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Environmental Site Assessment
Wetland delineator walks property and places boundary markers — the essential first step before any Florida construction permitting.
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Environmental Assessment Report Received
Formal wetland report delivered with soil analysis, plant species identification, and wetland classification.
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Boundary Survey Received
Licensed surveyors deliver boundary survey establishing official property perimeter — required for all permits.
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Land Purchase Closed
Property purchase completed after environmental and boundary survey due diligence confirmed buildable area.
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Combined Survey Package Received
Comprehensive survey package delivered — boundary, topography, tree locations, and wetland markers in one document.
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Conservation Area Determination Filed
Conservation Area Determination filed with Orange County EPD to establish official wetland boundaries and buffer requirements.
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Joint County & Consultant Site Visit
Orange County EPD and environmental consultant jointly walk property to verify and agree on official wetland delineation.
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Architectural Design Contract Signed
Architectural contract signed with DBSS for custom 4,878 sq ft CBS home design incorporating wetland buffer setbacks.
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First Architectural Draft Received
First architectural drawings received from DBSS — design incorporates wetland buffers and optimal positioning within buildable envelope.
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Wetland Delineation Agreement Received
Orange County issues formal Delineation Agreement letter confirming official wetland boundaries — required before NGP application.
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Signed Delineation Agreement Returned
Signed and returned Orange County Delineation Agreement — creating legal foundation for all subsequent environmental permits.
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Wetland Determination Certificate Issued
Official Wetland Determination Certificate issued by Orange County EPD — valid 5 years, required for all NGP applications.
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NGP Consultant Selected
NGP consultant engaged — specialist knowledge of Orange County wetland permitting process is essential and worth every dollar.
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Ranger Drainage District Vacation Filed
Easement vacation application filed with Ranger Drainage District to gain flexibility for house placement and driveway design.
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Ranger Drainage District Vacation Approved
Ranger Drainage District approves easement vacation — but Orange County approval still required for full legal release.
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Orange County Easement Vacation Meeting
Met with Orange County to initiate easement vacation — utility no-objection letters, neighbor notification, and public notice signs all required.
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Orange County Vacation Petition Filed
Easement vacation petition formally filed with Orange County — budget 2–6 months and multiple department reviews.
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Final Site Plan Approved
Final site plan approved after multiple revisions — wetland buffers, stormwater, setbacks, and driveway placement all confirmed.
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Noticed General Permit Application Filed
NGP application filed with Orange County EPD — streamlined wetland permit for projects with minimal but unavoidable buffer encroachment.
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Noticed General Permit Issued
NGP approved by Orange County — authorizes construction within buffer zones under specific monitoring and reporting conditions.
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Ranger Drainage District Permit Applied
Driveway and drainage permit application filed with Ranger Drainage District — required before Orange County building permit.
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Ranger Drainage District Permit Issued
Ranger Drainage District permit issued specifying culvert size, driveway specs, and site drainage requirements.
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Orange County Vacation Recorded
Orange County officially records easement vacation — modified boundaries now legally in effect after an 8-month process.
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Building Permit Application Submitted
Building permit application submitted through Orange County Fast Track with full architectural, structural, and environmental documentation.
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Building Permit Issued
Building permit issued by Orange County — master permit authorizes vertical construction and all trade sub-permits.
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Wetland Buffer Stakes Installed
Surveyor stakes wetland buffer lines before clearing — highly visible markers prevent accidental buffer violations and fines.
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Driveway Culvert Pipes Installed
Culvert pipes installed under driveway — circular driveway designs require two culvert crossings, doubling the cost.
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Land Clearing Commenced
Land clearing begins — building envelope cleared to bare dirt with silt fencing installed at all wetland buffer boundaries.
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Corner Stakes Set by Surveyor
Surveyor stakes exact house corners post-clearing — reference points that guide all foundation work and construction inspections.
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Land Clearing Completed
Land clearing completed — building envelope cleared, graded, and ready for foundation work with all wetland setbacks maintained.
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Irrigation Well Drilled
Separate irrigation well installed same day as domestic well — reduces domestic demand and saves on drilling mobilization costs.
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Domestic Water Well Drilled
125-foot domestic water well drilled by WaterWorks — SJRWMD permit required in advance for all well installations.
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Silt Fence Reinstalled
Silt fence failed RDD inspection and required full reinstallation — hire professionals, inspectors have very specific installation requirements.
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Foundation Footer Preparation
Footer trenches excavated and rebar installed — critical: ground rod must be bonded to rebar BEFORE pour for electrical inspection.
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Footer Inspection — Corrections Required
First footer inspection found minor deficiencies — corrections made same day, reinspection scheduled next morning.
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Electrical Bonding Inspection Passed
Electrical bonding inspection passed — 20-foot ground rod bonded to footer rebar creates the structure’s complete grounding system.
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Footer Reinspection Passed
Footer reinspection passed — rebar, forms, and dimensions approved, concrete pour now authorized.
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Foundation Footers Poured
Foundation footers poured at dawn with two concrete trucks — early morning scheduling critical in Florida’s heat.
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Stem Wall Block Construction
4-course CMU stem wall construction begins — raises house above grade for flood protection and termite prevention in Florida.
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Stem Wall Inspection Passed
Stem wall inspection passed — block placement, mortar joints, rebar, and bond beams all approved by Orange County.
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Stem Wall MEP Rough-In
Under-slab MEP rough-in complete — waste lines, supply runs, and conduit sleeves must be installed before stem wall cores are filled.
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Stem Wall Cores Filled
Stem wall cores filled with pumped concrete grout — encases vertical rebar and completes the reinforced foundation wall.
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Fill Dirt Delivered — 25 Truckloads
25 truckloads of fill dirt delivered — must be compacted in lifts with geotechnical testing before slab pour.
