Skip to main content
Accessibility Help
Browse Services

Board of Zoning Adjustment (BZA)

Variances and Special Exceptions

Effective Friday, March 27, access to the Orange County Administration Building will be suspended until further notice, but Permitting Services will continue to support the development industry with modified services. For more information about modified services provided by Division of Building Safety, Zoning and other partners, please visit the Orange County Coronavirus Information webpage.

You may submit a completed BZA application and required submittal documents and payment (including to-scale site plan, elevations, etc.) to: Zoning Division at 201 S. Rosalind Ave., 1st Floor, Orlando, Florida 32801

You may also email the application and the required submittal documents to BZA@ocfl.net. Please note, if the supporting documentation does not print to scale, a hard copy will be required to be submitted via mail.

Committee Purpose

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.

Submittal Dates

Board of Zoning Adjustment Public Hearing Schedule*

Filing Deadline Date Public Hearing Date
October 14, 2020 December 3, 2020
November 12, 2020 January 7, 2021
December 9, 2020 February 4, 2021
January 13, 2021 March 4, 2021
February 10, 2021 April 1, 2021
March 10, 2021 May 6, 2021
April 14, 2021 June 3, 2021
May 12, 2021 July 1, 2021
June 9, 2021 August 5, 2021
July 14, 2021 September 2, 2021
August 11, 2021 October 7, 2021
September 15 2021 November 4, 2021
October 13, 2021 December 2, 2021
*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.

Meetings / Meeting Results

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

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 exist that are peculiar to the land, structure, or building involved and that are not applicable to other lands, structures or buildings in the same zoning district. Zoning violations or nonconformities on neighboring properties shall not constitute grounds for approval of a proposed zoning variance.

The special conditions and circumstances do not result from the actions of the applicant. A self-created or self-imposed hardship shall not justify a zoning variance (i.e., when the applicant himself by his own conduct creates the hardship that he alleges to exist, he is not entitled to relief).

The special conditions and circumstances do not result from the actions of the applicant. A self-created or self-imposed hardship shall not justify a zoning variance (i.e., when the applicant himself by his own conduct creates the hardship that he alleges to exist, he is not entitled to relief).

Literal interpretation of the provisions contained in this Chapter would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this Chapter and would put unnecessary and undue hardship on the applicant. Financial loss or business competition or purchase of property with intent to develop in violation of the restrictions of this Chapter shall not constitute grounds for approval or objection.

The zoning variance approved is the minimum variance that will make possible the reasonable use of the land, building or structure.

Approval of the zoning variance will be in harmony with the purpose and intent of the Zoning Regulations and such zoning variance will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

Special Exceptions

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

Special conditions and circumstances exist that are peculiar to the land, structure, or building involved and that are not applicable to other lands, structures or buildings in the same zoning district. Zoning violations or nonconformities on neighboring properties shall not constitute grounds for approval of a proposed zoning variance.

Contact Us

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.