Extra Space Storage at Nona Cove
Orlando, FL

The Extra Space Storage project in Orlando included, extensive entitlements with public hearing representation, civil engineering design and permitting, focusing on optimizing the site layout to ensure seamless operation and customer convenience for the self-storage facility, while maximizing the storage space available

Civil Engineering Consulting Services Provided:

Due Diligence

The project began with the assembly of several parcels along a prominent commercial corridor. Z Development Services conducted detailed feasibility reviews and explored multiple site configurations to balance site constraints with the client’s programmatic goals. We coordinated all critical early-phase studies, including:

• Phase I environmental site assessment
• Geotechnical investigation
• Boundary and topographic survey
• Traffic impact analysis
  

Entitlements

Securing entitlements with the City of Orlando required the rezoning of the site to planned development and the navigation of a highly scrutinized public review process. The entitlement phase proved especially complex due to vocal and organized neighborhood opposition, which voiced concerns about the scale of the development, traffic, and stormwater management.

Z Development Services led this process from start to finish, coordinating closely with landscape architects, lighting consultants, and the building architect to craft a plan that met both client and municipal goals, while addressing resident concerns in the adjacent subdivision.

We held multiple meetings with City of Orlando officials and Orange County representatives to address issues of access, traffic flow, and site aesthetics. A formal neighborhood meeting was convened to hear all community concerns, many of which revolved around traffic impacts, design character, and compatibility with the adjacent subdivision.

Our team led design revisions, resulting in a refined plan that ultimately gained unanimous City Council approval—a significant achievement given the political sensitivity and local resistance to new development in the area.

Construction Drawings & Permitting

Once entitled, the project transitioned into the technical phase, involving the preparation of full construction documents and coordination with multiple permitting agencies. The dense development program for this site required careful planning to address grade changes, infrastructure constraints, and utility coordination.

Site development involved significant fill import, the use of retaining walls, and the integration of a large underground stormwater storage system—an essential solution to balance usable space with regulatory compliance.

Our government relations team coordinated permits and reviews with:

• City of Orlando
• Orange County
• Orlando Utilities Commission
• South Florida Water Management District
• Florida Department of Environmental Protection

In addition to navigating multiple agency requirements, our team managed all utility design and coordination with gas and electric service providers—an often-overlooked component that can delay construction and facility opening.

Construction Administration

With permits in hand, Z Development Services actively supported the construction phase of the project. We participated in the construction kickoff meetings with both the City and County and reviewed all shop drawings to ensure consistency with the approved plans.

Our team remained engaged during construction to address field modifications, site conditions, and contractor coordination, helping the project stay on track and minimizing delays often encountered during construction.

Close-Out

In the final phase, we managed project closeout, including coordination of as-built documentation, testing, and final certifications. Our team worked closely with the contractor and reviewing agencies to ensure that the project construction met all technical, environmental, and procedural requirements of the City of Orlando.

The project culminated in a successful Certificate of Occupancy and full regulatory sign-off from all agencies involved.

The Extra Space Storage Development is located in an up-and-coming commercial corridor in South Orlando known as Lake Nona, part of the greater Orlando area. Z Development Services was tasked with maximizing the leasable building area in one of Central Florida’s most competitive real estate markets. This development faced substantial challenges, including a highly complex entitlement process, strong neighborhood opposition, and the difficulty of working with an odd-shaped parcel. Z Development Services led the project from concept to completion, providing full representation through every phase of the development.