Storey Park

Community Development District

ENGINEER'S

REPORT

Revision 6 -

Assessment Area

Three

Updates

Prepared For

Storey Park Community Development District

Date

May

10,

2019

POULOS~ENNETT

2602

E.

livingston

St.	I Orlando, Florida 32803  I Tel: 407.487.2594  I www.poulosandbennett.com

FBPE Certificate of Authorization No. 2856

Storey

Park

Collln1unity Developlllent District

ENGINEER'S REPORT

Revision

6

-Assessment

Area

Three

Updates

Prepared For:

Storey Park Community Development District

Date:

May

10,

2019

POULos-siJENNETT

2602

E.

Livingston

St.

I

Orlando, Florida 32803	I Tel: 407.487.2594  I www.poulosandbennett.com
FBPE Certificate of Authorization No. 28567

Sectionl

Section2

Section3

Section 4

Sections

Section 6

Section 7

SectionB

Section 9

	TABLE OF CONTENTS			
Introduction			
1.1	Location & General Description			
1.2 District Purpose and Scope			
1.3 Description of Land Use			
Government Actions			
Infrastructure Bene.it			
Capital Improvement Plan			
Description	ofCapital hnprovement Plan			
5.1	Roadway Improvements			
5.2	Stormwater Management			
5.3	100-Year Floodplain			
5.4	Potable Water, Reclaimed Water, & Wastewater	Utilities		
				
	5.4.1	Potable Water Distribution System			
	5.4.2	Reclaimed Water Distribution System			
	5.4.3	Wastewater System			
5.5	Landscape and Hardscape			
5.6	Electrical Distribution and Street Lighting			
5.7	Professional and Inspection Fees			
5.8	Construction Schedule			

Ownership & Maintenance					
Roadway	Rights-of-Way,  Stormwater Management  Ponds	&	Other  Open		
Spaces						
Estimate	ofProbable Capital Improvement	Costs				
						
Conclusions and Summary Opinion					

Page

3

of16

Appendix

Exhibit 1

Exhibit2

Exhibit3

Exhibit4A

Exhibit4B

Exhibit5

Exhibit6A

Exhibit6B

Exhibit6C

Exhibit7A

Exhibit7B

Exhibit BA

Exhibit BB

Exhibit9A

Exhibit9B

Exhibit JO

Exhibit11

Exhibit12

Exhibit13

Exhibit 14

Exhibit15

Exhibit 16

Location Map

Vicinity Map

District Boundary Map/ Sketch & Legal Description ofCDD Boundary Sketches & Legal Descriptions ofLennar Owned Property

Sketch & Legal Description ofMoss Park Properties Owned Property

Roadway Ownership Map

Post-Development Basin Map

Stormwater Management Map

FEMA 100-Year Floodplain

Potable Water Distribution System Map

Regional Potable Water Infrastructure Improvements Reclaimed Water Distribution System Map

Regional Reclaimed Water Infrastructure Improvements Wastewater System Map

Regional Wastewater Infrastructure Improvements

Future Land Use Plan

Land Ownership Map

Future Public & Private Uses within CDD

Cost Opinion for Community Development District Capital Improvement Plan

Permit Status

City of Orlando Specific Parcel Master Plan Parcels I & J

Parcel L Conceptual Plan

Page4of16

Sectionl

Introduction

1.2.

Location

and

General Description

The Wewahootee Planned Development (PD) (f.k.a. Innovation Place PD) (the "Development") is a mixed-use planned project located within the City of Orlando in Orange County, Florida, Sections 32 and 33, Township 23 South, Range 31 East and Sections 2,3,4,5,8,9,10,1,15, and 16 Township 24 South, Range 31 East. The Development is located east of SR 417 and north of Wewahootee Road and is approximately 1266 acres + /-. (See Exhibits 1 & 2). Zoning for the Development was approved by the City of Orlando as the Wewahootee PD on December 16, 2013.

The

and

Storey Park Community Development District (the "District") consists

the District includes approximately 860.8 acres (see Exhibits 3 and 10).

of

a portion

of

the Development

1.3.

District Purpose

and

Scope

The District was established for the purpose of financing, acquiring or constructing, maintaining and operating a portion of the public infrastructure necessary for community development within the District. The purpose of this report is to provide a description of the public infrastructure improvements financed and to be financed by the District. The District has and will finance, acquire and/ or, construct, operate, and maintain certain public infrastructure improvements that are needed to serve the Development. A portion of the infrastructure improvements will be financed with the proceeds of bonds issued by the District.

The built and proposed public infrastructure improvements, as outlined herein, are necessary for the development of the District as required by the applicable independent unit of local government.

1.4.

Description

ofLand

Use

The lands within the District encompass approximately 860.8 acres. Based on the PD the development program

for  the property within the District allows  for  construction of 1,757 residential units  (1,201  single  family

detached/attached units and 556 multi-family units) and 82,000 square feet of commercial development. The

approved land uses within the District include the following areas. Exhibits 10, 11, 15 and 16 provide detail on

land use locations and the development program.

Proposed Development

Office Low Intensity(l)

Neighborhood Activity Center

Conservation

Existing Lake/ Conservation

Roads

Approximate Acres

444.0

17.2

341.1

30.3

28.3

(1)

Per City of Orlando Code be amended based on the

58.281, Office Low Intensity includes residential land use. The development program can

Trip equivalency conversion matrix approved with the PD.

Page 5 of16

Section 2

Government

Actions

The following are the permitting agencies that will have jurisdiction for approval of construction within the

District. Depending on the location and scope of each project design, the individual permits that need to be

obtained will need to be evaluated; not all will necessarily apply to every sub-phase within the District.

Permitting Agencies & Permits Required

1.	City of Orlando

a.	Specific Parcel Master Plan

b.	Preliminary Plat

c.	Mass Grading (optional)

d.	Final Engineering Construction Plan Approval

e.	Final Plat

2.

3.

4.

5.

South Florida Water Management District

a.	Environmental Resource Permit

i.	Mass Grading/Master Stormwater Construction

ii.	Final Engineering for Onsite Improvements

b.	Water Use Permit (Dewatering)

i.	Mass Grading/Master Storm

ii.	Final Engineering for Onsite Improvements

Orange County Utilities

a.	Final Engineering  Construction Plans -Water,  Sewer,  and  Reclaimed  Water Distribution

Systems

Florida Department of Environmental Protection (FDEP)

a.	Water Distribution System

b.	Sanitary Sewer System

c.	National Pollutant Discharge Elimination System (NPDES)

FEMA

6.

7.

8.

a.	Conceptual Letter of Map Revision -Fill (CLOMR-F)

b.	Letter of Map Revision- Fill (LOMR-F)

Army Corp of Engineers

Florida Fish and Wildlife Conservation Commission (FWC)

Florida Gas

Please refer to Exhibit 14 for a detailed summary of the permits obtained or under review within the Development as a whole and/ or District alone. It is our opinion that there are no technical reasons existing at this time which would prohibit the implementation of the capital improvements for the District and the public infrastructure as presented herein and that all permits not issued, which are necessary for the District and public infrastructure to proceed, will be obtained during the ordinary course of development.

Page

6

of

16

SectionJ	Infrastructure Benefit

The District will fund, and in certain cases maintain and operate public infrastructure yielding two types of public benefits. These benefits include:

•	Project wide public benefits

•	Incidental public benefits

The project wide public benefits are provided by infrastructure improvements that serve all lands in the District. These public infrastructure improvements include construction of the master stormwater management system, the sanitary sewer, potable water, and reclaimed water mains, roadway network, perimeter landscape and irrigation improvements.

Incidental public benefits include those benefits received by the general public who do not necessarily reside or own land within the District. The general public will benefit from the improvements provided by the District including the regional transportation improvements, water, sewer, and reclaimed water main extensions along Dowden Road and Storey Park Boulevard.

The proposed capital improvements identified in this report are intended to provide specific benefit to the assessable real property within the boundaries of the District. As the property is currently undeveloped, the construction and maintenance of the proposed infrastructure improvements are necessary and will benefit the property for the intended use as a mixed use community. The District can construct, acquire, own, operate and/ or maintain any or all of the proposed infrastructure. The Developer or other party/parties will construct and fund the infrastructure outside of the District and/or not funded by the District.

Section 4	Capital Improvement Plan

The District capital improvements will connect and interact with the adjacent offsite roads, stormwater management systems, potable water, reclaimed water, and sewer systems. The proposed infrastructure improvements addressed by this report include elements internal and external to the District. The elements include the master stormwater management and drainage systems, roadway improvements, landscaping, street lighting, pavement markings and signage, as well as potable watermain, reclaimed watermain and sewer extensions required to provide utility service to the District. Detailed descriptions of the proposed capital improvements are provided in the following sections and Exhibits 5 through 9. Exhibit 13, details the Cost Opinion for the District's capital improvement plan.

The Capital Improvement Plan will be constructed and financed in logical segments, as property within the District is developed by the Developer. The District issued its first series of tax-exempt bonds for the property referred to as "Assessment Area One" in 2015. Assessment Area One consists of approximately 194 acres of land owned by the Developer and planned for approximately 701 residential units and 82,000 square feet of commercial space, and are designated as "Area 1" and "Area 2" on Exhibit 11. The Capital Improvement Plan for Assessment Area One provides benefit to the residential units and commercial space in Assessment Area One and, once completed, the Capital Improvement Plan for Assessment Area One can exist without the remaining portions of the Capital Improvement Plan being completed.

Page 7 of16

The District issued the bonds for Assessment Area Two in 2018. Assessment Area Two consists of approximately 89 acres of land owned by the Developer and planned for approximately 263 residential units. Assessment Area Two is designated as Area 3 and Area 4 on Exhibit 11.

Assessment Area Three is anticipated to be the next series of bond issuance in 2019. Assessment Area Three consists of approximately 69 acres of land owned by the Developer and planned for approximately 205 residential units. Assessment Area Three is designated as Area 5 and Area 6 on Exhibit 11.

There may, however, be certain developer obligations under permits or agreements, including offsite improvements, that the Developer will be obligated to complete even if the remaining portions of the Capital Improvement Plan are not completed.

Section 5

Description

of

Capital

Improvement

Plan

5.1

Roadway Improvements

The District will fund roadway construction internal to the District consisting Exhibit 5, Roadway Ownership Map, provides a graphical representation of the such local roadways or alleys will be open to the public.

of local roadways and alleys.

proposed improvements. All

Dowden Road, Storey Park Boulevard, and Story Time Drive, within the CDD boundary, will be constructed

and funded by the Developer and, per the Annexation and Development Agreement, dated September 23,

2013 ("Annexation Agreement"), the City of Orlando will provide impact fee credits for the construction costs

associated with Dowden Road, Storey Park Boulevard, and Story Time Drive. These three roadways are not

included in the District's capital improvement plan since they are impact fee eligible.

In addition to roadway construction, the Developer is obligated, per the Annexation Agreement,

Transportation Proportionate Share for Off-site Roadway Improvements. Transportation Phase

have been identified to fund improvements to existing N arcoossee Road (Goldenrod to Lee Vista)

Dowden Road (Narcoossee to SR 417). The obligation for payment of the Phase 1 proportionate

on segments of land ownership area and development program, is as follows:

to pay a

1	payments and existing share, based

Transportation Prop. Share Phase 1	Percent

Developer ("Lennar")	48.16%

Fee Amount

$1,544,365

The Developer payment amount of $1,544,365 has been included as part of the District capital improvement plan costs since it is a required cost of public improvements and the proportionate share payment is not impact fee credit eligible. Any payment made by the Developer will be a payment made on behalf of the District. This amount correlates to the land area and development program within the District boundary. Payment of the Transportation Proportionate share is due to the City following approval of each Specific Parcel Master Plan (SPMP) based on the number of lots approved.

5.2

Stonnwater

Management

The District will fund the construction of the master stormwater management system for the lands within the District. This system is made up of wet detention stormwater treatment ponds, control structures, spreader

Page 8 of16

swales, inlets, manholes and storm pipes. The proposed ponds and outfall structures have been designed to provide water quality treatment and attenuation in accordance with the City of Orlando and South Florida Water Management District regulations. The stormwater management system has been designed to accommodate on-site runoff in addition to offsite flows which have historically entered the project site. Exhibit 6A, Post-Development Basin Map and Exhibit 6B, Stormwater Management Map, provide graphical representations of the stormwater management system.

5.3	100-Year Floodplain

Pursuant to the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map (FIRM) panels 12097C 0060G dated June 18, 2013, portions of the project site are located within the 100-year flood zones, Zone AE and Zone A. Areas located within Zone AE are designated by FEMA with a determined 100-year flood elevation; areas within Zone A are identified as within the 100-year floodplain but with an undetermined elevation. Exhibit 6C, FEMA 100-Year Floodplain details the floodplain limits relative to the District boundaries. The majority of the property within the District lies within FEMA Zone X, which is outside of the 500 year flood zone.

Any filled areas below the 100-year flood elevation will result in impacts which will require mitigation in the form of a volume-for-volume match between floodplain impacts and compensating storage. Detailed floodplain fill impact and compensating storage calculations were prepared and approved with the Master Drainage Plan and SFWMD ERP Permit approved by SFWMD and City of Orlando. Note, the compensating storage for the Development was prepared for the Development as a whole. Because the District will be developed in phases, special attention will need to be provided to the location of the floodplain compensating storage as it will not always be located within the same parcel. As of February 2015, an application was currently under review by FEMA for a Conditional Letter of Map Revision based on Fill (CLOMR-F) which provides conceptual approval of the fill to be placed on the property which would remove areas of the Development from Zone AE. After fill has been placed, survey elevations will be required and a Letter of Map Revision based on fill LOMR-F will be required to receive final approval from FEMA that Development areas are located outside of Zone AE and therefore removed from the 100-year floodplain. The District capital improvement costs for fill are associated only with capital improvements.

5.4	Potable Water, Reclaimed Water, &  Wastewater Utilities

Potable water service for the Development will be provided by Orange County Utilities (OCU). A Master Utility Plan (MUP) was approved by OCU for the Development in September 2014 (report dated July 25, 2014). The MUP established phasing based on available capacity within OCU existing infrastructure with future phases dependent on regional improvements to be completed by OCU as Capital Improvement Projects (CIP).

OCU has multiple projects under design and/ or construction that will provide additional service capacity to this region. Exhibits 7B, 8B, and 9B provide details on the locations of the Regional Utilities Infrastructure Improvements. The regional improvements include:

•	Eastern Service Area Storage and Re-pump Facility

•	Dowden Road - 20 inch watermain, 20 inch forcemain

•	Storey Park Boulevard -  36 inch watermain, 20 inch reclaimed watermain, 20 inch forcemain

•	Story Time Drive -  20 inch watermain, 12 inch reclaimed watermain,

Page 9 of16

•	Connections from Lee Vista to Storage and Re-pump Facility - 30 inch watermain, 24 inch reclaimed watermain

The MUP utilities infrastructure design for the Development includes three phases, Phase 1, Phases 1-3 and	
Build-out.  Note Phases 1-3 are located within Area 1 (within Assessment Area One) identified on Exhibit 11.	
•	Phase 1 development includes 90 residential units associated with Storey Park Phase 1 Construction	
	Plans. This project was completed on February 2015.		
•	Phase 1-3 development includes portions of Parcels I and J (Lennar owned property west of Story	
	Time Drive). The design of the water, sewer, and reclaimed water systems to serve the Phase 1 and	
	Phase 1-3 development is based on the connection to the existing 16 inch water main, 16 inch force	
	main, and 16 inch reclaimed water main located southwest of Storey Park along Moss Park Road.	
	Phase 1-3 accounts for Residential and Office/Recreational Uses totaling 385 Equivalent Residential	
	Units (ERU).		
•	The design for the build-out development includes capacity that will be available once the proposed	
	OCU CIP projects listed above are completed and connected to OCU's eastern regional facilities.	
	Build-out condition requires construction of the OCU CIP projects to provide capacity for the full	
	development program within the Development.		
Points of connection for Phase 1-3 of the Development are located along existing Moss Park Road west of	
the  Development.  Existing  utilities  at  the  point  of connection  include  16"  watermain,  16"  reclaimed	
watermain, and 16" forcemain. The infrastructure along Storey Park Boulevard to the point	of connection at	
Moss Park Road was designed and permitted with the Phase 1 Construction Plans and is	currently under	
construction as of February 2015.		

5.4.1 Potable

Water Distribution

System

The District will fund the construction of the water distribution system within the District.  The potable water

system will be conveyed to, and owned and maintained by OCU once it has been certified complete. The main

sizing within the District will be required to be designed and constructed based on the approved MUP. Exhibit

7A, Potable Water Distribution System Map, provides a graphical representation of the watermains to be

constructed within the District.

5.4.2

Reclaimed

Water Distribution

System

The District will fund the construction of the reclaimed water distribution system within the District. The reclaimed water system will be conveyed to, and owned and maintained by OCU once it has been certified complete by the District. The main sizing within the District will be required to be designed and constructed based on the approved MUP. Exhibit 8A, Reclaimed Water Distribution System Map, provides a graphical representation of the proposed system within the District.

5.4.3

Wastewater

System

The District will fund the construction of the gravity sewer, forcemain, and lift station infrastructure within the District. The wastewater system will be conveyed to, and owned and maintained by OCU once it has been certified complete by the District. The main sizing and lift stations within the District will be required to be designed and constructed based on the approved MUP. Exhibit 9A, Wastewater System Map, provides a graphical representation of the proposed system within the District.

Page

10

of16

5.5

Landscape

&

Hardscape

The District will fund landscape and hardscape construction and maintenance which may include perimeter

landscape buffers, master signage, way finding signage, entry hardscape features, entry landscape, amenity area

landscape and hardscape, pedestrian/ multi-purpose trails, and street trees. The District will own and maintain

foregoing improvements.

5.6

Electrical Distribution

and

Street

Lights

The District will fund the cost of installation of underground electric service to the District. The District will

fund  the installation, leasing, and/ or monthly service charges associated with the upgraded street lighting

fixtures along CDD owned and maintained roadways within the District. Duke Energy will own and maintain

the electric and street light infrastructure.

5.

7

Professional

and

Inspection Fees

In order to design, permit, and construct the proposed District capital improvement plan, professional services

are  required by various  consultants.	The  consultants  required are:  civil  engineer, geotechnical, planner,

environmental, surveying, and landscape architect.	During construction, the various permitting agencies will

observe and inspect the project. Each of the agencies will charge an inspection fee to cover the costs associated

with an inspector visiting the site to observe construction progress and confirm that the project is constructed

in accordance with their respective approved plans, permits, rules, and regulations.	A proportionate share of

the Professional Services and Inspections Fees are included in the costs for the District capital improvement

plan.

5.8

Construction Schedule

As of May 2019 the following is the anticipated schedule for the entitlements necessary for the District and construction of the District's capital improvement plans.

TASK TO BE	COMPLETED	--		
					
1.	Entitlements	-			
					
	a) Land Use/Zoning			
	b) Citv	of Orlando Preliminary Plat Approval - Phases 1-8		
	c) Ci ry of Orlando Specific Parcel Master Plan Aooroval - Phase 1-8		
	d) Cirv	of Orlando Engineering Plan Aooroval - Phase 1		
	e) Oran,ge Counry Utilities Plan Aooroval - Phase 1		
	t) FDEP Sewer and Water Permits - Phase 1			
	g) SFWMD ERP Application Approval - Phase 1		
	h) ACOE Permit App roval			
	i) Platting Phase 1			

2.	Construction/Site Work (Phase 1	90	sirude family lots)	

a)	Roadways and Alleys

b)	Stormwater Improvements

ACTUAL DATE OF

COMPLETION

December 2013

April 2014

April 2014

Se ptember 2014

November 2014

December 2014

Aumi.st 2014

lanuary 2012

Au gu st 2015

ACTUAL DATE OF
COMPLETION

Tulv 2015

April 2015

Page

11

of16

c)	Infrastructure and Earthworks

d)	Potable Water Distribution

e)	Reclaimed Water Distribution

t)	Sanitary Sewer System

g)	Off-site Trans portation Improvements (Dowden Road)

h)	Amenities

i)	Electrical Distribution & Street Lights

3.	Construction/Site Work :(Phase 2144 Single Family·& Townhome lots)

a)	Roadways and Alleys

b)	Stormwater Improvements

c)	Infrastructure and Earthworks

d)	Potable Water Distribution

e)	Reclaimed Water Distribution

t)	Sanitary Sewer System

g)	Amenities

h)	Electrical Distribution & Street Lights

4.	Construction/Site Work (Phase 3 149 Sini.!le Family & Townhome lots)

a)	Roadways and Allevs

b)	Stormwater Improvements

c)	Infrastructure and Earthworks

d)	Potable Water Distribution

e)	Reclaimed Water Distribution

f)	Sanitary Sewer System

g)	Amenities

h)	Electrical Distribution & Street Lights

5.	Construction/Site Work (Phase 4 118 Sirurle Familv & Townhome lots)

a)	Roadways and Alleys

b)	Stormwater Improvements

c)	Infrastructure and Earthworks

d)	Potable Water Distribution

e)	Reclaimed Water Distribution

t)	Sanitary Sewer System

J?l Amenities

h)	Electrical Distribution & Street Lights

6.	Construction/Site Work (Parcel L Phase 1 150 Single Family & Townhome lots)

a)	Roadways and Alleys

]anuarv 2015

Mav 2015

June 2015

Jul\• 2015

AuQUSt 2015

Aul'Ust 2015

Augu st 2015

ACTUAL DATE OF
COMPLETION	I

September 2015

Julv 2015

Mav 2015

Aueust 2015

Au!JUst 2015

Au~  st2015

October 2015

October 2015

ACTUAL DATE OF

COMPLETION

May 2017

April 2017

Aoril 2017

Mav 2017

Mav 2017

May 2017

December 2017

August 2017

ACTUAL DATE OF
COMPLETION

October 2017

May 2017

September 2017

AuP1Jst 2017

Au gust 2017

Augi,ist 2017

December 2017

December 2017

ACTUAL/ANTICIPATED DATE OF COMPLETION

November 2018

Page 12 of16

b) Stormwater Improvements

c) Infrastructure and Earthworks

d) Potable Water Distribution

e) Reclaimed Water Distribution

f) Sanitary Sewer System

g) Amenities

h) Electrical Distribution & Street Llghts

7. Construction/Site Work (Parcel L Phase 2 143 Single Family &

Townhome lots)

a) Roadways and Alleys

b) Stormwater Improvements

c) Infrastructure and Earthworks

d) Potable Water Distribution

e) Reclaimed Water Distribution

f) Sanitary Sewer Svstem

g) Amenities

h) Electrical Distribution & Street Lights

8. Construction/Site Work (Parcel L Phase 3 129 Single Family &

Townhome lots)

a) Roadways and Alleys

b) Stormwater Improvements

c) Infrastructure and Earthworks

d) Potable Water Distribution

e) Reclaimed Water Distribution

I:) Sanitary Sewer System

g) Amenities

h) Electrical Distribution & Street Llghts

9. Construction/Site Work (Parcel L Phase 4 76 Single Family & Townhome

lots)

a) Roadways and Alleys

b) Stormwater Improvements

c) Infrastructure and Earthworks

d) Potable Water Distribution

e) Reclaimed Water Distribution

f) Sanitar\' Sewer System

~) Electrical Distribution & Street Lights

Section 6 Ownership and Maintenance

November 2018

November 2018

October 2018

October 2018

November 2018

TBD

1anuarv 2019

ACTUAL/ANTICIPATED DATE OF COMPLETION

March 2019

March 2019

March 2019

October 2018

October 2018

Februarv 2019

TBD

March 2019

ANTICIPATED DATE OF

COMPLETION

June 2019

June 2019

June 2019

June 2019

June 2019

June 2019

TBD

lune 2019

ANTICIPATED DATE OF

COMPLETION

December 2019

December 2019

December 2019

December 2019

December 2019

December 2019

December 2019

Page

13

of16

Proposed District Capital

Improvements Plan

Onsite Roadway & Alley Improvements

Master Stormwater Management System

Potable Water Distribution System

Sanitary Sewer System

Reclaimed Water Distribution System

Landscaping, Irrigation and Signage

Electrical Distribution & Street Lights

Ownership	Maintenance

CDD	CDD

CDD	CDD

County	County

County	County

County	County

CDD	CDD

Duke Energy/CDD	Duke Energy/CDD

Section

7

Roadway

Rights-of-Way,

Stonnwater

Management

Ponds

and

Other

Open

Spaces

Real property interests for lands within the District needed for construction, operation, and maintenance of

District facilities have been or will be conveyed and/ or dedicated by the owner thereof to the District or other

public entity at no cost.

Section

8

Estimate

ofProbable

Capital

Improvement

Costs

The Estimate of Probable Capital Improvement Plan Costs is provided in Exhibit 13. Please note that the costs	
are  preliminary in  nature  and  subject  to  change  based	on  final  engineering,  permitting,  and  changes  in	
construction cost due to market fluctuation.		

Section 9

Conclusions

and

Summary

Opinion

The capital improvement plan infrastructure improvements  as  described are necessary for  the functional	
development of the property within the District as required by the applicable local governmental agencies. The	
planning and design of	the infrastructure has  been and will be in accordance with current governmental	
regulatory requirements.	The public infrastructure as described in this report serves/will serve its intended	
function provided the construction is in substantial compliance with the future design and permits which will	
be required by the District. In addition to the annual non-ad valorem assessments to be levied and collected to	
pay debt  service  on  the  proposed  bonds,  the  District will levy  and  collect  an  annual  "Operating  and	
Maintenance" assessment to be determined, assessed and levied by the District's Board of Supervisors upon	
the assessable  real  property within  the  District,  for  the  purpose of defraying  the  cost and  expenses  of	
maintaining District-owned improvements.		
The construction costs for the District's capital improvement plan in this report are based on the Specific	
Parcel Master Plans for the District as approved by the City of Orlando. In our professional opinion, and to	
the best of our knowledge and belief, the costs provided herein for the District are reasonable to complete the	
construction of the infrastructure improvements described herein. All of	the proposed infrastructure capital	
improvement plan costs are public improvements or community facilities	as set forth in sections 190.012(1)	
and (2) of the Florida Statutes.		
The summary of probable infrastructure construction costs is only an opinion and not a guaranteed maximum	
price. Historical costs, actual bids and information from other professionals or contractors have been used in	
the preparation of this report. Contractors who have contributed in providing the cost data included in this	

Page

14of16

report are reputable entities with experience in Central Florida. It is therefore our opinion that the construction of the proposed District capital improvement plan can be completed at the costs as stated.

The labor market, future costs of equipment and materials, increased regulatory actions and requirements, and the actual construction process are all beyond our control. Due to this inherent opportunity for fluctuation in cost, the total final cost may be more or less than this opinion.

Date:

· b~t~er

2019.05.1016:24:07-04'00'

Christina M. Baxter

State of Florida Professional

Engineer

No.

67547

Page

15

of16

Appendix

Page 16 of16

Location

Map

A

Storey Park Community Development District

~

-	-	375'	0	750'	

Ortando,

Florim

2602BUriog,oonS.
32803- 407.487.2594

POULOS~~ENNETT~

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Un.i(ic11~ of Authoriz:uion No.

2.11

56

7

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STOREY

PARK -

2ND

OPTION

PROPERTY

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•~..t11:1:r..	-=a..-=a..	~~...-	
411116			

CDD BOUNDARY

M2y 1, 2017

P&BJobNo.:	12-080

					COD-Roads		
			-		COD-Alloys		
NOTES:							
PARCELJ 1S ANTICIPATED TO BE AGATED COMMUNITY. THEREFORE THE					
	-				
1.   ROADWAYS Will BE PRIVATELY OWNED BY THE HOA.				HOA-Roods		
2.   THE CONSTRUCTION COSTS FOR DOWDEN ROAD, INNOVATION WAY		-				
SOUTH, AND THE CONNECTOR ROAD ARE NOT INCLUDED IN THE DISTRICT					
CAPITAL IMPROVEMENTS PLAN				HOA-Alleys		
3.   COD TO MAINTAIN LANDSCAPE AND IRRIGATION ENHANCEMENT FOR					
ROADS OWNED BY OTY OF ORLANDO.		-				
	Roadway Ownership Map						
Storey Park Community Development District	0	750'		
			375				
2602Elliing,«>nS,	POULosi:"~ENNETT  ~w.poC~ondb<nne<~om		SCALE IN FEET		
Od~ndo, Florida 32.803- 407.437.2594	~	Certilicateo( .Aurhori.z:irion No. 28567		Exhibit 5		

11",):I	1~ l.DIWI -	1NNUK1t1 ~ L!UtQn ~ ~ 0ltOSllP 1W'

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c.:raraa,1eo(,\111J,oriz.ationNo.2BS67

500'

1000'

SCUINF'W'

Figurc:6A

LEGEND

-
D
D

STORM DRAINAGE CONVEYANCE

CDDPONDS

JOINT USE PONDS (CITY OF ORLANDO & CDD)

-

CITY

OF

ORLANDO

PONDS

NOTE:		
STORMWATER MANAGEMENT MAP	
PRELIMINARY	AND WILL BE REVISED	
FINAL DESIGN		

IS

UPON

June 23 , 2017

P&BJobNo.:

12-080

Stormwater Management Map
Storey Park Community Development District	0	750'			
	-	-		750'					
2602£!.u,,.,..ro,s,	POULOS~ENNETT	www.pow~"'""""~'""'	~.z!!!!'!"'SCALE~;;;IN;;;;;;;FE_;;ET~~~		
Orlando, Florida JUICll- 407.487.2594			Ccrtillace of AulMriuiion No. 28567			Exhibit	6B		

•l,KJ \

HIOOWNM-NQIC'IOlt~DGCift

~

IIIWGlEll"W

un:e:	FEMA	Finn	ane	25,	2009,	Vortlc:al		
12095C0455F	September					
Oatllm	(~l/088).						

FEMA 100 Year Floodplain

Storey

Park

Community

Development

District
375'	0	750'	

12-060

,..,w..,.,-s,

Odando,FlorimJ2803-407.«.7.2S94

l'OULos·C'~ENNETT_......	,..._~	
~	Ccrtir101tcof/l.U1hormcion.No.28!16?	

SCA!.£ IN  Fm
Exhibit6C

IE'CIR1'~

1QllttMIUXIIII\MI

CDD

BOUNDARY

PHASc

1

CONNECTION

PO/Nr

Potable Water Distribution System Map

Storey Park Community Development District

.	2'02ELimgswoS,	~~ENNETT  www.powom,n,,o,.~wm
Od1ndo,F1or1da)280J-407..487.ZS94	~	Ccrtifica~ofAuthoriuUonNo.28567

A

~
375'	0	750'

-~5j.SCAL£;;;;;;;;;;;;;1N~FE~ET~~

Exhibit 7A

LEGEND

CDOlMXJNDARY

STOREY PARK

BOUNDARY
N~ AU.SIZES hlE PkEL.lMINARY
6NCINE£R[N<l DESIGN

WA1BR SERVICB EXTENSION

PER MASTER DEVELOPMENT
AGREEMENT

SUIIJECT'l"O FINAL

WATER

SER.VICE

ID..'TBNSION

PER

MASTER

OEVE.1.DPMENT

AGREBMENT

M2fl,ll)11

Utllj,ohl'L>.,12,_

Regional Potable Water Infrastructure Improvements	
Store	Park	
M:liu.;.p.si,  POULOS~ENNETT	
0.-.,l'lorim.la:ll - "°'.ffl.U, •  ---	~Nc, . ll SiT	

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.	""	
""'.""	
	Exhi bit7B	

,..,

PHASE

1

CONNECTION

POINT

Reclaimed Water Distribution System Map

A

Storey
-

Park

Communi

ty

Development
-

District

		~	
375'	0	750'	

150 '

May t ,2017

P& 5Job Neu	12-080

Orhnda, Flo

. ,..,. .....,....,.

OOl 32803 - <407.487.2594

POULos

-C'-==i3ENNETT
~

,...,,.....,,..........__

C.Cnifiatt of Auchorization No.2856?

SCAlE  IN  fEtT
Exhibit SA

IU'Dlll"

l:M\El,IIM!l 1WUllilGlROJl'QISTSID11W

STOREY PARK

BOUNDARY

PJI.OPOSED UTIUlY lJNES	
--	ui•R.~lM	
--	l2"Rf£1.\IM	
EXJS11NGI.EC1.AIMED	
___ ,.	1t.•AEC1AtM	
NOTE: AU. SlZES Alklf. J>RWMfN MY SUBJECT TO FINAL	
ENGINEEAJNG DESIGN	

RECUIMED WATER SERVICE
EXTENSION PBR MMTER

OBVELOPJ.fENT
AGREEMENT

POINr OF CONNECTION TO
F.XImNG 16~

RECU..IMWATER~N

Ma1 1,am

f'e,,)11, Jk,

Regional Reclaimed Water Infrastructure Improvements

Storey Park

UIIO

-$-
't!:J	7UT
""'"""
Exhibh8B

....

CDD

BOUNDARY

PROPOSED
roRC£MAJN

LEGEND

--

GRAVITY

SEWER

--	FDRCEMAIN	
@)	LIFT STATION	
	FORCEMAIN	
	(BY OCU CIP)	

June 23, 2017		
P&BJobNo.:	12-080	

Wastewater System Map

Storey Park Community Develop ment District
-	-
2602ELMog,moS,	POULos"C'-=» ENNETT  www.po,om,db=••=m
Odando,f\orida)Z.80)-407.487.2>94	~	Certific:.tcoCAuthoriutionNo.28567

A

~
375'	0	750'

·liiiii!!s;;;;CALE;;;;;;;;IN~ FEET~~~

Exhibit 9A

- r

l:\,!OIJ\11__,IEIIM-~

IIJQCJ'l"IE'OIUbH\,NltWD llS!DI  1W'

PlOPOSED UTlLl'IY UNE.5

STOREY PARK

BOUNDARY

GltAVl'TY SEWEl

--	S"fOl.CEMAJN

---·· 6."FOu:E.\IAtN

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UPTSTATION

Dt!SllNG WASl'EWA'JEl UN6

-	-	-	-	16" FORCE.MAIN

--

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~FC>aCEMAIN

FORCeMAIN EXTENSION

PP.R. MASTER DEVELOPMENT

AGREEMENT

NOTE: Al.LSIZESAlt.E PIU!J..JMINAlY SUBJECT TO f!NAL
ENGINEEIUNG DESIGN

SANITARY SEWER

CONNP.CTION PER MASTER
DEVELOPMENT

AGREEMENT

!,bpl, :!!lll ,,..,.. _

ii.am

Regional Wastewater Infrnstructure  Improvements

---~r,.,....,N

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!IS,ll

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Exhibit9B

COD

BOUNDARY

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PUB/1111:T INST

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17.2 QC.	
341.QI	ac.	
30.300.	
30.3&	...	
3&%7	...	

TIIIAL				111111110	...	A			
		Future Land Use Plan						
								
Storey Park Community Develo	p ment District	~		
			-	_.....,.,....,,M,,._,	375'	0	750'		
•   2602"1.i __ .,,	POULOS-('~ENN.ETT			SCAl£	IN  Fffi		
Orlmdo,PloridoJ2803-407.487.2594	'	.	~	Cntlf1n1rolAwhorizacionNo.28S67		Exhibit 10		
~ l'V(ll!J EOfVl,llla: Utll UII: l'Ufl									

150'

CDD

BOUNDARY

LEGEND
AREA	1
AREA 2
-AREA J AREA 4 AREA 5 AREA 6

-	AREA  7

-	AREA 8

AREA	9	

May0t,2019		
P&BJobNo.;	12-080	

	.:  \..,,:  -..J :r	.,.1,.,...i ui	..... a11 , ..., , • ..-, ., .. .,,  \••',,,a•••' ........	-.,.·,~•kt  ·•· ... ,;.,,- , \!,,.,~:,:...,., ,	..... .,,1 l-1 ( _..	,_,,,,.,a		
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	.,,J,,,,u•..........	,,-. .•	r1\ ...................	r	,								
	Land Ownership Map												
Storey Park Community Development District	0	750'				
							375'						
2602ELi•og"ooS,	POULOS •("-=iJENNETT	-.powo,,odb,,"""·rom			SCALE	IN Fm				
Orbndo, Ploridi 32803 • 407.487.2594	~			Cc:rtific:ae of Au1homadon No.	28567		Exhibit11			

D
-D

D
D
®

CDD-Pand

aty '	axH'ond

City On!Y-Pand

COO-Pan<

eoo--oo,.,

PGrctl ID

NOT[S:

1.

J.

PAAQltl5ANTICIPATfOTOllACiAnDCOMMUHrl"f'.
TKEIIEFORETHEROAQWA'tSWll1.6EPRI\IATEt.Y
OWNEDRYTHEHOA.
TH( CONSTII.UCTIONmmFOR OQWOl:N ROAO,
INNOVATION WAY SOUTH, .t.NO TIIE CDNNECTOR
llOAD A.RE NOT lNCl.Uf>EO IN TMIS COO

Future Public and Private Uses

Within

CDD

A

Storey
-

Park	Community Development District			~	
	-	375'	0	750'	
2602ELi-S<   POULOS~ENNETT  www.pouJosuuibennetc.com			SCA!£ IN FEET	

o,bndo,F\orida3280l-

◄07.487.2594

.

Cc,nificateo!AuthoriutiotlNo.28567

Exhibit

12

Exhibit

13

Storey Park

Cost Opinion for Community Development District Capital Improvement Plan

Facility

CDD Roadways and Alleys

Stormwater Improvements (pipes, drainage structures,

outfalls)

Estimated

Cost

Areal

$	3,560,182

$	2,509,636

Estimated

Cost

Area 2

$	146,988

$	103,614

	Assessment	
	Area One	
Estimated Cost	
Area 1 & Area 2	
$	3,707,170	
$	2,613,251	

Assessment	
	Area Two	
Estimated Cost	
Areas 3 &4	
$	1,288,594	
$	908,353	

Assessment				
	Area Three				
Estimated Cost		Total		
Areas 5 & 6	Est Imated Cost		
$	1,004,418	$	6,000,181		
$	708,032	$	4,229,636		

Earthworks (stormwater pond excavation and dewatering)

Potable Water Distribution (pipes, fittings, valves)

Reclaimed Water Distribution (pipes, fittings, valves)

Sanitary Sewer System (lift stations, pipes, fittings, valves,

forcemains)

Off-site Improvements (Transportation Proportionate Share)

Master Signage, Trails and Street Trees

Electrical Distribution & Street Lights

Landscaee and Hardscape

Subtotal

$	1,616,720	$		$	1,616,720	$	741,500	$	741,500	$	3,099,720		
$	1,636,127	$	73,373	$	1,709,501	$	643,241	$	501,386	$	2,854,127		
$	1,284,000	$	53,012	$	1,337,012	$	464,739	$	362,249	$	2,164,000		
$	2,313,145	$	103,735	$	2,416,880	$	909,410	$	708,855	$	4,035,146		
$	926,619	$	37,214	$	963,833	$	326,239	$	254,293	$	1,544,365		
$	900,000	$	36,145	$	936,145	$	316,867	$	246,988	$	1,500,000		
$	1,330,598	$	64,746	$	1,395,344	$	567,606	$	442,430	$	2,405,381		
											1,229,545		
$	729,545	$	30,120	$	759,666	$	264,056	$	205,823	$			
											29,062,102		
$	16,806,574	$	648,947	$	17,455,521	$	6,430,606	$	5,175,974	$			

Soft Costs (8%)

Subtotal

Contingency (10% of Hard Costs)

Total

$	1,344,526	$	51,916	$	1,396,442	$	514,448	$	414,078	$	2,324,968		
$	18,151,099	$	700,863	$	18,851,963	$	6,945,054	$	5,590,052	$	31,387,070		
													
$	1,680,657	$	64,895	$	1,745,552	$	643,061	$	517,597	$	2,906,210		
$	19,831,757	$	765,758	$	20,597,515	$	7,588,115	$	6,107,650	$	34,293,280		

Notes:				
1)	Parcel Mis a school site and therefore no as.sociated costs fC>t development on Parcel Mare indudedln Areas 1.	Govermental Management Services Central Florida.		
121	Areas 3 and 4 represent Assessment Area Two as detailed in	the Ma ster Assessment Methodoloev prepared by			
5/1/19 Engineer'sReport Revision 6 Update to exclude Areas 7.	Areas 5 and 6 only now represent Assessment Area Three.		

Asse$Sment

Area

Three

was

revi

se

d

in

the

3)

Revised

S/1/19.

		Exhibit 14	
		Storey Park	
		Permit Status	
		Permit		
Master				
City of Orlando Annexation and Development Agreement		
First Amendment to the Annexation and Development Agreement		
City of Orlando Wewahootee PD		
City of Orlando SPMP		
Utility Construction Reimbursement Agreement for Dowden Road	and Innovation Way South (CCU)	
Army Corp of Engineers		
FEMA CLOMR-F		
Gopher Tortoise Relocation Permit (FWC)		
City of Orlando Mass Grading (SPMP Parcel I & J Limits)		
SFWMD	ERP (Conceptual and Phases 1-8 of the SPMP)		
SFWMD	WUP Dewatering		
Phase 1	(90 Residential Units)		
City of Orlando Construction Plans		
City of Orlando Plat		
Orange County Utilities		
FDEP Water		
FDEP Sewer		
Florida	Gas Encroachment Agreement		
Phase 2	(144 Residential Units)		
City of Orlando Construction Plans		
City of Orlando Plat		
Orange County Utilities		
FDEP Water		
FDEP Sewer		
Phase 3	(149 Residential Units)		
City of	Orlando Construction Plans		
City of	Orlando Plat		
Orange County Utilities		
FDEP Water		
FDEP Sewer		
Phase 4	(119 Residential Units)		
City of	Orlando Construction Plans		
City of	Orlando Plat		
Orange County Utilities		
FDEP Water		
FDEP Sewer		
Parcel	L Master		
City of	Orlando Parcel L SPMP		
City of	Orlando Mass Grading (SPMP Parcel I & J Limits		
SFWMD ERP (Mass Grading)		
Gopher Tortoise Relocation Permit (FWC)		
SFWD WUP Dewatering		
Parcel	L Phase 1 (150 Residential Units)		
City of	Orlando Construction Plans		
City of	Orlando Plat		
Orange county Utilities		
FDEP Water		
FDEP Sewer		
SFWMD ERP		
Florida Gas Encroachment Agreement		

Submitted	Approved	
	9/23/2013	
	11/25/2013	
	12/16/2013	
	3/18/2014	
	1/13/2015	
	1/9/2012	
	1/26/2017	
	6/3/2014	
3/14/2014	10/30/2014	
3/6/2014	7/28/2014	
4/14/2014	8/25/2014	
4/23/2014	10/9/2014	
6/16/2014	4/20/2015	
4/23/2014	12/18/2014	
11/26/2014	12/2/2014	
11/26/2014	12/16/2014	
	8/21/2014	
12/22/2014	6/22/2015	
6/9/2016	3/3/2016	
2/4/2015	5/8/2015	
5/21/2015	5/26/2015	
5/21/2015	5/22/2015	
6/20/2016	7/26/2016	
9/4/2015	1/9/2017	
6/23/2016	7/1/2016	
6/8/2016	6/20/2016	
6/8/2016	6/14/2016	
2/2/2017	3/25/2017	
1/17/2017	5/9/2017	
3/28/2016	1/23/2017	
2/7/2016	2/9/2017	
2/7/2016	2/22/2017	
9/20/2016	11/14/2016	
1/6/2017	6/22/2017	
1/10/2017	2/17/2017	
	6/13/2017	
	4/7/2017	
2/14/2017	12/4/2017	
1/15/2018	4/9/2018	
2/14/2017	10/19/2017	
8/28/2017	8/31/2017	
8/28/2017	9/13/2017	
4/21/2017	6/12/2017	
	complete	

Exhibit 14

Storey Park

Permit Status

Permit

Parcel L Phase Z (143 Residential Units)

City of Orlando Construction Plans

City of Orlando Plat

Orange County Utilities

FDEP Water

FDEP Sewer

SFWMD ERP

Parcel L Phase 3

Submitted	Approved	
1/5/2018	1/11/2018	
5/1/2018	9/20/2018	
11/6/2017	11/lS/2017	
12/15/2017	12/22/2017	
12/15/2017	12/27/2017	
9/22/2017	8/28/2017	

City of Orlando

City of Orlando

Orange County

FDEP Water

FDEP Sewer

SFWMD ERP

Construction

Plat

Utilities

Plans

3/14/2018	1/23/2019	
9/13/2018	4/3/2019	
3/14/2018	8/8/2018	
10/15/2018	10/19/2018	
10/21/2018	12/11/2018	
3/26/2018	6/13/2018	

Parcel L Phase 4

City of Orlando Construction Plans

City of Orlando Plat

Orange County Utilities

FDEP Water

FDEP Sewer

SFWMD ERP

3/30/2018	1/23/2019	
3/30/2018	9/13/2018	
9/14/2018	10/17/2018	
9/14/2018	10/19/2018	
6/8/2018	8/1/2018	

~		
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·-	~		
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-~	WOl'l!SI		
Pl!			
STOR6YPARK-		
PARCBLS I & J.		
(WEWAHOOTEE PD)		
CrTYOFORLJ.NDO,fL		
CITYOFOl\LANDO		
srec1111c PARCEL		
MASTER PUN		
l'HASING			
BXHIDIT		
	15		

I

-------------								
~..,.											
	/										
					Lot Chart						
~-------------		
-					Arca 3	Area 4	Arca 5	Arca 6	'!'oral		
--										
			1	!S7	0	0	0	5a		
	TOWNHOM"f: 25'							60		
	32'			0	42	18	0	0			
									121		
	40'			14	21	14	72	0			
									187		
						85	22	58			
=	50'			12	10						
							35	18	72		
	60'			3	6	10					
		I	TOTAL	30	136	127	129	76	498		

Orbndo,

,.,,,i;.;.....,.~.

flwdaJ280). -407.48, .lS~

Parcel L - Conceptual Plan

Storey Park

POuLosF-=aENNETT
~

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CeuificM~of Alllha:iution Na . 28$67

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*		
0	""'		
			
SCALE IW f£ET		
	Exhibit		

400

16