City of Orlando Municipal Planning Board — June 16, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 voting members at gavel; a seventh joined at 9:24 a.m.) Duration: 9:09 a.m. – 12:35 p.m. (3 hours, 26 minutes — the longest MPB meeting in the harvest window) Location: Orlando City Hall, 400 S. Orange Ave., Council Chambers

Attendance

• Present: Ryan Seacrist (Chairperson), Alfredo Barrott, Jr., Marcos Bastian, Carla Daly, Trevor Hall (via Zoom, arrived 9:24 a.m., departed 12:03 p.m.), Eric Jackson, Julie Kendig-Schrader. Stefani Vitale, OCPS Representative (non-voting).
• Absent: Carrie Read (Vice-Chairperson), Yasmin Moreno
• Staff Present: Jason Burton (Executive Secretary), Tim McClendon, Doug Metzger, Colandra Jones, Deidre Oge, Ed Petersen (City Planning); Amber Levesque and Casey Billings (City Clerk's Office); Antoinette Cannon (Housing & Community Development); Audra Rigby (OPD Planning); Bakari Burns, City Commissioner; Carmen Oliveros and Charles Zollars (Economic Development); Caylah Hall (Business Development); Deb Cole (Wastewater Engineering); Denise Riccio (Parks & Special Facilities); Eric Ushkowitz (Business Development); Gus Castro (Transportation Planning). Jessica Frye, Housing Initiative Manager, participated in the discussion.

Prior minutes: May 19, 2026 minutes approved as written (moved Barrott, seconded Bastian), unanimous voice vote 6-0.

Announcements: Reminder that Financial Disclosure Forms are due to be filed with the Supervisor of Elections by July 1, 2026.

Conflict declarations: Chairperson Seacrist and Board member Kendig-Schrader on Item 7 (Gulfstream Affordable Housing Development). Both declared the conflict after the recess, said they would abstain from voting but would still participate in the discussion, and filed Form 8B.

Public comments: Speaker requests were received for Item 3 (1212 Woodward St.), Item 7 (Gulfstream Affordable Housing Development) and Item 8 (170 E. Washington St.). All three were moved to the Regular Agenda.

Agenda Items

Item 1: ABN2026-10001 — Rockmont Ct. Abandonment

• Type: Right-of-way abandonment
• Case Number: ABN2026-10001
• Location: Adjacent to 3715 Edgewater Dr., east of Edgewater Dr., north of Dowd Ave., south of Webster Ave. (± 0.16 acres), District 3
• Applicant: Gregory Crawford, Thomas & Hutton Engineering Co.
• Owner: Diocese of Orlando
• Request: Abandonment of the last segment of Rockmont Ct.
• Staff Recommendation: Approve with conditions
• Action: Approved (consent)
• Vote: Included in the 6-0 consent motion
• Notable Discussion: None recorded. Project planner Jim Burnett.

Item 2: CUP2026-10006 — FirstPark Agricultural Use

• Type: Conditional Use Permit
• Case Number: CUP2026-10006
• Location: Southern terminus of Vista Reserve Blvd., east of State Road 417, south of Leevista Blvd. (± 135.2 acres), District 1
• Applicant: Jim Knopka, First Industrial Realty Trust, Inc.
• Owner: First Park 417 LLC
• Request: Conditional Use Permit to allow an agricultural use in the Vista Commerce Park PD.
• Staff Recommendation: Approve with conditions
• Action: Approved (consent)
• Vote: Included in the 6-0 consent motion
• Notable Discussion: None recorded. Project planner Jim Burnett.

Item 3: MPL2026-10005 — Parking Garage & Ground Floor Retail, 1212 Woodward St.

• Type: Master Plan (pulled to Regular Agenda)
• Case Number: MPL2026-10005
• Location: 1212 Woodward St., south side of Woodward St., east of N. Mills Ave., west of Shine Ave., north of E. Colonial Dr. (± 0.55 acres), District 4
• Applicant: Brian Warren, LandDesign, Inc.
• Owner: Asian Florida Investment Co. Inc.
• Request: Master Plan to allow a seven-story parking garage with ground floor retail.
• Staff Recommendation: Approve with conditions
• Action: Approved
• Vote: 7-0 unanimous voice vote (moved Kendig-Schrader, seconded Barrott)
• Notable Discussion:
  • Presented by Michele Gibbs; Chief Planner Doug Metzger commented on the garage's design requirements.
  • Eliza Juliano (920 N. Shine Ave.) opposed: the project "was not a positive change," the garage is overemphasized, and she "would prefer to see houses supported by parking, not vice-versa."
  • David Lamm (968 Lake Baldwin Ln.), for the owner, said they had worked with staff to make the proposal more pedestrian-friendly, that the garage will be available to neighborhood residents, and that the façade would be improved.

Item 4: MPL2026-10023 — John Young Pkwy. Warehouse Development, 998 N. John Young Pkwy.

• Type: Master Plan
• Case Number: MPL2026-10023
• Location: 998 N. John Young Pkwy., west side of N. John Young Pkwy., south of W. D. Judge Dr., east of Kensington Dr., north of W. Colonial Dr. (± 33.47 acres), District 5
• Applicant: James Hoffman, VHB Inc.
• Owner: BLV II FL 998 N John Young Parkway LLC
• Request: Master Plan for two new warehouse buildings totaling 282,380 sq. ft.
• Staff Recommendation: Approve with conditions
• Action: Approved (consent)
• Vote: Included in the 6-0 consent motion
• Notable Discussion: None recorded. Project planner Michele Gibbs.

Item 5: MPL2026-10025 — Gables Ivanhoe Multi-Family, 1000 N. Orange Ave.

• Type: Master Plan
• Case Number: MPL2026-10025
• Location: 1000 N. Orange Ave., west side of N. Orange Ave., south of N. Garland Ave., east of Interstate 4, north of W. Marks St. (± 1.47 acres), District 3
• Applicant: Meghan Dietz, Baker Barrios
• Owner: Mustang Orange Garland LLC
• Request: Master Plan for a seven-story multi-family development with 300 dwelling units — roughly 204 units per acre.
• Staff Recommendation: Approve with conditions
• Action: Approved (consent)
• Vote: Included in the 6-0 consent motion
• Notable Discussion: None recorded. Project planner Sean Elordi.

Item 6: MPL2026-10026 — Averitt Truck Yard & Warehouse Expansion, 11125 Palmbay Dr.

• Type: Master Plan
• Case Number: MPL2026-10026
• Location: 11125 Palmbay Dr., north side of Palmbay Dr., west of Southport Dr., south of Mid Florida Dr., east of S. Orange Ave. (± 23.9 acres), District 1
• Applicant: Scott Mitchell, Hoyt+Berenyi LLC
• Owner: Averitt Express Inc.
• Request: Master Plan for a phased Averitt truck-trailer yard and warehouse expansion.
• Staff Recommendation: Approve with conditions
• Action: Approved (consent)
• Vote: Included in the 6-0 consent motion
• Notable Discussion: None recorded. Project planner Jim Burnett.

Item 7: ZON2026-10003 — Gulfstream Affordable Housing Development, 2510 Gulfstream Rd.

• Type: Rezoning (pulled to Regular Agenda)
• Case Number: ZON2026-10003
• Location: 2510 Gulfstream Rd., south side of Gulfstream Rd., west of Canal Ln., north of Cross St., east of Marathon Ave. (± 8.55 acres), District 6 — the former Catalina Elementary site in the Isle of Catalina / Clear Lake neighborhood
• Applicant: Michael Kerns, AVCON Inc.
• Owner: School Board of Orange County Florida
• Request: Rezoning from R-1A to R-3A for an affordable housing project of 100 units.
• Current Zoning: R-1A
• Proposed Zoning: R-3A
• Staff Recommendation: Approve with conditions
• Action: Deferred to the July 21, 2026 Municipal Planning Board hearing
• Vote: 5-0 voice vote (moved Daly, seconded Jackson; Seacrist and Kendig-Schrader abstained)
• Notable Discussion:
  • Colandra Jones presented the future land use designation and a development-standards comparison between existing R-1A and proposed R-3A, and noted that OCPS is the property owner, so the proposed development would need their approval.
  • Michael Cefudo, for the applicant, said that because the project was spearheaded by OCPS, they would prioritize leasing apartments to their own employees.
  • Twenty speakers appeared, on topics the minutes summarize as "feedback and lack of notice, environmental concerns, crime problems, reduction in service levels, disagreeing with staff report findings, the abundance of affordable housing in the ZIP code already, misleading purposes of the school board, traffic routes and congestion, and the request itself going against the City's own FLU and GMP policies and mandates."
  • Chairperson Seacrist called a 10-minute recess. After resuming, Seacrist and Kendig-Schrader declared conflicts and said they would abstain but continue to participate in discussion.
  • Executive Secretary Burton pointed out the possibility that Live Local regulations passed during the State legislature's 2026 session could cause further increases in density. Jessica Frye, Housing Initiative Manager, addressed Live Local matters and provided information on income limits defining "affordability."
  • Ryan von Weller of Wendover Group (applicant team) told the board this was an early stage with no site plan; the rezoning exists so the team can plan. "For funding purposes, 80-100 units are the minimum number needed to make the project work." He described a resident-selection process with OCPS granting preference to school employees for at least 51% of the units.
  • The board concluded quickly that a deferral was appropriate to allow a community meeting to take place.

Item 8: ZON2026-10004 — 170 E. Washington St. Mixed-Use Tower Amendment

• Type: Planned Development amendment (pulled to Regular Agenda)
• Case Number: ZON2026-10004
• Location: 170 E. Washington St., south side of E. Washington St., west of N. Rosalind Ave., north of Wall St., east of N. Magnolia Ave. (± 0.633 acres), District 5
• Applicant: Jason Searl, Maynard Nexsen PC
• Owner: 170 Washington Orlando LLC
• Request: PD amendment for a 37-story building with 252 dwelling units and 221 hotel rooms, or approximately 135,000 sq. ft. of office/retail space.
• Staff Recommendation: Approve with conditions
• Action: Approved
• Vote: 5-1 voice vote (moved Bastian, seconded Seacrist; Board member Barrott opposed)
• Conditions: Staff-report conditions, including a requirement that the applicant use a sensitive foundation installation method for pilings to protect the adjacent church
• Notable Discussion:
  • Presented by Laura Eng, who addressed potential construction damage to the adjacent church and listed the criteria for achieving the density/height bonuses referenced in the staff report.
  • Jason Searl for the applicant noted numerous discussions with the neighboring church and listed comparable developments in other cities.
  • Seven speakers appeared, including Fr. John Hamatie and residents of 151 E. Washington St. Topics: potential damage to the adjacent church from construction, worsening parking limitations, traffic on N. Rosalind Ave., a long construction process and safety, the changing skyline, massing next to a neighboring historic church, and light, privacy and property values.
  • Searl responded that the proposal had been modified by carving out a setback to the historic church for four levels of the structure, and that the garage may serve a mixture of residents and public access.
  • Board member Hall left the meeting at 12:03 p.m.; the minutes record he "was present for 77% of the meeting."

Consent motion: Board member Barrott moved approval of the Consent Agenda subject to the conditions in the staff reports; Board member Daly seconded; passed by unanimous voice vote (6-0). Board member Hall arrived on Zoom at 9:24 a.m., after the consent vote.

Other Business: Tim McClendon, Assistant Planning Division Manager, provided an update on the appeal for 1600 Aaron Ave., cases GMP2025-10017 and ZON2025-10010.

Public Hearings Summary

• Number of speakers: 29 — 2 on Item 3 (1212 Woodward St., one opposed, one for the owner), 20 on Item 7 (Gulfstream), 7 on Item 8 (170 E. Washington St.).
• General sentiment: Overwhelmingly opposed on Gulfstream — the minutes name twenty speakers and record no supporter other than the applicant team. Opposed on 170 E. Washington St., led by the adjacent church. Split on the Woodward St. garage.
• Key concerns:
  • Gulfstream: lack of notice; environmental impact; crime; service-level reductions; disagreement with staff-report findings; a claimed abundance of affordable housing already in the ZIP code; the characterization of the project as housing for "teachers and firefighters"; traffic routes and congestion; and consistency with the City's own Future Land Use and Growth Management Plan policies. Written submissions in the record raise Fla. Stat. § 163.3194 (development orders must be consistent with the comprehensive plan), LDC § 58.241 (R-3A's stated purpose is locations "where redevelopment is desired"), lift-station capacity sized for R-1A density, OPD staffing ratios, and an estimated $20M tax-base impact from a hypothetical 10% value decline across 400 homes.
  • 170 E. Washington St.: construction damage to the adjacent historic church; parking; N. Rosalind Ave. traffic; construction duration and safety; skyline change; massing against the church; light, privacy and property values.
  • 1212 Woodward St.: a seven-story garage as the organizing element of a block, rather than housing supported by parking.

Key Signals

• A 37-story tower cleared Orlando's planning board 5-1 over a historic church, with the protection reduced to a piling method. The 170 E. Washington St. amendment entitles 252 dwelling units plus 221 hotel rooms on 0.633 acres downtown. The church's objection — structural damage, massing, light — produced two accommodations: a sensitive foundation installation method written into the staff conditions, and a four-level setback carve-out the applicant had already made. Barrott's dissent is the first recorded MPB no-vote on a downtown tower in this window. Downtown height is being granted through PD amendments and bonus criteria, not through rezoning, which keeps the decision inside a single board hearing.

• Twenty speakers stopped a 100-unit affordable rezoning — and it has not come back. Gulfstream was deferred to July 21 for a community meeting. It does not appear on the July 21 minutes, and it is not on the August 18 agenda. As of August 15, 2026 the rezoning of the former Catalina Elementary site remains unresolved with no scheduled return. The applicant told the board that 80–100 units is the funding floor, which means the neighborhood's core demand — fewer units — and the project's financial viability may not both be satisfiable. This is the most consequential open file in Orlando's planning record.

• Two of seven voting members abstained on Gulfstream while continuing to participate in the discussion. Seacrist and Kendig-Schrader declared conflicts after the twenty speakers and the recess, then stayed in the deliberation and abstained from the vote. That is permitted for appointed officers under Fla. Stat. § 112.3143, but it means the chair who managed the hearing on Orlando's most contested case did not vote on it. Watch how the same two members handle the case if it returns.

• Staff put Live Local on the record as an argument for approving now. Burton told a room of opponents that Live Local regulations from the 2026 legislative session "could cause further increases in density." The implication is direct: the R-3A rezoning in front of the board may be the lower-density outcome available. Orlando is now using state preemption as a negotiating fact in front of neighborhood opposition, which is the same lever cities across the corpus have used since SB 180 — but pointed at residents rather than at applicants.

• A 135-acre agricultural CUP inside an industrial park is a land-banking signal, not a farming one. First Industrial Realty Trust obtained a conditional use permit for agricultural use on 135.2 acres in the Vista Commerce Park PD beside SR 417 — the largest single parcel action in the window, approved on consent with no discussion. Agricultural use on entitled industrial land near a beltway interchange is a holding pattern with a tax posture. Paired with the 282,380 sq. ft. John Young Pkwy. warehouses and the Averitt truck-yard expansion approved at the same meeting, the June record is Orlando's clearest industrial-absorption snapshot.

• Downtown-adjacent multifamily is running at roughly 204 units per acre and drawing no objection. Gables Ivanhoe puts 300 dwelling units on 1.47 acres at N. Orange Ave. beside I-4, approved on consent. The same board spent three hours on a 100-unit project on 8.55 acres in District 6. The variable is not density; it is whether the surrounding blocks are already dense.

Raw Notes

• Access provenance: Laserfiche Cloud public portal, City Clerk repository r-b158fc8c. Direct PDF: https://portal.laserfiche.com/Portal/ElectronicFile.aspx?docid=1104929&repo=r-b158fc8c (61 pages, 4.7 MB). Pages 1–10 and 27–49 carry born-digital text; pages 11–26 and 50–61 are scanned images (the remainder of the staff-present list, Form 8B disclosures, and further attachments) and were not transcribed.
• The minutes package embeds the public-comment record. Pages 27–49 reproduce "Participate in a Public Meeting" submissions and correspondence, nearly all on Gulfstream — including submissions from Alaina DeBernardis (receipt 1399), Susan Gracia (1386), Ross Gardner (1387), Jimmy Huckaby (1404), Dr. Brenda Martin-Smith (1397), Sabrina Morse (1380), Janine Pardee (1405), Ronen Sartena (1379), Eben Spalding (1398) and Terri Walker (1372), plus an email chain between resident Lauren Walker and planner Colandra Jones. Two of these submissions were filed under the Affordable Housing Advisory Committee rather than the MPB, and one describes the project as "300 apartment Units" where the application is for 100.
• Format change. The June minutes are the first in this window written on a redesigned template: a "Meeting Information" block replaces the left-rail information column, the bracketed per-member attendance counters are dropped from the MPB header (the BZA retains them), and percentage-of-meeting attendance is recorded for a departing member. The BZA adopts the same template at its June 23 meeting.
• Board composition changed. Eric Jackson appears as a seated MPB member for the first time, filling the seat that had been vacant since at least February. Jackson seconded the Gulfstream deferral motion at his first recorded meeting.
• The Gulfstream case number is ZON2026-10003 throughout; several public submissions cite it as "N2026-10003."
• City Commissioner Bakari Burns is listed among those present.
• Adjournment 12:35 p.m. Attested by Jason Burton, Executive Secretary.