Review and Decision Timeframes for City of Orlando Zoning and Site Development
The City of Orlando review process varies by application type, but typically requires significant lead time, such as the 60-day initiation period required for alternative transportation impact fee calculations or park impact fee studies. Administrative determinations for specialized permits, such as Airport Height Zoning Permits, are generally completed within 21 calendar days of a finished application, with final approvals issued within 14 business days. For expedited needs like public school modular unit reviews, the City of Orlando provides a condensed two-week window for recommendations and conditions.
Specialized Review and Application Timelines
The City of Orlando Code of Ordinances establishes various performance and review windows depending on the complexity and impact of the development activity. While simple administrative reviews may be handled alongside building permit issuance, complex studies for fee adjustments or infrastructure impacts are subject to strict mandatory waiting periods.
| Process Type | Timeframe for Action or Submittal | Relevant Section |
|---|---|---|
| Alternative Transportation Impact Fee | Must initiate at least 60 days prior to needing final determination | [Section 56.08] |
| Alternative Parks Impact Fee Study | Must be delivered to Director at least 60 days before building permit | [Section 56.39] |
| Airport Height Zoning Determination | Decision within 21 calendar days of completed application | [Section 58.1216] |
| Airport Height Zoning Permit Approval | Issued within 14 business days after determination | [Section 58.1220] |
| Public School Appearance Review | Recommendations completed within 2 weeks of submittal | [Section 58.813] |
| Eminent Domain Waiver Request | Department Head must issue response letter within 30 days | [Section 58.1188] |
| Impact Fee Refund Status Advice | City must advise on status within 60 days of petition | [Section 56.20] |
| Nightclub Certificate of Use | Must be received within 2 years of Planning Official determination | [Section 58.705] |
Impact Fee Determination and Appeal Process
The City of Orlando utilizes specific timeframes for the adjustment and appeal of impact fees, which are often a critical path item in site plan review.
Alternative Fee Calculations
If an applicant believes the City of Orlando standards overestimate the transportation or park impacts of their project, they must submit an Alternative Impact Fee Calculation. For transportation, this must be initiated 60 days before a final determination is required [Section 56.08]. For park impact fees, the study must be delivered to the City of Orlando at least 60 days prior to the issuance of a building permit [Section 56.39].
Appeals of Determinations
Any person desiring to appeal a City of Orlando administrative decision regarding transportation impact fees must file a written Notice of Appeal with the Impact Fee Coordinator within 30 days of the decision [Section 56.23]. For parks impact fees, the Notice of Appeal must be filed with the City of Orlando Chief Administrative Officer within 15 days of the determination [Section 56.44].
Zoning and Development Order Validity
Once a decision is rendered by the City of Orlando, the following validity periods apply:
- Intensity Bonuses: Once a City of Orlando intensity bonus is confirmed, it remains valid for six months. Development must commence within this period or it will lapse [Section 58.1133].
- Nonconformity Re-application: If a City of Orlando conditional use or variance for the expansion of a nonconformity is denied, the applicant must wait 12 months before re-applying for the same request [Section 58.1142].
- Abandonment of Use: If a nonconforming use in the City of Orlando is discontinued for a period of six months, it loses its nonconforming status and any subsequent use must comply with current regulations [Section 58.1173].
- Airport Height Permits: These permits specify an expiration date as a condition of approval. After a permit is issued, development must continue without interruption in good faith [Section 58.1220].
Procedures for Historic and Appearance Review
For developments within a City of Orlando Appearance Review (AR) Overlay or Historic Preservation (HP) Overlay, additional review layers are required.
- AR Overlay Districts: Petitions to establish these districts require the signatures of at least 15% of the property owners within the proposed area [Section 58.392].
- Appearance Review: In the City of Orlando, an appearance review is mandatory prior to the issuance of a building permit for many districts, including the SODO Special Plan area and the Edgewater Drive Special Plan area [Section 62.499, Section 62.309].
Sections Cited
- Section 56.08 - Alternative Impact Fee Calculation
- Section 56.20 - Return of Funds
- Section 56.23 - Appeals of Impact Fee Determinations
- Section 56.39 - Alternative Impact Fee
- Section 56.44 - Appeals
- Section 58.392 - Establishment of AR Appearance Review Overlay Districts
- Section 58.705 - General Requirements (Alcoholic Beverage Establishments)
- Section 58.813 - Additional Provisions for Public Schools
- Section 58.1133 - Density and intensity Bonus for Low and Very-Low Income Housing Contribution
- Section 58.1142 - General Requirements (Nonconformities)
- Section 58.1173 - Discontinuation of a Nonconforming Use
- Section 58.1188 - Application for Waivers and Exceptions
- Section 58.1216 - Review of Airport Height Zoning Permit Application
- Section 58.1220 - Approval or Disapproval of Airport Height Zoning Permit Application