osceola corporate center · orlando, fl. 32837 lake mary, fl. 32746 telephone: 407 826-4514 407...

OSCEOLA CORPORATE CENTERPD Amendment & Agreement

Osceola County, Florida

Prepared for:Deerfield Land Corporation

PO Box 2353 Orlando, FL 32802-2353

Prepared by:IVEY PLANNING GROUP, LLC

691 Keeneland Pike , Lake Mary, FL 32746

(407) 660-8881

Revised September 9, 2013

July 10, 2013

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OSCEOLA COUNTY

COMMUNITY DEVELOPMENT

TABLE OF CONTENTSAPPLICANT INFORMATION ................................................................................................ 12013 PD AMENDMENT ........................................................................................................ 1 Purpose of the Proposed Amendment ....................................................................... 1 Description of Proposed Amendments ....................................................................... 12013 PD AGREEMENT ........................................................................................................ 3 Background and Introduction ..................................................................................... 3 Organization of PD .................................................................................................... 3 I. GENERAL INFORMATION……………. ............................................................................ 4

A. Development Program ............................................................................................... 4B. The PD Master Plan .................................................................................................. 4C. Access Management ................................................................................................. 5D. Open Space and Preserved Lands ............................................................................ 5E. Perimeter Buffers ....................................................................................................... 5F. Residential Densities………………………………………………………………………..5

II. NON-TOD LAND USES & DEVELOPMENT STANDARDS ............................................ 5

A. Permitted Uses .......................................................................................................... 6B. Design Standards ...................................................................................................... 8

1. Minimum Setbacks ..................................................................................................8

2. Dumpsters ................................................................................................................8

3. Parking .....................................................................................................................9

4. Roads........................................................................................................................9

5. Outdoor Sales and Storage .....................................................................................10

6. Multiple Buildings on a Single Lot ........................................................................10

7. Signage ...................................................................................................................10 8. Landscaping…………………………………………………………………………… 11

III. TRANSIT ORIENTED DEVELOPMENT PRIMARY ZONE ........................................... 11

A. Use…………….. ...................................................................................................... 11B. Mix of Uses…. ......................................................................................................... 12C. Design Standards .................................................................................................... 12D. Block Size ................................................................................................................ 14E. Signage………. ........................................................................................................ 14F. Public Uses.............................................................................................................. 14G. Streets ..................................................................................................................... 14H. Parking .................................................................................................................... 15I. Pedestrian and Bicycle System ................................................................................ 15

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IV. TOD SECONDARY ZONE – Parcels 18, 20, 22, And 23 ............................................. 15

A. Uses ........................................................................................................................ 15B. Mix of Use ............................................................................................................... 16C. Design Standards .................................................................................................... 16D. Block Size ................................................................................................................ 17E. Signage ................................................................................................................... 17F. Public Uses.............................................................................................................. 17G. Streets ..................................................................................................................... 18H. Parking .................................................................................................................... 18I. Pedestrian and Bicycle Systems .............................................................................. 18

LIST OF TABLES, FIGURES & EXHIBITSTable I – Development Program ......................................................................................... 4Exhibit 1 – PD Master Plan ............................................................................................... 19Exhibit 2 – Legal Description ........................................................................................... 20Exhibit 3- TOD Street PlanExhibit 4 – Lands Subject to PD 13-00013Exhibit 5- Conceptual Bicycle and Pedestrian Facility Planned NetworkAppendix A: Signage CPD incorporated into PD……………………………….. ………..37

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Osceola Corporate Center2013 PD Amendment

Applicant Information

Applicant AgentTom Roehlk Joel Ivey Sr. V.P. & Secretary PresidentDeerfield Land Corporation Ivey Planning Group14901 S. Orange Blossom Trail 691 Keeneland Pike Orlando, Fl. 32837 Lake Mary, Fl. 32746Telephone:407 826-4514 407 [email protected] [email protected]

Purpose of the Proposed Amendment

The primary purpose of the application is to amend the Osceola Corporate Center PDmaster plan and agreement to be consistent with the 15th amended and restatedadopted DRI Development Order as of October 21, 2013.

Description of Proposed Amendments

The following changes to Osceola Corporate Center are being proposed to the PDdocument and Master Plan exhibit.

1. Amend the PD Master Plan:a. Parcel 6: Eliminate the wetland as approved by the DRI

development order.b. Parcel 8: Increase the size of parcel 8 by converting wetland

acreage to development lands subject to the requirements ofthe DRI development order.

c. Parcel16: Increase the size of parcel 16 by converting wetlandacreage to development lands subject to the requirements ofthe DRI development order.

d. Relocate one of the two northbound right-in/right-outs intoparcel 11 from Osceola Parkway, lying between Centerviewand U.S. 441 to a location between Centerview andGreenwald Way.

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e. Move the “premium transit station” as an approved use fromparcel 11 to the northeast corner of Greenwald Way andOsceola Parkway and provide for an expiration of thereservation for the station to twenty years from the date of theapproval of this PD (October 21, 2033).

f. Provide an expiration for the maximum three acres to bereserved by the applicant for a County rail facility to be locatednorth of Osceola Parkway and east of Orange Avenue oftwenty years (October 21, 2013) should the County notproceed with such facility.

2. Amend the text to encourage xeriscaping.

3. Table 1- Development Program: the table is being amended to allow

multi-family residential on parcel 6 and to allow ALF on parcel 5.

4. Conditionally allow handicapped parking to serve as an end to parkingrows closest to buildings.

5. Allow a monument sign within OCC PD at Greenwald Way and

Osceola Parkway and at Greenwald Way and Osceola Parkway for lot

6. Allow a multi-tenant sign at the intersection of Centerview andOsceola Parkway and Centerview and U.S. 441 and Orange Avenueand Osceola Parkway.

7. Modify setbacks for Osceola Parkway, John Young Parkway, MaryLouis Lane, Centerview, Orange Avenue, U.S.441, and provide asetback for the proposed Thacker Avenue.

8. Add note that the approved building program can convert multi-familyuses to ALF at a ratio of 3 ALF units to one multi-family unit.

9. Allow churches, synagogues and similar place of worship.

10. Designate all undeveloped parcels within OCC as mixed use.

11. Increase allowable density to 24 units per acre provided that the totalnumber of units approved for the DRI is not exceeded.12. Incorporate previously approved signage CDP into PD.

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Osceola Corporate Center2011 PD Agreement

Note: This PD agreement reflects the latest amendment (PD Amendment 13-00010 )approved by the BCC and shall amend and restate the approved PD for all lands underthe ownership of the Applicant per Exhibit 1. This PD agreement supersedes PD #11-00014. For those parcels sold in the interim prior to this PD agreement being approvedPD07-00025 and PD06-00005 still apply.BACKGROUND and INTRODUCTION: The Osceola Corporate Center DRI is locatedwithin unincorporated Osceola County in Sections 3 and 4, Township 25 south, Range29 east. A legal description for Osceola Corporate Center PD is attached as Exhibit 1.As identified on the Osceola County Future Land Use Map, the majority of the site has aland use designation of “Commercial”. Property east of US 441 and north of OsceolaParkway has a land use designation of “Industrial”. The project, originally approved inOctober of 1989, is a development of regional impact named the Osceola CorporateCenter DRI (OCC). A “companion” amendment (the 15th Amendment to the DRIdevelopment order) to the approved development order has been submitted to OsceolaCounty to modify certain requirements. Because of these changes to the DRIdevelopment order it is now necessary to amend the zoning for OCC such that thedevelopment order and the zoning are consistent. Those parcels, or portions of parcels, that have been previously sold and/or developedare identified below in LAND USES & DEVELOPMENT STANDARDS, and theirrespective permitted uses are therein listed. Such parcels are not affected by this PDamendment.

ORGANIZATION OF PDThis PD is organized into four parts to reflect the requirements of the DRI developmentorder as well as to preserve existing entitlements that have been used in thedevelopment process. The four parts are:General Section- This section describes guidelines and standards that are applicableon a “property wide” basis and includes the overall development program approved forthis PD, access management, and preserved lands. Non-TOD Parcels- This section describes guidelines and standards for parcels 1-3, 5-11, 16, and 19.TOD Primary Parcel- This section describes guidelines and standards for parcel 21 ofthe master plan. This parcel abuts the Osceola Parkway Sunrail Station and isappropriate for Transit Oriented Development and the design parameters associatedwith such a use.

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TOD Secondary Parcels- This section describes guidelines and standards for parcels18, 20, 22, and 23. TOD secondary parcels accommodate somewhat less intense usesand may include large, single tenant buildings with surface parking.

I. GENERAL INFORMATION

A. Development Program. The Osceola Corporate Center DRI permits the development program outlined in Table 1 below.

Table 1 - Development Program

Land Use Total Square Footage*

Office 1,852,200 S.F.

Office/Warehouse 80,000 S.F.

Hotel 500 Rooms

Commercial/Retail 1,779,500 S.F.

Multi-Family 2,350 D.U.

**Multi-family may be converted to ALF/retirement facility at the rate of 1 multi-family unitequals 3 ALF units . Churches and Synagogues and similar facilities intended forworship are permitted uses. PD 13-00010 affects only parts of the original PD still owned by the applicant, consistingof approximately 724 acres, out of the original 917.99 acres contained in the PD.However, all of the original parcels are shown on the PD Master Plan included as Exhibit2 and described in the contents of this 2013 PD Agreement for the purpose of retainingthe substance of the whole PD in one document.

B. The PD Master Plan. The PD master plan has been amended to reflect therevisions anticipated by the approval of the 15th h amended development orderfor OCC. The changes included removal of certain areas designated aswetlands, subject to permitting requirements; relocation of right-in/right-outsalong Osceola Parkway between Greenwald Way and U.S. 441; relocation ofa future rail station from Osceola Parkway and Centerview to OsceolaParkway and Greenwald Way; adding multi-family as an approved uses onparcel 6; adding adult living facility (ALF) as an approved use on parcel 6;adding ALF as an approved use on parcel 5; increasing allowable residentialfrom 18 to 24 units per acre. In addition, this PD establishes a 20 yearreservation period for the one acre premium transit stop subject to renewalwith the consent of both applicant and County; and establishes a 20 yearexpiration (to October 21, 2013) of the reservation of a maximum of threeacres of land for a County rail facility on the north side of Osceola Parkway,east of Orange Avenue. Finally, this PD encourages the use of droughttolerant native plants and conditionally allows handicap parking to replacethose landscape islands closest to buildings and allows for monument signageon OCC lands for multi-family or hotel uses located on a project collector road. Multi-tenant signs are allowed for the intersections of US 441 and Centerviewas well as Centerview and Osceola Parkway and Orange Avenue andOsceola Parkway.

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C. Access Management. Access management has been addressed in priorapprovals for Osceola Parkway, US 441, and John Young Parkway. A revisedaccess management plan was approved by the Fourteenth AmendedDevelopment Order for OCC. This PD amendment makes very minoradjustments to the right-in/right-out access points servicing parcel 11. Therevised access management plan for Orange Avenue, consistent with the 14thAmendment to the DRI development order, is shown on the revised master plan.D. Open Space and Preserved lands. Preserved lands are not changed as aconsequence of this PD amendment with the exception of wetlands in parcel 6and abutting parcels 8 and 16. Impacts to these areas will be mitigated asnecessary through the permitting requirements of the State of Florida. One acreof land is being reserved on the map for a possible rail station at the northeastcorner of Greenwald Way and Osceola Parkway. This reservation shall remainin place for twenty years (October 21, 2033), subject to renewal with consent ofboth applicant and County. Preserved lands are shown on the master plan.

E. Perimeter Buffers. Perimeter Buffers are 75 feet extending eastward alongthe north property line from the northwest corner of Parcel 1 to the Mill Sloughwetland line. Perimeter Buffers are 10 feet extending eastward along the northproperty line from the easternmost right of way line of US 441 to the westernmostCR 527-ROW line exclusive of areas slated for internal roads and TupperwareWorld Headquarters Campus. Perimeter buffers are 25 feet extending eastwardfrom the northwest corner of parcel 21 to the power-line easement. The buffer forthe eastern perimeter of Osceola Corporate Center will be the 120-foot powerline easement, excepting the Sunrail station and its supporting infrastructure toinclude parking and stormwater. Perimeter buffers in parcels 19, 8 and 3 shall be15 feet. The western perimeter buffer for parcel one shall be 25 feet, buffers oneach side of Osceola Parkway, John Young Parkway, and US 441 are 25 feet,except for tract 18 and 19 where the buffer shall be 20 feet and except for parcel6 where the buffer may be reduced to 15 feet. Buffers on the East Side ofThacker Avenue are 25 feet. The buffer for Orange Avenue north of OsceolaParkway is 15 feet. Internal collector road buffers are 20 feet excepting the TODparcels 18, 20, 21, 22, and 23 where the buffers may be zero provided that apedestrian sidewalk is provided on both sides of the road. Wetland buffers aresubject to SFWMD permits. Buffers between tracts shall meet the noted zoningrequirements and may be natural or landscaped excepting that buffers withinparcels may be zero if approved at site plan review. Buffer uses include utilities,signage, sidewalks and driveways, drainage ponds and conveyances and otheruses as allowed by Osceola County. However drainage ponds may not belocated closer than 15 feet from the right of way line of John Young Parkway,Osceola Parkway, and US 441. 50% of the buffer may be used for parking withthe balance to be landscaped and other uses as allowed by Osceola County. F. Residential Density- The maximum allowable density is 24 units per acre.

II. NON-TOD LAND USES & DEVELOPMENT STANDARDS

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Applicability- This section of the OCC PD applies to parcels 1-3, 5-11, 16, 17, and 19.

A. Permitted Uses

Parcels 1 (This parcel is sold and developed. The uses cited herein aremerely for reference.), 3, 6, 8, & 10 - The following uses shall be permitted:

Multi-family residential uses are only permitted on parcels 3, 6, 8 and10.

General office, medical office, banking, service stations, restaurants, and such ancillary support uses within an office building such asrestaurants, fitness facilities, hair salons, convenience stores,boutiques, travel agencies, and concierge services.

General retail commercial uses for the sale of new merchandise toinclude books, clothing, furniture, appliances, fuel stations, outdoorsales and storage incidental to a main retailer and other new retailsales and services as reasonably implied to include uses ancillary toretail such as a sandwich shop within a retail store and a veterinaryclinic within a pet supply store.

Day Care and Elderly Care (ALF)

Hotels and uses ancillary to hotels.

Restaurants

Warehousing is not permitted

Automobile sales/new-car dealerships/motor vehicle sales for the saleof new motor vehicles, including associated ancillary uses on the samepremises, shall be a permitted use.

Parcels 2 (This parcel is sold and developed. The uses cited herein aremerely for reference.) and 11 The following uses shall be permitted:

Theaters, museums, and galleries for cultural events, art displays andshows, and clubs, lodges and meeting facilities for professional orsocial organizations.

General retail commercial uses for the sale of new merchandise toinclude books, clothing, furniture, appliances, fuel stations, outdoorsales and storage incidental to a main retailer and other new retailsales and services as reasonably implied to include uses ancillary toretail such as a sandwich shop within a retail store and a veterinaryclinic within a pet supply store

Eating establishments such as restaurants, cafeterias, lounges, supperclubs, and coffee shops.

Food preparation facilities for minor products to be sold on premises,such as bakery items, candies, confections, juices and beverages.

Hotels and uses ancillary to hotels.

Multi-family

Warehousing is not permitted.

Outside vending, consistent with the requirements of Section 7-Outdoor Sales and Storage, is permitted.

Parcel 5 – The following uses shall be permitted:

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General office, medical office, banking, service stations, restaurants, and such ancillary support uses within an office building such asrestaurants, fitness facilities, hair salons, convenience stores,boutiques, travel agencies, and concierge services, ALF/retirementfacility and daycare and elderly care (ALF). Warehousing is notallowed within parcel 5.

General retail commercial uses for the sale of new merchandise toinclude books, clothing, furniture, appliances, fuel stations, outdoorsales and storage incidental to a main retailer and other new retailsales and services as reasonably implied to include uses ancillary toretail such as a sandwich shop within a retail store and a veterinaryclinic within a pet supply store


Parcel 7- Retail (Not affected by PD)

Parcel 16- The following uses shall be permitted:

Professional office, medical office, banking, and service stations, andsuch ancillary support uses within an office building as restaurants,fitness facilities, hair salons, convenience stores, boutiques, travelagencies, and concierge services, and daycare.

General retail commercial uses for the sale of new merchandise toinclude books, clothing, furniture, appliances, fuel stations, outdoorsales and storage incidental to a main retailer and other new retailsales and services as reasonably implied to include uses ancillary toretail such as a sandwich shop within a retail store and a veterinaryclinic within a pet supply store Hotels and uses ancillary to hotels.

Restaurants


Warehousing is not permitted on Parcel 16.

Parcel 17- Tupperware World Headquarters (Not affected by this PDamendment). This PD does not affect lands within parcel 17.Parcels 19 (This parcel is sold and developed. The uses cited herein aremerely for reference.) The following uses shall be permitted:

Plants and/or buildings for the development and production of limitedand controlled industrial activities such as scientific and researchinstruments, surgical and medical instruments and supplies, andwatches, clocks and timing devices;

Medical offices and offices or studios for professional services whichare customarily provided by architects, engineers and lawyers;

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Offices for business and professional services customarily provided byarchitects, engineers, and lawyers, vocational schools, dataprocessing, bookkeeping and secretarial services and employmentservices;

Laboratories for research and testing of materials, components andproducts that are necessary for the development and production ofother uses on this parcel;

Shipping/receiving warehouses for storage and distribution ofmaterials, components and products which are developed or producedon site;

Plants and facilities for the development and products of photographicequipment and supplies; jewelry, silverware and musical instruments;toys, gifts, and souvenirs; sporting goods and artists supplies;pharmaceutical products, cosmetics, and perfume; printingbookbinding and publishing; electronic components and systems; andthe processing and packaging of bakery and dairy products and thepreparation of bottle, canned, or frozen foods and drinks and;

Facilities for providing limited convenience services to clients andemployees of this parcel such as restaurants, cafeterias, lounges, andcoffee shops.

B. Design Standards

1. Minimum Setbacks

a) Front setback = 20 feetb) Rear setback = 25 feetc) Side yard setback = 15 feet, except on parcel 10, 11,and 16 the side

yard setback may be zero provided that it is developed for retailpurposes.

d) Setback from John Young Parkway & Osceola Parkway = 25 feet. This setback may be reduced to 15 feet on parcel 6 since it is aninterior lot fronting Greenwald Way and there are no plans to widenJohn Young Parkway between Osceola Parkway and the Orange-Osceola County line.

e) Setbacks from Orange Avenue shall be 15 feet unless modified by “i”below.

f) Setbacks from Mary Louis Lane shall be 25 feet.g) Setbacks from Thacker Avenue shall be 25 feet.h) Setbacks from the road following the gas line easement shall be 20

feet.i) For TOD parcels 18, 20, 21, 22, and 23, setbacks are waived unless

any part of these parcels is not developed as a TOD, in which casethe setbacks noted in a.-g. shall apply.

2. Dumpsters

a) Dumpsters shall be enclosed on all four sides. One side of theenclosure shall provide access via a self-closing gate.

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b) Dumpsters shall be enclosed on three sides by a masonry wall with aself-closing gate on the fourth side. The masonry wall‟s architecturalstyle and color shall be consistent with the architecture style and colorof the building it serves.

c) The three solid sides of the masonry wall shall be landscaped by ahedge or other approved landscaping materials deemed appropriateto screen the wall. The hedge shall be maintained at minimum threefeet of height and a maximum height of six feet.

d) Retail uses and non retail uses that are contained wholly within aretail center are exempt from a-c above but shall comply with Countyregulations pertaining to dumpsters.

3. Parking

a) Parking space dimensions shall be consistent with the Osceola County

Land Development Code

b) Landscape islands are required at the end of all parking rows.

Alternatively, handicapped parking may be substituted for landscape

islands at the end of parking rows closest to the allowed use if diagonal

parking is proposed and it can be demonstrated that there is sufficient

space to allow opening of car doors without interfering with thru traffic on

the adjacent drive aisles. Landscaping that may have been installed at

the end of these parking rows shall be transferred to an abutting internal

collector road.

c) In accordance with Land Development Code, Chapter 10, Section

10.9.C.b.2.3, ten foot (10‟) wide parking islands are required every ten

spaces.

d)Ten-foot landscape strip required every other parking spine.

e) On-street parking on internal roads is allowed on parcels designated as

TOD.

4. Roads

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All internal roads depicted on the master plan are illustrated asconceptual locations. All internal roads illustrated on the master plan aresubject to realignment during the site planning process. Existingroadways are not subject to realignment.

5. Outdoor Sales and Storage

a) Outside vending operations such as hot dog vendors are permittedbetween the front of commercial/retail building entrances and theirrespective parking lot for commercial/retail operations exceeding60,000 S.F. There shall be at least 6‟ of the sidewalk left clearbetween the vendor structure (if there is one) and the outsideperimeter of the sidewalk. Outside Vending operations shall belocated no farther than 15‟ from the building front.

b) Outside storage areas shall be buffered from the street and adjacentuses with appropriate landscaping. c) Restaurants may provideoutside dining facilities.

6. Multiple Buildings on a Single Lot

a) This PD agreement allows for the development of more than onebuilding on a single lot.

b) The design standards for the non-TOD parcels are not changed bythis PD amendment.

7. Signage

There is a master signage CDP for OCC as well as signage CDPs forindividual parcels that have previously been developed (provided as anappendix to this document updated to reflect the changes listed below).These approvals are supplemented by the following paragraphs.a. Within the Osceola Corporate Center site, multi-family and hotel useswithin parcel 6 are allowed one monument/subdivision sign at theintersection of Greenwald Way and Osceola Parkway and one monumentsign at the intersection of Greenwald Way and John Young Parkwayprovided that such signage does not obstruct other signage, is located onlands owned by Deerfield Land Company or the Property OwnersAssociation, and is constructed in a manner consistent with theaforementioned CDP. b. In addition, when Centerview is extended from Osceola Parkway toU.S. 441, the applicant may install a multi-tenant/shopping center sign atthe intersection of Centerview and Osceola Parkway and the intersectionof Centerview and U.S. 441. A multi-tenant sign is also permitted at thenorthwest corner of Osceola Parkway and Orange Avenue. Multi-tenantsigns may be either pylon or monument signs and may be in the medianof Centerview Boulevard. Maximum height of such signs is 25 feet, width16 feet and maximum copy area is 200 feet. Such signage may internallyor externally lit. If externally lit, lighting shall be shielded to prevent directview of the light source. Minimum setback from the right of way is 10

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feet. Multi-tenant signage shall be landscaped at the base of the sign. The landscaped area ratio to monument sign copy area shall be 2:1.c. Wall mounted signage within parcel 11 shall abide by the following: -Wall signs on front building facades facing the internal parkingareas shall be permitted up to 2 square feet of signage for each lineal footof building width (2:1 ratio) measured along the building facades and upto 1 square foot of signage for each lineal foot of building measured alongother building facades -Signage may be internally or externally lit. If externally lit, lightingshall be shielded to prevent a direct view of the light source. -Wall signs may not extend above the parapet or room line,whichever is higher. -Individual tenant ground signs are permitted (with concurrence ofthe master developer) and shall have a maximum copy area of 32 squarefeet per side and a maximum height of 4 feet.

8. Landscaping

Florida Friendly Landscape Principles shall be applied in order to promotewater conservation.

III. TRANSIT ORIENTED DEVELOPMENT (TOD) PRIMARY ZONE

A. Use. The primary zone represents the core of the TOD and shall be mixed

use and abut the Sunrail station. Buildings may be either single use or mixeduse. TOD Primary Zone- Parcel 21- The following uses shall be permitted on parcel21.

Parking garages and surface parking;

Shared parking facilities;

Bus terminal;

Charging stations;

General office and uses ancillary to general office such as restaurants,fitness centers, and concierge services;

Medical office (except that any use interpreted by the County as a “pillmill” is prohibited);

General retail to include supermarkets, retail up to 140,000 s.f., andconvenience retail;

Multi-family;

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Hotel and uses ancillary to hotel to include fitness centers, restaurants,business centers, concierge services, and convention facilities, swimmingand tennis facilities;

Daycare and Elderly Care;

Mixed-use buildings to include any of the above uses, exceptingresidential shall not be on the ground floor of a mixed use building;

Structures developed and used by FDOT for Sunrail;

Public uses (see f. below);

Entertainment facilities to include cinemas, theaters, band shells, etc.

B. Mix of Uses. The TOD primary zone shall have a mix of uses with thefollowing minimums:

Public Uses/Open Space/Park- 10%Commercial (retail and office)- 25%Multi-family- 30%Percentages based on site acreage. In the case of a mixed use building,use is allocated by matching the percentage of use within a building to thepercentage of the site.

C. Design Standards.

1. Floor Area Ratio and Densities- Maximum floor area ratios (FAR) andresidential densities are identified in the DRI development order asfollows:

Office- 0.45Retail- 0.30Residential 24 du/acre

The above intensities and densities are applicable for all TOD parcels(parcels 18, 20, 21, 22, 23). Densities and intensities may be increasedon parcel 21 by transferring development entitlements from other TODparcels. However, office/warehouse uses may not be transferred toparcel 21. Additionally, in no event shall the total TOD program exceedthe development allowed by Finding of Fact condition 4 of the current DRIdevelopment order unless said DRI development order is furtheramended.

2. Internal buffers and setbacks- Internal buffers and setbacks withinparcel 21 may be zero except in the following circumstances:

Wetland buffers: shall be consistent with permitting requirements ofthe SFWMD.

Abutting developed land: (there is one on the north end of parcel 21)shall be “protected” by a 25 foot vegetated buffer.

Retention ponds: shall have a 15 foot buffer and building setback line.

Outdoor active recreational areas: shall have a buffer from residentialuses and mixed use buildings with a residential component of 25 feet,or shall restrict hours of operation to daylight hours.

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Public Safety: The County determines that, in the interest of publicsafety or welfare (e.g. concerns related to fire) that a minimum buffermust be established at EIP.

Sidewalks: Front setbacks must accommodate sidewalks at least 12feet on collector roads and 6 feet on neighborhood streets.

3. Encroachment over sidewalks allowed- Buildings fronting collector

streets may encroach over a sidewalk (gallery) by up to seven feet. However, an applicant will have to demonstrate at EIP that such planscan accommodate signage, will not interfere with pedestrians and will notinterfere with passing vehicles.

4. Architectural consistency and compatibility- To promote a cohesive

plan of development, buildings shall have architectural features that offercommon themes and styles while recognizing local character. Acceptableexamples that are common in Florida include Italianate Revival,Mediterranean, Neo-classical, and Art Deco Mission.

5. Building Orientation - Buildings shall be oriented towards the street

emphasizing pedestrian circulation vs. massed parking. Where possible,building fronts shall face a collector vs. a neighborhood street.

6. Façade Treatment- Large unadorned walls shall be avoided by providingvisual variety. Therefore, front facades and street facing side facadesshall not exceed twenty-five horizontal feet without including at least oneof the following elements:

Awnings- at least four feet in depth

Arcades- at least eight feet in depth with a minimum height of 10 feet

Deviation in Setback of no less than 12 inches

Doors

WindowsFacades may include design elements such as roof overhangs, cornices,columns, lintels above windows and dormer windows. Such architecturalfeatures should be continued around all sides of the building that arevisible from the public realm.Opaque glass and translucent glass is prohibited on the ground floor frontfaçade except translucent glass may be allowed when used as etching forpart of a window sign.Storefronts shall be at least 10 feet in height as measured from theabutting front sidewalk. Maximum height is 16 feet. Doorways shall be recessed from the façade at least three feet.The intent of the above is to avoid the adverse visual impact of a “canyon”effect, which may be unintentionally produced by an uninterrupted seriesof flat walls.

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7. Building height- There is no height limit for buildings within parcel 21. The quantity of development is governed by FAR, and total TODdevelopment program.Together, the above requirements will create a development pattern thatis pedestrian in scale, and which draws the attention of the pedestrian tothe street level while still providing needed design flexibility toaccommodate tenants/owners within the TOD primary zone over time.

D. Block Size

To promote pedestrian and bicycle use within parcel 21, blocks shouldapproximate 600 X 230 feet with some flexibility being granted in recognitionof the fixed access points along Orange Avenue. Deviations to increase thesedimensions of 10 percent are allowed. Shorter and narrower blocks are alsoallowed. However single frontage residential blocks shall be avoided.

E. Signage.

The following standards shall apply to TOD parcel 21:

Billboards are prohibited;

Permitted signage includes blade signs and hanging signs provided thattheir location and clearance do not interfere with pedestrian traffic;

Other signs as allowed by current Osceola County Code;

Wayfinding signs to direct the public to the Sunrail station or the County‟sfuture multi-modal station and/or premium transit facility (such signs to beprovided by FDOT as deemed necessary by FDOT and/or the County) orthe premium transit station (such signs to be provided by Osceola Countyas deemed necessary by the County);

Lighted signs are permitted as long as they do not protrude above thesecond floor, or for one story buildings, above the roof line.

F. Public Uses.

Parks and plazas should provide the visual focus of the TOD primary zoneand should front streets and residential areas. Parks, plazas, activerecreation facilities, fire and police sub stations, libraries, post offices andgovernmental offices are allowed. Such uses should be located in retail areasor by small parks. The recreational facilities should be adequate to meet theneeds of the TOD population.

G. Streets.

Streets within the TOD primary zone are divided into two types- TOD collectorand TOD neighborhood streets. There are two TOD collectors to include theaccess road to the Sunrail station from Orange Avenue and the north-south“spine road” generally paralleling Orange Avenue. These two roads areshown on exhibit. The remainder of the roadways within parcel 21 are

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neighborhood roads. Exhibit 1 provides design standards for the collectorroads. Exhibit 2 provides design standards for the neighborhood road. In addition to the above, a developer may apply to the County forimplementation of alleys in which case, the design parameters shall bedetermined at the time of EIP.

H. Parking.

On-street parking is allowed throughout the TOD primary zone subject to finalapproval at EIP. Such parking may either be parallel or angle. Where suchparking is provided in front of residential, the spaces may be counted againstthe minimum parking requirements.The number of parking for commercial uses may be reduced below currentCounty standards by 15% in the TOD primary zone. Residential parkingrequirements may be reduced by 5%. Reductions for mixed use buildingsshall reflect these percentages based on their mix of uses.At grade parking lots shall not dominate the frontage of pedestrian-orientedcollector streets. Parking lots that serve buildings facing pedestrian orientedstreets should be located to the rear of buildings. Parking lots should notoccupy more than one fourth of the frontage, or no more than 75 feet, of apedestrian oriented street such as the collectors referenced herein.As noted, structured parking is a permitted use. Such parking may exceed the25% frontage limitation referenced in the preceding paragraph provided that atleast half of the ground floor is used as office, retail, or institutional space.

I. Pedestrian and Bicycle System.

All collectors and neighborhood streets shall have sidewalks on both sides. Collectors shall be sufficiently wide to accommodate designated bicycle lanes. Bicycle racks are permitted in all land use categories. Bikeways should beplaced in front of buildings and residences vs. behind them. As an exception,a bikeway is permitted along, or in, the power line easement provided thatsuch use is consistent with the easement agreement.

IV. TOD Secondary Zone- Parcel 18, 20, 22, and 23

A. Uses

The following uses shall be permitted on parcel 18, 20, 22, and 23:

Hotel and uses ancillary to hotels;

Multi-family residential and associated amenities;

Convention facilities such as auditoriums, conference rooms or displayareas as accessory to a hotel;

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Shops and stores for convenience goods such as gifts, souvenirs, clothing,flowers, books, artists supplies, crafts or hobbies;

General retail commercial uses for the sale of new merchandise to includebooks, clothing, furniture, appliances, fuel stations, outdoor sales andstorage incidental to a main retailer and other new retail sales and servicesas reasonably implied to include uses ancillary to retail such as a sandwichshop within a retail store and a veterinary clinic within a pet supply store;

General Office;

Medical office (except any use interpreted by the County as a “pill mill” isprohibited);

Daycare facilities;

Elderly care facilities;

Facilities for providing limited convenience services to clients andemployees of these parcels such as restaurants, cafeterias, lounges, andcoffee shops;

Restaurants with drive thru windows;

Mixed-use buildings containing any of the uses listed above, provided thatresidential shall not be on the ground floor of a mixed use building;

Office Warehouse uses intended to assemble, store, and/or distribute goodscombined with office use in the same building;

Entertainment facilities such as cinemas, theaters, band shells, etc.

B. Mix of Uses

The TOD secondary zone is intended to be mixed use. To ensure mixed use,the following minimums shall apply:

Public Uses/Open Space/Park- 15% Commercial (retail and office)- 30% Multi-family- 25%

Percentages based on site acreage. In the case of a mixed use building, use isallocated by matching the percentage of use within a building to the percentageof the site.

C. Design Standards

1. Floor Area Ratio and Densities- Maximum floor area ratios (FAR) andresidential densities are identified in the DRI development order asfollows:

Office- 0.45Retail- 0.3Residential- 24 du/acre

Densities and intensities from the secondary TOD zone may betransferred to the primary zone. Such a transfer shall not result in anincrease of the total square footage or units allowed by the DRIdevelopment order for OCC.

2. Internal buffers and setbacks- Refer to II. B. 1. above.3. Architectural consistency and compatibility- To promote a cohesive

plan of development, buildings shall have architectural features that offercommon themes and styles while recognizing local character. Acceptable

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examples include Italianate Revival, Mediterranean, Neoclassical, and ArtDeco Mission. Generally, the secondary zone is envisioned as havingmore design flexibility than the primary zone and can accommodatecorporate headquarters that develop as a campus vs. a street frontdevelopment due to image or security reasons.

4. Building Orientation- Buildings in the TOD secondary zone with lot

boundaries abutting the ROW of Orange Avenue shall be orientedtowards Orange Avenue. Buildings with lot boundaries abutting MaryLouis Lane, and not Orange Avenue shall front Mary Louis Lane.Buildings with lot boundaries that do not front one of these two roads mayfront the internal collector road running northwest to southeast along thegas line easement. Retail uses must front either Orange Avenue or MaryLouis Lane. Such uses shall have parking behind the building.

5. Façade Treatment- Large unadorned walls shall be avoided by providing

visual variety. Therefore, front facades and street facing side facadesshall not exceed twenty-five horizontal feet without including at least oneof the following elements:

Awnings- at least four feet in depth over a door or window

Arcades- at least eight feet in depth with a minimum height of 10 feet

Deviation in setback of no less than 12 inches

Doors

Windows

6. Facades may include design elements such as roof overhangs, cornices,columns, lintels above windows, and dormer windows. Such architecturalfeatures should be continued around all sides of the building that arevisible from the public realm.

7. Opaque glass and translucent glass are prohibited except that translucent

glass may be used as etching for a window sign where the balance of thesign is transparent.

8. Building Height- There are no height limitations in the TOD secondary

zone provided that FAR/densities are not exceeded.D. Block sizeBlock size within the secondary zone is largely determined by the approvedaccess points along Orange Avenue. Therefore, more linear blocks are allowedin the secondary zone.E. SignageThe following standards shall apply to the TOD secondary zone:

Billboards are prohibited;

Other County signs as currently permitted

Lighted signs that do not flash, strobe, or “move” provided that above thesecond floor, or for one story buildings, the roof line.

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Wayfinding signs installed by the County or the FDOT.F. Public UsesParks, plazas, passive recreation facilities, libraries, post offices andgovernmental offices are allowed. Such uses should be located in retail areasalong Orange Avenue or by small parks. The public recreational uses should befocused on providing open space opportunities for the workforce.G. StreetsNew streets within the TOD secondary zone should be consistent with thedesigns reflected in exhibit 3 provided for the primary zone, excepting thatsidewalks shall have a minimum of six feet of width.H. ParkingOn street parking is not allowed in the secondary zone. At grade parking shallnot dominate the frontage of collector streets in the secondary zone. Suchparking shall be located behind the building.I. Pedestrian and BicycleAll collectors and neighborhood streets shall have sidewalks on both sides. Collectors shall be sufficiently wide to accommodate designated bicycle lanes. Bicycle racks are permitted in all land use categories. Bikeways should be placein front of buildings vs. behind them. The gas line easement may be used as abikeway provided that such a use is consistent with the easement agreement.

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Exhibit 2Legal Description

A PORTION OF SECTIONS 2, 3 AND 4, TOWNSHIP 25 SOUTH, RANGE 29 EAST,

BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

(TRACT A)

BEGIN AT THE NORTHWEST CORNER OF SAID SECTION 3; THENCE RUN

SOUTH 89°53‟55” EAST, ALONG THE NORTH LINE OF THE NORTHWEST

QUARTER OF SAID SECTION 3, A DISTANCE OF 1,207.97 FEET, TO A

POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF U.S. HIGHWAY 441,

ACCORDING TO THE STATE ROAD DEPARTMENT RIGHT-OF-WAY MAPS

OF STATE ROADS 500 AND 600, PROJECT NUMBER 242; THENCE SOUTH

06°53‟55” EAST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 136.99

FEET, TO A POINT OF CURVATURE OF CURVE, CONCAVE WESTERLY;

THENCE SOUTHERLY ALONG SAID CURVE, HAVING A RADIUS OF

11,409.20 FEET, A CENTRAL ANGLE OF 06°57‟00” AN ARC LENGTH OF

1,383.94 FEET, A CHORD LENGTH OF 1,383.09 FEET, AND A CHORD

BEARING OF SOUTH 03°25‟28” EAST; THENCE SOUTH 00°03‟02” WEST,

ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 2,757.07 FEET, TO A POINT

ON THE WESTERLY RIGHT-OF-WAY LINE OF LAST AVENUE, ACCORDING

TO THE PLAT OF MARYDIA, AS RECORDED IN PLAT BOOK "B", PAGE 67,

OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA; THENCE

SOUTH 12°19‟52” WEST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE,

57.77 FEET, TO A POINT ON THE NORTH LINE OF A PARCEL OF LAND

DESCRIBED IN OFFICIAL RECORD BOOK 224, PAGE 737, OF THE PUBLIC

RECORDS OF OSCEOLA COUNTY, FLORIDA; THENCE NORTH 89°57‟03”

WEST, ALONG SAID NORTH LINE 503.78 FEET, TO A POINT ON THE WEST

LINE OF SAID PARCEL OF LAND; THENCE SOUTH 00°15‟25” WEST, ALONG

SAID WEST LINE, 412.88 FEET, TO A POINT ON THE NORTHERLY RIGHT-

OF-WAY LINE OF CONGDEN STREET, HAVING A RIGHT-OF-WAY WIDTH

OF 50.00 FEET; THENCE NORTH 895703 WEST, ALONG SAID NORTHERLY

RIGHT-OF-WAY LINE, 148.00 FEET, TO A POINT ON THE WEST LINE OF A

PARCEL OF LAND DESCRIBED IN OFFICIAL RECORD BOOK 117, PAGE

502, OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA; THENCE

NORTH 00°15‟25”EAST, ALONG SAID WEST LINE, 788.97 FEET, TO A

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POINT ON THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE

SOUTHWEST QUARTER OF SAID SECTION 3; THENCE NORTH 89°56‟41”

WEST, ALONG SAID SOUTH LINE, 660.00 FEET, TO A POINT ON THE EAST

LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4; THENCE

SOUTH 00°15‟25” WEST, ALONG SAID EAST LINE, 847.35 FEET, TO A POINT

THAT IS 466.69 FEET NORTHERLY, ALONG SAID EAST LINE, FROM THE

SOUTHEAST CORNER OF SAID SECTION 4; THENCE NORTH 89°51‟58”

WEST, PARALLEL WITH THE SOUTH LINE OF THE SOUTHEAST QUARTER

OF SAID SECTION 4, A DISTANCE OF 466.69 FEET; THENCE SOUTH

00°15‟25" WEST, PARALLEL WITH THE EAST LINE OF THE SOUTHEAST

QUARTER OF SAID SECTION 4, A DISTANCE OF 466.69 FEET, TO A POINT

ON THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 4;

THENCE NORTH 89°51‟58” WEST, ALONG SAID SOUTH LINE, 2179.05 FEET,

TO THE SOUTH QUARTER CORNER OF SAID SECTION 4; THENCE NORTH

00°36‟19” WEST, ALONG THE WEST LINE OF THE SOUTHEAST QUARTER

OF SAID SECTION 4, A DISTANCE OF 1315.73 FEET, TO A POINT ON THE

SOUTH LINE OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF

SAID SECTION 4; THENCE NORTH 89°53‟35" WEST, ALONG SAID LINE,

1964.36 FEET, TO A POINT ON THE EAST LINE OF THE WEST HALF OF

THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID

SECTION 4; THENCE SOUTH 00°10‟45” EAST, ALONG SAID LINE 1318.86

FEET, TO A POINT ON THE SOUTH LINE OF THE SOUTHWEST QUARTER

OF SAID SECTION 4; THENCE NORTH 89°59‟12” WEST, ALONG SAID

SOUTH LINE, 658.04 FEET, TO THE SOUTHWEST CORNER OF SAID

SECTION 4; THENCE NORTH 00°02‟15” WEST, ALONG THE WEST LINE OF

THE SOUTHWEST QUARTER OF SAID SECTION 4, A DISTANCE OF 2639.84

FEET, TO THE WEST QUARTER CORNER OF SAID SECTION 4; THENCE

NORTH 00°10‟26” EAST, ALONG THE WEST LINE OF THE NORTHWEST

QUARTER OF SAID SECTION 4, A DISTANCE OF 2635.51 FEET, TO THE

NORTHWEST CORNER OF SAID SECTION 4; THENCE SOUTH 89°47‟52”

EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID

SECTION 4, A DISTANCE OF 2570.26 FEET, TO THE NORTH QUARTER

CORNER OF SAID SECTION 4; THENCE SOUTH 89°55‟06” EAST, ALONG

THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 4, A

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DISTANCE OF 2654.37 FEET, TO THE SOUTHWEST CORNER OF SECTION

34, TOWNSHIP 24 SOUTH, RANGE 29 EAST; THENCE SOUTH 89°46‟55”

EAST, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID

SECTION 4, A DISTANCE OF 70.75 FEET TO THE POINT OF BEGINNING.

TOGETHER WITH

(TRACT B/LOT 1)

COMMENCE AT THE NORTHWEST CORNER OF SAID SECTION 3; THENCE

RUN SOUTH 89°53‟55” EAST, ALONG THE NORTH LINE OF THE

NORTHWEST QUARTER OF SAID SECTION 3, A DISTANCE OF 1308.72

FEET, TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF

U.S.HIGHWAY 441, ACCORDING TO THE STATE ROAD DEPARTMENT

RIGHT-OF-WAY MAPS OF STATE ROADS 500 AND 600, PROJECT NUMBER

242, FOR THE POINT OF BEGINNING; THENCE CONTINUE SOUTH

89°53‟55” EAST, ALONG THE NORTH LINE OF THE NORTHWEST QUARTER

OF SAID SECTION 3, A DISTANCE OF 1284.10 FEET, TO THE NORTH

QUARTER CORNER OF SAID SECTION 3; THENCE SOUTH 89°55‟44” EAST,

ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID

SECTION 3, A DISTANCE OF 2480.98 FEET, TO A POINT ON THE

WESTERLY RIGHT-OF-WAY LINE OF COUNTY ROAD 527 ACCORDING TO

THE STATE ROAD DEPARTMENT MAINTENANCE MAP OF STATE ROAD

527, SECTION NUMBER 92020; THENCE SOUTH 18°36‟20” WEST, ALONG

THE SAID WESTERLY RIGHT-OF-WAY LINE, 1686.65 FEET; THENCE

CONTINUE ALONG THE WESTERLY RIGHT-OF-WAY LINE OF COUNTY

ROAD 527 ACCORDING TO THE RIGHT-OF-WAY MAPS OF THE

BUENAVENTURA BOULEVARD EXTENSION PREPARED BY ARRINGTON-

HOBBS IN 1985, THE FOLLOWING COURSES: NORTH 71°23‟40” WEST, 3.04

FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE EASTERLY;

THENCE SOUTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1546.40

FEET, A CENTRAL ANGLE OF 27°27‟29” AN ARC LENGTH OF 741.09 FEET,

A CHORD LENGTH OF 734.02 FEET, AND A CHORD BEARING OF SOUTH

05°06‟49” WEST; THENCE SOUTH 81°23‟05” WEST, 10.00 FEET, TO A POINT

ON A NON-TANGENT CURVE, CONCAVE EASTERLY; THENCE

SOUTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1556.40 FEET, A

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CENTRAL ANGLE OF 13°45'19", AN ARC LENGTH OF 373.65 FEET, A

CHORD LENGTH OF 372.76 FEET, AND A CHORD BEARING OF SOUTH

15°29‟35” EAST; THENCE SOUTH 22°22‟14” EAST, 24.42 FEET; THENCE

ALONG THE NORTHERLY RIGHT-OF-WAY LINE OF DART BOULEVARD

ACCORDING TO THE SAID RIGHT-OF-WAY MAPS OF THE BUENAVENTURA

BOULEVARD EXTENSION, THE FOLLOWING COURSES: SOUTH 21°17‟14”

WEST, 73.16 FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE

SOUTHEASTERLY; THENCE SOUTH-WESTERLY, ALONG SAID CURVE

HAVING A RADIUS OF 1507.40 FEET, A CENTRAL ANGLE OF 19°02‟31” AN

ARC LENGTH OF 500.97 FEET, A CHORD LENGTH OF 498.67 FEET, AND A

CHORD BEARING OF SOUTH 54°32‟16” WEST; THENCE SOUTH 45°01‟01”

WEST, 166.24 FEET; THENCE NORTH 44°58‟59” WEST, 5.00 FEET; THENCE

SOUTH 45°01‟01” WEST, 316.80 FEET, TO A POINT OF CURVATURE OF A

CURVE, CONCAVE NORTHWESTERLY; THENCE SOUTHWESTERLY,

ALONG SAID CURVE HAVING A RADIUS OF 1352.40 FEET, A CENTRAL

ANGLE OF 41°29‟25” AN ARC LENGTH OF 979.33 FEET, A CHORD LENGTH

OF 958.07 FEET, AND A CHORD BEARING OF SOUTH 65°45‟43” WEST;

THENCE SOUTH 03°29‟34” EAST, 15.00 FEET, TO A POINT ON A NON-

TANGENT CURVE, CONCAVE NORTHERLY; THENCE WESTERLY, ALONG

SAID CURVE HAVING A RADIUS OF 1367.40 FEET, A CENTRAL ANGLE OF

03°30‟35” AN ARC LENGTH OF 83.76 FEET, A CHORD LENGTH OF 83.75

FEET, AND A CHORD BEARING OF SOUTH 88°15‟43” WEST; THENCE

NORTH 89°58‟59” WEST, 1351.78 FEET; THENCE NORTH 56°16‟59” WEST

90.41 FEET, TO A POINT ON THE AFORESAID EASTERLY RIGHT-OF-WAY

LINE OF U.S. HIGHWAY 441; THENCE NORTH 00°03‟02” EAST, ALONG SAID

EASTERLY RIGHT-OF-WAY LINE, 2256.39 FEET, TO A POINT OF

CURVATURE OF A CURVE, CONCAVE WESTERLY; THENCE NORTHERLY,



OF 1395.21 FEET, AND A CHORD BEARING OF NORTH 03°25‟28” WEST;

THENCE NORTH 06°53‟55” WEST, ALONG SAID EASTERLY RIGHT-OF-WAY

LINE, 124.71 FEET, TO THE POINT OF BEGINNING.

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TOGETHER WITH

(TRACT C)

BEGIN AT THE NORTHEAST CORNER OF SAID SECTION 3; THENCE RUN

SOUTH 00°00‟03” EAST, ALONG THE EAST LINE OF THE NORTHEAST

QUARTER OF SAID SECTION 3, A DISTANCE OF 659.68 FEET, TO A POINT

ON THE SOUTH LINE OF LOT 8 OF R.C. SLIGHS SUBDIVISION,

ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1,

PAGE 88 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA;

THENCE SOUTH 89°55‟05” EAST, ALONG SAID SOUTH LINE, 549.30 FEET,

TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF THE SEABOARD

COASTLINE RAILROAD; THENCE SOUTH 12°17‟55” WEST, ALONG SAID

WESTERLY RIGHT-OF-WAY LINE, 2025.37 FEET, TO A POINT ON THE

NORTHERLY RIGHT-OF-WAY LINE OF DART BOULEVARD, ACCORDING TO

THE RIGHT-OF-WAY MAPS OF THE BUENAVENTURA BOULEVARD

EXTENSION PREPARED BY ARRINGTON-HOBBS IN 1985; THENCE

WESTERLY, ALONG SAID NORTHERLY RIGHT-OF-WAY LINE THE

FOLLOWING COURSES: NORTH 89°41‟17” WEST, 187.96 FEET; THENCE

NORTH 00°18‟43” EAST, 10.00 FEET; THENCE NORTH 89°41‟17” WEST,

82.31 FEET, TO A POINT OF CURVATURE OF A CURVE, CONCAVE

SOUTHERLY; THENCE WESTERLY, ALONG SAID CURVE HAVING A

RADIUS 1507.40 FEET, A CENTRAL ANGLE OF 18°58‟46”, AN ARC LENGTH

OF 499.33 FEET, A CHORD LENGTH OF 497.05 FEET, AND A CHORD

BEARING OF SOUTH 80°49‟21” WEST; THENCE NORTH 66°02‟23” WEST,

73.48 FEET; THENCE NORTHERLY ALONG THE EASTERLY RIGHT-OF-WAY

LINE OF COUNTY ROAD 527, ACCORDING TO THE SAID RIGHT-OF-WAYS

MAPS OF THE BUENAVENTURA BOULEVARD EXTENSION THE

FOLLOWING COURSES: NORTH 22°22‟14” WEST, 24.42 FEET, TO A POINT

OF CURVATURE OF A CURVE, CONCAVE EASTERLY; THENCE

NORTHERLY, ALONG SAID CURVE HAVING A RADIUS OF 1466.40 FEET, A

CENTRAL ANGLE OF 06°27‟31” AN ARC LENGTH OF 165.30 FEET, A CHORD

LENGTH OF 165.21 FEET, AND A CHORD BEARING OF NORTH 19°08‟29”

WEST; THENCE SOUTH 74°05‟17” WEST, 10.00 FEET, TO A POINT ON A

NON-TANGENT CURVE, CONCAVE EASTERLY; THENCE NORTHERLY,


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OF 881.90 FEET, AND A CHORD BEARING OF NORTH 01°27‟55” EAST;

THENCE NORTH 71°13‟03” WEST, 7.92 FEET, TO A POINT ON THE

EASTERLY RIGHT-OF-WAY LINE OF COUNTY ROAD 527 ACCORDING TO

THE STATE ROAD DEPARTMENT MAINTENANCE MAP OF STATE ROAD

527, SECTION NUMBER 92020; THENCE NORTH 18°46‟57” EAST, ALONG

SAID EASTERLY RIGHT-OF-WAY LINE, 938.46 FEET; THENCE NORTH

18°54‟44” EAST, ALONG SAID EASTERLY RIGHT-OF-WAY LINE, 500.00

FEET; THENCE NORTH 16°39‟12” EAST, ALONG SAID EASTERLY RIGHT-

OF-WAY LINE, 267.23 FEET, TO A POINT ON THE NORTH LINE OF THE

NORTHEAST QUARTER OF SAID SECTION 3; THENCE SOUTH 89°55‟44”

EAST, ALONG SAID NORTH LINE, 227.39 FEET, TO THE POINT OF

BEGINNING.

TOGETHER WITH

(TRACT D)

COMMENCE AT THE NORTHEAST CORNER OF SAID SECTION 3; THENCE

RUN SOUTH 00°00‟03” EAST, ALONG THE EAST LINE OF THE NORTHEAST

QUARTER OF SAID SECTION 3, A DISTANCE OF 2638.71 FEET, TO THE

EAST QUARTER CORNER OF SAID SECTION 3; THENCE SOUTH 00°00‟00”

WEST, ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID

SECTION 3, A DISTANCE OF 130.00 FEET, TO A POINT ON THE

SOUTHERLY RIGHT-OF-WAY LINE OF DART BOULEVARD ACCORDING TO

THE RIGHT-OF-WAY MAPS OF THE BUENAVENTURA BOULEVARD

EXTENSION PREPARED BY ARRINGTON-HOBBS IN 1985, FOR THE POINT

OF BEGINNING; THEN CONTINUE SOUTH 00°00‟00" WEST, ALONG THE

SAID EAST LINE OF THE SOUTHEAST QUARTER, 645.98 FEET, TO A POINT

ON THE WESTERLY RIGHT-OF-WAY LINE OF THE SEABOARD COASTLINE

RAILROAD; THENCE SOUTH 12°17‟55” WEST, ALONG THE SAID

WESTERLY RIGHT-OF-WAY LINE, 546.35 FEET, TO A POINT ON THE

SOUTH LINE OF THE NORTH HALF OF THE SOUTH HALF OF SAID

SECTION 3; THENCE NORTH 89°58‟59” WEST, ALONG SAID SOUTH LINE,

1623.67 FEET, TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF

COUNTY ROAD 527, ACCORDING TO SAID RIGHT-OF-WAY MAPS OF

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BUENAVENTURA BOULEVARD EXTENSION, BEING A POINT ON A NON-

TANGENT CURVE, CONCAVE WESTERLY; THENCE NORTHERLY ALONG

SAID CURVE HAVING A RADIUS OF 484.16 FEET, A CENTRAL ANGLE OF

13°44‟15” AN ARC LENGTH OF 116.08 FEET, A CHORD LENGTH OF 115.81

FEET, AND A CHORD BEARING OF NORTH 10°25‟51” WEST; THENCE

EASTERLY ALONG SAID SOUTHERLY RIGHT-OF-WAY LIE OF DART

BOULEVARD FOLLOWING COURSES: NORTH 18°44‟52” EAST, 114.08

FEET, TO A POINT ON A NON-TANGENT CURVE, CONCAVE

NORTHWESTERLY, THENCE NORTHEASTERLY, ALONG SAID CURVE

HAVING A RADIUS OF 1507.40 FEET, A CENTRAL ANGLE OF 12°47‟40” AN

ARC LENGTH OF 336.61 FEET, A CHORD LENGTH OF 335.91 FEET, AND A

CHORD BEARING OF NORTH 51°24‟51” EAST; THENCE NORTH 45°01‟01”

EAST, 316.80 FEET; THENCE NORTH 44°58‟59” WEST, 10.00 FEET, THENCE

NORTH 45°01‟01” EAST, 166.24 FEET, TO A POINT OF CURVATURE OF A

CURVE, CONCAVE SOUTHEASTERLY; THENCE NORTHEASTERLY, ALONG

SAID CURVE HAVING A RADIUS 1367.40 FEET, A CENTRAL ANGLE OF

45°17‟43”, AN ARC LENGTH OF 1081.00 FEET, A CHORD LENGTH OF

1053.07 FEET, AND A CHORD BEARING OF NORTH 67°39‟53” EAST;

THENCE SOUTH 89°41‟17” EAST, 153.12 FEET, TO POINT OF BEGINNING.

SAID LANDS LYING IN UNINCORPORATED OSCEOLA COUNTY, FLORIDA AND

CONTAINING 1055.7 ACRES MORE OR LESS.

LESS:

OSCEOLA COUNTY BALL PARK LANDS CONTAINING 18.20 ACRES MORE OR

LESS; OSCEOLA COUNTY ROAD RIGHTS OF WAY CONTAINING 79.23 ACRES

MORE OR LESS; OSCEOLA COUNTY STORMWATER PONDS CONTAINING

12.28 ACRES MORE OR LESS; AND, OSCEOLA COUNTY WETLAND

PURCHASE CONTAINING 3.50 ACRES MORE OR LESS.

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LESS OSCEOLA HIGH SCHOOL DDD LANDS:

A Portion of Lot 1 and Tract B, Osceola Corporate Center, according to the Platthereof as recorded in Plat Book 6, Pages 147 - 149 of the Public Records ofOsceola County, Florida, being more particularly described as follows:

Commence at the Southwest corner of Lot 1, Osceola Corporate Center, accordingto the Plat thereof as recorded in Plat Book 6, Pages 147 - 149 of the Public Recordsof Osceola County, Florida; thence North 00°03'02" East, along the West line of saidLot 1, a distance of 639.32 feet; thence South 89°56'58" East, a distance of 45.71feet to a point on the East Right of Way Line of U.S. Highway 441 (S.R. 500 and600) for the Point of Beginning, (said East Right of Way Line, according to OR Book2020, Page 1305 of the Public Records of Osceola County, Florida); thence North00°03'02" East, along said East Right of Way Line, a distance of 105.40 feet; thenceNorth 89°56'58" West, a distance of 13.93 feet; thence North 00°03'02" East, adistance of 29.60 feet; thence leaving said East Right of Way Line, run South89°56'58" East, a distance of 337.69 feet; thence North 00°03'02" East, a distance of286.46 feet; thence South 89°56'58" East, a distance of 248.48 feet; thence South58°11'25" East, a distance of 191.37 feet; thence South 78°06'15" East, a distanceof 433.88 feet; thence South 67°37'57" East, a distance of 182.95 feet; thenceSouth 02°06'35" East, a distance of 255.99 feet to a point on the North line ofWetland Number 31A, according to the Deed of Conservation Easement recorded inOR Book 1700, Page 1888 of the Public Records of Osceola County, Florida andalso recorded in OR Book 5938, Page 3483 of the Public Records of Orange County,Florida; thence along the North line of said Wetland 31A, the following courses anddistances, South 86°59'07" West, a distance of 38.35 feet; thence South 52°02'53"West, a distance of 83.18 feet; thence South 39°13'24" West, a distance of 40.73feet; thence South 42°16'22" East, a distance of 31.68 feet; thence South 45°49'27"West, a distance of 13.38 feet; thence North 50°53'30" West, a distance of 15.45feet; thence South 27°09'24" West, a distance of 66.08 feet; thence South49°03'55" West, a distance of 69.03 feet; thence South 19°24'13" West, a distance of47.16 feet; thence South 19°55'06" West, a distance of 29.89 feet; thence South52°02'30" West, a distance of 28.86 feet; thence South 59°14'35" West, a distance of42.78 feet; thence South 34°05'34" West, a distance of 62.51 feet; thence South71°28'48" West, a distance of 25.75 feet; thence South 24°35'05" West, a distance of43.41 feet; thence South 50°52'11" West, a distance of 76.20 feet; thence South86°44'29" West, a distance of 55.66 feet; thence South 72°01'36" West, a distance of42.24 feet; thence South 26°30'00" West, a distance of 24.93 feet; thence South03°22'10" East, a distance of 26.08 feet; thence South 89°41'49" West, a distance of200.61 feet; thence North 89°55'05" West, a distance of 149.08 feet; thence South83°00'43" West, a distance of 103.92 feet; thence South 88°27'08" West, a distanceof 38.89 feet; thence departing said North line of Wetland 31A, run North 00°06'38"West, a distance of 645.10 feet; thence North 89°56'58" West, a distance of 305.90feet to the Point of Beginning.

Contains 19.99 ACRES, more or less.

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LESS LOWES HOME CENTER PARCEL:

A tract of land lying in Section 4, Township 25 South, Range 29 East, OsceolaCounty, Florida, and being a portion of Tract "A", Osceola Corporate Center, as perplat thereof as recorded in Plat Book 6, Page 147 of the Public Records of OsceolaCounty, Florida; being more particularly described as follows:COMMENCE at the South 1/4 corner of Section 4, Township 25 South, Range 29East, Osceola County, Florida, according to the Plat of Osceola Corporate Centeras per plat thereof as recorded in Plat Book 6, Page 147 of the Public Records ofOsceola County, Florida; and run North 00°36'19" West, along the West line of theSoutheast 1/4 of said Section 4, according to the Plat of Osceola CorporateCenter as per plat thereof as recorded in Plat Book 6, Page 147 of the PublicRecords of Osceola County, Florida for a distance of 1315.73 feet; thencedeparting said West line and run North 89°53'36" West along the South line of theNorth one half (1/2) of the Southwest 1/4 of said Section 4, according to the Plat ofOsceola Corporate Center as per plat thereof as recorded in Plat Book 6, Page147 of the Public Records of Osceola County, Florida for a distance of 982.52 feetto the East right of way line of Bermuda Avenue (John Young Parkway Extension)said point being on a curve concave Easterly and having a radius of 1700.00 feetand a tangent bearing of North 08°20'10" West; thence run Northerly along saidright of way and the arc of said curve through a central angle of 06°21'25" for adistance of 188.61 feet to the POINT OF BEGINNING; thence continue Northerlyalong the aforesaid curve through a central angle of 02°22'55" for a distance of70.68 feet to a Point of Tangency; thence North 00°24'10" East, a distance of70.97 feet; thence North 07°31'40" East, a distance of 806.23 feet; thence North00°24'10" East, a distance of 688.84 feet; thence North 46°59'47" East, a distanceof 55.23 feet to a point on a curve concave Southerly having a tangent bearing ofSouth 87°53'22" East and a radius of 4,485.62 feet; thence run Easterly along thearc of said curve through a central angle of 07°35'39" for a distance of 594.54 feetto a Point of Tangency; thence run South 80°17'43" East, a distance of 148.65 feetto a Point of Curvature of a curve concave Southwesterly having a radius of 35.00feet; thence run Southeasterly along the arc of said curve through a central angleof 92°57'39" for a distance of 56.79 feet to a Point of Tangency; thence run South12°40'07" West, a distance of 105.96 feet to the Point of Curvature of a curveconcave Easterly having a radius of 1300.00 feet; thence Southerly along the arcof said curve through a central angle of 12° 40' 07" for 287.44 feet to the Point ofTangency; thence South 00° 00' 00" East for 759.79 feet to the Point of Curvatureof a curve concave Northwesterly having a radius of 45.00 feet; thence runSouthwesterly along the arc of said curve through a central angle of 89° 42' 26" for70.46 feet to the Point of Reverse Curvature of a curve concave Southeasterlyhaving a radius of 767.00 feet; thence run Southwesterly along the arc of saidcurve through a central angle of 37° 26' 40" for 501.25 feet to the Point ofTangency; thence South 52° 15' 47" West for 242.23 feet to the Point of Curvatureof a curve concave Northwesterly having a radius of 608.00 feet; thence runSouthwesterly along the arc of said curve through a central angle of 12° 07' 15" for128.62 feet to the Point of Compound Curvature of a curve concave Northerlyhaving a radius of 35.00 feet; thence run Northwesterly along the arc of said curvethrough a central angle of 113° 38' 14" for 69.42 feet to the POINT OFBEGINNING.

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Contains: 25.925 Acres, more or less.

LESS BJ‟S PARCEL:

A tract of land lying in Section 4, Township 25 South, Range 29 East, OsceolaCounty, Florida and being a portion of Tract "A", Osceola Corporate Center, as perplat thereof as recorded in Plat Book 6, Page 147 of the Public Records of OsceolaCounty, Florida; and being more particularly described as follows:COMMENCE at the Southeasterly corner of Tract 1 (Centerview Boulevard) as perthe plat of Osceola Corporate Center -Replat One - as recorded in Plat Book 13,Page 188 of the Public Records of Osceola County, Florida and run North00°00'00" East for a distance of 92.00 feet to the POINT OF BEGINNING; thencerun North 90°00'00" East, a distance of 535.28 feet to a Point of Curvature of acurve concave Northwesterly having a radius of 588.00 feet; thence runNortheasterly along the arc of said curve through a central angle of 58°07'27" for adistance of 596.50 feet to the Point of Tangency; thence run North 31°52'33" Eastfor a distance of 262.75 feet; thence run North 58°07'27" West, a distance of 11.00feet; thence run North 31°52'33" East, a distance of 176.88 feet to a Point ofCurvature of a curve concave Westerly and having a radius of 35.00 feet; thencerun Northerly along the arc of said curve through a central angle of 91°08'49" for adistance of 55.68 feet to a Point of Compound Curvature of a curve concaveSouthwesterly and having a radius of 4497.62 feet; said point being on theSoutherly right of way line of Osceola Parkway, as per Official Records Book 1187,Page 1038 of the Public Records of Osceola County, Florida; thence runNorthwesterly along the arc of said curve through a central angle of 16°50'05" for adistance of 1,321.51 feet; thence North 80°17'43" West, a distance of 12.45 feet;thence departing said Southerly right of way line of Osceola Parkway and runalong the Easterly right of way line of Greenwald Way and along the arc of a curveconcave Southeasterly having a tangent bearing of South 59°01'13" West and aradius of 53.00 feet; thence run Southwesterly along the arc of said curve througha central angle of 46°21'07" for a distance of 42.88 feet to the Point of Tangency;thence run South 12°40'07" West, a distance of 266.80 feet to a Point of Curvatureof a curve concave Easterly having a radius of 688.00 feet; thence run Southerlyalong the arc of said curve through a central angle of 12°40'07" for a distance of152.12 feet; thence run South 00°00'00" East, a distance of 717.18 feet to a Pointof Curvature of a curve concave Northeasterly having a radius of 45.00 feet;thence run Southeasterly along the arc of said curve through a central angle of90°00'00" for a distance of 70.69 feet; thence North 90°00'00" East, a distance of39.56 feet to the POINT OF BEGINNING.Containing 27.303 Acres, more or less.

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LESS PARCEL 19 (ESPOSITO PROPERTY)

A PORTION OF TRACT “D”, OSCEOLA CORPORATE CENTER, ACCORDINGTO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 6, PAGES 147THROUGH 149, PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA,BEING MORE PARTICULARLY DESCRIBED AS:COMMENCE AT THE EAST 1/4 CORNER OF SECTION 3, TOWNSHIP 25SOUTH, RANGE 29 EAST, OSCEOLA COUNTY, FLORIDA; THENCE RUNS00°00'00"E, ALONG THE EAST LINE OF THE SOUTHEAST 1/4 OF SAIDSECTION 3, A DISTANCE OF 130.00 FEET TO A POINT ON THESOUTHERLY RIGHT-OF-WAY LINE OF OSCEOLA PARKWAY AS DEPICTEDON THE PLAT OF OSCEOLA CORPORATE CENTER, RECORDED IN PLATBOOK 6, PAGES 147 THROUGH 149, PUBLIC RECORDS OF OSCEOLACOUNTY, FLORIDA, WITH SAID LINE BEING OCCUPIED IN THE FIELD BY4”X4” CONCRETE MONUMENTS STAMPED “OSCEOLA COUNTY”; THENCERUN N89°41‟04”W, ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE ADISTANCE OF 152.08 FEET TO THE POINT OF CURVATURE OF A CURVECONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1367.42 FEET AND ACENTRAL ANGLE OF 11°32‟47"; THENCE RUN SOUTHWESTERLY ALONGTHE ARC OF SAID CURVE AND SAID SOUTHERLY RIGHT-OF-WAY LINE, ADISTANCE OF 275.57 FEET TO THE WESTERLY LINE OF WETLAND NO. 35AS RECORDED IN OFFICIAL RECORDS BOOK 1700, PAGE 1888, PUBLICRECORDS OF OSCEOLA COUNTY, FLORIDA AND THE POINT OFBEGINNING; THENCE DEPARTING SAID SOUTHERLY RIGHT-OF-WAY LINE,RUN ALONG SAID WESTERLY LINE THE FOLLOWING FIFTY THREE (53)COURSES, S04°43‟56”W, A DISTANCE OF 74.69 FEET; THENCE RUNS41°44‟09”W, A DISTANCE OF 98.11 FEET; THENCE RUN S23°14‟59”W, ADISTANCE OF 41.12 FEET; THENCE RUN S54°33‟48”W, A DISTANCE OF36.34 FEET; THENCE RUN S42°14‟59”W, A DISTANCE OF 62.92 FEET;THENCE RUN S51°37‟24”W, A DISTANCE OF 83.77 FEET; THENCE RUNS44°33‟29”W, A DISTANCE OF 47.33 FEET; THENCE RUN S46°39‟40”W, ADISTANCE OF 34.15 FEET; THENCE RUN S65°57‟21”W, A DISTANCE OF59.15 FEET; THENCE RUN S57°18‟32”W, A DISTANCE OF 45.84 FEET;THENCE RUN N76°47‟38”W, A DISTANCE OF 43.99 FEET; THENCE RUNS23°25‟43”W, A DISTANCE OF 32.54 FEET; THENCE RUN S77°09‟03”W, ADISTANCE OF 33.46 FEET; THENCE RUN N65°54‟29”W, A DISTANCE OF35.75 FEET; THENCE RUN S52°16‟18”W, A DISTANCE OF 28.12 FEET;THENCE RUN S59°19‟54”W, A DISTANCE OF 76.11 FEET; THENCE RUNS28°53‟18”W, A DISTANCE OF 42.10 FEET; THENCE RUN N85°33‟05”W, ADISTANCE OF 29.21 FEET; THENCE RUN S35°13‟55”W, A DISTANCE OF28.52 FEET; THENCE RUN S74°08‟05”W, A DISTANCE OF 50.38 FEET;THENCE RUN S42°25‟31”W, A DISTANCE OF 38.08 FEET; THENCE RUNN81°56‟40”W, A DISTANCE OF 30.28 FEET; THENCE RUN S38°38‟10”W, ADISTANCE OF 16.81 FEET; THENCE RUN S46°33‟00”E, A DISTANCE OF16.08 FEET; THENCE RUN S26°09‟25”E, A DISTANCE OF 15.64 FEET;THENCE RUN S61°25‟37”E, A DISTANCE OF 39.81 FEET; THENCE RUNN85°56‟38”E, A DISTANCE OF 18.72 FEET; THENCE RUN S03°00‟34”W, ADISTANCE OF 16.58 FEET; THENCE RUN N89°36‟39”E,

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A DISTANCE OF 47.46 FEET; THENCE RUN S07°48‟59”E, A DISTANCE OF27.97 FEET; THENCE RUN N85°38‟11”W, A DISTANCE OF 19.15 FEET;THENCE RUN S31°49‟11”W, A DISTANCE OF 26.73 FEET; THENCE RUNS19°50‟32”E, A DISTANCE OF 18.54 FEET; THENCE RUN N69°47‟07”E, ADISTANCE OF 20.95 FEET; THENCE RUN S19°40‟23”E, A DISTANCE OF30.09 FEET; THENCE RUN S71°38‟29”E, A DISTANCE OF 25.58 FEET;THENCE RUN S26°09‟19”E, A DISTANCE OF 41.24 FEET; THENCE RUNS34°53‟33”E, A DISTANCE OF 32.04 FEET; THENCE RUN S48°09‟41”E, ADISTANCE OF 27.66 FEET; THENCE RUN S20°04‟43”E, A DISTANCE OF39.59 FEET; THENCE RUN S31°10‟23”E, A DISTANCE OF 39.54 FEET;THENCE RUN S27°35‟19”E, A DISTANCE OF 43.30 FEET; THENCE RUNS52°57‟58”E, A DISTANCE OF 29.81 FEET; THENCE RUN S06°06‟32”E, ADISTANCE OF 36.57 FEET; THENCE RUN S43°14‟22”E, A DISTANCE OF24.56 FEET; THENCE RUN S57°05‟52”E, A DISTANCE OF 47.13 FEET;THENCE RUN S38°17‟46”E, A DISTANCE OF 41.71 FEET; THENCE RUNS44°51‟43”E, A DISTANCE OF 25.12 FEET; THENCE RUN S21°11‟42”E, ADISTANCE OF 24.35 FEET; THENCE RUN S47°12‟17”E, A DISTANCE OF22.26 FEET; THENCE RUN S46°08‟19”E, A DISTANCE OF 22.57 FEET;THENCE RUN S28°17‟42”W, A DISTANCE OF 20.81 FEET TO A POINT ONTHE SOUTH LINE OF THE NORTH 1/2 OF THE SOUTH 1/2 OF SAIDSECTION 3; THENCE DEPARTING SAID WESTERLY LINE, RUNN89°58'59"W, ALONG THE SAID SOUTH LINE, A DISTANCE OF 969.03 FEETTO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF THEAFOREMENTIONED OSCEOLA PARKWAY, SAID POINT ALSO BEING APOINT ON A NON-TANGENT CURVE, CONCAVE SOUTHWESTERLY,HAVING A CENTRAL ANGLE OF 13°44'16", AND A RADIUS OF 484.16 FEET;THENCE RUN ALONG SAID EASTERLY AND SOUTHERLY RIGHT-OF-WAYLINE THE FOLLOWING SIX (6) COURSES, FROM A TANGENT BEARING OFN03°32'49"W, RUN NORTHWESTERLY ALONG THE ARC OF SAID CURVE ADISTANCE OF 116.09 FEET TO A POINT ON CURVE; THENCE DEPARTINGSAID CURVE, RUN N18°45'22"E, A DISTANCE OF 113.02 FEET TO A POINTON A NON-TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING ACENTRAL ANGLE OF 12°47'23" AND A RADIUS OF 1507.91 FEET; THENCEFROM A TANGENT BEARING OF N57°48'48"E, RUN NORTHEASTERLYALONG THE ARC OF SAID CURVE A DISTANCE OF 336.60 FEET TO APOINT OF TANGENCY; THENCE N45°01'25"E, A DISTANCE OF 317.64 FEET;THENCE N44°58'35"W, A DISTANCE OF 10.00 FEET; THENCE N45°01'25"E,A DISTANCE OF 167.14 FEET TO A POINT OF CURVATURE OF A CURVE,CONCAVE SOUTHEASTERLY, HAVING A CENTRAL ANGLE OF 33°44'44"AND A RADIUS OF 1367.42 FEET; THENCE RUN NORTHEASTERLY ALONGTHE ARC OF SAID CURVE A DISTANCE OF 805.37 FEET TO THE POINT OFBEGINNING

Containing 12.23 acres more or less

LESS PARCELS 1 & 2 (The Wilder Companies Property)

A Tract of land being a Portion of Tract A of Osceola Corporate Center asRecorded in Plat Book 6, Page 147, Public Records of Osceola County, Florida,Section 4, Township 25 South, Range 29 East, Osceola County, Florida, beingmore particularly described as follows:

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Commence at the Southwest corner of the Northwest 1/4 of Section 4, Township25 South, Range 29, East, Osceola County, Florida; thence North 00°10'26" Eastalong the West line of the Northwest 1/4 of said Section 4 for a distance of626.97 feet to the POINT OF BEGINNING; thence continue along said West lineNorth 00d 10' 26" East for a distance of 2003.31 feet to a point on the Northerlyline of said Section 4; thence run along said Northerly line South 89°54'52" East,for a distance of 1425.54 feet to a point lying on the West Right-of-Way of JohnYoung Parkway extension per Official Records Book 1111, Page 476, PublicRecords of Osceola County, Florida; thence South 00°24'10" West along saidRight-of-Way for a distance of 420.31 feet; thence South 06°40'48" West for adistance of 804.83 feet; thence South 00°24'10" West for a distance of 655.72feet; thence leaving said Right-of-Way line, South 43°30'10" West, for a distanceof 58.30 feet to a point on the Northerly Right-of-Way line of Osceola Parkway asrecorded in Official Records Book 1187, Page 1038, Osceola County Florida;thence run along said Right-of-Way line South 86°51'00" West along the NorthRight-of-Way of Osceola Parkway for a distance of 597.19 feet; thence South84°06'55" West for a distance of 251.51 feet; thence South 86°51'00" West for adistance of 444.48 feet to the POINT OF BEGINNING.

Containing 61.610 Acres, more or less.LESS A PORTION OF “PARCEL 6” ( ATCO PROPERTY)

A portion of Tract "A", Osceola Corporate Center as per plat thereof as recordedin Plat Book 6, Page 147 of the Public Records of Osceola County, Florida andbeing more particularly described asfollows:Commence at the North 1/4 corner of Section 4, Township 25 South, Range 29East, Osceola County, Florida and run South 00°36'19" East along the East lineof the Northwest 1/4 of the aforesaid Section 4 for a distance of 598.67 feet;thence departing said East line and run South 89°23'41" West, for a distance of74.60 feet to the POINT OF BEGINNING; thence run South 90°00'00" West, adistance of 220.66 feet; thence run 25 feet parallel Northerly and Westerly of theNon-Regional Wetland No. 14 as per the Deed of Conservation Easement asrecorded in Official Records Book 1700, Page 1888 of the Public Records ofOsceola County, Florida and Official Records Book 5938, Page 3483 of thePublic Records of Orange County, Florida for the following courses: North70°39'38" West, a distance of 78.00 feet; thence South 87°57'09" West, adistance of 73.49 feet; thence South 48°38'15" West, a distance of 84.09 feet;thence South 35°33'42" West, a distance of 107.51 feet; thence South 00°24'12"West, a distance of 66.31 feet; thence South 25°35'50" East, a distance of 51.67feet; thence South 29°55'18" East, a distance of 25.24 feet; thence departingsaid parallel line and run South 90°00'00" West, a distance of 351.89 feet to theEasterly right of way line of the John Young Parkway extension (BermudaAvenue) as recorded in Official Records Book 1111, Page 476 of the PublicRecords of Osceola County, Florida; thence run North 05°52'28" West along saidright of way line for a distance of 336.01 feet; thence departing said right of wayline and run North 89°50'28" East, a distance of 316.10 feet; thence run North00°00'00" East, a distance of 86.07 feet; thence run North 90°00'00" East, a

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distance of 9.00 feet; thence run North 00°00'00" East, 59.05 feet; thence South89°36'26" East, a distance of 80.07 feet to a Point of Curvature of a curveconcave Southwesterly having a radius of 550.00 feet; thence run Southeasterlyalong the arc of said curve through a central angle of 53°23'56" for a distance of512.59 feet to the POINT OF BEGINNING.Containing 4.62 acres more or less.

Less a Portion of “Parcel 3” (Walgreen’s Property)

A tract of land being a portion of Tract "A", Osceola Corporate Center as per plathereof as recorded in Plat Book 6, Page 147 of the Public Records of OsceolaCounty, Florida; being more particularly described as follows:

Commence at the West 1/4 corner of Section 4, Township 25 South, Range 29East, Osceola County, Florida as per the Plat of Osceola Corporate Center asrecorded in Plat Book 6, Page 147 of the Public Records of Osceola County,Florida and run North 00°10'26" East along the West line of the Northwest 1/4 ofthe aforesaid Section 4 for a distance of 466.70 feet to a point on the South rightof way line of Osceola Parkway as recorded in Official Records Book 1187, Page1038 of the Public Records of Osceola County, Florida; thence departing saidWest line and run North 86°51'00" East along the aforesaid South right of wayline for a distance of 55.09 feet to the POINT OF BEGINNING; thence continuealong the aforesaid South right of way line North 86°51'00" East, a distance of358.53 feet; thence departing the aforesaid South right of way line and run South03°09'00" East, a distance of 168.16 feet; thence South 60°18'59" West, adistance of 39.06 feet; thence South 50°27'08" West, a distance of 51.61 feet;thence South 28°21'40" West, a distance of 25.61 feet; thence South 32°02'03"West, a distance of 116.93 feet; thence South 39°23'41" West, a distance of16.75 feet; thence North 49°51'46" West, a distance of 5.68 feet to a Point ofCurvature of a curve concave Southwesterly and having a radius of 205.00 feet;thence run Northwesterly along the arc of said curve through a central angle of39°57'48" for a distance of 142.99 feet to the Point of Tangency; thence runNorth 89°49'34" West, a distance of 73.67 feet; thence run North 00°10'26" East,along a line being 55.00 feet East of and parallel to the aforesaid West line of theNorthwest 1/4 of Section 4 for a distance of 282.86 feet to the POINT OFBEGINNING.

Containing 100,000.00 square feet or 2.296 Acres, more or less.LESS AND EXCEPT THE FOLLOWING PARCELS:PARCEL A: AO of Florida, LLC closed March 24, 2005 - 10.67 acresA portion of Lot 3, OSCEOLA CORPORATE CENTER – REPLAT FOUR, as recorded inPlat Book 17, Pages 99 and 100, Public Records of Osceola County, Florida, located inSection 4, Township 25 South, Range 29 East, being more particularly described asfollows:

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Commence at the North Quarter corner of said Section 4; thence South 00 degrees 36minutes 19 seconds East along the East line of the Northwest Quarter of said Section 4for a distance of 1426.89 feet to the POINT OF BEGINNING; thence South 89 degrees35 minutes 50 seconds East for a distance of 22.88 feet; thence South 00 degrees 00minutes 00 seconds East for a distance of 377.45 feet to the point of curvature of acurve concave Westerly and having a radius of 88.00 feet; thence Southerly along thearc of said curve through a central angle of 13 degrees 53 minutes 27 seconds for adistance of 21.33 feet to the point of tangency; thence South 13 degrees 53 minutes 27seconds West for a distance of 28.48 feet to the point of curvature of a curve concaveEasterly and having a radius of 112.00 feet; thence Southerly along the arc of said curvethrough a central angle of 11 degrees 29 minutes 40 seconds for a distance of 22.47feet to the point of reverse curvature of a curve concave Westerly and having a radius of674.00 feet; thence Southerly along the arc of said curve through a central angle of 10degrees 16 minutes 19 seconds for a distance of 120.83 feet; thence South 57 degrees17 minutes 41 seconds West for a distance of 40.20 feet to a point on the Northerly rightof way line of West Osceola Parkway, per Special Warranty Deed as recorded in OfficialRecords Book 1187, Page 1038, Public Records of Osceola County, Florida, said pointbeing on a curve concave Southerly with a radius of 4657.62 feet, and a chord bearingand distance of North 79 degrees 35 minutes 21 seconds West, 217.20 feet; thenceWesterly along the arc of said curve and Northerly right of way through a central angle of02 degrees 40 minutes 20 seconds for a distance of 217.22 feet to the point of tangency;thence continue along said Northerly right of way line for the following 3 courses: North80 degrees 55 minutes 34 seconds West for a distance of 334.63 feet to a point on acurve concave Southerly with a radius of 4669.62 feet and a chord bearing and distanceof North 86 degrees 29 minutes 42 seconds West, 238.04 feet; thence Westerly alongthe arc of said curve through a central angle of 02 degrees 55 minutes 16 seconds for adistance of 238.06 feet; thence North 43 degrees 33 minutes 18 seconds West for adistance of 57.95 feet to a point on the Easterly right of way line of North John YoungParkway as described in Official Records Book 1111, Page 476, Public Records ofOsceola County, Florida; thence North 00 degrees 24 minutes 10 seconds East alongsaid Easterly right of way for a distance of 447.41 feet; thence departing said right ofway, South 89 degrees 35 minutes 50 seconds East for a distance of 857.82 feet to thePOINT OF BEGINNING.PARCEL B: SBC Real Estate Holdings property, closed December 15, 2005 - 1.52acresLot 6, OSCEOLA CORPORATE CENTER - REPLAT SIX, according to the plat thereofas recorded in Plat Book 18, Pages 24 and 25, Public Records of Osceola County,Florida.PARCEL C: Rapallo LLC property, closed July 7, 2006, Lot 2 is 17.881 acres and TractA is 4.6119 acres.Lot 2 and Tract A, OSCEOLA CORPORATE CENTER - REPLAT SEVEN, according tothe Plat thereof as recorded in Plat Book 18, Pages 102 and 103, Public Records ofOsceola County, Florida.

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PARCEL D: In On Cable property, closed August 4, 2006 - 1.0 acresLot 4, OSCEOLA CORPORATE CENTER - REPLAT SIX, according to the plat thereofas recorded in Plat Book 18, Pages 24 and 25, Public Records of Osceola County,Florida.PARCEL E: Florida Medical Properties property, closed August 11, 2006 - 1.2 acresLot 3, OSCEOLA CORPORATE CENTER - REPLAT SIX, according to the plat thereofas recorded in Plat Book 18, Pages 24 and 25, Public Records of Osceola County,Florida.PARCEL F: Waterford Construction property, closed September 27, 2006 - 8.987acres.Lot 7, OSCEOLA CORPORATE CENTER - REPLAT SIX, according to the plat thereofas recorded in Plat Book 18, Pages 24 and 25, Public Records of Osceola County,Florida.PARCEL G: AO of Florida II, LLC Property, closed October 24, 2006 - 9.959 acres.Lot 1, Osceola Corporate Center - Replat Nine, according to the Plat thereof as recordedin Plat Book 19, Pages 177 and 178, Public Records of Osceola County, Florida.PARCEL H: Rooms To Go property - closed July 6, 2007 - Parcel 1 - 3.8 acres andParcel 2 - 1.0 acres

FRONTIER PROPERTY: 2.086+/- acres

Lot 1, OSCEOLA CORPORATE CENTER, REPLAT SIX, according to the Platthereof as recorded in Plat Book 18, Pages 24 and 25, Public Records ofOsceola County, Florida.

PARCEL 1: A portion of Lot 1, OSCEOLA CORPORATE CENTER-REPLAT SEVEN-as recorded inPlat Book 18, Pages 102 and 103 of the Public Records of Osceola County, Florida,being more particularly described as follows:BEGINNING at the Southwest corner of Lot 1, OSCEOLA CORPORATE CENTER-REPLAT SEVEN-as recorded in Plat Book 18, Pages 102 and 103 of the Public Recordsof Osceola County, Florida; thence North 31 degrees 52 minutes 33 seconds East alongthe Southeasterly right-of-way of Centerview Boulevard per OSCEOLA CORPORATECENTER-REPLAT THREE, as recorded in Plat Book 15, Pages 23 and 24 of the PublicRecords of Osceola County, Florida, a distance of 431.62 feet to the Point of Curvature

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of a curve concave Southeasterly having a Radius of 35.00 feet and a Central Angle of91 degrees 12 minutes 56 seconds; thence run Easterly along the arc of said curve, adistance of 55.72 feet to the Point of Compound Curvature of a curve concaveSouthwesterly, having a Radius of 4,497.62 feet and a Central Angle of 03 degrees 40minutes 30 seconds; thence run Southeasterly along the arc of said curve and theSouthwesterly right of way line of Osceola Parkway as recorded in Official Records Book1187, Page 1038 a distance of 288.49 feet to the point of tangency; thence South 53degrees 14 minutes 01 seconds East, a distance of 34.35 feet; thence South 31 degrees52 minutes 33 seconds West, a distance of 415.98 feet; thence run the following three(3) courses along he Southwesterly line of said Lot 1: North 51 degrees 28 minutes 31seconds West, a distance of 114.56 feet; thence South 39 degrees 59 minutes 04seconds West, a distance of 95.01 feet; thence North 46 degrees 16 minutes 12seconds West, a distance of 235.84 feet to the POINT OF BEGINNING.PARCEL 2: A portion of Tract B, OSCEOLA CORPORATE CENTER-REPLAT SEVEN-as recordedin Plat Book 18, Pages 102 and 103 of the Public Records of Osceola County, Florida.BEGINNING at the Southwest corner of Tract B OSCEOLA CORPORATE CENTER-REPLAT SEVEN- as recorded in Plat Book 18, Pages 102 and 103 of the PublicRecords of Osceola County, Florida; thence North 39 degrees 59 minutes 04 secondsEast, along the Northwesterly line of said Tract B, a distance of 95.01 feet; thence South51 degrees 28 minutes 31 seconds East, along the Northeasterly line of said Tract B, adistance of 505.31 feet; thence South 31 degrees 52 minutes 33 seconds West, adistance of 76.12 feet; thence North 53 degrees 37 minutes 22 seconds West along theSouthwesterly line of said Tract B, a distance of 516.90 feet to the POINT OFBEGINNING.Frontier Kissimmee LLC: 1.009 acresClosed May 20, 2011. Lot 1, Osceola Corporate Center Replat Four, as recorded inPlat Book 17, p.99, as the dimension on the south lot line of Lot 1 is amended bythe affidavit recorded on March 28, 2006, in Official Records Book 1309, p. 1395 ofthe Public Records of Osceola County, Florida.

TOTAL PROJECT ACREAGE: 724 +/- ACRES, out of the original 917.99 acres

contained in the PD.

RECEIVED09/26/13

OSCEOLA COUNTY


osceola corporate center · orlando, fl. 32837 lake mary, fl. 32746 telephone: 407 826-4514 407...

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