Premium Location 500 N. Orange, Orlando, FL 32801

Bank of America Orange County Courthouse

279 Apts. + Retail on 2.02 acres

2.25 Acres Orlando Sentinel Proposed Mega-Development Large Site with Desirable Dimensions Perfect for Redevelopment

2.25 Acres

Crescent Central Station 279 Apartments + 12K SF Retail on 2.02 Acres Table of Contents

Section Project 1 Sponsor/Team 2 Location 3 Survey 4 Special Warranty Deed 5

Project Profile

Site: The site is a 2.25 acre strategically located parcel at 500 N. Orange Avenue in Orlando at the corner of Amelia Blvd.

Project: The project will entail demolishing the existing 118,000 Sq. Ft. office building, currently located on the site, and then constructing a 398 unit Residential Wrap project.

Zoning: The property is currently zoned AC-3A/T (Activity Center / Town Center). The of Orlando is extremely supportive of high density development at the Subject Site. The underlying zoning permits high density multifamily residential. Mixed use development of the site is encouraged by the Density of Intensity Bonus of the City of Orlando. Blending a mixture of uses at the property can result in an increase from 200 units per acre to 400 units per acre. The site permits construction to a maximum height of 400 feet. Based on the current zoning and site size, the property could yield up to 900 units.

Main & Main: The North Orange and Amelia intersection connects the financial district of the south CBD, Uptown to the north, and the newly proposed Creative Village (University of Central ) to the west.

It is at the crossroads of all the major development projects that have occurred and are proposed to occur in the future. Due to its unique geographic location and the continuing demand for residential units, the property is ideally suited for a high density multifamily project.

TOD: Due to the sites strategic location within 400 feet of the recently constructed Central Station, this project is considered a Transportation Oriented Development (TOD).

Sponsor/Team Profile

Company: West Second Street Associates (WSSA) is a Flint Michigan based company specializing in investment, development and management of office, multifamily, and government office.

Development The principals of WSSA have managed construction and development Experience: projects totaling over 200M and have special expertise in building and repositioning urban infill properties.

Current Holdings: 1,462 unit multifamily portfolio in Houston, TX 15 Government (GSA) Leased Properties 18-Story repositioned office building in Birmingham Alabama 2 mixed-use buildings in Ann Arbor, MI

General We have yet to select a General Contractor but we have conducted Contractor: preliminary interviews with Brasfield & Gorrie and Winterpark Construction.

Architect: We are in the process of interviewing firms.

Property WSSA intends to outsource the property management of the project after Management: completion to a “best in class” property manager with relevant and strategic experience in the downtown Orlando market. Discussions and interviews have already begun with Greystar and Lincoln.

Location Profile

Downtown Downtown Orlando is currently undergoing explosive growth Orlando: evidenced by the attached project map. Some of the most notable planned projects include:

Creative Village: Spearheaded by the University of , this project is located .2 miles west on Amelia. It is planned to include; 1M sf of office/creative space, 500,000 sf of higher education space, 25,000 sf of K-12 space, 1,500 residential units, 150,000 sf of retail space, 200 hotel rooms and multiple public parks and civic spaces.

Multifamily Growth: The CBD has spawned many extremely successful multifamily projects, and there are many others in the pipeline, including;

Complete Skyhouse 320 Units The Sevens 316 Units Steel House 326 Units Artisan 299 Units Crescent Station 279 Units Nora 246 Units

Pending CitiTower 233 Units Eola Park 328 Units University Club 345 Units 520 Church 510 Units Cascades 219 Units Orlando Central 450 Units Monarch 270 Units

Lynx Central Station: The recently constructed Downtown Orlando Lynx Rail/Bus Terminal is located within 400 Feet of the subject site. This is the main downtown stop for the new Florida SunRail line. SunRail is a 61-mile, 17-stop system connecting the of Orlando, Volusia, , Orange, and Osceola Counties.

Adjacent South: Immediately to the south of the subject site is the transportation Properties: oriented development (TOD) known as Crescent Central Station. Crescent Central Station is a mixed-use development containing 279 apartment units, 14,680 sf of retail, and a seven story parking structure on 2.02 acres. Future phases call for a 125-room select service hotel, two office buildings with 260,000 sf of space and an adjoining parking deck.

Southeast: On the southeast corner of the North Orange and Amelia intersection is the Orange County Courthouse Complex. The property includes a 23-story courthouse tower, two five-story office buildings for the State Attorney and Public Defender, and a 1,500 car parking facility.

East: The Orlando Sentinel owns 2 blocks of property immediately east of the Subject Site. The Owners of the Sentinel Property recently approached the City of Orlando with a conceptual development plan depicting 746 apartments, 144 hotel rooms, 280,000 sf of office space, 56,000 sf of retail, and (2) parking garages containing 2,075 parking spaces. Vicinity Map Not to Scale ALTA/ACSM Land Title Survey Concord Avenue Colonial Drive 60' Public R/W of 500 North Orange Avenue, asphalt road C Orlando, Florida

Concord St. S 89°49'37" E 60.00' 30.0' North line of Lot 35

Site W and South R/W line access concrete sidewalk Magnolia Ave. Orange Ave. R/W x x OU Interstate Hwy 4 R/W Amelia St. OU OU 10.0' 50.88' (M) x driveway gate 200.00' (M) Property Description

electric meter extends 0.7' E 0.05' between Firestone The East 60 feet of the West 110 feet of Lot 35, all of Lots 36, 39, 40, W from building building and property line Livingston St. West line of the East 60' and 43 less right-of-way of Orange Avenue, JAMES M. WILCOX ADDITION TO of the West 110' of Lot 35 x East 60' of the THE TOWN OF ORLANDO, according to the map or plat thereof as recorded West 110' of Lot 35 in Plat Book C, Page 64, Public Records of Orange County, Florida. asphalt pavement Subject to Oral Agreement Contains 2.252 acres, more or less. West line of Lot 35 with Firestone Tire permitting parking on this area. Certificate of Authorization Number - LB-7874 x East line of Lot 35 Benchmark Surveying & Mapping, LLC 3110 Red Fox Run, Kissimmee, Florida 34746

concrete curb concrete curb Firestone Building 100.17' (M) 100.17' Lot 34 100' (P)

(now a night club) Post Office Box 771065, Winter Garden, Florida 34777-1065

100' (P) S 00°31'37" E 00°31'37" S 100.17' (M) 100.17' asphalt parking lot Surveyor's Report (407) 654-6183 - www. benchmarksurveyingandmapping.com

and driveway R/W N 00°31'37" W 00°31'37" N edge of pavement East line of the East 60' x 1. Bearings shown hereon are based on the west right of way line of North 1" iron pipe of the West 110' of Lot 35 40.0' N no identification Orange Avenue being assumed as North 00°37'17" West. fence corner is 0.5 east Northwest corner of Lot 43 0.50' between Firestone building and property line 2. This survey was performed with the benefit of a commitment for title 2" iron pipe S 89°49'37" E S 89°49'37" E no identification 0.26' between Firestone insurance by Old Republic National Title Insurance Company, Fund File

fence corner is 0.5 east 50.53' (M) x building and property line 120.14' (M) Number 07-2012-005666, dated January 2, 2013. Benchmark Surveying and x x concrete curb Mapping, LLC has relied on said commitment and has not searched the grass 10.0' Northeast corner of Lot 43 9.1' E public records for easements or restrictions of record. 10.4' 7.8' concrete curb 32.1' 0.43' between building and property line

11.6' edge of pavement x metal building 3. The aboveground visible features, on the subject property and 5 feet electric outside of the boundary lines, are shown hereon. Landscaped areas and trees are not shown. One Story ET generator 5' high concrete wall

C.B.S. 42.1'

1' wide concrete slab 42.1'

2' concrete curb 4. The feature symbols in the legend and on this survey may not be drawn

x to scale. W E Lot 36

Lot 37 100' (P) 32.1' concrete curb W 5. This survey meets the Minimum Technical Standards set forth in Florida 100' (P) asphalt parking lot Administrative Code Rule 5J-17, pursuant to Florida Statute Chapter 472. EPB

x fuel 6. This Survey is not valid without the signature and original raised seal of tank concrete curb a Florida licensed surveyor and mapper. S concrete sidewalk landscaped island

GRAPHIC SCALE x

concrete 30 15 30 60 0 Title Exception Notes 500 North Orange Avenue, edge of pavement Orlando, Orange County, Florida LESS R/W for Orange Ave. 4. All matters contained on the Plat of JAMES M. WILCOX ADDITION TO ALTA/ACSM Land Title Survey of x (East 10' of Lots 36, 39, 40 & 43) ( IN FEET ) THE TOWN OF ORLANDO, as recorded in Plat Book C, Page 64, Public asphalt pavement W 1 inch = 30 ft. brick pavers Records of Orange County, Florida. (applies to subject property) concrete

119.1' 22.2' W 5. Declaration of Restrictive Covenant recorded in O.R. Book 10419, x Page 2323, Public Records of Orange County, Florida. (applies to subject property) Lot 38 Lot 39 (M) 399.90' 6. Overhead and Underground Easement recorded in O.R. Book 3022, Page 702, Public Records of Orange County, Florida.

x Legend gate and 100' (P) concrete ramp (applies to subject property and shown hereon) West R/W line ALTA - denotes American Land Title Association 100' (P) 7. City of Orlando Downtown Development of Regional Impact Development ACSM - denotes American Congress on Surveying and Mapping Order recorded in O.R. Book 4362, Page 3368, as amended in O.R. Book

per O.R. 3022, Page 702 OUC Underground Easement

W C

x 4823, Page 1341 and O.R. Book 6114, Page 4473, Notice of Recordation of

West line of Lots 36, 39, 40 & 43 landscaped area R/W - denotes right of way Omitted Exhibit recorded in O.R. Book 5157, Page 1002, Public Records of

P.B. - denotes Plat Book 60' Public R/W Orange County, Florida. (subject property lies within the land area described in said documents) O.R. - Official Records Book S concrete curb W

Pg. - denotes Page x 8. Consent Decree recorded in O.R. Book 4965, Page 2158, Public Records asphalt parking lot 2' concrete curb North Orange Avenue of Orange County, Florida. (subject property lies within the land area OUC - denotes Orlando Utilities Commission and driveway Five Story W Commercial Building described in said document)

(M) - denotes measured dimension 184.2' concrete curb concrete 9. This policy does not insure against loss or damage by reason of the

x 400.00'

(P) - denotes plat dimensions 196.0' following exceptions: Any rights, easements, interest or claims which may N 00°37'17" W 00°37'17" N

N 00°43'31" W 00°43'31" N exist by reason of, or reflected by, the following facts shown on the C.B.S. - denotes concrete block structure D WV Lot 41 Lot 40 D survey prepared by Prescott & Associates, Inc., dated January 20, 1978: a. - denotes water valve Encroachment of Electric Meter (.5 ft) onto West side of Lot 43; b.

concrete asphalt pavement x Encroachment of chain link fence lying West of lots 40 and 43; c. H - denotes fire hydrant Y D Overhead power lines over lots 40 and 43; d. Encroachment of electric

W - denotes water meter 100' (P) meter (.63 ft) and telephone junction box (.15 ft) onto East side of East

100' (P) 60 feet of West 110 feet of Lot 35 from Firestone Tire Building. (survey - denotes back flow valve edge of pavement concrete cut-out

landscaped area document was not provided)

x in pavement ET - denotes electric transformer on pad East line of Lots 36, 39, 40 & 43 flag pole 10. Unrecorded Lease dated March 16, 1976 between Orange Avenue EPB - denotes underground electrical pullbox concrete curb concrete sidewalk Properties, Inc. and Sara-Holy Company as Lessors and Nicholas Alley of UPB - denotes underground utility pullbox Florida, Inc. as Lessee.

x E - denotes electrical box (above or under ground) 5.6' 11. Oral agreement with Firestone Tire permitting parking on the East 60 0.6' 21.3' feet of the West 110 feet of Lot 35, James M. Wilcox Addition to the Town TSB - denotes aboveground traffic signal control box 8.2' entrance

x x x of Orlando recorded in Plat Book C, Page 64, Public Records of Orange x

Date Revision

x 5.6'

- denotes light pole 107.5' County, Florida. (shown hereon) 30.0' - denotes utility pole x Lot 42 Building Block concrete

OU - denotes overhead utility line concrete cut-out List of Apparent Use T - denotes telephone riser box asphalt pavement in pavement OUC Aboveground Easement OU Lot 43 100' (P) per O.R. 3022, Page 702 x Apparent use, along the north property line and northeast corner, by - denotes traffic sign utility companies to provide power and other utilities to the Firestone 74.4' - denotes storm drainage inlet building through overhead utility lines and electric meter box attached asphalt pavement

100' (P) to the west side of the Firestone building as shown. D - denotes storm sewer manhole

OU

x

WV 890.01

S - denotes sanitary manhole concrete curb concrete curb Scale Southwest corner of Lot 43 driveway gate 1" = 30' concrete OU OU - denotes clean out for sanitary line south end of fence OU E 40.0'

Surveyor's Certification Project Number is 2.4' north and 0.5' east grass

UPB brick pavers W - denotes monitoring well lid ET 229.95' 10.0' R/W To BellSouth Telecommunications, LLC a Georgia limited liability company, x - denotes 6' high chain link fence with barbwire concrete sidewalk S 89°50'57" E concrete sidewalk TSB access D d/b/a AT&T Florida, Old Republic National Title Insurance Company Leslie 239.92' (P) Southeast corner of Lot 43 - denotes 6' metal rail fence A. Lewis, Esq. and Robert A. Yeager: 2' concrete curb 30.0' 2' concrete curb Amelia Avenue South line of Lot 43 - denotes set 5/8" iron rod or nail and disk and North R/W line This is to certify that this map or plat and the survey on which it is stamped 'PSM 5205', unless otherwise noted 60' Public R/W based were made in accordance with the 2011 Minimum Standard Detail C - denotes recovered 4" x 4" concrete Requirements for ALTA/ACSM Land Title Surveys, jointly established and asphalt road monument, no identification adopted by ALTA and NSPS, and include Items 4, 7(a), 8, 20(a) and 22 of Table A thereof. The field work was completed on January 31, 2013. 89/22

- denotes recovered 1" iron pipe with July 2, 2012

no identification Field Book/Page Original Field Date

Billy Joe Jenkins, Jr. Florida Registered Land Surveyor Number 5205 Sheet 1 of 1

2.25 Acres

For more information please contact:

John Pavone Troy Farah 810-813-0533 810-691-9041 [email protected] [email protected]

Disclaimer: This document is for discussion purposes only. It is not intended to be construed as an offer to sell, transfer, partner with, joint venture, or otherwise develop a relationship with any party that gains possession of it. This document is for informational purposes only.