520 E. CHURCH ST. PD

Transcription

1 Staff Report to the Municipal Planning Board August 18, 2015 ZON I TEM # E. CHURCH ST. PD Mariposa St E. Jackson St Location Map S UMMARY Owner James Katsur, Thornton Commons, LLC Applicant Ray Acosta, Baker Barrios Architects, Inc. Project Planner Michaëlle Petion, AICP Updated: August 11, 2015 Property Location: 500, 506, 514, 526 E. Church St., 550 Mariposa St. (Southeast intersections of S. Osceola Ave. & E. Church St. & Mariposa St. )(Parcel ID # , -060, -070,, , ) (±2.93 acres, District 4) Applicant s Request: The applicant is requesting a Planned Development amendment to expand the boundaries of the existing Thornton Commons PD to include the 0.39 acres along the NW corner of the subject site. Proposed is a two-phased development comprised of 586 multi-family units, including 20 live/work/retail units, and +/- 9,800 sq. ft. of retail. Subject Site Staff s Recommendation: Approval of the request, subject to the conditions in this report. Public Comment Courtesy notices were mailed to property owners within 400 ft. of the subject property during the week of August 3, As of the published date of this report, no inquiries have been received from the public.

2 Page 2 ZON E Church St PD F UTURE LAND USE MAP

3 Page 3 ZON E Church St PD Z ONING MAP

4 Page 4 ZON E Church St PD P ROJECT ANALYSIS Project Description The acre subject site is in the South Eola neighborhood, south of E. Church St., north of E Jackson St., east of S. Osceola Ave. and west of S. Eola Dr. The applicant is requesting a Planned Development amendment to expand the boundaries of the existing Thornton Commons PD to include the 0.39 acres along the NW corner of the subject site. Proposed is a two-phased development comprised of 586 multi-family units, including 20 live/work/retail (L/W/R) units, and +/- 9,800 sq. ft. of retail. The phasing is as follows: Phase I 351 residential units, 12 L/W/R units and 2,940 sq. ft. of retail Phase II 215 residential units, 8 L/W/R units and 6,841 sq. ft. of retail The subject property currently consists of five parcels and is zoned MXD-2/T (Mixed Residential-Office/Traditional City overlay) and PD/T (Planned Development/Traditional City overlay) and has a Future Land Use designation of Residential High. Proposed is a rezoning to PD/T. The proposal is consistent with the proposed Zoning and Future Land Use designations. Previous Actions: 1913 Parcels being added to the development site were platted as part of the Wimott s Plan Subdivision Existing PD development site was platted as Eola Place North & South MPB recommended approval of a rezoning from MXD-2/T to PD/T to allow an 8-story, ±90-foot tall building with 52 residential units (ZON ) MPB recommended approval of a PD rezoning for a two-phase development to allow 510 dwelling units and 37,495 sq. ft. of retail. (ZON ; CC Doc#: ). March Subarea Policy S.7.4 (Addressing the South Eola Small Neighborhood Plan) became effective. May South Eola Small Neighborhood Plan Area adopted by City Council. Project Context The subject property currently consists of five parcels with a quadplex and a duplex on two of the parcels, built in 1925 and 1947, respectively. The remainder of the site is vacant. Surrounding development consists of various condominiums and small office buildings. See Table 1 Project Context for more details. The vacant parcel to the west is parcel B of the Orlando Lutheran Tower PD approved for a multifamily development. Table 1 Project Context Future Land Use Zoning Surrounding Use North Residential High Intensity Mixed Residential-Office District/ Traditional City overlay(mxd-2/t) South Residential High Intensity Planned Development/ Traditional City overlay & Mixed Residential- Office District/ Traditional City overlay (PD/T & MXD-2/T) East Residential High Intensity Planned Development/ Traditional City overlay & Mixed Residential- Office District/ Traditional City overlay (PD/T & MXD-2/T) West Residential High Intensity Planned Development/ Traditional City overlay (PD/T) Residential and Office Residential and Office Residential and Office Residential and vacant land Conformance with the GMP The subject property has a future land use designation of Residential High Intensity and is zoned PD/T and MXD-2/T. The Residential High Intensity future land use designation has a maximum density/intensity of 200 du/acre and/or 0.35 FAR and a minimum density of 30 du/acre. The proposed 586 units on acres results in a density of du/acre, which is consistent with the Residential High Intensity future land use designation. The property is located within Growth Management Plan future land use subarea policies S.7.1 and S.7.4. Subarea policy S.7.1 encourages downtown infill residential development, and mixed residential and office development. The proposed development is

5 Page 5 ZON E Church St PD P ROJECT ANALYSIS consistent with this policy as it is infill residential development with a secondary retail use. Subarea policy S.7.4 encourages infill development and restricts building height in order to address the transition between high density and low density uses in terms of building height. The proposed development is consistent with this policy, it is not within the restricted height limit area and it is not increasing densities or intensities. Subarea policy S.7.4. also states that any development obtaining increased densities or intensities through the approval of a future land use map amendment, conditional use, rezoning or bonus shall fund a proportionate share of the transportation system improvements identified in the City of Orlando s South Eola Neighborhood Small Area Plan Transportation Analysis Report. The increase in density is based on the underlying zoning category. This property has an underlying zoning of MXD-2/T, which has a maximum density of 75 dwelling units per acre (which can be increased to 200 du/ac via the conditional use process). This would yield a density of 221 dwelling units on this site; therefore the development is increasing the density by 365 dwelling units. Any increase in density triggers the fee requirement for all units. The fee changes annually and is calculated at the time of building permit review. Subarea policy S.7.4 also requires specific streetscape configurations. S. Osceola Ave, Eola Drive and E. Church Street are identified as primary corridors and Mariposa is identifies as a secondary corridor. The specific requirements will be addressed further in a later part of this report. This project meets the intent of these subarea policy and is consistent with the GMP. Table 2 Development Standards Phase Acreage Use Sq. Ft./ Dwelling Units Density (dwelling units per acre) Max. 200 du/ac FAR (floor area ratio) Max FAR Allowed Proposed Allowed Proposed Maximum Existing PD Building Height Proposed Maximum Existing PD ISR* (impervious surface ratio) Proposed du** 30 to 200/du/ ac* 204 du/ac ft. ±135 ft du** 194 du/ac 170 ft. ±128 ft. Total 2.93 Mixed-Use du/ac *Per Residential Medium Intensity Future Land Use Designation **Including Live/Work/ Units Conformance with the LDC/PD 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 and provide superior design. The subject site is zoned PD/T (Thornton Commons Planned Development/Traditional City overlay) on the Official Zoning Map, with a default zoning of MXD-2/T (Mixed Residential-Office District/Traditional City Overlay). Table 2- Development Standards of this report details the maximum allowable density. The Residential High FLU allows a maximum density of 200 du/ac. The MXD-2/T zoning designation allows a maximum of 75 du/ac with a maximum of 200 du/ac allowed via a Conditional Use Permit. This process should not be confused with a density bonus. This Table 3 Setback Requirements* PD application can serve to satisfy the CUP application process. Yard Current PD Proposed AS proposed the PD is at a density of 200 du/ac and in compliance. S. Eola Dr. 5.3 ft. 5.2 ft. The MXD-2/T zoning district allows a maximum Impervious Surface Ratio (ISR) of The existing PD allows a maximum ISR of 0.89, which the applicant proposes to modify to ISR compliance is proposed both on the ground and through the use of rooftop gardens. The applicant also proposes to modify the existing PD setbacks. Table 3 provides the proposed setbacks for Phase I with Phase II setbacks to be established at the time of * Phase I only S. Osceola Ave. 5 ft. 1.5 ft. E. Church St. 5 ft. 8.1 ft. Mariposa St. 5 ft. 1.7 ft.

6 Page 6 ZON E Church St PD P ROJECT ANALYSIS Master Plan. The Phase I building includes projections and recesses on all facades so the proposed setbacks are from the closest portions of the buildings to the property lines. The applicant does not propose to modify the maximum PD building height. South Eola Neighborhood Plan The subject property is located within the South Eola Neighborhood Plan, which outlines specific streetscape requirements/cross sections for properties based on whether the streets are considered Primary or Secondary Corridors. These required cross sections, (see Figure 1: South Eola Neighborhood Plan Cross Sections) are measured from the back of curb to the building face. Under the plan, Church St., Eola St., and Osceola St. are defined as primary corridors, which require 8.5 ft on-street parking (with bulb outs), 7.5 ft. parkway/parkstrip, and a 7 ft. sidewalk. Mariposa St. is defined as a secondary corridor, which requires 8.5 ft. on-street parking width (with bulb outs), a 7 ft. parkway/parkstrip, and a 5 ft. sidewalk. The applicant proposes several modifications to the requirements. See Urban Design conditions for staff recommended modifications to the streetscape requirements. F IGURE 1: SOUTH EOLA NEIGHBORHOOD PLAN CROSS SECTIONS Transportation The subject development proposes access to the City s roadway network via Mariposa St. and Osceola Ave. with 2 driveways per garage. Both phases will provide extensive streetscape elements meeting the City s requirements for areas near downtown and complying with the guidelines contained in the South Eola Small Neighborhood Plan. Per ITE, Trip Generation, 9 th ed., Phase 1 is expected to generate 3,100 daily and 290 PM peak hour trips. Phase 2 is expected to generate 2,300 daily and 210 PM peak hour trips. Many of these projected trips will likely be served by non-vehicular modes due to the site s proximity to transit, internal capture on site, and the presence of complementary land uses accessible by bicycle or on foot. It is reasonable to assume that the net effect of these factors will reduce the vehicular trips by 25 to 30% of daily and PM peak totals for each phase. Parking requirements are listed in Table 4 below. For the 12 L/W/R units staff is requiring an additional parking space per unit to allow for the multifunctional nature of the space as residential and nonresidential. A minimum of 618 parking spaces are required. The applicant proposes 613 car parking spaces and 9 motorcycle spaces. Section (d) of the code allows, on building sites containing at least 50 parking spaces, motorcycle parking spaces to be provided in lieu of the required number of parking spaces. A total of 622 spaces (vehicles and motorcycles) are proposed.

7 Page 7 ZON E Church St PD Use Units/sq. ft. Minimum Ratio Multifamily Retail/Commercial Table 4 Parking Requirements (Phase I) Minimum Spaces Required Maximum Ratio Maximum Spaces Permitted 1 bdrm* /unit (308)313 N/A 2 bdrm** /unit (179)184 N/A N/A 3 bdrm*** 56 2/unit (112)114 N/A 2, :1000 sq. ft GFA 7 20:1000 sq. ft GFA 59 Total Required: 618 N/A Total Proposed: *Includes allocation of 5 1-bedroom L/W/R units ** Includes allocation of 5 2-bedroom L/W/R units *** Includes allocation of 2 3-bedroom L/W/R units 1 space added per L/W/R unit Total does not include 9 motorcycle spaces 613 Urban Design/Appearance Review Board (ARB) This project is located in the DDB (Downtown Development Board)/CRA Overlay District, which requires review by the Appearance Review Board (ARB) for all new construction. ARB provided a courtesy review of this project on July 16, Final approval of the building and site plans is required through the Appearance Review Board. The submission includes no street facing entries into any of the ground level retail spaces, retail-live-work spaces or residential units except a few of the brownstone units on the north side of Mariposa. This does not meet the Downtown nor Traditional City Land Development Code [LDC] requirements. School Impacts On July 7, 2008, the City adopted a Public School Facilities Element (PSFE) and the Amended Interlocal Agreement for Public School Facility Planning and Implementation of Concurrency which requires all residential developments be subject to school concurrency review. A list of exemptions from this review is provided under Section 16.2 of the Agreement. Included in the list of exemptions are DRIs that have filed a complete application for a development order prior to May 1, 2005 (Section 16.2(j)). Under the terms of the agreement, the City will advise OCPS of comprehensive plan amendments, zoning amendments, and development proposals that may have the effect of increasing existing density. This proposed density for this site is within the previously permitted density allowed on this site. Further, this site is located within the Downtown DRI, which is included in the list of exemptions of DRIs that have filed a complete application, therefore this site is exempt from concurrency. A School capacity enhancement agreement is not required.

8 Page 8 ZON E Church St PD S URVEY P HASE I P HASE II

9 Page 9 CONCEPTUAL PHASING PLAN ZON E Church St PD

10 Page 10 Phase I Site Plan ZON E Church St PD

11 Page 11 Elevations ZON E Church St PD North Elevation West Elevation East Elevation South Elevation

12 Page 12 Cross Sections ZON E Church St PD

13 Page 13 ZON E Church St PD S ITE PHOTOS Phase I site as viewed from Mariposa St. Phase I site as viewed from Mariposa St. and S. Eola Dr. Site as viewed from E. Church St. and S. Eola Dr. Phase I site as viewed from S. Eola Dr. Parcels at E. Church St. and S. Osceola Ave. being incorporated into the PD. Intersection of S. Eola Dr. and Mariposa St. Phase I is to the right with Phase II to the left.

14 Page 14 ZON E Church St PD A ERIAL PHOTO Subject site F INDINGS Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Planned Development applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposal is consistent with the City s Growth Management Plan. 2. The proposal is consistent with the purpose and intent of the PD zoning district and all other requirements of the LDC. 3. The proposal is compatible with surrounding land uses and the general character of the area. 4. The necessary public facilities will be adequate to serve the proposed use, or will be provided by the applicant as a condition of this approval. Staff recommends approval of ZON subject to the conditions below:

15 Page 15 ZON E E Church St PD C ONDITIONS OF APPROVAL Growth Management 1. The Comprehensive Planning Studio has no objections to the PD Amendment. Land Development 1. Land Use and Zoning. The underlying zoning shall default to the standards of the MXD-2/T zoning district. 2. General Code Compliance. Development of the proposed project should be consistent with the conditions in this report and all codes and ordinances of the City of Orlando, the State of Florida, and all other applicable regulatory agencies. All other applicable state or federal permits must be obtained before commencing development. 3. Minor Modifications. Zoning variances and modification of standards may be approved pursuant to the procedures set forth in Part 2J and Part 2F, Chapter 65, Orlando City Code, respectively. The planning official may also approve minor modifications and design modifications to fences, walls, landscaping, accessory structures, signs, and bufferyard requirements. Additionally, recognizing that development plans can change in small ways between the planning and permitting stages of development, the planning official may approve up to a 10% modification of any applicable numerical development standard if the planning official finds that the proposed modification is consistent with the applicable goals, objectives, and policies of the GMP, is compatible with nearby existing land uses, would not result in inadequate public facilities, and is otherwise consistent with the public health, safety, and welfare. When approving such a modification of a development standard, the planning official may impose one or more of the conditions of development provided at section , Orlando City Code, but such condition or conditions must be reasonably calculated to mitigate the identifiable land use impacts of the modified standard. 4. Conformance with 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. When submitting plans to the Permitting Division for permitting, the applicant shall attach to each submittal a copy of this staff report, and the excerpts of the Municipal Planning Board minutes. 5. 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. Density/Intensity. The PD shall be limited to a density of 200 du/ac with Phase I being limited to 363 units and Phase II limited to 223 units. The intensity shall be limited to 0.75 FAR. No density or intensity bonuses shall be permitted on the property. 7. Maximum Impervious Surface Ratio (ISR). The maximum ISR per development site of the PD shall not exceed The use of rooftop gardens to assist with ISR shall be consistent with LDC and require review through a Letter of Determination. 8. Phase II. Master Plan approval by the MPB shall be required for development of Phase II. 7. Setbacks. The minimum required setbacks for Phase I shall be as follows: 1.7 ft. on Mariposa St., 8.1 ft. on E. Church St., 5.2 ft. on S. Eola Dr. and 1.6 ft. on S. Osceola St., consistent with the proposed site plan. Phase II setbacks shall be established during the Master Plan phase. 8. Parking. Parking minimum shall be consistent with the requirements of Chapter 61 Part 3. An additional parking space shall be provided for each Live/Work/Retail unit. Also, consistent with (d), up to 2% of these spaces may be motorcycle spaces. 9. Height. Phase I height shall be limited to 200 ft. with Phase II limited to 170 ft. 10. The proportionate share transportation contribution in accordance with GMP Subarea Policy S.7.4. shall be required. 11. Binding Lot. A binding lot agreement shall be required.

16 Page 16 C ONDITIONS OF APPROVAL(CONT.) Urban Design ZON E E Church St PD 1. Streetscape i. Streetscape Design Guidelines All streetscape design and construction is required to comply with the design and construction requirements of the Downtown Orlando Streetscape Design Guidelines 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 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 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 planter islands and parkway strip. Sylvester Palms may be used as accent trees at the building entrances. Sylvester Palms may also be used on both sides of Mariposa Street. 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-inche thick sub-base for the first 6-feet from back of curb and all ADA ramps transitioning to a 4-inch thick sub-base to the face of building. Corner treatments shall provide two accessibility ramps at each corner perpendicular to the centerline. v. Valve and Junction Boxes All at grade junction, valve and control boxes in the streetscape zone shall be traffic bearing grade boxes and lids. vi. Pedestrian Crossings The pedestrian crossings at the garage and service area entries shall be raised to be at 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 outline the pedestrian path for night time safety. The mid-block curb cuts into the garage and service areas shall meet the mid-block curb cut standard in the Downtown Streetscape Guidelines. vii. Building Entries Building entries should face the street and be recessed, or the door ways shall open inward so that ingress, egress and entry doors do not conflict or open directly into the pedestrian clear zone. viii. Curb Cuts All existing curb cuts shall be removed and the streetscape and curbing restored during construction. ix. ARB Final Review Final landscape and hardscape plans shall be submitted for ARB Final Review and approval prior to submittal for building permits. C. E. Church Street i. Width The minimum streetscape width on E. Church Street shall be 15-feet from the back-of-curb of the on-street parking spaces. The parkway strip shall be a minimum of 7-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 8-feet in width [7-feet shown in proposed plans], though 10-feet is recommended by ARB Staff. ii. Treatment 5 The E. Church Street streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. D. S. Eola Drive i. Width The minimum streetscape width on S. Eola Drive shall be 15-feet from the back-of-curb of the on-street parking spaces. The parkway strip shall be a minimum of 7-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 8-feet in width [7.5-feet shown in proposed plans], though 10-feet is recommended by ARB Staff. ii. Treatment 5 The S. Eola Drive streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. Mariposa Street [north side] iii. Width The minimum streetscape width on the north side of Mariposa Street shall be 13-feet from the back-of-curb. The parkway strip shall be a minimum of 5-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 8-feet in width. iv. Treatment 5 The north side of the Mariposa Street streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. v. Street Trees The street trees on the northside of Mariposa Street shall be Sylvester Palms. F. Mariposa Street [south side] i. Width The minimum streetscape width on the south side of Mariposa Street shall be 13-feet from the back-of-curb of

17 Page 17 C ONDITIONS OF APPROVAL(CONT.) ZON E E Church St PD the on-street parking spaces. The parkway strip shall be a minimum of 5-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 8-feet in width. ii. Treatment 5 The north side of the Mariposa Street streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. Street Trees The street trees on the northside of Mariposa Street shall be Sylvester Palms. G. Jackson Street i. Width The minimum streetscape width on Jackson Street shall be 15-feet from the back-of-curb. The parkway strip shall be a minimum of 10-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 5- feet in width. ii. Treatment 5 The north side of the Mariposa Street streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. iii. Street Trees The street trees on Jackson Street shall be high-rise live oak trees. H. S. Osceola Avenue i. Width The minimum streetscape width on S. Osceola Avenue shall be 15-feet from the back-of-curb. The parkway strip shall be a minimum of 7-feet wide along the entire project frontage. The pedestrian clear zone shall be a minimum of 8-feet in width. This width should provide additional area for landscaping adjacent to the S. Osceola parking garage frontage on the south side of the subject property. ii. Treatment 5 The north side of the Mariposa Street streetscape shall meet the requirements of Treatment 5 in the streetscape design guidelines. iii. Street Trees The street trees on S. Osceola Avenue shall be high-rise live oak trees. 2. Architecture A. Design Intent i. ARB and City Staff has concerns about the massing, building treatments and use of a single façade cladding material [stucco] on the exterior of the buildings, especially on the long edges of the block which are over 400 feet long. ii. There are also concerns about the lack of height variation and cornice treatment along the parapet of both buildings. ARB Staff recommends an increase in the height variation between parapet panels and potential variations and a more distinctive cornice treatment where the building touches the sky. iii. Continued focused on the design and details at the base, through the middle and at the crown of the building including architectural lighting will continue to be critical through the design and development process. iv. Final architectural plans, elevations, materials and finishes shall be submitted for ARB Final Review and approval prior to submittal for building permits. v. Canopies and awnings at the building entries may project into the city services easements. Canopies or awnings that project into the right-of-way will require Transportation Engineering approval. In no instance shall a canopy be less than 17 6 above finished grade to meet transportation maintenance requirements. Awnings shall be a minimum of 9-feet above finished grade. vi. Exterior Doors A minimum 4 x6 security view panels shall be provided in all pedestrian accessible exterior doors including emergency exit doors to provide visibility and security for pedestrians exiting the building. B. Building Crowns i. It is recommended by ARB Staff that distinctive and signature architectural treatments be incorporated into the roof line at the significant corners of the project. For the north building that would be at the corner of E. Church Street and S. Osceola Avenue and also at the corner of E. Church Street and S. Eola Drive. For the south building the significant corners would be the S. Osceola and Mariposa corner and the Mariposa and S. Eola Drive corner. C. North Building i. Retail spaces and the live-work-retail space at the ground level shall provide doorways that face the street along with a sidewalk connection from the doorway to the primary sidewalk. ii. Façade Materials It is recommended by ARB Staff that at least one additional cladding material be incorporated into the façade design in order to break-up the large mass and monotony of the single material façade treatment. Paint is not a adequate cladding treatment when only used in conjunction with stucco. It is also recommended that architectural accents such as canopies, eyebrows, lighting fixtures and/or window trim be incorporated to add additional visual interest and distinctive features to the façade treatments. iii. E. Church St. Façade It is recommended by ARB Staff that the mass of the E. Church Street façade be broken into distinctive yet different design treatments to give the appearance that the building is at least two or more different attached structures. iv. Windows The windows on all facades shall be recessed from the façade to provide additional design texture and shadow lines to the building façade. The addition of window sills or trim treatments is also recommended.

18 Page 18 C ONDITIONS OF APPROVAL(CONT.) ZON E E Church St PD D. South Building i. Street facing residential units at the ground level shall provide doorways that face the street along with a sidewalk connection from the doorway to the primary sidewalk. ii. Façade Materials It is recommended by ARB Staff that at least one additional cladding material be incorporated into the façade design in order to break-up the large mass and monotony of the single material façade treatment. Paint is not a adequate cladding treatment when only used in conjunction with stucco. It is also recommended that architectural accents such as canopies, eyebrows, lighting fixtures and/or window sills and trim be incorporated into the façade treatments to add additional visual interest and distinctive features to the façade. iii. Mariposa St. Façade It is recommended by ARB Staff that the mass of the Mariposa Street façade be broken into distinctive yet different design treatments to give the appearance that the building is at least two or more different attached structures. iv. Windows The windows on all facades shall be recessed from the façade to provide additional design texture and shadow lines to the building façade. The addition of window sills or trim treatments is also recommended. v. Service Area Decorative doors or gates that are architecturally integrated with the building design shall be utilized at the loading area. The doors or gates shall be closed when the loading area is not in use. E. Parking Garage i. Elevatons The parking garage elevations shall be designed to be architecturally integrated with the building they serve. The openings and materials of the parking garage facades should mimic the rhythm and pattern of the rest of the building structure. This especially applies to the south building s attached parking garage. ii. Vertical Openings The long vertical openings of both garage facades shall be eliminated and replaced with opening that mimic the window and opening patterns of each building they share. iii. South Building Attached Garage a dense landscape buffer or green screens shall be utilized along the ground level of the street facing facades that do not have an active use. iv. Openings The openings in the parking garage facades shall incorporate and architectural mesh infill. At the ground level the mesh shall be security grade. v. Screening The parking garage shall be designed to minimize direct views of parked vehicles from streets and sidewalks. An opaque minimum 36-inch tall wall shall be installed to avoid headlight and spill-over light glare. Noise and exhaust fumes onto public use areas or adjacent properties shall be mitigated. Lighting that may be potentially visible from the garage shall be shielded.. vi. Pedestrian Connection A minimum 5 ft. pedestrian walkway shall be provided adjacent to the driveway entries into the parking garage. vii. Ramping Angled exterior ramping shall not be visible from the right-of-way and shall be obscured from view through the use of exterior metal screening, or other alternative methods. Interior ramping and walls that might be visible thru the garage openings shall be painted a dark gray or black. viii. Egress Slope The slope of the grade preceding the exit of a parking garage shall not exceed 2% for a minimum of 25 feet from the garage entry. ix. Transformers Electrical transformers incorporated into the ground level of a parking garage shall provide a minimum of 17-6 of clearance above grade and demonstrate that there is adequate space and access for maintenance and replacement equipment movement and turning. F. Transparency i. The ground floor building walls facing all streets shall contain a minimum of 30% of transparent materials. A minimum of 15% transparency shall be provided on all other floors facing the street above the ground level. ii. All glass at the ground level shall be clear. Minimum light transmittance shall be 80%. High performance or low-e glass may be considered as an alternative with a minimum transmittance of 60%. iii. No windows at the ground floor level shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. iv. Tinted, reflective, or spandrel glass does not count towards meeting the transparency requirements. 3. Outdoor Dining Area At the time of review there is not sufficient streetscape width adjacent to the proposed buildings to allow for outdoor dining areas or sidewalk cafes. 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 ARB Final Review and approval prior to issuance of building permits. B. It is encourage that the top or architectural crowns of the buildings be significantly lit in order to make the building a beacon in the night time skyline.

19 Page 19 C ONDITIONS OF APPROVAL(CONT.) C. Night time building elevations shall be submitted with the ARB Final Review application. ZON E E Church St PD 5. Mechanical Equipment A. Venting & Exhaust All potential restaurant venting and restaurant exhaust shall be directed to the roof of the building and shall not be visible from the public right-of-way. Restaurant venting is not permitted on any street facing façade of the buildings. All other venting and exhaust for mechanical and other utilities shall be a minimum of 12 ft. above grade and shall be integrated with the building design so as to be seamless with the overall architecture of the building. B. Transformer Area Screening Transformer areas outside the building envelope shall be screened with decorative, opaque fencing and gates up to 6-feet in height.. C. Mechanical Equipment All ground mounted and rooftop mechanical equipment shall be screened from view and meet the screening conditions of the Land Development Code. D. Backflow Preventer Backflow preventers shall be located so as to not be directly visible from the right-of-way and should be screened from view where necessary. They shall be clearly identified on the final utilities plan. E. Fencing Any fencing on the site shall be an open, CPTED-approved fence, such as aluminum or wrought-iron picket fencing. Chain link fencing is prohibited. F. Overhead Powerlines Existing overhead powerlines on the development site shall be undergrounded during construction. G. Final Elevations The location and configuration of all exterior venting and mechanical equipment shall be depicted on the building elevations in the Final ARB Review application. 6. Signage. A Master Sign Plan [MSP] including both the residential, retail and high-rise signage shall submitted for a separate ARB Major Review approval prior to the issuance of a Certificate of Occupancy for the tower or retail spaces. The MSP shall clearly show how signage will be allocated between the tenants and the site as a whole and provide placeholders for locations of proposed signage. High-rise signs are permitted consistent with Sec of the Land Development Code but will require an ARB Major Review prior to permitting unless incorporated into the MSP. High-rise sign shall be counted toward the total allowable copy are for the project. 7. Telecommunications Equipment Screening. Buildings should be designed to accommodate future placement of telecommunications equipment. Screening areas should be built into rooftop areas so that the placement and screening of the equipment does not become an afterthought. 8. Model. Prior to permitting, a physical 1"= 100' scale model of the project should be provided for the DDB/CRA model located in the Downtown Information Center. Transportation Planning The Transportation Planning Division supports the request for the PD modifications needed to allow construction of this mixed-use project subject to the following conditions: 1. Bicycle Parking. Per City Code Chapter 61, Part 3D, all developments are required to provide Bicycle Parking spaces for the use of patrons and employees. For Phase 1, the requirement is for 18 long-term and 18 short-term spaces to serve the residential use. It is preferred by the City that all 36 of these required spaces be provided in the interior of the building. The locations for spaces shall be indicated on the plan and be placed so as not to create conflicts with pedestrian or other vehicular movements. The retail and Live/Work uses of Phase 1 generate the need for 6 short-term spaces to serve employees and customers. All 6 do not need to be clustered together, and should be distributed to serve the various building entrances. The locations for spaces shall be indicated on the plan and be placed so as not to create conflicts with pedestrian movements. The City encourages the developer/owner to consider more bike racks than strictly required by Code, since the commercial space is distributed throughout the block and this area of the City is well suited for bicycle travel. Consideration should also be given to creation of space for a Juice, bike-share station on this block unless such provision has already been made at the Artisan site west of this project. Phase 2 of this project will be required to provide Bicycle Parking in accordance with the City Code as in force at the time of actual development. The specific number of parking spaces required to meet Code requirements will be calculated and provided to the developer when Phase 2 engineering plans are submitted to Permitting Services. 2. Traffic Impact Study. The subject property is within the area identified as the South Eola Small Neighborhood. As such, the developer is not required to submit a Traffic Impact Study unless the developer decides not to follow the conditions of development contained in that plan. 3. Parking. As submitted, each Phase of this development meets current City Code minimum requirements for design and number of

20 Page 20 ZON E E Church St PD C ONDITIONS OF APPROVAL(CONT.) parking spaces to be provided on site. No reduction has been requested from the developer. Transportation Engineering 1. One loading zone shall be provided that is 60' long and 8.5' wide. The loading zone can be either on Church Street or Osceola Ave. More than one loading zone shall not be supported due to the potential loss of on street parking. All sight line requirements for either location shall be met. 2. All perimeter sidewalks shall be at a 2% cross slope per ADA requirements. 3. The proposed ramps and crosswalks shall align with existing ramps and crosswalks. 4. Handicapped ramps shall be a type approved by the latest version of the FDOT Design Standards Manual. 5. Curbs that are not Type F shall be approved the City Engineer " thick retro reflective pavement markings shall be installed parallel to all the crosswalks within the ROW for the visually impaired. 7. There shall be no less than 5 feet of clearance at the handicap ramp receiving areas at all four corners of the development. 8. Parking garage shall meet Orlando LDC requirements which include but are not limited to stall geometry, drive aisle width and slope requirements at entrance/exits. 9. Handicapped ramps shall be a type approved by the latest version of the FDOT Design Standards Manual. 10. Curbs that are not Type F shall be approved the City Engineer " thick retro reflective pavement markings shall be installed parallel to all the crosswalks within the ROW for the visually impaired. 12. There shall be no less than 5 feet of clearance at the handicap ramp receiving areas at all four corners of the development. 13. Parking garage shall meet Orlando LDC requirements which include but are not limited to stall geometry, drive aisle width and slope requirements at entrance/exits. Engineering/Zoning The Office of Permitting Services recommends approval of the proposed Planned Development Amendment, subject to the conditions contained in this report. 1. ESM. The City Council Adopted the Engineering Standards Manual (ESM), Fourth Edition on March 9, All plans must conform to the ESM and all construction must be accomplished in accordance to the ESM. 2. Misc. Development plans will need to locate and label the "property lines" on the elevation plans, foundation plans, and the "building section's plans". All proposed generators and transformers must be located in the interior portion of the new structure (s) on the subject site. If proposed mechanical equipment will be located on the roof of the structure it must be properly screened from view. Contact the Bureau of Parks (407) for a tree removal permit before removing any 4" caliper or larger trees and/or for a tree encroachment permit prior to encroaching within the canopy of any 4" caliper or larger trees. All future elevation shown on a boundary/topographic survey shall use the North American Vertical Datum of 1988 (NAVD 88). 3. Zoning. See Chapter 64 Orlando Land Development Code for sign requirements and regulations. Separate permit applications are required for signs. In accordance with Chapter 64, Section high rise building identification signs are prohibited within 1,000 feet of any R-1 or R-2 zoning district unless approved by conditional use permit.

21 Page 21 ZON E E Church St PD C ONDITIONS OF APPROVAL(CONT.) 4. Refuse Container. 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. 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. 5. Plat. This property is required to plat in accordance with Section of the City's Land Development Code prior to the issuance of building permits. 6. On-Site Fees. At the time of development, the owner/developer is required to pay an on-site inspection fee at a rate of up to 3% of the on-site improvements, excluding the building, in accordance with City Land Development Code, Section Storm Water Management district. 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 John River Water Management District is required. The system is to be privately owned and maintained. 8. 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 less than five acres total land area which are not part of a larger common plan of development or sale. 9. Concurrency Chapter 59. 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. 10. Street Tree Fund. The Orlando City Council approved a Resolution at the January 27, 1997 City Council Meeting. Section of the City's Land Development Code provides for a Street Tree Trust Fund. The developer is responsible for the installation of street trees prior to final of the building permit. The Street Tree speciations are 12'-14' height of canopy tree. 11. Sewer Benfit Fee. The owner/developer is required to pay the Sewer Benefit Fee in accordance with the Sewer Service Policy and Chapter 30 of the Land Development Code. Police 1. CPTED Review. The Orlando Police Department has reviewed the plans for 520 E. Church St. Multi-Family Living located at 520 E. Church St., utilizing CPTED (Crime Prevention Through Environmental Design) principles. CPTED emphasizes the proper design and effective use of a created environment to reduce crime and enhance the quality of life. There are four overlapping strategies in CPTED that apply to any development: Natural Surveillance, Natural Access Control, Territorial Reinforcement and Target Hardening. 2. Natural Surveillance. Design the site to keep intruders easily observable. This is promoted by features that maximize visibility of people, parking areas and building entrances; doors and windows that look out onto streets and parking areas; pedestrian-friendly sidewalks and street; porches or patios and adequate nighttime lighting. Overall Project: A photometric plan was not available at the time of this review. Lighting plays a very important role in CPTED. It is crucial that lighting sends the right messages to the public about the safe and appropriate use of space at different times of the day and night. o All lighting for this project shall meet or exceed the guidelines in Orlando City Code, Title II, Chapter 63. o In order to create a sense of safety, pedestrian-scale lighting should be used in all high-pedestrian traffic areas throughout the development to include building entrances, pedestrian promenades, parking facility entrances, common areas, courtyards, amenity deck, walkways and service areas. o Appropriate lighting should be included in all areas anticipated to be used after-dark. o Lighting should not be screened out by landscaping (especially pedestrian scale lighting) or building structures such as overhangs or awnings. o Uniformity of light is crucial to avoid 'dark' spots, especially in parking areas. o Any illumination shall not cause a glare or excessive brightness that adversely affects the vision of pedestrians or motor vehicle operators on public or private property.

22 Page 22 C ONDITIONS OF APPROVAL(CONT.) ZON E E Church St PD o Pedestrian walkways, service entrances and access routes open to public spaces should be lit so that a person with normal vision is able to identify a face from a distance of 30 feet during nighttime hours. o The use of full cut-off or shielded light fixtures can direct light where it is intended while reducing light trespass, glare, and waste. Landscaping is another crucial aspect of CPTED. Trees branches should be kept trimmed to no lower than 6 feet from the 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. Outdoor furniture is a good way to increase surveillance and encourage community interaction. Consider furniture designs that encourage stopping and resting but reduce opportunities for potential offenders (i.e. a ribbed design rather than solid and center rails or arm rests to discourage sleeping). Bicycle parking should be observable from entrances, securely fastened and not hidden behind landscaping or shear walls. All sides of the building should have windows to observe the walkways, parking areas and driving lanes. Parking Facility: 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 can reflect light and improve uniformity. The use of anti-graffiti coating on the walls is a good option to discourage potential offenders from vandalizing these areas. A parking facility design that is "open" on all sides is a good option. 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 or decorative mirrors may be used in these 'coves' to aid in natural surveillance and safety for users. Consider convex mirrors or reflective material to facilitate surveillance around interior 90 corners. Residential Units: Entry doors on all residential units should contain 180 viewers/peep holes. Consider convex mirrors or reflective material to facilitate surveillance around interior 90 corners. Railings around the porches or front stoops of the brownstones should be made of an open design to facilitate natural surveillance on and off the property. Retail and Live/Work Spaces: Since there is typically no natural surveillance around dumpsters or service areas, be sure these areas are well-lit and that lighting is well maintained. Where possible, offices, reception areas, lobbies, or host stands should have exterior windows and furniture oriented to improve surveillance of public areas. Advertisements and product displays should not be located in windows. If advertisements must be used, they should be small in size and located in an area that will not hinder clear views into and out of the space. Decals which display height measures should be posted inside any public entrance. Public restrooms should be visible from the main customer areas and away from outside exits. Amenities Deck: Pedestrian scale lighting should not be screened out by landscaping or building structures such as overhangs or awnings. 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. 3. 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, landscaping, and architectural elements. Landscaping used around building and parking facility entrances should create clear way-finding, be well lit and not block entrances or create ambush points.