Orlando, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Eligible districts
- O-1/2/3, MXD-1/2, MU-1/2, AC-N/1/2/3/3A
- Density cap
- 200 dwelling units/acre max, except AC-3A
- Approval path
- Master plan or planned development rezoning
- Not a right
- Council may deny or reduce a requested bonus
- AC-3A extra
- Public art fee capped at 0.01% cost per 1% bonus
Summary
Orlando allows density and intensity bonuses above the base zoning maximum in Office, Mixed Residential-Office, Mixed Use, and Activity Center districts, but City Code § 58.1101 caps every bonus at the least of doubling the base entitlement, the next future-land-use tier, or 200 dwelling units per acre, and Council can deny it outright.
(a)General description. A bonus shall not be considered an entitlement. In addition, the maximum available bonus may not be appropriate in all situations. Council may approve a requested bonus, approve a requested bonus with reasonable conditions fairly calculated to mitigate the impact of the bonus, approve a lesser bonus, approve a lesser bonus with reasonable conditions fairly calculated to mitigate the impact of the bonus, or deny a requested bonus. A bonus may not exceed the least of the following:1.Double the density and intensity allowed under the site's adopted future land use map designation, except in the O-3 district and AC-3A district; or2.The maximum density and intensity allowed under the next more intensive future land use map designation, as described in subsection (b) below; or3.For density, a maximum of 200 dwelling units per acre, except in the AC-3A district.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 92).
Full Breakdown
Chapter 58, Part 6 sets up the bonus system: Sec. 1100 makes bonuses available only in the O-1/O-2/O-3, MXD-1/MXD-2, MU-1/MU-2, and AC-N/AC-1/AC-2/AC-3/AC-3A districts, measuring density in dwelling units per acre and intensity by floor area ratio, and requires that any bonus be granted through approval of a master plan under Chapter 65, Part 2H, or by rezoning to the planned development district. Sec. 1101(a) is explicit that "a bonus shall not be considered an entitlement": Council may approve, approve with conditions, approve a lesser bonus, or deny the request, and in every case the bonus cannot exceed the least of (1) double the base future land use density/intensity (except in O-3 and AC-3A), (2) the density/intensity allowed under the next more intensive future land use designation, or (3) 200 dwelling units per acre for density (except AC-3A).
0 FAR with bonus. To qualify, Sec. 1103 requires the applicant to show by clear and convincing evidence that the project is compatible with the surrounding neighborhood, includes at least two secondary uses each comprising 10% of building area, and meets one or more design enhancements under Sec. 1104. In the AC-3A district specifically, Sec. 01% of total construction cost for every 1% of the maximum available bonus approved.
Violations & Fines
There is no numeric penalty; the consequence of failing the criteria is that Council may approve only a lesser bonus or deny the bonus request entirely, per Sec. 58.1101(a). A project built beyond its approved bonus, or that violates conditions attached to a granted bonus (including the AC-3A public art requirement of Sec. 58.1105), is enforceable as a violation of its master plan or planned development zoning approval under the City's general code enforcement provisions.
Frequently Asked Questions
Can any Orlando property get a density bonus?
Is a density bonus guaranteed if I meet the criteria?
What's the maximum density bonus in Orlando?
What do I have to build to qualify for the bonus?
Sources & Official References
Other rules in Orlando
Florida rules heatmap·Compare Orlando to another location·View the Florida zoning overlays & bonuses overview
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