Variances and Special Exceptions
Please note, while Variance applications continue to be accepted at this time, Orange County has adopted a new comprehensive plan (“Vision 2050”) and updated regulations, including zoning, signage, landscaping, arbor, urban design and subdivision regulations among others (“Orange Code”), which are expected to become effective in mid-to-late July, 2025. The ordinances will become effective following state review and consistent with Chapter 163, Florida Statutes. For more information, including an up-to-date schedule on the ordinances related to Vision 2050 and Orange Code, please visit www.ocfl.net/vision2050. Variances or special exceptions granted prior to the adoption of Orange Code could fail to meet the requirements of Orange Code and preclude an applicant from complying with Orange Code’s requirements for the issuance of a building permit or other development permit.

While your case planner may provide some information about how your application fits into the proposed Orange Code, your case planner cannot predict whether any granted variance or special exception will ultimately be required to comply with the requirements of Orange Code. Applications for variances and special exceptions are subject to a lengthy process of review and approvals; and applicants apply for building permits and other development permits are varying points in time

Zoning and Building Permits
Please note Orange County has adopted a new comprehensive plan (“Vision 2050”) and updated regulations, including zoning, signage, landscaping, arbor, urban design and subdivision regulations among others (“Orange Code”), which are expected to become effective in mid-to-late July, 2025. The ordinances will become effective following state review and consistent with Chapter 163, Florida Statutes. For more information, including an up-to-date schedule on the ordinances related to Vision 2050 and Orange Code, please visit www.ocfl.net/vision2050.

Please be aware that the requirements of Vision 2050 and Orange Code may impact land development permit applications. In order to ensure a project is evaluated under the County’s current zoning regulations, a permit application must be submitted and deemed sufficient before the effective date of Vision 2050 and Orange Code. Any application submitted after the effective date of Vision 2050 and Orange Code will be reviewed consistent with the County’s newly adopted regulations. Special exception or variance applications allowed under current regulations may no longer be allowed upon the effectiveness of Orange Code and should be reviewed carefully.

Permits that do not require review under the zoning regulations and are only subject to the Florida Building Code are not affected by this notice. Examples may include, but are not limited to permits for windows, doors, roofing, etc.

To learn more about Orange Code and how to use it, please view our recent webinar!

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 2024 - 2025

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. Please note: All special exceptions require a Pre-App. Meeting with staff is required at least two weeks before the application deadline date. A meeting for variances is not required, but may be requested.

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.