Public Hearing and Notification Requirements for Zoning and Permits in the City of Orlando
Zoning actions in the City of Orlando, such as the establishment of special overlay districts or the appeal of impact fee determinations, generally require a public hearing before the Municipal Planning Board or City Council following a minimum 10-day notice period to affected parties. For specific enforcement actions like sign removals, the City of Orlando must provide ten (10) days' written notice to the owner, or if the owner cannot be reached, publish a legal notice once a week for four (4) consecutive weeks.
District Establishment and Rezoning Procedures
The City of Orlando provides specific public hearing requirements for the creation of overlay districts and general rezoning activities.
Appearance Review (AR) Overlay Districts
The initiation of an AR Appearance Review Overlay District requires a petition signed by at least 15% of the property owners within the proposed area. The establishment process includes:
- Municipal Planning Board Review: The board must hold a public hearing with due public notice. This notice must include a written letter sent to the last known address of the owners and occupants of all properties within the proposed City of Orlando district [Section 58.392].
- City Council Approval: Following the board's recommendation, the City of Orlando City Council holds a second public hearing with due public notice to consider the ordinance [Section 58.392].
Historic Preservation (HP) Overlay Districts
Similar to AR districts, a petition of 15% of owners is required. The notification process involves:
- Historic Preservation Board Hearing: Requires a public hearing after due notice, including written notice to the last known addresses of all owners in the proposed district [Section 58.402].
- Municipal Planning Board Hearing: This board also holds a public hearing with due public notice to ensure consistency with the Growth Management Plan [Section 58.402].
Activity Center Districts
Any application for Activity Center zoning must be accompanied by a Master Plan. If the City of Orlando initiates a rezoning to an Activity Center, a Master Plan is required prior to the issuance of building permits for new construction or substantial redevelopment [Section 58.342].
Appeals and Enforcement Notifications
The City of Orlando mandates specific notice timeframes for administrative appeals and the enforcement of code violations.
Impact Fee Determination Appeals
Any person appealing a decision regarding Transportation Impact Fees or credits must file a written Notice of Appeal. The City of Orlando City Clerk is responsible for scheduling the appeal before the City Council and must provide at least ten (10) days' notice to the applicant regarding the date of the designated meeting [Section 56.23].
Signage and Nuisance Removal
If a sign is deemed an immediate danger or a public nuisance, the City of Orlando follow strict notification protocols:
- Written Notice: The owner or firm must be provided ten (10) days' written notice to secure or remove the sign [Section 64.300].
- Notice of Order: This notice must be served via registered or certified mail. If the owner cannot be found, the City of Orlando must publish the notice once a week for four (4) consecutive weeks [Section 64.302].
Abandoned or Disabled Vehicles
When a vehicle is found in violation of the City of Orlando code, the inspector must place a written notice on the vehicle. The City of Orlando must also make a reasonable attempt to notify the owner via mail or personal service. The owner then has ten (10) calendar days to appeal the determination to the Planning Director or his designee [Section 58.1205].
Technical Notification and Timing Standards
| Action Type | Minimum Notice/Review Period | Required Notification Method |
|---|---|---|
| Impact Fee Appeal Hearing | 10 Days | Written notice to applicant [Section 56.23] |
| AR/HP District Establishment | "Due Public Notice" | Written notice to all owners/occupants in proposed area [Section 58.392] |
| Unlawful Sign Removal | 10 Days | Registered/Certified mail; Publication for 4 weeks if mail fails [Section 64.302] |
| Airport Height Zoning Permit | 15 Days | Forwarded to FDOT Aviation Office for technical consistency [Section 58.1216] |
| Abandoned Vehicle Removal | 10 Days | Physical notice on vehicle and mail/personal service to owner [Section 58.1205] |
| General Administrative Appeal | 15 Days | Notice of appeal must be filed within 15 days of a determination [Section 56.23] |
Airport Height Zoning Review
For developments near the Orlando International Airport (OIA) or Orlando Executive Airport (OEA), permit applications are subject to a specific multi-agency review:
- FDOT Review: The Airport Zoning Director must forward the application to the Florida Department of Transportation (FDOT) Aviation Office. FDOT has fifteen (15) days to review for technical consistency [Section 58.1216].
- Approval Timeline: If the City of Orlando determines the structure is not an airspace hazard, a permit must be issued within fourteen (14) business days of the final determination [Section 58.1220].
Sections Cited
- Section 56.23
- Section 58.342
- Section 58.392
- Section 58.402
- Section 58.1205
- Section 58.1216
- Section 58.1220
- Section 58.1227
- Section 64.300
- Section 64.302