THE IVANHOE. CSX Railroad/Sunrail

Transcription

1 Staff Report to the Municipal Planning Board February 17, 2015 CUP , MPL & ABN Items #6A, 6B & 6C THE IVANHOE Lake Formosa Lake Ivanhoe CSX Railroad/Sunrail Philadelphia Ave. New York Ave. Location Map Subject Site S UMMARY Applicant Meghan Dietz, Designer Baker Barrios Property Owner Chance Gordy, Jr. Ivanhoe Place, LLC Project Planner Jim Burnett, AICP Updated: February 10, 2015 Property Location: 1427 Alden Rd. (north side of Virginia Dr., between the Sunrail tracks and Philadelphia Ave.) (multiple parcel #s) (±7.85 acres, District 3). Applicant s Request: The applicant requests abandonment of portions of Alden Rd., Midway Dr. and Philadelphia Ave. as part of a Master Plan for a phased 9-story (maximum height) 630-unit multi-family apartment building, with ±56,905 sq. ft. of commercial space, for a total gross floor area (GFA) of ±784,513 sq. ft., and a 1,146-space internal parking garage. A Conditional Use Permit (CUP) is also needed to allow 66 more units than is allowed in the MU-2/T portion of the overall site and to allow a high-rise sign on the west and south building elevations. The property is zoned MU-1/T and MU-2/T and is in the Lake Formosa neighborhood. Staff Recommendation: Approval of the proposed Abandonment, Master Plan and Conditional Use Permit, per the conditions/comments provided within the report. Public Comment: Courtesy notices were sent to property owners within 300 ft. of the subject property the week of February 2, As of the mail-out of the staff report, staff has received numerous comments from the public relative to the multiple requests. The applicant has also held numerous neighborhood meetings to discuss the requests with the public.

2 Page 2 FUTURE LAND USE MAP CONSERV RES-MED M U C - H I G H SUBJECT PROPERTY CONSERV M U C - H I G H Z ONING MAP C/T SUBJECT PROPERTY I-G/T

3 Page 3 S ITE MAP FOR PROPOSED ABANDONMENTS A ERIAL PHOTO Baltimore Ave. N. Orange Ave. Alden Rd. Philadelphia Ave. New York Ave. S. Lake Formosa Dr. Asher Ln.. Ferris Ave.

4 Page 4 P ROJECT ANALYSIS Project Description The applicant is requesting abandonment of a portion of Alden Rd., Midway Dr. and Philadelphia Ave. (ABN ), and Master Plan approval to construct a phased 9-story (maximum height) 630-unit multi-family apart-ment complex, with ±56,905 sq. ft. of commercial space, and a 1,146-space internal parking garage. A Conditional Use Permit (CUP) is also needed to allow 66 more units than is normally allowed in the MU-2/T portion of the overall site and to also allow a high-rise sign on the west and south building elevations. As part of the master plan, the applicant is proposing to dedicate additional right-of-way and/or City Services easements and to re-align Alden Rd. to connect to Philadelphia Ave. The property is zoned MU-1/T and MU-2/T and is in the Lake Formosa neighborhood. Previous Actions 1917: Property platted as Van Houten s Idlewild Park Subdivision; Property replatted as part of Idlewild Park 1st Replat. 1920: Portion of property replatted as Henry Benedict Subdivision. 1923: Property replatted as part of Idlewild Park 2nd Replat. 1925: Subject properties along Alden Rd. initially developed with warehouses and quasi-industrial uses. Two (2) properties on west side of New York Ave. developed with single-family homes. 1959: Properties along Alden Rd. north of Virginia Dr. initially zoned C-4; properties east of Philadelphia Ave., north of Virginia Dr., zoned C : Street Name Change, from Chicago Ave. to Alden Rd. (section between Virginia Dr. and S. Lake Formosa Dr.). 1970s: Properties along Alden Rd. north of Virginia Dr. rezoned to I-G; properties east of Philadelphia Ave., north of Virginia Dr., rezoned to O-C. 1985: Properties along Alden Rd. north of Virginia Dr. rezoned to MU-2; properties east of Philadelphia Ave., north of Virginia Dr., rezoned to MU : Cell tower approved and constructed at 1621 Alden Rd. (CUP97-135). 3/2008: Zoning Official Determination issued (LDC ) relative to allowed uses within the R-Kids properties along both sides of Alden Rd. north of Virginia Dr. 11/2014: Properties acquired by current owner. Project Context The 7.85-acre property, including the streets requested for abandonment, is located on the north side of Virginia Dr., between the Sunrail tracks and Philadelphia Ave., with a small portion extending east to New York Ave. Adjacent uses, zoning and future land use designations are shown in Table 1 below. T ABLE 1 - PROJECT CONTEXT Direction Future Land Use Zoning Adjacent Uses North Mixed Use Corridor, High Intensity (MUC-HIGH) and (across S. Lake Formosa Dr.) Conservation (Across Philadelphia Ave.) Office Low Intensity & (across New York Ave.) Mixed Use Corridor, Medium Intensity (MUC-MED) MU-2/T (High Intensity Mixed Use Corridor, Traditional City Overlay) & C/T (Conservation, Traditional City Overlay) O-1/T (Low Intensity Office - Residential, Traditional City Overlay) & MU-1/T (Medium Intensity Mixed Use Corridor, Traditional City Overlay) Roofing Business & Lake Formosa East Offices & Restaurant South (Across Virginia Dr.) MUC-MED MU-1/T Offices, Retail & Restaurants West (Across Sunrail tracks) MUC-HIGH MU-2/T Retail & Restaurants (Ivanhoe Row Shops) Abandonment Criteria (LDC Section ) 1. Adequate Public Facilities. Whether and the extent to which the request would result in demand on public facilities and services (both on-site and off-site), exceeding the capacity of such facilities and services, existing or programmed, including transportation, utilities, drainage, recreation, education, emergency services, and similar necessary facilities and services. No abandonment for any public right-of-way, easement, or other land dedicated to the use of the public shall be approved where an identified future need for the facility exists. Where existing or proposed utilities are located within the right-of-way to be abandoned, they shall be retained within an easement. 2. Cost for Improvements. The cost for abandonment of any right-of-way, easement, or other land dedicated to the use of the public shall be paid by the applicant or developer of a proposed project, including cost of improvements to adjacent rights-of-way or relocation of utilities within an existing easement.

5 Page 5 3. Other Matters. Any other matters which they may deem relevant and appropriate. Master Plan Criteria (LDC Section ) Conditional Use Permit Criteria (LDC Section ) The Municipal Planning Board and City Council shall consider the following factors in their review of Master Plan applications: 1. Purpose and Intent. The purpose and intent of the use and all other requirements of 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 proposal must conform 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 proposal must conform to all applicable performance and design regulations of LDC Chapters 58, 60, 61, and 62 and the proposed use must be compatible with surrounding land uses and general character of the neighborhood, including building height, bulk, scale, intensity, traffic, noise, drainage, dust, lighting and general appearance. 5. Public Facilities and Services. Will necessary public facilities (both on- and off-site), such as transportation, sanitation, water, sewer, drainage, emergency services, education, recreation, etc. be adequate to serve the proposed use. Abandonment Request The applicant has requested the abandonment of Alden Rd. (between Virginia Dr. and S. Lake Formosa Dr.), Midway Dr. (between Alden Rd. and Philadelphia Ave.), and the southerly ±120 ft. of Philadelphia Ave. (north of Virginia Dr.). All of these roadway segments are part of the Conditional Use Permit/Master Plan request to redevelop the adjacent properties for a mixed use development. Alden Rd. and Philadelphia Ave., between Virginia Dr. and S. Lake Formosa Dr., are 40-ft. wide north/south R-O- Ws, and Midway Dr. is a 40-ft. wide east/west R-O-W intersecting Alden Rd. and bisecting Philadelphia Ave. Alden Rd. has a 30-ft. wide brick-paved roadway surface, while both Philadelphia Ave. and Midway Dr. have 25-ft. wide brick-paved roadway surfaces. All these streets or street segments are listed as Local Streets in LDC Table 2 Street Segments Requested for Abandonment (1.32 ac.) Chapter 61 Part 2B Figure 3. The affected street segments are shown in Name From To Area Alden Rd. Virginia Dr. S. Lake Formosa Ave. 40 ft. x 1121 ft. (1.03 ac.) Table 2 at right. Midway Dr. Alden Rd. Philadelphia Ave. 40 ft. x 200 ft. (0.18 ac.) Typically, when a nonconforming street is being redeveloped, the street is Philadelphia Ave. Virginia Dr. South of Midway Dr. 40 ft. x 120 ft. (0.11 ac.) brought into compliance to the maximum extent possible. Per LDC Section , Figure 4, a commercial street should have a minimum 70 ft. R-O-W. The redevelopment plan calls for the relocation of Alden Rd. to line up with that portion of Alden located south of Virginia Dr. The new Alden Rd. segment north of Virginia Dr. will be constructed as a 70-ft. wide R-O-W or combination of R-O-W and City Services easements, with the entirety of the vehicular travel lanes to be within the R-O-W. For 911-emergency response purposes, Philadelphia Ave. will need to be renamed Alden Rd. and will continue northward as a minimum 55-ft. wide mix of R-O-W and City Services easements past the intersection of S. Lake Formosa Ave. back to Alden Rd. A limited number of parallel parking spaces will be on the west side of the new Alden Rd. Spaces are not available on the east side of the street, owing to a lack of additional R-O-W. The applicant has provided several cross-sections showing what the new Alden Rd. and S. Lake Formosa Dr. roadways will look like when completed (see last several pages of the graphic portion of this report). Utilities in the existing Alden Rd., Midway Dr. and Philadelphia Ave. rights-of-way will either be removed and relocated or retained in place via easements with the utility provider(s). Approximately half of the to-be-abandoned portion of Alden Rd. will be utilized as park/open space and driveways into an internal parking garage. The to-be-abandoned portion of Midway Dr. will be used as driveways for the multi-family portion of the overall development. Some undergrounding of overheard utility transmission lines will occur between Virginia Dr. and the new Alden/Philadelphia interface. All pavers/bricks in the abandoned street R- O-Ws not utilized in the rebuild of the new Alden Rd. shall be palletized and returned to the City for re-use elsewhere in the City. A reverter clause is being placed that, in the event the redevelopment does not occur within 2 years of the effective date of the Master Plan and Conditional Use Permit (or 3 years if an extension is granted), will require the pre-existing City streets/r-o-ws to be returned to the condition prior to the Abandonment request. Conformance with Growth Management Plan and Zoning The property is designated Mixed Use Corridor, High Intensity (MUC-HIGH) and Mixed Use Corridor, Zoning Table 3 Entitlements Prior to Abandonment or Redevelopment Requests (6.92 ac.) Acres Dwelling Units/Acre (du/ac)(min/max) Dwelling Units Min/Max Allowances Intensity/FAR (min/max) Intensity/FAR Allowances (sq. ft.) MU-1/T /30 8/ max. 11,543.4 max. MU-2/T /75/200 w. CUP 192/479/1,278 (CUP) 0.40/ ,655/278,348 max. Totals 200/495/1,294 (CUP) 289,892 max.

6 Page 6 Medium Intensity (MUC -MED) on the City s Future Land Use Map and is zoned MU-2/T and MU-1/T, respectively. Multifamily and commercial uses are permitted in the MU-1/T and MU-2/T zoning districts, requi-ring approval of a Master Plan and a Conditional Use Permit (par-tially for additional dwelling units). Property entitlements prior to any abandonments or redevelopment is shown in Table 3 on the previous page. Proposed development standards for the total property, including abandoned street segments, are shown in Table 4 below. Table 4 - Development Standards (MU-2/T and MU-1/T zoning, 7.85 acres (includes R-O-W)) Phase Proposed Uses Setbacks (Minimum/Maximum/Proposed (P)) (ft.) Density or FAR Min/Max. Proposed (P) 1 (5.67 ac.) 2 (1.32 ac.) 3 (0.86 ac.) Total Retail A, B, C & D and The Venue (MU-2/T) Multi-Family Units (MU-2/T) Multi-Family Units (MU-2/T) Future Retail & Apts. MU-2/T (0.31 ac.) MU-1/T (0.55 ac.) Front (Virginia) Max. 15/ <15* Retail A Max. 15/ 15* P Street Side (New Alden) Max. 15/ <10 Retail C <15* Retail B Max. 15/ 15* Max. 15/ 6.9 ft. (at closest point) Max. 15/ 30* P Side (CSX Railroad) 0 or 3 / 13 P 0 or 3/ P (at closest point) 0 or 3/ ft. P (at closest point) Side - East 0 or 3/25 25 ft. P ISR - Max./ Proposed Bldg. Ht. Max./ Proposed This project is an infill site that has been identified as a potential redevelopment area for many years. In the 1980s, much of the property was rezoned from industrial to mixed use, with the hope that industrial uses would phase out over time. The City s GMP supports redevelopment at higher densities and intensities to create walkable, compact neighborhoods. The proposed project is consistent with the following policies from the GMP future land use element. Many elements of the project site plan demonstrate how these general policies can be implemented on a specific site. Objective 1.3 states that the City shall achieve a compact urban form by maintaining the highest average density and intensity of development in Central Florida by maintaining development regulations which discourage the proliferation of urban sprawl, encourage a compact urban form, encourage the redevelopment and renewal of blighted areas, and provide incentives for infill development. Policy requires land development regulations to include zoning districts whose standards encourage a concentrated urban form in order to efficiently accommodate its projected resident population. The City recognizes that the benefits of a concentrated urban form include efficiencies related to public services, neighborhood protection, energy consumption and environmental protection. The development regulations shall assist in maximizing the use of the City's transportation system by regulating access on thoroughfares, by controlling the amount of on-site parking available, and by including standards for mass transit facilities and requirements to make such facilities readily available to users. Policy states that the mixed use corridor high intensity future land use category is intended to provide for concentrated areas of mixed commercial, service, residential and office uses at high intensities extending along and oriented to higher level thoroughfares, recognizing the character of the thoroughfare along which it is located. A mixture of land uses is specifically encouraged. These mixed-use corridors are intended for locations where intermediate and high levels of mass transit service are available or are programmed. Furthermore, it has been a long-time desire of the City to improve the north / south alignment of Alden Rd. This goal has even been included in Figure TE-2 of the Transportation Element of the City s Growth Management Plan, entitled Recommended Mobility Projects For this reason, the City intends to add a traffic signal at the intersection of new Alden Rd. and Virginia Dr. soon after the realignment is completed by the developer. Additional Dwelling Units - As noted above, the proposed development requires not only a Master Plan, but also a Conditional Rear (N) 20/ 210 P 20/ 20 P North 20/ 20 P FAR: 0.4 / ,000 sq. ft. P (0.18 FAR) Density: 75 du/ac 442 dwelling units P 78 du/ac P (CUP) Density: 75 du/ac 172 dwelling units P 130 du/ac P (CUP) FAR: 0.4./1.0 7,280 sq. ft. P (0.27 FAR) FAR: no min./0.5 4,625 sq. ft. P (0.20 FAR) Density: 15/30 du/ac 16 dwelling units P 30 du/ac P 90% / 90% 85% / 85% *setback to be reduced via provision of City Services easements; CUP needed for density higher than 75 du/ac 100 ft./ ±20 ft. & 30 ft. 100 ft./ 45 ft., 75 ft., 90 ft. 100 ft./ 20 ft., 65 ft., 90 ft. 35 ft. / 30 ft.

7 Page 7 Use Permit (CUP), since the residential densities for all three (3) phases exceeds 75 dwelling units per acre. Traditional City (T) Overlay - The site is in the Traditional City Overlay (LDC Section ), which has certain allowances and requirements explained further within this report. The entrances to the Phase 1 retail A-C portions will be oriented toward an internal courtyard (the former Alden Rd. right-of-way); 614 of the total 630 multi-family units will be located north of the main retail area, wrapped around an internal 9-story 1,146-space parking garage. Setbacks - For the subject development, Virginia Dr. is considered a Residential Collector, while Philadelphia Dr./Alden Rd. are considered Local Streets. For purposes of determining setbacks, Virginia Dr. and Philadelphia Ave./New Alden Rd. are, per LDC Section , Town Streets and require a maximum 15 ft. building setback from those streets. A minimum 70% of the front building wall shall meet the maximum setback. Porches, colonnades, marquees, overhangs or similar overhead structures parallel to the street may be counted toward the 70% front building wall at the required setback. The proposed abandonments and multi-family and commercial mixed use development (MPL & CUP) is consistent with the MU- 2/T & MU-1/T zoning requirements, and is consistent with the Growth Management Plan (GMP) and all portions of the Land Development Code (see below for further details). Transportation As previously noted, with the abandonment of the existing Alden Rd. between Virginia and S. Lake Formosa Drs., the proposed development will feature a new signalized Alden Rd./Virginia Dr. intersection, with the new Alden Rd. merging with Philadelphia Ave. along the east side to where it intersects with S. Lake Formosa Dr. Alden Rd. will be the through street, with no stop or yield conditions north of Virginia Dr. Traffic on S. Lake Formosa Dr. will be required to stop prior to turning onto the new Alden Rd. Midway Dr. between the existing Alden Rd. and the new Alden Rd. (existing Philadelphia Ave.) will be abandoned. Phase 3 of the new development will have access to New York Ave. north of Virginia Dr. Other than for Phase 3, access to the proposed development site will be from new Alden Rd., across from Midway Dr., and a second access onto Alden Rd. at the far north end of the project. Access from the new Alden Rd. will lead to a 1,146-space commercial and residential garage within the bulk of the overall development, behind liner buildings facing north, south, east and west. The applicant is providing a 20-ft. wide emergency access easement with a 10-ft. wide multi-purpose trail on the west side of the property, adjacent to the Sunrail tracks and along the north side of the property. The trail may be signed as being open from sunrise to sunset. A sidewalk with streetscape elements will be located on the east side of the development, adjacent to the new Alden Rd. The new trail will connect to existing trail and sidewalk networks on the west side of the Sunrail tracks. Staff is also looking at extending a sidewalk/boardwalk along the north side of S. Lake Formosa Dr. to connect to the Dinky Line Trail further to the east, adjacent to the Mills Park project. The applicant provided Transportation Planning staff with a traffic impact analysis, because the proposed development will generate more than 1,000 average daily trips. From the Table 5A - Parking Requirements analysis, staff determined that (as previously noted (per LDC Section , Figures 26 & 27)) under the abandonment analysis) the new Alden Rd. transition zone between Virginia Dr. and the Ratio - Min./Max. (sq. ft. of gross Area Required Proposed existing Philadelphia Dr. will need to have a minimum 70 ft. wide street profile, consisting of both imity reduction of 0.25/unit) or sq. ft.) (min./max.) floor area (GFA)), w. Sunrail prox- (bedrooms Spaces Spaces R-O-W and City Services easements. Further Studio & 1 Bedroom /no max. 424 units 530 min. north, the renamed Alden Rd. (ex Philadelphia Dr.) will consist of a minimum 55 ft. wide street profile, 2 Bedroom - 1.5/no max. 183 units 274 min. 1,146 in garage consisting of both the existing 40-ft. wide R-O-W 3 Bedroom /no max. 23 units 40 min sp. and an additional 15 ft. of City Services easements on the west side of the road. Subtotal 844 (Phase 3) 1,170 sp. Staff is requiring that Virginia Dr. be widened between New York Av and the railroad crossing. Commercial (non-restaurant) - 2.5/4 56,905 sq. ft. 142/228 total *no maximum for residential Total 986/1230* Improvements will include signalization of the intersection of Virginia Dr and the current south approach of Alden Rd. The north approach of this intersection will be created by the realignment of a portion of Philadelphia Ave. (to be renamed Alden Rd.). The lane configuration for Virginia Dr between the Sunrail tracks and Orange Ave. will also be modified as a part of this project. Table 5B Commercial Parking - 25% retail/office & 75% eating & drinking* Use Retail & General Office Ratio (min/max) Gross Floor Area (GFA) Reqd. Spaces (min/max) 2.5/4 sp/1,000 GFA 14,226 sq. ft. 36 / 57 Eating & Drinking 5/20 sp/1,000 GFA 42,679 sq. ft. 213 / 854 Drainage shall be modified to eliminate existing *Eating & drinking uses do not include exterior seating. Total 249 / 683

8 Page 8 ponding issues and avoid creation of new surface collection areas. Type F curbs will be used throughout the area of improvement. Final determination of lane configuration, lane widths, and all other aspects of the Virginia Dr. roadway improvements will be approved by the City Transportation Engineer and City Engineer and Orange County Public Works Department. The developer shall be responsible for all design and construction costs for these improvements but not for signalization of the intersection. Parking. The site will be parked per LDC Section , Figures 26 & 27, as illustrated in Table 5A on the previous page. Per the proposed phasing plan, a minimum 707 spaces are required and 994 spaces are being provided within Phase 1. With the development of Phase 2, the number of spaces provided will increase to 1,146 spaces, where 936 spaces are required. Commercial parking calculations are based solely on retail or office uses, not eating and drinking uses, which have a much higher parking ratio (see Table 5B on the previous page). Eating and drinking establishments will make up a sizeable amount of the commercial uses within the development mix; parking will be Code-compliant but there could be fewer readily available parking spaces during peak hour usage periods. One of the known proposed uses is The Venue, a ±3,800 sq. ft. live entertainment and bar that also intends to conduct performances in an outdoor amphitheater south of the Venue building. Currently, outdoor seating is not included in parking calculations. Thus, staff is concerned that the proposed development might be inadequately parked if a high amount of high demand uses (for eating and drinking establishments and assembly/outdoor events) creates a higher parking demand than what is proposed. The applicant prepared a parking analysis illustrating that parking should not be an issue, even with a high number of eating & drinking establishments. Per LDC Section , minimum parking requirements for the overall site may be reduced up to 15% with a variance, provided cross-access and Traditional City requirements are met. Overall parking can be reduced by up to 40% when the proposed use is within the pedestrian shed of a) a scheduled LYNX bus route; or b) commuter train station equal to the level of use of public transportation by users of the building or complex, as projected by the City. Carpooling/vanpooling can also provide up to a 40% reduction in minimum required parking. Lastly, LDC Section , Figure 26, also states 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, or by up to 25% with a Conditional Use Permit. This last standard reduction has been applied to the residential portion of the development. The nearest bus stops for LYNX route # 102 (on N. Orange Ave.) are ±790 ft. (northbound) and ±720 ft. (southbound) from the proposed commercial portion of the development. The linear distance to the nearest Sunrail station at Florida Hospital Health Village is ±1,700 ft., which is less than half a mile to the north. The site is required to provide long-term and short-term bicycle parking spaces, to be determined prior to permitting of the project. All impediments to free-flow movement into the parking garage shall be positioned far enough away from the new Alden Rd. to prevent excessive queuing. Staff also encourages installation of automated information feedback systems to assist drivers in finding available parking spaces with the least possible delay or excessive circling (waiting for closer spaces to open up or become available). Transportation Impact Fees. Based on the proposed construction of the apartments and commercial uses, an estimated Transportation Impact Fee in the amount of $1,685,092 will be due at the time of building permit issuance, subject to change upon final permit plan review. A credit, currently estimated at $210,029.51, will be granted based on the existing buildings on the property. Any additional impact fees will also be due at time of building permit issuance. Urban Design/Phasing The property consists of numerous quasi-industrial, service-oriented and office uses with a few small bars and retail uses. Local artists use some of the warehouses to create oversized works and architectural pieces. The applicant intends to demolish nearly all of the existing buildings and to create a campy, eclectic mix of residential and commercial spaces with an internal parking garage. A large portion of the current Alden Rd. will become a recreational yard for both the commercial and residential tenants. The proposed commercial buildings will have a rusticated industrial appearance, including retention of two silos located near Virginia Dr. and an eatery made from former shipping containers. The core commercial area off Virginia Dr. and the new Alden Rd. will have an open, festival-like area with landscape and streetscape features and an outdoor seating area for The Venue, an existing ±2,500 sq. ft. local entertainment venue and bar that is currently located at the southeast corner of Virginia Dr. and Philadelphia Ave. The site will be developed in three (3) phases, as illustrated on the site plan on page 12 of this report. As such, the project shall be developed to function independent of Table 6 - Landscaping Requirements - LDC Section Yard Landscaping - Minimum ; Proposed Front (S) (Virginia Dr.) Street Sides (E) (new Alden Rd. & New York Ave.)) Side (W) (Sunrail tracks) Rear (N) Minimum 7.5 ft. between buildings/sidewalks & adjacent property/r-o-w lines ; variable width streetscape & landscaping between buildings/sidewalks & Virginia Dr. and new Alden Rd. property/r-o-w lines (same minimums as front & street sides) ; 10-ft. wide multi-purpose trail w. variable width landscaping and streetscape elements No buffer required ;10-ft. wide multi-purpose trail w. variable width landscaping - Dimensions refer to range of acceptable depth of required landscaping.

9 Page 9 and reliant on previous or subsequent phases of Table 7 - Sign Allowances the overall development. Street Frontage Sign Area Allowance Landscaping. Two (2) large live oaks will be (all phases) (sq. ft./linear ft. bldg. front) retained on the overall property and will be augmented with additional landscaping and trees. Most proposed landscaped and courtyard Alden Rd. areas will double as stormwater drainage basins and rainwater cachement areas. The over- (ex Philadelphia Ave.) 1 sq. ft. / 1 linear ft. all site impervious surface ratio (ISR) for Phases 1 & 2 will not exceed 90%, while the Phase 3 portion of the site will be limited to 85% ISR. Required perimeter landscaping is Table 8 - High-Rise Sign Allowances shown in Table 6 (on the previous page ) and Sign Area Allowance will be installed per LDC Section Bldg. Area (sq. ft./linear ft. bldg. front) Signage. All signs must be consistent with (Per LDC Section ) With high-rise signs, allowable sign LDC Sections , Traditional City, and area is halved ( 2) so ±2,060 sq. ft. total sign area 2 = > , General Sign Standards. Based on linear building frontages as depicted in Table 7 not to exceed 800 sq. ft. (GFA) 5 sq. ft./1,000 sq. ft. Gross Floor Area (GFA), 408,588 sq. ft. on the following page, the site is allowed ±2,060 sq. ft. of total sign area. Digital signs are prohibited outside of the Downtown areas of the City. Bldg. Allowed Frontage (ft.) (sq. ft.) Virginia Dr. 2 sq. ft. / 1 linear ft. ±520 ±1,040 ±640 ±640 S. Lake Formosa Dr. ±240 ±240 Alden & New York (Ph 3) ±70 x 2 ±140 ±2,060 High-rise signs (wall signs mounted higher than 30 ft. on the building elevation) are proposed for the west and south-facing façades. Per LDC Section , the total high-rise sign allowance cannot exceed 800 sq. ft. as depicted in Table 8 (next page). No more than two (2) high-rise signs are allowed per building, would need to be installed on separate building elevations and would need to have the same/similar copy area. Of the available high-rise sign area, no more than 400 sq. ft. can be used toward a highrise sign on any two (2) building elevations. Said high-rise signs would also need to glow white at night. A sign master plan shall be approved via a Planning Official Determination prior to any sign permits being issued for the site. All signs shall be issued a building permit prior to fabrication and installation. Solid Waste. Two (2) compactors are shown in the ground floor/basement of the parking garage. These will serve both the commercial and residential uses. Ground floor ceiling heights will need to account for delivery trucks, refuse collection and emergency response vehicles on the site. School Impacts The proposed use includes 630 units of multi-family use with various commercial uses. A school concurrency application was submitted to Orange County Public Schools. The proposed site will need to meet concurrency prior to building permits being issued for the residential units. Total Allowed (sq. ft.) ±1,030 below 30 ft. 800 high-rise sign area Philadellphia Ave. north of Midway Dr. (west side) Philadellphia Ave. north of Midway Dr. (west side) S ITE PHOTOS Philadellphia Ave. & Virginia Dr. looking west

10 Page 10 F INDINGS Staff finds that the proposed The Ivanhoe development is consistent with the requirements for approval of an Abandonment, Conditional Use Permits, and a Master Plan, as contained in Sections , & , of the Land Development Code (LDC): 1. The proposed Abandonment, Conditional Use Permit and Master Plan will not result in a loss of adequate public facilities; 2. The cost for the Abandonment and required site improvements will be borne by the applicant; 3. The proposed redevelopment request is consistent with the City s Growth Management Plan, particularly FLU Policy 2.2.1; 4. The proposed redevelopment request is consistent with the City s Land Development Code; 5. The proposed redevelopment meets the standards for redevelopment in the MU-1/T & MU-2/T zoning districts; 6. The proposed redevelopment conforms to all applicable performance and design standards within the LDC and will be compatible with the general character of the neighborhood; and 7. Existing public facilities, infrastructure and services are adequate to serve the proposed redevelopment. Staff Recommendation Based on the information provided in the staff report and the findings noted above, staff recommends approval of The Ivanhoe Master Plan, Conditional Use Permit and Abandonment, per the conditions in this report. C ONDITIONS OF APPROVAL - REQUIRED Land Development 1. Impervious Surface Ratio (ISR) - ISR for the MU-1/T portion of the site is limited to 85%, while ISR for the MU-2/T portion of the site is limited to 90%, per LDC Figure FIG-1C.LDC. 2. Floor Area Ratio (FAR)/Conditional Use Permit - Maximum density for the MU-1/T portion of the site shall not exceed 30 du/ac, per the corresponding Mixed Use Corridor, Medium Intensity (MUC-MED) future land use designation. Maximum density for the MU-2/T portion of the site shall not exceed 75 du/ac prior to CUP approval, per the corresponding Mixed Use Corridor, High Intensity (MUC-HIGH) future land use designation. In this case, a CUP has been requested to allow a higher density of 78 du/ac for Phase 1 and 130 du/ac for Phase 2. Phase 3 density will not exceed 30 du/ac. 3. Approved Site Plan - The Master Plan, CUP and Abandonment requests are valid for the site plan provided in this staff report and any changes necessary as a condition of this staff report. The Master Plan, CUP and Abandonment requests are not transferable to other properties. 4. Master Plan & CUP Expiration - The Master Plan and Conditional Use Permit shall not take effect until the Abandonment (ABN ) ordinance is approved by City Council. A building permit shall be obtained for the work requiring the master plan & CUP within two (2) years of approval of the corresponding abandonment (ABN ), or the master plan and CUP shall both expire (the applicant would then need to apply for a new master plan and CUP). If a building permit for the work requiring the master plan and CUP expires before a certificate of occupancy (CO) or certificate of completion (CC) is issued for the work requiring said master plan and CUP, then the master plan and CUP is no longer valid and the applicant must apply for a new master plan and CUP. The Planning Official may extend the time limit for the master plan and CUP for one period of up to 12 months for good cause shown, upon written application filed 30 days prior to the expiration date of said master plan & CUP. 5. Parking - Parking for the proposed development shall be a minimum 986 spaces (residential and retail commercial/office (figures based on no eating and drinking uses)). 1,146 spaces are being provided in an interior parking garage under Phases 1 & 2 and 24 additional spaces are proposed for Phase 3. No additional spaces are being expressly provided for outdoor seating at restaurants or outdoor performances at The Venue. 6. Signs - Maximum sign area shall not exceed ±2,060 sq. ft., based on building frontages along Virginia Dr., new Alden Rd., S. Lake Formosa Dr., and New York Ave. High-rise signs, as allowed via the Conditional Use Permit, shall not exceed 800 sq. ft., with a maximum 400 sq. ft. per building side. No more than two (2) high-rise signs shall be allowed and both signs shall glow white at night. Digital signs are prohibited for this site. All signs must receive permits prior to fabrication and installation. 7. A Sign Master Plan shall be submitted and approved via Planning Official Determination prior to erection of any signs on the property. 8. Phasing - The project will be developed in three (3) phases. Phases 1 & 2 shall function independent of Phase State/Federal Permits - All applicable state or federal permits must be obtained before commencing development. 10. Building Height - Within the MU-2/T portion of the development site, the maximum building height shall not exceed 100 ft. Maximum building height within the MU-1/T portion of the development site shall not exceed 35 ft.

11 Page 11 C ONDITIONS OF APPROVAL - REQUIRED (CONT D ) 11. Abandonment Reverter - If the master plan and CUP expire, then the abandoned streets shall be restored to the condition prior to their abandonment. 12. Phase 3 - Given the conceptual nature of the plan, approval of an administrative Master Plan shall be required for Phase 3 prior to issuance of building permits. Urban Design 1. Post Demolition - It is anticipated that portions of The Yard will be undeveloped or fallow for periods of time after the demolition of the existing structures and infrastructure, therefore: a. Upon demolition all foundations, building slabs, and paving on site shall be removed, up to the public sidewalk. Once paving is removed, the property shall be graded to a relatively smooth condition and the entire perimeter sodded with Argentine Bahia grass (or other approved grass when site specific conditions dictate) for the first 5-feet from the back of curb or sidewalk. The remainder of the demolished property shall be seeded with a matching turf. b. Sodded areas shall be temporarily irrigated until established. c. All existing site vegetation (shrubs and trees) shall remain and be maintained except trees inspected by the City forester that are determined to be hazardous to the public. Those trees shall be trimmed or removed as directed by the forester. d. Trees and shrubs which are an invasive exotic species (as listed by the State of Florida or by the Florida Exotic Pest Plant Council) shall be removed. e. Re-vegetation of the site shall be completed within 30 working days of the completed removal of demolished materials. f. A maximum fence height of eight (8 ) ft. shall be permitted around construction and laydown areas. All decorative fence wraps and/or construction fence signs shall be designed consistent with the City s requirements for signs on construction fences (may have lifestyle images, and less than 15% text area identifying the project, no phone numbers or web addresses (LDC )). g. A setback of 3 ft. is required between any fence and any adjacent street, alley or public sidewalk; appropriate site line triangles shall be preserved at all intersections. h. Areas that are secured with a temporary construction or security fence shall at a minimum, use nine (9) gauge black, vinylclad chain link fence with top rail and bottom tension wire. All posts and hardware shall be painted black with exterior enamel paint. In lieu of black vinyl fencing, the fence may be wrapped on the outside of the fence. 2. Streetscape a. Design Guidelines - All streetscape surrounding The Yard shall be constructed in accordance with the standards and specifications of the Downtown Orlando Streetscape Guidelines. b. Maintenance Unless approved through a separate agreement, the City shall only maintain those portions of The Yard site within the public R-O-W or within City Sidewalk Services easements. The City shall not be responsible for nor maintain any section of streetscape not constructed in accordance with the Downtown Orlando Streetscape Design Guidelines. c. Virginia Ave. 1. At a minimum, west of the New Alden intersection, the project shall provide a minimum 20-ft. wide streetscape zone from back-of-curb. The Streetscape Zone shall provide a minimum 8-ft. wide Street Tree and Furniture Zone [Furniture Zone] and a minimum 12-ft. wide Pedestrian Clear Zone [Pedestrian Zone]. 2. At a minimum, east of the New Alden intersection, the project shall provide a minimum 12-ft. wide Streetscape Zone from back-of-curb, including a 7-ft. wide parkway strip, with street trees and 5-ft. wide sidewalk. d. New Alden, from Virginia Ave. to existing Philadelphia Ave. [Transition Zone] 1. At a minimum, on both sides of the Transition Zone to the first driveway cut on the east side of the Transition Zone, the project shall provide a 15-ft. wide Streetscape Zone from back-of-curb, with a 7-ft. wide parkway strip and an 8-ft. wide sidewalk. 2. After the first driveway cut on the east side of the Transition Zone, the Streetscape Zone shall transition into the existing Philadelphia Ave. streetscape. 3. Rain gardens/stormwater collection areas shall be allowed in the parkway strip in areas that do not interfere with the function of on-street parking spaces or pedestrian circulation. 4. All overhead utility lines in the Transition Zone, from Virginia Ave. to the first proposed driveway cut on the east side of New Alden, shall be undergrounded. e. New Alden [existing Philadelphia Ave.] (from the Transition Zone to S. Lake Formosa Dr.) 1. On the east side of New Alden, the existing Philadelphia Ave. streetscape shall remain. 2. At a minimum, on the west side of New Alden, the project shall provide a minimum 15-ft. wide Streetscape Zone from the western edge of the existing Philadelphia Ave. right-of-way. The Streetscape Zone shall include a 7-ft. wide parkway strip and an 8-ft. wide sidewalk. 3. Rain gardens/stormwater collection areas that do not interfere with the function of on-street parking spaces or pedes-

12 Page 12 C ONDITIONS OF APPROVAL - REQUIRED (CONT D ) trian circulation shall be allowed in the parkway strip. f. New Alden (from the S. Lake Formosa intersection to the northwestern project boundary) 1. At a minimum, on the project side of New Alden, the project shall provide a minimum Streetscape Zone of 15-ft. from the back-of-curb that includes a 7-ft. wide parkway strip and an 8-ft. wide sidewalk. 2. Rain gardens/stormwater collection areas that do not interfere with the function of on-street parking spaces or pedestrian circulation shall be allowed in the parkway strip. f. Festival Street The Transition Zone of New Alden shall be designed and constructed with Type F curb and gutters. Planning supports the concept of the festival street if approved by Transportation Planning and Engineering. Final design, materials and treatments shall be submitted for Appearance Approval by the Planning Official prior to submittal of building permits for the New Alden Transition Zone. g. Streetscape Zone Widths Required Streetscape Zone widths may be comprised of right-of-way, City Services easements or a combination of both. The city shall not maintain any streetscape not contained in R-O-W or easement. h. Streetscape Finishes and Furniture 1. All street trees in the Furniture Zone and parkway strips shall be high-rise live oak trees spaced ft. on-center unless an alternative is approved by the Planning Official. 2. All streetlights in the Streetscape Zone shall be double acorn style LED street lights. Alternative lighting fixtures may be used outside of the Streetscape Zone. 3. No vertical impediments such as utility poles, light poles and utility boxes shall be located in the Pedestrian Clear Zones and sidewalks. 4. Pavers at intersections and alternative paving patterns, materials and design in the R-O-W and Streetscape Zone shall require Appearance Approval by the Planning Official and approval of Transportation Engineering. i. Curbing - Unless otherwise approved by Transportation Engineering all streets shall have Type F curb and gutters. j. 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 Streetscape Guidelines. k. Root Barriers - Where a canopy tree is installed within 10 ft. of any existing or proposed underground utility line, a root barrier 2-ft. in height and at least 10-ft. in length shall be installed along the underground utility, or the utility may be wrapped in the root barrier. l. On-Street Parking On-street parking areas shall be permitted outside the required streetscape zones. m. Pedestrian Crossing Areas The 15-ft. minimum streetscape zone from back of curb shall be the priority in all instances. 1. Pedestrian crossings at driveways shall be raised to be at the same grade as the sidewalk adjacent to the driveway in order to clearly define the pedestrian area. The driveway slope transition from street grade to the sidewalk grade shall occur in the Streetscape Furniture Zone or parkway strip areas. 2. The pedestrian crossing surface shall be treated with an alternative hardscape material that contrasts with the adjacent vehicle use area or driveway. Reflective paint may be used in conjunction with pavers to outline the pedestrian path for night time safety. Refer to Detail 3.2K of the Downtown Streetscape Guidelines for more information. n. Sidewalk Café / Outdoor Dining - Efforts shall be made to provide sidewalk cafe areas outside of the R-O-Ws, but they are not prohibited within the R-O-W or City Services easements. Outdoor dining areas that utilize street R-O-W will require a Sidewalk Café [SWC] Permit. All other outdoor dining areas, whether in or out of the R-O-W, will require a Planning Official Appearance Review for layout, furniture, stanchions and other exterior fixtures prior to opening for business. o. Vehicle Drop-Off and Pick-Up Area The minimum streetscape zone from back of curb shall be the priority in all instances. Off-Street Vehicle Drop-Off and Pick-Up Areas shall occur outside the dedicated streetscape zone. p. Utilities - All utility boxes and box covers in the streetscape zone shall be traffic bearing grade. q. Appearance Review Final streetscape, hardscape and landscape plans shall be submitted for Planning Official Appearance Review prior to submittal for building permit. 3. Service Areas, Mechanical Equipment, Utilities, Venting a. Service Area/Utilities - All utilities, trash disposal pick-up, and other maintenance facilities should be located on the interior of buildings, and not adjacent to the pedestrian sidewalks or streetscape zones to the fullest extent possible. In no instance shall access to service areas require a back-in from or back-out movement to a public R-O-W. b. Commercial Area - 1. Parking for loading and delivery vehicles to and from the retail area shall occur in the parking garage or on-street parking spaces on New Alden; loading and unloading parking shall not be permitted in the travel lanes of New Alden and Virginia, and not in the streetscape zones.

13 Page 13 R EQUIRED CONDITIONS - CONTINUED 2. In no instance shall loading and delivery vehicles utilize the trail area for parking or operations. 3. At no time shall solid waste carts and cans utilized for transferring waste to the parking garage compactor be staged or stored outside of the retail spaces or adjacent to the western trail. 4. Grease traps for restaurant uses shall not be located adjacent to the western trail. c. Mechanical Equipment - All ground and roof mounted mechanical equipment shall be screened and meet the conditions of the LDC including transformers, traffic signal control boxes outside of the furniture zone, and any other above ground utility structures. d. Telecommunications Equipment Screening - Buildings should be designed to accommodate for future placement of telecommunications equipment (including any communications equipment required by the Police Department). It is recommend that screening areas be built into rooftop areas so that the placement and screening of the equipment does not become an afterthought. e. Existing Cell Tower The existing cellular communications tower that will remain on-site after development shall either be enclosed within the building or screened with a dense vegetative buffer and understory trees. f. Streetscape - In no instance shall any above grade transformer, utility box, traffic signal control box, backflow preventer or vertical impediment be located in the Pedestrian Clear Zone. The location of said equipment shall be included in the Planning Official Appearance Review submittal. g. Utility Lines - All above ground utility lines on the project site shall be placed underground during construction of the proposed improvements. h. Venting & Exhaust - All restaurant venting and restaurant exhaust shall be directed to the roof of the building, shall not be visible from the public right-of-way, and shall not be permitted on any façade of the building. All other venting and exhaust for mechanical equipment and utilities shall be a minimum of 12-ft. above grade, and shall be designed and integrated into the building so as to be seamless with the overall architecture of the building and shall not vent over primary pedestrian areas. i. Backflow Preventers - backflow preventer(s) shall be located so as not to be directly visible from any R-O-W and should be screened from view with a vegetative screen, opaque fencing or masonry wall. j. Dumpsters - All dumpsters and trash compactors shall be internal to buildings and screened with solid walls to match the principal structure. Decorative gates shall be installed to coordinate with the principal structures and shall be painted to match or compliment the color of the enclosure walls. A landscape screen including low hedges and groundcover if feasible shall be provided to soften the view from the public right-of-way and adjacent properties. In no instance shall access to service areas require a back-in from or a back-out movement to a public R-O-W. k. Fencing - All fencing on the site shall be open, CPTED-approved fencing, such as aluminum or wrought-iron picket or wire mesh fencing. Chain link fences are prohibited (except for construction fencing as previously described). 4. Lighting a. Lighting Standards Lighting shall comply with LDC Section 63 Part 2M. Street lighting is exempt from meeting the lighting ordinance. A signed and sealed lighting plan with photometrics consistent with the City s lighting code shall be subject to approval by the Planning Official. The submittal shall include details of all proposed lighting fixtures on the exterior of The Yard site. b. Security Lighting - Security lighting shall not be substituted for parking or pedestrian area lighting fixtures. Security lighting is restricted to lighting service, storage, loading and other similar uses. Security lighting shall not extend beyond the fascia or roofline of any building. c. Light Shields - Shields for security lighting shall be similar in color with the surface to which the fixture is attached. d. Service Areas - Lighting under awnings, canopies, and porte-cocheres should be recessed. If not recessed, the box type or other lighting fixture shall be opaque on all sides (no light shall emanate from any side of the fixture). e. Pedestrian and Plaza Areas - Lighting fixtures shall be decorative in appearance, style and finish and shall not exceed 15- ft. in height. f. Western Trail For resident and user security purposes, the western trail shall be lit with pedestrian level lighting from dusk until dawn. 5. Sign Master Plan - Prior to issuance of a Certificate of Occupancy for the initial phase of development, a Sign Master Plan shall be submitted and approved by the Planning Official thru an administrative determination. a. Maximum Copy Area shall be as calculated within this report (see Land Development conditions) and shall be consistent with Traditional City sign requirements for type and location. b. Blended Maximums - Maximum allowable sign area has been calculated for the entire project, but may be applied project wide. Permanent signage may be placed at any conforming location, provided the maximum signage does not exceed that allowed in the Sign Master Plan. c. Sign Program Guidelines - The Sign Master Plan shall establish a uniform sign format or program for The Yard develop-

14 Page 14 R EQUIRED CONDITIONS - CONTINUED ment and shall include individual sign areas, design criteria, sign type, sign size, materials and location for all exterior signs and project wayfinding signs. d. High Rise Signs High rise signs are permitted on the project site via the Conditional Use Permit [CUP] (included with the Master Plan and Abandonment applications). No individual high rise shall exceed 400 sq. ft. in size. Be advised that having high rise signs effectively reduces the maximum allowable signage area by half (1/2) for signs located lower than 30 ft. height for the property. e. Amendments - The Sign Master Plan may be amended as needed from time-to-time via a Planning Official Determination. f. Sign Permit A sign permit is required for all permanent and individual signs prior to fabrication of said signs. g. Appearance Review -- All permanent signage shall be subject to aesthetic and design review by the Appearance Review Officer at the time of permitting to ensure the overall theme and design criteria of the complex and Sign Master Plan is maintained. Property management shall provide a Management Control Letter of authorization that defines the size and allowable copy area of proposed tenant signs at the time of permitting. The management control letter shall also include a calculation and assignment of all The Yard signage allocations. 6. Landscape and Hardscape Plans that meet the requirements of the City s LDC shall be provided for Appearance Review prior to submittal for vertical building permits. A plant list of the proposed plant materials shall also be provided. Use of native plant species to reduce irrigation needs is strongly encouraged. A hardscape plan for with details of the proposed construction methods, materials, colors and textures shall be provided for Appearance Review prior to submittal for vertical building permits. 7. Vehicle Use Areas shall meet the requirements of LDC Sec including configuration, dimensional layout, and landscaping. For perimeter landscape areas, there shall be 3 ft. between the vehicular use area and the adjacent building or structure, except where precluded by other specific vehicular use requirements. For landscape areas adjacent to R-O-Ws and property lines, a minimum 7.5 ft. setback is required. 8. Parking Garages a. Parking garages shall be designed to not have a back of house on any side, and shall be designed to achieve an architectural unity with the surrounding principal structures. b. In Phase 1 of the development, the north façade of the parking garage shall incorporate the use of green screens as an interim cladding condition until Phase 2 is completed. c. Screening of the garage openings and the use of faux mullion patterns that mimic the rhythm of the adjacent buildings shall be provided. All floors of the parking garages shall have a minimum 3-ft. tall opaque wall to block headlights and views of vehicles. Mesh in the ground floor openings shall meet security grade standards. Green screens are also permitted to screen ground floor areas. d. Parapet Elevation - The roof parapet line of parking garages shall be horizontally level and not reflect the parking deck ramp angle. e. Exterior Stairwells - Garage exit stairs shall be transparent or open-air stairwells with open railings and not be enclosed for CPTED purposes. Stairwells shall be lit and allow for natural surveillance, visibility and enhanced public safety at all times. f. Ground Floor Entries - Ground floor garage entrances may have open grate gates and shall provide connections to the public sidewalks. g. Exterior Doors At a minimum, a 4-inch by 6-inch view panel shall be provided in all solid exterior doors to provide visibility for entering and exiting pedestrians. h. Pedestrian Connections A minimum 5 ft.-wide pedestrian connection to the sidewalk shall be provided on both sides of all entries and exits into the parking garage. i. Stormwater Run-off - Water shall not spill out onto the sidewalk or plaza areas from any downspout, nor shall any downspout project into the public R-O-W. Canopies shall incorporate downspouts or other rain water management systems to prevent water spill onto the pedestrian path or R-O-W. 9. Open Space a. East Side Courtyards 1. It is recommended that the residential courtyards along New Alden remain unfenced and not gated. Should fencing be desired, the maximum fence height shall be 4-ft. An opaque streetwall 3-ft. in height shall also be permitted. Any fencing shall be a CPTED-style open mesh or picket style. 2. Pedestrian level lighting that provides a safe level of illumination for resident security shall be provided in the courtyard areas from dusk until dawn. b. West Side Trail - The trail tread shall be minimum 10-ft. wide for the length for the property, but 12 ft. width is preferred. 1. Should a fence be required between the west side trail and the SunRail property, the maximum height of the fence shall be 4-ft. unless FDOT requires a greater height. Any fencing shall be a CPTED-style open mesh or picket design.

15 Page 15 R EQUIRED CONDITIONS - CONTINUED 2. Pedestrian level lighting that provides a safe level of illumination for resident and user security shall be provided along the entire length of the trail section. 3. In order to provide an inviting and comfortable trail environment for both residents and users, landscaping, including canopy trees where feasible, shall be incorporated into areas on both sides of the trail tread along the SunRail and western commercial and residential area frontage of the property. 4. Landscaping also needs to be provided along the north side of the trail as it turns towards the Alden Rd. terminus. 5. The trail may be signed as closed from dusk until dawn but shall not be gated or obstructed in a way that prohibits traffic between dusk and dawn. 10. Architecture a. Appearance Approval Architectural elevations and perspective renderings shall require Planning Official Appearance Review approval prior to submittal of vertical building permits. Material samples, texture samples, color chips, and glazing samples shall be provided for the Appearance Review. b. Retail A: 1. Additional architectural detailing such as pilasters shall be added to the long expanse of brick wall on the northern half of the western façade. 2. Additional architectural detailing such as pilasters, another material or glazing shall be added to the north façade to break up the large single plane of bricks. c. Retail B Provide a door on the east façade to meet Traditional City requirements. d. Retail C Provide a door on east façade and 15% transparency on the east and south facades to meet Traditional City requirements. e. South Tower The South Tower shall be six (6) stories tall at New Alden/Philadephia Ave. and then step back to the maximum nine (9) stories. f. Materials - Durable materials such as stone, brick, pre-cast concrete or masonry are required at the ground level. Stucco may be appropriate on upper levels, but not at the base of any building. g. Architectural Form All buildings shall be designed to express a unique base, middle and distinctive skyline top. h. Principal Entrances All buildings shall have at least one entrance oriented directly toward [i.e. parallel to] the public street unless oriented to a street intersection. Principal pedestrian entrances from the R-O-W shall be architecturally treated and emphasized with canopies, awnings, hardscape, landscape or other material changes at the ground level. i. Articulation Not more than 30 ft. of any exterior façade shall be unbroken by architectural changes such as materials, colors, patterns, windows, columns, canopies, recesses, projections, etc. j. Transparency The street facing facades shall contain a minimum of 15% of transparent materials. Reflective glass and glass block are not counted as transparent materials. Transparent materials on walls not parallel to the street and on doors shall not be counted toward the minimum transparency requirement. k. Glazing - 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%. No windows shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. Tinted or reflective glass shall not be permitted. Spandrel glass shall not be counted toward transparency. l. Exterior Doors At a minimum a 4-inch by 6-inch view panel shall be provided in all non-resident exterior solid doors that provide ingress or egress to provide visibility for entering and exiting pedestrians. Mechanical and equipment room doors are exempt from this requirement. m. Canopies, Awnings and Balconies Canopies, awnings and balconies are encouraged. Canopies and awnings may project into easement areas so long as they maintain a minimum 9-ft. of clearance. Balconies shall provide a minimum 17.5 ft. of clearance. n. Stormwater Run-off - Water shall not spill out onto the sidewalks, plazas or other pedestrian areas from any downspout, nor shall any downspout project into the public R-O-W. Canopies shall incorporate downspouts or other rain water man agement systems to prevent water spill onto the pedestrian path or R-O-W. o. Water Table Base At the ground level a 36-inch water table base constructed of a durable material such as stone, brick, pre-cast concrete, or polished concrete terrazzo block is recommended. Concrete block and split-face concrete block are not suitable materials. Transportation Planning 1. Bicycle Parking: Bicycle parking spaces meeting all requirements of City Code Chap. 61, Part 3D shall be provided for each building in the project. Long term spaces shall be located near the elevators or stairways within the parking garages. Short term spaces intended for use by the residents and employees may be located in the garage or near the building entrances. Spaces intended for use by patrons of the retail spaces shall be located near the entrances for those uses. All locations shall be sited to prevent conflicts with pedestrians and other vehicles. Contact the Transportation Planning Div. for help in determin-

16 Page 16 R EQUIRED CONDITIONS - CONTINUED ing the number of spaces needed for each building. 2. Parking Garage Design: Number of parking stalls, dimensions for drive aisles & stalls, traffic control devices, and all other aspects of parking lot design shall be provided in compliance with City Code Chapter 61 or as approved by the City Zoning Official and City Transportation Engineer. Adherence to ADA standards for accessible parking shall also be met. 3. Multi-Use Trail: The subject parcel lies between a short Trail segment along the west side of Lake Formosa and a Trail which originates in Gaston-Edwards Park and extends along the east side of Lake Ivanhoe. The developer shall construct a multi-use trail, including road and rail crossings as needed, to connect these 2 existing segments. The new Trail segment shall be a minimum of 10 ft wide with 2 ft on either side of the pavement clear of obstructions higher than 3 ft above grade. Widths of less than 10 ft may be allowed for short distances so long as adequate warning signs are provided for all users. The developer has indicated that this Trail will be constructed on the western edge of the primary parcel adjacent to the SunRail right-of-way. The City will provide assistance in obtaining required permits for trail construction within the SunRail right-of-way crossing at Virginia Dr and will not hold the applicant responsible for delays created be procurement of such permits. 4. Right-of-Way Abandonment: The owner shall be responsible for all costs associated with relocation of all utilities within the rights-of-way abandoned for this project, regardless of the owner/operator of these utilities. 5. Virginia Dr Easements and Right-of-Way: The owner shall dedicate right-of-way along Virginia Dr to facilitate the widening and utility relocation activities needed as a part of the road realignments for this project. 6. Virginia Dr Improvements: Virginia Dr shall be widened between New York Av and the railroad crossing. a. Improvements will include signalization of the intersection of Virginia Dr and the current south approach of Alden Rd. The north approach of this intersection will be created by the realignment of a portion of Philadelphia Ave. b. The lane configuration for Virginia Dr between the railroad right-of-way and Orange Ave. will also be required to be modified as a part of this project. c. Drainage shall be modified as needed to eliminate existing ponding issues and avoid creation of new surface collection areas. d. Type F curbs shall be used throughout the area of improvement. Final determination of lane configuration, lane widths, and all other aspects of the Virginia Dr roadway improvements will be approved by the City Transportation Engineer and City Engineer and Orange County Public Works Department. The developer shall be responsible for all design and construction costs for these improvements, except for the signal and associated equipment at the Alden Rd./Virginia Dr. intersection. The costs of the signal design and construction shall be borne by the City. 7. Philadelphia Ave. / Alden Rd. Easements and Right-of-Way: The abandonment of the Alden Rd right-of-way requires the relocation of a 2 block segment of Alden Rd to the right-of-way currently used for Philadelphia Ave. and a small segment of S. Lake Formosa Dr. (approx. 230 ft east of current location). As the road approaches Virginia Dr from the north, Alden Rd will shift back to the west 120 ft so as to align with Alden Rd where it extends south of Virginia Dr. This requires the developer to dedicate new right-of-way and easements totaling 70 ft of width for the curved section of the new road south of Midway Dr. For the segment of the new Alden Rd. alignment north of this section, the developer shall dedicate 15 ft of right-of-way or grant 15 ft wide City Services easements along the western edge of the current Philadelphia Ave. right-of-way. 8. Philadelphia Av / Alden Rd Reconstruction: Reconstruction of Alden Rd in the new alignment along S. Lake Formosa Dr and Philadelphia Av shall be the sole responsibility of the applicant/owner. This roadway shall comply with all City of Orlando Code and Engineering Standards. On-street parking shall be created on the west side of the roadway utilizing curb extensions. Drainage shall be modified as needed to eliminate existing ponding issues and avoid creation of new surface collection areas. Rain Gardens are an acceptable element of the design. The use of valley gutters and parking areas that slope in toward the crown of the roadway are not allowable for this reconstruction. Type F curbs shall be used throughout the area of improvement. The roadway surface shall be brick. Parking stalls shall be concrete. Stamped asphalt may be used at the Alden Rd and Virginia Dr intersection. Patterns in the brick or stamped asphalt surfaces may be used with approval of the City Streets and Stormwater Division. Pedestrian areas on the west side of the roadway including walking zones, furniture zones, and landscape buffer zones shall comply with City Standards. Final determination of lane configuration, lane widths, and all other aspects of the Alden Rd improvements will be approved by the City Transportation Engineer and City Engineer. The developer shall be responsible for all design and construction costs for these improvements.

17 Page 17 R EQUIRED CONDITIONS - CONTINUED 9. Construction Parking: The Owner/Applicant shall provide documentation as to the steps that will be taken to protect the adjacent residential neighborhoods from construction parking. Construction worker/equipment parking and materials staging shall be shown and noted on the permit plan submittal. 10. Road Renaming: Philadelphia Ave. and the westerly portion of S. Lake Formosa Ave. shall be re-named to create a continuous route for the new Alden Rd. along the western segment of S. Lake Formosa Dr, using the existing Philadelphia Av R-O- W. Transportation Engineering 1. The new Alden Rd. will be designated as a Collector Road and added to the Major Thoroughfare plan. It shall be redesigned according to the City s LDC and the Engineering Standard Manual (ESM). 2. A signed and sealed survey shall be provided at time of permitting. 3. Any road bricks removed during construction shall be returned to the City (condition repeated numerous times). 4. FDOT permits will be required for work along N. Orange Ave. 5. Due to the conceptual nature of the designs submitted, the final roadway improvements shall be designed by a professional engineer and shall meet current FDOT criteria. The final design shall be approved by the City Transportation Engineer. 6. All public sidewalks shall be included in the R-O-W or within a City Services easement. 7. All residential loading zones shall be located onsite and not on public streets. 8. A commercial loading zone shall be provided near the proposed retail area. 9. Festival streets are NOT permitted or allowed on public R-O-Ws. All roads shall be designed to meet applicable City of Orlando and FDOT criteria. Transportation Impact Fees & Credits 1. Any new construction, change in use, addition, or redevelopment of a site or structure shall be subject to a review for Transportation Impact Fees. An estimated Transportation Impact Fee in the amount of $1,685,092, based on the construction of 630 apartments and ±56,905 square feet of commercial uses, will be due at the time of building permit issuance, subject to change upon final permit plan review and deduction of ±$210,029.51in impact fee credits from the demolition of existing structures and uses. 2. Any exemptions or credits against the Transportation Impact Fee must be reviewed prior to permit issuance. All Transportation Impact Fee Credits shall be initiated and processed by the Transportation Impact Fee Coordinator. Credit shall be available for the previous use located on the subject site. Permitting (includes Wastewater) 1. Replat Required - The property shall be replatted prior to building permit issuance (a Hold Harmless Agreement and security may be provided at time of plat submittal to allow release of engineering or building permits while the plat is being reviewed and recorded). 2. Sanitary Sewer - The existing sanitary sewer within Alden Rd between Virginia Dr and S. Lake Formosa Dr shall be removed and plugged at both ends. The invert and benchwork at the manhole on Virginia Dr and the manhole at S. Lake For mosa Dr shall be reworked in conjunction with the existing main removal. A preliminary utility plan shall be prepared and coordinated with the Wastewater Division. The preliminary utility plan shall include the pipe size required to serve the new development, maintain service to the existing homes on Philadelphia St, offsite improvements in order provide capacity to serve the increased sewer demand generated by the proposed project, and demonstrate that a gravity connection is feasible. A sanitary sewer capacity study of the downstream gravity sewer system shall be conducted and shall identify any areas that require upgrades as a result of the increased sewer demand generated by this project. The Wastewater Division has identified that the City lift station serving this gravity basin is in need of upgrades to improve its capacity. Design of these upgrades is currently underway. A meeting with Wastewater Division is required prior to submitting construction plans for building permit review to resolve any sanitary sewer system capacity issues. 3. Roadway Design - The proposed typical road section needs to be designed and constructed in accordance with the City of Orlando standards. The typical road section is 50 ft. of right-of-way with two (2) 5-ft. wide sidewalk easements, 24 ft. of pavement with 2-inch FDOT Type S-III Asphalt, two (2) ft. of standard curb and gutter each side. The Sub-base shall have a stabilization of 95 FBV (Florida Bearing Value) in addition to the stated compaction. 4. Street Tree Installation - The Developer is responsible for installation of ft. tall canopy trees, at an installation rate of two to one; understory trees will be required where overhead power lines exist. 5. Street Abandonment(s) - Any existing facilities (storm or sanitary sewer) within the right-of-way proposed to be abandoned

18 Page 18 R EQUIRED CONDITIONS (CONTINUED) shall be removed and relocated at the owner/developer expense. Upon abandonment of the right-of-way of Alden Road, Midway Drive and a portion of Philadelphia Ave, but prior to redevelopment of the property, the bricks shall be palletized and returned to Streets & Drainage, unless otherwise approved by the City Engineer for reuse. INFORMATIONAL COMMENTS Transportation Planning 1. Contribution to Sidewalk or Boardwalk Construction: The City shall deposit $20,000 of the project s Transportation Impact Fees in the North Benefit Area Reserve Account for the purpose of contributing to the cost of design and construction of a sidewalk or boardwalk paralleling S. Lake Formosa Dr between Philadelphia Av and Dauphin Ln. If this pedestrian safety enhancement is not moved beyond the design phase within 2 years of the completion of Phase 2 of the Yard, the money shall be moved to the General Account for the North Benefit Area. 2. Post Construction Traffic Impact Study: The City shall conduct a Traffic Impact Study to assess the traffic on the surrounding road network after this project is constructed and operational. This study shall be conducted 12 months after the initial Certificates of Occupancy are issued for Phase 1 of the project, unless Phase 2 construction is begun during that time period. If Phase 2 construction begins within this 12 month time period, the Traffic Impact Study shall be conducted 12 months after Certificates of Occupancy are issued for Phase 2. The City shall deposit $250,000 of the project s Transportation Impact Fees in the North Benefit Area Reserve Account for the purpose of contributing to the cost of mitigation strategies identified as necessary in this study. If the study does not identify specific mitigation strategies arising from this project, the money shall be moved to the General Account for the North Benefit Area. Any amount remaining after mitigation strategies are implemented, shall also be moved to the General Account for the North Benefit Area. Permitting 1. Concurrency - All new construction, change in use, additions, or redevelopments are required to submit a Concurrency Man agement application as a part of the building plan review process. 2. On-Site Fees - At the time of development, the owner/developer is required to pay an on-site inspection fee that is a percentage of the cost of the on-site improvements, excluding the building, per LDC Section Stormwater System - The owner/developer is required to design and construct an on-site storm water system in accordance with the Orlando Urban Storm Water Management Manual and the approved Master Drainage Plan. Approval from St. Johns River Water Management District is required. The system is to be privately owned and maintained. 4. Engineering Standards Manual (ESM) - All plans and construction must conform to the ESM, last adopted on March 9, Sewer Benefit Fee - The owner/developer is required to pay the Sewer Benefit Fee in accordance with the Sewer Service Policy and City Code Chapter Storm/NPDES - Construction activities including clearing, grading and excavating activities shall obtain an Environmental Protection Agency (EPA) National Pollution Discharge Elimination System (NPDES) permit, except: Operations that result in the disturbance of one acre total land area which are not part of a larger common plan of development or sale. 7. FDOT Permits - Any construction within the Virginia Dr. right of-way of will require Florida Department of Transportation (FDOT) approval/permits prior to construction. 8. Refuse Containers - In accordance with the City Code, Section 28.6 (f) 1-3, the Office of Permitting Services is authorized to approve or disapprove potential refuse container sites. Approval/disapproval of the use of commercial hand pick-up of refuse from any non-residential entity shall be determined solely by the Refuse Collection Bureau Staff. 9. Erosion & Sedimentation Control - Storm water control measures to minimize the impact of the erosion/sedimentation shall be incorporated in the development plan and a detailed description of these measures are to be included with the final engineering submittal, per Section 6, Orlando Urban Storm Water Management Manual. Fire 1. Fire Access - Every building constructed shall be accessible to fire department apparatus by way of access roadways with allweather surface of not less than 20 ft. of unobstructed width, adequate roadway turning radius, capable of supporting the imposed loads of fire apparatus, and having a minimum vertical clearance of 13 ft. 6 in. [NFPA 1: ] 2. Fire Prevention Code - Any new construction must adhere to the requirements of both the Florida Fire Prevention Code, 2010 Edition, and the City s Fire Prevention Code. 3. Fire Permits - Underground main contractor must apply for a Fire permit for the installation or modification of any underground mains serving fire hydrants and/or fire protection systems prior to any installation. If the water distribution system and fire hydrants are located in a right-of-way or recorded easement and owned/installed/

19 Page 19 I NFORMATIONAL COMMENTS - CONTINUED maintained by the water purveyor, we will only require installation to the water purveyor's standards for underground components and connections. However, hydrants must be in compliance with hydrant spacing, location, distribution, color coding, and needed fire flow minimums as specified in City Fire Code. Underground main and fire hydrant installations on private property will require an FIR permit and full compliance with NFPA 24. [City Fire Code, Section 24.13(t)(13)] 4. Construction Phase - Please inform contractor that where underground mains and hydrants are to be provided, they shall be installed, completed, and in service prior to construction work. [NFPA 1: ] Fire department access shall be provided at the start of the project and shall be maintained throughout construction. [NFPA 1: ] In all buildings more than one story in height, at least one stairway shall be provided that is in usable condition at all times and that meets the requirements of of the Life Safety Code, NFPA 101. [NFPA 1: 10.2] 5. Building Access - A fire department access road shall extend within 50 ft of a single exterior door providing access to the interior of the building. Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft (450 ft for sprinkler protected structures) from fire department access roads. [NFPA 1: ] 6. Fire Flow - All structures must be protected by fire hydrants in accordance with City Fire Code 24.30(f). A determination will be made at the time plans are submitted for permitting. We will need a Required Fire Flow calculation in accordance with the ISO method demonstrating the water distribution system and new/existing fire hydrant(s) can deliver the demand. 7. Sprinklering - All new buidings exceeding 5,000 square feet in area and residential occupancies, except detached one- and two-family dwellings, must be protected by an approved automatic sprinkler system. [City Fire Code, Chapter 24, Section 24.27(c)] Police CPTED Review - The Orlando Police Department has reviewed the plans for The Ivanhoe, located in the 1400 block of Alden Rd., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of the built environment to reduce crime and enhance the quality of life. There are four (4) overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. 1. 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; pedestrianfriendly sidewalks and streets; 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. All lighting for this project shall meet or exceed the guidelines in Orlando City Code, Title II, Chapter 63, Part 2M. 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, parks spaces/courtyards, walkways and service areas. Appropriate lighting should be included in all areas anticipated to be used after-dark. Lighting should not be screened out by landscaping (especially pedestrian scale lighting) or building structures such as overhangs or awnings. Uniformity of light is crucial to avoid 'dark' spots, especially in parking areas. 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. Pedestrian walkways, back lanes 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. 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 ground and shrubs should be kept trimmed to no higher than 30 inches. Avoid conflicts between landscaping and lighting, especially lighting adjacent to canopy trees. Landscaping should not create blind spots or hiding places and should not block/cover windows. Open green spaces should be observable from nearby structures. Benches (or outdoor furniture) placed in common areas are a good way to increase surveillance and encourage community interaction. Consider furniture designs that encourage stopping and resting but reduce opportunities for poten-

20 Page 20 I NFORMATIONAL COMMENTS - CONTINUED tial offenders (i.e. a ribbed design rather than solid and center rails or arm rests to discourage sleeping). Bicycle parking pads should be observable from entrances, securely fastened and not hidden behind landscaping. Ensure that any canopies or awnings do not interfere with lighting, especially pedestrian scale, in all locations used during nighttime hours. Parking Facilities: Vehicle and pedestrian entrances into the parking facility should be well lit and defined by landscaping, signage and/ or architectural design. Lighting is universally considered to be the most important security feature in a parking facility. Illumination, uniformity, and glare should all be taken into consideration. Lighting fixtures should be reliable, easy to maintain, withstand the elements, and be vandal-resistant. White concrete stain on the ceilings and beams within the parking facility is recommended to reflect light and improve uniformity. The use of anti-graffiti coating on the walls is a good option to discourage potential offenders from "tagging" these areas. A parking facility design that is "open" on all sides is highly recommended. Shear walls should be avoided, especially near turning bays and pedestrian travel paths. The use of cabling and other architectural elements that allow for visibility are encouraged. Stairwells should be constructed of an open design (not behind solid walls) and the staircase design should allow for visibility. Elevator lobbies should be well lit and reflective surface materials may be used in these 'coves' to aid in natural surveillance and safety for users. Any interior 90 corners should utilize mirrors or reflective material to enhance surveillance around corners. Residential Units: Entry doors on all residential units should contain 180 viewers/peep holes. Any interior 90 corners in the hallways and common areas should utilize mirrors or reflective material to enhance surveillance around corners. Retail and Restaurant Spaces: Since there is typically no natural surveillance between a buildings and dumpsters, be sure these areas are well-lit and that lighting is well maintained. A security camera system (CCTV) capable of recording and retrieving an image to assist in offender identification and apprehension should be installed in areas without natural surveillance including parking facilities, exterior ATMs and any place a shear wall may exist. Where possible, offices, reception areas, lobbies, or host stands should have exterior windows and furniture oriented to improve surveillance of public areas. All sides of a building should have windows to observe the walkways, parking areas and driving lanes. Advertisements and product displays should not be located in or around windows. If advertisements must be used, they should be small in size and located in an area where observation in or out of the building will not be hindered. Decals which display height measures should be posted inside any public entrances. Public restrooms should be visible from the main customer areas and away from outside exits. 2. Natural Access Control: Design the site to decrease crime opportunity by denying access to crime targets and creating in offenders, a perception of risk. This can be accomplished by designing street, walkway, building and parking lot entrances to clearly indicate public routes and discourage access to private areas with structural and landscape elements. Public entrances should be clearly defined by walkways, signs, and landscaping. Landscaping used around building and parking entrances should create clear way-finding, be well lit and not block entrances or create ambush points. There should be no easy access to the roof of the building. Signs located throughout the parking areas should remind users to lock their vehicles and keep valuables out of sight. Way-finding signs located throughout the property should help guide users to authorized areas while discouraging potential offenders. Signage with hours of operation should be clearly visible at any public entrances. The use of traffic calming techniques, as well as surface and gateway treatments throughout the project (as indicated on the concept plans) is encouraged to promote safe vehicle speeds, reduce collision frequency and increase the safety and the perception of safety for non-motorized users. Walkways should be a minimum 6-ft. wide to enhance pedestrian flow. Multi-purpose paths should be a minimum 10-ft.

21 Page 21 I NFORMATIONAL COMMENTS - CONTINUED wide to simultaneously accommodate different modes of travel. 3. Territorial Reinforcement: Design can create or extend a sphere of influence, where users develop a sense of territorial control, while potential offenders are discouraged. This is promoted by incorporating features that define property lines and distinguish private spaces from public spaces such as; landscape plantings, pavement designs, gateway treatments and CPTED open design (see-through) fences. The property should be designed to encourage interaction between users while discouraging potential offenders. All buildings/tenants should have addresses that are clearly visible from the street or internal parking areas, with numbers a minimum of five-inches high made of non-reflective material. If the parking structure has spaces that are reserved for residents, the spaces should not be numbered to coincide with apartment numbers (for the safety of the residents). Fences may be considered in select areas to add security, delineate property lines, allow transparency for surveillance, be unobtrusive, and create a sense of community. CPTED style fencing, at least 6-ft. in height, made of commercial grade steel is a good option to consider. Another option is landscape buffers, which include hostile vegetation, to delineate public from private spaces. The fencing and landscape buffer may be used together to further reinforce delineation. Maintenance is an important aspect of territorial reinforcement. A well-maintained area sends the message that people notice and care about what happens in an area. This in turn discourages vandalism and other crimes. Signage throughout the property should help guide users to authorized areas and clearly define public from private routes and spaces. 4. Target Hardening: Target hardening involves measures that make committing a crime more difficult and reduces the opportunities for criminals to achieve their goal. This can be accomplished by features that prohibit entry or access such as window locks, dead bolts, interior door hinges, bollards, and alarm or security systems. Overall Project: We support the use of bollards as a means of delineating private from public spaces. Bollards that serve dual-purpose (i.e. bollards used for traffic-control that are also lighted) are a good option to consider. Door locks should be located a minimum of 40 inches from adjacent windows. The use of jalousie, casement or awning-style windows is discouraged. Air conditioner units should be caged and the cages should be securely locked. An access control system should be considered in each building so only authorized personnel have access to restricted or non-public areas. Common area doors or gates should have locks that automatically lock when the doors close. If alarm or security systems are installed, each business, tenant space or building should have a separate system that can be regularly tested and maintained. During working hours, commercial alarm systems (to include any common or amenities areas) should be programmed so that a short beep is sounded if an exterior door opens. A security camera system capable of recording and retrieving an image to assist in offender identification and apprehension should be used throughout this project. Security cameras should be mounted at an optimal height to capture offender identification ( aiming down from the ceiling often results in images of the offender s hat). CCTVs should also be placed in several locations throughout the parking areas, service access areas, property access points and any areas with limited or no natural surveillance. Back or side doors (non-public) should be kept locked from the outside at all times. Internal business policy should prohibit the propping open of exterior doors. OPD s Crime Prevention Unit recommends that large glass doors and windows be made of impact resistant glass or a security film (such as Lexan ) to reduce the opportunity for burglaries. If security film is utilized, ensure that the light transmittance of the security film is greater than or equal to the light transmittance of the window's glass. Each retail or restaurant space should contain a drop safe or cash management device. Residential Units: Exterior and non-public doors should contain 180 viewers/peep holes, interior hinges, single cylinder deadbolt locks with a minimum two-inch throw, metal frames with 3 screws in the strike plates, and be made of solid core construction. All windows that open should have locks. Sliding glass doors should have one permanent door on the outside and the inside moving door should have a docking device and a pin. An access control system should be considered so only guests have access to their building, floor, parking, common amenities, and pedestrian access points. Common area doors or gates (hotel lobby, fitness center, pools, etc.) should have locks that automatically lock when the doors close. Common areas should have signs that clearly identify operating hours and state that facilities are only for use by guests.

22 Page 22 I NFORMATIONAL COMMENTS - CONTINUED If alarm or security systems are installed, each dwelling unit should have a separate system that can be regularly tested and maintained by the resident(s). Parking Garage: Informational signage, an access control system and CCTVs throughout the parking garage should all be considered. Additional precautions, such as silent alarms, hold-up alarms and retail training (what to do during a robbery), should be discussed with OPD s Crime Prevention Unit Officer Kevlon Kirkpatrick, at Construction Site Crime Prevention: Due to the continued trend of theft of building materials and equipment from construction sites, Orlando Police Department's Crime Prevention Unit strongly recommends that the developer institute the following crime prevention/security measures at this project site: a) Post signs at the site that theft from the site or trespassing on a construction site is a felony under Florida Law and that the developer will prosecute. b) To improve visibility of potential offenders by OPD patrol officers, perimeter lighting should be installed at a minimum of 150 foot intervals and at a height not less than fifteen (15') from the ground. The light source used should have a minimum light output of 2,000 lumens, shall be protected by a vandal resistant cover, and shall be lighted during the hours of darkness. c) In addition to lighting, one of the following physical security measures should be installed: 1. Fencing, not less than six (6') feet in height, which is designed to preclude human intrusion, should be installed along the perimeter boundaries of the site and should be secured with chain and fire department padlocks for emer gency vehicle access; post in a clear area, an emergency contact person and phones numbers for after hours, in case of an emergency; or 2. A uniformed security guard should be hired to continually patrol the construction site during the hours when construction work has ceased. d) Valuable construction materials and tools should be protected in a secondary fenced, locked cage. e) Post in a clean, open area, the name & numbers of an emergency contact for OPD in case of a night-time emergency. Again, if you have any questions, please call the Crime Prevention Unit Officer Kevlon Kirkpatrick at Innovative Response to Improve Safety (I.R.I.S.) Camera System: OPD recommends that the developer contact OPD in an effort to coordinate camera system technology. OPD has the ability to monitor specified external camera systems from pri vate facilities at the will of the developer or building owner. OPD monitoring will be in addition to self- monitoring and will not replace building camera monitoring. OPD will not have the ability to interfere with or manipulate building camera sys tems, only view. The additional monitoring is beneficial to both the developer/owner and OPD as a crime prevention and overall public safety solution. IRIS questions should be directed to the Orlando Police Department, Sgt. Andy Brennan, at andrew.brennan@cityoforlando. net. 7. Crime-Free Multi-Tenant Housing (CFMH) is an internationally recognized and certified crime fighting program designed to help tenants, owners and managers of rental property keep drugs and other illegal activity off their property. CFMH is designed to be easy, yet very effective in reducing the incident of crime in rental property. Orlando Police Department is one of a small handful of law enforcement agencies in Florida that have established this program. The program includes a Crime Free Lease Addendum which has shown to be the backbone of the Crime Free Multi-Housing Program. The addendum to the lease agreement lists specific criminal acts that, if committed on the property, will result in the immediate termination of the resident's lease. CFMH utilizes a unique three-part approach, which ensures the crime prevention goal, while maintaining a very tenantfriendly approach. Phase One involves an eight-hour seminar presented by the police and fire departments. As soon as the management team is identified, please contact Officer Derwin Bradley to register the management team for the next scheduled seminar. Phase Two certifies that the rental property has met the security requirements (based on CPTED strategies) for the tenant's safety. These requirements include: Dead-bolt locks on all unit entry doors with a minimum 2-inch throw; Eye views (peep holes) with 180 degree view; Strike plates with 3-inch screws; and Anti-slide devices on sliding doors and windows.

23 Page 23 I NFORMATIONAL COMMENTS - CONTINUED Implementation of the recommended CPTED strategies will prepare this community for inclusion in CFMH. Phase Three concludes the program with a tenant crime prevention meeting. The sooner these meetings begin the better for this new community and the new residents. Contact Officer Bradley when the first group of tenants moves into their apartments. Officer Bradley will work with management to conduct the tenant programs. OPD strongly encourages all multi-family communities to become registered participants in the CFMH program. For a complete list of additional program requirements and benefits, please contact the OPD CFMH Coordinator, Office Derwin Bradley at or the Crime Prevention Unit Corporal Kevlon Kirkpatrick, Distributed Antenna System (DAS) Note: This condition applies to all building in this project that are 4 stories or more in height and any areas that are below grade (such as the lowest level of the parking facilities and service area entrances. All buildings shall provide an adequate level of indoor coverage for public-safety radio service for the City of Orlando radio communications system, including but not limited to police, firefighters, and other emergency responders. A DAS system will also improve commercial cellular service for building occupants. The system will enable all first responders to communicate with dispatch and other field units. Inadequate coverage not only puts first responders at risk but also the citizens they are protecting. Adequate indoor radio coverage shall include the following standards: a) Inbound into the building: A minimum average in-building field strength of 10 dbm above the noise floor throughout ninety-five (95%) of the area on each floor of the building when transmitted from the city's police dispatch center and the appropriate emergency service dispatch centers which are providing fire and emergency medical protection service to the building. b) Outbound from the building: A minimum average outbound field strength of 10 dbm above the noise floor throughout ninety-five percent (95%) of the area on each floor of the building when transmitted from the field units portable radio to the appropriate emergency service dispatch centers which are providing fire and emergency medical protection service to the building. c) The City's Communications Unit with consideration of the appropriate police, fire and emergency medical department services shall determine the frequency range or ranges that must be supported. For the purpose of this section, adequate radio coverage shall constitute a successful communications test between the equipment in the building and the Communications Centers for all appropriate emergency service providers for the building. d) If any part of the installed system or systems contains an electrically powered component, the system shall be capable of an independent battery or generator system for a period of at least twelve hours without external power input or maintenance. The battery system shall automatically charge in the presence of external power. e) FCC authorization: All amplification equipment must be FCC Type Accepted. f) Developments must comply with NFPA National Fire alarm and Signaling Code, Public Safety In-Building Requirements, as it pertains to emergency communications systems (ECS), and their components. If you have any questions regarding the requirements as listed above, it is suggested that you contact the OPD Radio Systems Administrator, Norm Poe at The OPD Technical Review Committee representative, Audra Nordaby , can assist the applicant in contacting the Emergency Communication Representatives. Parks Tree Removal and Encroachment - A tree removal or tree encroachment permit shall be required before removing any 4" caliper or larger trees or if encroaching within 6 ft. of any existing 4" caliper or larger tree.

24 Page 24 I NFORMATIONAL COMMENTS - CONTINUED CONTACT INFORMATION Land Development For questions regarding Land Development review, contact Jim Burnett at or at james.burnett@cityoforlando.net. Growth Management For questions regarding Growth Management plan review, contact Michelle Beamon at (407) or at oforlando.net. Engineering/Zoning For questions regarding Engineering/Zoning review, contact Keith Grayson at or at keith.grayson@cityoforlando. net. To obtain plan review status, please call PROMPT, our Interactive Response System at Urban Design For questions regarding Urban Design review, contact Doug Metzger at or at douglas.metzger@cityoforlando.net. Transportation Planning For questions regarding Transportation Planning review, contact John Rhoades at or at john.rhoades@cityoforlan do.net. Transportation Engineering For questions regarding Transportation Engineering review, contact Jeremy Crowe at or at Jeremy.crowe@cityof orlando.net. Transportation Impact Fees For questions regarding Transportation Impact Fee review, contact Nancy Jurus-Ottini at or at nancy.ottini@cityof orlando.net. Police For questions regarding Police/CPTED review, contact Audra Nordaby at or at audra.nordaby@cityoforlando.net. Parks (Tree Removal/Trimming) For questions regarding Tree Removal/Trimming, contact Justin Garber at or at justin.garber@cityoforlando.net. Stormwater For questions regarding Stormwater review, contact David Breitrick at or at david.breitrick@cityoforlando.net. R EVIEW/APPROVAL PROCESS-NEXT STEPS 1. Following the MPB recommendation of approval of the project, the minutes go to City Council for review and approval (item will be on the consent agenda, unless pulled by any of the Commissioners or Mayor for further discussion). The next available City Council meeting is March 23, 2015 at 2pm. 2. The City Attorney s Office will prepare an ordinance for the abandonment request and that will be scheduled for two (2) readings of an ordinance, tentatively scheduled for April Building permits may be submitted following the MPB recommendation of approval but cannot be approved until the City Council approves the Abandonment ordinance.

25 Page 25 S ITE/LANDSCAPE PLAN 10-ft. wide trail & fire access Sunrail 7-story residential 9-story residential 7-story residential Parking garage 7-story residential S. Lake Formosa Ave. 6-story 4-story residential 4-story residential C OMMERCIAL INSET 10-ft. wide trail & fire access 9-story residential 7-story residential 4-story residential Alden Rd. 10-ft. wide trail & fire access Silos Retail A 2-story Retail B 1-story Cafe Alden Rd. Phase 3 2-story Sunrail The Venue 9-story residential Virginia Dr. To be signalized Alden Rd. 2-story comm./ residential New York Ave. Virginia Dr.

26 Page 26 P HASING PLAN PHASE 2 P HASING DIAGRAMS PHASE 1 PHASE 3

27 Page 27 U TILITY PLAN S TREET SYSTEM PLAN

28 Page 28 V EHICULAR CIRCULATION G ENERAL CIRCULATION

29 Page 29 B UILDING PLANS LEVEL 1 BASEMENT LEVEL

30 Page 30 B UILDING PLANS LEVELS 3-4 LEVEL 2

31 Page 31 B UILDING PLANS LEVELS 5-7 LEVEL 8

32 Page 32 B UILDING PLAN B UILDING PERSPECTIVES LEVEL 9

33 Page 33 C OMMERCIAL BUILDING ELEVATIONS Retail A Building Retail B Building

34 Page 34 C OMMERCIAL BUILDING ELEVATIONS Retail B Building Retail C Building (Café - Outdoor Seating)

35 Page 35 R ESIDENTIAL BUILDING ELEVATIONS South Tower North Tower

36 Page 36 R ESIDENTIAL BUILDING ELEVATIONS Brownstones

37 Page 37 H IGH-RISE SIGN LOCATIONS (PLACEHOLDERS)

38 Page 38 S TREET & TRAIL CROSS-SECTIONS *20-ft. wide fire-access lane will not allow trees or tall landscaping. * West side, next to Sunrail - 20 ft. fire access, w. 10 ft. wide multi-purpose trail Virginia Dr. w. 70 ft. R-O-W/City Services easements South of Midway (ex Philadelphia Ave.) new Alden Rd. w. 55 ft. R-O-W/City Services easements

39 Page 39 S TREET CROSS-SECTIONS North of Midway (ex Philadelphia Ave.) new Alden Rd. w. 55 ft. R-O-W/City Services easements (ex S. Lake Formosa Dr.) new Alden Rd. w. 55 ft. R-O-W/City Services easements L ANE CONFIGURATION W. SIGNAL AT ALDEN & VIRGINIA N. Orange Ave. Sunrail/FDOT Virginia Dr. new Alden Rd. New York Ave. Virginia Dr. Alden Rd.

40 Page 40 C OMMERCIAL ZONE LANDSCAPING/STREETSCAPING THE VENUE RESIDENTIAL THEATER CSX/SUNRAIL RETAIL B (NEW) ALDEN RD. RETAIL A CAFE PHASE 3 VIRGINIA DR. P INCH POINTS IN THE 20-FT. F IRE ACCESS LANE