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Item #11 City Center West Orange 000( - Ilorid° AGENDA ITEM COVER SHEET Meeting Date: June 21, 2016 Item # I I Reviewed By: Contact Name: Mike Rumer ' 9 Department Director: Contact Number: 407-905-3157 City Manager: I 1,"�j. Subject: City Center West Orange Final Site Plan (FSP) for Phases 1-3 and Development Agreement Project# LS-2015-008 Commission District# 3 — Richard Firstner ISSUE: Should the City Commission approve the Final Site Plan and Development Agreement for the City Center West Orange project? BACKGROUND SUMMARY: The City Center West Orange project is generally located south of Maine Street, east of Bluford Avenue and north of West Colonial Drive (SR 50) adjoining Lake Bennet. The total site area is approximately 43.22 acres of which 9.95 acres are designated as wetlands. The site is currently undeveloped and covered with a mixture of pine trees, oak trees and other varieties of trees scattered around the property. The subject site is currently zoned "Community Commercial" (C-2) and "Multi-Family Dwelling" (R-3). The Future Land Use designation for the subject site is "Commercial", "High Density Residential" and "Conservation/Floodplains" along Lake Bennet. The table below references the future land uses, jurisdiction, zoning classifications and existing land uses of the surrounding parcels: Direction Future Land Use Zoning Classification Existing Land Use North Conservation/Floodplains City of Ocoee(C-2) Vacant Undeveloped Land Public Facilities/Institutional City of Ocoee(A-1) (Ocoee)Cemetery High Density Residential Orange County(A-1) Residential East Conservation/Floodplains City of Ocoee(PUD) Wetlands/Floodplains South Commercial City of Ocoee(C-2) Commercial Vacant Undeveloped Land (Ocoee Town Center) West Commercial City of Ocoee(C-2) Commercial Vacant Undeveloped Land (Ocoee Town Center) On July 6, 2010, the City Commission adopted the "CRA Target Areas Special Development Plan". The subject site is located within what is considered "Target Area 2". Target Area 2 was further divided into two general sub areas ("Sub-Area 1" and "Sub-Area 2"). Sub-Area 1, which is located along the frontage of Bluford Avenue and SR 50, provides for a more conventional suburban design while Sub-Area 2 is intended to be a more urban environment. The proposed site construction is generally located in Sub-Area 2. On April 21, 2015, the City Commission reviewed and approved the Preliminary Site/Subdivision Plan. DISCUSSION: The City Center West Orange Final Site Plan (FSP) for Phases 1 - 3 will be developed as a mixed-use commercial, hotel, and multi-family development. Phase 1 will consist of a multi-story (8 stories) building complex (Building C-J) containing 54,250 square feet of Retail, 75,000 square feet of Restaurant, 106 Dwelling Units (Condos) and a Hotel containing 122 rooms. This multi-story complex building will have all the requisite infrastructure and amenities (tennis court, swimming pool, volleyball sand court, pavilions, and clubhouse) including an internal parking facility. Stormwater abatement, dedication of right-of-way for the extension and construction of Maine Street and access roadways will also be done as part of Phase 1. Phase 2 and 3 will consist of one (1) additional (8 stories) building complex (Building A-B) with an internal parking facility. The building complex (Building A-B) will contain 20,820 square feet of Retail, 22,040 square feet of Restaurant, and 166 Dwelling Units (Condos). Access into the subject site will be provided through Bluford Avenue and the extension of the existing Maine Street. In addition, there are access roadways proposed consistent with the CRA Target Area 2 block roadway network. In order to facilitate the site, a traffic signal is proposed at the intersection of Bluford Avenue and Maine Street. A traffic signal is also proposed at the main entrance of the Phase 1 multi-story complex building and Maine Street. As shown on the FSP, the internal road network will eventually provide connectivity to the eastern and southern adjacent developments. The subject development is substantially consistent with the approved Preliminary Site/Subdivision Plan, with the exception of no office space (66,000 sf), slightly less Dwelling Units (24 Condos), less Hotel (93) rooms and less Retail space (49,930 sf) than what was preliminarily approved. In addition, phases 2 and 3 were combined into one building complex (Building A-B). DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION: The Development Review Committee (DRC) met on March 1, 2016, and reviewed the Final Site Plan for City Center West Orange. There were some technical issues to be addressed from staff that were identified in written comments and/or presented verbally. The Applicant agreed to address all the remaining staff comments. When the discussion was finished, the DRC voted to recommend approval of the Final Site Plan, subject to the resolution of staff comments. PLANNING AND ZONING RECOMMENDATION: The Planning and Zoning Commission reviewed the proposed Final Site Plan for City Center West Orange on March 8, 2016. The Planning & Zoning Commission voted unanimously to recommend approval of the Final Site Plan for City Center West Orange, subject to resolving any remaining staff comments. RECOMMENDATION: Based on the recommendation of the DRC and the Planning & Zoning Commission, Staff recommends the City Commission approve the Final Site Plan and Development Agreement for City Center West Orange, subject to the resolution of staff comments, SJRWMD Permit, and FDEP Permit approval. Attachments: Location Map; Surrounding Future Land Use Map; Surrounding Zoning Map; Aerial Map; Development Agreement; Final Site Plan for City Center West Orange. Financial Impact: None Type of Item: [ ] Public Hearing For Cleric's Dept Use: ❑ Ordinance First Reading ❑ Consent Agenda El Ordinance First Reading [ ] Public Hearing ❑ Resolution ❑ Regular Agenda [x] Commission Approval ❑ Discussion&Direction [ ] Original Document/Contract Attached for Execution by City Clerk ❑ Original Document/Contract Held by Department for Execution Reviewed by City Attorney ❑ N/A Reviewed by Finance Dept. ❑ N/A Reviewed by ( ) ❑ N/A City Center West Orange Location Map - 7th To_0 W� own ��r ®Q LAKE STARKE °' N ®E In 0 ,� CQd Orlando 0 % r Mourn Moo D® — �7_I iii ■ me Id1!.' 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SHUFFIELD,LOWMAN&WILSON.P.A. 1000 Legion Place,Suite 1700 Orlando,FL 32801 (407)581-9800 RETURN TO: City Clerk CITY OF OCOEE For Recording Purposes Only 150 N.Lakeshore Drive Ocoee,FL 34761 (407)656-2322 DEVELOPMENT AND ECONOMIC INCENTIVE AGREEMENT (City Center West Orange Phase 1) THIS DEVELOPMENT AND ECONOMIC INCENTIVE AGREEMENT (this "Agreement") is made and entered into as of the _ day of , 2016 by and among WSCC DEVELOPMENT LLC, a Florida limited liability company, whose mailing address is 7380 West Sand Lake Road, Suite 395, Orlando, FL 32819 (hereinafter referred to as the "Owner") and the CITY OF OCOEE, a Florida municipal corporation, whose mailing address is 150 North Lakeshore Drive, Ocoee, Florida 34761, Attention: City Manager (hereinafter referred to as the "City") and the CITY OF OCOEE, FLORIDA COMMUNITY REDEVELOPMENT AGENCY, an entity created pursuant to Part III of Chapter 163, Florida Statutes (the "CRA"). WITNESSETH: WHEREAS, the Owner owns fee simple title to certain lands located in Orange County, Florida, and within the corporate limits of the City of Ocoee, Florida, said lands being more particularly described in Exhibit "A" attached hereto and by this reference made a part hereof (hereinafter referred to as the "Property"); and WHEREAS, the Owner has applied to the City on the Property and the City has approved on the Property that certain Preliminary Site/Subdivision Plan for City Center West Orange prepared by Terra-Max Engineering, Inc. date stamped received by the City of Ocoee on May 11, 2015 and approved by the City Commission of the City of Ocoee at a meeting on April 21, 2015 under Agenda Section G, Item 10 (the "Preliminary Site Plan"); and the Owner has applied to the City for approval on the Property of that certain Final Site Plan for City Center of West Orange prepared by Terra-Max Engineering, Inc. and date stamped received by the City of Ocoee on January 13, 2016, and consistent with the Preliminary Plan (the "Final Site Plan"); and WHEREAS, the Planning and Zoning Commission has held a public hearing to review the proposed Final Site Plan for the Property and has recommended that the Ocoee City Commission approve such plan subject to additional conditions, if any, recommended by the Planning and Zoning Commission; and WHEREAS, pursuant to the application of the Owner, at its meeting held on , 2016, the Ocoee City Commission approved, subject to the execution of this Agreement, the Final Site Plan, with such additional revisions to such plans, if any, as may be reflected in the minutes of said City Commission meeting (collectively, the "Final Plans"); and WHEREAS, the City has determined that the execution of this Agreement is essential to the public health, safety and welfare and the ability of the City to plan for the development of the Property in accordance with the Final Plan; and WHEREAS, the Florida Legislature has encouraged the use of public-private partnerships to develop property with community redevelopment areas; and WHEREAS, the development of the Property consistent with the Final Plans will help achieve the goals of the City and the CRA with respect to target area 2 within the CRA lands ("Target Area 2"); and WHEREAS, the City and CRA are committed to the development of the CRA lands, including Target Area 2, and like many cities and redevelopment agencies, desire to focus on economic development to improve the local economy by attracting business, creating jobs and expanding the tax base; and WHEREAS, the Owner has requested and the City and the CRA have agreed to provide certain economic incentives in connection with the development of the Property; and WHEREAS, subject to the terms and conditions of this Agreement, the economic incentives total $8,800,000.00 and are comprised of the following: (i) tax increment incentive credit toward applicable Water and Sewer Capital Charges in the amount of$6,204,296.00, (ii) Transportation Impact Fee Credits (as defined below) in the amount of$1,978,702.00; (iii) (iii) Parks and Recreation Impact Fee Credits (as defined below) in the amount of$200,000.00; and (iv) payment from the City's Stormwater Fund for the Maine Street Retention Pond (as defined herein) in the amount of$417,002.00; and WHEREAS, the Owner and the City desire to execute this Agreement in order to evidence their mutual agreement as to (i) certain matters related to the development of the Property and as a condition to the approval by the City of the Final Plans, and (ii) certain matters related to the City's and CRA's economic incentives applicable to the development of the Property. NOW, THEREFORE, in consideration of the premises and other good and valuable considerations exchanged between the parties hereto, the receipt and sufficiency of which is hereby acknowledged,the parties hereto agree as follows: ' -2- Section 1. Recitals; Definitions. The above recitals are true and correct and incorporated herein by this reference. All capitalized terms not otherwise defined herein shall be as defined or described on the Final Plans, unless otherwise indicated. Section 2. Development Approvals. Nothing herein will be construed to grant or waive on behalf of the City any development approvals that may be required in connection with the Final Plan or the Owner's development of the Property. Notwithstanding this Agreement, the Owner must comply with all applicable procedures and standards relating to the development of the Property. Section 3. Development of the Property. (A) The Owner hereby agrees to develop the Property in accordance with the Final Plans, and all permits and approvals issued by the City and other governmental entities with respect to the Property. As of the date hereof, the Final Plans have been approved by the City, such Final Plans being hereby incorporated herein by reference as if fully set forth herein. (B) The Owner hereby agrees that the Property shall be developed in accordance with and is made subject to that certain Target Areas Special Development Plan adopted by the City of Ocoee's Community Redevelopment Agency. (C) The Owner hereby agrees that the Property shall be developed in accordance with and is made subject to those certain Conditions of Approval attached hereto as Exhibit"B" and by this reference made a part hereof (the "Conditions of Approval"). The Owner further agrees to comply with all of the terms and provisions of the Conditions of Approval. The Conditions of Approval attached hereto as Exhibit"B" are also set forth on Sheet C2.1 of the Final Plans. (D) Except as otherwise expressly set forth in this Agreement, it is agreed that the Final Plans for the Property shall conform to the Ocoee Land Development Code requirements in effect at the time of approval of any such plans. In the event of any conflict between the provisions of the Ocoee Land Development Code, as it may from time to time be amended, and this Agreement, it is agreed that the provisions of this Agreement shall control. (E) Notwithstanding anything contained herein to the contrary, the City's and CRA's obligations contained herein are specifically conditioned on the Owner developing the Property consistent with the requirements set forth in this Section 3 and elsewhere in the Agreement. Section 4. Waivers from the Ocoee Land Development Code. As part of the approval of the Preliminary Plans, the Owner has been granted waivers from the requirements of the Ocoee Land Development Code, said waivers being set forth in Exhibit "C" attached hereto and by this reference made a part hereof(the "Waivers"). The Waivers are also set forth on the cover sheet of the Preliminary Plans. -3- Section 5. Tax Increment Incentive. (A) The following terms shall have the following meanings: (1) "Tax Increment Cap"means $6,204,296.00. (2) "Tax Increment Recapture" means the portion of Tax Increment Revenue directly attributable to the Property used for the purpose of paying Sewer and Water Capital Charges applicable for vertical improvements constructed on the Property. (3) "Tax Increment Revenue" means the "incremental revenues" (as defined in Section 163.340(22), Part III of Chapter 163, Florida Statutes) deposited into the CRA trust fund that are directly attributable to the Property calculated in accordance with the formula set forth in Section 163.387(1), Florida Statutes. For purposes of part (b) of the formula for calculating the Tax Increment Revenue, the base year value of the project shall be $2,020,524.00 (the "Base Year Value"). (B) Provided that the real estate taxes levied on the Property are paid prior to becoming delinquent and provided that the Owner is not then in default under any of the obligations contained in this Agreement, the Tax Increment Recapture will be used for the purpose of paying Sewer and Water Capital Charges applicable for vertical improvements constructed on the Property over and up to a ten (10) year period (the "Recapture Period") beginning on May 1 of the year that commences after the first temporary or final certificate of occupancy/certificate of completion is issued for the shell buildings and parking garages within the Property, and the Orange County Property Appraiser assesses the value of the Property. (C) The amount of the Tax Increment Recapture for the purpose of paying applicable Sewer and Water Capital Charges shall be a percentage of the Tax Increment Revenue, with the cumulative payments toward Sewer and Water Capital Charges out of the Tax Increment Recapture not to exceed the Tax Increment Cap. If the taxable value of the Property (as determined by the Orange County Property Appraiser, taking into consideration any allowable adjustments by the Value Adjustment Board) in any year during the Recapture Period exceeds the Base Year Value, the Tax Increment Recapture shall equal thirty-five percent (35%) of the Tax Increment Revenue provided that the sum of all Tax Increment Recapture payments used for the purpose of paying applicable Sewer and Water Capital Charges does not exceed the Tax Increment Cap. Section 6. Transportation Impact Fee Credits. In the event Richmond Avenue, Maine Street Section 1, Ocoee Town Center Boulevard/Street B, Street C, Street A, Lake Bennett Drive Extension, Maine Street Section 2 and Maine Street Retention Pond (all as defined below) are all completed and accepted by the City as public roads prior to July 1, 2017 and provided that the Owner is not then in default under any of the obligations contained in this Agreement, Owner shall be entitled to transportation impact fee credits in the total amount of $1,978,702.00 (the "Transportation Impact Fee Credits"). The amount of the Transportation Impact Fee Credits is fixed and is not based on the actual construction costs incurred relating to the construction of such improvements. The Transportation Impact Fee Credits may only be applied toward -4- transportation impact fees that are due and payable in connection with improvements constructed on the Property. Except as specifically set forth in this Section 6 and Section 7 below, no additional impact fee credits will be available for the construction of any improvements on the Property. Section 7. Parks and Recreation Impact Fee Credits. In the event Richmond Avenue, Maine Street Section 1, Ocoee Town Center Boulevard/Street B, Street C, Street A, Lake Bennett Drive Extension, Maine Street Section 2 and Maine Street Retention Pond are all completed and accepted by the City as public roads prior to July 1, 2017 and provided that the Owner is not then in default under any of the obligations contained in this Agreement, Owner shall be entitled to parks and recreation impact fee credits in the total amount of$200,000.00 (the "Parks and Recreation Impact Fee Credits"). The amount of the Parks and Recreation Impact Fee Credits is fixed and is not based on the actual construction costs incurred relating to the construction of such improvements. The Parks and Recreation Impact Fee Credits may only be applied toward parks and recreation impact fees that are due and payable in connection with improvements constructed on the Property. Section 8. Construction of Richmond Avenue. The Final Plans show the entire width of Richmond Avenue, a road segment with street parking and curb cuts with the right-of way running north and south adjacent to the western edge of the Property ("Richmond Avenue"). Notwithstanding what is depicted on the Final Plans, Owner owns only the eastern half of Richmond Avenue (the "Eastern Half of Richmond Avenue"). The City owns, or has contracted to acquire from the adjacent owner, the western half of Richmond Avenue (the "Western Half of Richmond Avenue"). In the event the entire Richmond Avenue has not then been completed either by the adjacent owner to the west or another party, then Owner shall be responsible for the construction of the entirety of Richmond Avenue, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City and shall accommodate access points to the adjacent property to the west. In the event Owner does not then possess fee simple title to all of the Eastern Half of Richmond Avenue land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. Nothing herein shall prevent Owner and the adjacent owner to the west from entering into a mutually acceptable agreement for the construction of Richmond Avenue, with such costs to be mutually agreed upon between such parties. However, in all events, the entire Richmond Avenue must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 9. Conveyance of Eastern Half of Richmond Avenue. (A) In the event the completion of Richmond Avenue is required by the City in its reasonable discretion prior to the time required above for Owner to construct the same, Owner agrees to convey the Eastern Half of Richmond Avenue land to the City within thirty (30) days following receipt of written notice from the City requesting the same. In addition, in the event the Eastern Half of Richmond Avenue land has not previously been conveyed to the City and Owner plats any portion of the Property, Owner shall, in connection with such plat, dedicate the Eastern Half of Richmond Avenue land to the City on such plat. Within twenty (20) days of receipt of a written request from the City, the Owner will, at the Owner's expense, prepare and -5- provide the City with a metes and bounds legal description and sketch of description of the Eastern Half of Richmond Avenue land. The aforesaid legal description and sketch shall be certified to the City and shall be subject to the review and approval of the City. Prior to the conveyance of the Eastern Half of Richmond Avenue land to the City, the Owner shall be solely responsible for the Eastern Half of Richmond Avenue land, including but not limited to the maintenance thereof and the payment of all applicable taxes. (B) The Eastern Half of Richmond Avenue land shall be conveyed by the Owner to the City by special warranty deed, free and clear of all liens and encumbrances except for those matters acceptable to the City. The Owner shall, contemporaneously with the conveyance of the Eastern Half of Richmond Avenue land to the City, provide to the City a current title commitment, to be followed by a policy of title insurance (not to exceed $17,300 in coverage) evidencing that fee simple title to the Eastern Half of Richmond Avenue land is free and clear of all liens and encumbrances except for those matters acceptable to the City. The costs and expenses related to the conveyance and dedication of the Eastern Half of Richmond Avenue land, including the cost of title work and recording fees, shall be borne solely by the Owner. Real property taxes on the Eastern Half of Richmond Avenue land shall be prorated as of the day before the City's acceptance of the dedication and conveyance of the same, and the prorated amount of such real property taxes attributable to the Owner shall be paid and escrowed by the Owner in accordance with the provisions of Section 196.295, Florida Statutes; provided, however, that if the conveyance occurs between November 1 and December 31, then the Owner shall be responsible for the real property taxes for the entire year. Section 10. Construction of Maine Street Section 1. The Final Plans show the extension of Maine Street, a road segment with street parking and curb cuts with the right-of-way running east and west along the northern boundary of the Property from just west of the Richmond Avenue and Maine Street intersection to just east of the Street C and Maine Street intersection ("Maine Street Section 1"). In the event Maine Street Section 1 has not then been completed by another party, then Owner shall be responsible for the construction of Maine Street Section 1, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City and shall accommodate access points to the adjacent property to the north. In the event Owner does not then possess fee simple title to all of the Maine Street Section 1 land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. Nothing herein shall prevent Owner and any other party from entering into a mutually acceptable agreement for the construction of Maine Street Section 1, with such costs to be mutually agreed upon between such parties. However, in all events, the entire Maine Street Section 1 must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 11. Conveyance of Maine Street Section 1. (A) In the event the completion of Maine Street Section 1 is required by the City in its reasonable discretion prior to the time required above for Owner to construct the same, Owner agrees to convey the Maine Street Section 1 land to the City within thirty(30) days following receipt of written notice from the City requesting the same. In addition, in the -6- event the Maine Street Section 1 land has not previously been conveyed to the City and Owner plats any portion of the Property, Owner shall, in connection with such plat, dedicate the Maine Street Section 1 land to the City on such plat. Within twenty (20) days of receipt of a written request from the City, the Owner will, at the Owner's expense, prepare and provide the City with a metes and bounds legal description and sketch of description of the Maine Street Section 1 land. The aforesaid legal description and sketch shall be certified to the City and shall be subject to the review and approval of the City. Prior to the conveyance of the Maine Street Section 1 land to the City, the Owner shall be solely responsible for the Maine Street Section 1 land, including but not limited to the maintenance thereof and the payment of all applicable taxes. (B) The Maine Street Section 1 land shall be conveyed by the Owner to the City by special warranty deed, free and clear of all liens and encumbrances except for those matters acceptable to the City. The Owner shall, contemporaneously with the conveyance of the Maine Street Section 1 land to the City, provide to the City a current title commitment, to be followed by a policy of title insurance (not to exceed $17,300 in coverage) evidencing that fee simple title to the Maine Street Section 1 land is free and clear of all liens and encumbrances except for those matters acceptable to the City. The costs and expenses related to the conveyance and dedication of the Maine Street Section 1 land, including the cost of title work and recording fees, shall be borne solely by the Owner. Real property taxes on the Maine Street Section 1 land shall be prorated as of the day before the City's acceptance of the dedication and conveyance of the same, and the prorated amount of such real property taxes attributable to the Owner shall be paid and escrowed by the Owner in accordance with the provisions of Section 196.295, Florida Statutes; provided, however, that if the conveyance occurs between November 1 and December 31, then the Owner shall be responsible for the real property taxes for the entire year. Section 12. Construction of Ocoee Town Center Boulevard/Street B. The Final Plans show the extension of Ocoee Town Center Boulevard/Street B, a road segment with a round-about connecting with Street A to the north and possibly the extension of Lake Bennett Drive to the south, with street parking and curb cuts with the right-of-way running east and west along the southern boundary of the Property from just west of the Richmond Avenue and Ocoee Town Center Boulevard intersection to the intersection with Street C ("Ocoee Town Center Boulevard/Street B"). In the event Ocoee Town Center Boulevard/Street B has not then been completed by another party, then Owner shall be responsible for the construction of Ocoee Town Center Boulevard/Street B, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City and shall accommodate access points to the adjacent property to the south. In the event Owner does not then possess fee simple title to all of the Ocoee Town Center Boulevard/Street B land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. Nothing herein shall prevent Owner and any other party from entering into a mutually acceptable agreement for the construction of Ocoee Town Center Boulevard/Street B, with such costs to be mutually agreed upon between such parties. However, in all events, the entire Ocoee Town Center Boulevard/Street B must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 13. Conveyance of Ocoee Town Center Boulevard/Street B. -7- (A) In the event the completion of Ocoee Town Center Boulevard/Street B is required by the City in its reasonable discretion prior to the time required above for Owner to construct the same, Owner agrees to convey the Ocoee Town Center Boulevard/Street B land to the City within thirty (30) days following receipt of written notice from the City requesting the same. In addition, in the event the Ocoee Town Center Boulevard/Street B land has not previously been conveyed to the City and Owner plats any portion of the Property, Owner shall, in connection with such plat, dedicate the Ocoee Town Center Boulevard/Street B land to the City on such plat. Within twenty (20) days of receipt of a written request from the City, the Owner will, at the Owner's expense, prepare and provide the City with a metes and bounds legal description and sketch of description of the Ocoee Town Center Boulevard/Street B land. The aforesaid legal description and sketch shall be certified to the City and shall be subject to the review and approval of the City. Prior to the conveyance of the Ocoee Town Center Boulevard/Street B land to the City, the Owner shall be solely responsible for the Ocoee Town Center Boulevard/Street B land, including but not limited to the maintenance thereof and the payment of all applicable taxes. (B) The Ocoee Town Center Boulevard/Street B land shall be conveyed by the Owner to the City by special warranty deed, free and clear of all liens and encumbrances except for those matters acceptable to the City. The Owner shall, contemporaneously with the conveyance of the Ocoee Town Center Boulevard/Street B land to the City, provide to the City a current title commitment, to be followed by a policy of title insurance (not to exceed $17,300 in coverage) evidencing that fee simple title to the Ocoee Town Center Boulevard/Street B land is free and clear of all liens and encumbrances except for those matters acceptable to the City. The costs and expenses related to the conveyance and dedication of the Ocoee Town Center Boulevard/Street B land, including the cost of title work and recording fees, shall be borne solely by the Owner. Real property taxes on the Ocoee Town Center Boulevard/Street B land shall be prorated as of the day before the City's acceptance of the dedication and conveyance of the same, and the prorated amount of such real property taxes attributable to the Owner shall be paid and escrowed by the Owner in accordance with the provisions of Section 196.295, Florida Statutes; provided, however, that if the conveyance occurs between November 1 and December 31, then the Owner shall be responsible for the real property taxes for the entire year. Section 14. Construction of Street C. The Final Plans show Street C, a road segment with street parking and curb cuts with the right-of-way running northeast and southwest along the eastern boundary of the Property from the intersection with Street B to the intersection with Maine Street Section 1 ("Street C"). In the event Street C has not then been completed by another party, then Owner shall be responsible for the construction of Street C, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City. In the event Owner does not then possess fee simple title to all of the Street C land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. Nothing herein shall prevent Owner and any other party from entering into a mutually acceptable agreement for the construction of Street C, with such costs to be mutually agreed upon between such parties. However, in all events, the entire Street C must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. -8- Section 15. Conveyance of Street C. (A) In the event the completion of Street C is required by the City in its reasonable discretion prior to the time required above for Owner to construct the same, Owner agrees to convey the Street C land to the City within thirty (30) days following receipt of written notice from the City requesting the same. In addition, in the event the Street C land has not previously been conveyed to the City and Owner plats any portion of the Property, Owner shall, in connection with such plat, dedicate the Street C land to the City on such plat. Within twenty(20) days of receipt of a written request from the City, the Owner will, at the Owner's expense, prepare and provide the City with a metes and bounds legal description and sketch of description of the Street C land. The aforesaid legal description and sketch shall be certified to the City and shall be subject to the review and approval of the City. Prior to the conveyance of the Street C land to the City, the Owner shall be solely responsible for the Street C land, including but not limited to the maintenance thereof and the payment of all applicable taxes. (B) The Street C land shall be conveyed by the Owner to the City by special warranty deed, free and clear of all liens and encumbrances except for those matters acceptable to the City. The Owner shall, contemporaneously with the conveyance of the Street C land to the City, provide to the City a current title commitment, to be followed by a policy of title insurance (not to exceed $17,300 in coverage) evidencing that fee simple title to the Street C land is free and clear of all liens and encumbrances except for those matters acceptable to the City. The costs and expenses related to the conveyance and dedication of the Street C land, including the cost of title work and recording fees, shall be borne solely by the Owner. Real property taxes on the Street C land shall be prorated as of the day before the City's acceptance of the dedication and conveyance of the same, and the prorated amount of such real property taxes attributable to the Owner shall be paid and escrowed by the Owner in accordance with the provisions of Section 196.295, Florida Statutes; provided, however, that if the conveyance occurs between November 1 and December 31, then the Owner shall be responsible for the real property taxes for the entire year. Section 16. Construction of Street A. The Final Plans show Street A, a road segment with street parking and curb cuts with the right-of-way running north and south within the interior of the Property from the round-about portion of Ocoee Town Center Boulevard/Street B to the intersection with Maine Street Section 1 ("Street A"). Owner shall be responsible for the construction of Street A. Such construction shall be in accordance with the requirements of the City. The entire Street A must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 17. Conveyance of Street A. At the time Owner plats any portion of the Property, Owner shall, in connection with such plat, dedicate the Street A land to the City on such plat. Prior to the dedication of the Street A land to the City, the Owner shall be solely responsible for the Street A land, including but not limited to the maintenance thereof and the payment of all applicable taxes. -9- Section 18. Construction of Lake Bennett Drive. The Final Plans provide for two proposed locations for the future Lake Bennett Drive extension: (i) south from the round-about within Ocoee Town Center Boulevard/Street B to the existing road north of the RaceTrac parcel, and (ii) southwest from the intersection of Street B and Street C to the existing road north of the RaceTrac parcel (the final determined location for such road referred to herein as the "Lake Bennett Drive Extension"). The City shall ultimately determine the final location of the Lake Bennett Drive Extension, with the understanding that preference shall be given to option (ii) above. The City shall advise Owner as soon as possible if option (i) is selected, however, the City shall not have the right to select option (i) in the event Owner has commenced the design and permitting of Lake Bennett Drive Extension pursuant to option (ii). In the event the Lake Bennett Drive Extension has not then been completed by another party and the City then owns the Lake Bennett Drive Extension land or has a commitment from the owner thereof to convey the same within ninety (90) days of a request by the City, then Owner shall be responsible for the design, engineering and construction of Lake Bennett Drive Extension, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City. In the event at the time Owner is prepared to commence construction on the Property and the City does not own the Lake Bennett Drive Extension or does not have a commitment from the owner thereof to convey the same within ninety(90) days of a request by the City, Owner shall have no obligation to construct the Lake Bennett Drive Extension. Nothing herein shall prevent Owner and any other party from entering into a mutually acceptable agreement for the construction of Lake Bennett Drive Extension, with such costs to be mutually agreed upon between such parties. However, provided that the City then owns the Lake Bennett Drive Extension land or has a commitment from the owner thereof to convey the same within ninety(90) days of a request by the City, the entire Lake Bennett Drive Extension must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 19. Construction of Maine Street Section 2. In order to accommodate the development of the Property for its intended use and to alleviate traffic concerns in the area and in lieu of contributing to or making necessary improvements to Bluford Avenue, Owner shall be responsible for the extension of Maine Street from the eastern edge of Maine Street Section 1 east to Blackwood Avenue (the final determined location for such road referred to herein as the "Maine Street Section 2"). Owner shall be responsible for the design, engineering and construction of Maine Street Section 2, or so much as remains to be completed. Such construction shall be in accordance with the requirements of the City. In the event Owner and City do not then possess fee simple title to all of the Maine Street Section 2 land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. The entire Maine Street Section 2 must be completed and accepted by the City as a public road prior to issuance of the first building permit for vertical construction on the Property and in any event prior to July 1, 2017. Section 20. Construction of Maine Street Retention Pond. The Final Plans provide for a master retention pond located near the northeast corner of Maine Street and Chicago Avenue (the "Maine Street Retention Pond"). The Maine Street Retention Pond is intended to accommodate the stormwater drainage from both Maine Street Section 1 and Maine Street -10- Section 2. Owner shall be responsible for the construction of the Maine Street Retention Pond. Such construction shall be in accordance with the requirements of the City. In the event Owner does not then possess fee simple title to all of the Maine Street Retention Pond land, Owner, at Owner's sole cost and expense shall acquire such land prior to commencing construction. The entire Maine Street Retention Pond must be completed and accepted by the City prior to the City's acceptance of any portion of Maine Street Section 1 or Maine Street Section 2, but in all events prior to July 1, 2017. In the event the Maine Street Retention Pond is completed and accepted by the City prior to July 1, 2017 and provided that the Owner is not then in default under any of the obligations contained in this Agreement, within sixty (60) days of the City's issuance of the first certificate of occupancy for a commercial use within the Property the City shall pay to Owner a cash payment of$417,002.00 out of the City's Stormwater Fund. Section 21. Use and Maintenance of Maine Street Retention Pond. Upon completion of Maine Street Section 1, Maine Street Section 2 and the Maine Street Retention Pond, Owner shall grant or cause to be granted a permanent, non-exclusive drainage easement (the "Drainage Easement") over the Maine Street Retention Pond and related facilities for the conveyance of stormwater from Maine Street to the Maine Street Retention Pond (the "Easement Lands"). Owner will, at the Owner's expense, prepare and provide the City with a metes and bounds legal description and sketch of description of the Easement Lands. The aforesaid legal description and sketch shall be certified to the City and shall be subject to the review and approval of the City. The Drainage Easement shall be on City easement forms utilized for comparable easements obtained by the City. Section 22. Condominium Ownership. In the event the Owner elects to develop any portion of the Property as residential condominium or short-term rental uses, the Owner shall first obtain the approval of the City. In addition, prior to submittal of any condominium declaration for approval by any governmental entity, the City shall have the right to review and approve such declaration, with such approval not to be unreasonably withheld, conditioned or delayed. The City's approval of the form of ownership and review of any condominium declaration shall not be construed as any approval of compliance with any governmental requirements or guaranty of suitability or viability to Owner or any investor or subsequent owner of any portion of the Property. Section 23. Bluford Avenue and Maine Street Traffic Signal. (A) The City has reviewed and acce ted that certain Traffic Impact Analysis prepared by Traffic & Mobility Consultants (the "Traffic Study"). The Traffic Study is premised upon the Property being developed consistent with the Final Plans (the "Owner's Proposed Development"). The Traffic Study indicates that, when taking into account the Owner's Proposed Development, a traffic signal is warranted at the Bluford Avenue and Maine Street intersection (the "Traffic Signal"). (B) Owner acknowledges that Section 9-9 of the Code of Ordinances of the City of Ocoee does not allow the proportionate fair share program to apply to developments that have identified transportation improvements or right-of-way conveyances in an approved Development Agreement. Therefore, as a part of the necessary transportation -11- improvements to accommodate the traffic needs associated with the Final Plans, the Owner shall be responsible for seventy percent (70%) of the costs for the design, permitting and installation of the Traffic Signal. (C) Pursuant to policies in the Intergovernmental Coordination Element of the City comprehensive plan, the City shall coordinate with affected jurisdictions, including FDOT and Orange County, regarding mitigation to affected facilities not under the jurisdiction of the City. (D) Neither the Owner nor any other person or entity shall be entitled to any impact fee credits or other compensation of any kind for, on account of, or with respect to the amount paid for the Traffic Signal or the Turn Lane Improvements as forth above and the Owner's compliance with the requirements of this section. (E) The parties hereto recognize that the Owner's Proposed Development of the Property has been determined to meet the City's requirements for transportation concurrency based upon the road construction and conveyance obligations contained herein and the payments in connection with the Traffic Signal or the Turn Lane Improvements but that a more intense development of the Property than that assumed by the Traffic Study could adversely affect the transportation concurrency review undertaken by the City and subject the Property to further transportation concurrency review and require an updated traffic study. Section 24. Concurrency. (A) Immediately following the approval of the Final Plans and this Agreement, the Owner shall apply for a Final Certificate of Concurrency for the development of the Property in accordance with the procedures set forth in the City's Land Development Code (the "Final Certificate of Concurrency"). The City agrees to promptly issue the Final Certificate of Concurrency following receipt of such application. (B) It shall be the responsibility of Owner to commence construction of the improvements on the Property prior to the expiration of the Final Certificate of Concurrency or any extensions thereof, or any Transportation Capacity Reservation Certificates ("TCRC's") which may be issued pursuant to the provisions of the Ocoee Land Development Code. The City makes no warranty or representation regarding the ability of the Owner to obtain a new Final Certificate of Concurrency or TCRC should Owner fail to commence construction of subdivision improvements prior to the expiration of the Final Certificate of Concurrency or any TCRC, respectively. (C) The City represents to the Owner that: (1) The development of the Property will not be subject to further concurrency review under the City's Comprehensive Plan and Land Development Code so long as the Owner commences construction of subdivision improvements in accordance therewith prior to the expiration of the Final Certificate of Concurrency; and -12- (2) In the event the Owner obtains a TCRC in accordance with the provisions of the City's Land Development Code which reserves sufficient transportation capacity for the buildout of the development proposed for the Property, then the development of the Property will not be subject to further concurrency review for transportation under the City's Comprehensive Plan and Land Development Code so long as the Owner commences construction of subdivision improvements in accordance therewith prior to the expiration of the TCRC. Section 25. Development Limitation Based on Transportation Impact. Notwithstanding any provision contained herein to the contrary, the Property shall not be developed in such a manner so as to generate more than a total of-net new trips calculated on the basis of the latest edition of the ITE Manual and the City's Transportation Impact Fee Update as referenced in Section 87-2 of the Ocoee City Code, such calculation to be made each time an application is made for the construction of a building within the Property. Section 26. Notice. Any notice delivered with respect to this Agreement shall be in writing and be deemed to be delivered (whether or not actually received) when (i) hand delivered to the other party, or (ii) when sent by overnight courier service for next business day delivery (i.e., Federal Express), addressed to the party at the address set forth opposite the party's name below, or such other person or address as the party shall have specified by written notice to the other party delivered in accordance herewith: OWNER: WSCC Develo ment LLC Attention: 7380 West Sand Lake Road Suite 395 Orlando, FL 32819 Weston, Florida 33326 CITY: City of Ocoee Attention: City Manager 150 North Lakeshore Drive Ocoee, Florida 34761 With a copy to: Shuffield, Lowman& Wilson, P.A. Attention: Scott A. Cookson, City Attorney 1000 Legion Place, Suite 1700 Orlando, Florida 32801 Section 27. Covenant Running with the Land. This Agreement shall run with the Property and inure to and be for the benefit of the parties hereto and their respective successors and assigns and any person, firm, corporation, or entity who may become the successor in interest to the Property or any portion thereof. Section 28. Recordation of Agreement. The parties hereto agree that an executed original of this Agreement shall be recorded by the City, at the Owner's expense, in the Public -13- Records of Orange County, Florida. The City will, from time to time upon request of the Owner, execute and deliver letters affirming the status of this Agreement. Section 29. Applicable Law. This Agreement and the provisions contained herein shall be construed, controlled, and interpreted according to the laws of the State of Florida. Section 30. Time of the Essence. Time is hereby declared of the essence to the lawful performance of the duties and obligations contained in this Agreement. Section 31. Agreement; Amendment. This Agreement constitutes the entire agreement between the parties, and supersedes all previous discussions, understandings and agreements, with respect to the subject matter hereof; provided, however, that it is agreed that this Agreement is supplemental to the Final Plans and does not in any way rescind or modify any provisions of the Final Plans. Amendments to and waivers of the provisions of this Agreement shall be made by the parties only in writing by formal amendment. Section 32. Further Documentation. The parties agree that at any time following a request by the other party, each shall execute and deliver to the other party such further documents and instruments, in form and substance reasonably necessary to confirm and/or effectuate the obligations of either party hereunder. Section 33. Specific Performance. Both the City and the Owner shall have the right to enforce the terms and conditions of this Agreement by an action for specific performance. Section 34. Attorneys' Fees. In the event that either party finds it necessary to commence an action against the other party to enforce any provision of this Agreement or because of a breach by the other party of any terms hereof, the prevailing party shall be entitled to recover from the other party its reasonable attorneys' fees, paralegal fees and costs incurred in connection therewith, at both trial and appellate levels, including bankruptcy proceedings, without regard to whether any legal proceedings are commenced or whether or not such action is prosecuted to judgment. Section 35. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original but all of which together shall constitute one and the same instrument. Section 36. Captions. Captions of the Sections and Subsections of this Agreement are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction, or meaning of the provisions of this Agreement. Section 37. Severability. If any word, sentence, phrase, paragraph, provision, or portion of this Agreement is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portion hereof so long as the purpose and intent of this Agreement can still be achieved. -14- Section 38. Effective Date. The Effective Date of this Agreement shall be the day this Agreement is last executed by a party hereto and such date shall be inserted on Page 1 of this Agreement. [THE BALANCE OF THIS PAGE IS INTENTIONALLY BLANK] -15- IN WITNESS WHEREOF, the Owner and the City have caused this instrument to be executed by their duly authorized elected officials, partners, and/or officers as of the day and year first above written. Signed, sealed and delivered OWNER: in the presence of: WSCC DEVELOPMENT LLC, a Florida limited liability company By: Print Name: Title: Print Name Print Name STATE OF COUNTY OF I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State and County aforesaid to take acknowledgments, personally appeared , as of WSCC DEVELOPMENT LLC, a Florida limited liability company, who ( 1 is personally known to me or F 1 produced as identification, and that he/she acknowledged executing the same on behalf of said Company in the presence of two subscribing witnesses, freely and voluntarily, for the uses and purposes therein expressed. WITNESS my hand and official seal in the County and State last aforesaid this day of , 2016. Signature of Notary Name of Notary(Typed, Printed or Stamped) Commission Number(if not legible on seal): My Commission Expires(if not legible on seal): -16- Signed, sealed and delivered CITY: in the presence of: CITY OF OCOEE,FLORIDA By: Print Name: Rusty Johnson, Mayor Attest: Beth Eikenberry, City Clerk Print Name (SEAL) FOR USE AND RELIANCE ONLY BY APPROVED BY THE OCOEE CITY THE CITY OF OCOEE,FLORIDA. COMMISSION AT A MEETING HELD ON Approved as to form and legality this , 2016 UNDER day of ,2016. AGENDA ITEM NO. SHUFFIELD,LOWMAN & WILSON,P.A. By: City Attorney STATE OF FLORIDA COUNTY OF ORANGE I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State and County aforesaid to take acknowledgments, personally appeared RUSTY JOHNSON and BETH EIKENBERRY, personally known to me to be the Mayor and City Clerk, respectively, of the CITY OF OCOEE, FLORIDA and that they severally acknowledged executing the same in the presence of two subscribing witnesses, freely and voluntarily under authority duly vested in them by said municipality. WITNESS my hand and official seal in the County and State last aforesaid this day of , 2016. Signature of Notary Name of Notary (Typed, Printed or Stamped) Commission Number(if not legible on seal): My Commission Expires(if not legible on seal): -17- Signed, sealed and delivered CRA: in the presence of: CITY OF OCOEE, FLORIDA COMMUNITY REDEVELOPMENT AGENCY By: Print Name: Print Name: Title: Print Name STATE OF FLORIDA COUNTY OF ORANGE I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the State and County aforesaid to take acknowledgments, personally appeared , personally known to me to be the , of the CITY OF OCOEE, FLORIDA COMMUNITY REDEVELOPMENT AGENCY and that he/she acknowledged executing the same in the presence of two subscribing witnesses, freely and voluntarily under authority duly vested in them by said agency. WITNESS my hand and official seal in the County and State last aforesaid this day of , 2016. 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