamily by right with 40% affordable units.
What you can build
- ✓Warehousing and distribution
- ✓Light manufacturing
- ✓Office and flex space
- ✓Limited retail
- ✓Multifamily (with Live Local Act compliance)
- ✗Heavy manufacturing
- ✗Hazardous materials processing
Key numbers
- Height
- 50 ft / 4 stories
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
The Live Local Act play: IC-zoned land near transit or employment centers can be developed as multifamily without rezoning if 40% of units are affordable at 120% AMI for 30 years. Height preemption lets you build up to the tallest building within 1 mile (3/4 mile near historic) or 3 stories, whichever is higher, capped at 10 stories. Run the pro forma with 40% affordable units at 120% AMI — in Orlando's rent market, 120% AMI rents are close to market in many submarkets.
IG
Industrial GeneralGeneral industrial — manufacturing, processing, trucking. Larger setbacks buffer adjacent uses. Like IC, these parcels are Live Local Act targets when located near growing residential or commercial areas.
What you can build
- ✓Manufacturing and processing
- ✓Large-scale warehousing
- ✓Trucking terminals
- ✓Outdoor storage
- ✓Multifamily (with Live Local Act compliance)
- ✗Standalone retail
- ✗Hotels
Key numbers
- Height
- 60 ft / 4 stories
- Lot min
- 20,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 15 ft
- Rear
- 25 ft
What this means in practice
IG sites in transitioning areas (near Creative Village, Parramore, or along the I-4 corridor) are prime Live Local Act candidates. The 15-ft side and 25-ft rear setbacks reduce buildable area compared to IC — factor that into your site plan. A 2-acre IG site at Live Local Act density could support 150-200 apartments with 40% affordable. The property tax exemption (up to 75% for qualifying units) is the real kicker for your pro forma.
Development Bonus Program
Orlando does not have a single unified density bonus program like some cities. Instead, density increases come through three paths: (1) the Live Local Act, which preempts height, density, use, and FAR for qualifying affordable projects on commercial/industrial/mixed-use land — this is the most powerful tool available; (2) Planned Development (PD) rezoning, where you negotiate density, height, and uses directly with the city in exchange for community benefits; (3) the Growth Management Plan's tiered density system, which assigns density ranges by Future Land Use category — higher densities are available in Urban Activity Centers and along transit corridors. For most deals, the Live Local Act is the fastest path to additional density because it requires only administrative approval, not a legislative vote.
Overlay Districts
Traditional City (/T Overlay)
Covers Orlando's pre-WWII urban core — roughly everything inside the I-4/408 loop plus extensions along major corridors. Properties get a '/T' suffix on their zoning (e.g., R-2B/T, MU-1/T). Additional design standards apply: build-to lines, transparency minimums, roof and porch requirements. Expect longer plan review for compliance. The upside: Traditional City parcels often have smaller lot minimums and reduced parking requirements compared to their non-T equivalents.
Downtown Historic District (/HP Overlay)
Orlando's original historic district covering the downtown core. Certificate of Appropriateness required from the Historic Preservation Board for exterior modifications and new construction. Demolition requires review. Plan for 1-2 extra months in the approval timeline.
Lake Cherokee Historic District
16 square blocks of pre-war architecture — Victorian, Colonial, and Craftsman homes. Certificate of Appropriateness required. Infill and additions must be compatible with the historic character. One of Orlando's most regulated residential areas.
Lake Eola Heights Historic District
Historic residential area flanking Lake Eola's north and east sides. COA required for exterior changes visible from the street. The proximity to downtown AC-3/AC-3A zoning creates intense development pressure — new construction must navigate both the historic overlay and neighborhood opposition.
Lake Lawsona / Thornton Park Historic District
Covers the Thornton Park and Lawsona/Fern Creek neighborhoods east of downtown. Designated 1994. COA required. Thornton Park's restaurant/retail strip is one of Orlando's most walkable corridors — properties here have mixed-use potential but historic review adds time and design constraints.
Colonialtown South Historic District
Bungalow neighborhood with COA requirements. Located between Colonial Drive and Lake Highland — development pressure from both the Mills 50 corridor and hospital district. New construction must respect the 1920s-1940s character.
FEMA Flood Overlay
Large portions of Orlando fall within FEMA flood zones, particularly around the chain of lakes and wetland systems. Check FIRM maps before making an offer. Base flood elevation plus freeboard determines your first-floor height and construction type. Flood insurance costs can significantly impact residential pro formas. Many lakefront parcels that look developable have substantial floodway restrictions.
Live Local Act Preemption (Statewide)
Not a traditional overlay, but functionally operates like one. On any commercial, industrial, or mixed-use zoned parcel in Orlando: build multifamily with 40%+ units affordable at 120% AMI for 30 years, and the city cannot restrict your height (up to tallest building within 1 mile, or 3 stories minimum, capped at 10), density, use, or FAR. Administrative approval required — no City Council vote, no public hearing on zoning. The 2025 amendments add mandatory 15% parking reduction on request. This has fundamentally changed site selection in Orlando.
Frequently Asked Questions
How do I check zoning for a specific Orlando property?
Use the City's GIS map at gis.orlando.gov — search by address to see the zoning district, any overlays (Historic Preservation, Traditional City), and the Future Land Use designation. The Future Land Use category is critical because it governs the maximum density the comp plan allows, which may be more restrictive than what the zoning district permits.
What is the Traditional City overlay?
The '/T' suffix means the property is in Orlando's pre-WWII urban core. You get additional design standards — build-to lines, transparency minimums, architectural standards — but also benefits like reduced parking and smaller lot minimums. Check Chapter 62, Part 6 of the Land Development Code for the specific design requirements. Plan review takes longer for /T properties.
How does the Live Local Act work in Orlando?
If your site is zoned commercial, industrial, or mixed-use: commit to 40% of residential units affordable at 120% AMI for 30 years, and the city must approve your multifamily project administratively — no rezoning, no public hearing. Height is preempted up to the tallest building within 1 mile (3/4 mile near historic districts), capped at 10 stories. Density, FAR, and use are also preempted. The 2025 amendments added a mandatory 15% parking reduction on request. Run the pro forma: 120% AMI in Orlando is roughly $1,800-2,100/month for a 2-bedroom, which is close to market rent in many submarkets.
Can I build an ADU in Orlando?
Yes, in all R districts (R-1AA through R-3D), MXD-1, MXD-2, O-1, and O-2 — subject to lot size minimums. Maximum 1,000 SF or smaller than the principal structure, whichever is less. One ADU per lot. No ADUs on duplex or tandem lots. Traditional City properties have additional architectural standards. ADUs are approved administratively if they meet the dimensional standards.
What's the difference between MU and AC districts?
MU districts (MU-1, MU-2) are corridor-based — designed for linear mixed-use development along arterial streets. AC districts (AC-N through AC-3A) are node-based — concentrated at intersections, employment centers, and downtown. AC districts generally allow more height and intensity. MU-1 tops out at 6 stories; AC-1 starts at 8. For the highest-intensity projects, you want AC-3 or AC-3A zoning.
What triggers Design Review Board approval?
In the AC-3A downtown core, the Downtown Development Board reviews design for new construction and major modifications. Historic Preservation overlay districts (/HP) require a Certificate of Appropriateness from the Historic Preservation Board. Planned Developments (PD) have their own design standards negotiated during approval. Projects outside these areas go straight to building permit with administrative staff review.
Is my property in the City of Orlando or unincorporated Orange County?
This matters — the City uses its own LDC (Chapter 58), while unincorporated Orange County has a completely different code with different districts, setbacks, and density standards. Many Orlando-area addresses are actually in unincorporated Orange County. Check jurisdiction on the City's GIS map or Orange County Property Appraiser. If you're in the county near the city boundary, annexation may be possible — which changes your zoning and could unlock higher density.
How does Orlando handle parking requirements?
Standard residential parking: 2 spaces per single-family unit, 1.5-2.0 per multifamily unit depending on district. Traditional City (/T) properties get reduced parking — as low as 1.0 space per unit near transit. The Live Local Act mandates a 15% reduction on request. Shared parking agreements can further reduce requirements in mixed-use projects. If you're building near a SunRail station, push for the maximum parking reduction — every eliminated space saves $15,000-25,000 in structured parking cost.
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