Developers and their engineers told the Development Review Committee on Sept. 10 that utility capacity and a legal determination under the Live Local Act are gating issues for Gail Vista, a proposed 400-unit multifamily project at 2020 Old Dixie Highway.

"One of the main things we want to know is the availability of water and sewer," Sameh Chakrabarti said. Chakrabarti identified himself as an engineer with ATLLL, LLC and said the project team had paused detailed design because staff had not provided a capacity commitment.

A city utilities staff member referenced in the transcript as Vladimir told the committee the city is preparing a request for qualifications to expand its wastewater plant but that full expansion could take about four years. "We're getting ready to open RFQ to expand the plant, but it'll take 4 years before the plant comes online," Vladimir said. He told the applicant he would try to speak with them after the meeting about short-term options to allow smaller projects to proceed.

Developers said additional technical materials are incomplete. Chakrabarti said an architecture package and final connection points are not yet available, and the traffic study had not been ordered. The fire marshal flagged an auto-turn template issue and the project team agreed to correct it.

Separately, community development staff told the committee the project team applied under the Live Local Act and that a provision in "Senate Bill 1730" affects eligibility for projects within a study area after a July 1 deadline. "I requested the legal evidence that you are eligible for the Live Local Act," staff said; the staff member said the city attorney will review submitted legal documentation and determine whether the project qualifies. Staff also said that, if the project is not eligible under the Live Local Act and the site remains within a community commercial zoning district, multifamily development would not be permitted and the project would need to pursue a major development plan process.

Dylan Ames, who identified himself as representing the applicant, told the committee that Orange County had committed $5,750,000 to help fund the project and that the applicant faces a financing commitment deadline next month. "We pretty much had to put this project on hold," Ames said, adding that the applicant needs confirmation of a path to secure the required capacity to avoid losing the county funding.

The committee recorded comments from community development, police, public works, fire and building reviewers but no formal motions or votes were recorded on this item in the transcript. Staff said they would follow up with the applicant about utility options and the applicant said they would provide the legal evidence of Live Local Act eligibility for the city attorney to review.