Turning Development Goals Into Coordinated, Buildable Plans
Latitude 98 coordinates the design process for residential, commercial, aviation, community housing, hospitality, mixed-use, and special-use development projects throughout Orlando and Central Florida.
A successful project requires more than an attractive concept. Architectural, structural, civil, mechanical, electrical, plumbing, landscape, accessibility, fire-protection, and operational plans must work together within the project’s budget, approvals, schedule, and intended use.
Our role is to organise the design team, establish clear project requirements, coordinate decisions across professional disciplines, manage plan development, and help move the project from concept through permitting and construction.
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Secondary Button: Submit a Property or Concept
What Is Design Coordination?
Design coordination is the process of aligning the work of every professional involved in planning and documenting a development.
Depending on the project, the design team may include:
- Architects
- Civil engineers
- Structural engineers
- Mechanical engineers
- Electrical engineers
- Plumbing engineers
- Fire-protection engineers
- Landscape architects
- Interior designers
- Surveyors
- Geotechnical professionals
- Environmental consultants
- Accessibility specialists
- Aviation planners
- Lighting designers
- Security consultants
- Technology consultants
- Contractors and cost estimators
Each discipline affects the others.
A building layout may influence structural spans, utility locations, fire access, parking, drainage, mechanical equipment, construction cost, and permitting requirements.
Latitude 98 coordinates these relationships so that the project develops as a single integrated plan rather than a collection of disconnected drawings.
Projects We Coordinate
Latitude 98 coordinates design for projects involving:
- Single-family homes
- Duplexes, triplexes, and fourplexes
- Multifamily housing
- Build-to-rent communities
- Affordable housing
- Workforce and attainable housing
- Veteran housing
- Supportive housing
- Mixed-income communities
- Hurricane-resilient homes
- Commercial buildings
- Mixed-use developments
- Aircraft hangars
- Aircraft maintenance facilities
- FBO facilities
- Flight-school facilities
- Aviation communities
- Hospitality properties
- RV parks and campgrounds
- Event venues
- Adaptive-reuse projects
- Residential rehabilitation
- Value-add properties
- Custom and special-use developments
The design approach is tailored to the property, intended users, operational needs, market position, construction budget, and ownership strategy.
Establishing the Project Requirements
Design should begin with a clearly defined development program.
Latitude 98 works with owners, investors, operators, tenants, public partners, and consultants to identify:
- Intended property use
- Target residents, customers, tenants, or users
- Building size
- Unit count
- Room and space requirements
- Parking needs
- Site access
- Utility requirements
- Operational workflow
- Aircraft requirements
- Accessibility needs
- Storm-resilience objectives
- Energy goals
- Construction budget
- Project schedule
- Ownership strategy
- Long-term maintenance expectations
These requirements become the foundation for design decisions.
Without a clear project program, the design may grow beyond the budget, overlook operational needs, or require substantial revisions later.
Site Planning
Site planning establishes how buildings, roads, utilities, drainage, parking, open space, landscaping, and other improvements will be organised on the property.
The site plan may address:
- Property boundaries
- Existing conditions
- Building placement
- Building orientation
- Setbacks
- Roads and driveways
- Parking
- Pedestrian circulation
- Emergency access
- Loading and service areas
- Aircraft circulation
- Taxiways and aprons
- Stormwater facilities
- Utilities
- Landscaping
- Open space
- Buffers
- Amenities
- Waste collection
- Signage
- Lighting
- Construction phases
- Future expansion
Early site planning helps determine whether the proposed development fits the property before detailed architectural and engineering work proceeds.
Architectural Design Coordination
Architectural design establishes the form, function, appearance, and internal oorganisationof the buildings.
Latitude 98 coordinates architectural decisions involving:
- Building layout
- Floor plans
- Unit mix
- Room sizes
- Entrances
- Circulation
- Elevations
- Roof design
- Exterior materials
- Windows and doors
- Interior finishes
- Storage
- Amenities
- Accessibility
- Life safety
- Energy performance
- Operational efficiency
The architecture must satisfy user expectations while remaining compatible with zoning, structural systems, utilities, mechanical requirements, construction methods, and budget.
Civil Engineering Coordination
Civil engineering connects the building design to the land and public infrastructure.
Civil plans may address:
- Existing site conditions
- Grading
- Drainage
- Stormwater management
- Roads
- Driveways
- Parking
- Sidewalks
- Water service
- Sewer service
- Fire lines
- Utility extensions
- Erosion control
- Retaining walls
- Floodplain requirements
- Site lighting coordination
- Landscape coordination
- Construction access
Civil design can materially affect usable acreage, building placement, site cost, and development timing.
Latitude 98 coordinates civil engineering early so drainage, utilities, access, and building design advance together.
Structural Engineering Coordination
Structural engineering establishes how the building will safely support gravity, wind, equipment, occupancy, and environmental loads.
Structural coordination may involve:
- Foundations
- Floor systems
- Wall systems
- Roof framing
- Structural steel
- Reinforced concrete
- Masonry
- Wood framing
- Clear-span construction
- Hangar framing
- Wind-load design
- Roof-to-wall connections
- Impact requirements
- Equipment support
- Special foundations
- Existing building reinforcement
Structural systems must align with architectural layouts, mechanical equipment, building openings, ceiling heights, hangar doors, and construction methods.
Late structural changes can have high cost and schedule consequences.
Mechanical Design Coordination
Mechanical systems affect comfort, ventilation, energy use, humidity control, and building operations.
Mechanical design may include:
- Heating and cooling
- Ventilation
- Dehumidification
- Exhaust systems
- Equipment locations
- Ductwork
- Controls
- Energy efficiency
- Commercial kitchen ventilation
- Maintenance-facility ventilation
- Hangar ventilation
- Equipment screening
- Emergency power integration
- Building automation
Equipment rooms, roof units, ducts, ceiling space, structural support, electrical capacity, and exterior screening must all be coordinated with the architectural and structural plans.
Electrical Design Coordination
Electrical design must support the building’s present use and anticipated future needs.
Electrical coordination may include:
- Utility service
- Panels and distribution
- Interior lighting
- Exterior lighting
- Emergency lighting
- Exit signage
- Fire alarms
- Security systems
- Access control
- Data and communications
- Backup power
- Generator systems
- Battery storage
- Solar readiness
- EV charging
- Aircraft battery charging
- Shop equipment
- Commercial appliances
- Specialised aviation systems
Electrical requirements should be established early, particularly for aviation, maintenance, hospitality, commercial, and special-use projects with high power demands.
Plumbing Design Coordination
Plumbing design may include:
- Domestic water
- Sanitary sewer
- Water heating
- Gas systems
- Restrooms
- Kitchens
- Laundry
- Floor drains
- Roof drainage
- Backflow prevention
- Grease interceptors
- Oil-water separation
- Irrigation connections
- Well systems
- Septic systems
- Accessible fixtures
- Specialised equipment connections
Plumbing plans must be coordinated with foundations, floor elevations, structural systems, civil utilities, room layouts, and equipment.
Fire-Protection and Life-Safety Coordination
Fire and life-safety requirements can influence both the site and building design.
Potential considerations include:
- Fire-department access
- Fire lanes
- Hydrant placement
- Fire-flow capacity
- Sprinkler systems
- Fire alarms
- Standpipes
- Smoke detection
- Rated walls
- Occupancy separation
- Means of egress
- Exit travel distances
- Emergency lighting
- Exit signage
- Hazardous-material storage
- Fuel systems
- Aircraft hangars
- Commercial kitchens
- Assembly spaces
These requirements should be incorporated during design rather than added after plans are substantially complete.
Accessibility Coordination
Accessibility should be integrated into the design from the beginning.
Depending on the project, accessibility planning may address:
- Accessible parking
- Accessible routes
- Building entrances
- Door widths
- Hallways
- Ramps
- Elevators
- Restrooms
- Kitchens
- Residential units
- Service counters
- Community areas
- Outdoor amenities
- Signage
- Visual and audible alarms
- Accessible aircraft or vehicle areas
- Ageing-in-place features
Projects involving public funding, housing programs, healthcare-related uses, senior housing, veteran housing, or supportive housing may be subject to additional requirements.
Qualified design professionals should confirm the applicable standards.
Interior Design Coordination
Interior design affects user experience, durability, maintenance, branding, and project cost.
Interior coordination may include:
- Material selections
- Flooring
- Wall finishes
- Ceilings
- Cabinetry
- Fixtures
- Lighting
- Furniture
- Signage
- Color selections
- Acoustic treatment
- Storage
- Equipment
- Artwork
- Wayfinding
- Branding
For rental, hospitality, aviation, community housing, and commercial projects, materials should be selected with long-term maintenance and replacement costs in mind.
Landscape Design Coordination
Landscape design should support the site’s appearance, drainage, shade, privacy, safety, and long-term maintenance.
Landscape planning may include:
- Required plantings
- Buffers
- Street trees
- Shade trees
- Foundation planting
- Native and Florida-appropriate species
- Irrigation
- Stormwater areas
- Open space
- Pedestrian areas
- Outdoor gathering spaces
- Screening
- Tree preservation
- Low-maintenance landscaping
- Visibility and security
Landscape plans must be coordinated with utilities, drainage, site lighting, fire access, signage, buildings, and vehicle circulation.
Lighting Design Coordination
Lighting affects safety, visibility, energy use, security, appearance, and surrounding properties.
Potential lighting considerations include:
- Interior lighting
- Exterior building lighting
- Parking lots
- Walkways
- Roads
- Security lighting
- Landscape lighting
- Emergency lighting
- Aviation-sensitive lighting
- Signage
- Light spill
- Fixture maintenance
- Controls and timers
Airport and aviation properties may require particular attention to glare, aircraft operations, and compatibility with runway or taxiway lighting.
Technology and Security Coordination
Modern developments may require integrated technology and security systems.
Potential systems include:
- High-speed internet
- Structured cabling
- Wi-Fi
- Access control
- Cameras
- Intrusion alarms
- Intercoms
- Smart locks
- Building automation
- Energy monitoring
- Leak detection
- Remote equipment monitoring
- Reservation or scheduling systems
- Flight-school dispatch systems
- Tenant communication systems
- Emergency communication
Technology infrastructure should be coordinated before walls, ceilings, pavement, and site improvements are completed.
Operational Design
A visually attractive property may still perform poorly if its daily operations are inefficient.
Latitude 98 works with operators and users to evaluate:
- Resident movement
- Customer flow
- Staff circulation
- Aircraft movement
- Vehicle access
- Deliveries
- Waste removal
- Maintenance access
- Equipment storage
- Security
- Emergency procedures
- Loading
- Service areas
- Tenant access
- Guest access
- Check-in and reception
- Expansion needs
Operational planning is particularly important for aviation, hospitality, maintenance, event, housing, and special-use projects.
Aviation Design Coordination
Aircraft hangars, airports, FBOs, maintenance facilities, flight schools, and aviation communities requirespecialisedd planning.
Aviation design may address:
- Aircraft type and dimensions
- Door height and width
- Clear-span requirements
- Wingtip clearance
- Tail clearance
- Aircraft turning radius
- Taxiway connections
- Taxilanes
- Aprons
- Tow routes
- Ramp drainage
- Fuel access
- Fire protection
- Maintenance equipment
- Parts storage
- Pilot areas
- Passenger areas
- Vehicle separation
- Airport operating rules
- Security
- Future aircraft compatibility
Latitude 98 coordinates qualified aviation planners, architects, engineers, airport owners, operators, and consultants as required.
Hurricane Home Design Coordination
Hurricane Homes require resilience considerations to be integrated across the full design team.
Potential coordination areas include:
- Structural wind design
- Roof shape and attachment
- Impact-resistant openings
- Exterior wall systems
- Garage doors
- Water intrusion protection
- Drainage
- Finished-floor elevation
- Flood considerations
- Backup power
- Generator placement
- Energy efficiency
- Humidity control
- Durable materials
- Utility protection
- Storm preparation
- Long-term maintenance
Resilience features must be coordinated with architecture, engineering, site conditions, code requirements, insurance considerations, and budget.
No design can eliminate every storm or flood risk.
Community Housing Design Coordination
Affordable, workforce, veteran, senior, and supportive housing require careful attention to resident needs, funding requirements, operating costs, accessibility, and long-term durability.
Design considerations may include:
- Efficient unit layouts
- Construction cost
- Energy costs
- Accessible units
- Ageing-in-place features
- Community spaces
- Property-management areas
- Security
- Transit access
- Service-provider meeting space
- Durable materials
- Maintenance access
- Outdoor areas
- Resident privacy
- Long-term replacement costs
Where services are part of a supportive or transitional housing project, the design must reflect the actual responsibilities and space requirements of qualified service-provider partners.
Latitude 98 does not provide healthcare, case management, counselling, or social services unless a separate qualified operating structure is expressly established.
Adaptive-Reuse Design Coordination
Adaptive reuse involves converting an existing building to a different use while working within its structural, dimensional, and code limitations.
Design coordination may address:
- Existing structural conditions
- Change of occupancy
- Fire separation
- Egress
- Accessibility
- Ceiling heights
- Windows
- Plumbing locations
- Mechanical systems
- Electrical capacity
- Parking
- Building envelope
- Historic features
- Hazardous materials
- Energy upgrades
- Utility connections
- New additions
Adaptive reuse often requires balancing preservation with substantial upgrades needed for safe and functional occupancy.
Rehabilitation Design Coordination
Existing buildings may contain concealed conditions, outdated systems, unpermitted work, or incomplete records.
The rehabilitation design process may involve:
- Existing-condition surveys
- Selective demolition
- Structural investigation
- Building-system evaluation
- Code analysis
- Accessibility review
- Permit research
- Material testing
- Repair details
- Replacement plans
- Phased construction
- Occupied-building coordination
Plans may need to be revised as concealed conditions are uncovered during construction.
Appropriate contingencies should be included in the budget and schedule.
Conceptual Design
Conceptual design establishes the initial direction of the project.
Deliverables may include:
- Preliminary site plans
- Building massing
- Floor-plan concepts
- Exterior style
- Project imagery
- Preliminary unit mix
- Initial material direction
- Operational layouts
- Phasing concepts
- Early cost assumptions
The purpose is to test ideas and align the project team before investing in detailed plans.
Schematic Design
Schematic design develops the selected concept into a more defined project.
This stage may include:
- Refined site layout
- Floor plans
- Building elevations
- Building sections
- Preliminary structural systems
- Preliminary mechanical systems
- Preliminary utility requirements
- Material concepts
- Updated project area
- Updated cost review
Major project decisions should be resolved before advancing into more detailed documentation.
Design Development
Design development adds technical detail and coordinates the major building and site systems.
This stage may address:
- Structural systems
- Wall assemblies
- Roof assemblies
- Mechanical equipment
- Electrical service
- Plumbing systems
- Fire protection
- Interior materials
- Exterior materials
- Windows and doors
- Site utilities
- Drainage
- Landscaping
- Accessibility
- Equipment
- Specialty systems
Design development provides a stronger basis for cost estimating and permit preparation.
Construction Documents
Construction documents provide the detailed plans and specifications used for permitting, pricing, and construction.
The document set may include:
- Architectural drawings
- Civil plans
- Structural plans
- Mechanical plans
- Electrical plans
- Plumbing plans
- Fire-protection plans
- Landscape plans
- Interior details
- Door and window schedules
- Material specifications
- Product approvals
- Energy calculations
- Accessibility details
- Equipment schedules
- Construction notes
The plans must be coordinated across disciplines and consistent with the approved project scope.
Design Review Meetings
Regular design meetings help identify decisions, conflicts, and unresolved issues before they affect permitting or construction.
Meetings may include:
- Project-status review
- Consultant coordination
- Owner decisions
- Operator input
- Budget review
- Schedule review
- Constructability discussion
- Value-engineering review
- Agency comments
- Risk identification
- Action assignments
- Decision deadlines
Latitude 98 documents major decisions and tracks responsibilities to keep the project moving.
Drawing and Model Coordination
Large or complicated projects may benefit from coordinated digital models and drawing overlays.
Coordination may identify conflicts involving:
- Structural framing and ductwork
- Plumbing and foundations
- Electrical systems and equipment
- Fire sprinklers and ceilings
- Drainage and utilities
- Landscaping and underground services
- Hangar doors and structural framing
- Roof equipment and architectural screening
- Accessibility routes and site grading
- Lighting and aircraft operations
Finding these conflicts during design is generally less costly than resolving them in the field.
Constructability Review
Constructability review evaluates whether the proposed design can be built efficiently and safely using available materials, labor, equipment, and construction methods.
The review may consider:
- Building sequence
- Site access
- Material availability
- Structural complexity
- Repetitive construction
- Equipment installation
- Temporary support
- Weather exposure
- Crane access
- Utility coordination
- Trade conflicts
- Maintenance access
- Long-lead items
- Construction tolerances
Contractor input during design may help reduce cost, delay, and change orders.
Cost Planning During Design
Design and budgeting should advance together.
Latitude 98 coordinates cost reviews at key stages to evaluate:
- Building area
- Site work
- Structural systems
- Exterior materials
- Interior finishes
- Mechanical systems
- Electrical systems
- Plumbing
- Fire protection
- Utilities
- Landscaping
- Amenities
- Specialty equipment
- General conditions
- Contingency
- Escalation
- Professional fees
A project that exceeds the budget may require changes to size, materials, systems, phasing, or scope.
Value Engineering
Value engineering seeks to reduce cost or improve performance without undermining the project’s essential objectives.
Potential strategies may include:
- Simplifying building geometry
- Reducing unnecessary square footage
- Standardizing unit plans
- Selecting alternative materials
- Revising structural systems
- Improving construction sequencing
- Reducing long-lead products
- Adjusting site work
- Simplifying utility layouts
- Modifying amenities
- Phasing nonessential improvements
Value engineering should not be used to remove critical safety, accessibility, durability, code, or operational features.
Design Schedule Management
Design delays can affect entitlements, permitting, financing, procurement, and construction.
Latitude 98 coordinates a schedule that may include:
- Programming
- Site planning
- Concept design
- Schematic design
- Design development
- Cost reviews
- Owner decisions
- Agency meetings
- Construction documents
- Permit submission
- Permit revisions
- Bid documents
- Contractor pricing
- Issued-for-construction plans
Decision deadlines and consultant deliverables should be clearly established.
Design Decisions and Approvals
The project should identify who has authority to make decisions regarding:
- Project scope
- Budget
- Architecture
- Materials
- Operations
- Tenant requirements
- Accessibility
- Resilience
- Technology
- Construction methods
- Value engineering
- Change approval
Unclear authority can result in conflicting instructions, delays, and redesign.
Latitude 98 coordinates the process, but final professional design responsibility remains with the licensed consultants preparing and sealing the applicable documents.
Regulatory Coordination
The design team must respond to requirements from:
- Planning departments
- Building departments
- Engineering reviewers
- Fire departments
- Utility providers
- Environmental agencies
- Transportation agencies
- Water-management agencies
- Airport owners
- Aviation authorities
- Housing agencies
- Health departments
- Other reviewing entities
Agency comments may require revisions across several disciplines.
Latitude 98 coordinates these responses so changes remain consistent throughout the plan set.
Contractor and Supplier Coordination
Contractors and suppliers may provide important information regarding:
- Construction methods
- Material availability
- Product dimensions
- Equipment requirements
- Lead times
- Installation needs
- Structural loads
- Utility connections
- Warranty requirements
- Maintenance access
- Cost alternatives
Early coordination is particularly important for pre-engineered buildings, hangar doors, generators, elevators, fire systems, fuel systems, commercial kitchens, and specialty equipment.
Design Changes During Construction
Field conditions, product availability, owner requests, or agency requirements may require design changes after construction begins.
The change process may include:
- Field investigation
- Consultant review
- Revised drawings
- Pricing
- Schedule analysis
- Permit revision
- Owner approval
- Contractor direction
- Documentation
- Inspection coordination
Changes should be documented and approved before revised work is installed when required.
Design Documentation and Recordkeeping
Latitude 98 maintains organized design records that may include:
- Project requirements
- Meeting notes
- Consultant contracts
- Drawing sets
- Specifications
- Cost estimates
- Design decisions
- Agency comments
- Responses
- Product information
- Value-engineering decisions
- Permit revisions
- Construction clarifications
- Final record documents
Clear records support accountability and help reduce confusion during permitting and construction.
Design Risk Management
Potential design risks include:
- Unclear project scope
- Incomplete site information
- Conflicting plans
- Late owner decisions
- Design beyond the budget
- Unverified utility capacity
- Inadequate operational input
- Code changes
- Agency requirements
- Long-lead products
- Constructability issues
- Missing accessibility provisions
- Poor consultant coordination
- Uncontrolled design changes
Latitude 98 identifies and tracks these risks throughout the design process.
Our Design Coordination Process
1. Define the Project
We identify the intended use, property conditions, users, operational needs, development objectives, budget, schedule, and ownership strategy.
2. Select the Design Team
Latitude 98 coordinates the professional disciplines required for the specific project.
3. Establish the Design Program
The team documents the required spaces, building areas, site features, systems, performance requirements, and project priorities.
4. Complete Site and Concept Planning
Preliminary plans test the project’s fit, circulation, density, access, utilities, drainage, and general architectural direction.
5. Coordinate Schematic Design
The selected concept is refined into floor plans, elevations, site plans, and preliminary building systems.
6. Review Cost and Feasibility
The team compares the developing design with the project budget, approvals, construction strategy, and market objectives.
7. Complete Design Development
Architectural, structural, civil, mechanical, electrical, plumbing, fire-protection, landscape, and specialty systems are coordinated.
8. Prepare Construction Documents
The design team completes the detailed plans and specifications required for permitting, pricing, and construction.
9. Coordinate Agency Review
Latitude 98 organizes responses to planning, engineering, fire, utility, building, environmental, aviation, and other reviewing agencies.
10. Support Contractor Pricing
The plans are issued for estimating or bidding, questions are coordinated, and cost-saving alternatives are evaluated.
11. Finalize Issued-for-Construction Plans
Approved revisions, permit comments, accepted value engineering, and contractor coordination are incorporated into the construction documents.
12. Provide Design Support During Construction
The design team responds to field questions, reviews submittals, evaluates changes, and supports inspections and closeout.
Working With Landowners and Property Owners
Latitude 98 works with owners who have:
- Vacant land
- A development concept
- An existing building
- An approved site
- An incomplete project
- A property requiring rehabilitation
- An aviation facility need
- A housing opportunity
- A custom or special-use concept
Depending on the opportunity, Latitude 98 may acquire the property, coordinate the project as developer, enter into a joint venture, or establish another project-specific structure.
Button: Submit a Property or Concept
Working With Investors and Development Partners
Latitude 98 coordinates design with:
- Property owners
- Investors
- Lenders
- Builders
- General contractors
- Municipalities
- Counties
- Housing authorities
- Airport owners
- Nonprofit organizations
- Business owners
- Operators
- Institutional partners
A coordinated design process helps establish:
- A clear project scope
- Reliable plans
- Improved cost control
- Better consultant accountability
- Fewer construction conflicts
- A stronger permitting package
- More practical long-term operations
No design, budget, approval, construction cost, permit date, or project outcome is guaranteed.
Serving Orlando and Central Florida
Latitude 98 coordinates project design throughout:
- Orange County
- Seminole County
- Lake County
- Osceola County
- Volusia County
- Polk County
Airport, aviation, hospitality, and special-use developments may also be evaluated elsewhere in Florida when they align with Latitude 98’s development strategy.
Coordinated Design Creates Better Development
Strong development requires architecture, engineering, operations, budgeting, permitting, and construction planning to advance together.
Latitude 98 coordinates the professionals, decisions, documents, and technical requirements needed to transform a development concept into a practical, permit-ready, and buildable project.
Primary Button: Discuss a Design Coordination Strategy
Secondary Button: Submit a Development Opportunity