Proposed ordinance #2015-7 would establish the Storey Park Community Development District (the “district”) within the City of Orlando. The proposed district is comprised of 860.8 acres of land, generally located to the east of the Central Florida Greeneway (State Road 417) and just north and south of the eastern extension of Dowden Road (formerly known as “Innovation Way North”). The district land, along with another approximately 405 acres of land, was annexed into the City of Orlando on November 25, 2013 (formerly known as the “Wewahootee” or “Innovation Place” property).
Community development districts (“CDDs”) are independent special districts established pursuant to Chapter 190, Florida Statutes (known as the “Uniform Community Development District Act of 1980”). They are special-purpose local governments that are established to finance, plan, design, build, and maintain certain community development infrastructure such as stormwater management systems, roads, alleys, sidewalks, and other roadway infrastructure, parks, utilities, landscaping, and other public infrastructure authorized by state law. To fund such improvements, districts generally levy special assessments against benefited lands within the district. Districts of greater than 1,000 acres are generally established by the State of Florida, while districts of less than 1,000 acres are generally established by the city or county having jurisdiction over the land. CDDs may be established only where 100% of the owners of land within the proposed district have consented to the establishment of the district.
The creation of the Storey Park Community Development District is requested by Lennar Homes, LCC (the “Petitioner”), which owns most of the land within the proposed district. The only other owner of land within the proposed district is Moss Park Properties, LLLP, which has consented to Petitioner’s request. Petitioner filed its Petition to Establish the Storey Park Community Development District (the “Petition”) with the City on December 11, 2014.
Petitioner estimates that the proposed district will undertake approximately $35 million in infrastructure work, including roadway and alley improvements, a master stormwater management system, a potable water distribution system, a reclaimed water distribution system, landscaping, signage, and other improvements.
In determining whether to grant the Petition, section 190.005, Florida Statutes, provides that the local government shall consider the following factors:
1. Whether all statements contained within the petition have been found to be true and correct.
2. Whether the establishment of the district is inconsistent with any applicable element or portion of the state comprehensive plan or of the effective local government comprehensive plan.
3. Whether the area of land within the proposed district is of sufficient size, is sufficiently compact, and is sufficiently contiguous to be developable as one functional interrelated community.
4. Whether the district is the best alternative available for delivering community development services and facilities to the area that will be served by the district.
5. Whether the community development services and facilities of the district will be incompatible with the capacity and uses of existing local and regional community development services and facilities.
6. Whether the area that will be served by the district is amenable to separate special-district government.
City staff has carefully reviewed the Petition, along with the written testimony of proposed District Manager George Flint, planner Nina DeMartino, engineer Christina Baxter, Petitioner’s representative Mark Metheny, Jr., underwriter Jon Kessler, and the Petitioner’s surveyor, and recommends that Council finds, based on the record evidence, that the Petition meets the statutory standards of review. The Petition and the written testimony provided by the Petitioner are attached to this Council Agenda Item as part of the record.