Sean Hickman, P.E.
Director
In the first two phases of the rezoning process, property owners, developers, and project teams work to determine whether a property’s zoning designation supports its intended use. Once rezoning approval is secured, the focus shifts to obtaining the approvals necessary to begin construction.
This final stage of the development entitlement process involves detailed project reviews, coordination with local agencies, and in some cases, additional community engagement. Understanding these requirements can help keep your project moving forward while avoiding unnecessary delays.
What Happens After Rezoning Approval?
After rezoning is approved through the local planning process and public hearings, the project moves into the development review phase. At this point, local governments evaluate the project’s technical details to ensure compliance with zoning regulations, land development codes, infrastructure requirements, and long-term planning goals.
Depending on the jurisdiction, additional review may be required if the project involves a newly created zoning district or special land-use considerations.
Development Review Committee (DRC) Review
One of the first steps in the post-rezoning process is appearing before the Development Review Committee (DRC).
The DRC evaluates how the proposed development will function within the community and whether it meets applicable engineering, transportation, utility, environmental, and planning requirements. Committee members may ask questions about site access, stormwater management, traffic impacts, infrastructure capacity, and other technical considerations.
In Orlando, the DRC meets at the Public Works Department and reviews development proposals on a regular schedule.
The purpose of this review is not to revisit the rezoning decision, but rather to confirm that the proposed development can be constructed in accordance with local regulations and adopted planning standards.
Board of County Commissioners Review
Following DRC review, many projects proceed to the Board of County Commissioners (BCC) for final consideration.
The BCC evaluates recommendations from staff and advisory boards while considering the broader public interest. Questions raised during this meeting often build upon issues already discussed during planning board and DRC reviews.
In Orange County, the Mayor serves as Chair of the Board of County Commissioners, alongside six elected district representatives. Meetings are conducted publicly and are typically televised, allowing residents and stakeholders to follow the decision-making process.
Because both the DRC and BCC generally meet on scheduled cycles, project timelines should account for potential waiting periods between hearings and reviews.
When Is a Community Meeting Required?
In some cases, local officials may request a community meeting before granting final approvals.
These meetings provide an opportunity for nearby residents, homeowner associations (HOAs), and other stakeholders to learn more about the project and share feedback. Unlike formal public hearings, community meetings are generally informal discussions focused on communication and problem-solving.
Project teams can use these meetings to explain:
- The purpose of the development
- Expected benefits to the surrounding community
- Site design and landscaping plans
- Traffic and infrastructure improvements
- Measures to minimize impacts on neighboring properties
Community feedback may influence design decisions, although project teams are not necessarily required to implement every requested change.
For example, neighboring residents may express concerns about privacy, aesthetics, or property values. In many cases, solutions such as enhanced landscaping, fencing, buffers, or site layout modifications can address these concerns while still meeting project goals.
Demonstrating Compliance with Local Planning Requirements
If concerns remain, the Authority Having Jurisdiction (AHJ) may require additional documentation demonstrating compliance with applicable zoning and development regulations.
In Orlando, projects are often evaluated against long-range planning initiatives, including the city’s Vision 2050 framework. Development teams must show how their project aligns with adopted policies, land-use goals, and district-specific requirements.
Successfully navigating this stage requires a clear understanding of both the regulatory requirements and the intent behind them.
How Civil Engineers Help Throughout the Rezoning Process
Many people think of civil engineers primarily as designers of construction plans, but their role often begins long before construction starts.
An experienced civil engineering team can help guide property owners and developers through every stage of the rezoning and development approval process, including:
- Rezoning strategy and feasibility analysis
- Site planning and entitlement support
- Development Review Committee presentations
- Coordination with local government agencies
- Community and HOA engagement
- Regulatory compliance documentation
- Construction permitting and approvals
Civil engineers frequently serve as a bridge between developers, government officials, and community stakeholders. By helping all parties understand project requirements and potential solutions, they can reduce risk, avoid delays, and keep projects aligned with schedule and budget goals.
Moving from Rezoning to Construction
The final phase of the rezoning process is where planning becomes reality. Successfully navigating DRC reviews, community engagement, and final government approvals requires both technical expertise and a strong understanding of local regulations.
Whether you’re developing commercial property, residential communities, mixed-use projects, or industrial facilities, working with an experienced civil engineering partner can help move your project from rezoning approval to construction with greater confidence and fewer surprises.
Ready to start the rezoning process? Request a site evaluation today!