VERANDA PARK II S U M M A RY. Location Map Metrowest DRI Veranda Park. Staff Report to the Municipal Planning Board June 16, 2015

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1 S. Apopka Vineland Road S. Kirkman Rd. Staff Report to the Municipal Planning Board June 16, 2015 VERANDA PARK II DRI MPL Items #3 A. & B. Carter St. S. Hiawassee Rd. FL Turnpike Turkey Lake Location Map Metrowest DRI Veranda Park S U M M A RY Applicant James Stowers, Esq. Geosam Capital US, Owner s Representative Owner Geosam Veranda, LLC Project Planner Mary-Stewart Droege, AICP Updated: June 9, 2015 Property Location: The proposed +/ acre Veranda Park II partially developed master plan amendment site is generally located north of Turkey Lake, south and east of S. Hiawassee Road, and west of Lake Debra Drive. This property is within the Metrowest Development of Regional Impact (DRI), which is generally located north of the Turnpike, south of Carter Street, east of S. Apopka Vineland Road and west of S. Kirkman Road (+/-1, acres). Applicant s Request: The applicant is requesting to: A) Amend the Metrowest Development of Regional Impact (DRI) Development Order (DO) Exhibits A-1-A-3 to remove the proposed Veranda Park II Master Plan area and change the DRI development program; and B) Amend the Veranda Park Master Plan to establish a new mixed-use framework master plan, which includes existing and new development and is to be comprised of 852 multifamily residential units and 207,830 sq. ft. of office and commercial uses. Staff Recommendation: Approval of the requested DRI Development Order and master plan amendments. Public Comment: Courtesy notices were mailed to property owners within 300 ft. of the Veranda Park property the week June 1, As of the mail-out of the staff report, staff has received no comments from the public, relative to this request.

2 Lake Debra Drive Page 2 DRI & MPL Veranda Park II V E R A N D A PARK MASTER PLAN A R E A & A E R I A L To the right: An earlier map showing the boundaries of the existing Veranda Park Master Plan at the time of replat in Master Plan program included 550 MF Residential Dwelling Units as well as +/-383,296 square feet of Commercial, Office and Civic Uses. (+/ ac. acres) A multi-acre area in the south-west was also included in the Master Plan area but not in the development program. The future land use and zoning were eventually changed, in part, to increase the area of conservation to reflect environmental conditions. (See Prior Actions Section.) Aerial view of the existing Veranda Park Site (outlined in yellow) and surrounding area. Westpointe Blvd. S. Hiawassee Road

3 Page 3 P R O P O S E D 2015 V E R A N D A PARK II MASTER PLAN F U T U R E LAND USE A N D ZONING MAPS UR-AC

4 Page 4 P R O J E C T A N A LY S I S Overview The proposed +/ ac. Veranda Park II master plan amendment site is part of the larger +/-42.9 ac Veranda Park Master Plan site generally located north of Turkey Lake, south and east of S. Hiawassee Road, and west of Lake Debra Drive. The original +/42.93 ac. master plan program was to be comprised of 383,296 sq. ft. of commercial, office and civic uses and 550 residential units. As of 2015, an estimated 358,466 sq. ft. of commercial and office uses as well as 142 MF dwelling units have been built. This property is also within the Metrowest Development of Regional Impact (DRI), which is generally located north of the Turnpike, south of Carter Street, east of S. Apopka Vineland Road and west of S. Kirkman Road (+/-1, acres; see map on front page). Over the last 32 years, the Metrowest DRI has evolved from a large golf course community to a quality mixed-use development. The Veranda Park Master Plan, approved in 2002 as an early new urbanism project, was part of this later evolution. The DRI is now nearing build-out and the Development Order (DO) requirements ranging from transportation improvements to wastewater services have been met. Accordingly, the applicant is requesting to amend the Metrowest Development of Regional Impact (DRI) Development Order to remove the +/ acre Veranda Park II Master Plan area owned by Geosam, LLC, update the DRI development program to reflect this change and amend the 2002 master plan and establish a new framework master plan. Lots 1A and 1B (2295 S. Hiawassee Rd. and 6965 Piazza Grande Ave.) and a +/-19.5 acre undeveloped tract (PID: ), under separate ownership, will remain in 2002 Veranda Master Plan and within the Metrowest DRI. The Veranda Park II framework master plan will involve the reconfiguration of existing vacant lots (Lots 2, 3, and 5B). The new development program will be comprised of the existing 162,830 sq. ft. of commercial and office uses and 142 multifamily dwelling units as well as 45,000 sq. ft. of new commercial and 710 additional multifamily dwelling units, for a total of 207,830 sq. ft of commercial and office as well as 852 multifamily dwelling units. An estimated acres of roadways, recreation tracts and drainage areas will also be included in this framework plan. Prior Actions: Key DRI Development Order (DO) Amendments and Veranda Park Approvals : Metrowest DRI fully annexed into the City, concurrent with Project Debra Development Order approval (DOC.# ) : City Council approved the first DRI Development Order amendment. The purpose of the amendment was to illustrate procedures governing the reallocation of the densities and intensities of uses between tracts (DOC.# ) : City Council approved MetroWest DRI Amendment No 2. Changes, as part of this amendment, include a name change from Project Debra to MetroWest and a clarification of issues concerning the development of Metrowest as detailed in the development order; the Agriplex, described in the Development Order and the ADA, would not be developed (DOC.# ) City Council approved a subdivision plat to replat one lot into 5 lots for future development. The subject site is located on the south side of Hiawassee Road between Lake Debra Drive and Westpointe Boulevard (+/ acres, SUB ; DOC: #020225A13) : Municipal Planning Board approved a mixed-use town center to include light retail, eating & drinking, office, civic and residential uses (+/-42.9 acres; MPL ) : Approval of abandonment of ROW for the terminus of Westpointe Blvd to create a roundabout/cul-de-sac The subject property to be abandoned was located at 7001 Westpointe Boulevard. (+/-0.19 acres; ABN ) : Waiver from platting application to split one lot into two lots (SUB ), was subsequently determined that a waiver was not appropriate. Applicant then filed for a minor subdivision under SUB City Council approved a Minor Plat - Veranda Park Westpointe Boulevard: Included shifting lot lines of lots 5 and 6. (SUB ; DOC. #030602A15) City Council approved a Minor Subdivision Plat -Veranda Park Second Replat S. Hiawassee Road.: Replat of Tracts B and F into Tracts B, H & F (SUB ; DOC. #040503B06); : MPB approved a Growth Management Plan Amendment to change the future land use designation from Urban Activity Center to Conservation to accommodate water retention (GMP ). Subject property was also re-

5 Page 5 zoned to C to reflect changes (ZON ) : MPB approved master sign package for Veranda Park (MPL ) : City Council approved a Minor Subdivision Plat -Veranda Park Third Replat. (SUB ; DOC. #060227C09). Project Context-Veranda Park Situated within the Metrowest Development of Regional Impact (DRI), the partially developed subject property is located north of Turkey Lake, south and east of Hiawassee Road, and west Lake Debra Drive. Adjacent uses, zoning and future land use designations are shown in Table 1 below. T A B L E 1 - P R O J E C T C O N T E X T Direction Future Land Use Zoning Adjacent Uses North Public/Recreational/ Institutional (PRI) P (Public Use) MetroWest Golf Course East Urban Activity Center (URBAN-AC) AC-2 (Urban Activity Center) Multifamily (Element at Metrowest) South Conservation (CONSERV) C (Conservation) Retention/Turkey Lake West Urban Activity Center (URBAN-AC) AC-2 (Urban Activity Center) Commercial-CVS, Chevron Gas Station and MetroWest Village Shopping Center The future land use, zoning and uses, described above, are compatible with the proposed mixed-use master plan amendment. The 2015 master plan property has Urban Activity Center and Conservation future land uses and AC-2 and C zoning. (See an expanded discussion on page 9 and related development standards on pages ) Background: Approved Master Plan Program (MPL ) The 2002 Veranda Park Master Plan (MPL ) was proposed as a town center for the larger Metrowest development. Following new urbanism design, the +/ ac. property included a mixture of uses, gridded pedestrian street pattern as well as strategically sited public spaces. The overall development program included 550 residential units and +/-383,296 square feet of commercial, office and civic uses. A portion of the site had detention/retention and utility uses and were not included in development program. The 2002 site plan and the development program are shown on the next page. The program includes a series of development sites (see next page) with a range of uses including retail, restaurant, theatre, bowling alley, civic and multifamily residential. Building heights range from 1-6 stories. The four buildings located along Hiawassee Road are to be five stories in height, the two buildings located by the retention area to the south are to be six stories, while the three smallest buildings are single story. Also included in the overall Veranda Park Master Plan area, is an area to the south and southwest which predominately has conservation (water) and retention uses. Tracts A, D and E, in the central area of the master plan, are to be recreation areas. The 2002 master plan s parking program included 3,537 parking spaces: 3,405 spaces in parking structures and approximately 132 spaces along the street or in surface parking. Parking structures are to be located within five of the nine buildings, ranging in size from 160 to 850 spaces. The proposed street network included a series of interior north/south street connections from Hiawassee Road to an east/west street (Piazza Grande Ave.) that extends through the interior of the development, from Lake Debra Drive to Westpointe Boulevard. Situated at the intersection of the main north/south street (San Marco Bld.) and the east/west street (Piazza Grande Avenue) was a traffic circle. The circle, surrounded by a plaza, would function as a hub of pedestrian and vehicular activity for the entire development. A series of public spaces also serve to connect the overall development, and include several outdoor plaza areas, a pedestrian promenade, and an outdoor amphitheater. While the site plan was repeatedly modified through the platting process, the overall layout remained generally consistent with the 2002 site plan.

6 Page Veranda Park Master Plan Development Only a portion of the +/ ac master plan has been completed and 142 dwelling units and 358,466 sq. ft. of office and commercial were built. The property has been repeatedly replatted and lots and tracts have been created and modified. As described on pages 13 and 14, over the past 13 years, the following buildings were constructed: Buildings 1000, 1500, 7 and 8 are developed with various office and commercial uses (see page 13), while Building 4 has commercial/residential development. Lot 7, to have been developed as a future parking garage, was developed as surface parking. Lot 2 and Lot 5B were developed, in part, as interim (temporary) parking areas. Internal roadways and sidewalks were also partially built. San Marco Blvd. and Via Lago Lane were not developed. No recreation tracts were constructed. Stormwater improvements were implemented and the site has project-wide stormwater system. To the left: Bld. 1000/ Bld Lot 1: (1-A/1-B) 2002 Veranda Park Master Plan site plan (Lots and building references are also shown.) BLDG 8 Lot 5A To the left: Residential Multi-Family (du) Summary of the 2002 Veranda Park Master Plan Development Program.

7 Page 7 Proposed Veranda Park II Master Plan (MPL ) The proposed master plan amendment will create a new +/ acre master plan amendment area, which is under the ownership of Geosam (Veranda), LLC. Those sites under a different ownership will not be included in the amendment area and include Lot 1A, Lot 1B and a large tract to the south and south-west. These latter sites will remain within the 2002 Veranda Park Master Plan. The present development program is reflective of current market conditions. A total of 45,000 sq. ft. of commercial and 710 multifamily dwelling units are proposed to be added to the existing development, for a total of 207,830 sq. ft. of office and commercial and 852 dwelling units. Accordingly, existing Lots 2 and 3 will be reconfigured into new Lots 2 and 3. New Lot 2 will have up to 4 future development sites, comprised of commercial uses, such as eating and drinking establishments. As part of this change, the temporary parking area on Lot 2 will be removed. New Lot 3 and 5B will include both residential and commercial. Lot 4 may be assigned additional residential units. Lot 5B s temporary parking area will also be removed. See pages 9-10 for a discussion of access and parking. Developed Lots 1A and Lot 1B will be excluded from the Veranda Park II master plan amendment area since they are under separate ownership. As it concerns access, Via Livorno Avenue, Via Venzano Avenue, Via Arezzo and Piazza Grande Avenue will remain as private streets and Lot 1A and Lot 1B will have access to these streets. Points of access to this area will be by S. Hiawassee Rd., Lake Debra Drive and Westpointe Blvd. The east-west Via Lago Lane (not developed) will serve as an emergency/pedestrian access. The San Marco Boulevard (not developed) will function as an access lane and the central traffic circle will be eliminated. Lot 7, not part of the original master plan program, will be remain as a parking area. (See the Transportation and Parking Sections on pages 9-11 for additional details). The new master plan also includes a series of tracts. Certain existing conservation, recreation and utility tracts will be retained. Tract A, a recreation area, will not be developed. The applicant also indicates that due to the Veranda Park Property Owners Association, which addresses the entire 2002 Veranda Park area, entitlements addressing shared parking, storm-water and access will remain and be modified as development moves forward. Please see proposed framework plan on the following page. Lot 1-A Lot 1-B Via Venzano Ave. Via Livorno Ave. San Marco Blvd. (Not developed) Via Arezzo Ave. Lake Debra Dr. Westpointe Blvd. Piazza Grande Ave. S. Hiawassee Rd Via Lago Lane (Not developed) Tract 1 Aerial of Veranda Park II Master Plan amendment area out-lined in orange. Lot 1A and Lot 1B along S. Hiawassee Rd. and Tract 1 situated to the south and south-west will be excluded from the amendment area. These sites are under separate ownership.

8 Page 8 Proposed Master Plan Amendment Site Plan Veranda Park II Lots 1A and 1B will not be included in the Veranda Park II Master Plan. Lot 4; 2.54 ac. Lot ac. Lot 1A and Lot 1B not included Lot 5A 0.77 ac. Lot ac. Surface Parking (126 spaces) will remain. Tract B Tract D Tract F Tract E Tract C Tracts D and E will be future recreation areas. Veranda Park II Master Plan Program (Lots only) Commercial Sq. Ft. MF Residential DU Existing: Lot 4/Bld.4 65, Lot 5A/Bld. 8 55,599 (Office sq. ft. included) Lot 6/Bld. 7 42,154 Proposed: Lot 2 45,000 Lot Lot 5B Lot 4/Bld. 4 Total 207,830 sq. ft. 852 du

9 Page 9 P R O J E C T A N A LY S I S Veranda Park II-Master Plan Amendment Criteria (LDC Section ) The Municipal Planning Board and City Council should consider the following factors in their review of Master Plan applications, including Master Plan amendments: 1. Purpose and Intent. The purpose and intent of the uses and all other requirements related to the LDC. 2. Growth Management Plan (GMP). The consistency of the proposal with all applicable policies of the City's adopted GMP. 3. Use and District Requirements. The conformity of the project to the requirements of the zoning district(s) in which it is located and, where applicable, to the requirements of Chapter 58 for the particular use or activity under consideration. 4. Performance and Design Regulations. The project must conform to all applicable performance and design regulations of LDC Chapters 58, 60, 61, and Public Facilities and Services. Public facilities (both on and off-site), such as transportation, sanitation, water, sewer, drainage, emergency services, education, recreation, etc. should be adequate to serve the proposed use. Conformance with Growth Management Plan and Zoning The property is currently designated Urban Activity Center and Conservation on the City s Future Land Use Map, with the associated zoning of AC-2 and Conservation. (See the breakdown of existing and proposed development on pages No development is contemplated in the Conservation zoning area and accordingly no standards are provided.) The maximum density in AC-2 is 100 du/ac. and the minimum density is 30 du/ac. while the maximum intensity is 1.0 FAR and the minimum intensity is 0.5 FAR. Allowable uses include residential, office, commercial, industrial as well as public, recreational and institutional. Veranda Park II will predominately be comprised of office, retail, and multifamily residential uses. While the +/ acre 2015 Veranda Park II Master Plan is a separate development from the 2002 Veranda Park Master Plan, both developments are linked as it concerns meeting code standards. While certain lots, already built, may have FARs higher than the maximum, the overall master plan site will meet AC-2 intensity standards. The 2002 Veranda Park Master Plan and the proposed 2015 Veranda Park II Master Plan will have a total development program comprised of 403,466 sq. ft. of commercial and office and 852 multifamily dwelling units for a FAR of 0.50 and a density of 46 du/ac. The entire Veranda Park II master site program will have 207,830 sq. ft. of commercial and office development and 852 dwellings units, of which 45,000 sq. ft. of commercial will be allocated on new lots 2,3 and 5B and 710 multifamily units shall be allocated to lots 3 and 5B ( and possibly lot 4) for a total FAR of 0.26 and density of 46 du/ac on the overall Veranda Park II site. (The site meets minimum standards due to overall density as well as intensity.) This development program shall be allocated through the specific parcel master plan process and will require Municipal Planning Board review. Lot 7 (parking) as well as access, stormwater, and recreation tracts were excluded from the density and intensity calculations. Lot 1A and Lot 1B and +/-19.5 acre MetroWest Tract 1 area to the south and west were also excluded since they are under separate ownership and will remain in the 2002 master plan. Metrowest Development of Regional Impact (DRI) The site is located within the +/-1,809.3 acre Metrowest Development Regional Impact. The owner is asking to remove the property from the DRI to facilitate future development. For a full discussion, please see the DRI DO amendment section on pages Transportation Access to the City s roadway network from Veranda Park II is by private streets that open directly onto Hiawassee Road and through certain roads to the signalized intersections of Westpointe Boulevard and Hiawassee Road. The site s street network also connects to Lake Debra Dr. (See page 8, for a view of the existing and new interior roadway network). The original Veranda Park street network is partially built. The network originally contemplated a series of north/south street connections from Hiawassee Road to an east/west street that extends through the interior of the property from

10 Page 10 P R O J E C T A N A LY S I S Lake Debra Drive to Westpointe Boulevard. Due to the reconfiguration of the site and the creation of new Lots 2 and 3 and reconfiguration of Lot 5B, the new development will involve the changing of San Marco Boulevard into an access driveway or shorter private road (See Transportation Planning Conditions at the back of the report). A new cross access will also run east west between lots 2 and 3. The east-west Via Lago Lane will be retained, but as an emergency (and pedestrian) access, while Piazza Grande Avenue will remain as the development s east-west spine road. The central traffic circle will also be removed. The east-west Piazza Grande Avenue is partially paved. At the time of development, all private streets must meet public street standards, including code compliant paved surfaces and sidewalks. While centrally located, the LYNX bus transit system currently does not operate routes near the subject property and no significant transportation improvements are planned for this area. To assess network impacts at the time of SPMP submittal, each submittal, addressing one or more lots will be required to submit a traffic operations study addressing the two existing traffic signals at Westpointe Boulevard and S. Hiawassee Road and at Lake Debra Drive and S. Hiawassee Road. Existing Parking The 2002 master plan parking program included 3,537 parking spaces: 3,405 spaces were to be in parking structures and approximately 132 spaces along the street or in surface parking. Parking structures were to be located within five of the nine buildings and range in size from 160 to 850 spaces. A 2003 Veranda Park Development Agreement (Doc.#030519A17) detailed that parking within the development shall be calculated on a gross basis, taking into consideration the entire development. The minimum parking rates are: 2.5 parking spaces for each one thousand gross square feet of commercial building area (including office) and 1.7 parking spaces per each residential dwelling units. Existing development follows these standards, as shown in the chart below. As of 2015, the following parking exists on site: Building 4 (Lot 4) has a parking garage and an estimated 537 spaces. (stalls). Lot 1A and Lot 1B collectively have 96 parking spaces. (Lot 1A and Lot 1B are included in this discussion because these sites must be in compliance with parking code even if they are not in the Veranda Park II Master Plan). There are two temporary parking areas (Lot 2 with 60 parking spaces and Lot 5B with 235 parking spaces) which will be removed at time of development. Lot 7 is permanent surface parking and has 126 parking spaces. The total number of stalls required to serve the existing development is 1,137. Parking spaces serving existing development and which are subsequently removed for development will have to be replaced. (See additional discussion on the next page). Development I. Existing Development Building 1000 (1A; Lot 1 A) Building 1500 (1B; Lot 1B), Square feet (sq. ft.) of commercial and office uses and dwelling units (du) Existing (Parking Stalls) Total Stalls Required +/-195,636 sq. ft Building 7; Lot 6 +/-42,154 sq. ft Building 8, Lot 5A +/-55,599 sq. ft Building 4; Lot 4 +/-65,077 sq. ft./142 du Lot 7 Surface Parking Temporary Parking (to be removed) On-Street Parking 61 0 Existing Development Total 1,149 1,137 II. Proposed Development New Lots 2, 3 and 5B 45,000 sq. ft. commercial 134 New Lots 3 and 5B 710 du 1,243 Proposed Development Total 1,377 Total 2,514

11 Page 11 P R O J E C T A N A LY S I S Parking Requirements for Proposed Development A total of 1,377 stalls are required for the proposed 45,000 sq. ft. of commercial uses and 710 multifamily dwelling units. This total is based on the LDC Section 61, Part 3 requirements and a blended rate of 2.95 spaces per 1,000 sq. ft. of commercial and 1.75 spaces per dwelling unit. These rates are marginally higher than the original rates. Total parking stalls required at build-out for existing and proposed development is estimated to be 2,514. Spaces will need to be added to Lots 2, 3 and 5B. The applicant will need to show that they have shared parking agreements to serve development on Lot 1A and Lot B as well as other existing development (Lot 5A and Lot 6) or they intend to contract for shared or leased parking or access to a parking garage to meet Code minimums. All new development must demonstrate that they meet parking requirements, either on-site or through parking agreements. Urban Design, Landscaping, Signage, Lighting, Utilities and Overall Site Function Urban Design The proposed master plan amendment site is described on page 8. It includes three new development sites which will be commercial (Lot 2) and mixed use-commercial/residential (Lots 3 and 5B). Urban design conditions address the importance of knitting together the existing and new master plan areas to promote a unified site, based on new urbanism principles. Also, included are multi-family design guidelines with criteria addressing parking layout and site flow, architectural features, as well as overall enhanced site landscaping. Each lot/parcel will be reviewed through a Specific Parcel Master Plan process with review at MPB. Pedestrian/Public Realm The essence of the public realm described in the original master plan will be retained through the interconnectivity of the overall property, strategic siting of buildings, organized street network, mixture of uses, as well as pedestrian and bike access to the site s recreational areas. Landscaping Required landscaping for each development lot/parcel shall be per LDC Chapter 60, Part 2 and will be evaluated during each SPMP review. The applicant is encouraged to create a friendly pedestrian environment with shade trees and vegetation. Signage Staff is requesting a new Master Sign Plan (via Planning Official Determination) to ensure sign compatibility among various uses within the total development site. All signs shall receive permits prior to fabrication and installation. The 2004 master sign package shall apply to Lot 1A and Lot 1B. Any modification to existing signs in the Veranda Park II master plan area shall follow the new sign plan. Lighting Lighting will be evaluated for each site, at the time of SPMP review, consistent with Chapter 63. Environmental Protection, Subpart 2M. Outdoor Lighting. Solid Waste Dumpster locations will be provided as each site is submitted for review. Master Stormwater System Veranda Park has a master stormwater system. The applicant will have to demonstrate that access and adequate capacity exist at the time of SPMP. Recreation The amended master plan will remove Recreation Tract A due to the reconfiguration of Lots 2 and 3. Recreation Tracts D and E, which abut the water area, will remain. The subject property is located in Community Park Sector 3 and Neighborhood Park Service Area 10. An estimated 0.45 acres of neighborhood park land is needed for the additional 302 dwelling units, in excess of the previously approved 550 dwelling units. Two recreation tracts, each 0.33 acres in

12 Page 12 P R O J E C T A N A LY S I S area, will be retained for recreational uses. At the time of the next residential building permit, these two tracts should be developed with full pedestrian and bike access, as well as emergency vehicular access, from Via Lago Lane. Phasing Each SPMP site will serve as a development phase. Accordingly, each building will constitute a phase of development and shall function without reliance on a previous or subsequent phase, including parking. Each phase should, if possible, be numbered to be consistent with the building lot. School Impacts On July 7, 2008, the City adopted a Public School Facilities Element (PSFE) and the Amended Interlocal Agreement for Public School Facility Planning and Implementation of Capacity and Concurrency which requires all residential developments be subject to review. Orange County Public Schools (OCPS) have a two-fold process. The Capacity Enhancement Process (CEP) applies to land use approvals, including GMP amendments, that increase residential density. The concurrency process applies to all residential development that is not de minimis or previously vested through a DRI Development Order or other agreement. The original Veranda Park master plan development program for 550 multi-family dwelling units was approved in 2002 and pre-dated the present requirement. Accordingly, Veranda Park is vested for 550 multifamily dwelling units. A total of 142 dwellings units have been built. The applicant is anticipating 852 dwelling units at build out. The applicant submitted an application to address an additional 302 dwelling units (ORL Veranda Park). A school concurrency determination (denial) letter was issued by Orange County Public Schools on June 5, The denial was based on insufficient school capacity at the affected Concurrency Service Areas (CSA) to support the development of 302 multifamily residential units and will accordingly require an executed Concurrency Mitigation Agreement. An executed agreement will be required at the time of platting or final site plan. Portion of Sketch of Description Showing the Boundaries of the Proposed Veranda Park II Area B O L D L I N E O U T L I N E S 2015 M A S T E R P L A N A R E A

13 Page 13 Proposed 2015 Veranda Park II-Master Plan Amendment Development Program Lot/ Bld. Commercial Sq. Ft. Office Sq. Ft. Total - Office/Commercial Sq. Ft. Residential Multi-family Dwelling Units I. Built Development * Lot 2 Temporary Parking: 60 parking spaces to be removed Lot 4/ Bld. 4 65, , Lot 5A/ Bld. 8 18, ,066 55,599 0 Lot 5B Temporary Parking: 235 parking spaces to be removed Lot 6/Bld.7 ** 42,154 42,154 0 Lot 7 (1.26 ac.) Surface Parking: 126 parking spaces to remain Sub-Total 83,610 79, , *Existing lots 2, 3 and 5B will be reconfigured. II. Proposed Development Lot 2 Lot 3 Lot 4 Lot 5B TBD No defined allocation of the 45,000 sq. ft. of Commercial uses. TBD No defined allocation of sq. ft. 0 TBD-No Defined allocation of dwelling units. Sub-Total 45, Total I. + II. 128,610 79, , Notes on Uses, Density and FAR: -The entire Veranda Park II Master Plan program will have 207,830 sq. ft. of office and commercial development and 852 dwellings units, of which 45,000 sq. ft. of commercial will be allocated on new lots 2, 3 and 5B and 710 multifamily units shall be allocated to lots 3 and 5B for a total FAR of 0.26 and density of 46 du/ac on the overall Veranda Park II site. -Lot 1-A and Lot 1-B. Together, both sites have a cumulative total of 195,636 sq. ft. of development. These sites will remain in the 2002 Veranda Park Master Plan. -The 2002 Veranda Park Master Plan and the proposed 2015 Veranda Park Master Plan should meet AC-2 zoning code standards and have a total development program comprised of 403,466 sq. ft. of office and commercial and 852 multifamily dwelling units for a FAR of 0.50 and a density of 46 du/ac. **: Lot 6/Bld. 7: Predominately office with ancillary ground floor commercial. + : Estimated area of commercial uses. Other Comments: Non-lot area is +/ acres. Total lot and non lot area is acres. Of this area, Tracts D and E will be used as recreation areas. Tract A, a former recreation tract was incorporated into Lot 2. Other tracts will be used for retention, detention and access, including private roads.

14 Page 14 Proposed 2015 Veranda Park II-Master Plan Amendment Development Standards I. Built Development Uses Lot Size Ac./Bld. sq. ft. Bld. Setbacks ( Estimates of Existing +/-ft.) Front Side Rear FAR/Density ISR Bldg. Ht Max. Existing I. Built Development Lot 4; Bldg. 4 (Built in 2008; MF residential/commercial; 2121 S. Hiawassee Rd. Lot 5A; Bldg. 8 (Built in 2005; office/commercial; 6996 Piazza Grande Blvd.) Lot 6; Bldg.7 (Built in 2005; office/commercial; 7065 Westpointe Blvd.) 2.54 ac./110,642 sq. ft ac. /33,541 sq. ft. 1.3 ac./56,628 sq. ft. Lot 7 (Parking area built in 2006) 1.26 ac./ 54,885 sq. ft. 0 ft. 0 ft. 0 ft. 142 du and 56 du/ac. 65,077 sq. ft./0.58 FAR 3ft. 7 ft/27 ft ft. 55,599 sq. ft./1.66 FAR* 0 ft. varies varies 42,154 sq. ft./0.74 FAR 126 pk. spaces stories +/-60 feet stories- +/-30 ft stories- +/-30 ft Tracts B,C, F,G-L and miscellaneous 6.12 ac. Drainage, retention, and access areas Private Roadways 2.65 ac. Built roadways Total Built Development ac. Existing development *Building lot FAR can exceed maximum since total FAR was based on overall master plan site lot area. II. Proposed Development 2 b. Proposed Uses (Not yet defined) Lot 2 commercial Lot 3-mixed use Lot 5B mixed use Tracts D and E (Recreation) Lot Size (acres) 3.73 ac ac ac. Setbacks (Min. Required) (ft.) FAR/Density - Front 0 ft. Rear 20 ft. Max.//Min. Required FAR; 100 du- 30 du Side -0 or 3 ft./ Street sideyard 0 ft. ISR - Max. 90% 0.66 ac. Tracts D and E to be developed as recreational areas. Roads/Access 0.74 ac. Includes certain existing roadways/access to be improved/modified. (Does not include new access on lot 2, since area undetermined.) Total New Development Total Development ac. Bldg. Ht. Max. 100 ft. No building site plans have been submitted with this application. The above standards and other code requirements will be determined at the time of Specific Parcel Master Plan ac. The new development will be comprised of 710 multifamily dwelling units and 45,000 sq. ft. of commercial uses. At build-out, the master plan II site will have 852 multifamily dwelling units and 207,830 sq. ft. of office and commercial uses Notes: Lot 1A and Lot 1B will be excluded from Veranda Park II Master Plan. The 1.40 ac. lot 1A is developed with a multi-story, 96,664 sq. ft., building and has a FAR of The 1.27 sq. ft. lot 1B is developed with a multi-story, 98,972 sq. ft. building and has a FAR of Both sites have office and/or commercial uses and an estimated ISR of 0.90 and generally meet setbacks. These sites FARs are much higher since they were based on an overall Master Plan FAR..

15 Page 15 P H O TO S OF A R EA AND SUBJECT SITE Left: View of Building 4 comprised of commercial uses and multifamily residential from along Piazza Grande Ave. Right: View south from Piazza Grande Ave., multifamily development to the south across water body. Left: Buildings 1A and 1B to be excluded from proposed Veranda Park II Master Plan. Right: Bldg. 7 situated in the Veranda Park II Master Plan area. View Along S. Hiawassee Rd.

16 Page 16 Development of Regional Impact Amendment (DRI ) Overview Veranda Park is located within the Metrowest Development of Regional Impact (DRI), which is generally located north of the Turnpike, south of Carter Street, east of S. Apopka Vineland Road and west of S. Kirkman Road (+/-1, gross acres; net developable area of +/-1,362 acres; see map on first page). First approved in 1983, as Project Debra, the Metrowest DRI has evolved from a large golf course community to a quality, mixed-use development. The original Metrowest DRI development program consisted of a single phase, comprised of three geographic zones (Zones 1, 2 & 3). Development and associated vehicular trips were allocated to each zone along with prescribed mitigation, such as new roadways and utility infrastructure. Development is predominately tracked via trips and associated trip rates provided in the development order. A total 138,242 average daily trips were assigned to the entire DRI. This assignment was based on a total development program of 6,037,500 square feet of commercial uses (which included office square feet), 4,348 residential units (single and multifamily dwellings), 1,850 hotel rooms and 25,000 square feet of public use. As of 2012, approximately 2,100,067 square feet of commercial uses, 9,117 residential units and 9,131 square feet of civic use have been built. A recent analysis of the DRI, shows that the residential component has exceeded the assigned maximum by approximately 200%, which has been counterbalanced by the built commercial component that is an estimated one third of the original assignment of 6 million square feet. Moreover, given that the average trip rate for commercial is approximately 12 trips per 1,000 square feet, and that the average trip rate for residential is around 7 trips per unit, the DRI is under the maximum trips allowed for tracking purposes. At present there are an estimated 15 vacant lots in the entire DRI, for a total of acres; this is less than 4% of the Metrowest DRI total net area of +1,362 acres. Moreover, all mitigation has been met, the DRI is essentially built out and it would be appropriate in the near future for the development order to be rescinded. Requested Amendment to the Metrowest DRI Development Order Veranda Park is located in Zone 1 of the DRI and there are approximately vacant acres in this Zone. The applicant is requesting a third amendment to the Metrowest DRI DO to remove +/ acres of the Veranda Park property. Lot 1A and Lot 1B and a large tract under separate ownership will remain in the original master plan. This request is to allow future development without being constrained by the original trip assignment and development program. As noted above, the DRI is essentially built-out and all development order requirements have been met. The requested amendment is as follows: a. Modify Map H-Master Plan Development Plan The proposed Map H changes will reflect the removal of Veranda Park II from Map H which is shown in Exhibits A-1 and A-2. The tables in both exhibits will also be amended. There will be no changes to the external DRI boundary. b. Modify Exhibit A-3-Metrowest DRI Development Program Exhibit A-3, as shown on page 17, will be amended to reflect the removal of the Veranda Park II site. This amendment will include the original dwelling unit assignment (550 du/ac.) and the built area (162,830 sq. ft. of office and commercial) as well as the commensurate number of trips consistent with the trip assignment. (Lots 1a and 1b and a large tract under separate ownership will remain within the development of regional impact.) The proposed amendment, as described above, which changes the previously approved DRI does not create a reasonable likelihood of additional regional impacts (consistent with Section (19) F.S.) The proposal is determined to be non-substantial and will not require a Notice of Proposed Change (NOPC) per FS (19)(e)2(k) and does not require further DRI review. By removing the project from the DRI, it becomes subject to typical City requirements applicable to any development project. The Master Plan is being reviewed according to these standards.

17 Page 17 EXHIBIT A-1 Amend Exhibit A-1 to remove Veranda Park II from DRI Master Development Plan (Map H). Amend Exhibit A-2 to remove Veranda Park II from DRI Master Development Plan (Map H) and amend the DRI development program, which is identical to the program shown in Exhibit A-3 below. EXHIBIT A-2 This exhibit will be amended to reflect the removal of the Veranda Park II Master Plan site. EXHIBIT A-3

18 S. Apopka Vineland Road S. Kirkman Road Page 18 Carter Street Florida s Turnpike Turkey Lake General Location of Veranda Park II (red star) Aerial of Metrowest DRI (boundaries shown in yellow) F I N D I N G S Subject to the conditions contained herein, the Master Plan and the DRI amendments (proposal) is consistent with the following requirements. 1. The proposal is consistent with the State Comprehensive Plan (Chapter 187, Florida Statutes). 2. The proposal is consistent with the East Central Florida Strategic Regional Policy Plan. 3. The proposal is consistent with the provisions of Chapter 163, Part II, Florida Statutes. 4. The proposal which amends the previously approved DRI does not create a reasonable likelihood of additional regional impacts (consistent with Section (19) F.S.) The proposal is determined to be non-substantial, not require a Notice of Proposed Change (NOPC) per FS (19)(e) 2 and does not require further DRI review. 5. The proposal is consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP). 6. The proposal is consistent with all applicable requirements of the City of Orlando Land Development Code. 7. The proposal is compatible with the surrounding development pattern. 8. The necessary public facilities will be adequate to serve the proposed use. Staff recommends approval of the Veranda Park II Master Plan and Metrowest Development of Regional Impact (DRI) amendments subject to the following conditions:

19 Page 19 C O N D I T I O N S OF A P P R O VA L Growth Management 1. Subject to Codes: Except as provided herein, the proposed project is subject to the conditions of this report and all codes and ordinances of the State of Florida, City of Orlando and all other applicable federal and regional regulatory agencies. 2. Uses and Intensities: Development of the subject property with uses or intensities not permitted by the existing DRI Development Order shall not be permitted prior to the effective date of the amended development order. 3. Amended DRI Development Order: In consultation with the City Planning Division and the City Attorney s Office, the applicant shall prepare the Third Amendment to the Metrowest Development Order for consideration by the Orlando City Council, including all necessary exhibits. The amendment to the Development Order shall address pertinent findings and conditions detailed in this staff report and any comments by the East Central Florida Regional Planning Council and review agencies. The amendment to the Development Order shall be subject to contextual and legal review by the City Attorney s Office. Land Development 1. Impervious Surface Ratio (ISR) - ISR is limited to 90% in the AC-2 zoning district. Since the master plan amendment may be phased, ISR shall be calculated on a lot-by-lot basis for new development (not collectively). 2.Density, Intensity and Uses- i. The Veranda Park II Master Plan program shall have 207,830 sq. ft. of office and commercial development and 852 dwellings units, of which 45,000 sq. ft. of commercial uses shall be allocated to proposed Lots 2, 3 and 5B and 710 multifamily units shall be allocated to Lots 3, 5B and 4 for a total FAR of 0.26 and density of 46 du/ac on the overall Veranda Park II site. ii. Multifamily dwelling units may be sited on proposed Lot 2 pursuant to a Planning Official s determination. iii. Office, and other uses permitted in the AC-2 zoning district and not defined in the development program, may be allowed on proposed Lots 2, 3, and 5B and other sites as identified, pursuant to a Planning Official s determination. iv. The development program shall be allocated to each lot/parcel as defined by each SPMP. v. Commercial and multifamily residential uses shall be allowed on Lot 4 (Bld.4) while commercial and office uses shall be allowed on Lot 5A (Bld. 8) and Lot 6 (Bld.7). 3.Approved Site Plan - Each lot development within the overall amended Master Plan shall be reviewed through the a Specific Parcel Master Plan (SPMP). The amended Master Plan is not transferable to another property. 4.Master Plan Expiration - Upon approval of the amended Master Plan by City Council, Specific Parcel Master Plans may be submitted for individual parcels within the overall Master Plan and will be subject to review by MPB. A building permit for the Master Plan shall be obtained within two years of the master plan approval. If the applicant does not receive the building permit within two (2) years, then the master plan will no longer be valid and the applicant must reapply for a new master plan if the applicant wishes to proceed with a development requiring a master plan. If the building permit for the work requiring the master plan expires before a certificate of occupancy or certificate of completion is issued for the work requiring said master plan, then the master plan shall no longer be valid and the applicant must apply for a new master plan if the applicant wishes to proceed with a development requiring a master plan. However, the Planning Official may extend the time limit for the Master Plan for one period of up to 12 months for good cause shown upon written application filed 30 days prior to the expiration date of the approved Master Plan. 5. Parking - i. All existing development, including Lot 1A and Lot 1B, shall have access to required parking, as detailed in the Transportation Planning condition section. ii. If requested, the applicant shall provide parking agreements (or related documentation) demonstrating availability of required parking, through lease, shared facilities or parking garage, for Lot 1A and Lot 1B as well as other on-site development, to the Planning Division, consistent with the Transportation Planning conditions. iii. Future commercial/residential parking shall be determined as each SPMP is submitted and reviewed and may require shared parking facilities or other equivalent arrangement if properties don t have sufficient parking.

20 Page 20 C O N D I T I O N S OF A P P R O VA L 6.Setbacks Per Chapter 58, Figure 2D.LDC, footnote 10, the Land Development Code requires a minimum principle building setback of 50 feet from the normal high water elevation or boundary from any natural water surface. 7.Phasing - The proposed development may be developed in multiple phases. Each SPMP will constitute a phase of development and shall function without reliance on a previous or subsequent phase, including parking. 8. DRI DO Amendment - No development of the site shall commence prior to the effective date of the Development of Regional Impact Development Order amendment. 9. Effective date of Master Plan Amendment: Veranda Park II master plan shall not be effective until the Metrowest DRI DO amendment is effective. 10. Landscaping I. A conceptual landscaping plan shall be submitted at time of SPMP and it will be reviewed for compliance with the landscaping ordinance and be consistent with urban design conditions if these conditions exceed typical standard landscape requirements. In addition: i. All vehicular use areas must also comply with the landscape requirements of Code Chapter ii. Street trees are required per Code Section iii. Turfgrass may not exceed 60% of the pervious (landscape) area of the site, excluding stormwater management areas and sports fields (see Code Section ). Please note the total area of turfgrass, expressed in square feet and as a percentage of the landscape area. Park spaces, sports fields, golf courses, and retention areas are exempt from the requirement of maximum turfgrass cover of 60% (see Code Section ). iv. Category I invasive exotic plant species, as listed by the Florida Exotic Pest Plant Council (FLEPPC) are not allowed. v. In addition to complying with the above Code-related items, each separate development site or phase within the overall development shall employ at least 20% of the same plant species and varieties, to promote an overall unified appearance across all parcels. vi. The irrigation system must meet the requirements of Code Sections through Private Streets and Sidewalks Standards and Access: All private streets shall meet public street standards, including the installation of a minimum 5 ft. sidewalk on both sides of the street. All adjacent properties to private streets shall have cross-access rights to such streets. 12. Stormwater: At the time of SPMP, applicant shall provide documentation demonstrating access to, adequate capacity of, the master stormwater system. 13. Veranda Park Property Owners Association and the Metrowest Property Owners Association Appearance Review Board: Concurrent with the SPMP review and prior to the SPMP submittal going to TRC, the applicant or property owner must secure approval from the association and board. 14. Impact Fees. Impacts fees are due at the time of development. 15. Lighting. All outdoor lighting shall be consistent with Chapter 63. Environmental Protection, Subpart 2M. Outdoor Lighting. 16. Platting: Platting shall be determined at time of SPMP submittal. 17. School Concurrency Requirements: Orange County Public Schools concurrency letter, dated June 5, 2015, requires the applicant to enter into a Concurrency Mitigation Agreement for 302 multifamily dwelling units. An executed Concurrency Mitigation Agreement, between the applicant and OCPS, shall be provided to the City prior to plat approval or final site plan (building permit). Urban Design All MetroWest DRI architectural, site, and signage standards shall be met, in addition to the following conditions: 1. Appearance Review: An Appearance Review is required prior to building permits being issued. All Urban Design conditions of approval shall be addressed prior to permitting. 2. Signage: i. A master sign plan for the Veranda Park Master Plan area was approved in Given that a new development

21 Page 21 C O N D I T I O N S OF A P P R O VA L program is proposed, a new Master Sign Plan shall be submitted to the City Planning Division as a Request for Determination and shall be approved prior to permitting for any signage to ensure that the proposed plan meets the requirements of code. ii. The Master Sign Plan shall include all existing and proposed signage, including any site or ground mounted signs, so that an accurate determination on the signage permitted can be calculated. iii. All signage shall meet the requirements of Chapter 64. Commercial/retail signage shall be based on building frontage facing the street, per LDC Section Multi-family signage shall be per LDC Section iv. Future signs on building walls shall not be located higher than the roof parapet. v. Existing signage in the Veranda Park II master plan area, at the time of future alteration, shall follow the new sign plan. 3. Lighting: A lighting plan has not been provided with this application. A signed and sealed lighting plan consistent with the City s lighting ordinance (Ord. No ) shall be submitted with permitting drawings. 4. Dumpsters: All dumpsters and trash compactors shall be screened with solid walls to match the principal structure. Decorative, opaque gates shall be installed to coordinate with principal structure. Landscape screen including low hedge and groundcover required to soften the view from the public ROW. 5. General Multifamily-Mixed Use Development Standards: These standards shall be followed: A. Block, Street, Building and Parking: i. Each multifamily development shall be developed as a series of blocks connected by at least one street, as required by LDC Section (a). Streets are typically spaced no more than 660 feet apart. ii. Access is provided through public ROW dedicated as a street OR a private drive that generally includes the following on each side: a) a minimum 5 ft sidewalk, b) a planting strip with street trees (or sidewalk with tree grates in a more urban context), and c) street lights. iii.parking layouts may be in the following configurations: a. A parking lot to the side or rear of the multifamily building. Parking lots located to the side of a building shall meet or exceed the building setback along a street. b. Parallel or diagonal parking spaces along the street. iv. Buildings shall be placed in the following configurations: a. Each building shall have a front facing a street or a rear facing an open space or lake. Each building with frontage on a street shall include at least one entrance that faces the street. b. Buildings with frontage on a street shall provide a maximum setback of 20 ft on the primary frontage. c. At least 65% of the street frontage should be occupied by a building, outdoor plaza or active recreation area. B. Site Design: i. A network of pedestrian connections shall be designed to connect all entrances of each building to the street, as required by LDC Section (a). A centralized pedestrian connector is preferred through the central axis of the development. ii. All crosswalks at driveways and curb cuts shall be designed with pavers and/or textured colored concrete or similar treatment to clearly define the pedestrian zones, as required by LDC Section (e). Thermoplastic paint may be incorporated, but shall not meet this condition alone. iii. All fencing visible from the street shall meet CPTED (crime prevention through environmental design) principles with wrought-iron like or aluminum metal picket fence. The maximum height at the property line facing the street is 4 ft. Rear yard or interior side yard fencing may be privacy fences or walls as allowed by the LDC. These limits are established consistent with LDC Section (j). Chain link fences are prohibited. iv. Mechanical equipment shall be screened as described in the LDC chapter 58, part 5B(18). All ground-level, wall and roof-mounted mechanical equipment (i.e. water meters, valves, pipes and pressure systems, transformer pads, backflow preventers etc.) shall be screened from view of the public right-of-way. Ground level utilities and mechanical equipment shall be screened by a wall to match the materials of the building and/or shrub hedging, a minimum of