The Board of Zoning Adjustment (BZA) consists of seven (7) board members who are appointed by each District Commissioner and an at-large member appointed by the Mayor. The BZA makes recommendations to the Board of County Commissioners (BCC) on Variances, Special Exceptions, and Appeals of the Zoning Manager’s Determination.

Board of Zoning Adjustment Public Hearing Schedule*

BZA SCHEDULE 2026 - 2027

Important: Due to legal deadlines there are no exceptions to these deadline dates. It is highly advisable not to wait until the filing deadline date listed below to submit your application as revisions to your application may be required. If revisions are required, your application will be postponed to the following month.

Submit a PDF version of the complete application and applicable supplemental information to the Orange County Board of Zoning Adjustment staff by email at BZA@ocfl.net. Instructions on how to pay online through Fast Track Online Services will be sent via email once the application is deemed sufficient and entered into the system. The sufficiency review may take up to 3 business days. To check on the status of your application, you may visit Orange County Fast Track Zoning Review.

Board of Zoning Adjustment meeting results are attached to original meeting notices in the County Calendar. BZA meeting minutes may also be viewed by visiting the Advisory Boards page.

Variances are required if you need to depart from the provisions of the zoning ordinance. Variances relate to setbacks, lot size and frontage requirements, but do not involve the actual use or structure. (Use Variances are prohibited.) You must demonstrate the hardship is unique to your property and not to other properties in the same zoning district. Each Variance must meet the criteria listed below.

Variance Criteria | PDF

Special Conditions and Circumstances Not Self-Created No Special Privilege Conferred Deprivation of Rights Minimum Possible Variance Purpose and Intent

The County Code includes some uses that would be allowed only by special exception. Applications for special exceptions follow the same process as variances — the request is heard by BZA, which makes a recommendation to the BCC for final approval. In making its decision, the BZA will determine whether the requested use is deemed compatible with the surrounding area and uses. Restrictions and conditions may be imposed by the BZA as part of its recommendation. Each special exception must meet the criteria shown below.

Special Exception Criteria | PDF

The use shall be consistent with the Comprehensive Policy Plan. The use shall be similar and compatible with the surrounding area and shall be consistent with the pattern of surrounding development. The use shall not act as a detrimental intrusion into a surrounding area. The use shall meet the performance standards of the district in which the use is permitted. The use shall be similar in noise, vibration, dust, odor, glare, heat producing and other characteristics that are associated with the majority of uses currently permitted in the zoning district. Landscape buffer yards shall be in accordance with section 24-5 of the Orange County Code. Bufferyard types shall track the district in which the use is permitted.

Zoning Division
E-mail: BZA@ocfl.net
Phone: 407-836-3111

To check on the status of an application, please visit Orange County Fast Track Zoning Review.