Site Plan for Permit in Orlando, FL – Starter Package $89 24-Hour Delivery, Built for Orlando's ISR Limits and Sector Plans
Orlando's Impervious Surface Ratio limit isn't one number. It's five — and which one applies to your lot depends on which of five residential zoning districts you're in, ranging from 35% in R-1AAA to 55% in R-3. A site plan that cites "Orlando's impervious surface limit" as a single figure is citing the wrong number for at least four out of five residential properties in the city.
The correction letter read: “Impervious Surface Ratio calculation exceeds applicable limit for R-1AAA zoning district (35%). Calculation submitted reflects R-2 standard (50%). Verify zoning district designation and resubmit with corrected ISR calculation.”
The homeowner’s pool and patio project added up to 48% impervious surface coverage — comfortably under 50%, which is what the homeowner believed Orlando’s limit to be. But the property was zoned R-1AAA, where the limit is 35%. The project wasn’t close to compliant; it was 13 percentage points over, on a property in one of Orlando’s more restrictive residential districts.
Orlando’s residential zoning includes at least five distinct ISR limits across R-1A (45%), R-1AA (40%), R-1AAA (35%), R-2 (50%), and R-3 (55%) — and that’s before accounting for the city’s tree protection framework, which operates on three separate DBH thresholds (4 inches, 12 inches, and 36 inches), each triggering different documentation requirements. Add Orlando’s ADU rules, which vary not just by zoning district but by which “sector” of the city the property falls into — the Southeast Orlando Sector permits larger ADUs than the citywide standard — and a site plan built from general “Orlando rules” is working from an average of five different answers, several of which don’t apply to the specific parcel.
We draft Orlando site plans by confirming the specific zoning district’s ISR limit, checking tree DBH against all three protection thresholds, and verifying which sector’s ADU rules apply — before any calculation goes on the plan.
- Free revisions if Orlando Permitting Services returns comments
- 24-hour turnaround for most residential plans
- Fixed price — $89 to $249
What Makes Orlando's Review District-Dependent and Sector-Dependent
Impervious Surface Ratio limits vary by zoning district — by a margin of 20 percentage points across the city’s residential districts. ISR is the total impervious surface area — buildings, driveways, walkways, patios, pools — divided by total lot area. Orlando’s residential zoning districts carry different ISR caps: R-1A allows 45%, R-1AA allows 40%, R-1AAA allows 35%, R-2 allows 50%, and R-3 allows 55%. The difference between the most and least restrictive of these is 20 percentage points — meaning a pool-and-patio project that comfortably clears the limit in an R-3 zone could be significantly over the limit on an identically-sized R-1AAA lot. The site plan must include a detailed ISR calculation specific to the confirmed zoning district, not a generic Orlando figure.
Tree protection operates on three separate thresholds, each with different documentation requirements. Orlando protects trees at three DBH levels: “protected” trees at 4 inches or greater caliper, “specimen” trees at 12 inches or greater DBH, and “grand” trees at 36 inches or greater DBH. A certified arborist survey is required for regulated development. The threshold a given tree falls into determines what documentation and protection measures the site plan needs to reflect — a 6-inch tree, a 14-inch tree, and a 38-inch tree on the same property trigger three different levels of requirement, and a site plan that treats “there’s a tree here” as a single category misses the distinctions that determine what’s actually required.
ADU size depends on which sector of the city the property is in — not just the zoning district. Orlando’s general ADU size standard caps both detached and attached units at 1,000 square feet with a 500 square foot minimum — but the Southeast Orlando Sector permits larger ADUs than this citywide figure in some configurations, reflecting the city’s sector-based planning approach for areas experiencing different growth patterns. Separately, there’s a same-size constraint: the ADU must be smaller than the primary dwelling if that primary dwelling is itself under 1,000 square feet — meaning on a smaller primary home, the 1,000 sq ft ADU ceiling may not be the actual limit; the primary dwelling’s own size becomes the cap instead. ADU setbacks are typically 15 feet, one off-street parking space is required (positioned behind the front and street-side yard setbacks), and the ADU is required to match the primary residence’s architectural style — exterior materials and color scheme.
Wetland and water body setbacks apply a 50-foot minimum, measured from normal high-water elevation — not from a visually obvious shoreline. Buildings must maintain a minimum 50-foot setback from any natural water body or retained wetland, measured from the normal high-water elevation. Orlando’s lake-heavy geography means this affects a meaningful number of residential parcels, and “normal high-water elevation” is a surveyed elevation point, not necessarily where the water’s edge appears to be on a given day — a property that looks like it has ample yard between the house and a retention pond or lake edge may have less buildable area than it appears once the 50-foot setback from the actual high-water elevation is applied.
Zero-lot-line design is mandatory below specific lot size thresholds. All lots under 4,000 square feet for single-family use, or under 5,000 square feet for two-family use, must use zero-lot-line design — meaning the structure is placed directly on one side property line rather than centered with setbacks on both sides. This isn’t optional for qualifying lot sizes, and a site plan that shows a centered structure with setbacks on both sides for a lot under these thresholds doesn’t reflect Orlando’s required configuration for that lot size.
What Real Orlando Correction Comments Say
“Impervious Surface Ratio calculation submitted reflects 50% limit (R-2 standard). Zoning records indicate this parcel is R-1AAA (35% limit). Proposed ISR of 48% exceeds applicable 35% limit by 13 percentage points. Resubmit with revised project scope or ISR calculation reflecting correct zoning district limit.”
We confirm the specific zoning district — R-1A, R-1AA, R-1AAA, R-2, or R-3 — and apply that district’s ISR limit, which ranges from 35% to 55% depending on district, before the calculation is finalized.
“Tree identified within proposed disturbance area measures 14 inches DBH. Specimen tree threshold (12 inches DBH) applies — certified arborist survey and specimen tree documentation required. Resubmit.”
We measure tree DBH against all three thresholds — protected (4″+), specimen (12″+), and grand (36″+) — and apply the documentation requirement for whichever threshold the tree meets.
“Proposed ADU size (950 sq ft) exceeds primary dwelling size (820 sq ft). ADU must be smaller than primary dwelling where primary dwelling is under 1,000 sq ft. Resubmit with ADU footprint not exceeding primary dwelling size.”
Where the primary dwelling is under 1,000 square feet, we check it against the proposed ADU size and apply the primary dwelling’s size as the controlling cap — not the general 1,000 sq ft ceiling.
“Proposed structure shown with setbacks from both side property lines. Lot area (3,600 sq ft) is below 4,000 sq ft single-family threshold — zero-lot-line design required. Resubmit with structure placed on one side property line per zero-lot-line standard.”
For lots under 4,000 sq ft (single-family) or 5,000 sq ft (two-family), we draft the structure placement using zero-lot-line configuration as required, rather than a centered footprint with setbacks on both sides.
“Proposed construction within 50-foot setback from retained wetland, measured from normal high-water elevation per survey. Resubmit with structure relocated outside 50-foot wetland setback or provide elevation survey confirming compliance.”
We check proximity to mapped wetlands and water bodies and apply the 50-foot setback from normal high-water elevation — not from the visually apparent water’s edge.
“ADU setback from property line shown at 10 feet. Standard ADU setback is 15 feet. Resubmit with corrected dimension, or confirm whether Southeast Orlando Sector standards apply to this parcel.”
We confirm whether the parcel falls within the Southeast Orlando Sector — which may carry different ADU standards than the citywide 15-foot setback — before applying setback dimensions.
What Every Orlando Site Plan We Deliver Includes
| Element | Why It Matters in Orlando’s District- and Sector-Based Framework |
|---|---|
| Property lines from Orange County recorded plat | Legal dimensions, not GIS approximations |
| Zoning district confirmation (R-1A / R-1AA / R-1AAA / R-2 / R-3) | Determines applicable ISR limit — 45% / 40% / 35% / 50% / 55% respectively |
| ISR calculation specific to confirmed district | Buildings, driveways, walkways, patios, pools totaled against the district’s specific limit, not a generic figure |
| Tree DBH measurement against three thresholds | Protected (4″+), specimen (12″+), grand (36″+) — documentation requirement applied per threshold met |
| ADU size verified against citywide cap and primary dwelling size | 1,000 sq ft / 500 sq ft minimum citywide; primary dwelling size controls if under 1,000 sq ft; Southeast Orlando Sector checked for applicable parcels |
| ADU setback and parking placement | 15 ft setback (or sector-specific figure); one off-street parking space positioned behind front/street-side setbacks |
| Zero-lot-line configuration where required | Applied for lots under 4,000 sq ft (single-family) or 5,000 sq ft (two-family) |
| Wetland / water body setback — 50 ft from normal high-water elevation | Checked for parcels near lakes, ponds, or retained wetlands |
| Flood zone notation | FEMA designation and panel number where applicable |
| North arrow, engineering scale, legal description | Required on every sheet |
Real Orlando Case Study — Pool and Patio Project Exceeded ISR by a Wide Margin Due to Zoning District Mismatch
Project: In-ground pool with extended patio, single-family residential lot, Orlando
What the homeowner submitted: A site plan showing the pool and patio addition with an ISR calculation totaling 48% — based on the homeowner’s understanding that Orlando’s impervious surface limit was 50%, a figure referenced in general research about Florida pool permits.
What came back: “Impervious Surface Ratio calculation submitted (48%) reflects a 50% limit standard. Zoning records confirm this parcel is R-1AAA, with an ISR limit of 35%. Proposed project at 48% ISR exceeds the applicable limit by 13 percentage points. Project as designed is not approvable under current zoning. Resubmit with substantially reduced impervious surface or provide variance application.”
The actual problem: The 50% figure the homeowner had researched corresponds to Orlando’s R-2 district — a real standard, just not the one that applied to this property. This parcel was zoned R-1AAA, one of Orlando’s most restrictive residential districts at 35% ISR. The gap between the design (48%) and the actual limit (35%) was large enough that a minor revision wouldn’t close it — the project needed substantial redesign.
What we did when the homeowner came to us: Confirmed the R-1AAA zoning designation and the 35% ISR limit. Recalculated existing impervious surface (house, driveway, existing walkways) against the lot area, which was already at 31% before the pool project. This left only 4 percentage points of ISR “room” for the entire pool and patio addition — far less than the homeowner’s original design required. We presented the homeowner with the actual constraint before any further design work: a pool of reduced size with a smaller surrounding patio, using pervious pavers for a portion of the patio area (which, depending on Orlando’s specific crediting for pervious surfaces, can reduce the ISR contribution of that area), to fit within the remaining 4% ISR allowance.
Outcome: The homeowner redesigned the pool and patio scope based on the actual 35% limit and the 31% existing baseline — a substantially smaller project than originally planned, but one that was approvable without a variance application. The revised site plan, with the corrected ISR calculation reflecting the R-1AAA limit, cleared review on the next submission. Identifying the actual constraint before finalizing pool dimensions with the contractor avoided a much larger redesign after construction documents were complete.
Pricing
| Service | Price |
|---|---|
| Basic Site Plan — property lines, setbacks, existing/proposed structures, north arrow, scale | $89 |
| Enhanced Plan — adds zoning-district-specific ISR calculation, flood zone notation, easements, utility locations | $159 |
| Premium Plan — adds tree DBH documentation across all three thresholds, ADU size/setback/sector verification, zero-lot-line configuration where required, wetland setback verification | $249+ |
✅ Free revisions if Orlando Permitting Services returns comments
✅ 24-hour turnaround for most residential plans
✅ No survey required for most projects — we use Orange County recorded plats and GIS
✅ Zoning district and applicable ISR limit confirmed on every order
FAQs — Orlando Site Plans
There isn’t a single citywide figure — it depends on your specific residential zoning district. R-1AAA allows 35%, R-1AA allows 40%, R-1A allows 45%, R-2 allows 50%, and R-3 allows 55%. That’s a 20-percentage-point range across Orlando’s residential districts. We confirm your specific zoning district and apply that district’s ISR limit to your project’s impervious surface calculation — house, driveway, walkways, patios, and pool, all totaled against your lot area.
It depends on the tree’s diameter at breast height (DBH). Orlando protects trees at three levels: “protected” trees at 4 inches or greater caliper, “specimen” trees at 12 inches or greater DBH, and “grand” trees at 36 inches or greater DBH, with a certified arborist survey required for regulated development. The documentation and protection requirements differ across these thresholds — a tree just over 4 inches and a tree over 36 inches trigger meaningfully different requirements. We measure tree DBH against all three thresholds for trees within your proposed disturbance area.
The general citywide standard caps detached and attached ADUs at 1,000 square feet with a 500 square foot minimum, with a 15-foot setback and one required off-street parking space. However, if your primary dwelling is itself under 1,000 square feet, the ADU must be smaller than the primary dwelling — the primary dwelling’s size becomes the controlling cap, not 1,000 sq ft. Additionally, the Southeast Orlando Sector may have different standards than the citywide figures. We verify both your primary dwelling’s size and your property’s sector before confirming your ADU size limit.
It depends on your lot size. Orlando requires zero-lot-line design — where the structure sits on one side property line rather than centered with setbacks on both sides — for all lots under 4,000 square feet (single-family) or 5,000 square feet (two-family). If your lot falls under these thresholds, zero-lot-line configuration isn’t optional; it’s the required design approach. We check your lot area against these thresholds and draft the appropriate configuration.
Buildings must maintain a minimum 50-foot setback from any natural water body or retained wetland, measured from the normal high-water elevation — a surveyed elevation point that may not correspond to where the water’s edge visually appears on a given day. A property that looks like it has substantial yard space between the house and a lake or retention pond may have less buildable area than it appears once the 50-foot setback from the actual high-water elevation is applied. We check proximity to mapped water bodies and wetlands and apply this setback where it’s relevant.
This is the most common issue we see on Orlando pool and patio projects. The limit that applies depends on your zoning district, and the range is wide — 35% to 55%. A project that would be well within the limit in an R-3 or R-2 district can exceed the limit significantly in an R-1AAA district, even if the project itself isn’t unusually large. We calculate your existing impervious surface against your lot area first, using your confirmed zoning district’s limit, to determine how much “room” actually exists for the proposed addition before finalizing project scope.
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Official Orlando Permit Resources
- Orlando Permitting Services — 400 S. Orange Avenue, 1st Floor, Orlando, FL 32801. Submit via ePlan Review portal at orlando.gov/permits
- Orlando Land Development Code — Zoning districts (R-1A, R-1AA, R-1AAA, R-2, R-3), ISR limits, ADU standards, sector plans
- Orlando Tree Protection Standards — Protected (4″+), specimen (12″+), and grand (36″+) tree thresholds; certified arborist survey requirements
- Orange County Property Appraiser — Recorded plats and legal descriptions
- FEMA Flood Map Service Center — Flood zone and panel lookups: msc.fema.gov
A Plan Built for Your Specific District — Not Orlando's Average
Based on the City of Orlando Land Development Code, zoning district ISR standards, tree protection thresholds, and Permitting Services submittal requirements as of June 2026.