General
Development Review
Comprehensive Planning
Research & Strategic Planning
Intergovernmental Coordination
Urban Design
Transportation Planning
General
What Can I Do With my Property?
A number of variables determine what can be done with a property in unincorporated Orange County including whether the property is located within the Urban Service Area, a Rural Settlement, an Activity Center or an Overlay District; the property Future Land Use and Zoning designations; compatibility with the neighboring area; size and shape; existing utilities; wetlands, environmentally sensitive or other conservation areas; area school capacity; and area road capacity. Brochures are available that explain the Residential Permitting Guide (PDF - 1.6 MB) and the Non-Residential Permitting Guide (PDF - 735 KB). Detailed title examination may show additional restrictions or development guidelines, as may the requirements of any regulatory agencies having jurisdiction over a property.
Official Zoning Verification Letters may be provided concerning the allowable uses and zoning standards of a property. Submission requirements include a written request and a legal description of the property and/or street address. The fee for a detailed written verification is $38, or $118 for a Planned Development (PD) and/or Development of Regional Impact (DRI). Send requests to Thomas Blanton, Zoning Division Development Coordinator, at P.O. Box 1393 Orlando, FL 32802-1393. Please allow 10 days for processing time.
How Can I Develop my Property?
Step one is to identify your property's Future Land Use Map designation and Zoning district. Future Land Use Map designations give us the long-range development considerations for all property in Orange County and general parameters for development such as "residential, commercial, office, industrial, etc." Zoning districts go a step further by identifying specific development standards such as building size, height and setbacks. All Zoning districts must be consistent with the Future Land Use Map designation. There may be limited exceptions to uses outlined by your property's Future Land Use Map designation and your Zoning district. For more information on these exceptions, please contact the Planning Division at 407-836-5600 or at planning@ocfl.net.
What's Going On in my Area?
The Planning Division is not always familiar with changes in land use activity; however, good sources of information include area newspapers, the DRC Project Log, Zoning Division maps, Planning & Zoning Commission or Development Review Committee applications, Building Division building permits and Board of County Commissioners meeting minutes.
What are my Rights to Develop a Primary Residence?
Any Legal Lot of Record that has a land use designation permitting a residential structure, may be developed with a single principal residential structure and related ancillary structures, regardless of the required Future Land Use Map density. However, multiple contiguous parcels in common ownership or under a common "contract for deed" as of 21 May 1991 shall also be aggregated and deemed to be one parcel, and property is still subject to other County land development regulations (e.g. zoning and well/septic permitting).
What is the Family Lot Provision?
A permit allowed only in the Rural/Agricultural Future Land Use designation and approved through a special exception process. The Family Lot Provision is intended to allow property owners the right to develop primary residences for immediate family members.
Special exceptions may be granted by Board of Zoning Adjustment if it is determined that:
- The parcel is a legal lot of record;
- The density of the residential structures is no more than one dwelling unit per two acres; and
The use is restricted to the primary residence for the owner, the owner's spouse, or the children, parents, or siblings of either of them.
What is an Accessory Dwelling Unit?
Living quarters which are separate and distinct from, and secondary and subordinate to, the primary single-family dwelling unit. The living quarters may be attached to or detached from the primary dwelling unit. An accessory dwelling unit connected to a primary dwelling unit by a breezeway, roofed passage or similar structure shall be deemed a detached accessory dwelling unit. A mobile home shall not be deemed an accessory dwelling unit unless otherwise expressly permitted in the zoning district. A relative who wishes to reside in close proximity to his or her family may seek a special exception for an accessory dwelling unit, while maintaining the single-family character of the primary single-family dwelling unit and the neighborhood.
An accessory dwelling unit may be allowed on a lot or parcel as a special exception in any residential or agricultural zoning district (including a residential lot or parcel on an existing planned development). The accessory dwelling unit shall be an accessory use to the primary single-family dwelling unit. Only one accessory dwelling unit may be permitted per lot or parcel. The accessory dwelling unit shall not be constructed prior to the construction and occupation of the primary dwelling unit.
An accessory dwelling unit shall be occupied initially only by a relative. An accessory dwelling unit may be occupied by a non-relative, provided the accessory dwelling unit was occupied initially by a relative, and at least three years have passed since the issuance of the certificate of occupancy for the accessory dwelling unit; or the accessory dwelling unit was occupied initially by a relative, and the relative has died.
In order to approve a special exception for an accessory dwelling unit, the county shall determine that the proposed accessory dwelling unit is designed to be similar and compatible with the primary single-family dwelling unit and that it will be compatible with the character of the neighborhood.
Additional requirements may be found in Orange County Code section 38.
What are Rural Settlements?
Areas designated on the Future Land Use Map that recognize existing "semi-rural" development patterns. These currently include the Bithlo, Bridle Path, Christmas, Clarcona, Gotha, Lake Hart/Lake Whippoorwill, Lake Mary Jane, North Apopka/Wekiva, North Christmas, Otter Lake, Paradise Heights, Sunflower Trail/Seaward Plantation, Tangerine, Tildenville, Wedgefield, West Windermere, Zellwood and Zellwood Station Rural Settlements. Future Land Use Element policies relating to Rural Settlements provide additional protections to these areas. Rural Settlements may be designated as Preservation Districts. See also the Rural Settlement Study (PDF - 355 KB).
What are Preservation Districts?
Designated areas which are approved through referendum and generally make it much more difficult to annex or develop. These currently include the Gotha, Zellwood, Zellwood Station and Tangerine Rural Settlements, and the Dr. Phillips and Taft Urban Preservation districts.
What are Growth Centers?
Areas designated on the Comprehensive Policy Plan (CPP) allowing urban development in the Rural Service Area. These are located adjacent to the boundaries of unincorporated Orange County and urban development located outside Orange County. This urban development has occurred through the extension of urban services and facilities from the adjacent local government. The CPP requires that all rezonings within Growth Centers be to a classification of Planned Development in order to promote an appropriate mixture of land uses. Growth Centers currently include two areas adjacent to the cities of Mount Dora and Kissimmee.
What are Activity Centers?
Designated areas of the County within the Urban Service Area where major employment centers exist or are encouraged. For these areas, Strategic Development Plans identify a land development plan, land development regulations, and financing strategies for urban services and infrastructure. Currently, the International Drive Activity Center is the only County-designated Activity Center.
What are Overlay Districts?
Area with additional regulations superimposed over the current zoning requirements to address special land use needs. An overlay district can also be used to provide exceptions to the conventional zoning district. The West State Road 50 Corridor Overlay District is a recent example of an overlay district. The guidelines for these sub areas and corridor overlay districts can be obtained by visiting the Urban Design Section of the Orange County Planning Division.
What is corridor planning?
Traditionally identified with transportation planning, corridor planning is now viewed as a comprehensive approach to transportation planning, or an integrated land use and transportation system. By focusing on the whole picture in broad geographic areas, or corridors, corridor plans identify strategies that allow better travel options and smart growth. Corridor Studies focusing on various areas in the County are written by the Planning Division on a regular basis.
What are Urban and Rural Service Areas?
Urban Service Areas (USA) represent the area where Orange County has decided public utilities and the other services that are needed to support urban development can efficiently and economically be provided over a 20-year span. The USA is the primary planning strategy the County relies upon to manage growth. Land located outside of the USA has a Rural Service Area (RSA) designation. The Comprehensive Policy Plan restricts development in rural areas with the RSA designation to a maximum density of one dwelling unit per ten acres (1/10) and agricultural uses.
Does a property have water and sewer access? Contact Orange County Utilities at (407) 836-7000 to determine the availability of water and wastewater service, and the agency that will provide the service if the county does not serve the area.
Where can I find a copy of a property's legal description? Contact the Orange County Comptroller's Official Records Research Center at (407) 836-5115 or visit them at 401 South Rosalind Avenue.
What is the road capacity near a property? Contact Public Works Traffic Engineering at (407) 836-7890 for information about traffic count methodology, traffic counts, traffic signal locations, and Orange County area roads.
What do I have to do to get a property split? You must file an Application for Subdivision Determiniation (Lot Split) with the Zoning Division. The fee is $601.00 (non-refundable). Lot size, lot shape, road access, utilities and other restrictions apply, which can be found in the Orange County Official Lot Split Policy.
Development Review
What is zoning?
Zoning is a process whereby a community is divided into districts or zones and a series of regulations concerning the use of land within the districts involving the placement, spacing, and size of buildings are provided. The primary goal of zoning is to avoid or minimize disruptive land use patterns involving different properties and different land uses; thereby ensuring that land development is consistent with local plans, local goals, and local building standards.
What approvals do I need for changes to planned signage?
For changes to plans for Planned Developments, call the Planning Division's Development Review Section at (407) 836-5600 for more information. For all other construction plans, contact the Building Division at (407) 836-5550.
What is my property zoned?
Contact the Zoning Division at (407) 836-3111 for information concerning current zoning or for an official zoning verification letter. You may also view your current zoning designation online at Interactive Mapping.
Is a certain land use permitted on my property?
Contact the Zoning Division at (407) 836-3111 to determine what uses are allowed within your current zoning designation.
What is Future Land Use?
All property within the County has a Future Land Use (map) designation and zoning designation. The Orange County Comprehensive Policy Plan contains a Future Land Use Map as well as a description/definition of the Future Land Use Plan categories. The County's Zoning Ordinance implements the Future Land Use Plan, and sets forth and describes the zoning districts.
The Future Land Use Plan describes each land use category in general terms, indicating what uses are allowed and the maximum densities and intensities.
The Zoning Ordinance contains specific development regulations for each zoning district, including the lists of permitted principal and special exception uses, lot requirements, maximum lot development potential, yard (set-back) requirements and parking requirements.
What is the rezoning process?
The rezoning process (PDF - 34 KB) is the process whereby a property owner makes application to change the zoning on his property. Through the process, County staff from various departments and divisions coordinate information and the Planning Division prepares a detailed report regarding the request. Through this detailed staff report, the Planning Division makes a recommendation to the Planning and Zoning Board (P&Z). The P&Z holds an advertised public hearing regarding the request. The P&Z then makes a recommendation to the Board of County Commissioners (BCC), which makes the final County decision on approval, denial, or approval with conditions.
How long does it take to rezone property?
Approximately 60-90 days.
Can I change the zoning of my property?
You may request a rezoning of your property that is consistent with your property's Future Land Use designation. You will need to first determine your current zoning, your Future Land Use designation and your desired zoning designation.
1. Contact the Zoning Division (407) 836-3111 to determine your current zoning and examine uses allowed in your current and your desired zoning districts. You may also view your current zoning designation online at Interactive Mapping.
2. Contact the Planning Division at (407) 836-5600 to determine your Future Land Use designation and to determine if your desired zoning is consistent with your Future Land Use designation (for more information on the Future Land Use element of the Comprehensive Plan, please visit the FAQ page of the Comprehensive Planning Section, below). You may also view the Future Land Use Map online at Interactive Mapping.
3. To apply for a rezoning, request an application or download the Application to Planning & Zoning Commission online. Submit your fully completed application with the appropriate fees to the Orange County Zoning Division at 201 South Rosalind Avenue, 1st floor, Orlando.
What development is occurring in the area?
Visit the Orange County Planning Division at 201 South Rosalind Avenue, 2nd Floor, Orlando. Ask for the 'Planner of the Day' and ask to view the "DRC Current Projects Log". This log lists projects that have been reviewed by the Development Review Committee (DRC), including Planned Developments, Preliminary Subdivision Plans, and Development Plans. The list does not contain any information about projects that are reviewed under the Commercial Plan Review Process. The information is provided to serve as a data source and is not guaranteed for accuracy. Please review the Project File, the DRC Minutes and the Board of County Commissioners Minutes for the official record on any project. Another good source for determining potential future development in an area is to look at the County's Future Land Use Map. This map identifies the long-range uses (Future Land Use designations) that the County anticipates for your neighborhood and the rest of the County. You may view the Future Land Use Map online at Interactive Mapping.
Comprehensive Planning
What is the Comprehensive Policy Plan?
The Comprehensive Policy Plan (CPP) is prepared in accordance with the State of Florida's "Local Government Comprehensive Planning and Land Development Act" (Chapter 163, Part II, Florida Statutes), which establishes the context and legal authority for growth management in Florida. The goals, objectives, and policies of the CPP provide for growth in a sustainable manner that creates a compact urban form. The CPP is comprised of eighteen elements that address specific topic areas, such as transportation, land use, public schools, economic development, and urban design. Goals, objectives, and policies for each Element of the CPP are available online.
What is the Development Framework?
The Development Framework Guide Book and Poster Plan highlight Orange County's strategies for urban form and growth and review key community enhancement initiatives that implement these strategies. A version of the County's Development Framework (PDF - 560 KB) is available online.
What is the Urban Service Area?
The Urban Service Area (USA) is a growth management strategy adopted by Orange County intended to concentrate growth in a clearly-defined area where urban services are provided or can be provided in a compact, efficient manner. Examples of urban services include central water and sewer service. Within the USA, growth is permitted at urban densities. Outside of the USA Boundary, land is designated as Rural Service Area and contains agricultural and very low density residential development without urban services.
What is the Future Land Use Map?
The Future Land Use Map is a component of the CPP that identifies the proposed general distribution, location, and extent of residential, commercial, industrial, agricultural, conservation, institutional, and other land uses within the time horizon of the CPP, the year 2020. The Future Land Use Map reflects the goals, objectives, and policies of the CPP relative to land use planning.
What is the difference between Future Land Use and zoning?
Future Land Use is a more general specification of use that recognizes both existing uses and planned future uses of land on a long-range basis within the time horizon of the CPP, the year 2020. Zoning is an aspect of current, or short-range, planning for the use and development of property. Zoning must be consistent with Future Land Use.
Inconsistencies between Future Land Use and zoning on a property may exist due to the recognition of zoning or uses that existed at the time of Future Land Use Map adoption (originally July 1, 1991—updated December 5, 2000), scrivener's errors, or other factors. If a property owner wishes to change the types of uses allowed on his or her property, the owner must apply for a Future Land Use Map change, as well as a rezoning, if the Future Land Use Map is not consistent with the desired zoning. Please visit the section entitled Understanding the Review Process of the Future Land Use web page for flow charts detailing the Small Scale and Regular Cycle processes.
In some cases, the property owner may be vested for consistency with the Future Land Use Map for a particular use, consistent with Section 30-363 of the Orange County Code. Please contact the Comprehensive Planning Section of the Orange County Planning Division at (407) 836-5600 for more information.
What is the Future Land Use of a particular property?
Contact the Planning Division at (407) 836-5600 with a parcel identification number, which is found on property tax notices, or with a street address for verification of a property's Future Land Use. Parcel identification numbers also are available from the Orange County Property Appraiser's office by calling 836-5000 or using the Property Appraiser's web site. Property listings may be found on the Web site using a parcel identification number, a street address, or the property owner's name.
How do I change the Future Land Use designation of my property?
Applications to amend the Future Land Use Map to change the Future Land Use for individual parcels are processed twice per year. The process costs $3,326.00 for a small scale amendment and $5,871.00 for a large scale amendment and requires an average of six to twelve months to complete, depending on the level of review required by the State of Florida. Contact the Comprehensive Planning Section at (407) 836-5600 for more information or to schedule a mandatory pre-application conference.
Ultimately the Board of County Commissioners must determine that a change in a property's Future Land Use designation is consistent with the Comprehensive Policy Plan. The appropriateness of a change is also based on public comment and recommendations by the Planning & Zoning Commission/Local Planning Agency and Planning Division staff.
I received a notice in the mail about a Future Land Use amendment application. What does that mean?
Property owners receive a notice regarding a Future Land Use amendment application when the owner of adjacent or nearby property applies to Orange County Planning Division to change the Future Land Use designation of his or her property. The notice contains information about the proposed amendment and the date and time of a community meeting regarding the proposal. At the community meeting, Planning Division staff reviews the process required for a Future Land Use change, and applicants provide information and answer questions about their development proposal. For information about the process or a proposed change, please contact the Comprehensive Planning Section of the Orange County Planning Division at (407) 836-5600 or review the online list of pending amendments.
Research and Strategic Planning
What is an Enterprise Zone?
The Lake Apopka and Orange County Enterprise Zones are 2 of 51 zones established by the Florida Legislature. Businesses located in these zones are eligible for state tax incentives for hiring new employees and making business investments. Enterprise Zones are administered by local governments (Orange County). Each zone is required to have an Enterprise Zone Development Agency and a strategic plan for revitalizing the area.
Who can benefit from an Enterprise Zone?
Any business located within the Enterprise Zone can receive credits and refunds on state sales, and corporate income taxes. Refunds of sales taxes on building materials used to rehabilitate residences and businesses in the Enterprise Zone also are available. Detailed information about these incentives and eligibility may be found on the Orange County Enterprise Zone website or the Florida Enterprise Zone Program website.
When can a business apply?
Applications can be submitted at anytime. However, the jobs credit programs require a permanent employee to be hired for a minimum of three (3) full calendar months before the business is eligible to receive benefits. In addition, applications must be submitted prior to the employee having worked six months.
How to obtain an application?
Applications may be requested from Orange County's Planning Division at 407-836-5600 (phone), 407-836-5862 (fax), or planning@ocfl.net (email). Forms may also be downloaded from either the County or State's Enterprise Zone websites (OC Ezone or www.floridaenterprisezone.com).
Is technical assistance available?
Yes. The EZDA staff is pleased to provide assistance and advice by phone or email. For a more detailed consultation, businesses can make an appointment by calling the Planning Division at 407-836-5600.
How is the program monitored?
The Planning Division verifies that the business is operating in a manner consistent with the program's requirements when the application is submitted. The Planning Division also maintains program files and submits quarterly reports to the State of Florida. The Florida Department of Revenue periodically monitors and audits the program.
What is the definition of "blight" as it pertains to a Community Redevelopment Agency (CRA)?
"Blight" as it pertains to a Community Redevelopment Agency can be defined to include an area with a substantial number of deteriorating buildings and other unsafe or inadequate facilities and/or conditions. For a more detailed definition of blight, please refer to Section 163.340(8), Florida Statutes, available at the Florida Senate website.
How many CRA's are located in Orange County?
There are ten (10) CRAs within Orange County. They are Downtown Orlando, Winter Park, Eatonville, Orange Blossom Trail, Republic Drive Interchange, Conroy Road Interchange, Apopka, Maitland, Winter Garden, and International Drive.
What is a Community Development District (CDD)?
A CDD is an independent special purpose unit of government established under Chapter 190, Florida Statutes (www.flsenate.gov/Welcome/index.cfm). The main function of a CDD is to provide infrastructure, services, and maintenance for basic community development services.
How many CDD's are there in Orange County?
There are two (2) CDD's in unincorporated Orange County – Falcon Trace and Bonnet Creek.
Intergovernmental Coordination
What city is a particular piece of property located in?
For verification of a property's location in a city or unincorporated Orange County contact the Planning Division at (407) 836-5600 with a street address or parcel identification number. Parcel identification numbers are listed on property tax notices and are also available from the Orange County Property Appraiser's office at (407) 836-5000.
Also, property listings on the Property Appraiser's website identify whether a property is in a City or in the unincorporated area of the County under the heading "City Code". Property listings may be found on the website using a parcel identification number, a street address, or the property owner's name.
What about other annexation questions?
For answers to many annexation questions, please refer to the Annexation page.
Urban Design
For lands in and around Horizon West, must I comply with the requirements of the Village classification?
The Village development code shall apply to all development occurring on lands within an adopted Village Specific Area Plan (SAP), e.g. Lakeside Village or Village of Bridgewater. Planned developments within an adopted Village SAP approved prior to June 6, 1995, and vested developments which have received a vested rights certificate for consistency with the Comprehensive Plan in accordance with the Orange County Code, chapter 30, are not subject to this Village development code. Until such time as a property has been rezoned in accordance with the adopted SAP and this Village development code, and the property has met the adequate public facilities requirements of Chapter 30, all properties within the adopted SAP shall maintain the Future Land Use designation existing prior to June 6, 1995. Development may proceed under the Future Land Use and zoning designation existing prior to June 6, 1995; however, Orange County shall require that all such development which requires special exception, variance, or preliminary subdivision plan approval shall be clustered or designed in such a way so as not to preclude future development of the adopted Village SAP.
What is the Urban Design Element?
Orange County is required by state law to have a Comprehensive Plan. The Comprehensive Plan is a growth management tool that addresses how the county should develop over a 20-year planning period. State law also requires that the Comprehensive Plan be divided into elements that guide decision-making on land use issues, transportation, infrastructure, and the environment. The Urban Design Element is an optional element that introduces design principles into the planning process, with the goal of protecting and enhancing the physical environment.
Why do we need an Urban Design Element?
The Urban Design Element provides aesthetic guidelines for public buildings, parks, streets, and neighborhoods. Orange County's population and employment base has expanded rapidly over the past three decades, and, as the county has urbanized, issues of urban form and aesthetics have become paramount. Policies in the Urban Design Element are intended to create a stronger sense of place and community identity through a commitment to improve the visual and aesthetic quality of Orange County.
What is the Urban Design Commission? What is their role?
The Urban Design Commission (UDC) is composed of 9 "experts" – architects, landscape architects, engineers, planners, and developers – appointed by the Board of County Commissioners to advise Orange County on urban design issues.
Urban Design Commission members are all volunteers, meeting once a month to discuss and vote on current issues relating to design and aesthetics. The UDC was instrumental in the development of the Urban Design Element, and has dealt with many issues including billboards, signage, streetscaping, and the design of public projects.
What is Traditional Neighborhood Development?
Traditional Neighborhood Development (TND) embodies advanced town planning and ecological principles and applies them to creating a new urban pattern to solve suburbanization problems. It is a type of community design in which the automobile does not dominate development. Walking, bicycling, and transit are made viable modes of transportation. TND projects provide the widest possible mix of uses (housing, jobs, services and entertainment) in an attempt to minimize extended off-site vehicle trips. Housing is provided in the widest possible range of types and mix of densities to satisfy needs of existing and projected employment in an area, in an effort to reduce the home- to-jobs-to-home commute. Also, affordable housing is provided in close proximity to jobs to satisfy a fair share of the housing needs on-site. TND projects are designed to balance the needs of people against the absolute necessity of protecting the sites' environmental assets.
Transportation Planning
What roads are planned for my area?
Transportation Planning performs a major coordination role between the Planning Division and the Public Works Division. To this end, Transportation Planning is housed at the Public Works Complex at John Young Parkway. Transportation Planning performs six major roles; leading public involvement efforts on transportation projects, conducting area-wide transportation studies, prioritizing transportation projects, coordinating regional transportation efforts, coordinating with other county departments and agencies, and developing planning guidelines and procedures.
Please refer to the Orange County Traffic and Transportation page for more information.
Growth Management 
