500 N ORANGE AVE. OFFICE AND COMMERCIAL

Transcription

1 June 19, 2018 Staff Report to the Municipal Planning Board M P L I t e m #5 A D D E N D U M 500 N ORANGE AVE. OFFICE AND COMMERCIAL Update: June 14, 2018 Additional Conditions of Approval Transportation 1. All aspects of the site plan are required to conform to all applicable minimum standards set forth in the editions of the City Code and the City Engineering Standards Manual that are in force at the time of any construction of this project. 2. Support of this submittal by the Transportation Dept. does not constitute final engineering approval of this concept for development. Materials and designs for transportation related elements of the project must meet or exceed standards in the versions of the City Code and Engineering Standards Manual in effect at the time of submittal to Permitting Services. 3. Proper sightlines must be maintained at all driveways and parking areas. Site plans and landscaping plans submitted to Permitting Services should include sightline triangles. AutoTurn analysis for emergency vehicles and solid waste collection should be attached to plans to prevent delays in processing. 4. Per City Code Sec , bike parking spaces must be installed for each commercial use on the site. The racks must conform to City standards and be located on an impervious surface so as not to interfere with pedestrian or other vehicular movements. The locations must be shown on plans submitted to Permitting Services and be convenient to the building entrances. 5. The location of the ADA parking spaces west of the parking garage drive aisle should be reevaluated. A location that provides more direct access to the building entrances will be safer.

2 M P L I t e m 5 June 19, 2018 Staff Report to the Municipal Planning Board 500 N ORANGE AVE. OFFICE AND COMMERCIAL Location Map S U M M A R Y Owner John Sabty, Member WSSA Houston Blue Stone LLC Applicant Wayne Dunkelberger Baker Barrios Project Planner TeNeika Neasman Planner II Updated: June 12, 2018 Property Location: 500 N Orange Ave. (PID: ); generally located south of W Concord St., west of N Orange Ave., east of N Garland Ave., and north of W Amelia St. (±2.3 acres, District 5). Applicant s Request: The applicant is proposing to redevelop the former AT&T site with office and commercial space and an associated parking garage. The applicant is proposing two separate options for redevelopment of the site, both options keep the existing building: A. Redevelopment of the site with the existing surface parking spaces Subject B. Redevelopment of the site with a parking garage and surface parking. Staff s Recommendation: Approval of the requests, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners within 300 ft. of the subject property on the week of June 4, As of the published date of this report, staff has not received any comments from the public concerning this request.

3 Page 2 Future Land Use Map Zoning Map

4 Page 3 Project Analysis Project Description The applicant is proposing to redevelop the 118,517 sq. ft. former AT&T/Bellsouth building on the 2.3 acre lot in the Downtown Core. The commercial and office development will consist of 11,801 sq. ft. of retail space and 104,000 sq. ft. office space with a 420 space parking garage and/or 30 space surface parking lot. The building square footage will be renovated with no additional square footage added to the site. The parcel is located in the Downtown Business District neighborhood. The applicant is requesting master plan approval for the redevelopment of the building for office and commercial development. The subject site has a Future Land Use (FLU) designation of Downtown Activity Center and AC-3A/T (Downtown Metropolitan Activity Core Center in the Traditional City Overlay District) zoning designation. The proposal is consistent with the Future Land Use and Zoning designations. Previous Actions: 1883: Property was platted as part of the James M Willcox Addition to Town of Orlando 1980: The 5-story building was constructed with surface parking area 2015: Current owner acquired the property 2017: ARB Major review of the WSSA Building Rehabilitation of the 116,650 sq. ft. office building including new retail uses, exterior treatments, landscape, hardscape and the addition of a new parking garage. (ARB ) Project Context The subject site is located in the Central Business District (District 5), the Downtown Community Redevelopment Area (CRA), the Downtown Development of Regional Impact (DRI), and the North Transportation Impact Fee Benefit Area. The +/- 2.3 acre subject site is bound on the south of W Concord St., west of N Orange Ave., east of N Garland Ave., and north of W Amelia St. Surrounding the site is multi-family and commercial to the south (Central Station), office and surface parking to the east, Firestone Night Club (indoor recreation) to the north and surface parking and warehouse use to the west (See Table 1).The development program is consistent with surrounding uses. Table 1 Project Context Future Land Use Zoning Surrounding Use North DT-AC AC-3A/T Night Club East DT-AC AC-3A/T Office Surface Parking South DT-AC AC-3A/T Multi-Family Commercial West DT-AC AC-3A/T Warehouse Surface Parking Conformance with the GMP The subject site has a Future Land Use Designation of Downtown Activity Center and AC-3A/T zoning. The DT-AC allows for a maximum intensity of 3.0 FAR and a minimum intensity of 0.75 FAR. This project is requesting a development program of +/- 11,801 sq. ft. of retail space and +/- 104,000 sq. ft. of office space with a +/-420 car parking garage with 30 surface parking spaces. This program equates to 1.17 floor area ratio (115,801 sq. ft./ 98,581 sq. ft.), which complies with the FAR minimum and maximum requirements for the AC-3A/T zoning district. Conformance with the LDC The AC-3A zoning district is intended to create and strengthen this character by ensuring that guidelines are provided for new development to be compatible with existing development in use as well as design. The Code also states: The linear core subdistricts shown on Figure DT-4, of the Growth Management Plan, of which the AC-3A zoning district is primarily composed, are designed to accommodate high intensity development. The support subdistricts, as identified in the Downtown Element of the Growth Management Plan, contain zoning districts with lower intensities and densities. Both the linear core and support subdistricts are essential for a vital downtown.

5 Page 4 The subject property is located in the Downtown Business Core neighborhood which consist primarily of multi-family, commercial, and office uses. The Traditional City overlay district is intended to intended to establish urban design standards to perpetuate the positive design elements and the residential and commercial development patterns found within the Traditional City. The traditional City shall be defined by recognizable geographic boundaries of subdivisions platted prior to World War II. Development Standards The AC-3A/T district has a maximum FAR of 3.0 and a minimum of.75. The maximum impervious surface ratio is The maximum height is 200 ft., which can be increased via approval from the Federal Aviation Administration (FAA). The proposed is compliant with these requirements. Acreage Use Sq. Ft./ Dwelling Units 2.3 Office Commercial 115,801 sq. ft. Lot Size:98,581 sq. ft. Minimum Street Frontage:25 feet Density/intensity bonus: No Table 2 Development Standards Density (dwelling units per acre) Minimum / Maximum FAR (floor area ratio) Minimum Proposed Maximum 12/21 N/A Building Height ISR (impervious surface ratio) Proposed Proposed Maximum Proposed Use or Phase Office/ Commercial Table 3 Setback and Landscaping Requirements Yard Building Setbacks Landscaping/Buffers Minimum/Maximum Proposed Required* Proposed Front W. Amelia Street. 0 ft./5 ft. 72 ft. None N/A Side west property line Street Side east property line Rear north property line 0 or 3 ft./ 30 ft. max 0 or 3 ft./ 5 ft. max 10 ft./ no max 87 ft.* 10 ft. * Urban Design The proposed development has been through a Major review with the Appearance Review Board. The comments and conditions of approval outlined in the ARB final review must be addressed for approval of this development. Signage Signage requires approval through the Appearance Review Board prior to submitting for building permits. Transportation The site is accessed through a curbcut along W Amelia Street and exited through a curbcut along Concord Street. The proposal includes two options: one with a 420 space parking garage and one maintaining the existing 42 space surface parking area along the western portion of the site. Parking. The subject site is located in the Downtown Parking Program (Section ), which exempts certain uses from providing parking spaces onsite, including retail and eating and drinking uses. The program also limits the minimum None N/A 20 ft. None N/A 6.3 ft. None N/A 7.5 ft. vehicular landscaping buffer required along the south, west, and portion of the east side property line 3 ft. buffer is required along the west portion of the building The parking along Amelia St. shall be removed and a plaza provided in place of the paved spaces. Side setback of 87 ft. without the parking garage structure and 10 ft. with the proposed parking garage structure

6 Page 5 5 Project Analysis parking for office development to 1 parking space and allows a maximum of 3 per 1,000 sq. feet of gross floor area (GFA). Parking for the proposed office and commercial rehabilitation project requires a minimum of 104 and maximum of 312 parking spaces. Use Sq. Ft./ Dwelling Units Table 4 Parking Requirements Minimum Ratio Minimum Spaces Required Maximum Ratio Maximum Spaces Permitted Office 104, Retail 11, Total Required Total Provided (with parking garage) Total Provided (with surface parking only) *The 450 proposed parking spaces consist of 420 spaces in the proposed parking garage and 30 spaces in the surface parking area. *The program is over parked with the parking garage and under parked with the surface parking area (without parking garage). (Option A) The applicant is providing 30 spaces in the surface parking area on the site. The minimum require for an office use in the downtown Parking Program is 104 spaces. This option is 74 spaces under the minimum parking required for the proposed use on site. (Option B) The applicant is providing 450 parking spaces which consist of 420 spaces in the parking garage plus 30 spaces in the surface lot. The applicant is proposing 103 parking spaces over the maximum allowed by the Downtown Parking Program standards. The proposed parking will require +/- 154,500 or $1,500 per excess parking stall be paid into the Parking Program Fund, Per Chapter 61 Part 3E of the Code. Infrastructure Public Safety: Lighting and landscaping plays a very important role in the CPTED (Crime Prevention Through Environmental Design) principles. A more specific review which consist of proposed site enhancements has been provided to the applicant. Staff recommends approval of both options (A) and (B) for the redevelopment of the 500 N Orange Ave. subject site. The applicant will determine if a parking garage will be constructed based on the amount of space leased in the building Aerial Photo

7 Page 6 E xi s t in g Su r ve y

8 Page 7 Development Plan (Without Garage) Existing parking to remain Paved parking to be removed.

9 Page 8 Development Plan (With Garage) Modification to allow a reduced vehicular landscaping buffer Proposed Parking Garage Structure (Option B) Existing Surface Parking to remain Existing Building to remain Parking spaces to be removed

10 Page 9 East & West Elevations w/ Parking Garage

11 Page 10 S o u t h & No r t h Pa r k in g G a r age E l e v at i on s

12 Page 11 S o u t h & No r t h Pa r k in g G a r age E l e v at i on s

13 Page 12 R e n d e ri n gs w it h P ark i ng G a r ag e

14 Page 13 Renderings with Parking Garage

15 Page 14 Site Photos (Provided by the Applicant)

16 Page Findings and Recommendations Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of the 500 N Orange Office and Commercial MPL application contained in Section of the Land Development Code (LDC): 1. The proposed use is consistent with the City s Growth Management Plan. 2. The proposed use is consistent with the purpose and intent of the AC-3A/T zoning district and all other requirements of the LDC. 3. The proposed use will be compatible with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a condition of this approval. Staff recommends approval of MPL , subject to the conditions below: Conditions of Approval Land Development 1. Scope of Master Plan. This use shall operate only as described within this report. All of the improvements shown in the attached site plan (and as amended by any conditions found herein) are required as a condition of approval. Any changes in the use of the site, the operation of the project, or the site plan as described herein may require a new or amended Master Plan (see Minor Modifications condition below). This approval is not transferable to another property. 2. Minor Modifications. Minor modifications and design changes including but not limited to fences, signs, landscaping, interior alterations, 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. 3. Permit Compliance. All plans submitted with the applicant s building permit application(s) must comply with the conditions of approval provided in the Municipal Planning Board staff report and any amendments to those conditions approved by the Municipal Planning Board or City Council. No building permit will be issued for this project until all conditions of approval are complied with and reflected in the plans submitted with the building permit application. 4. General Code Compliance. Development of the proposed project shall be consistent with the conditions in this staff report and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. 5. Land Use and Zoning. Except as provided herein, development of the property shall be consistent with the allowed uses and development standards of the Downtown Activity Center Future Land Use designation and the AC-3A/T zoning designation. 6. Regulations Subject to Code. Except as provided herein, the proposed project is subject to the conditions of this report and all codes and ordinances of the State of Florida, City of Orlando and all other applicable regulatory agencies. 7. Master Plan Expiration. Upon approval of the Master Plan By City Council, a building permit shall be obtained for any new work to the site within two (2) years of approval of the Master Plan, or the Master Plan shall expire (the applicant would then need to apply for a new Master Plan). If a building permit for the work requiring said Master Plan expires, then the Master Plan is no longer valid and the applicant must apply for a new Master Plan or a new master plan amendment. However, the Planning Official may extend the time limit for the Master plan for one period of up to 12 Months for good cause shown, upon written application filed 30 days prior to the expiration date of said Master plan. 8. Surface Parking. The approved surface parking area is directly tied to the repurposing of the existing office building. If the existing building is demolished, the approval of said parking lot is revoked. 9. Floor Area Ratio. The FAR shall not exceed the maximum allowed of 3.00, per the AC-3A/T zoning district. 10. ISR. The impervious surface ratio must not exceed As provided by subsection (5), Florida Statutes, issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. In accordance with subsection (5), Florida Statutes, it is hereby made a condition of this permit that all other applicable state or federal permits be obtained before commencement of the development. 12. Minimum Parking. The applicant shall provide the minimum parking required for the space leased on the site.

17 Page Conditions of Approval Transportation 1. Per City Code Chp. 61 Part 3E, the maximum number of parking spaces allowed for office or retail use in the Downtown Parking District east of I-4 is 3 per 1,000 sf of GFA. Additional spaces may be constructed only with a payment of $1,500 per excess parking stall to the City's Downtown Parking Program fund. 2. The current proposal of 450 parking spaces exceeds the 3/1,000 ratio by 103 spaces. This would require a payment of $154,500 to the Program fund. Fire 1. TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intended to expose or prevent evident design deficiencies with State and City Fire Codes. The building design, floor plans, egress system, fire protection systems and MEP will be reviewed in detail for State and City Fire Code compliance at the time of permit application. 2. Be advised that any new construction must adhere to the requirements of the Florida Fire Prevention Code, Sixth Edition, and The City of Orlando Fire Prevention Code Chapter Design of buildings must account for fire department access. The access road itself must extend 50ft. from at least one exterior doorway to allow access to the building s interior. Any portion of the building or exterior wall of the first story shall be located not more than 150 ft. from the fire department access road as measured by an approved route around the exterior of the building or facility. The distance can be increased to 450ft. if the building is protected by an automatic sprinkler system. [NFPA and NFPA ] 4. An approved turnaround shall be provided for fire apparatus where an access road is a dead end in access of 150 ft., and roadways shall have all-weather driving surface, capable of supporting the load of fire apparatus, a minimum 20 ft. in width, and a minimum vertical clearance of at least 13 ft. 6 in. [NFPA and NFPA ] 5. 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) Water Reclamation 1. Capacity of the City s sewer collection system downstream of the point of connection shall be evaluated. The point of analysis and methodology shall be verified with the Water Reclamation Division prior to conducting the sewer capacity analysis. 2. Prepare a Civil/Site Utility plan that depicts connection into the City s sanitary sewer collection system. 3. The Water Reclamation Division will need to review construction plans prior to permit issuance and to assure that the sanitary sewer facilities to serve the proposed office and commercial development will meet the City s Standards including Chapter 9 of the Engineering Standards Manual and all applicable City Standard Details. 4. No trees shall be placed within 10 of sewer laterals and mains. 5. Sewer lateral(s) serving all non-residential uses shall be 6-inches (minimum). Public Works 1. Part of the parking garage is built over an OUC underground easement. Please provide document from OUC approving this design. 2. Per Section 7.01 of the City's ESM, any proposed project to be built in the City of Orlando which alters the existing topographic characteristics will be required to provide stormwater treatment. Alterations of surface drainage (with the exception of resurfacing and landscaping elements only) is defined as: changing the flow patterns within the redevelopment area; changing the mode of transport from overland flow or open channel to a closed conduit, etc.; changing an impervious surface s character (from building to parking, wet bottom pond or a new building or vice versa); changing the character of a parking surface (from shell base to asphalt, etc.); or remodeling of an existing building which changes its footprint or number of floors. When applying for an Engineering Permit, please submit the Drainage Report, Geotech Report, Stormwater Tabulations, and all necessary docs needed in order to verify the City's and SJRWMD standards are met. 3. The Project which satisfies all of the following requirements will be exempt from the stormwater detention requirements of the ESM Chapter 7. Stormwater treatment by retrofitting to provide retention volume for pollution abatement will still be required where: a. The increase in runoff volume (during a 25-year, 24-hour storm) caused by development is less than the volume required for pollution abatement; and

18 Page Conditions of Approval b. Project is not located in a natural water body, floodplain or any other area of critical environmental concern; and c. Project consists entirely of redevelopment of existing impervious surfaces. 4. This site appears to be over 1 acre. Construction activities including clearing, grading and excavating activities shall obtain a FDEP NPDES NOI. A copy of the NPDES NOI Acknowledgement letter must be received in the Office of Permitting Services prior to permit approval. 5. All proposed and existing sidewalk directly abutting the project will need to be updated to the latest ADA requirement. 6. Please submit a signed and dated private improvements cost sheet. Cost sheet forms and instructions are available at our website at 7. Other comments may arise depending on the contents submitted to permitting. Urban Design 1. Streetscape A. Streetscape Design Guidelines i. All streetscape design and construction is required to comply with the standards of the Downtown Orlando Streetscape Design Guidelines and the conditions in this staff report. ii. Maintenance Agreement The applicant shall enter into a maintenance agreement with the City to define maintenance responsibilities for the streetscape zone and any proposed outdoor dining areas. iii. City Services Easement A city services easement shall be provided by the applicant for any portion of the 15-foot streetscape zone outside of the right-of-way. B. General Streetscape Requirements: i. Street Trees High rise live oaks trees shall be planted as the primary street tree in the tree well planters. Sylvester Palms may be used as accent trees at the building entrances. ii. Structural Soil To minimize root damage to adjacent pavement areas, structural soil or a Planning Official approved equivalent shall be installed around all canopy street trees consistent with Detail 3.4-O and 3.4-P of the Downtown Orlando Streetscape Guidelines. iii. Street Lights Double acorn LED streetlights, consistent with the Downtown Streetscape Design Guidelines shall be used on all streets and spaced based on OUC lighting requirements. iv. Corner Treatments The corner treatment at all corners shall be Lawrenceville Brick, with a 6-inch thick concrete sub-base for the first 6-feet from back of curb and all ADA ramps transitioning to a 4-inch thick concrete sub-base to the face of building. Corner treatments shall provide two accessibility ramps at each corner perpendicular to the centerline of the adjacent street. v. Valve and Junction Boxes All at grade hand hold, valve and control boxes in the streetscape zone shall be traffic bearing grade boxes and lids. Box lids must be painted a color that matches the adjacent streetscape material. vi. Pedestrian Crossings The pedestrian crossings at driveway entries shall be at the same grade as the sidewalk adjacent to the driveway. A pavement treatment a minimum of 7-feet wide that contrasts with the vehicle lanes shall be used in order to clearly define the pedestrian area. Reflective paint alone is not acceptable, however may be used in conjunction with pavers or other surfaces to define the pedestrian path for night time safety. Slope transitions to the street shall occur between the sidewalk and edge of pavement. vii. Building Entries Building entries must face the street and be recessed if they are directly adjacent to the streetscape zone. Doors should not open directly into the pedestrian clear zone. C. Outdoor Dining Areas/Sidewalk Cafes i. Outdoor dining areas and sidewalk cafes are permitted on streets with a minimum 10-foot wide pedestrian clear zone. ii. Outdoor dining areas and sidewalk cafes shall maintain a minimum 5-foot wide pedestrian clear between the planting strip or furniture zone and the stanchion base of the outdoor dining area. iii. Outdoor dining areas and sidewalk cafes shall comply with all the regulations of Sec of the City Code. iv. Outdoor dining areas that utilize a portion of the right-of-way must obtain a sidewalk café [SWC] permit. D. N. Orange Avenue i. Width The streetscape width on N. Orange Ave. shall be a minimum of 15-feet from the back-of-curb. The existing on-street parking spaces and meters must be retained in the final design. Tree wells must be a minimum of 5-feet wide and 10-feet long. The pedestrian clear zone must be a minimum of 10-feet in width. ii. Treatment 4 The N. Orange Ave. streetscape must meet the requirements of Treatment 4 in the streetscape design guidelines. The sidewalk must be scored on a 5-foot by 5-foot grid with a 2-inch trow-

19 Page Conditions of Approval eled edge and a medium broom finish. E. W. Concord Street i. Width The minimum streetscape width on W. Concord St. will be 15-feet from the back-of-curb. Tree wells must be a minimum of 5-feet wide and 10-feet long. The pedestrian clear zone shall be a minimum of 10- feet in width. The pedestrian clear zone or sidewalk may be reduced in the area around the two significant existing oaks on W. Concord to help ensure their preservation and future vitality. ii. Treatment 4 The W. Concord St. streetscape must meet the requirements of Treatment 4 in the streetscape design guidelines. The sidewalk will be scored on a 5-foot by 5-foot grid with a 2-inch troweled edge and a medium broom finish. 2. Architecture A. Design Intent ARB Staff supports the architectural direction and theme of the project. Continued focus on the design and details of the building, including architectural lighting will continue to be critically important through the design and development process. B. General Architectural Comments i. Exterior Doors A minimum 4 x6 security view panels shall be provided in all pedestrian accessible exterior doors, including emergency exit doors, to provide visibility and security for pedestrians exiting the building. ii. Transparency -- All ground floor building walls facing a street shall contain a minimum of 30% transparent materials or glass. A minimum of 15% transparency shall be provided on all other floors above the ground level. 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 at the ground floor level shall be dry-walled or have permanent partitions installed on the interior to block natural surveillance. Tinted, reflective, or spandrel glass does not count towards meeting the transparency requirements. iii. Service Area Decorative doors or gates that are architecturally integrated with the building design shall be utilized in the loading area. The doors or gates shall be closed when the loading area is not in use. C. North Façade i. rehabilitation of the existing north façade, if the parking garage is not constructed, is acceptable with additional improvements. ii. The Clear Anodized Aluminum Spandrel Panel bands the wraps the interstitial space between the floors on the South and east façade must also wrap across the north façade. 3. Parking Garage A. Per Sec Parking Facility Design of the Land Development Code [LDC], in the AC-3A/T district, parking garages and lots fronting on Pedestrian Streets and Malls designated by the Streetscape requirements of Chapter 61 shall be designed as follows: Outside of the City Center Subdistrict, a landscaped pedestrianoriented setback of at least 20 feet shall be required for all parking garages fronting on Pedestrian Streets. However, the setback shall not be required for any portion of the parking garage frontage which incorporates ground floor active uses other than parking. Section is intended to create pleasing pedestrian-oriented spaces. The design alternative in this submittal meets the intent of these regulations because it creates a pleasant, shaded public and pedestrian along the proposed parking garage frontage. B. Design Intent i. ARB Approval -- The proposed parking garage treatments are acceptable and staff supports the proposed design. ii. Additional ARB Review If changes occur to the design of the parking garage between this ARB approval and submittal of building permits additional ARB review may be required. 4. Lighting A. A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.], including photometrics and all proposed exterior lighting fixtures, shall be submitted for final ARB Review and approval prior to issuance of building permits. B. It is encouraged that the skyline architecture of the building be lit in order to make the building unique in the night time skyline. 5. Mechanical Equipment and Utilities A. Venting & Exhaust All restaurant venting and exhaust shall be directed to the roof of the building, unless an

20 Page Conditions of Approval acceptable alternative is approved by the Appearance Review Official. Restaurant venting is not permitted on any street facing façade of the building and must not be visible from the public right-of-way. All other vents and exhaust must be a minimum of 12 ft. above grade and must be integrated into the building design so as to be seamless with the overall architecture of the building. Exterior vents shall be painted to match the color of the façade around them. B. Transformer Area Screening Transformer areas outside the building envelope shall be screened with landscaping including a hedge that is 48-inches tall at the time of planting. C. Mechanical Equipment All ground mounted and rooftop mechanical equipment shall be screened to the top of the equipment and meet the screening conditions of the Land Development Code. An interior screen wall or parapet for rooftop mechanical equipment may be required. The interior screen wall or parapet shall be the same height as the installed mechanical equipment height. D. Backflow Preventer Backflow preventer[s] shall be located so as to not be directly visible from the right-of-way and should be screened from view as necessary. They shall be clearly identified on the final utilities plan. A. Fencing Any fencing on the site shall be an open, CPTED-approved fencing, such as architectural mesh, welded wire or aluminum picket fencing. Permanent chain link fencing is prohibited. B. Electric Meters and Switch Boxes Electric meters and switch boxes mounted to exterior walls shall not be located on street facing facades. 6. Signage A. A Master Sign Plan [MSP] for the property must be submitted for a separate ARB Major Review approval prior to the issuance of a Certificate of Occupancy for the building. The MSP shall clearly show how signage will be allocated between the retail, office tenants and the site as a whole. placeholders for tenant signs should shown on the building elevations for locations of proposed signage. B. All signage shall meet the requirements of Chapter 64 of the Land Development Code [LDC], especially Sec , The Downtown Special Sign District in the Land Development code. C. High-Rise Signs Per Sec The maximum copy area for high rise building identification signs is five square feet for every 1,000 square feet of gross floor area of the principal building, provided, however, that in no event may the total sign area for high rise building identification signs exceed 800 square feet per building. Based on the LDC the project high-rise signs are limited to a total of 583 square feet for this project. 7. Telecommunications Equipment Screening A. Buildings should be designed to accommodate future placement of telecommunications equipment. Screening areas should be built into rooftop areas so that the placement and screening of the equipment does not become an afterthought. B. DAS Distributed Antennae Systems [DAS] for life safety, police department and fire department localized communication services should to be integrated into the building architecture. 8. ARB Construction Observation A. Prior to the commencement of vertical construction, the general contractor, developer and architect shall schedule a coordination meeting with ARB Staff to review the ARB conditions of approval and the ARB review process for any proposed changes that may occur during construction. B. The general contractor shall schedule periodic meetings with the ARB Staff as needed to update staff on the project progress and potential issues complying with the ARB conditions of approval. C. Prior to issuance of a Certificate of Occupancy ARB Staff shall review the project site for compliance with the ARB conditions of approval. 9. Model Prior to permitting, a physical 1"= 100' scale model of the project should be provided for the DDB/CRA model located in the Downtown Information Center.

21 Page 20 Page 20 Informational Comments Engineering/Zoning 1. 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, in accordance with City Land Development Code, Section If the proposed wetlands are to be altered, the owner/developer needs to submit documentation from South Florida Water Management District and/or the Army Corp of Engineers. 3. 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. 4. This project will require a Florida Department of Environmental Protection (FDEP) permit for the sanitary sewer collection system. 5. Need to provide drainage calculation and Geotechnical report for this development. A Stormwater Pollution Prevention Plan need to be submitted in accordance with the Florida Department of Environmental Protection (FDEP) requirement. 6. The City Council Adopted the Engineering Standards Manual (ESM), Fifth Edition on April 18, All plans must conform to the ESM and all construction must be accomplished in accordance to the ESM. 7. All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88). 8. All new construction, change in use, additions, or redevelopments are required to submit a Concurrency Management application as a part of the building plan review process. 9. If this site is located within a floodplain, the finished floor elevation must be one (1) foot above the 100' flood elevation. Any flood storage volume displaced by the building must have compensating storage. 10. This property is required to plat in accordance with Section of the City's Land Development Code prior to the issuance of building permits. 11. In accordance with Federal Emergency Management Act (FEMA) requirements; a letter of map revision maybe required by the owner or engineer as part of this application review. 12. In accordance with City Code Section 28.6 (f) 1-3, the Office of Permitting Services is authorized to make a determination of approval/disapproval of refuse container sites. 13. The dumpster must have a minimum opening of 12' wide and a clear depth of 10' forward of any bollards within the enclosure. Note: where dual dumpster is to be installed a minimum opening of 24 is required unless previously approved by Solid Waste. 14. 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 Division Staff. The owner/developer must contact Solid Waste to fill out an application as part of the new recycling program. 15. Per the Orlando-Orange County Wastewater Territorial Agreement the subject property is located within Orange County's territorial service area. This site will be serviced by Orange County Public Utilities, prior to issuance of permits an invoice or receipt will be required by the Office of Permitting Services. 16. In accordance with Chapter 58, Figure 1, footnote 10, the minimum principal building setback is 50 ft. from any retained wetland or boundary. 17. As per Section of the Land Development Code, a 5 foot wide concrete sidewalk is required along all dedicated rights-of-way. Any existing sidewalk damaged or broken is to be repaired. Police 1. The Orlando Police Department has reviewed the plans for the Office and Commercial rebuild at 500 N. Orange Ave., applying 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 overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement, Target Hardening, and Maintenance and Management.

22 Page Contact Information Growth Management For questions regarding Growth Management plan review, please contact Michelle Robinson at (407) or Land Development For questions regarding Land Development review, please contact TeNeika Neasman at (407) or Urban Design For questions regarding Urban Design plan review, please contact Doug Metzger, at or Transportation For questions regarding Transportation Planning plan review, please contact John Rhoades at or Engineering/Zoning For questions regarding Concurrency Management contact Keith Grayson at or To obtain plan review status, schedule/cancel an inspection and obtain inspection results, please call PROMPT, our Interactive Response System at Water Reclamation For questions regarding Water Reclamation plan review, please contact David Breitrick at or Public Works For questions regarding Public Works plan review, please contact Richard Lee at Police For questions regarding the Orlando Police Department plan review, please contact Audra Rigby at or Fire For any questions regarding fire issues, please contact Charles Howard at or at Building For questions regarding Building Plan Review issues contact Don Fields at (407) or Parks For questions regarding Parks Plan Review issues contact Justin Garber at (407) or Transportation Impact Fees For questions and information regarding Transportation Impact Fee rates you may contact Nancy Ottini at (407) or Review/Approval Process Next Steps 1. MPB minutes scheduled for review and approval by City Council on July 9, Any applicable permits may be requested prior to the City Council approval of the MPB meeting minutes, but these permits may not be issued until the MPB minutes are approved.