Property Location: 14768 & 14806 Nar-coossee Rd. and 19463 & 19451 Boggy Creek Rd.; Generally northwest of the inter-section of Narcoossee Rd. and Boggy Creek Rd. (±10.9 acres, District 1) Applicant’s Request: The applicant is requesting a Planned De-velopment rezoning for a new development comprised of 260 multi-family units, +/-124,000 sq. ft. self-storage, +/-45,000 sq. ft. commercial.

S U M M A R Y

Location Map Subject

Owner

Lake Nona Neighborhood Center, LLC

Applicant

Robert Ziegenfuss, Z Development Services

Project Planner

Michaëlle Petion, AICP

Staf f Report to the Munic ipal P lanning Board May 15, 2018

NONA COVE PD

Z ON 2 0 1 8 - 1 00 0 4 I t e m #13B

Staff’s Recommendation: Approval of the request, subject to the condi-tions in this report. Public Comment Courtesy notices were mailed to property owners within 400 ft. of the subject property during the week of April 30, 2018. As of the published date of this report, staff has re-ceived no comments from the public con-cerning this request. The applicant held a community meeting on February 12, 2018.

Updated: May 9, 2018

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Future Land Use Map

The applicant is concurrently requesting a GMP amendment to Mixed-Use Corridor– Medi-um Intensity for redevelop-ment of the site. (GMP2018-10010)

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Zoning Map

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Project Analys is Project Description The +10.9 acre subject property, located within the Narcoossee South neighborhood, is west of Narcoossee Rd., north of Boggy Creek Rd., and east of Golden Sunburst Ave. The applicant is requesting a Planned Development rezoning for a new development comprised of 260 multi-family units, +/-124,000 sq. ft. self-storage and +/-45,000 sq. ft. commercial uses. The site has a Future Land Use designation of Neighborhood Activity Center and a zoning designation of AC-N/AN (Neighborhood Activity Center/ Aircraft Noise Overlay). A proposed Growth Management Plan (GMP) Amendment re-quest is concurrently going before the board in a separate staff report. That request is for a GMP Map Amendment to Mixed Use Corridor– Medium intensity (GMP2018-10010). The proposal is consistent with the proposed Zoning and Fu-ture Land Use designations. Previous Actions:

April 2006—The MPB approved the annexation, GMP amendment to assign the Neighborhood Activity Center future

land use designation and AC-N/AN zoning district. (Bajaj-Narcoossee; Case #ANX2005-00042, GMP2006-00015, & ZON2006-00011)

April 2008—The MPB approved the annexation, GMP amendment to assign the Neighborhood Activity Center future

land use designation and AC-N/AN zoning district. (Monroe Prestige; Case #ANX2008-00006, GMP2008-00009, & ZON2008-00008)

February 2012—The MPB approved the master plan for a commercial development on six lots, two of which are part of

the subject property. (Boggy Creek Narcoossee Commercial Center; Case #MPL2011-00025)

February 2013—The MPB approved the annexation, GMP amendment to assign the Neighborhood Activity Center fu-ture land use designation and AC-N/AN zoning district. (14768 Narcoossee Rd.; Case #ANX2012-00023, GMP2012-00029, & ZON2012-00028)

2015– Southern two parcels were platted as part of the Boggy Creek Narcoossee Commercial Center Subdivision. Project Context The subject site is currently undeveloped. Surrounding uses, zoning, and future land uses are shown in Table 1 below. East of the southern boundary of the site includes commercial uses such as Wawa gas station and McDonald’s restau-rant. East of the northern boundary includes vacant land for the Southern Oaks neighborhood.

Conformance with the GMP The applicant is requesting Mixed Use Corridor– Medium intensity future land use designation. The Mixed Use Corridor– Medium intensity portion of Figure LU-1 states:

“Maximum Intensity (before bonuses) 30/units/ac. and/or 0.5 FAR Minimum Intensity 15/units/ac. and/or N/A Minimum Land Area N/A Allowable Uses Residential, Office, Commercial, Public, Recreational & Institutional

Table 1—Project Context

Future Land Use Zoning Surrounding Use

North PD (Orange County) Eagle Creek neighborhood PD (Orange County)

South Single family neighborhood Low Density Residential (Osceola County)

PD (Osceola County)

East Commercial and vacant land Neighborhood Activity Center & Urban Village

AC-N/AN & PD/AN

West Single family residence Residential Low R-1/AN

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The proposed future land use designation is compatible with the surrounding uses. See staff report GMP2018-10010 for additional information. Conformance with the LDC The PD district is intended to provide a process for the evaluation of unique, individually planned developments which are not otherwise permitted in the established zoning district. It is also designed to promote more efficient and economic uses of land in addition to providing flexibility to meet changing needs, technologies, economics, and consumer prefer-ences. Proposed is a rezoning to PD/T with an underlying zoning of MU-1. The MU-1 district is intended to provide for areas of mixed residential and office uses extending along and oriented to arterial and four (4) lane collectors, at intensi-ties compatible with adjacent neighborhoods. Commercial, public, recreational & institutional uses and conservation are also permitted uses. In the current zoning of AC-N as well as the proposed underlying zoning of MU-1, the site is allowed a maximum height of 35 ft. which may be increased to 75 ft. with approval of a Conditional Use Permit (CUP). The building containing the self-storage and commercial uses is proposed at a height of 58 ft. and the multifamily building is proposed at 70 ft. in height. To assist with providing a logical height transition between the subject property and the residential neighbor-hood, a height limitation of 35 ft. is required within 135 ft. of the western property line. A portion of the self-storage/commercial use building will need to be reduced in height for compliance. The retail/restaurant building is proposed at one-story. See Table 2– Proposed Development Standards below for additional standards. Building setback standards are provided in Table 3. Setbacks are provided for the development site overall. The MU-1 zoning district allows a side setback of 0 or 3 ft. but per Figure 1B of Chapter 58 of the city code, a 20 ft. setback is re-quired when adjacent to a residential zoning district, which is applicable to the proposed development. The multifamily

Table 3—Setback and Landscaping Requirements

Use or Phase Yard

Building Setbacks Landscaping/Buffers*

Minimum Proposed Required* Proposed

Front– Boggy Creek Rd. 0 ft. 20 ft. none N/A

Multiple uses Street-Side– Narcoossee Rd.

0 or 3 ft. +/-89.5 ft. none N/A

Side– west property line 20 ft.** +/-71 ft. ‘C’ (12.5-20 ft.) 25 ft.

* Dimensions refer to range of acceptable buffer depth; each requires plantings and/or screen wall ** 0 or 3 ft. per the district but 20 ft. due to adjacent residential district

Table 2—Proposed Development Standards*

Acres Use Sq. Ft./Dwelling Units

Density (dwelling units per

acre)

FAR (floor area ratio)

Building Height ISR (impervious surface

ratio)

Minimum /Maximum

Proposed Maximum Proposed Maximum Proposed Maximum Proposed

10.9 Multiple uses

260 units

123,755 s.f. self-storage**

44,912 s.f com-mercial

15-30 24 0.5 0.14 75 ft. *** 70 ft. 0.85 0.85

* Proposed development standards to be included in the PD ** Only 23,400 sq. ft. of ground floor storage use is included for FAR *** Permitted with a CUP

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development is +/- 137 ft. from the western property line but the storage/commercial building is closer at +/- 71 ft. A bufferyard ’C’ is required along the western boundary adjacent to the single-family neighborhood, which consists of a width of 12.5 ft. (with a 6 ft. tall wall) to 20 ft. The applicant proposes 25 ft. in width to include a 6 ft. tall wall. Self-Storage Personal storage standards are provided in section 58.774 of the LDC. In the MU-1 zoning district a CUP is required in addition to providing at least 10% of the ground floor area and no less than 75% of the primary street frontage, as an additional principal use. Proposed is 100% primary street frontage and 61% of the ground floor area as commercial us-es. Also, a height limitation of 50 ft. exists for storage uses that share a property line with R-1 zoned properties. As pre-viously stated, the applicant proposes 58 ft. in height. Drive-through In the MU-1 zoning district the drive-through uses require a CUP. The applicant proposes three drive-through uses, all located along the rear of the buildings. A by-pass lane is required per section 58.741. Proposed is a 16 ft. drive-through lane that accommodates both the drive-through travel lane and by-pass maneuvering. As designed, each drive-through lane accommodates a minimum of 6 waiting spaces, the minimum requirement for banks, restaurants and such. Sec-tion 58.743 requires all speaker boxes located within 300 ft. of a residential district must be oriented away from the resi-dential uses. The speaker box associated with the restaurant & retail building is +/-42 ft. and has the box oriented to-wards the residences. Relocation is required. Urban Design A key item of note is the pedestrian realm along the eastern edge of the multifamily development (adjacent to the inter-nal spine road). Proposed is a 5 ft. wide landscape area along back of curb, a 5 ft. wide sidewalk and 3 ft. of perimeter. This design is inadequate for a 5-story, 260 unit multifamily building. Additional width will be needed to accommodate trees and pedestrians. Building architecture will require a Letter of Determination for Appearance Review prior to sub-mission for building permits. Signage The multifamily development site was previously approved for multiple 12 ft. tall monument signs along the internal spine road and Boggy Creek Rd. With the proposed addition of multifamily use, one 6 ft. tall freestanding sign will be permitted along Boggy Creek Rd. The maximum residential free-standing sign copy area per face is limited to 18 sq. ft. Free standing signs along Narcoossee Rd. are permitted at a maximum height of 12 ft. and subject to Chapter 64 of the LDC. Per LDC section 64.246 the overall development is prohibited from having high rise signs (building signs below 30

Table 4—Parking Requirements

Use Sq. Ft./dwelling units

Minimum Ratio Minimum Spaces Req’d

Maximum Ratio Max. Spaces Permitted

Multifamily

Studio & 1 bdrm 105 1 105 —

2 bdrms 140 1.5 210 —

3 bdrms 15 1.75 26 —

Personal storage 123,755

one 10 ft. parking lane*

3 N/A —

Restaurant 8,061 5:1000 40 20:1000 161

Retail– Shopping Center

36,851 2.5:1000 92 4:1000 147

Total Required 476 —

Total Provided 629

*Plus a minimum of 3 spaces at the manager’s office

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ft. above ground level) due to the proximity to the adjacent R-1 zoning district. A master sign plan will be required prior to submitting for permits. Transportation The proposed development proposes one new access to the county’s street network via a right-in and right-out on Nar-coossee Rd. along the north boundary of the development site. The site has cross access to the internal spine road of the Boggy Creek Narcoossee Commercial Center along the southeast corner of the development site. This spine road provides full access to Narcoossee Rd and Boggy Creek Rd. Table 4-Parking Requirements provides the parking re-quirements for the various proposed uses. The applicant proposes 172 parking spaces for the personal storage and commercial uses and 437 parking spaces (garage and surface) for the multifamily development for a total of 629 spac-es. The minimum required is 476 parking spaces. Multifamily use and personal storage have no maximum permitting parking requirements. The proposal is compliant.

School Capacity Orange County Public Schools (OCPS) has two school review processes. The Capacity Enhancement Process (CEP) applies to land use approvals, including GMP amendments, that increase residential density. The concurrency process applies to all residential development that is not de minimus or previously vested through a Development of Regional Impact (DRI) Development Order or another agreement. The site is subject to both the capacity and concurrency pro-cesses.

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Survey

Page 9

Survey (cont . )

Page 10

Overal l Development Plan

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Development Plan (nor thern ha l f )

Proposed speaker box

135 ft. wide area where height is limited to 35 ft.

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Development Plan (southern ha l f )

Wider streetscape required.

135 ft. wide area where height is limited to 35 ft.

Internal spine road

Page 13 E

lev

atio

ns

(M

ultifa

mily

)

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Renderings (Mu l t i f ami l y )

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Renderings (Mu l t i f ami l y )

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Elevat ions (Se l f -Storage & Commerc ia l )

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Renderings (S to rage /Commerc ia l )

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Bufferyard Cross Sect ions

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Site Photos

Site as viewed from Narcoossee Rd.

Boggy Creek Rd. looking at southwest corner of subject property.

Site as viewed from inter-nal spine road looking north.

Site as viewed from internal spine road looking west.

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Findings Subject to the conditions contained herein, the proposal is consistent with the requirements for approval of Rezoning applications contained in Chapter 65 of the Land Development Code (LDC): 1. The proposed rezoning is consistent with the City’s Growth Management Plan. 2. The proposed rezoning is consistent with the purpose and intent of the PD zoning district and all other requirements

of the LDC. 3. The proposed rezoning 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 rezoning, or will be provided by the applicant

as a condition of this approval. Staff recommends approval of the ZON2018-10004 subject to the conditions below:

Aerial Photo

Subject Site

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Growth Management 1. Effective Date. The proposed PD zoning (Case #ZON2018-10004) shall not become effective until after the effective date of the proposed GMP amendment to change the future land use designation from Neighborhood Activity Center to Mixed Use Corridor—Medium Intensity (Case #GMP2018-10010). 2. School Capacity. Coordinate with Orange County Public Schools (OCPS) is required to determine next steps for school capacity and/or school concurrency for the proposed residential development. If a CEA is required, it must be adopted by OCPS prior to scheduling the adoption hearing for the PD ordinance. Land Development 1. Subject To Codes. Except as provided herein, the development is subject to all codes and ordinances of the State of Florida, City of Orlando, and all other applicable regulatory agencies. 2. Default Zoning. The underlying zoning shall default to the standards of the MU-1/AN zoning district. 3. Development Permits. As provided by subsection 166.033(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 166.033(5), Florida Statutes, it is hereby made a con-dition of this permit that all other applicable state or federal permits be obtained before commencement of the develop-ment. 4. Consistency. Unless amended by any conditions found herein or any modifications recommended by the MPB and approved by City Council, this project shall operate and be developed only as described and conditioned within this re-port and in accordance with the attached site plan and any other plans or commitments provided in the application pack-age. Any changes in the use of the site, the operation of the project, or the site plan as provided herein may require an amendment to the project and review by the MPB and City Council (see "Minor Modifications" condition below.) This ap-proval is not transferable to another property. All other applicable state or federal permits must be obtained before com-mencing development. 5. Minor Modifications. Minor modifications to the project, including changes to the design and site plan reviewed by the Municipal Planning Board or City Council may be approved by the Planning Official without further review by the Munici-pal Planning Board. Major changes shall require additional review by the Municipal Planning Board. 6. Review by City Attorney’s Office. Municipal Planning Board recommendation of the conditions contained herein is sub-ject to review by the City Attorney’s Office for legal sufficiency and drafting of implementing documents. 7. Phasing. The property may be developed in multiple phases. Each phase must be developed in a manner that allows the individual phases to function independently of each other. Master Plan approval by the MPB shall be required for each phase. 8. Density/Intensity. Development is restricted to a maximum of 260 multifamily units, 45,000 sq. ft. of commercial use, and 124,000 sq. ft. of personal storage use. 9. Impervious Surface Ratio. A maximum ISR of 0.85 is permitted. 10. Height. The maximum permitted building height is 70 ft. Personal storage is further limited to a height of 58 ft. and all buildings located within 135 ft. of the western property boundary are limited to a height of 35 ft. 11. Uses. Permitted uses must comply with MU-1 with prohibitions of motels, hospitals, automotive services, attached dwellings, emergency shelters, group housing, mobile homes, treatment/recovery facilities, duplexes. No CUP is re-quired for drive-through or personal storage facilities. Outdoor storage is prohibited. 12. Speakerbox. Drive-through speaker boxes are prohibited within 135 ft. of the residential zoning district. Those within

Condit ions of Approval

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300 ft. of the residential district must be oriented away from it. 13. Dumpsters. The dumpster is prohibited within the required bufferyard, per LDC 58.593 14. Signs. High-rise signs are prohibited. Ground signs on Narcoossee Rd. are limited to a height of 12 ft. Signage for the multifamily development must comply with section 64.257, which includes a maximum height of 6 ft. and 18 sq. ft. of copy area. 15. Bufferyard. A densely landscaped, 25 ft. wide, bufferyard C, to include an 8 ft. tall wall, is required between the self storage site and the residential neighborhood to the west. Urban Design Streetscape 1. All street trees in parkway strips shall be high-rise live oak trees spaced 25-50 feet on-center unless an alternative is approved by the Planning Official. 2. Parkway strips must be at minimum 7.5ft wide. 3. The Developer shall provide sidewalks and crosswalks on the property to ensure pedestrian, transit, and bicycle ac-cess 4. No vertical impediments such as utility poles, light poles and utility boxes shall be located in the Pedestrian Clear Zones and sidewalks. 5. Valve and Junction Boxes—A pavement treatment that contrasts with the vehicle lanes shall be used at all crosswalks in order to clearly define the pedestrian zone. Reflective paint alone is not acceptable, but may be used in conjunction with pavers or other surfaces to outline the pedestrian path for night time safety. 6. 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. Master sign plan 1. Master Sign Plan - Prior to issuance of a Certificate of Occupancy a Master Sign Plan shall be submitted and ap-proved by the Planning Official thru an administrative determination. 2. Maximum Copy Area - Maximum allowable copy area shall be calculated as part of a Master Sign Plan and shall be consistent with the Chapter 61 of the Land Development Code requirements for type and location. 3. Sign Program Guidelines - The Master Sign Plan must establish a uniform sign format or program for the development and include individual sign areas, design criteria, sign type, sign size, materials and location for all exterior signs and project way finding signs. 4. For projects containing multiple rental spaces and under single management control, the manager may submit a plan to allow the allocation of sign area and sign location for the entire building site Service areas, Mechanical Equipment, utilities, venting 1. Service Area/Utilities - All utilities, trash disposal pick-up, and other maintenance facilities not adjacent to the pedestri-an sidewalks or streetscape zones to the fullest extent possible. In no instance shall access to service areas require a back-in from or back-out movement to a public right-of-way. 2. Mechanical Equipment - All ground and roof mounted mechanical equipment shall be screened and meet the condi-tions of the City Land Development Code [LDC] including transformers, traffic signal control boxes outside of the furni-ture zone, and any other above ground utility structures. All above ground utility lines on the project site shall be placed underground during construction of the proposed im-provements. 3. Venting & Exhaust - All restaurant venting and restaurant exhaust shall be directed to the roof of the building, shall not be visible from the public right-of-way, and is not permitted on any façade of the building. All other venting and exhaust

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for mechanical equipment and utilities shall be a minimum of 12-feet above grade, and shall be designed and integrated into the building so as to be seamless with the overall architecture of the building and shall not vent over primary pedes-trian areas. 4. Backflow Preventers - backflow preventer/s shall be located so as not to be directly visible from the right-of-way and should be screened from view with a vegetative screen, opaque fencing or masonry wall.

5. Dumpsters - All dumpsters and trash compactors shall be screened with solid walls to match the principal structure. Decorative gates shall be installed to coordinate with the principal structures and shall be painted to match or compli-ment the color of the enclosure walls. A landscape screen including low hedges and groundcover if feasible shall be pro-vided to soften the view from the public right-of-way and adjacent properties. In no instance shall access to service are-as re-quire a back-in from or a back-out movement to a public right-of-way. 6. Fencing - All fencing on the site shall be open, CPTED-approved fencing, such as aluminum or wrought-iron picket fencing or wire mesh fencing. Chain link fences are prohibited (except for construction fencing as described above). Lighting 1. Lighting Standards – Lighting shall comply with the City’s approved lighting ordinance [Ord. 2013-73]. Street lighting is exempt from meeting the lighting ordinance. A signed and sealed lighting plan with photometrics consistent with the lighting ordinance or a photometric plan subject shall be subject to approval by the Planning Official. 2. Security Lighting - Security lighting may not be substituted for parking or pedestrian area lighting fixtures. Security lighting is restricted to lighting service, storage, loading and other similar uses. Security lighting may not extend beyond the fascia or roof-line of any building. 3. Light Shields - Shields for security lighting must be similar in color with the surface to which the fixture is attached. 4. Service Areas - Lighting under awnings, canopies, and porte-cocheres should be recessed. If not recessed, the box type or other lighting fixture must be opaque on all sides (no light may emanate from any side of the fixture). 5. Pedestrian and Plaza Areas - Lighting fixtures must be decorative in appearance, style and finish and must not ex-ceed 15’ in height. Parking Garage 1. Parking garages must be constructed internal to the property and wrapped with buildings to the greatest extent possi-ble. 2. Parking garage must be designed to not have a “back of house” on any side, and must be designed to achieve an ar-chitectural unity with the surrounding principal structures. 3. Parking Garage Openings – Screening of the garage openings and the use of faux mullion patterns that mimic the rhythm of the adjacent buildings must be provided. Alternative designs can be submitted that meet the intent of screen-ing garage openings. All floors of the parking garages must have a minimum 36” tall opaque wall to block head-lights and views of vehicles. Green screens are also permitted to screen ground floor areas. 4. Parapet Elevation - The roof parapet line of parking garages must be horizontally level and not reflect the parking deck ramp angle. 5. Ground Floor Entries - Ground floor garage entrances may have open grate gates and must provide connections to the public sidewalks. 6. Exterior Doors – At a minimum a 4-inch by 6-inch view panel must be provided in all solid exterior doors to provide visibility for entering and exiting pedestrians. 7. Pedestrian Connections – a minimum 5’-wide pedestrian connection to the sidewalk must be provided

8. Stormwater Run-off - Water must not spill out onto the sidewalk from any downspout, nor may any downspout project into the public ROW. Canopies must incorporate downspouts or other rain water management systems to prevent water

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spill onto the pedestrian path or ROW. 9. Ramping must not be visible from any street. If ramping is adjacent to a street facing faced then it must be obscured from view. 10. Exterior light fixtures must be shielded to prevent light spilling from the garage onto adjacent properties. Light fixtures on the top deck of the parking garage may not exceed 25 ft. in height. Architecture: Retail/Commercial/Restaurant 1. Appearance Approval – Architectural elevations and perspective renderings must be included in and approved as part of the Specific Parcel Master Plan review. No one particular style is dictated over another; however, architecture should be authentic to the style employed. 2. Architectural continuity between the buildings is required to be incorporated into each building so that there are not random buildings that are unrelated to each other. Continuity can be provided by building materials, a common stone base or a common architectural theme. 3. Parapets must have a 3-d appearance. Typically 5-ft is added so that the parapet is less two dimensional. 4. The rear of the building must provide the same materials and details as the front of the building. 5. Materials - Durable materials such as stone, brick, pre-cast concrete or limestone are required at the water table at a minimum 36in starting at ground level. Stucco may be appropriate on upper levels, but not at the base of any building. 6. Architectural Form – All buildings shall be designed to express a unique base, middle and distinctive skyline top. 7. Principal Entrances – All buildings shall have at least one entrance oriented directly toward [i.e. parallel to] the public street unless oriented to a street intersection. Principal pedestrian entrances from the right-of-way shall be architectural-ly treated and emphasized with canopies, awnings, hardscape, landscape or other material changes at the ground level. 8. Articulation – Not more than 30 feet of any exterior façade shall be unbroken by architectural changes such as materi-als, colors, patterns, windows, columns, canopies, recesses, projections, etc. 9. Glazing - Ground floor principal facades must include a minimum of 30% transparency for each floor below the roof measured from the ground level. Secondary facades facing parking lots or pedestrian areas or open space shall include a minimum of 15% transparency. 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 win-dows shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. Tinted or reflective glass shall not be permitted. Spandrel glass shall not be counted toward transparency. 10. Glazing for self storage – Front façade must include a minimum of 25% transparency for each floor below the roof line. Secondary facades must include a minimum of 15% transparency. All glass at the ground level shall be clear. Mini-mum light transmittance shall be 80%. High performance or low-e glass may be considered as an alternative with a mini-mum transmittance of 60%. No windows shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. Tinted or reflective glass shall not be permitted. 11. For all Loading Zones: Screen walls must conceal trailers when parked at loading bays to the extent that such load-ing bays are not seen from the public ROW and the adjacent residential neighborhood. Architecture: Multi-family 1. Appearance Approval – Architectural elevations and perspective renderings must be included in and approved as part of the Specific Parcel Master Plan review. 2. Materials - Durable materials such as stone, brick, pre-cast concrete or limestone are required at the water table at a minimum 36 in. at ground level. Stucco may be appropriate on upper levels, but not at the base of any building. 3. Principal Entrances – All buildings shall have at least one entrance oriented directly toward [i.e. parallel to] the public street unless oriented to a street intersection. Principal pedestrian entrances from the right-of-way shall be architectural-ly treated and emphasized with canopies, awnings, hardscape, landscape or other material changes at the ground level.

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4. Articulation – Not more than 30 feet of any exterior façade shall be unbroken by architectural changes such as materi-als, colors, patterns, windows, columns, canopies, recesses, projections, etc. Each window must be recessed 1 to 3 inches to create shadow lines and to create additional architectural detail. 5. The courtyard wall, along the internal spine road, is limited to a maximum height of 6 ft. Landscape & Fencing 1. A signed and sealed landscaping plan package for each phase shall be subject to and approval by the City Planning Division prior to the issuance of any building permit for that respective phase. The Property shall be developed and maintained in conformity with the final approved landscaping plan package. The approved landscaping plan must con-form to the general landscaping plan and follow the minimum requirements listed below. 2. All parking rows must terminate with a landscaped bed that includes at least one canopy tree. 3. All landscape plans must achieve the Minimum Required Landscape Score (MRLS) required for the proposed type and intensity of development. Meet City Code Chapters 60 and 61. A spreadsheet showing compliance with the Mini-mum Required Landscape Score must be included with the plans. A digital spreadsheet form is available at http://www.cityoforlando.net/city-planning/landscape-code/ 4. A pavement treatment that contrasts with the vehicle lanes must be used in order to clearly define the pedestrian zone at all crosswalks. Reflective paint alone is not acceptable, but may be used in conjunction with stamped concrete or as-phalt or other surfaces to outline the pedestrian path for night time safety. 5. Existing trees (not including those classified as invasive, exotic species) must be preserved to the extent practical. The placement of underground utilities, including irrigation, within the driplines of existing trees to be preserved must be done by means of tunneling rather than trenching. Any melaleuca, chinaberry, Chinese tallow, Brazilian pepper, cam-phor, or Australian pines existing on the site must be removed. 6. Landscaping around the Trash Enclosure shall include a hedge that is a minimum 36-inches tall at the time of planting and maintained at a minimum 48 inches. 7. Tree clearing (excluding the clearing of invasive exotic species) must not commence on any parcel until full site and building development plans have been approved. 8. Fence materials and colors should complement the building design and the prevailing materials and design in the vi-cinity of the project. 9. Fencing spanning over 20 ft. must include articulation such as columns to match the principal architecture and style of the building. 10. Fence located at the rear of the residential properties must be that of a masonry wall. Masonry wall must be at mini-mum 8ft tall. Fencing spanning over 30 ft. must include articulation such as columns to match the principal architecture and style of the building or have a similar design.

11. The streetscape along the internal spine road must be designed as follows- a minimum of 7.5ft wide landscape area adjacent to the building, a minimum 5ft wide sidewalk and the park strip adjacent to the spine road is a minimum width of 6 ft. with an average of 7.5 ft. 12. Landscape adjacent to Boggy Creek Rd must provide street trees. Street trees are required within established rights-of-way along public and private streets. 13. Clarification is needed along the sidewalk and trail parallel to Boggy Creek Rd. Provide a section depicting side-walk and trail location and provide additional details. 14. Sidewalk must continue along the north side of the parking garage.

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15. A pleasing view, especially one seen along the right of way on Boggy Creek Rd must be provided. Existing pond must act as a site amenity. Include at least one splash fountain jet inside the pond. 16. Landscape buffer section spanning adjacent the residential neighborhood must include the following:

I. Minimum of 14ft-25ft high canopy trees planted 25-50 feet on center; II. Minimum 6ft-10ft high understory trees spaced evenly between the canopy trees; III. Cabbage palms with clear trunk heights ranging from 12ft-20ft., cluster planted; IV. 3'ft high continuous shrub row, 3-gal., planted 36" on center;

Transportation 1. Two ADA compliant crosswalks must be constructed across the entrance from Boggy Creek Rd to connect the side-walk in front of the proposed apartment building and the sidewalks along the south side of the internal driveway leading east to the McDonald's and WaWa parcels. 2. 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. 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 col-lection should be attached to plans to expedite processing. 4. Copies of any required permits for work in Orange or Osceola County’s rights or way must be attached to plans sub-mitted to Permitting Services. 5. The need for a deceleration lane for this new entrance will be determined by Orange County Traffic Engineering. The applicant will provide all necessary information and studies as may be requested by that agency. A copy of the final ap-proved plan for this entrance must be attached to plans submitted to City Permitting Services to avoid delays in the ap-proval process. Public Works 1. The topographic survey need to be signed and sealed. 2. Please include the City of Orlando ESM detail sheets 6 for dumpster and compacters details. Also update the dump-sters and compacters dimension and location accordingly. 3. Since HDPE pipe is proposed, please submit a letter signed, dated, and notarized by the Owner/Owner's Rep stating that they shall accept the responsibilities associated with using HDPE piping on the project. In addition, they understand that if the piping is not properly installed, it may fail and would accept full responsibility and liability for any issues that may come from failure. Per the City’s ESM Section 9.03.02.H, HDPE is not allowed within City ROW. The copy should be attached during the resubmittal and the original to City Hall 8th floor addressed to Liuliu Wu. 4. Please submit a signed and dated private/public improvements cost sheet. Cost sheet forms and instructions are available at our website at www.cityoforlando.net/permits. 5. 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 Per-mitting Services prior to permit approval. 6. Water quality recovery shall be recovered per the requirement of the SFRWMD. Please provide model demonstrating the recovery analysis. A SFWMD water treatment permit may be required.

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7. 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 redevelop-ment 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 SFRWMD standards are met. 8. Any sidewalks or curbing disturbed by the work shall be restored to the condition of the original structure. Sidewalk panels shall be restored to full panel widths and lengths (defined by edges of the sidewalk and the nearest control joints or expansion joints). Partial patching of sidewalks shall not be acceptable. Pavement finishes, thicknesses, and grades shall match the existing sidewalk. 9. Please provide specifications of drainage pipes (i.e. size, length, invert elevations, etc). 10. Please provide specifications of curbs and gutters. 11. The walkway in southeast corner of the site extent outside of property line into Boggy creek road which is the juris-diction of unincorporated Orange County. Please contact Orange County regarding permitting. 12. Driveway detail needs to be added to the plans. Please attach the City's ESM Detail Sheet 2 as part of your submit-tal. Please ensure that the proposed driveway apron adheres to City code. 13. Please provide legal documents of the access ingress/egress utility easement. 14. Other comments may arise depending on the contents submitted to permitting.

Informat ional Comments

Fire 1. TRC fire code review is preliminary in nature and is not considered a full life safety or architectural review. It is intend-

ed 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 Edi-

tion, and The City of Orlando Fire Prevention Code Chapter 24.

3. 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 1.18.2.3.2.2 and NFPA 1.18.2.3.2.2.1]

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 1 18.2.2.5.4 and NFPA 1 18.2.3.4.1.1 ]

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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)

Parks 1.Provide a site plan showing ALL existing trees with indication of proposed tree removal and preservation for evaluation by the City arborist. Adjustment of site design or use of special construction techniques may be required in order to pro-tect certain trees. Mitigation for tree removal will be determined by the arborist. 2. There appear to be many historically sized trees whose diameter is greater than 30". They may need to be mitigated for based upon their current health and viability. Please contact Justin Garber.

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Contact Informat ion Growth Management For questions regarding Growth Management plan review, please contact Colandra Jones at 407.246.3415 or colandra.jones@cityoforlando.net. Land Development For questions regarding Land Development review, please contact Michaëlle Petion at 407.246.3837 or michaelle.petion@cityoforlando.net. Urban Design For questions regarding Urban Design plan review, please contact Terrence Miller at 407.246.3292 or Terrence.miller@cityoforlando.net. Transportation For questions regarding Transportation Planning review, please contact John Rhoades at 407.246.2293 or john.rhoades@cityoforlando.net Engineering/Zoning For questions regarding Development Review contact Keith Grayson at 407.246.3234 or keith.grayson@cityoforlando.net. Police For questions regarding Police plan review, please contact Audra Rigby at 407.246.2454 or audra.rigby@cityoforlando.net. Fire For any questions regarding fire issues, please contact Chip Howard at 407.246.2143 or at Charles.howard@cityoforlando.net. Public Works For questions regarding Public Works Plan Review issues contact Liuliu Wu at 407.246.3758/ liuliu.wu@cityoforlando.net Building For questions regarding Building Plan Review issues contact Don Fields at 407.246.2654/ don.fields@cityoforlando.net. Parks For questions regarding Parks Review issues contact Denise Riccio at 407.246.4249/ denise.riccio@cityoforlando.net. For questions regarding Tree Review issues contact Justin Garber at 407.246.4047/ Justin.garber@cityoforlando.net. Water Reclamation For questions regarding Wastewater Review issues contact David Breitrick at 407.246.3525 or david.breitrick@cityoforlando.net. Impact Fees For questions regarding Impact Fee issues contact Nancy Jurus-Ottini at 407.246.3529 or Nancy.Jurus-Ottini@cityoforlando.net.

Review/Approval Process—Next Steps 1. MPB minutes scheduled for review and approval by City Council. 2. Two ordinance readings before Council. 3. Apply for Letters of Determination. 4. Apply for building permits.