MODERA CENTRAL M P L I TEM # 11. Location Map S U M M A RY. Subject Site

Transcription

1 Staff Report to the Municipal Planning Board July 21, 2015 M P L I TEM # 11 MODERA CENTRAL Location Map Subject Site S U M M A RY Owner WSHC, LLC Applicant Todd Bleakley, Mill Creek Residential Project Planner Michaëlle Petion, AICP Property Location: 150 E. Central Blvd (north of E. Pine St., south of E. Central Blvd., west of S. Rosalind Ave. and E. S. Magnolia Ave.), (Parcel ID # ) (±1.24 acres, District 5) Applicant s Request: Master Plan request with a density of 318 du/ac (bonus of 146 units) to allow a mixed-use development comprised of 394 multifamily units and +/- 26,500 sq. ft. of commercial uses at 26- stories. Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners within 400 ft. of the subject property during the week of July 6, As of the published date of this report, no inquiries have been received from the public. Updated: July 14, 2015

2 Page 2 MPL M odera Central E X ISTING FUTURE LAND USE MAP Z O N ING MAP

3 Page 3 MPL M odera Central P R O JECT ANALYSIS Project Description The acre subject site is located in the Downtown Development of Regional Impact (DRI) and the Central Business District, at the southwest intersection of E. Central Blvd. and N. Rosalind Ave. The applicant is requesting master plan approval for a 26-story mixed-use development comprised of 394 multifamily units, 7,000 sq. ft. of ground floor retail, the University Club at 19,500 sq. ft in area and an integrated 630 space parking structure. The site is zoned AC-3A/T (Downtown Metropolitan Activity Core/ Traditional City Overlay) and has a Future Land Use designation of Downtown Activity Center (DT-AC). The proposal is consistent with the Future Land Use and Zoning designations. Previous Actions: 1887 Property platted as Sperrys Subdivision Summerlins Addition Existing 25,552 sq. ft. structure constructed. June 2005 MPB recommended approval of the Tradition Towers Master Plan to allow construction of a 37-story (410 ft. tall) mixed-use development consisting of approximately 55,870 square feet of office, ±17,923 square feet of retail and 308 multifamily dwelling units and 35,424 sq. ft. for the University Club. (MPL ) Dec MPB recommended approval of a Master Plan Amendment to reduce residential units from 308 units to 156 units and to include a 280 room hotel. (MPL ) June 2015 The ARB provided courtesy review of the proposed development (ARB ). Project Context The site is currently developed as the University Club with associated surface parking. See Table 1 Project Context for more details on surrounding structures and zoning/future land use designations. Table 1 Project Context Future Land Use Zoning Surrounding Use North Downtown Activity Center (DT-AC) Public Use/ Traditional City overlay (P/T) Public Library South Downtown Activity Center (DT-AC) Downtown Metropolitan Core/ Traditional City overlay (AC-3A/T) Downtown Baptist Church East Downtown Activity Center (DT-AC) Downtown Metropolitan Core/ Traditional City overlay (AC-3A/T) Hotel West Downtown Activity Center (DT-AC) Downtown Metropolitan Core/ Traditional City overlay (AC-3A/T) Public library parking garage Conformance with the GMP The DT-AC future land use designation has a maximum density/ intensity, respectively, of 200 du/acre and 4.0 FAR and a minimum of 75 du/acre and/or 0.75 FAR. Future Land Use Element Policy encourages concentration of development in Activity Centers and allows for the allocation of density/intensity bonuses through the Land Development Code. These standards shall encourage mixed-use development, multimodal public transit facilities, pedestrian-oriented amenities, high quality building and site design, affordable housing, and other features that foster livability, community identity and civic pride. The proposed density of 318 du/ac exceeds the maximum density allowed by the Downtown Activity Center designation but within the maximum allowed with a density bonus of 400 du/ac. The proposed intensity of 0.49 FAR is not consistent with the minimum intensity adopted future land use designation. However, according to LDC " zoning districts where mixed residential/non-residential developments are permitted or required and where minimum density and minimum floor area ratio requirements exist, a mixed residential/non-residential development that meets the density or FAR requirement, but not both, shall be permitted and considered to be consistent with the intent and purpose of the minimum density and floor area requirements of the district." Therefore, the proposed master plan request is consistent with the adopted future land use designations, the zoning designation, the Downtown CRA, Downtown DRI and is compatible with the surrounding area.

4 Page 4 MPL M odera Central P R O JECT ANALYSIS Conformance with the LDC The subject site is zoned AC-3A/T (Downtown Metropolitan Activity Core/Traditional City Overlay) on the Official Zoning Map. This zoning district is intended for development which strengthens Downtown as the economic, governmental and cultural hub of the Central Florida region. It provides for concentrated residential, commercial, office and recreational and cultural facilities. It also serves the entire metropolitan area, and at the highest intensities available within the region. Table 2- Development Standards details the total proposed density/intensity for the site. As previously stated, the development is below the maximum allowed bonus of 400 du/ac with bonus. Phase Acreage Use Sq. Ft./Dwelling Units acres/ 54,014 sq. ft. Maximum Proposed Maximum Proposed Residential 394 units Table 2 Development Standards Density (dwelling units per acre) FAR (floor area ratio) Min./Max. Proposed Min./Max. Proposed Building Height ISR (impervious surface ratio) du* 318 du/ac N/A *** +/-260 ft Commercial 26,500 sq. ft. proposed N/A FAR* 0.49** FAR *Not including density/intensity bonus allowance **Code compliant per section ***As limited by the FAA Table 3-Setback Requirements lists the proposed standards compared to code requirements. The development is conforming Table 3 Setback Requirements along all property lines. It should be noted that the setbacks along Yard Min./Max. Proposed Rosalind Ave. and Central Blvd. partially accommodate streetscape requirements. The AC-3A/T has no maximum permitted Front Central Blvd. 5 ft. max ft.* height but rather is limited based on FAA approval. As it relates to bufferyard requirements, they are not applicable within the AC -3A/T zoning district. The applicant states compliance with the Front Pine St. Street-Side Rosalind Ave. 5 ft. max. 15 ft. max. 0 ft ft.* maximum ISR of Partial credit, one square foot of impervious surface for two square feet of green roof, is available for roof- Side west property line 0 or 3 ft. /25 ft. +/- 3 ft. top gardens (per LDC ) provided that no more than *Setback includes downtown streetscape requirements. 75% of the required impervious surface maybe mitigated with a green roof. An FAA letter of approval and formal ISR calculations shall be required at the time of permitting. Density Bonus As previously mentioned, the development requests a density bonus to achieve the proposed 394 units (bonus of 118 du/ac). Chapter 58, Part 6 of the LDC requires that a project seeking a bonus demonstrates several factors. Section also establishes orientation, parking, services, as well as site and building design requirements. Density bonuses also require a mixed use component in the development program. The proposed development consists of both commercial and residential uses. Site design improvements include enhanced streetscapes as well as landscaping in the park. Building design improvements include a significant structure to terminate this key vista. Also, the building provides a top/crown that is distinctive and integrates well with the middle of the building and will provide a distinctive addition to the downtown skyline both during the day and at night. In regards to parking and service areas, they are well screened and the use of ground floor retail and active use maximizes architectural interest and human activity.

5 Page 5 MPL M odera Central P R O JECT ANALYSIS CRA Plan The site is located within Downtown Community Redevelopment Area (CRA) which includes a recently updated area plan (The DTOutlook). The mission of the Community Redevelopment Agency is to aggressively pursue redevelopment and revitalization activities within the Downtown Orlando Community Redevelopment Area, with emphasis on providing more housing and cultural arts opportunities, improving long-term transportation needs and encouraging retail development. Downtown Orlando is comprised of several neighborhoods and activity centers, each with its own unique, distinguishing characteristics. The subject property is within the Central Business District planning area of the CRA which is the core of Downtown Orlando and heart of the Metro Orlando region. It should also be noted that the subject property abuts the Lake Eola heights planning area to the northeast, which supports context sensitive infill development, and the South Eola planning area to the southeast, described as an emerging residential, dining and entertainment area. The project is consistent with the CRA Plan (2015 Update), specifically consistent with the following strategies: Parks and Open Space, Opportunity 3, Strategy 2: Encourage neighborhood and district gateway features and signage that reflect the unique identity of these special Downtown areas. Parks and Open Space, Opportunity 4, Strategy 2: Support activation of rooftops, including recreation opportunities, gardens, dining, temporary/pop-up events, or other activities, including solar panels or stormwater retention. Art and Culture, Opportunity 1, Strategy 5: Encourage distinctive architecture to create a signature skyline, including building crown design, architectural lighting and building articulation. Marketplace (Retail& Services), Opportunity 2, Strategy 5: Encourage the addition of shade and other pedestrian amenities to creat a comfortable environment and support the walkability of Downtown. Marketplace (Retail& Services), Opportunity 3, Strategy 4: Promote uses that activate storefronts throughout the day, helping to eliminate dead zones. Urban Design/Appearance Review Board (ARB) This project is located in the DDB (Downtown Development Board)/CRA Overlay District, which requires review by the Appearance Review Board (ARB) for all new construction. ARB provided a courtesy review of this project on June 18, Final approval of the building and site plans is required through the Appearance Review Board. The subject property is located within the Downtown Special Sign District, specifically the Downtown Core district. A monument sign is proposed along the northeast corner of the site. The downtown sign district specifically limits monument signs on sites with at least 250,000 square feet of building area and a public or private plaza at least 0.1 acres in area. Therefore the subject plan is not eligible for said sign nor can the sign be incorporated as public art. A Master Sign Plan shall be required for the development. Transportation The subject development will have access to the City s roadway network via a rightin/right-out access onto Central Blvd. and right-in, right-out access on Pine St. The Central Blvd. access is limited to University Club members and guest with residential and retail vehicular access limited to Pine St. The subject parcel is currently occupied by the University Club at 25,552 sq ft and an associated 91 space surface parking lot. The proposed redevelopment will result in a decrease in the University Club gross square footage but the inclusion of retail and residential would result in an average daily trip increase of 2,930 vpd. (see Table 3) Existing Use Table 3 Trip Generation Units/Sq. Ft. Ave Daily Trips (vpd) PM Peak Hr Trips (vph) University Club 25,552 Equal to Future Equal to Future Proposed Development University Club 19,500 Equal to Past Equal to Past Retail Space 7, Multi-Family 394 units 2, New Trips Proposed: 2, The mixed use project includes 630 parking stalls on 8 levels of parking deck. Located within the Downtown Parking Area, the proposed commercial uses are exempt from minimum parking requirements with a maximum of 3 spaces per 1,000 sq. ft. The Downtown Parking Area allows minimum residential parking requirements at the same rate as outside of downtown, though a maximum of 2 spaces per unit applies. For housing in a mixed-use development, the number of spaces per unit may be reduced by 0.25 within a one-half mile radius of a commuter rail station. The proposed development is located within the required distance of the Church

6 Page 6 MPL M odera Central P R O JECT ANALYSIS Street Sunrail Station for the parking reduction. At 630 parking spaces, the development is within the minimum and maximum allowed parking requirements. Table 4 Parking Requirements Use Units/sq. ft. Minimum Ratio Minimum Spaces Required Maximum Ratio Maximum Spaces Permitted Multifamily Retail University Club Studio/1 bdrm /unit* bdrm /unit* 198 2/unit bdrm /unit* ,000 N/A 21 Exempt** 3:1000 sq. ft GFA 19,500 N/A 59 Total Required: Total Proposed: 630 *For housing in a mixed-use development, the number of spaces per unit may be reduced by 0.25 within a one-half mile radius of a commuter rail station **Per Downtown Parking Area Stormwater The site currently has no existing stormwater facilities on site. An underground stormwater exfiltration system is proposed with the redevelopment. Schools 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 Concurrency which requires all residential developments be subject to school concurrency review. A list of exemptions from this review is provided under Section 16.2 of the Agreement. Included in the list of exemptions are DRIs that have filed a complete application for a development order prior to May 1, 2005 (Section 16.2(j)). Under the terms of the agreement, the City will advise OCPS of comprehensive plan amendments, zoning amendments, and development proposals that may have the effect of increasing existing density. This site is located within the Downtown DRI, which is included in the list of exemptions of DRIs that have filed a complete application, therefore this site is exempt from concurrency. Also, a School Capacity Enhancement agreement will not be required as an increase in residential entitlements is not proposed via a future land use or zoning map amendment.

7 Page 7 M P L M o de r a C e n t ra l S U RV E Y N. Rosalind Ave. E. Central Blvd. Pine St. Subject property

8 Page 8 MPL M odera Central D E V ELOPMENT PLAN University Club garage access Residential and retail access Loading area

9 Page 9 MPL M odera Central G A R A GE FLOOR PLANS

10 Page 10 MPL M odera Central G A R A GE FLOOR PLANS

11 Page 11 MPL M odera Central F L OOR PLANS

12 Page 12 MPL M odera Central F L OOR PLANS

13 Page 13 STREETSCAPE ROOFTOP M P L M o de r a C e n t ra l

14 Page 14 Elevations MPL M odera Central South Elevation West Elevation

15 Page 15 Renderings M P L M o de r a C e n t ra l

16 Page 16 MPL M odera Central S I TE PHOTO S University Club on subject property off E. Central Blvd. Surface parking lot of University Club as viewed from E. Central Blvd. Northeast corner of site, adjacent to the library. Southeast corner of site, adjacent to Downtown Baptist Church. Southern frontage of subject property with library garage façade to the west.

17 Page 17 MPL M odera Central A E R IAL PHOTO Subject site F I N DINGS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Planned Development applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposal is consistent with the City s Growth Management Plan. 2. The proposal is consistent with the purpose and intent of the AC-3A/T zoning district and all other requirements of the LDC. 3. The proposal is compatible with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a condition of this approval. 5. The proposal presents clear and convincing evidence that the design, density, intensity, and mix of uses will result in a superior development that is compatible with the surrounding neighborhood and achieves the criteria for approval of a bonus as provided in section , Orlando City Code. Staff recommends approval of MPL subject to the following conditions:

18 Page 18 MPL M Modera Central C O N D ITIONS OF A PPROVAL Growth Management The Comprehensive Planning Studio has no objections to the proposed PD. Land Development 1. Land Use and Zoning. Development of the property shall be consistent with the development standards of the AC-3A/T zoning designation. 2. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report, the Downtown DRI and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing development. 3. Minor Modifications. Zoning variances and modification of standards may be approved pursuant to the procedures set forth in Part 2J and Part 2F, Chapter 65, Orlando City Code, respectively. The planning official may also approve minor modifications and design modifications to fences, walls, landscaping, accessory structures, signs, and bufferyard requirements. Additionally, recognizing that development plans can change in small ways between the planning and permitting stages of development, the planning official may approve up to a 10% modification of any applicable numerical development standard if the planning official finds that the proposed modification is consistent with the applicable goals, objectives, and policies of the GMP, is compatible with nearby existing land uses, would not result in inadequate public facilities, and is otherwise consistent with the public health, safety, and welfare. When approving such a modification of a development standard, the planning official may impose one or more of the conditions of development provided at section , Orlando City Code, but such condition or conditions must be reasonably calculated to mitigate the identifiable land use impacts of the modified standard. 4. Conformance with Master Plan Required. Construction and development shall conform to approved site plans, elevations, and landscaping plans on file with the City Planning Division and all conditions contained in this report, or as modified by the Municipal Planning Board and City Council. When submitting plans to the Permitting Division for permitting, the applicant shall attach to each submittal a copy of this staff report, and the excerpts of the Municipal Planning Board minutes. 5. Final Site Plan. Approval of the Master Plan by City Council shall give the applicant authority to submit an application for Final Site Plan approval. The Final Site Plan shall be prepared in accordance with LDC The Project Planner, Zoning Official, and Planning Official shall review the Final Site Plan for conformance with the requirements of this Master Plan approval, and all final details shall be included in any approval for a building permit by the Permitting Division. The Final Site Plan may be submitted concurrently with an application for a building permit, but approval of the building permit shall be contingent upon satisfactory review of the Final Site Plan by the Project Planner, Zoning Official, and Planning Official and any changes required to the final details must be shown on all revisions to the permit documents. 6. Expiration. Upon approval of the Master Plan by City Council, a building permit shall be obtained for the work requiring the master plan within two years of the master plan approval. If the applicant does not receive the building permit within two years, then the master plan is no longer valid and the applicant must reapply for a 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 the master plan, then the master plan is no longer valid and the applicant must reapply for a master plan if the applicant wishes to proceed with a development requiring a master plan. However, the Planning Official may extend this time limit for one period of up to 12 months for good cause shown upon written application filed 30 days prior to the expiration date. 7. Density/Intensity. Development shall be limited to 394 residential units or 318 du/ac. Intensity shall be consistent with code requirement of 3.0 FAR 8. Setbacks. Setback requirements shall conform to code subject to modification to allow for streetscape requirements. 9. Demolition. Demolition of the existing structures shall be prohibited until issuance of a foundation or building permit. 10. Building Height. The building height shall be limited to 26 stories. FAA approval must be obtained for the proposed height. A copy of said approval shall be provided to the Planning Division prior to adoption of the PD ordinance. 11. Public Art. The project is requesting a density bonus and accordingly shall contribute at least 1% of the total construction costs

19 Page 19 C O N D ITIONS OF A PPROVAL(CO NT.) to the public art fund and/or provide art on site consistent with LDC section (b). MPL M Modera Central 12. Horizontal Venting. Horizontal venting for restaurants and through-wall air conditioning shall not be allowed along ground-floor retail areas in order to avoid detrimental impacts to pedestrians. 13. ISR. ISR shall be limited to Urban Design 1. Streetscape A. Streetscape Design Guidelines All streetscape design and construction is required to comply with the design and construction requirements of the Downtown Orlando Streetscape Design Guidelines. B. General Streetscape Requirements: i. Stormwater Planters ARB Staff supports the use of the low impact developer proposed stormwater planters. However, the design and location of stormwater planters shall require Transportation Engineering and Streets and Drainage Division approval. The location of the stormwater planters shall not interfere with the ingress and egress passenger movements of the on-street parking spaces. ii. Maintenance Agreement The applicant shall enter into a maintenance agreement with the City and shall be responsible for the maintenance of the stormwater planters. iii. Street Trees High rise live oaks trees shall be planted as the primary street tree. Phoenix sylvestris palms may be used as accent trees at building entrances. iv. Structural Soil To minimize root damage to adjacent pavement areas structural soil or a Planning Official approved equivalent shall be installed around all canopy street trees consistent with Detail 3.4-O and 3.4-P of the Downtown Orlando Streetscape Guidelines. v. Street Lights Double acorn LED streetlights consistent with the Downtown Streetscape Design Guidelines shall be used on all streets and spaced based on OUC lighting requirements. vi. Corner Treatments Intersection corner treatments shall be Lawrenceville brick and installed with a 6-inch thick concrete sub-base for the first 6-feet from back of curb transitioning to 4-inches to the face of building. Corner treatments shall provide two accessibility ramps at each corner perpendicular to the centerline. vii. Valve and Junction Boxes All at grade junction, valve and control boxes in the streetscape zone shall be traffic bearing grade boxes and lids. viii. Pedestrian Crossings Pedestrian crossings at the garage entries shall be raised to be at same grade as the sidewalk adjacent to the driveway. A pavement treatment that matches the pedestrian clear zone treatment or that contrasts with the vehicle lanes shall be used in order to clearly define the pedestrian area. Reflective paint alone is not acceptable, however may be used in conjunction with pavers or other surfaces to outline the pedestrian path for night time safety. The midblock curb cuts into the garage and service areas shall also meet the mid-block curb cut standard in the Downtown Streetscape Guidelines. ix. Building Entries Building entries should be recessed into the façade so that ingress, egress and entry doors do not conflict or open directly into the pedestrian clear zone. x. Curb Cuts All existing curb cuts shall be removed and the streetscape and curbing restored during construction. xi. Final Landscape and hardscape plans shall be submitted for ARB Final Review and approval prior to submittal of building permits. C. E. Central Avenue i. Width The minimum streetscape width on E. Central shall be 13-feet from back-of-curb at the western property line to match the setback of the library garage expanding to a minimum of 15-feet approaching the Rosalind intersection. The furniture zone shall be a minimum of 6-feet along the entire project frontage, excluding the proposed loading zone in front of the University Club entrance. The concrete sub-base in the furniture zone shall be 6-inches thick. The pedestrian clear zone shall be a minimum of 7-feet in width at the western property boundary but in such a heavily travelled pedestrian area should transition to a minimum 9-foot pedestrian clear zone. ii. City Services Easement A city services easement shall be provided by the applicant for any portion of the minimum streetscape zone outside of the right-of-way. Treatment 1 The E. Central streetscape shall match Treatment 1 of the streetscape guidelines with hex pavers in the furniture zone and Lawerenceville brick in the pedestrian clear zone. iii. Street Trees Street tree wells shall be 5-feet by 9-feet to match the tree well size on the north side of E. Central; the use of tree grates is optional. iv. Accent Bands The proposed flush concrete accent bands in the primary streetscape zone are not supported by ARB Staff and shall be removed from future plans. The accent bands may be allowed outside the minimum required streetscape zones.

20 Page 20 C O N D ITIONS OF A PPROVAL(CO NT.) MPL M Modera Central v. Loading Zone The location of the loading zone shall require approval by the Transportation Engineering Division however a minimum 9-foot pedestrian clear zone shall be maintained adjacent to the loading zone. The pavement surface of the loading zone shall be vehicle rated hex pavers or stamped concrete to match the hex paver pattern of the furniture zone. vi. Planters The raised planters adjacent to the entrance of the University Club shall be minimum of 2.5-feet wide and shall also wrap around the corner of the building onto the Rosalind Ave. frontage. D. S. Rosalind Avenue i. Width The minimum streetscape width on S. Rosalind Ave. shall be 15-feet from the back-of-curb. The furniture zone shall be a minimum of 6-feet along the entire project frontage. The pedestrian clear zone shall be a minimum of 9-feet in width. The sub-base in the furniture zone shall be a minimum of 6-inch thick concrete transitioning to a 4-inch thick concrete sidewalk in the pedestrian clear zone. ii. City Services Easement A city services easement shall be provided by the applicant for any portion of the minimum streetscape zone outside of the right-of-way. iii. Treatment The S. Rosalind streetscape shall match the streetscape on the east side of S. Rosalind with hex pavers in the furniture zone and concrete saw cut sidewalk panels with a smooth finish in the pedestrian clear zone. iv. Street Tree Wells Street tree wells along S. Rosalind shall be 6-feet by 9-feet. The use of tree grates is optional. v. Sidewalk Café A Sidewalk cafe shall be permitted in the 15-foot streetscape zone in front of the S. Rosalind Avenue retail space. The sidewalk café shall meet the requirements in the Land Development Code [LDC] including the preservation of a 5-foot pedestrian clear zone adjacent to the furniture zone. A sidewalk café permit and ARB Minor Review shall be required prior to the issuance of a Certificate of Occupancy for the retail space. E. E. Pine Street i. Width Per the Downtown Orlando Streetscape Design Guidelines the minimum streetscape width from back-of-curb shall be 15-feet for new development. Approximately 12-feet is being provided along the E. Pine Street frontage based on previous approvals for the site. The furniture zone shall be a minimum of 6-feet along the entire project frontage. The subbase in the furniture zone shall be a minimum of 6-inch thick concrete. ii. City Services Easement A city services easement shall be provided by the applicant for any portion of the minimum streetscape zone outside of the right-of-way. iii. Treatment 3 The E. Pine streetscape shall match Treatment 3 of the streetscape design guidelines with hex pavers from the back-of-curb to face of building.. iv. Street Tree Wells Street tree wells shall be 6-feet by 9-feet. The use of tree grates is optional. v. Garage/Loading Bay Crossing The pedestrian crossing at the garage and service area entries shall be raised to be at same grade as the sidewalk adjacent to the driveway. The transition from finished street grade to the pedestrian crossing shall occur in the furniture zone. A pavement treatment that contrasts with the vehicle lanes and aprons shall be used in order to clearly define the pedestrian crossing area. Reflective paint alone is not acceptable, however may be used in conjunction with pavers or other surfaces to outline the pedestrian path for night time safety. vi. Sidewalk Cafe The proposed 12-foot wide streetscape zone does not provide sufficient width to allow sidewalk cafes in the streetscape zone. A minimum 15-foot wide streetscape is required should the final design desire to incorporate sidewalk cafes Pine Street. 2. Architecture A. Design Intent i. ARB and City Staff is very excited about the design of the University Club/Modera project as presented in this submittal package. The redevelopment project is located at a major intersection in the core of the downtown district and adjacent to one of the most active areas of Downtown Orlando Lake Eola Park. ii. The contemporary design and architecture of this building will have a positive impact on the downtown skyline and activation of the ground level. iii. Continued focus on the design and details at the base, through the middle and especially at the top or crown of the building will continue to be critical through the design and development process. iv. Final architectural plans, elevations, materials and finishes shall be submitted for ARB Final Review and approval prior to submittal for building permits. B. Tower Crown i. The top or crown of the building is distinctive and integrates well with the middle of the building. As the design process continues emphasis should be placed on an architectural lighting plan for the crown that will make the Modera tower a beacon in the night-time skyline. ii. The intent should be to create a signature crown that makes the top of the Modera tower a distinctive addition to the downtown skyline both during the day and at night. The visual identity of the Modera tower should be as unique to the skyline as the SunTrust and Bank of America buildings, for example. Residents and visitors should be able to look upon the

21 Page 21 C O N D ITIONS OF A PPROVAL(CO NT.) MPL M Modera Central tower from both near and far and be able to say that s the Modera tower. C. Tower Middle i. The rhythm and cadence of the middle of the residential tower from the vertical elements carried from the garage facade to the crown, to the gridded architectural accents and the window and balcony patterns provide visual interest on all four sides of the project. ii. Windows - The windows on the tower units shall be recessed from the façade to provide additional design texture and shadow lines to the building façade. D. Tower Base [Ground Floor Elevation] i. Transparency should be increased on the E. Central Façade to the west of the University Club entrance. ii. Decorative doors or gates that are architecturally integrated with the building shall be utilized on the Pine Streetloading area. The doors or gates shall be closed when the loading area is not in use. iii. Proposed canopies at the building entries may project into the city services easements. Canopies that project into the right-of-way will require Transportation Engineering approval. In no instance shall a canopy be less than 17-6 above finished grade; awning shall provide a minimum 9-feet of clearance above finished grade. iv. Glass and glazing at the ground level shall meet the City s transparency requirements. v. ARB Staff supports the use of Thermochromax as the finish material on the ground floor street facing facades. vi. Exterior Doors A minimum 4 x6 security view panels shall be provided in all pedestrian accessible exterior doors, including emergency exit doors, to provide visibility and security for pedestrians exiting the building. E. Parking Garage i. The parking garage elevations and mesh patterns compliment the tower and base elevations. ii. The parking garage shall be designed to minimize direct views of parked vehicles from streets and sidewalks. An opaque minimum 36-inch tall wall shall be installed to avoid headlight and spill-over light glare. Noise and exhaust fumes onto public use areas or adjacent properties shall be mitigated. Lighting that may be potentially visible from the garage shall be shielded. iii. Pedestrian Connection A minimum 5 ft. pedestrian walkway shall be provided adjacent to the driveway entries into the parking garage. iv. Ramping Angled exterior ramping shall not be visible from the right-of-way and shall be obscured from view through the use of exterior metal screening, or other alternative methods. v. The slope of the grade preceding the exit of a parking garage shall not exceed 2% for a minimum of 25 feet from the garage entry. vi. Interior ramping and walls that might be visible thru the garage openings shall be painted a dark gray or black. E. Transparency i. The ground floor building walls facing all streets shall contain a minimum of 30% of transparent materials. A minimum of 15% transparency shall be provided on all floors facing the street above the ground level. ii. All glass at the ground level shall be clear. Minimum light transmittance shall be 80%. High performance or low-e glass may be considered as an alternative with a minimum transmittance of 60%. iii. No windows shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. iv. Tinted, reflective, or spandrel glass does not count towards meeting the transparency requirements. 3. Lighting A. A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures shall be submitted for ARB Final Review and approval prior to issuance of building permits. B. It is encouraged that the top of the building be significantly lit in order to make the building be a beacon in the night time skyline. C. Night time building elevations shall be submitted with the ARB Final Review application. 4. Mechanical Equipment A. Venting & Exhaust All potential restaurant venting and restaurant exhaust shall be directed to the roof of the building and shall not be visible from the public right-of-way. Restaurant venting is not permitted on any façade of the building. All other venting and exhaust for mechanical and other utilities shall be a minimum of 12 ft. above grade and shall be integrated with the building design so as to be seamless with the overall architecture of the building. B. Transformer Area Screening Transformer areas shall be screened with decorative, opaque fencing and gates up to 6-feet in height. C. Mechanical Equipment All ground mounted and rooftop mechanical equipment shall be screened from view and meet the conditions of the Land Development Code. D. Backflow Preventer Backflow preventer[s] shall be located so as to not be directly visible from the right-of-way and

22 Page 22 C O N D ITIONS OF A PPROVAL(CO NT.) MPL M Modera Central should be screened from view where necessary. They shall be clearly identified on the final utilities plan. E. Fencing Any fencing on the site shall be an open, CPTED-approved fence, such as aluminum or wrought-iron picket fencing. Chain link fencing is prohibited. F. Final Elevations The location and configuration of all exterior venting and mechanical equipment shall be depicted on the building elevations in the Final ARB Review application. 5. Signage A. A Master Sign Plan [MSP], including both the residential, retail and high-rise signage shall be submitted for a separate ARB Major Review approval prior to the issuance of a Certificate of Occupancy for the tower or retail spaces. The MSP shall clearly show how signage will be allocated between the tenants and the site as a whole, and provide placeholders for locations of proposed signage. High-rise signs are permitted consistent with Sec of the Land Development Code but will require an ARB Major Review prior to permitting. B. Modera Sign The bottom of the proposed Modera mid-rise projecting sign shall be located no higher than 20-feet above grade. The sign face shall be no wider than 4-feet and no taller than 40-feet. The sign shall project no more than 5-feet from the façade. Only one mid-rise projecting sign per street facing building façade shall be permitted. C. U-Club Signs If the U-Club signs are located or extend more than 30-feet above finished grade they shall be considered high-rise signs. D. Public Art Signage is specifically excluded from being utilized for the public art requirement of the density bonus. 6. Telecommunications Equipment Screening Buildings should be designed to accommodate future placement of telecommunications equipment. Screening areas should be built into rooftop areas so that the placement and screening of the equipment does not become an afterthought. 7. Model Prior to permitting, a physical 1"= 100' scale model of the project should be provided for the DDB/CRA model located in the Downtown Information Center. Transportation Planning The Transportation Planning Division supports the applicant's request provided that the owner/applicant complies with the following: 1. commercial Plans Submittal. The submitted construction plans shall include a site plan (to engineering scale) and show the following: property lines, legal description, curbs, street pavement edges, public sidewalks, loading/unloading areas, parking spaces, solid waste location, etc. (Please see the Commercial Plans Submittal Checklist: Reference Orlando Land Development Code (LDC), Chapters 60, 61, and 65, and the Engineering Standards Manual (ESM). 2. Neighborhood Impact Analysis. The proposed project is located inside the City's Transportation Concurrency Exception Area (TCEA). Policy of the Transportation Element of the Orlando Growth Management Plan (GMP) states that applicants for development proposals inside and outside the TCEA shall conduct a neighborhood impact analysis if the proposed development is projected to generate more than 1,000 daily trips. If existing traffic on collector or local streets is projected to increase by more than ten percent (10%) due to the project, the developer shall mitigate through appropriate traffic calming or transportation demand management measures. 3. Work Within ROW. For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public right-of-way (including but not limited to: irrigation, drainage, utility, cable, sidewalk, driveway, road construction/ reconstruction or landscaping), the owner/applicant shall submit the following: a. Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events & Permits at ) b. Roadway plans including paving, grading, pavement markings and signage (Contact the Permitting Transportation Engineering Reviewer at for details) c. A copy of all required County and State permits (If permits are pending attach a copy of the application) 4. Driveway removal. The Owner/Applicant shall remove all unapproved curb cuts / driveways and shall restore all curbs, gutters, parkways and sidewalks to Orlando Engineering Standards Manual (ESM) requirements and standards. 5. Parking Garages. Dimensions for all parking stalls, drive aisles, and turning radii within the parking garage shall conform to all

23 Page 23 C O N D ITIONS OF A PPROVAL(CO NT.) MPL M Modera Central applicable provisions of the City Code and Engineering Standards Manual. Current Code requires minimum stall dimensions of 9 ft by 18.5 ft, and 2-way aisle width of 24 ft. Stalls located adjacent to lateral obstructions shall have a minimum width of 10 ft. Any locations where the drive aisle ends abruptly should be treated with a 3 ft relief for vehicles backing out of the last parking stall. 6. Driveway gates. The driveway gates shall be positioned to allow a minimum storage of the length of one standard size vehicle between the gate (gate controller) and the street in the drive aisle. Gates shall be equipped with optical sensor or approved lock boxes for fire department access. Show the location of the actuation device(s), and show driver's clear sight distance. 7. Driveway: Sight Distance. At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between 2 feet and 8 feet in height above street level. The street corner / driveway visibility area shall be shown and noted on construction plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the street corner visibility requirements (Chapter 60, Sections through Sections ) and the driveways and curb cuts requirements (Chapter 61, Sections through Sections ) of the Orlando Land Development Code (LDC). 8. General Loading requirements. The access to any trash or delivery area intended only for freight type operations will be secured using a gate to clearly denote when the area is operational and that any adjacent pedestrian path is clear for uninterrupted use. The hours of operation for delivery are to be limited and subject to further limitation based on operation of this site. Delivery during AM, PM, and Event peak hours will be prohibited. 9. AutoTurn Analysis. The applicant shall commission an operational study using AutoTurn or equivalent design software to document the functionality of movements throughout the project drive areas, loading/unloading, and at access points to the surrounding roadway network by the appropriate design vehicles. The results of this study shall be submitted with the Engineering plans. 10. Dumpster/ compactor. Garbage containers shall be located to allow direct access without requiring excessive maneuvering or backing up more than 50 ft. 11. Parking Space Requirement. The proposed number of parking spaces must comply with the Orlando Land Development Code (LDC) requirements set forth in Chapter 61, Part 3C. Any proposed reduction in parking allowable in the LDC must be accompanied by a written justification. Please note that the number of spaces per unit may be reduced by 0.25 within a one-half mile radius of a commuter rail station. 12. Bike Parking: General Requirements. Per City Code Sec , twenty (20 long-term and twenty-four (24) short-term bicycle parking spaces shall be provided for employees and others to use. The four short term retail bike rack should be placed near the entrance to the retail use on the ground floor, for use by the general public. The remaining required spaces may be located within the parking garage. In all instances, the racks shall be located so as not to create conflicts with pedestrians or other vehicles. 13. Overhangs/Canopies Over Sidewalks. Orlando Land Development Code (LDC), Section , provides minimum requirements for awnings, marquees, and overhangs over public right-of-way(r-o-w). Cantilevers, architectural overhangs, and columns are not permitted within public R-O-W and must be no less than 17 ft 6 in above finished grade when overhanging City Services Easement areas. Awnings or marques are permitted above easements or R-O-W with a minimum of 9 ft of clearance from finished grade. 14. Door Opennings. Doors (and any pedestrian entrances) that lead directly from the sidewalk shall be recessed so the doors do not swing open into the sidewalk area. Transportation Engineering 1. A two-way 24' minimum wide access drive shall be provided connecting Central Blvd and Pine Street along the west side of the property. Having a minimum of two access points for residents and visitors provides a safer and better connected network. Currently 396 units will only be allowed access on Pine Street that is a one lane, one-way road. 2. All Freight and passenger loading activities shall take place on the access drive. No Freight Maneuvers will be allowed on public R.O.W.

24 Page 24 C O N D ITIONS OF A PPROVAL(CO NT.) 3. No loading zone will be allowed on Central Blvd. 4. The slope of the grade preceding the exit of a parking garage shall not exceed 2% for a minimum of 25 feet. 5. Side-walks shall meet downtown street spaces guidelines. MPL M Modera Central 6. Handicap curb ramps at Central and Rosalind and at Pine and Rosalind shall be reconstructed to meet current ADA standards. 7. Sight Distance: At all project entrances, clear sight distances for drivers and pedestrians shall not be blocked by signs, buildings, building columns, landscaping, or other visual impediments. No structure, fence, wall, or other visual impediment shall obstruct vision between 3 feet and 8 feet in height above street level. The street corner/ driveway visibility area shall be shown and noted on construction plans and any future site plan submittals. The applicant shall design the site plan as necessary to comply with the Florida Greenbook requirements for sight distance at intersections. Sight lines shall be shown on both the site plan and landscape plan. Landscaping located within intersection triangles as defined by the Florida Greenbook shall be trimmed or spaced according to FDOT Design Index MOT Plan - For any construction work planned or required within a public right-of-way or City sidewalk easement adjacent to a public right-of-way (including but not limited to: irrigation, drainage, utility, cable, sidewalk, driveway, road construction/ reconstruction or landscaping), the Owner/Applicant shall submit the following: a. Maintenance of traffic plans (M.O.T.) (For more information/detailed requirements contact the Office of Special Events & Permits at ) Maintenance of traffic plans (M.O.T.) coordination with Scott Walker and Lauren Torres is required. Scott can be contacted at or scott.walker@cityoforlando.net and Lauren can be contacted at or lauren.torres@cityoforlando.net. After the MOT plan gets approved, a hard copy shall be submitted to the permitting department in order to have this condition met. Police 1. CPTED Review. The Orlando Police Department has reviewed the plans for Modera Central Apartments located at 150 E. Central Blvd., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of a created environment to reduce crime and enhance the quality of life. There are four overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. 2. Natural Surveillance: Design the site to keep intruders easily observable. This is promoted by features that maximize visibility of people, parking areas and building entrances; doors and windows that look out onto streets and parking areas; pedestrian-friendly sidewalks and street; porches or patios and adequate nighttime lighting. Overall Project: A lighting plan was not available at the time of this review. Lighting plays a very important role in CPTED. It is crucial that lighting sends the right messages to the public about the safe and appropriate use of space at different times of the day and night. o All lighting for this project shall meet or exceed the guidelines in Orlando City Code, Title II, Chapter 63. o In order to create a sense of safety, pedestrian-scale lighting should be used in all high-pedestrian traffic areas throughout the development to include building entrances, pedestrian promenades, parking facility entrances, common areas, courtyards, amenity deck, walkways and service areas. o Appropriate lighting should be included in all areas anticipated to be used after-dark. o Lighting should not be screened out by landscaping (especially pedestrian scale lighting) or building structures such as overhangs or awnings. o Uniformity of light is crucial to avoid 'dark' spots, especially in parking areas. o Any illumination shall not cause a glare or excessive brightness that adversely affects the vision of pedestrians or motor vehicle operators on public or private property. o Pedestrian walkways, service entrances and access routes open to public spaces should be lit so that a person with normal vision is able to identify a face from a distance of 30 feet during nighttime hours. o The use of full cut-off or shielded light fixtures can direct light where it is intended while reducing light trespass, glare, and waste. Landscaping is another crucial aspect of CPTED. Trees branches should be kept trimmed to no lower than 6 feet from the