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Development tracker · guide · facts checked October 17, 2026

How development gets approved in Lake County.

What a rezoning, variance or plat actually is, who decides it, and where to find the official records and meeting agendas for Lake County and each city and town.

The big picture

Most projects move through four layers.

Each layer has to allow the project before the next one can approve it. Many projects only need the later steps because the land use and zoning already fit.

  1. 1Land use planWhat kind of use and how much density the long-range plan allows.
  2. 2ZoningThe specific district rules: uses, lot sizes, setbacks.
  3. 3Site plan or platThe detailed layout of buildings, lots, roads and drainage.
  4. 4Building permitsConstruction drawings checked against the building code.
Jump to:Comprehensive plan & future land use map amendmentsRezoningConditional use / special exceptionVarianceSite plan reviewSubdivision plattingLot splits and minor subdivisionsVoluntary annexation into a city or townDevelopment agreementsVacating rights-of-way, easements or platsBuilding permits vs. land-use approvalsPublic notice for hearingsHow residents can take partOfficial links by city & county

What changed recently

  • Final plats are now approved by staff. Since July 1, 2025, Florida law requires a final plat or replat that meets the statute to be approved by a designated official instead of a vote of the elected board (Fla. Stat. § 177.071). Some local codes posted online have not caught up yet; ask the city or county how it handles plats today.
  • Pre-application help is coming. A 2026 law requires counties of 75,000 or more people and cities of 10,000 or more to set up a development pre-application consultation program by January 1, 2027 (§ 125.022, § 166.033).

Comprehensive plan & future land use map amendments

Every Florida city and county has a comprehensive plan whose future land use map sets the general type and density of development allowed on each property. Changing that map (or the plan's text) is a legislative decision made by the elected board by ordinance, after the local planning agency reviews it. Small-scale map changes of 50 acres or fewer need only one adoption hearing before the elected board; larger changes go through two hearings with state agency review in between. Check with the city or county for its own schedule, because some only accept amendments at certain times of year.

Typical steps

  1. Pre-application meeting with planning staff (encouraged or required, depending on the government).
  2. Application filed; staff review and staff report.
  3. Local planning agency (often the planning & zoning board) holds a public hearing and makes a recommendation.
  4. Small-scale (50 acres or fewer, map-only, not in an area of critical state concern): one adoption hearing before the elected board; the amendment takes effect 31 days after adoption if not challenged.
  5. Large-scale: a first 'transmittal' hearing, then the amendment goes to state reviewing agencies, which have 30 days to comment; the elected board then holds a second 'adoption' hearing, and if that hearing is not held within 180 days of receiving agency comments the amendment is deemed withdrawn (unless extended by agreement).
  6. Adoption is by ordinance, by a majority of the members present.

Who decides

The elected board (Board of County Commissioners, city council/commission, or town council), after a recommendation from the local planning agency.

The law

See current cases on the tracker · Find your city's code & agendas

Rezoning (including planned unit developments)

A rezoning changes the zoning district on a specific property, which controls what can be built and how (uses, lot sizes, setbacks). The zoning has to stay consistent with the future land use map, so some projects need a plan amendment and a rezoning together. A planning board usually holds a hearing and makes a recommendation, and the elected board makes the final decision by ordinance. Florida courts treat site-specific rezonings as quasi-judicial, which generally means the decision has to rest on evidence presented at the hearing.

Typical steps

  1. Pre-application meeting (Lake County requires one before filing a planned unit development).
  2. Application, staff review and staff report.
  3. Mailed notice, posted signs and a newspaper/online legal notice, per state law and the local code.
  4. Planning board public hearing and recommendation (approve, approve with conditions, or deny).
  5. Elected board public hearing and final vote on an ordinance. Cities read an ordinance on at least two separate days; counties may adopt an applicant-initiated rezoning ordinance at one noticed hearing.
  6. A planned unit development (PUD) rezoning usually also approves a master or conceptual plan with conditions that bind later site plans and plats.

Who decides

The elected board, after a planning board recommendation.

The law

See current cases on the tracker · Find your city's code & agendas

Conditional use / special exception

Some uses are allowed in a zoning district only with special permission, called a conditional use or special exception, because they need a closer look at things like traffic, noise or compatibility with neighbors. The approving body can add conditions. Who decides varies a lot in Central and North Lake County: in some places the elected board decides, and in others a planning board makes the final call.

Typical steps

  1. Confirm in the local code that the use is listed as conditional/special in that district.
  2. Application and staff review.
  3. Public notice and hearing.
  4. Decision with any conditions; conditions are then enforceable like the code.

Who decides

Varies: the elected board in Lake County, Eustis, Tavares (special use), Lady Lake, Fruitland Park, Umatilla and Astatula; the Planning & Zoning Commission in Mount Dora; the Planning Commission in Leesburg. Check the specific government.

The law

See current cases on the tracker · Find your city's code & agendas

Variance

A variance is permission to depart from a specific code standard, such as a setback, height or lot dimension, on one property. It generally cannot be used to allow a use the zoning district doesn't permit. Local codes require the applicant to show a hardship or unfairness tied to the property, and conditions can be attached. Many governments also let staff approve small dimensional variances administratively.

Typical steps

  1. Application explaining which standard, how much relief, and why.
  2. Staff review; small variances may be decided administratively where the code allows (for example, Eustis setbacks and buffers up to 20%, Leesburg up to 15%).
  3. Public notice and hearing before the body that decides variances.
  4. Decision, often with conditions or a time limit.

Who decides

Varies: Lake County's Board of Adjustment; Mount Dora's Planning & Zoning Commission; the elected board in Eustis, Tavares, Lady Lake, Fruitland Park and Astatula; Howey-in-the-Hills' Town Council sitting as the Board of Adjustment. Check the specific government.

The law

See current cases on the tracker · Find your city's code & agendas

Site plan review

A site plan shows exactly how a commercial, multifamily or other non-single-family project will be laid out: buildings, parking, driveways, stormwater, landscaping and utilities. When the zoning already allows the use, site plan review is usually a technical check against the code, often done by staff or a development review committee rather than at a public hearing. A few local governments still send some site plans to a board.

Typical steps

  1. Pre-application meeting (required in Lake County for site plans).
  2. Submit engineered plans; staff or a development review committee (DRC/TRC) reviews against the code.
  3. Revisions and resubmittals until the plan complies.
  4. Approval (development order); building permits for the site generally cannot be issued until the site plan is approved.

Who decides

Usually staff or a review committee (for example, Lake County's County Manager or designee, Tavares' Community Development Director, Eustis' DRC for administrative site plans). Exceptions: Mount Dora's P&Z Commission approves site plans; Astatula and Howey-in-the-Hills send site plans to the Town Council after a P&Z recommendation.

The law

See current cases on the tracker · Find your city's code & agendas

Subdivision platting

Under Florida law, dividing land into three or more lots, or creating new streets, is a subdivision, and it is normally done by recording a plat. The usual path is a preliminary plat (the lot layout), construction plans for roads, drainage and utilities, building or bonding those improvements, and then a final plat that is recorded with the county clerk. Since July 1, 2025, Florida law requires that a final plat or replat that meets the statutory requirements be approved administratively by a designated official, with no further vote by the elected board.

Typical steps

  1. Pre-application meeting.
  2. Preliminary plat (lot layout). Depending on the government, approved by staff (Lake County) or by the elected board after a planning board recommendation (for example Tavares, Mount Dora, Howey-in-the-Hills).
  3. Construction plans for streets, stormwater and utilities, reviewed and approved by staff.
  4. Improvements built, or guaranteed with a bond, letter of credit or escrow.
  5. Final plat submitted; the administrative authority must acknowledge receipt and list missing items within 7 business days, then approve, approve with conditions, or deny within the timeframe it gives the applicant, citing specific reasons for any denial.
  6. Approved plat recorded in the county's official records.

Who decides

Final plats: a staff official designated by the governing body (Fla. Stat. § 177.071, as amended by SB 784 in 2025). Preliminary plats: varies by government.

The law

See current cases on the tracker · Find your city's code & agendas

Lot splits and minor subdivisions

Splitting one parcel into two is generally not a 'subdivision' under Florida's platting law, which starts at three lots, so each local government sets its own lot-split rules. Most allow a one-time split into two lots by staff approval if both new lots meet zoning and have proper road access, but the details differ a lot. A few require a hearing, and some allow small 'minor subdivisions' of a few lots without a full plat. Always check the specific code and talk with staff before buying or listing land on the assumption that it can be split.

Typical steps

  1. Confirm the parcel is a legal lot and which government has jurisdiction.
  2. Check zoning minimums (area, width, frontage) and road-access rules for each new lot.
  3. Survey and application to the planning office.
  4. Staff (or, in some towns, board) review and approval.
  5. Record the approval or new deeds/legal descriptions with the county as the code requires.

Who decides

Staff in most places (Lake County, Eustis, Umatilla, Tavares, Leesburg, Lady Lake, Fruitland Park). Astatula's Town Council approves lot splits after a P&Z recommendation; Mount Dora has no administrative single-family lot split, and minor subdivisions of up to three residential lots go to the City Council.

The law

See current cases on the tracker · Find your city's code & agendas

Voluntary annexation into a city or town

An owner of unincorporated land next to a city or town can ask to be annexed. Florida law requires the land to be contiguous to the city and reasonably compact, all owners must sign the petition, and the annexation cannot create an enclave. The city adopts an ordinance after published notice, and a separate step is usually needed to give the land city land use and zoning.

Typical steps

  1. Petition signed by all owners of the property.
  2. City confirms contiguity and compactness.
  3. At least 10 days before publishing notice, the city sends a copy of the notice by certified mail to the Board of County Commissioners.
  4. Notice published once a week for two consecutive weeks, with a map.
  5. City adopts a non-emergency annexation ordinance (many cities also send it through their planning board first).
  6. Ordinance filed with the clerk of court, the county's chief administrative officer, and the Department of State within 7 days.
  7. City land use (comprehensive plan) and zoning are assigned through their own processes.

Who decides

The city council/commission or town council, by ordinance.

The law

See current cases on the tracker · Find your city's code & agendas

Development agreements

A development agreement is a recorded contract between a local government and a property owner that locks in the rules, densities, and who builds which roads and utilities for a set period. Florida law requires at least two public hearings before one is approved, amended or revoked, and the agreement must be consistent with the comprehensive plan. Agreements can last up to 30 years unless extended after another hearing.

Typical steps

  1. Negotiated terms: legal description, duration, uses, densities and heights, public facilities and timing, dedications, and required permits.
  2. Notice of intent advertised about 7 days before each hearing and mailed to affected owners before the first hearing.
  3. At least two public hearings (the governing body may have the local planning agency hold one of them).
  4. Approval by the elected board.
  5. Recorded with the clerk of court within 14 days; it is not effective until recorded and it binds future owners.

Who decides

The elected board.

The law

See current cases on the tracker · Find your city's code & agendas

Vacating rights-of-way, easements or plats

A 'vacation' gives up the public's interest in a road, alley, easement or part of a recorded plat, usually so the land can return to the adjoining owners. For county roads, Florida law requires the Board of County Commissioners to hold a public hearing after newspaper notice and act by resolution. Cities follow their own codes, which typically send the request to a planning board and then the council.

Typical steps

  1. Petition or application to the city or county, usually with a survey and utility-company sign-offs.
  2. Staff review (utilities, drainage, access to other properties).
  3. County roads: public hearing after one newspaper notice at least 2 weeks before; action by resolution; notice of adoption published within 30 days; documents recorded.
  4. City example (Tavares): Planning & Zoning Board recommendation, then City Council public hearing and decision.

Who decides

The elected board (county commission for county rights-of-way; city council/commission for city rights-of-way).

The law

See current cases on the tracker · Find your city's code & agendas

Building permits vs. land-use approvals

Land-use approvals decide what can be built and where: plan amendments, rezonings, site plans and plats. Building permits come afterward and check that the construction itself meets the Florida Building Code. In general, a building permit cannot be issued until the needed land-use approvals are in place: for example, the property is a legal lot or platted lot, and any required site plan is approved.

Typical steps

  1. Confirm the property's land use and zoning allow the project (zoning verification or inquiry).
  2. Get any needed land-use approvals: plan amendment, rezoning, conditional use, variance, site plan, plat or lot split.
  3. Apply for the building permit (often with a zoning clearance or zoning review).
  4. Inspections during construction; certificate of occupancy at the end.

Who decides

Land-use approvals: boards or planning staff. Building permits: the building official.

The law

See current cases on the tracker · Find your city's code & agendas

Public notice for hearings

Before a land-use hearing, Florida law and local codes generally require some combination of a legal notice (published in a newspaper and posted online), letters mailed to nearby owners, and signs posted on the property. The minimum distances and lead times differ by government. Signs and mailed letters usually give the hearing date and who to contact for details.

Typical steps

  1. Newspaper legal notice: city ordinances at least 10 days before adoption; county ordinances at least 10 days before the meeting. Notices printed in a newspaper must also appear on the newspaper's website and on floridapublicnotices.com.
  2. Larger or government-initiated rezonings have extra rules, such as 30-day mailed notice to affected owners (under 10 acres) or two advertised hearings with a map ad (10 acres or more).
  3. Comprehensive plan amendments: transmittal hearing at least 7 days after the first ad; adoption hearing at least 5 days after the second ad.
  4. Local examples: Lake County mails notice to owners within 300 feet at least 10 days before the hearing and posts the property at least 10 days ahead; Eustis mails to owners within 500 feet and posts a sign at least 10 days ahead.

Who decides

Not a decision; notice is required before the hearing body acts.

The law

See current cases on the tracker · Find your city's code & agendas

How residents can take part

Florida law gives the public a reasonable opportunity to be heard before a board acts on most items, subject to the board's rules such as time limits and speaker cards. You can usually speak at the planning board hearing, the elected board hearing, or both, and you can send written comments to staff or the board ahead of time. For quasi-judicial items like rezonings and variances, stick to facts about the application, and contact the planning office listed for that government with questions.

Typical steps

  1. Watch for the posted sign, mailed letter, or legal notice, or subscribe to the government's agenda portal.
  2. Read the agenda packet and staff report, usually posted several days before the meeting.
  3. Send written comments to the planning office or board clerk before the meeting. Lake County, for example, shares comments submitted through its public comment form before 5 p.m. the day before a BCC meeting.
  4. Attend and fill out a speaker card or sign up to speak; follow the board's time limits.
  5. For quasi-judicial hearings, the board weighs testimony and evidence; in Eustis, for example, a non-party may testify without being sworn or cross-examined.

Who decides

Not a decision; describes public input.

The law

See current cases on the tracker · Find your city's code & agendas

Official links

Planning & zoning by city and county.

Not sure which government handles your property? Use the address lookup: it shows whether the address is inside a city or in unincorporated Lake County.

Check city limits for an address

Lake County (unincorporated)

Planning contact: 352-343-9641

Who decides what
Planning & Zoning Board
Public hearings and recommendations to the BCC on comprehensive plan amendments, land development regulation changes, and land use/zoning applications for individual parcels (LDR 13.04.01). Its 2026 meetings are scheduled on the first Wednesday of the month.
Board of Adjustment
Variances, waivers and appeals of staff decisions (LDR 13.03.01, 14.15.00). Seven members appointed by the BCC.
Board of County Commissioners (BCC)
Final decisions on comprehensive plan amendments, rezonings, planned unit developments, conditional use permits and development agreements (LDR 13.01.01). The county's agenda portal lists some BCC meetings as 'Regular Board Meeting and Zoning'.
Staff-level approvals

The County Manager or designee approves preliminary plats (LDR 14.07.04), construction plans (14.07.05), site plans (14.09.01), and minor lot splits of up to two parcels (14.11.01). The codified LDR (Supp. 150, through Ord. 2026-3) still says final plats go to the BCC; state law since July 1, 2025 requires administrative approval, and the county drafted an LDR amendment for administrative plat approval for the June 3, 2026 P&Z Board meeting.

Good to know

A pre-application meeting is required before filing subdivisions, master park plans, site plans and planned unit developments; these are held on Thursdays (Development Review Process page; LDR 14.00.03). Development applications are submitted by emailing a file-transfer link to the county. Notice: mailed to owners within 300 feet at least 10 days before the hearing; property posted at least 10 days ahead; P&Z Board and Board of Adjustment hearings advertised at least 10 days ahead (LDR 14.00.05). Applies only to unincorporated land; inside a city, the city's rules apply.

City of Eustis

Planning contact: (352) 483-5460

Who decides what
Development Review Committee (DRC)
Staff committee that reviews applications and approves administrative site plans, site development plans and final engineering plans (LDR §§ 102-11, 102-19).
Local Planning Agency (LPA)
Public hearing and vote on whether to send an application to the City Commission; if the LPA does not transmit it, the application does not proceed (LDR § 102-11(e)). Reviews comprehensive plan amendments with the City Commission (§ 102-16).
City Commission
Final decisions on comprehensive plan amendments, annexations, design district amendments, PUD overlays and conditional uses (by ordinance), and site plans/preliminary plats, final plats and major variances (by resolution) (LDR §§ 102-11(f), 102-30, 102-31.1; Table 102-1).
Historic Preservation Board
Historic preservation matters (linked from the Planning Department page).
Staff-level approvals

Development Services staff approve lot splits, minor replats and lot line deviations (LDR § 102-28); the DRC approves administrative site plans for small redevelopment (§ 102-19); staff decide minor variances of up to 20% for setbacks or buffers (§ 102-31.2). The codified LDR (through Ord. 23-08, June 2023) lists final plats as a City Commission resolution, which predates the 2025 state requirement for administrative plat approval; check with the city for current practice.

Good to know

Eustis has no zoning districts: the city says it regulates land use through the Future Land Use Map designations in its Comprehensive Plan and its Land Development Regulations. The city links Lake County's 'City View' map (the old link now redirects to the Experience page used here) for future land use and asks owners to confirm the district with planner@eustis.org because the county map may have outdated labels. Notice (LDR § 102-12): letters to owners within 500 feet and a sign on site at least 10 days before hearings for items such as conditional uses, major variances, site plans/preliminary plats and plan amendments; lot splits and minor variances need no notice. Applicants are encouraged to hold a community meeting for subdivisions, conditional uses, PUDs and plan amendments (§ 102-11(b)).

Current projects in Eustis

City of Umatilla

Planning contact: 352-669-3126

Who decides what
Planning and Zoning Board (listed on the city's agenda portal as the Land Planning Agency)
Public hearings and recommendations to the City Council on every rezoning and every proposed amendment to the Comprehensive Plan or the Land Development Code (LDC Ch. 3, Sec. 4); recommends on conditional uses and special exceptions (Ch. 7); must make findings before a lot split inside a recorded subdivision (Ch. 9).
City Council
Final decisions on rezonings, plan and code amendments, conditional uses and special exceptions; appeals of staff decisions; variances to the subdivision chapter (LDC Ch. 3, 7, 9).
Staff-level approvals

The City Manager or designee approves lot splits (two lots per original parcel, on a paved private or publicly maintained road) (LDC Ch. 9, Sec. 5(b)(4)(I)) and may grant administrative variances to the residential and non-residential design standards (LDC Ch. 6), with appeal to the City Council.

Good to know

Umatilla's Land Development Code is published as PDF chapters on the city website rather than on Municode. Comprehensive plan amendment applications are considered twice a year, tied to the first March and first September P&Z Board meetings (LDC Ch. 3, Sec. 4). Pre-application meetings are by appointment (Planning & Zoning page).

Current projects in Umatilla

City of Mount Dora

Planning contact: (352) 735-7112

Who decides what
Development Review Committee (DRC)
Staff committee that reviews and makes written recommendations on annexations, plan amendments, rezonings, subdivisions, site plans, conditional uses, variances and PUDs (LDC 2.2).
Planning and Zoning Commission
Serves as the local planning agency; recommends to the City Council on rezonings and comprehensive plan amendments; approves site plans; hears and decides conditional uses and variances (LDC 2.5.1).
City Council
Final authority on rezonings (LDC 3.3.3) and preliminary subdivision plats (Ch. IV); hears appeals of P&Z Commission decisions (LDC 2.6); approves minor subdivisions of up to three residential lots (LDC 4.3.5).
Staff-level approvals

The development review coordinator acts on applications that do not require P&Z Commission or City Council approval (LDC 2.3.2). The Planning & Development Director may approve fee-simple duplex divisions (LDC 3.4.3(6)). Final plats are signed by the mayor and go to the City Council only if the applicant and DRC cannot agree or the mayor finds a problem (Ch. IV). There is no administrative single-family lot split.

Good to know

Appeals: staff decisions to the P&Z Commission or City Council within 10 working days; P&Z Commission decisions to the City Council within 10 working days (LDC 2.6). The city also links Lake County's 'City View' zoning map; Lake County says the cities supply that data and some of it may be out of date. The city also publishes a 'New Development Status' page.

Current projects in Mount Dora

City of Tavares

Planning contact: (352) 742-6213

Who decides what
Planning & Zoning Board
Recommending body to the City Council (LDR 4-16(C)); public hearings and recommendations on comprehensive plan amendments, rezonings, special uses, variances and vacates (LDR 4-18 to 4-20, 4-28, 4-29). Meets the 3rd Thursday of each month at 3:00 p.m.
City Council
Final decisions on rezonings, special uses, variances, vacates and preliminary subdivision plans; sits as the local planning agency for comprehensive plan amendments (LDR 4-18 to 4-21, 4-28, 4-29).
Staff-level approvals

The Community Development Director approves site plans (LDR 4-26) and lot splits (LDR 4-24). Final plats are approved administratively by the City Administrator or designee (LDR 4-22).

Good to know

Building permit applications are submitted by email (Community Development page); a Click2Gov search is available for existing permits. Development applications and the preliminary plat packet are posted on the same forms page as building permits. The city redirects tavares.org to tavaresfl.gov.

Current projects in Tavares

City of Leesburg

Who decides what
Planning Commission
Public hearings and written recommendations to the City Commission on rezonings (Code § 25-72); hears and decides conditional uses (§ 25-142); hears floodplain variances and appeals (§ 25-185).
City Commission
Final action on rezonings after the Planning Commission's recommendation (§ 25-72).
Development Review Committee (DRC)
Site plan and subdivision application reviews (Planning and Zoning page; applications through the DRC portal).
Staff-level approvals

The Planning and Zoning manager may approve minor administrative variances up to 15% of a code requirement (§ 25-181(c)(2)) and signs minor subdivisions that meet § 25-444(1). Minor lot splits and lot line adjustments are in § 25-280(5). Plats are signed by designated administrative staff under Resolution 12,062 (adopted July 14, 2025), per the city's Platting Process page.

Good to know

The Planning and Zoning page says staff review rezoning, conditional use and variance requests and present cases to the Planning Commission, City Commission and Historic Preservation Board. The city asks people to request the 2045 Comprehensive Plan by email (planzone@leesburgflorida.gov). The Municode copy of Chapter 25 is codified only through Ord. 24-62 (October 2024).

Current projects in Leesburg

Town of Lady Lake

Planning contact: 352-751-1501

Who decides what
Technical Review Committee (TRC)
Technical review of all development applications; the Town Manager grants final approval for certain applications after TRC review (LDC § 1-81).
Planning and Zoning Board
Reviews planning policies and development applications and recommends to the Town Commission (LDC § 1-82), including annexations, rezonings, conditional uses and variances. Meets the second Monday of each month at 5:30 p.m.
Town Commission
Final decisions on annexations, rezonings, conditional uses and variances, and approves minor subdivisions; also sits as the local planning agency (LDC Ch. 1, 3, 6, 8).
Staff-level approvals

Lot splits are reviewed by the TRC and approved administratively by the Town Manager (LDC § 8-4). Site plan development orders are issued by the Town Manager or designee (LDC Ch. 7).

Good to know

The town's map viewer shows both zoning and future land use. For hearings such as rezonings, the LDC requires notice mailed to nearby owners at least two weeks before the P&Z Board hearing and signs posted on the property at least seven days before it. The town's Citizenserve portal handles development and permit applications.

Current projects in Lady Lake

City of Fruitland Park

Planning contact: (352) 360-6727

Who decides what
Technical Review Committee (TRC)
Technical review of development applications and recommendations (LDC § 152.080; variance procedure § 168).
Planning and Zoning Special Magistrate
Per the city's website, reviews development applications including annexations, site plans, rezonings, comprehensive plan amendments, land development regulation amendments and plats, and also functions as the local planning agency for plan amendments. Meets the third Thursday of each month.
City Commission
Final decisions on rezonings and plan/code amendments (LDC § 152.040), variances (§ 168), conditional uses and special exceptions (§ 155), and certain major development plans (§ 160).
Staff-level approvals

The Community Development Director or designee approves lot splits (two lots per original parcel) (LDC § 157.050). Minor development plans are handled by the City Manager or designee with TRC review (LDC § 160).

Good to know

The codified Land Development Code (through Ord. 2022-001) describes a five-member Planning and Zoning Board; the city's current website instead describes a Planning and Zoning Special Magistrate in that role. Variance notice: mailed to owners within 200 feet and the property posted at least one week before the P&Z hearing (LDC § 168). Building permits are submitted by registered contractors through the city's BS&A Online portal.

Current projects in Fruitland Park

Town of Astatula

Planning contact: (352) 742-1100

Who decides what
Planning and Zoning Board (called the Planning and Zoning Commission in the town code)
Per the town website, five volunteer members hear requests for annexations, rezonings and conditional use permits and review subdivision plats, then make recommendations to the Town Council. Meets the 4th Thursday at 6:00 p.m., as needed.
Town Council
Final decisions; the code says the Council hears and decides conditional uses and variances (Code § 59-4.7, 59-4.8), acts on site plans after a P&Z recommendation (§ 59-5.2), and approves lot splits after a P&Z recommendation (§ 59-6.3).
Staff-level approvals

None found in the code for land-use decisions: applications go to the Town Clerk and are reviewed by the town's consulting planner and engineer, then to public hearings. Lot splits (two lots, on a dedicated public right-of-way at least 50 feet wide, no split since January 12, 2012) require Town Council approval (§ 59-6.3).

Good to know

The town code (codified through Ord. 2022-22) labels comprehensive plan amendments 'small scale (less than ten acres)' and 'large scale (larger than ten acres)' (§§ 59-1.4, 59-1.5), while state law allows small-scale amendments up to 50 acres (Fla. Stat. § 163.3187); ask the town which process applies. Agendas are posted as PDFs on the town website; the town also has a CivicClerk portal (astatulafl.portal.civicclerk.com).

Current projects in Astatula

Town of Howey-in-the-Hills

Planning contact: (352) 324-2290

Who decides what
Development Review Committee (DRC)
Town staff committee giving technical comments; advisory to the P&Z Board, Board of Adjustment and Town Council on land use plan amendments, plats, rezonings, site plans and special exceptions. Meets the 2nd Thursday at 2:00 p.m.
Planning and Zoning Board
Recommending body to the Town Council on zoning, land use, code and comprehensive plan changes and development projects. Seven members; meets the 4th Thursday at 6:00 p.m.
Town Council sitting as Board of Adjustment
Variances and appeals of administrative decisions (LDC 9.02).
Town Council
Final decisions, including preliminary site plans and preliminary subdivision plans after the P&Z Board (LDC 4.03.05–4.03.06, 4.05.08–4.05.09).
Staff-level approvals

The Town Manager approves final plats by signature after review by the DRC, town surveyor, engineer and attorney (LDC Ch. 4, amended Sept. 8, 2025). The LDC allows a one-time lot split into two lots (§ 4.05.01(C)); the approving official is not stated in the text reviewed.

Good to know

Howey's Land Development Code is published as PDF chapters on the town website. Planning and engineering review is done by consultants (Development Services page). Building permits go through the town's iWorQ citizen portal. The agendas page embeds the town's municode meetings portal (legacyhowey.teammunicode.com/meetings).

Current projects in Howey-in-the-Hills

Compiled by RLW Realty from official sources (Florida Statutes, each government's posted code and website), checked October 17, 2026. Online codes can lag behind newly adopted ordinances, and procedures change. This is general information, not legal advice: confirm requirements with the city or county planning department before you apply or rely on it.

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