Commercial Outparcel Carve-Outs & Site Development Plans (SDP) in Orange County, FL
Carve a pad out of a commercial parent parcel and get it to an approved site plan. We handle the Orange County side, from Orlando to Horizon West, with the Orange County Planning Division and the city offices where the parcel sits inside city limits.
What matters for this in Orange County
Horizon West is a Special Planning Area built out through village Planned Developments, and school capacity is reviewed before plats move. The DRC is where engineering, transportation and EPD comments get resolved before anything goes to a hearing.
Orange County parcels carry overlays a quick zoning lookup misses: the Wekiva Study Area in the northwest, the Econlockhatchee River protection corridor in the east, and Rural Settlement boundaries that cap density regardless of the zoning district. The Environmental Protection Division (EPD) conservation-area and tree rules decide how much of a wooded lot is actually buildable.
Start with a free property snapshot if you want the jurisdiction and flood zone first.
Scope
- Commercial parent parcel carve-outs
- Cross-access and reciprocal parking easement coordination
- Master stormwater capacity allocation
- FDOT and county driveway access permitting
- Administrative Site Development Plan (SDP) approval
You receive: A separate outparcel with an approved site development plan.
Pick your add-ons, see the number
100% fee credit toward construction
When you build your home, ADU or garage with Brightview Homes, every dollar you paid Brightview for due diligence, entitlements and demolition coordination is credited back against your construction agreement. Pre-construction fees are credited in full against the construction contract price at signing.
- Applies to full-cycle building agreements (a home on your lot or custom home, a turnkey ADU, or a custom detached multi-car garage or workshop) with a contract value of $100,000 or more.
- Fees are earned as each filing, audit or field visit is completed and are not refundable. The credit is applied against the final construction draw or the pre-construction contract balance, never paid out in cash.
- Credits stay valid for 12 months from delivery of the completed work or permit closeout.
The credit covers Brightview's fees. Surveyor, engineer, attorney and government fees are paid directly to those providers and are not part of the credit.
Straight answers
How much does a Commercial Outparcels & SDP cost in Orange County?+
Brightview's fee runs $9,500 to $18,500, depending on scope. Prices shown are Brightview's fee. Surveyor, engineer, attorney and government fees are quoted in writing before anything is ordered and paid by you directly to the provider, never marked up. If you go on to build with us, Brightview's fee is credited toward the construction agreement under the build-credit terms.
Who approves a Commercial Outparcels & SDP in Orange County?+
The Orange County Development Review Committee (DRC) coordinates the review, with the St. Johns River Water Management District (SJRWMD) and the South Florida Water Management District (SFWMD) in the south of the county handling stormwater permitting.
How long does it take in Orange County?+
Typically 4 to 9 months. The proposal gives a schedule for your parcel before you commit.
Is any of this free?+
The property snapshot is free because it only reads public records. Every service on this menu is a paid, defined scope, and Brightview's fees are credited toward the construction agreement if you build with us.
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Get this scope quoted in Orange County
Send the address or parcel ID. A real person replies within one business day with a written proposal. Nothing is ordered and nothing is charged until you approve it.
Prefer Spanish? Our team works with you in English or Spanish, from the county board to the permit counter.
- Commercial Outparcels & SDP