LAKE NONA MARKETPLAC E

May 16, 2017 Staff Report to the Municipal Planning Board A N X 2 0 1 7-00004, G M P 2 0 1 7-00010, G M P 2 0 1 7-00011, Z O N 2 0 1 7-00009 I T E M # 2 LAKE NONA MARKETPLAC E Location Map Subject Site S U M M A R Y Owner & Applicant John C. Reich Lake Nona Marketplace, LLC Project Planner Wes Shaffer, Planner I Property Location: 10775 Narcoossee Rd (PID: 08-24-31-5125-01-000) North of State Road 417, east of Narcoossee Rd, south of Moss Park Rd. (±2.65 acres, District 1). Applicant s Request: 1. Annexation 2. Assign Urban Village Future Land Use designation 3. Opt into the Southeast Orlando Sector Plan 4. Initial zoning of Planned Development (PD) Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices will be mailed to property owners within 300 ft. of the subject property during the week of May 1, 2017. As of the published date of this report, staff has not received any comments from the public concerning this request. Updated: May 9, 2017

Page 2 Future Land Use Map

Page 3 Zoning Map

Page 4 Project Analysis Project Description The subject site is located in unincorporated Orange County north of State Road 417, east of Narcoossee Road, and south of Moss Park Road and is approximately 2.65 acres in area. Phase I of the subject development, consisting of 10,600 square feet of commercial uses, was completed under Orange County zoning. The applicant desires to complete Phase II, consisting of up to 25,000 square feet of additional commercial uses, under City of Orlando zoning in order to achieve a higher intensity of development. The Orange County future land use designation for the subject property is partly Planned Development (PD) and partly Institutional. The County zoning is PD (Lake Hart PD). The applicant has requested a future land use designation of Urban Village and initial zoning of PD. Subarea policy S.35.4 will be extended to incorporate the subject property into the Southeast Orlando Sector Plan. Previous Actions: November 18, 1999 Orange County Planning and Zoning Commission recommends approval of the Lake Hart Planned Development Comprehensive Policy Plan Amendment which includes the subject property (Case #Z-99-106). May 26, 2011 Orange County Comptroller records plat of subject property (Document #20110281022). July 14, 2014 City enters into an agreement to allowing the subject developer to encroach onto a small portion of the City Property to construct pavers, movable seating, walkways, and landscaping. April 2, 2015 Orange County Board of Zoning Adjustment approves variances to construct a cover over an existing outdoor dining area 1 ft. and 3 ft. from east property line in lieu of a 10ft.setback and provide 128 parking spaces in lieu of the required131 spaces. Project Context The surrounding future land uses and zoning districts are summarized in Table 1 below. The proposed Urban Village future land use designation and PD zoning are compatible with the surrounding uses. North East South West Table 1 Project Context Future Land Use Zoning Surrounding Use PD (County) PD (County) PD (County) Urban Village / Conservation P-D (Lake Hart) P-D (Lake Hart) P-D (Lake Hart) PD (Lake Nona) Multitenant Commercial Development City of Orlando Stormwater Pond Undeveloped Conservation Consistency with Chapter 171, Florida Statutes The proposed annexation meets the criteria set forth in Subsection 171.043, Florida Statutes, character of the area to be annexed. The property s boundaries are contiguous to the City s boundary to the west, the property is reasonably compact, is not part of another incorporated municipality and will be used for urban purposes. The proposed annexation does not create an enclave. Upon annexation, this property will be in City Council District 1, which is represented by City Commissioner Jim Gray. Consistency with 163, Florida Statutes The proposed GMP amendment is being processed as a small scale amendment to the Official Future Land Use Map in accordance with the requirements of Chapter 163.3184(3), Florida Statutes. As provided in Chapter 163, small scale amendments require one public hearing before City Council (the adoption hearing) and are not subject to review by the Florida Department of Economic Opportunity Division of Community Planning unless challenged by an affected party within 30 days of the adoption hearing. If not challenged, the amendment is effective 31 days after the adoption.

Page 5 Conformance with the Growth Management Plan (GMP) Urban Village Designation Objective 2.4 and Policy 2.4.4 of the Future Land Use Element provide standards relating to the Urban Village future land use designation. A portion of Policy 2.4.4 states: The Urban Village future land use designation provides for a mixture of land uses and intensities within a development site in order to preserve conservation areas, reduce public investment in provision of services, encourage flexible and creative site design, and provide sites for schools, recreation and other public facilities which provide an area-wide benefit to the community. The Urban Village future land use designation is specifically intended to provide a means of streamlining the development review process where a DRI, Sector Plan, and/or Master Plan, have already fully accounted for the impacts of development. The designation shall be structured to ensure that the Urban Village are compatible with existing or projected surrounding land uses, taking into consideration environmental constraints, health and safety issues, and the appropriateness and potential impact of the Urban Village on adjacent existing and future land uses. The applicant is requesting that the subject property be included into the Southeast Orlando Sector Plan. Future Land Use Policy 4.1.9, outlines standards in the Southeast Orlando Sector Plan, and allows the Urban Village future land use designation. Projects that utilize the Urban Village designation shall be developed under the Planned Development (PD) zoning classification, as specified by the City s Land Development Code. The applicant is requesting a PD zoning for the subject site. Future Land Use Policy 4.1.9 lists allowable uses, density/intensity and other standards for the Urban Village designation. Conformance with the GMP Village Center Designation Policy 4.1.9 of the Future Land Use Element provide standards relating to the Village Center designation. Village Centers require a minimum density of 7 du/gross acre and permit a maximum density of 30 du/gross acre for residential uses. Developments with densities equal to or greater than 25 du/gross acre shall use Tradition Design standards for Village Center districts. Non-residential uses are not subject to a minimum or maximum intensity. Non-residential developments with intensities equal to or greater than 0.40 Floor Area Ratio (FAR) shall use Tradition Design standards for Village Center districts. Allowable uses include retail, services, grocery, restaurants, cinema, gas stations, offices, hospitals, hotels, single family and multi-family residential, civic including schools and colleges, park/plaza, and/or other uses consistent with the City s AC-1 district. Future Land Use Subarea Policy S.35.4 Subarea policy S.35.4 will be extended to incorporate the subject property. Properties within the boundary of this Subarea Policy are included in the Southeast Orlando Sector Plan area. The provisions specified in Future Land Use Policy 2.4.4, Goal 4 and associated objectives and policies shall apply within this area.

Page 6 Environmental The Growth Management Plan Conservation Element Policy 1.4.1 states that all projects requiring Municipal Planning Board and City Council review shall provide an Environmental Assessment; however, the City shall determine if the submittal is appropriate on a case by case basis. Developments exempt from this requirement include those located within the Urbanized Disturbed Lands as shown in Figure C-1 of the Conservation Element. An environmental report was not submitted for this project as the site is already developed. Public Facilities Analysis State law requires the City to perform a public facilities evaluation for GMP amendments that would increase the allowable density or intensity of a property. The proposed GMP amendments to change the future land use designation to Urban Village would permit intensities on the subject property greater than that permitted under the existing County PD future land use. This evaluation assumes that the property is developed at the maximum intensity allowed by each future land use category. Typically, sites are developed at a lesser intensity so that these impacts represent an upper limit, rather than a true projection of demand. Each year, the City prepares the Capacity Availability Report (CAR) to identify any surpluses or deficiencies in the ability to provide public services. The CAR also accounts for future population and employment growth consistent with the City s adopted future land use categories. Because the growth associated with this GMP amendment was not included in the growth projections, this analysis is performed to ensure capacity is available to serve the development. Projected Demand Evaluation 1 This evaluation considers the impact of developing the site at the maximum intensity permitted by the existing Orange County Lake Hart PD: 20,778 square feet of commercial on 2.65 acres (0.18 FAR). Evaluation 2 This evaluation considers the impact of developing the site at the maximum intensity permitted by the proposed Urban Village future land use: 12,500 square feet of commercial in Phase I and up to 25,000 square feet of commercial in Phase II on 2.65 acres (0.32 FAR). Net Decrease/Increase There is a net increase in non-residential development of 16,722 square feet. Potable Water (GPD) Table 3 Project Demand Wastewater (GPD) Comm. Parks (Acres) Neigh. Parks (Acres) Transportation (Trips) Evaluation #1 2,701 1,870 0.00 0.00 892 Evaluation #2 4,875 3,375 0.00 0.00 1,610 Net Increase 2,174 1,505 0.00 0.00 718 The amount of development included in the evaluations above translates to a total project demand for public facilities shown in the table above. Details about how the above impacts were calculated are available in the City s Capacity Availability Report. Potable Water, Wastewater and Parks The next table summarizes available capacity, existing demand, projected increases in demand from city-wide growth, projected increases in supply (such as from construction of a new facility) and the maximum demand expected from this GMP amendment. The proposed amendment will not adversely impact the level of service for potable water and wastewater. It is also noted that the subject property lies within the OUC water area, within the County wastewater area, and within the Duke Energy power service area. The property is within the Community Park Area 5 and Neighborhood Park Special Study Area 24. While there is sufficient capacity available in both the Community Park and in the Neighborhood Park category, this development does not include residential uses and therefore will not contribute to the park needs.

Page 7 Table 4 Availability Capacity Potable Water (MGPD) Wastewater (MGPD) Comm. Parks (Acres) for CPS 5 Neigh. Parks (Acres) for NPSA 21 Capacity 108.60 52.16 79.15 19.77 Reported Demand 2017 80.90 39.35 25.94 5.61 Projected increase in Demand 2017-2020 4.95 3.45 15.55 1.14 Projected increase in Supply 2017-2020 0.60 0.00 0.00 0.00 Demand from GMP2017-00010 0.0019 0.0013 0.00 0.00 Net Available Capacity 23.35 9.36 37.66 13.02 Stormwater and Solid Waste The City s adopted stormwater level of service standards require new development to provide on-site stormwater retention and/or detention consistent with the requirements of the South Florida River Water Management District. Therefore, each increment of new development, if properly permitted, will meet the stormwater level of service standard. Solid waste collection is funded by user fees, therefore any new customers generate revenues sufficient to fund any capital costs. Therefore, a solid waste capacity analysis was not performed. Transportation Impacts The City has adopted a Transportation Concurrency Exception Area (TCEA) citywide. Therefore, the City requires projects to support the multi-modal transportation system. The subject property is located in 2030 Transportation Analysis Zone 992, Transportation Area 13, and Transportation Mobility Area C. Lynx currently does not have a bus route along Narcoossee Road. There is a proposed off-street bicycle trail along Narcoossee Road that will be constructed when the road widens, mentioned in the Capital Improvement section of the report. Projects generating 1,000 trips or more per day are required to submit a transportation study and mitigate for impacts to the roadway network. According to the Projected Demand chart on the previous page, the subject development will add less than 700 trips per day, therefore a transportation study is not necessary. Capital Improvement Program The City has a Capital Improvement Program (CIP) project that directly affects the subject site. Project TRA01, funded by Impact Fees, is a roadway project to widen Narcoossee Road between SR-528 and SR-417. School Capacity Orange County Public Schools (OCPS) has two school review processes. The Capacity Enhancement Process (CEP) applies to land use approvals, including GMP amendments, that increase residential density. The proposed development program is for nonresidential uses only, therefore the Capacity Enhancement Process is not applicable. Conformance with the Land Development Code (LDC) The subject property is currently zoned as Lake Hart PD in Orange County. The applicant is requesting an initial zoning of PD in City of Orlando, which is consistent with the proposed Urban Village future land use designation. Section 65.366 of the LDC requires that all rezonings and/or initial zonings be in conformance with any applicable substantive requirements for Chapters 58 through 66 of the LDC. The subsequent Specific Parcel Master Plans must adhere to Chapter 68, the Southeast Orlando Sector Plan, as it pertains to Village Centers. PD Planned Development District Section 58.361 of the LDC identifies the purpose of the PD district as follows: The PD District is intended to provide a process for the evaluation of unique, individually planned developments which are not otherwise permitted in the zoning districts established by Chapter 58. The PD District is to be a voluntary process commenced by an applicant for such zoning designation. The standards and procedures of this district are intended to promote flexibility of design and permit planned diversification and integration of uses and structures, while at the same time retaining in the City Council the absolute authority to establish such limitations and regulations as it deems necessary to protect the public health, safety and general welfare. Chapter 68 Southeast Orlando Sector Plan The applicant has requested that the subject property be included in the Southeast Orlando Sector Plan. In order to be consistent with the Southeast Orlando Sector Plan, specific parcel master plan applications must be reviewed for compli-

Page 8 ance with LDC Chapter 68, which lays out the detailed development guidelines and standards for the Southeast Plan area. The proposed development is requesting the Village Center designation. According to LDC Section 68.200 (a) (2), Village Center/Urban Transit Center (VC/UTC District) is described as such: Village Center districts shall be developed as important destinations for each Residential Neighborhood, providing a variety of shops, services, restaurants, and civic facilities that serve the needs of the surrounding neighborhoods. Development Standards Table 5 below describes the development standards for the site. The applicant is requesting PD zoning with Village Center designation. Per Chapter 68, non-residential development equal or greater than 0.4 FAR must adhere to Traditional Design requirements. For non-residential development less than 0.4 FAR, conventional AC-1 development standards apply. Table 5 Development Standards Development (square feet) FAR (floor area ratio) Building Height (floors) ISR (impervious surface ratio) Phase District Use Acreage Max. Max. Min. / Max. Proposed I Village Commercial 25,000 19,668 12,500 10,595 1 2.65 0.32 0.26 1 3 II Center 2 Proposed Proposed Maximum 0.85 Intensity As aforementioned, Village Center district standards do not include minimum or maximum intensity standards. Per the conditions of this report, the maximum permitted program for the subject property is 37,500 square feet of non-residential development. On 2.65 acres of property, the resultant maximum intensity is a maximum 0.32 FAR. Building Height LDC Chapter 68 limits height by the number of stories, not the overall height, to provide variety to the skyline in Mixed Use Centers. Civic buildings may have an unlimited floor to floor height. Commercial and residential buildings shall have no more than 25 foot floor to floor heights. Chapter 68 restricts building heights to 3 stories for Village Center districts. Impervious Surface Ratio The maximum allowed impervious surface ratio in Village Center districts is 0.85. Setbacks Table 6 compares setback standards between City LDC Chapter 68, the Lake Hart PD, and the proposed standards for the subject PD. The existing development was built to the Lake Hart PD standards with a subsequent variance allowing a covered seating area to come within 1 foot of the rear property line. In 2014, the City entered into an agreement to allow the developer to encroach onto a small portion of the City Property to construct pavers, movable seating, walkways, and landscaping (Doc. #20140397703 Book 10786, Page 7049). Because of the existing maintenance agreement, staff is supportive of the proposed 5 foot rear setback. Table 6 Minimum Setback Requirements (feet) Yard Chapter 68 Proposed Front (Narcoossee Rd) 0 147 Side (north) 0 or 3 63 Side (south) 0 or 3 26 Rear (east) 20 5

Page 9 Parking The Southeast Sector Plan specifies that parking standards shall have a minimum requirement. Village Center districts require a minimum of 3 spaces per 1,000 sq. ft. of development. The applicant is requesting conventional LDC minimum and maximum parking standards, as described in Chapter 61, for shopping centers between 4,000-400,000 sq. ft. GFA (2.5 spaces/1,000 sq. ft. GFA and 4.0 spaces/1,000 sq. ft. GFA respectively). The proposed development provides 118 spaces for 30,268 sq. ft. of development, resulting in a parking ratio of 3.9 spaces/1,000 GFA. Use Sq. Ft. Table 4 Parking Requirements Minimum Ratio Minimum Spaces Required Maximum Ratio Maximum Spaces Permitted Shopping Centers 30,268 2.5/1000 sq. ft. 76 4.0/1000 sq. ft. 121 Total Provided 118 Drive Thru The proposed development includes a drive-thru on the north side of the Phase II building. Village Center districts allow drive thru uses encouraging that they do not face public right-of-ways such as Narcoossee Road. Signage Chapter 64 allows 2 square feet of sign copy area for every 1 linear foot of building frontage. Phase I frontage is 180 feet and Phase II is proposed to be 138 feet resulting in an allowed sign copy area of 636 sq. ft. Sites with at least 400 feet of street frontage can have up to two ground signs. The subject site has approximately 432 feet of street frontage and two existing monument signs. All signage shall comply with LDC Chapter 64. Management control of tenant signs is required, per Chapter 64, Part 2. Aerial Photo L a k e N o n a D R I / P D P h a s e I I P h a s e I C i t y o f O r l a n d o S t o r m w a t e r P o n d

Page 10 S i t e Ph o to s Existing Phase I building, looking north. Existing outdoor seating at southeast corner of Phase I building (looking east out over City of Orlando stormwater pond). Existing covered outdoor seating at northeast corner of Phase I building; looing south

Page 11 S i t e Ph o to s Phase II area looking northeast from existing parking lot. Phase II area looking southeast from northern property line. Phase II area looking south from northern property line.

Page 12 Site Photos Google Street View (Jan 2017) Transportation Planning is concerned about the visibility of crosswalks throughout the site.

Page 13 Existing Survey

Page 14 Site Plan Existing covered seating area within 1 ft. of rear property line (not shown on plan)

Page 15 U p d a t ed D u mp s t e r L o c at io n (w i t h Au t otu r n )

Page 16 L a n ds ca pe P l an

Page 17 Conceptual Building Elevations

Page 18 Conceptual Building Elevations

Page 19 Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of the annexation, future land use and zoning applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposed annexation meets the annexation criteria set forth in section 171.043, Florida Statutes. 2. The proposed Future Land Use Map amendment is consistent with State Comprehensive Plan (Chapter 187, Florida Statutes). 3. The proposed Future Land Use Map amendment is consistent with the East Central Florida Strategic Policy Plan. 4. The proposed Future Land Use Map amendment is consistent with the provisions of Chapter 163, Part II, Florida Statutes. 5. The proposed Future Land Use Map amendment is consistent with the objectives and policies of the City s adopted Growth Management Plan (GMP); particularly Figure LU-1 and Policy 4.1.9. 6. The proposed annexation, Future Land Use Map amendment and initial zoning are consistent with the purpose and intent of the requirements of the Land Development Code. 7. The proposed Future Land Use Map amendment and initial zoning are compatible with the surrounding development pattern. 8. The proposal will not result in demands on public facilities and services that exceed the capacity of such facilities and services since it is subject to Chapter 59 of the City Code, the Concurrency Management Ordinance. Staff recommends approval of the annexation, future land use amendment, and initial zoning subject to the conditions below: Conditions of Approval City Planning 1. DENSITY OF DEVELOPMENT Development of the subject property at densities/intensities higher than what is permitted by the Orange County zoning designation shall not be permitted prior to the effective date of this GMP amendment. 2. GENERAL CODE COMPLIANCE Development of the proposed project shall be consistent with the conditions in this report. Conditions in this report shall supersede conflicting provisions in all codes and ordinances of the City of Orlando. The project shall comply with applicable requirements of the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing development. 3. MINOR MODIFICATIONS Minor modifications and design changes including but not limited to signs, landscaping, driveway locations, building locations, and other minor changes, that are required beyond those previously reviewed by the Municipal Planning Board, may be approved by the Planning Official without further review by the Municipal Planning Board. Major changes shall require additional review by the Municipal Planning Board. 4. CONFORMANCE OF WITH PD REQUIRED Construction and development shall conform to approved site plans, elevations, and landscaping plans on file with the City Planning Division and all conditions contained in this report, or as modified by the Municipal Planning Board and City Council. The following conditions shall be contained in the PD Ordinance; City Planning #7-14. 5. REVIEW BY CITY ATTORNEY S OFFICE Municipal Planning Board recommendation of the conditions contained herein is subject to review by the City Attorney s Office for legal sufficiency and drafting of implementing documents. 6. SOUTHEAST SECTOR MAP The Southeast Sector map shall be updated to show Village Center future land use designations prior to PD adoption. 7. ZONING For any requirements not specifically addressed in the PD Ordinance, Chapter 68 of the Land Development Code (the Southeast Sector Plan) shall apply. For any requirements not specifically addressed in Chapter 68, the AC-1 zoning district shall apply.

Page 20 Conditions of Approval 8. EXISTING DEVELOPMENT Existing development, permitted as of the effective date of this ordinance, shall be considered legally nonconforming. Minor alterations that meet AC-1 standards are allowed. Any substantial improvements or enlargements to the property shall require that the entire site meet the PD standards. 9. MAXIMUM INTENSITY The maximum development intensity shall not exceed 37,600 square feet of commercial/retail or an equivalent amount of other uses allowed by the Village Center designation. 10. MAXIMUM IMPERVIOUS SURFACE RATIO (ISR) The maximum ISR is 0.85 for the Village Center districts. 11. SETBACKS The required building setbacks are as follows: a. Front Yard 0 feet b. Side Yard 0 feet c. Street Side 0 feet d. Rear Yard 5 feet e. Accessory structure rear setback 1 foot 12. BUILDING HEIGHT The building height shall be between one and three stories. 13. ALLOWED USES The proposed development is for retail, office, and restaurant. Other allowed uses in Village Centers include; services, grocery, cinema, gas stations, hospitals, hotels, single family residential, multi family residential, civic including schools and colleges, park/plaza, and/or other uses consistent with the City s AC-1 district. 14. DRIVE-THRU The Drive-Thru shall be oriented to the side or rear and not face Narcoossee Road. Urban Design Existing development of Phase I is considered conforming. Phase II development is subject to the following conditions: 1. DUMPSTERS Dumpsters must not be located in any required parking space or vehicular use area, or in any required bufferyard or landscaping area. Dumpsters must be opaquely screened from view from public streets and adjacent properties. All dumpsters and trash compactors must be screened with solid walls to match the principal structure. Decorative gates must be installed to coordinate with principal structure. 2. LIGHTING PLAN A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures must be submitted at time of permitting 3. TRANSFORMER SCREENING Transformer areas outside the building envelope must be screened on three sides with landscaping and/or a decorative, opaque wall and gates up to 6-feet in height. Landscaping must include a hedge that is a minimum 36-inches tall at the time of planting and maintained at a minimum 48 inches. 4. RESTAURANT VENTING All potential restaurant venting and restaurant exhaust shall be directed to the roof of the building and shall not be visible from the street. Restaurant venting is not permitted on any street facing façade. All other venting and exhaust for mechanical and other utilities shall be a minimum of 1o ft. above grade and shall be integrated with the building design so as to be seamless with the overall architecture of the building. In no instance shall exhaust venting be directed over pedestrian areas.

Page 21 Conditions of Approval 5. MECHANICAL EQUIPMENT All ground mounted and rooftop mechanical equipment must be screened from view and meet the screening conditions of the Land Development Code. An interior screen wall or parapet for rooftop mechanical equipment is required. The interior screen wall or parapet must be the same height as the installed mechanical equipment height. This applies to the north and west building faces. 6. BACKFLOW PREVENTERS Backflow preventer[s] must be located so as to not be directly visible from the right-of-way or should be screened from view where necessary. 7. MINIMUM REQUIRED LANDSCAPE SCORE All landscape plans must achieve the Minimum Required Landscape Score (MRLS) required for the proposed type and intensity of development. Meet City Code Chapters 60 and 61. A spreadsheet showing compliance with the Minimum Required Landscape Score must be included with the plans. A digital spreadsheet form is available at www.cityoforlando.net/cityplanning/landscape-code/ 8. CONSISTENT PHASE II LANDSCAPING Proposed landscaping must be similar to the landscape package on the adjacent site. 9. FACADES AND MATERIALS A base, middle, and top must be expressed on all facades. All facades shall be finished with the same materials and architectural details. Side and rear building façades that are visible from a street and public view shall contain architectural detail comparable in appearance and complexity to the front of the building. 10. DURABLE FINISH Buildings shall be finished with durable, high quality materials that are authentic to the style of architecture for which the building is proposed. 11. 3D PARAPETS All parapets must have a 3-d appearance. Add dimensional returns on parapet; typically 5 ft. is added so that the parapet is less two dimensional. 12. WINDOWS All windows on the building must be recessed from the façade to provide additional design texture and shadow lines to the building façade 13. TRANSPARENCY Facades facing Narcoossee Road require 30% window transparency toward. Tinted or spandrel glass shall not be included in ground floor transparency requirements. Low-E high efficiency glass with a minimum transmittance of 60% may be permitted. 14. PEDESTRIAN ENTRANCES All pedestrian entrances must be highly visible and oriented towards Narcoossee Road. 15. PAVED OPEN SPACES All paved open spaces should provide ample furniture to encourage seating and create gathering areas. 16. PERIMETER LANDSCAPING Perimeter landscaping is needed in areas between the vehicular use area and the adjacent building is a minimum of 3 feet. 17. SIGNAGE All signage must comply with Chapter 64. Maximum allowed copy area is 636 square feet. Management control of tenant signs is required per Chapter 64, Part 2.

Page 22 Conditions of Approval Transportation 1. CROSSWALKS All 3 driveway crosswalks must be modified to include high-visibility "ladder" style markings meeting MUTCD standards. This can be accomplished with pavement marking paint and do not require thermoplastic material. 2. DRIVE THROUGH AISLE Minimum Drive Through Aisle width is 12 feet and minimum radius for the entrance turning maneuver is 20 feet per City Engineering Standard. Pavement marking may be used at the east end of the divider to achieve this turning radius and direct drivers to the correct entry path. 3. DUMPSTER ORIENTATION Dumpster oriented with doors to the west as shown in the revised site plan is acceptable to City Solid Waste Division. Minimum Door width is 12 feet measured from inside wall to inside edge of center gatepost per side for a double enclosure. 4. IMPACT FEES 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 $110,898.00, based on the construction of 19,668 sf general retail use(s), will be due at the time of building permit issuance, subject to change upon final permit plan review. Note at the time of tenant build-out for more intensive uses such as bank and restaurant uses, an additional transportation impact fees shall be assessed for the difference in the rates. For a copy of the complete ordinance or impact fee rate chart, you may reference our website at: http:// www.cityoforlando.net/transportation-planning/wp-content/uploads/sites/30/2014/03/ex_a_2013_- Rate_Schedule.pdf 5. CONCURRENCY MANAGEMENT For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407) 246-3529 or nancy.jurus-ottini@cityoforlando.net 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 $110,898.00, based on the construction of 19,668 sf general retail use(s), will be due at the time of building permit issuance, subject to change upon final permit plan review. Note at the time of tenant build-out for more intensive uses such as bank and restaurant uses, an additional transportation impact fees shall be assessed for the difference in the rates. For a copy of the complete ordinance or impact fee rate chart, you may reference our website at: http:// www.cityoforlando.net/transportation-planning/wp-content/uploads/sites/30/2014/03/ex_a_2013_- Rate_Schedule.pdf

Page 23 Informational Comments Fire There are no objections to this request. TRC fire code review is preliminary in nature, and is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The design will be reviewed in detail for State and City Fire Code compliance at the time of permit application. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Fifth Edition, and The City of Orlando Fire Prevention Code. Per NFPA 1, sec. 18.2.4.1, the required 20 ft. width of a fire department access road shall not be obstructed in any manner. Minimum required widths and clearances shall be maintained at all times. Facilities and structures shall be maintained in a manner that does not impair or impede accessibility for fire department operations. Dead-end fire department access roads in access of 150 ft. in length shall be provided with approved provisions for the turning around of fire apparatus. NFPA 1 18.2.2.5.4 The plan indicates fire hydrants will be required. Because building information is not provided, fire hydrant location and spacing will be reviewed at the time of building permitting. All portions of an unsprinklered building must be within 300 ft hose lay distance of a fire hydrant. All portions of a sprinklered building must be within 500 ft hose lay distance of a fire hydrant. City Code ch 24.27(f) Police The Orlando Police Department has reviewed the plans for Lake Nona Marketplace located at 10775 Narcoossee Rd., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of a created environment to reduce crime and enhance the quality of life. There are four overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. CPTED conditions will be emailed to the client by the Project Manager with the City. For questions regarding the Orlando Police Department plan review, please contact Audra Rigby at 407.246.2454 or Audra.Rigby@cityoforlando.net. Wastewater This property is outside the City sewer and reclaimed service areas. Building Building Plan Review is not applicable to this case at this time.

Page 24 24 Contact Information City Planning For questions regarding City Planning review, please contact Wes Shaffer at 407.246.3792 or thomas.shaffer@cityoforlando.net. Urban Design For questions regarding Urban Design plan review, contact Terrance Miller at 407.246.4990 or terrance.miller@cityoforlando.net. Transportation For questions regarding Transportation Planning plan review, please contact John Rhoades at 407.246.2293 or john.rhoades@cityoforlando.net Transportation Engineering For questions regarding Transportation Planning plan review, please contact Lauren Torres at 407.246.3220 or lauren.torres@cityoforlando.net Transportation Impact Fees For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407)246-3529 or nancy.jurus-ottini@cityoforlando.net Development Review and Engineering/Zoning For questions regarding Development Review and Engineering or Zoning contact Keith Grayson at 407.246.3234 or keith.grayson@cityoforlando.net. Building For questions regarding Building Plan Review issues contact Don Fields at (407) 246-2654 or don.fields@cityoforlando.net. Police For questions regarding the Orlando Police Department plan review, please contact Audra Nordaby at 407.246.2454 or Audra.Nordaby@cityoforlando.net. Fire For questions regarding Fire review, please contact Charles Howard at 407.246.2143 or charles.howard@cityoforlando.net. Water Reclamation For questions regarding Water Reclamation review, please contact Vince Genco at 407.246.3722 or vince.genco@cityoforlando.net Review/Approval Process Next Steps 1. Staff forwards annexation, GMP, initial zoning ordinance requests to City Attorney s Office. 2. City Council approves the MPB minutes. 3. First reading and second reading of the Annexation Ordinance. 4. The ordinance becomes effective after 31 days. 5. The first reading of the GMP ordinance. 6. Transmittal package of GMP sent to Florida Department of Economic Opportunity (DEO) for review. 7. The second Reading of GMP ordinance. 8. The ordinance becomes effective after 31 days. 9. The first and second Reading of PD zoning ordinance. 10.Apply for Building Permits