Specialized competence in real estate and land use law addresses multiple legal matters related to personal property owners as well as business operations subject to various regulatory requirements. Professional legal help remains crucial due to regular modifications in zoning regulations, environmental requirements, and land development standards.
In South Florida, the difference between a profitable development and a stalled project is often legal strategy.
We navigate zoning boards, planning commissions, and government agencies with precision — building administrative strategies, managing public hearings, and fighting for approvals that unlock the value of your property.
Practice Areas
Before you acquire or commit, you need to know exactly what the land can and cannot be used for. We conduct comprehensive zoning analysis — reviewing Future Land Use designations, zoning district classifications, overlay districts, and development regulations — so you can make informed decisions. We identify zoning risks before they become deal-killers.
When current zoning doesn’t support your intended use, rezoning may be the path forward. It’s a quasi-legislative process requiring staff engagement, planning commission presentations, and elected commission approval. We have experience before local governments throughout Broward County — Fort Lauderdale, Hollywood, Coral Springs, Deerfield Beach, and more — and we know how to position applications for approval.
When a development doesn’t strictly conform to zoning standards — setbacks, height limits, parking, or use restrictions — a variance or special exception may provide relief. These are discretionary approvals requiring specific legal criteria. We prepare compelling applications, present supporting evidence, and argue your case to get the project approved without costly redesigns.
Florida’s growth management framework requires consistency with the local comprehensive plan. When the comp plan is the obstacle, we pursue amendments through local government and, when applicable, through the state review process. Comp plan amendments are complex, politically sensitive, and time-consuming — having experienced land use counsel makes the difference between success and years of delay.
Development agreements lock in development rights, regulatory obligations, and public benefit commitments. Properly structured, they provide vested rights protection, regulatory certainty, and infrastructure guarantees that make your project financeable and executable. We negotiate agreements that protect your position and give the project the certainty it needs.
Code enforcement violations can stop a project, encumber title, and escalate into significant liens. When a government agency denies your application improperly or acts arbitrarily, you have the right to appeal. We represent property owners before code enforcement boards, in administrative appeals, and in circuit court — including Bert J. Harris Act claims for government actions that inordinately burden private property.
Developing in South Florida means operating in one of the most complex regulatory environments in the country. Broward County’s land use code is layered with municipal zoning, county regulations, state growth management requirements, and environmental overlays. We work in this environment every day. We know the local planning staff, understand how the boards operate, and know what it takes to get a project approved.
Common Questions
A variance is a departure from a specific development standard without changing the underlying zoning. A rezoning changes the actual zoning classification of the property. Variances are heard by zoning boards; rezonings are typically decided by elected commissions. Which you need depends on the nature of your project and what regulatory standard is the obstacle.
The timeline varies significantly. Simple variances may take 60–90 days. Rezonings and comprehensive plan amendments can take 6–18 months or longer, particularly if state review is required. Understanding the timeline upfront is critical for project financing. We provide realistic assessments from day one.
Not always — but more often than developers realize. Larger or more complex projects involving public hearings, discretionary approvals, or neighborhood opposition benefit enormously from experienced counsel. A single rejection at a public hearing can cost months of delay. We help clients avoid that outcome by building a stronger case from the start.
The Bert J. Harris, Jr. Private Property Rights Protection Act provides Florida property owners a cause of action when a government land use decision inordinately burdens their property. Harris Act claims must be submitted to the government before litigation and follow specific procedural requirements. We assess whether government action gives rise to a claim and pursue these remedies aggressively.
Yes — in many cases, outstanding code enforcement liens can be negotiated down or released, particularly when the underlying violation has been corrected. Code enforcement boards have authority to reduce or satisfy liens in appropriate circumstances. We have successfully resolved code enforcement liens for property owners and investors who need clear title to proceed with acquisitions, refinances, or sales.
Land use approvals take strategy, persistence, and local relationships. Contact Richard Rosa Law in Fort Lauderdale — we’re ready to go to work on your project.
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