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Orange County, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Bonus bank size
1,540 dwelling units total
Access via
PD/UNP review and approval
Allocation
Pro rata by developable land area
Scope
Orange County Town Center only

Summary

Orange County's Town Center allows developers to exceed the Comprehensive Plan's dwelling-unit cap by drawing from a 1,540-unit density bonus bank, earned through PD/Unified Neighborhood Plan review and approval.

City-specific rules exist: Orlando has its own density bonus law rules that differ from Orange County's county-level regulations. If you live in Orlando, check the city-specific page instead.

A density bonus program is hereby established, which will allow district development programs to exceed thresholds established through the Comprehensive Plan. A "bonus bank" was established with the adoption of the Town Center provisions in the Comprehensive Plan, which includes a total of one thousand five hundred forty (1,540) dwelling units. This bonus may be earned by completing the PD/UNP review and approval process.

View official code

Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 128).

Full Breakdown

Sec. 38-1390.28 lets Town Center developers exceed the dwelling-unit caps set by the Comprehensive Plan through a density bonus bank of 1,540 units created when the Town Center provisions were adopted. An applicant earns a pro rata share of the bank based on the ratio of its PD/Unified Neighborhood Plan's net developable land area to the overall Town Center boundary, confirmed when the county approves the PD/UNP. Bonus units may be reassigned to any district in the plan or converted to nonresidential floor area, but not to Urban Residential districts barring nonresidential use.

Violations & Fines

Building above the Comprehensive Plan's dwelling-unit cap without an approved PD/UNP bonus allocation exceeds the entitlement and can be denied or force a plan amendment before permitting.

Frequently Asked Questions

Does every unincorporated project qualify for a density bonus?
No: the bonus bank under Sec. 38-1390.28 only applies within the Town Center's designated Neighborhood Planning Areas and requires PD/Unified Neighborhood Plan review.
Can bonus units be converted to commercial space?
Yes, per the approved land use equivalency table, except they cannot go to Urban Residential districts where nonresidential uses aren't allowed.

Sources & Official References

Other rules in Orange County

Downtown Design GuideSome RestrictionsNoise Ordinances: Aircraft NoiseFew RestrictionsNoise Ordinances: Barking DogsSome RestrictionsParking Rules: EV ChargingSome RestrictionsParking Rules: Towing & Impound RightsSignificant RestrictionsParking Rules: Commercial & Oversized VehiclesHeavy RestrictionsParking Rules: Abandoned VehiclesHeavy Restrictions

All Orange County rules

Florida rules heatmap·Compare Orange County to another location·View the Florida zoning overlays & bonuses overview

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Density Bonus Law in Cities Across Orange County

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