Appearance Review Board Staff Report

Transcription

1 Appearance Review Board Staff Report August 16, 2018 ARB Applicant Adam Berkelhamer XSC Acquisitions, LLC Agenda Item N. Orange Ave. Golden Sparrow - X Orlando Mixed-Use Development Phase One W. Amelia St. Owner Suzanne DeWitt, Manager Midtown Opportunities XIIIB, LLC Requested Action Subject Site N. Orange Ave. N. Magnolia Ave. Request for a Major Certificate of Appearance Approval for phase one of three phases. Phase one is 17 stories and includes 262 multi-family units, 663 parking spaces in a podium garage with ground floor commercial uses. W. Livingston St. Aerial Photograph Recommendation Approval, based on the conditions in this staff report. Project Planner Doug Metzger, AICP, LMT Updated: August 10, 2018 Summary Project Description The subject site is bounded on the north by W. Amelia Street, on the east by N. Orange Avenue, on the south by W. Livingston Street and on the west by Gertrude s Walk. This is a final review for phase one which includes 262 multi-family units, 663 parking spaces in a podium garage with ground floor commercial uses. Project History 11/2012: ARB Courtesy Review (ARB ) for a multi-phase development including a 6-story, 280 unit multi-family bldg. with integrated parking garage, a 6- story 125 key hotel, two office buildings (6 and 8 stories) and a stand-alone parking garage. 2/13: MPB approval of Central Station, the multi-phase development referenced in the ARB review above (MPL ). 4/2013 A Major Certificate Appearance Approval is is approved by the ARB for the Crescent Central Station Project which included 280 multi-family units with an integrated parking garage. 4/2018 ARB Courtesy Review for the Golen Sparrow project. 5/2018 The MPB approves the master plan for the Golden Sparrow Project (MPL ). That case is currently under appeal. Public Notice A placard was posted on the subject site advertising this ARB meeting. As of August 10th no public comments have been received about this project

2 Page 2 Project Overview [updated] The subject site is bound on the north by a private street and the Crescent Central Station Apartments, on the south by W. Livingston Street, and on the east by N. Orange Avenue. To the west of the site is the Lynx Central Station, the Lynx Sun Rail station platform. At 3.57 acres, the subject property is one of the largest undeveloped tracts in the Central Business District. The high-profile location is adjacent to the downtown Lynx Sunrail station and across the street from the Orange County Courthouse. It occupies nearly an entire block and presents an unmatched opportunity to develop an enduring project that will significantly influence the physical and social landscape of downtown Orlando for decades. There is a 60 ft. strip of land located between the proposed development site and the rail lines to the east. This land has been redeveloped into a pedestrian path/linear park that include an extension of Gertrude's Walk urban trail. The adjacent Crescent Central Station project, to the north, is a 6-story, 276-unit multi-family building with 15,000 sq. ft. of ground level retail and an integrated parking garage. X Orlando is planned to be a mixed use project located at 434 N. Orange Avenue, the remaining undeveloped parcels of the Central Station project. The project will be built in three phases. The applicant is currently requesting an ARB Major Certificate of Appearance Approval for phase one of the X Orlando project. Phase 1 includes 262 residential units in a 17-story tower. The Phase 1 units also wrap the Orange Avenue and Livingston Street facades of the garage podium. Additionally, Phase 1 includes 41,000 square feet of retail/commercial space on the ground floor, and approximately 663 parking spaces in a 9- level podium garage. The future Phase 2 will include 266 residential units in a 25-story tower including the 9-level podium garage with approximately 630 parking spaces. Phase 3 will eventually add 361 residential units in a 24-story tower including the 9-level podium garage withapproximately 223 parking spaces in the completed podium garage. The total development plan for the project includes the following: 889 residential units, 41,000 square feet of commercial/ retail space, and approximately 1,516 parking spaces. By far the largest single residential project in Downtown Orlando. This X Orlando project will bring a new identity and presence to the core and transportation hub of the Downtown Central Business District. The connections to its surroundings, the numerous on-site opportunities, and the activation of the Livingston and Orange Avenue street frontage will make the X Orlando project a catalyst for growth in the northern half of Downtown Orlando. Once complete the X Orlando project could become the largest residential development in Downtown Orlando. This ARB Final Review will look at both the proposed Phase One design and the build-out design. But the board action will be for the approval of Phase One only. Phases Two and Three will each require an ARB final approval prior to submittal of building permits for the respective phases. ARB Staff Review [updated] Following the April ARB Courtesy Review and the extensive discussion at the May Municipal Planning Board master plan approval hearing for the X-Orlando project [MPL ], the Planning Official, Project Planner and ARB Staff transmitted the following summary and requests for changes to the design and configuration of the X Orlando project. ARB Staff has incorporated the applicant s response or a summary of the design changes that have occurred leading up to this Phase One ARB approval hearing. 1. Mass & Scale Pull back the parking podium on the east facade so that the drop-off area is clear to the sky in order to further emphasize the north and south towers, break up the mass of the podium, create additional dimension to the overall façade and to better mirror the courthouse drop-off on the east side of N. Orange Ave. Architectural treatments that compliment the architecture of the middle tower above should be added to exposed areas of the parking podium. Applicant/Design Response: The center section of the east façade has been pulled back in order to expose the dropoff area to the sky. A canopy feature has also been added at the ground level to emphasize the primary entrance into the building.

3 Page 3 ARB Staff Review [updated] 2. North Façade Architectural treatments that compliment the architectural style of the towers must be incorporated into the interim conditions for the first phase and second phase. Each phase must be able to stand-alone and appear complete in the event subsequent phases are abandoned. The phase three parking podium must be faced with residential uses from the ground floor to the top of the podium. In order to compliment the built condition of the existing apartment building on the north side of the paseo, the ground floor residential units should have direct pedestrian access to the paseo area. Applicant/Design Response: The applicant is proposing to utilize large vinyl art panels to screen the exposed areas of the parking podium as an interim treatment for the north façade in Phases One and Two. Additionally, residential units have been added to parking podium floors two through nine on the phase three north façade. There is also ground floor commercial space that wraps from the east and west facades to the north façade. ARB Staff Response - The Phase One elevations plans have integrated the podium with the tower along Orange, Livingston and the west facade. The proposed build-out design of the west façade has also successfully merged the towers and the podium. However, the Phase Three north façade does not meet nor feel as complete and unified as the other facades. Additional fenestration of the north façade will be needed before the Phase Three ARB approval. 3. West Façade Ground floor active uses must be incorporated into the west façade of the podium that fronts onto Gertrude s Walk. Add residential units to the north and south ends of the west façade that match the width of the north and south towers above from the ground floor to the top of the parking podium Architectural elements that match and/or compliment the architectural style of the towers must be incorporated into parking podium from the second floor of the podium to the top of the podium between the west façade residential units in order to screen the exposed parking garage area. Applicant/Design Response: The design of the west façade has been modified to include the ground floor commercial uses with residential units facing west on floors 2 thru 9 on the parking podium. 4. Skyline Architecture The proposed wings on the top of each tower are becoming an overused element in the Orlando skyline. Staff encourages the design team to continue to exam their skyline architecture and to develop a distinctive treatment that will make the Golden Sparrow project a unique skyline feature. The skyline architecture should also include decorative lighting and address the views from the west as strongly as it addresses the views from the east. The skyline architecture of the west façade should include a significant architectural statement that addresses the Interstate 4 views of the project. Applicant/Design Response: The applicant has replace the skyline wings with skyline light boxes. The light boxes on the top of towers one and three address Orange Avenue and views from the east. The light box on top of tower two addresses I-4 and views from the west. Additionally the applicant has modified the tower heights. In the Courtesy Review submittal tower three was the tallest tower, stepping down to towers two and then one. In the final review submittal tower two is now the tallest tower stepping down on each side to its adjacent towers. Towers one and three are different heights, but the overall design and massing appears more balanced and appealing. 5. Green Wall System Staff supports the extensive green wall concept. However, the developer and design team must present alternative treatments in lieu of the green wall system that can be implemented either prior to or after installation of the green wall system in case it is determined that the concept is not viable or sustainable. Applicant/Design Response: The applicant has proposed two alternative treatments to replace the green wall system in case the green wall system is determined to be not viable. ARB Staff Response Staff supports the alternatives presented in this Phase One submittal. However, staff also believes that both maintenance standards and a maintenance agreement needs to be negotiated with the applicant and staff to ensure that there are mutually acceptable guidelines and performance standards to evaluate the success or failure of the green wall system.

4 Page 4 ARB Staff Review [cont.] ARB staff appreciates the development team s strident effort and progress over the past few months. The design of the building, especially Phase One, has made great progress since the Courtesy Review. Staff understands that we are still in the design development phase of the project and that the design and architecture will become even more refined as the development process moves closer and closer to permitting. Staff looks forward to continuing to work with the applicant team from the ARB review to permitting, and then through construction. ARB Conditions of Approval ARB Staff has reviewed Phase One of the X Orlando project at 434 N. Orange Avenue and recommends approval of Phase One with the following conditions: 1. ARB Review A. ARB Major Certificate of Appearance Approval Final ARB review and approval for each phase of the X Orlando project is required prior to permitting. All conditions of the final ARB approval must be met. Additional ARB staff review is required at time of permitting to ensure the conditions of approval have been met. B. Modifications Modifications and alterations to the ARB approved design and architecture will require additional ARB staff review. Substantial changes to the approved design and architecture my require board approval. 2. Streetscape A. Streetscape Design Guidelines: i. All streetscape design and construction is required to comply with the requirements of the Downtown Orlando Streetscape Design Guidelines and the conditions in this staff report. ii. Maintenance Agreement The applicant must enter into a maintenance agreement with the City to define maintenance responsibilities for the streetscape zone and any proposed outdoor dining areas inside of the right-of-way. B. General Streetscape Requirements: i. Existing Streetscape the existing streetscape on N. Orange Avenue, W. Livingston Street and the north paseo/ entry drive must be preserved and/or replaced as built after construction. Any streetscape or streetscape furnishings damaged during construction must be repaired or replaced to existing or better condition. ii. North/South Paseo Drive Once construction is complete, the width of the existing sidewalks on both sides of the north/south drive must be maintained. iii. Pedestrian Crossings The pedestrian crossings and sidewalks along the north/south entry drive or any vehicle drop-off area must be raised to be at the same grade as the sidewalk adjacent to the driveway. Pedestrian crossings at driveway cuts and vehicle drop-off areas must be constructed of an alternative material such as brick, pavers or colored concrete that contrasts with the paving material of the driveway. Any grade transition from street grade to sidewalk grade must occur in the furniture zone. Driveway ramps may be concrete. iv. Building Entries Doorways must not swing open into the required streetscape zone. Building entries should be recessed into the façade so that ingress, egress and entry doors do not conflict or open directly into the pedestrian clear zone. v. Curbing and Curb Cuts All existing curb cuts must be removed and the streetscape and the curbing along the entire project frontage restored during construction. All curbing in the ROW must be Type A curb and gutter per the Land Development Code [LDC] and Engineering Standards Manual [ESM]. vi. Lymmo Stop The applicant must coordinate with Lynx on an alternative location for the Livingston and Orange Lymmo shelter and stop. Upon completion of the construction of Phase 1 the developer will re-install the Lymmo shelter to existing or better condition at its original location. vii. Small Cell Node There is an existing small cell node located on Orange Avenue just north of the Livingston intersection. The developer shall coordinate with the node operator on preserving or establishing an interim condition during construction for the small cell node. After Phase 1 construction is complete, the small cell node must be replaced at its original location. 3. Architecture A. Design Intent: ARB staff supports the overall and Phase One design intent and development of the X Orlando project. ARB staff will continue to work with the development team to advance the building design and to help deliver a distinctive project that will enhance both the Orlando skyline and life at the street level. B. The Podium The design team needs to continue to focus on creating variety and activity at the ground level to activate the street frontage along Orange and Livingston in Phase One and along the north and west facades in Phases 2 and 3.

5 Page 5 ARB Conditions of Approval [cont.] C. Skyline Architecture The proposed light boxes on the top of each tower will be distinctive elements in the Orlando skyline. Prior to issuance of a building permit for vertical construction the applicant team must submit detailed plans for the skyline architecture elements, including decorative lighting details, for ARB staff review and approval. D. Paseo Street The north/south paseo street must maintain the pedestrian connections and sidewalks on both sides of the private drive underneath the proposed towers from W. Livingston to W. Amelia. E. Materials and Colors The proposed materials and color for Phase One are approved as presented. Prior to issuance of a building permit for vertical construction the applicant team will will submit final material, color and design details, including storefront systems, glazing, residential unit window and exterior door systems, and balcony railing details to ARB staff for review and approval. F. Transparency i. The ground floor building walls facing all streets must contain a minimum of 30% transparent materials. A minimum of 15% transparency must be provided on all floors facing the street above the ground level. ii. All glass at the ground level must be clear, except as noted in Condition E. above, with a minimum light transmittance of 80%. High performance or low-e glass may be considered as an alternative with a minimum transmittance of 60%. iii. No windows must 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. 4. Interim Parking Garage Treatments A. Maintenance Standards and Performance Agreement Prior to issuance of a building permit for vertical construction, the applicant must enter into an agreement with the city to define the maintenance and performance standards for the proposed interim parking garage façade treatments. B. Artwork the mural artwork for the garage façade treatments must be developed and created by an established artist and may not contain any onsite or offsite commercial messages. No text or logos may be incorporated into the proposed artwork. C. ARB Approval The final design, along with the artist s portfolio[s], proposed art, materials, attachment methods, maintenance and performance standards must receive an ARB Major Certificate of Appearance Approval prior to issuance of a Certificate of Occupancy for Phase One of the project. 5. Green Wall System A. Maintenance Standards and Performance Agreement Prior to issuance of a building permit for vertical construction, the applicant must enter into an agreement with the city to define the maintenance and performance standards for the proposed green wall system. The maintenance and performance standards must also contain an evaluation process that reviews the greenwall system at regular intervals and permits either the city, the property management entity or property owner to declare the greenwall system as viable, degraded or unsustainable. The agreement may also contain a surety requirements that could include a performance bond or escrow account to ensure the funds are available to replace the green wall system should it fail. B. Optional Silver Metal Panel Treatment ARB staff recommends approval of the optional silver metal panel treatment. ARB staff also encourages that the proposed silver metal panel treatment be installed behind the green wall system to ease the transition between the green wall system and an alternative treatment should the greenwall system become unsustainable. C. Optional Dichoric Film Alternative Treatment ARB staff also recommends approval of the Dichoric Film alternative treatment should the greenwall system become unstainable. D. ARB Approval In the event the greenwall system becomes unsustainable the design of the proposed replacement treatment must be submitted to ARB staff for review and issuance of a ARB Minor Certificate of Appearance Approval. 6. Phases Two and Three Building Sites A. Post Development Conditions If, upon issuance of the first Certificate of Occupancy for Phase One of the X Orlando project, a building permit has not been approved for Phase Two of the project then the Phase Two and Phase Three building sites must be graded smooth and sodded with Argentine Bahia grass. The lawn area must be irrigated for a minimum of 1-year in order to establish the lawn area. B. Access Until a building permit is secured for Phase Two, the lawn area must not be fenced and must remain accessible to the X Orando residents, the Central Station Condominum residents the public as passive open space.

6 Page 6 ARB Conditions of Approval [cont.] 7. Lighting A. Lighting Plans A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures must be submitted for ARB staff approval prior to approval of permits for vertical construction. B. Skyline Architecture The decorative and exterior lighting plan for the Light Cube skyline feature on the top of the building must also be submitted to ARB staff for approval prior to the issuance of building permits for vertical construction. 8. Mechanical Equipment A. Rooftop Mechanical Equipment Rooftop mechanical equipment must be screened to the height of the mechanical equipment with parapets. louvered panels or perforated metal screen walls. B. Restaurant Exhaust All potential restaurant venting and exhaust must be directed to the roof of the building and must not be visible from the public right-of-way. Restaurant venting is not permitted to vent over or towards pedestrian areas. C. Other Venting All other venting and exhaust for mechanical and other utilities must be integrated with the building design so as to be seamless with the overall architecture of the building. Vents and louvered panels must be painted to match the surrounding façade area. D. Transformer Transformers must be screened with opaque walls and decorative gates up to 6-feet in height or they must be located inside of the parking garage. E. Backflow Preventer Backflow preventers [BFP] must not be visible from the right-of-way and should be screened from view. The BFP must be clearly identified on the final utilities plan in the Final ARB submittal. Backflow preventers may also be incorporated into the interior of the parking garage. F. Dumpster All dumpsters and trash compactors shall be located internal to the buildings or screened with solid walls to match the principal structure. Decorative gates shall be installed to coordinate with principal structure and shall be painted to match the color of the enclosure walls. Landscape screen including low hedge and groundcover shall be provided to soften the view from the public ROW and adjacent properties. G. Fencing Any fencing on the site must be an open, CPTED-approved fence, such as aluminum picket or welded wire. Chain link fencing is prohibited. 9. Signage A. Master Sign Plan A Master Sign Plan [MSP] for the project, including both low-rise and high-rise signage must be submitted for a separate ARB Major approval prior to the issuance of a Certificate of Occupancy for Phase One. The MSP shall clearly show how signage will be allocated throughout the project including the type, style, location, and sign area. B. High-Rise Signs Two high rise are allowed per Sec , 10. 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. 11. 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.

7 Page 7 Existing Site Photos

8 Page 8 Existing Site Photos

9 Page 9 Survey with Topo

10 Page 10 Phase One Site Plan With Program

11 Page 11 Phase One Utilities Plan

12 Page 12 Phase One Paving, Grading and Drainage Plan

13 Page 13 Phase One Landscape Plan

14 Page 14 Build-Out Ground Floor Plan

15 Page 15 Phase One Ground Floor Plan

16 Page 16 Phase One 2nd Podium Floor

17 Page 17 Phase One 3rd thru 8th Podium Floors

18 Page 18 Phase One 9th Amenity Floors

19 Page 19 Phase One Amenities 10th Floor

20 Page 20 Phase One 11th to 17th Tower Floor

21 Page 21 Courtesy Review Phasing Plan

22 Page 22 Courtesy Review Project View From Livingston

23 Page 23 Courtesy Review Project View From Livingston

24 Page 24 Current Project View From Livingston Street

25 Page 25 View of Rooftop Amenity Spaces

26 Page 26 Massing Study Looking Northwest

27 Page 27 Massing Study Looking Northeast

28 Page 28 Massing Study Looking Southeast

29 Page 29 Massing Study Looking Southwest

30 Page 30 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Podium View

31 Page 31 Podium View

32 Page 32 Orange Avenue Drop-Off

33 Page 33 Build-Out South Elevation

34 Page 34 Build-Out East Elevation

35 Page 35 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Build-Out North Elevation

36 Page 36 Build-Out North Elevation

37 Page 37 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Build-Out West Elevation

38 Page 38 Build-Out West Elevation

39 Page 39 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Phase One South Elevation

40 Page 40 Final Review Phase One South Elevation

41 Page 41 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Phase One East Elevation

42 Page 42 ARB Final Phase One East Elevation

43 Page 43 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Phase One North Elevation

44 Page 44 Final Review Phase One North Elevation

45 Page 45 ARB ARB N. 434 Orange N. Orange Ave. Ave. X X Orlando Courtesy Review Phase One West Elevation

46 Page 46 Final review Phase One West Elevation

47 Page 47 Building Materials

48 Page 48 Balcony/Façade Details

49 Page 49 Building Materials/Comparable Design Details

50 Page 50 Interim Garage Façade Treatment

51 Page 51 Design Inspiration / Green Wall Concept

52 Page 52 Green Wall Concept Alternatives

53 Page 53 Green Wall System Optional Silver Metal Panel

54 Page 54 Green Wall System Optional Dichoric Film

55 Page 55 Green Wall System Optional Dichoric Film Treatment