Development, explained: How local governments plan for growth

Oviedo Community News is launching a new series of explainer guides to help readers better understand local issues, how things work in their communities, and where local power lies, empowering them to shape their community. The series will cover different topics affecting Oviedo, Winter Springs and Seminole County as a whole.

How do cities plan for future development?

• Florida law requires local governments to consider how much their populations are expected to grow when planning for future development. They must ensure that there’s enough housing, infrastructure and services, such as schools, roads, parks and water.
• Seminole County, Oviedo and Winter Springs use long-term comprehensive plans to lay out how they will plan for future land use, housing and infrastructure. 
• All three use population data from the University of Florida’s Bureau of Economic and Business Research (BEBR) to help plan for future growth.
• Oviedo is currently using a population projection of 55,753 residents by 2050, an increase of 15,694 residents from its 2020 census population of 40,059. 
• Winter Springs projects its population will reach 45,320 by 2045, an increase of 5,074 residents from 2025.
• Seminole County projects 59,994 additional residents by 2045 for a total of 555,100 residents.

What determines what can be built?

• A property’s future land use and zoning identify what can be built there and how much development is allowed.
• Future land use sets the general types and amount of development allowed on a property, while zoning provides more specific rules about what can be built. 
• For example, Winter Springs’  Future Land Use Element includes categories for residential, commercial and industrial development. Residential categories can limit how many homes are allowed on a certain amount of land.
• There are exceptions to these rules in each municipality. For instance, Winter Springs’ development review guide describes a “conditional use” as something that is not normally allowed in a zoning district, but that may be acceptable under specific conditions and after additional review.
• Seminole County also uses Planned Unit Development zoning, which allows different types of development, such as homes and businesses, to be planned together under rules established for a particular property.

Can Florida state law affect the local process?

• Yes, multiple Florida laws affect how local governments plan for and approve development, including the Community Planning Act, the Bert J. Harris Jr. Private Property Rights Protection Act and the Live Local Act. 
• The Community Planning Act requires cities and counties to maintain comprehensive plans to guide future growth and development, while the Bert J. Harris Jr. Act allows property owners to seek relief or compensation when government actions like certain zoning changes or development restrictions significantly restrict existing property uses or legally established development rights. 
• The Live Local Act requires cities and counties to allow eligible affordable housing developments in certain commercial, industrial and mixed-use areas, which may allow more housing units or taller buildings than local development rules would normally allow.
• To qualify for Live Local, at least 40% of a project’s homes must be considered affordable rentals for households making no more than 120% of the area median income for at least 30 years. Housing is considered affordable when rent and utilities cost no more than 30% of a household’s gross income.
• One example of Live Local’s impact nearby is Arya at Oviedo, which OCN reported on in 2025. The proposed 172-unit development needed approval to change the property’s future land use from low-density residential to mixed-use development. 
• Oviedo Development Services Director Teresa Correa said a project using the Live Local Act would not need City Council approval for zoning or future land use map amendments, and OCN reported a much larger Live Local development on the site could have reached as many as 410 units.
• The City Council approved Arya’s future land-use amendment in a 3-2 vote, with some council members concerned that rejecting it could lead to a larger development under Live Local.

Want to contact your elected leaders and weigh in on this topic? Find Oviedo City Council’s contact information here. Find Seminole County’s contact information here. Find Winter Springs’ contact information here. Have a news tip or opinion to share with OCN? Do that here.