Multi-Family Residential Developments

New renderings update plan for mixed-use apartment bldg in Downtown Orlando

This aerial rendering shows a view of the building (here 12 stories) at the corner of Livingston Street and Rosalind Avenue, looking southeast.

UPDATED: June 29, 2017 10:21 AM — New renderings and documentation filed with the city of Orlando offer a clearer view of what Illinois-based multifamily developer Banner Real Estate Group is planning for an 11- to 13-story mixed-use tower in Downtown Orlando.

An initial filing in mid-April set the stage for Banner's desired entry to the Central Florida market, with a proposed six-parcel assemblage totaling about 1.77 acres a block northwest of Lake Eola.

Located at 108 E. Livingston St., on the southeast corner with N. Rosalind Avenue, a vacant lot and five parcels directly east are proposed for the assemblage, totaling about 1.4 acres. Lake Eola is to the southeast.

Located at 108 E. Livingston St., on the southeast corner with N. Rosalind Avenue, a vacant lot and five parcels directly east are proposed for the assemblage, which Banner has under contract from multiple owners.

Between them runs an offshoot of N. Rosalind Avenue, from E. Livingston to Ridgewood streets, totaling about 0.385 acres that the applicant is asking the city to abandon.


The new renderings and descriptions were filed in advance of a July 20 hearing with Orlando's Appearance Review Board. The project will also go before the Municipal Planning Board on July 18 for a Planned Development rezoning request, after being delayed from June 20 due to design changes, Director of Development Tom Suminski told GrowthSpotter.

"We're still in the midst of a fairly complicated process, and the unit count, height, layout and configuration are all subject to and likely to change before it gets finalized," he said on Thursday morning.

A conceptual site plan filed with the latest packet for ARB is the original one from Banner's civil engineer Kimley-Horn dated in mid-April, which cites the project as 13 stories, with 325 apartments, 4,500 square feet of ground-floor flex space, and a five-story parking garage with 395 spaces.

A project description memo from Kimley-Horn in mid-April notes the development as 11 stories with 320 units.

A newer concept summary from architect Baker Barrios dated May 19 cites 13 stories, 338 apartments, with 11,000 square feet of ground-floor retail and the five-story garage. New renderings of the building depict it with 12 accessible stories.

This rendering shows a view of the proposed building (here 12 stories) from Livingston Street, looking southward.

The property, as currently designed, would have an amenities center on the ground floor and swimming pool area on top of the garage.

Banner is asking the city to rezone the six parcels to PD to allow development of the mixed-use project. The garage would face single-story buildings on the eastern side of the property and would not exceed a 75-foot height currently permitted within Office Medium Future Land Use.

The height of the development would then be stepped upward to the west, so the tallest portion would be along N. Rosalind Avenue.


Banner is also requesting a density bonus from the city to increase the allowable units per acre from 200 to 400. The increase would foster urban housing opportunities for people working downtown, its Kimley-Horn engineer contends, and public open space would be designed at the northwest and southwest corners of the project.

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