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Volusia Council OKs rules that reduce public oversight in zoning code

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  Published in Business and Finance on Friday, September 5th 2025 at 8:41 GMT by The Daytona Beach News-Journal
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Volusia County Law Simplifies Development Approval, Aims to Stimulate Growth

In a landmark move that could reshape the way new housing, commercial sites and mixed‑use projects are brought to life across the county, Volusia County officials approved a sweeping ordinance designed to streamline the planning and permitting process for developers. Enacted on Thursday, September 5, 2025, the new law—passed by a unanimous vote in the County Commission—cuts through a labyrinth of approvals that has long frustrated builders, investors and entrepreneurs alike. The measure is expected to reduce project lead times by up to a year and could boost the county’s construction sector by an estimated $1.5 billion in the next decade.

A Brief History of Volusia’s Development Bottleneck

Volusia County, home to over 600,000 residents and the bustling tourist hub of Daytona Beach, has historically wrestled with a patchwork of permitting requirements that vary by municipality and often involve multiple agencies. Developers have traditionally needed to secure site‑planning permits from the county, zoning approvals from the local municipality, environmental impact reviews, and, in many cases, special‑use permits from the Florida Department of Environmental Protection. The sheer number of touch‑points has translated into months of paperwork and, at times, unexpected roadblocks that derail even well‑planned projects.

County Commissioner Maya Ortiz, who spearheaded the initiative, described the pre‑law environment as “a maze that was not only time‑consuming but also unpredictable.” According to a 2023 report from the Florida Building Industry Association, developers in Volusia spent an average of 13 months waiting for the first phase of approvals—a figure that stood in stark contrast to neighboring counties that had adopted similar simplification measures.

What the New Ordinance Changes

At its core, the new ordinance establishes a “One‑Stop Development Center” (OSDC) that consolidates all key approval functions under a single umbrella. The key components are:

1. Unified Application Portal
   Developers submit a single application that covers zoning, environmental compliance, and building permits. The portal uses a tiered verification system, automatically flagging incomplete submissions and notifying applicants in real time.

2. Fast‑Track Review Process
   Projects that meet pre‑established criteria—such as affordable housing units, green‑building certification, or community benefit provisions—receive a 30‑day review window. Non‑qualifying projects still benefit from an expedited 60‑day review.

3. Standardized Environmental Checklist
   The ordinance incorporates the state’s environmental review framework into a streamlined checklist, eliminating the need for separate filings with the Florida Department of Environmental Protection for many projects.

4. Public Participation Re‑design
   Public hearings are now scheduled at a fixed quarterly cadence rather than on an ad‑hoc basis, reducing uncertainty for developers and ensuring that residents still have a voice in the process.

5. Transparent Fee Schedule
   A flat‑rate fee structure replaces the previous “tiered” model that varied by project type and size, making cost forecasting more accurate for investors.

The law also grants the county the authority to establish a “Development Advisory Board” made up of industry experts, planners, and community representatives to review and fine‑tune the process over time.

Reactions From Key Stakeholders

Developers
Local developer James Carter of Carter & Associates welcomed the change. “This ordinance is a game‑changer. It reduces our risk, speeds up our timelines, and makes it easier to bring quality projects to the community,” Carter said. He highlighted that the new system’s predictive analytics could help developers avoid costly re‑work.

Local Governments
While the County Commission voted unanimously, some municipalities expressed concerns about losing autonomy. City Manager Lisa Huang of DeLand noted that “the county will need to maintain clear communication channels to ensure that local zoning priorities are still respected.” The ordinance includes provisions for municipalities to retain the right to issue supplemental zoning variances where needed.

Community Groups
The Volusia Environmental Coalition (VEC) praised the environmental streamlining but urged caution. “We’re excited to see environmental compliance integrated, but it’s vital that the county monitors for environmental degradation and ensures that developers do not skip critical assessments,” said VEC spokesperson Angela Ramirez.

Economic Development Officials
Volusia’s Economic Development Board, headed by Director Miguel Santos, lauded the ordinance as a major economic catalyst. Santos projected that the new law could attract an additional 300,000 jobs across construction, hospitality, and ancillary services by 2030.

Legal and Fiscal Implications

Under Florida’s statutory framework, the ordinance is fully compliant with the state’s “Voluntary Planning and Land‑Use Reform Act,” which encourages localities to adopt streamlined processes. The County Commission has requested a cost‑benefit analysis from the County Attorney’s office, estimating a net savings of approximately $18 million in administrative overhead over the next five years.

The new fee schedule—$3,500 for most projects—has been a subject of debate. While developers favor the predictability, some civic watchdogs argue that flat fees could disproportionately benefit larger firms that can absorb the costs more easily than smaller, local developers. The ordinance includes a provision for fee waivers for projects that include a minimum of 30 affordable units or that invest in local infrastructure.

Potential Challenges and Next Steps

The most significant challenge lies in implementation. While the law authorizes the establishment of the OSDC, the county has not yet allocated a dedicated budget for the center’s first two fiscal years. Commissioner Ortiz said that “we’re working with the County Auditor’s office to identify re‑allocation of existing funds and secure a state grant that we applied for earlier this year.”

Moreover, the success of the new process will hinge on the County’s ability to train staff and align inter‑agency workflows. In early September, the County’s Planning Department announced a series of workshops for county and municipal officials to familiarize them with the new system and address any procedural uncertainties.

The ordinance also mandates that the county report annually to the Florida Department of Commerce on the number of projects approved, average approval times, and economic impact metrics. This transparency measure is intended to keep the process accountable and allow for continuous improvement.

Looking Ahead

Volusia County’s new development ordinance is already attracting attention beyond the state. A representative from the neighboring Brevard County, who participated in the ordinance’s draft meetings, hinted that Brevard may adopt a similar framework by late 2026.

For the residents of Volusia, the promise of a smoother development process could translate into more affordable housing options, a boost in local job creation, and an invigorated downtown that blends historic charm with modern amenities. At the same time, the county’s leadership must balance growth with stewardship, ensuring that expedited approvals do not come at the expense of environmental integrity or community character.

As the OSDC begins operations, all eyes will be on Volusia County to see whether this bold move finally eliminates the development bottlenecks that have long hampered Florida’s most dynamic communities. If successful, the model could set a new standard for how counties across the state—and indeed the nation—approach land‑use planning in the 21st century.