zoi house orlando

Property Location: 30 E. Livingston St. & 367 N Orange Ave., southeast corner of S. Orange Ave. and W. Livingston St. (+1.03 acres, District 5) Applicant’s Request: Master Plan request at a density of 291 dwelling units/acre (bonus of 85 units) for a mixed-use development with 300 multi-family units and 140,000 sq. ft. of commer-cial/ office uses (bonus of +/-5,400 sq. ft.). The request includes a modification for a rear yard setback.

S U M M A R Y

Location Map Subject Site

Owner

Mazal Holdings Group LLC & Living Orlando LLC

Applicant

RJ de Varona, MEC Equity Partners LLC

Project Planner

Michaëlle Petion, AICP

Staf f Report to the Munic ipal P lanning Board November 20 , 2018

ZOI HOUSE ORLANDO

M P L 2 0 1 8 - 1 00 6 6 I t e m # 3

Staff’s Recommendation: Approval of the request, subject to the condi-tions in this report. Public Comment Courtesy notices were mailed to property owners within 300 ft. of the subject property during the week of November 5, 2018. As of the published date of this report, staff has received no comments from the public con-cerning this request.

Updated: November 13,

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Future Land Use Map

Zoning Map

Project Analys is Project Description The +1.03 acre subject property, located within the Central Business District neighborhood, is north of E. Robinson St., west of N. Magnolia Ave., east of S. Orange Ave. and south of W. Livingston St. The applicant is requesting Master Plan approval for a mixed-use development comprised of 300 multi-family units, 10,000 sq. ft. of commercial and 130,000 sq. ft. of office. The request includes a modification for a reduced rear yard setback and a density bonus of 85 units (291 du/ac) and an intensity bonus of +/-5,400 sq. ft. (3.12 FAR). The site has a Future Land Use designation of Downtown Activity Center and a zoning designation of AC-3A/T (Downtown Activity Center/ Traditional City Overlay). The proposal is consistent with the Zoning and Future Land Use designations. Previous Actions: 1896– The smaller parcel is platted as parts and pieces in the Cooper & Martin Subdivision. 1950– Existing 10,811 gross sq. ft. building at 367 S. Livingston Ave. constructed. 1970– Existing 2,488 gross sq. ft. building at 30 E. Livingston Ave. constructed. 2006– MPB recommended approval of a master plan request for a mixed-use building consisting of 148 multi-family

dwelling units,12,000 sq. ft. of ground-level commercial space and 85,900 sq. ft. of offices in a 345 ft. high-rise build-ing. (July 2006, “385 N Orange” MPL2006-00021).

2007– The larger parcel is platted as lot 1 of the 385 North Orange Subdivision. Project Context The site is currently developed with two buildings, operating as multi-tenant spaces consisting of office, nightclub and eating and drinking uses. Adjacent uses include the Bank of America office building to the west, a City National Bank branch office to the south and surface parking for an office building fronting on N. Magnolia Ave. See Table 1 for addi-tional information.

Conformance with the GMP The site has an approved future land use designation of Downtown Activity Center. The DT-AC future land use designa-tion has a maximum density/ intensity, respectively, of 200 du/acre and 4.0 FAR and a minimum of 75 du/acre and/or 0.75 FAR. Future Land Use Element Policy 2.1.3 encourages concentration of development in Activity Centers and al-lows for the allocation of density/intensity bonuses through the Land Development Code. “These standards shall encour-age mixed-use development, multimodal public transit facilities, pedestrian-oriented amenities, high quality building and site design, affordable housing, and other features that foster livability, community identity and civic pride.” The proposed density of 291 du/ac exceeds the maximum density allowed by the Downtown Activity Center designation but is within the maximum allowed with a density bonus of 400 du/ac. The proposed intensity of 3.12 FAR also exceeds the maxi-mum allowed by the FLU designation but is within the maximum allowed with an intensity bonus of 8.0 FAR. The proposed master plan request is consistent with the adopted future land use designation.

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North DT-AC Courthouse AC-3A/T

South Bank DT-AC AC-3A/T

East Surface parking DT-AC AC-3A/T

West Office DT-AC AC-3A/T

Conformance with the LDC The subject site is zoned AC-3A/T (Downtown Metropolitan Activity Core/Traditional City Overlay) on the Official Zoning Map. This zoning district is intended for development which strengthens Downtown as the economic, governmental and cultural hub of the Central Florida region. It provides for concentrated residential, commercial, office and recreational and cultural facilities. It also serves the entire metropolitan area, and at the highest intensities available within the region. Table 2- Development Standards details the total proposed density/intensity for the site. As previously stated, the devel-opment is below the maximum allowed density bonus of 400 du/ac and intensity bonus of 8.0 FAR.

Table 3-Setback Requirements lists the proposed standards compared to code requirements. The development is con-forming along all property lines. It should be noted that the setbacks along Orange Ave. and Livingston St. partially ac-commodate streetscape requirements. The AC-3A/T has no maximum permitted height but rather is limited based on FAA approval. Bufferyard requirements are not applicable within the AC-3A/T zoning district. The plan complies with the maximum ISR of 0.95. Partial credit, one square foot of impervious surface for two square feet of green roof, is available for rooftop gardens (per LDC2008-00002) provided that no more than 75% of the required impervious surface may be mitigated with a green roof. An FAA letter of approval and formal ISR calculations shall be required via a Letter of Deter-mination. The proposed master plan request is consistent with the adopted the zoning designation, the Downtown CRA, Down-town DRI and is compatible with the surrounding area.

Table 2—Development Standards

Acre-age

Use Sq. Ft./Dwelling Units

Density (dwelling units per

acre)

FAR (floor area ratio)

Building Height ISR (impervious sur-

face ratio)

Min./Max. Pro-posed

Min./Max. Pro-posed

Maximum Pro-posed

Maxi-mum

Pro-posed

Residen-

tial 300 units

75-200 du*

291 du/ac

** +/-460 ft. 0.95

0.95

1.03 Commer-

cial 10,000 sq. ft.

0.75-3.0 FAR*

3.12 FAR

Office 130,000 sq. ft.

*Not including density/intensity bonus allowances **As limited by the FAA

Table 3—Setback and Landscaping Requirements

Use Yard

Building Setbacks Landscaping/Buffers

Minimum /Maximum Proposed Required Proposed

Front– N. Orange Ave. 0 ft. to 5 ft. 5 ft. none N/A

Mixed-use

Street-Side– E. Livingston St.

0 ft. to 5 ft. 9 ft.* none N/A

Rear– east property line 10 ft. min. +/- 0 ft. none N/A

Side– south property line 0 or 3 ft./ 25 ft. +/- 0 ft. none N/A

*Setback includes downtown streetscape requirements.

Density/Intensity Bonus As previously mentioned, the development includes a request for both a density and intensity bonus to achieve the pro-posed 300 units and 140,000 sq. ft. of commercial and office use. Chapter 58, Part 6 of the LDC requires that a project seeking a bonus demonstrates several factors, to include orientation, parking, as well as site and building design en-hancement options specifically spelled out in section 58.1104. Bonuses also require a mixed use component in the de-velopment program. The proposed development consists of commercial, office and residential uses. Site design im-provements include enhanced streetscapes, use of architectural features that emphasize this prominent location as well as the undergrounding of utilities that currently run along the eastern property line. In regards to the high-rise status of the proposed building, additional sculpting of the roofline will be required, through the ARB process, so as to create an interesting form and enhance the collective downtown skyline. In regards to parking and service areas, they are well screened and the use of ground floor retail and active use maximizes architectural interest and human activity. Development requesting a density/intensity bonus, in the AC-3A district, must provide public art that fairly and propor-tionally mitigates the project's impact on the public realm. This public art may be in any physical and lasting media that has been planned and executed with the intention of being staged in the public realm, accessible to all. Typical examples include sculptures, statues, and murals. A payment in lieu of art installation is also permited per section 58.1105(a). Urban Design The site is located within the Downtown Community Redevelopment Area and is therefore subject to review by the Ap-pearance Review Board. A courtesy review was conducted at the November meeting (ARB2018-10035) with the major review to follow at a later date. The early designs for the building need additional refinement and detailing, specifically to the roofline and the garage facades along the south and east. The subject property is located within the Downtown Special Sign District, specifically the Midtown sub-district. No sign-age is currently proposed but a Master Sign Plan is required. Transportation Currently the site has vehicular access off E. Livingston Ave. A 15 ft. wide alley easement exists, within the site, along the eastern property boundary. This alley continues to the south, as an easement on the abutting parcels, but does not penetrate to the E. Robinson St. ROW to the south. The applicant proposes to provide sole site access off of the ease-ment, though a portion of the building overhangs above it. A 23 ft. wide clear access is provided from north to south along the eastern property boundary. The site is located within the Downtown Parking Area. It exempts retail use, but not office, from the minimum parking requirement (1 parking space per 1,000 sq. ft. gross floor area (GFA)) and limits the maximum to 3 per 1,000 sq. ft. GFA.

Table 4—Parking Requirements

Use Sq. Ft./ Dwelling Units

Minimum Ratio Minimum Spaces

Required

Maximum Ratio Maximum Spaces Per-

mitted

Retail 10,000 sq. ft. exempt - 3:1000 sq. ft. GFA 30

Office 130,000 sq. ft. 1:1000 sq. ft. GFA 130 3:1000 sq. ft. GFA 390

Multifamily

Studio 25 1/unit 25 50

2/unit

1 bdrm 175 1.5/unit 263 350

2 bdrm 90 1.75/unit 158 180

3 bdrm 10 2/unit 20 20

Total Required 596 N/A 1020

Total Provided 697

Aerial Photo

Subject Site

The multifamily minimum standards remain the same with a maximum of 2 spaces per unit. The proposed 697 parking spaces is code compliant. See Table 4 for additional information. Schools On July 7, 2008, the City adopted a Public School Facilities Element (PSFE) and the Amended Interlocal Agreement for Public School Facility Planning and Implementation of Concurrency which requires all residential developments be sub-ject to school concurrency review. A list of exemptions from this review is provided under Section 16.2 of the Agree-ment. Included in the list of exemptions are DRIs that have filed a complete application for a development order prior to May 1, 2005 (Section 16.2(j)). Under the terms of the agreement, the City will advise OCPS of comprehensive plan amendments, zoning amendments, and development proposals that may have the effect of increasing existing density. This site is located within the Downtown DRI, which is included in the list of exemptions of DRIs that have filed a com-plete application, therefore this site is exempt from concurrency. Also, a School Capacity Enhancement agreement will not be required as an increase in residential entitlements is not proposed via a future land use or zoning map amend-ment.

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Ground Floor

F l o o r P l a n

Typical Parking (levels 2-9)

F l o o r P l a n ( c o n t . )

Office typical (levels 10-15). Amenity porch and outdoor plaza located on level 10.

F l o o r P l a n ( c o n t . )

Residential typical (levels 16-40).

Landscaping/Streetscape Detai ls

Landscaping/Streetscape Detai ls

Amenity Deck (Level 10)

Elevat ions

Elevat ions (cont . )

Site Photos

Site as viewed from the corner of E. Livingston Ave.

Site as viewed from the corner of N. Magnolia Ave. & Hillcrest Ave.

Eastern property boundary, to include the alley easement.

Orange Ave. street frontage of subject property.

Condit ions of Approval

Land Development 1. Subject To Codes. Except as provided herein, the development is subject to all codes and ordinances of the State of Florida, City of Orlando, and all other applicable regulatory agencies. 2. Development Requirements. Except as modified herein, the project shall be developed in accordance with the require-ments of the Growth Management Plan, the AC-3A/T zoning district and any other pertinent provisions of the LDC. 3. Approval. Approval of the Specific Parcel Master Plan by City Council shall grant the applicant authority to submit an application for site plan/master plan review for a building permit. The application must be submitted within twenty-four (24) months of approval of the Specific Parcel Master Plan (by the City Council) or the Master Plan shall expire. Howev-er, upon written application filed 30 days prior to the expiration date, the Planning Official may renew the Master Plan for one period of up to 12 months providing good cause is shown. 4. Development Permits. As provided by subsection 166.033(5), Florida Statutes, issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. In accordance with subsection 166.033(5), Florida Statutes, it is hereby made a con-dition of this permit that all other applicable state or federal permits be obtained before commencement of the develop-ment. 5. Consistency. Unless amended by any conditions found herein or any modifications recommended by the MPB and approved by City Council, this project shall operate and be developed only as described and conditioned within this re-port and in accordance with the attached site plan and any other plans or commitments provided in the application pack-age. Any changes in the use of the site, the operation of the project, or the site plan as provided herein may require an amendment to the project and review by the MPB and City Council (see "Minor Modifications" condition below.) This ap-proval is not transferable to another property. All other applicable state or federal permits must be obtained before com-mencing development. 6. Minor Modifications. Minor modifications to the project, including changes to the design and site plan reviewed by the Municipal Planning Board or City Council may be approved by the Planning Official without further review by the Munici-pal Planning Board. Major changes shall require additional review by the Municipal Planning Board. 7. Setback. The rear yard (eastern property line) setback is permitted at a minimum of 0 ft. All other Setback require-

Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Master Plan applications contained in Section 65.331 of the Land Development Code (LDC): 1. The proposed use is in conformance with the City’s Growth Management Plan. 2. The proposed use is in conformance with the purpose and intent of the zoning district and all other requirements of

the LDC. 3. The proposed use is in conformance with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a

condition of this approval. Staff recommends approval of the MPL2018-10066 subject to the conditions below:

ments must conform to code subject to allowance for the streetscape requirements. 8. Signs. Signage must comply with Chapter 64. Also, a master sign plan is required and must be approved by the ARB. 9. Density/Intensity. Development is limited to 291 du/ac and an intensity of 3.12 FAR. 10. Building Height. The building height shall be limited to 41 stories. FAA approval must be obtained for the proposed height. A copy of said approval shall be provided to the Planning Division at the time of permitting. 11. Public Art. The project is requesting both a density and intensity bonus and accordingly shall contribute at least 1% of the total construction costs to the public art fund and/or provide art on site consistent with LDC section 58.1100(b). 13. ISR. ISR is limited to 0.95. A Letter of Determination is required for the use of a rooftop deck for code compliance.

Urban Design

1. ARB. Adherence to conditions of approval of ARB2018-10035. Transportation 1. Except as where noted in this staff report, all aspects of the site plan are required to conform to all applicable mini-mum standards set forth in the editions of the City Code and the City Engineering Standards Manual that are in force at the time of any construction of this project. Support of this submittal by the Transportation Dept. does not constitute final engineering approval of this concept for development. Materials and designs for transportation related elements of the project must meet or exceed standards in the versions of the City Code and Engineering Standards Manual in effect at the time of submittal to Permitting Services. Proper sightlines must be maintained at all driveways and parking areas. Site plans and landscaping plans submitted to Permitting Services should include sightline triangles. AutoTurn analysis for emergency vehicles and solid waste collec-tion should be attached to plans to prevent delays in processing. AutoTurn analysis for the movement of vehicles onto and off of the garage ramps must also be provided prior to MPB. 2. Crosswalks. The crosswalks on the east and south approaches to the intersection of Orange Av & Livingston St must be brought into current ADA compliance. This includes the alignment, pavement markings, and ramps at both ends of the crosswalk. This work must be completed with any other streetscape work associated with this development. 3. Driveway Apron. The driveway apron on Livingston St must be constructed with 10 ft. flares instead of radial returns. The east flare may terminate in front of the parcel to the east if necessary. Slopes of each section of the apron must meet City Standards. 4. Clearance Heights. The area above the trash compactor must have a minimum of 25 ft. of clearance. The area above the drive aisle on the east side of the ground floor must have a minimum of 17.5 ft. of clearance unless a lower clearance is approved in writing by the City's Solid Waste Division Manager. A copy of this approval must be attached to plans submitted to Permitting Services. Public Works 1. Per Section 7.01 of the City's ESM, any proposed project to be built in the City of Orlando which alters the existing topographic characteristics will be required to provide stormwater treatment. Alterations of surface drainage (with the exception of resurfacing and landscaping elements only) is defined as: changing the flow patterns within the redevelop-ment area; changing the mode of transport from overland flow or open channel to a closed conduit, etc.; changing an impervious surface’s character (from building to parking, wet bottom pond or a new building or vice versa); changing the character of a parking surface (from shell base to asphalt, etc.); or remodeling of an existing building which changes its footprint or number of floors. When applying for an Engineering Permit, please submit the Drainage Report, Geotech Report, Stormwater Tabulations, and all necessary docs needed in order to verify the City's and Water Manager District standards are met. 2. This site appears to be over 1 acre. Construction activities including clearing, grading and excavating activities shall obtain a FDEP NPDES NOI. A copy of the NPDES NOI Acknowledgement letter must be received in the Office of Per-

mitting Services prior to permit approval. 3. Provide a certification signed by the Engineer, licensed in the State of Florida, responsible for the stormwater design which reads as follows: "I hereby certify that to the best of my knowledge and belief, the design of the Stormwater Man-agement System for the project known as: (Project Name) meets all of the requirements and has been designed sub-stantially in accordance with the City of Orlando Stormwater Management Criteria." 4. All proposed and existing sidewalk that is touched during construction will need to be updated to the newest ADA re-quirement. 5. Water quality recovery shall be recovered per the requirement of the Water Manager District. Please provide model demonstrating the recovery analysis. A Water Manager District water treatment permit may be required. 6. Please submit a signed and dated private/public improvements cost sheet. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits. 7. A performance guarantee for public improvements is needed in the amount of 110% of the public improvements cost. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits. Performance Guarantee is required before the issuance of the permit. The original needs to be hand delivered to the receptionist at Permitting Services with the referenced case number. In addition, attach a copy of this in the resubmitted package. Please allow approximately 1 week after the Performance Guarantee is submitted to allow for the City’s Legal Office to review. 8. Please submit a detailed, scalable, fully dimensioned site plan of the location. The site plan should include but not be limited to the site legal description, the building, streets, sidewalks and property lines, and the location of the proposed work. Site plans should clarify what is existing and what proposed. 9. Other comments may arise depending on the contents submitted to permitting. 10. Please make sure there is 17.5' clearance for the structure in the drainage and utility easement. 11. Please relocate the grate inlet out of the driveway in public right of way. 12. Please make sure the structure in the drainage easement will not block the natural drain pattern to the grate inlet inside the property. Parks 1. Aerial photos indicate a large existing tree on the site. Contact the City Parks Division to evaluate the tree. When ap-plication for site development permit is made, the site plan must show all existing trees of 4" or greater dbh. Note which are to be removed and which are to be retained. The site plan must be approved by the Parks Division arborist. 2. The landscape plan must comply with the commercial landscape requirements of Chapter 60 of City Code. Fire 1. TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intend-ed to expose or prevent evident design deficiencies with State and City Fire Codes. The building design, floor plans, egress system, fire protection systems and MEP will be reviewed in detail for State and City Fire Code compliance at the time of permit application. 2. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Sixth Edi-tion, and The City of Orlando Fire Prevention Code Chapter 24. 3. Design of buildings must account for fire department access. The access road itself must extend 50ft. from at least one exterior doorway to allow access to the building’s interior. Any portion of the building or exterior wall of the first story shall be located not more than 150 ft from the fire department access road as measured by an approved route around the exterior of the building or facility. The distance can be increased to 450ft. if the building is protected by an automatic sprinkler system. [NFPA 1.18.2.3.2.2 and NFPA 1.18.2.3.2.2.1]

4. An approved turnaround shall be provided for fire apparatus where an access road is a dead end in access of 150 ft, and roadways shall have all-weather driving surface, capable of supporting the load of fire apparatus, a minimum 20 ft. in width, and a minimum vertical clearance of at least 13 ft. 6 in. [NFPA 1 18.2.2.5.4 and NFPA 1 18.2.3.4.1.1 ] 5. The plan indicates fire hydrants will be required. Because building information is not provided, fire hydrant location and spacing will be reviewed at the time of building permitting. All portions of an unsprinklered building must be within 300 ft hose lay distance of a fire hydrant. All portions of a sprinklered building must be within 500 ft hose lay distance of a fire hydrant. City Code ch 24.27(f) Water Reclamation 1. This project lies within the City of Orlando Sanitary Service area. Follow the City of Orlando Engineering Standards Manual (ESM) Chapter 9 to comply with the City sanitary requirements. 2. The proposed development, which is a mixed use high rise tower, is within lift station #1 (LS-1). Based on preliminary design information, it is estimated that at buildout the development will generate a peak flow of approximately 200 gpm. The Developer/Engineer shall prepare a sewer capacity analysis to evaluate the impact of the development on the exist-ing downstream sewer main in E. Livingston St. Contact the Wastewater Division to discuss the scope of the sewer ca-pacity analysis. 3. Construction Plans, including site Utility Plans shall be submitted to the Water Reclamation Division for review and approval prior to permit issuance. Impact Fees 1. For informational purposes: The City has implemented a Parks Impact Fee on all residential housing units to help meet the recreation needs of Orlando’s residents. All new housing units are subject to the fee. Any new construction, change in use, addition or redevelopment of a site or structure shall be subject to a review for Parks Impact Fees. Applicable fees will be due at the time of building permit issuance, subject to change upon final per-mit plan review. Any exemptions or credits against the Parks Impact Fee must be reviewed prior to permit issuance. All Parks Impact Fee Credits shall be reviewed and processed by the Parks Impact Fee Coordinator, if applicable, upon request by applicant. OPD 1. The developer shall negotiate with the City so that the City may obtain a ten foot by ten foot roof top space reserved in a secure, environmentally protected area for the installation of the City's Communications equipment. OPD will need to connect to the buildings emergency generator with a communication back haul into the City's system to the generator's protected power via (2) 2" conduit raceway paths with pull strings from the roof to the basement mechanical/electrical room. If no generator is available, then space shall be identified and set aside within the mechanical/electric room for the City to install its own generator. Please note that a letter of approval from OPD is a part of the permitting process. Questions on this public safety communications requirement should be directed to the Orlando Police Department Radio System Administrator, Rebecca Gregory at 321.235.5314 or [email protected]. 2. Distributed Antenna Systems (DAS). All buildings (including parking garages) will provide an adequate level of indoor coverage for public-safety radio service for the City of Orlando radio communications system, including but not limited to police, firefighters, and other emergency responders. A DAS system will also improve commercial cellular service for building occupants. The system will enable all first responders to communicate with dispatch and other field units. Inade-quate coverage not only puts first responders at risk but also the citizens they are protecting. Adequate indoor radio coverage will include the following standards:

1) Inbound into the building: A minimum average in-building field strength of 10 dbm above the noise floor throughout ninety-five (95%) of the area on each floor of the building when transmitted from the city’s police dis-patch center and the appropriate emergency service dispatch centers which are providing fire and emergency

medical protection service to the building. 2) Outbound from the building: A minimum average outbound field strength of 10 dbm above the noise floor throughout ninety-five percent (95%) of the area on each floor of the building when transmitted from the field units portable radio to the appropriate emergency service dispatch centers which are providing fire and emer-gency medical protection service to the building. 3) The City’s Communications Unit with consideration of the appropriate police, fire and emergency medical de-partment services will determine the frequency range or ranges that must be supported. For the purpose of this section, adequate radio coverage will constitute a successful communications test between the equipment in the building and the Communications Centers for all appropriate emergency service providers for the building. 4) If any part of the installed system or systems contains an electrically powered component, the system will be capable of an independent battery or generator system for a period of at least twelve hours without external power input or maintenance. The battery system will automatically charge in the presence of external power. 5) FCC authorization: All amplification equipment must be FCC Type Accepted. 6) Developments must comply with NFPA 72- National Fire Alarm and Signaling Code, in-building public safety radio coverage requirements, as it pertains to emergency communications systems (ECS), and their compo-nents.

Contact Informat ion Growth Management For questions regarding Growth Management plan review, please contact Michelle Beamon Robinson at 407.246.3145 or [email protected]. Land Development For questions regarding Land Development review, please contact Michaëlle Petion at 407.246.3837 or [email protected]. Urban Design For questions regarding Urban Design plan review, please contact Douglas Metzger at 407.246.3414 or [email protected]. Transportation For questions regarding Transportation review, please contact John Rhoades at 407.246.2293 or [email protected] Public Works For questions regarding Public Works review, please contact Liuliu Wu at 407.246.3758 or [email protected] Engineering/Zoning For questions regarding Development Review contact Keith Grayson at 407.246.3234 or [email protected]. Police For questions regarding Police plan review, please contact Audra Rigby at 407.246.2454 or [email protected]. Fire For any questions regarding fire issues, please contact Chip Howard at 407.246.2143 or at [email protected]. Building For questions regarding Building Plan Review issues contact Don Fields at 407.246.2654 or [email protected]. Parks For questions regarding Parks Plan Review issues contact Denise Riccio at 407.246.4249 or [email protected]. For questions regarding Tree Review issues contact Ken Pelham at 407.246.4280 or [email protected]. Water Reclamation For questions regarding Parks Plan Review issues contact David Breitrick at 407.246.3525 or [email protected].

Review/Approval Process—Next Steps 1. MPB minutes scheduled for review and approval by City Council. 2. Plat. 3. Apply for Letter of Determination. 4. ARB Major Review of Elevations and Master Sign Plan. 5. Building permits.

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