Exhibit_F-Feasibility_Study.pdf

Exhibit F – Feasibility Study

GROVE PARK FEASIBILITY STUDY

AND SITE ASSESSMENT

August 20, 2025

GROVE PARK FEASIBILITY STUDY AND SITE ASSESSMENT

July 2025 DRAFT

PREPARED FOR:

The City of Orlando

PREPARED BY:

DLR Group

ACKNOWLEDGMENTS

CITY OF ORLANDO COMMISSION

CITY OF ORLANDO STAFF

Mayor Buddy Dyer

District 1 Commissioner Jim Gray

District 2 Commissioner Tony Ortiz

District 3 Commissioner Robert F. Stuart

District 4 Commissioner Patty Sheehan

District 5 Commissioner Shan Rose (interim)

District 6 Commissioner Bakari F. Burns

Fernanda Paronetto - Economic Development Department

Lillian Scott-Payne - Economic Development Department

Scott Zollars - Transportation Department

Tonie McNealy - Real Estate Management Division

Jacques Coulon - Transportation Planning Division

GROVE PARK FEASIBILITY STUDY & SITE ASSESSMENT

Exectuive Summary

TABLE OF CONTENTS

Chapter 1

• Why Downtown Orlando?

• Overlay Districts within Proximity

• City of Orlando Transit Options

• Existing Development within Proximity

• Future Development within Proximity

Chapter 2

• Grove Park Development Feasibility Study

• Parking Garage

• Residential Building

• Streetscape Improvements

• Civil Assessment

• Structural Assessment

Chapter 3

• Design Recommendations and Neighborhood Character

City of Orlando | Grove Park Feasibility Study & Site Assessment2

DOWNTOWN ORLANDO

CHAPTER 1

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East Central Park

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North Quarter

Orlando Executive

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Monterey

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Wedgewood Groves

Lake Terrace

Conway

Legend Grove Park Site

Community Redevelopment Agency

Parramore

0 0.8 1.6 2.40.4 Miles

3City of Orlando | Grove Park Feasibility Study & Site Assessment

ORLANDO

Over the past decade, Orlando has emerged as one of the fastest-growing cities in the U.S., making it a prime location for real estate development. With a booming population and consistent top-tier job growth, demand for housing, retail, and commercial space is at an all-time high. Massive investments in infrastructure, including transportation and affordable housing, are transforming the city into a modern, accessible, and livable urban center. The $90+ billion tourism industry continues to fuel economic activity and attract millions of visitors annually, creating a steady stream of potential customers and tenants. Developing a lot in Orlando today means capitalizing on a rapidly expanding market with long-term growth potential and strong return on investment.

DOWNTOWN ORLANDO

Downtown Orlando is a rapidly expanding urban area in the Southeast, making it a smart choice for both living and business development. Projects like Westcourt, Creative Village, and the Main Streets Program are driving new opportunities in education, housing, retail, and innovation.

WHY DOWNTOWN ORLANDO?

Creative Village, home to the University of Central Florida and Valencia College EA Sports, is becoming a high-tech, mixed-use hub, while the Sports and Entertainment District brings new venues, hotels, and nightlife to the area.

Project DTO is a strategic initiative by the City of Orlando that lays the foundation for downtown’s transformation into a vibrant, inclusive, and investment-ready urban core.

It supports development through targeted incentives such as the DTO Retail Program, the DTO Facade Program, and the DTO Restaurant Program, all aimed at attracting new businesses and enhancing the downtown experience.

For residents, Project DTO promotes housing diversity, walkability, and high-quality public spaces like Church Street and Lake Lucerne, making downtown more livable and attractive. With strong backing from the Community Redevelopment Agency, Project DTO ensures that new developments are supported by thoughtful planning, infrastructure investment, and long-term economic vision—making it a key advantage for anyone looking to live or invest in downtown Orlando.

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City of Orlando | Grove Park Feasibility Study & Site Assessment4

THE CITY OF ORLANDO’S COMMUNITY REDEVELOPMENT AGENCY

The City of Orlando’s Community Redevelopment Agency (CRA) offers strong incentives for development within its designated areas, especially the Downtown Redevelopment Area, which spans 1,664 acres. The CRA uses tax increment financing—revenue generated from rising property values—to fund infrastructure improvements, housing initiatives, cultural arts, transportation upgrades, and retail development. This structure allows developers to benefit from public investment in the area without additional taxes or fees, helping to enhance property value and project viability. CRA’s focus is on revitalizing underused or blighted areas into thriving, economically productive neighborhoods. By supporting mixed-use and transit-oriented projects, and backing initiatives like Parramore Main Street and Creative Village, the CRA helps developers align with the city’s long-term vision while accessing financial resources and public support. For investors and builders, this translates into lower risk, improved infrastructure, and a higher return on investment in one of Orlando’s most strategically planned urban cores.

“Downtown CRA DDB Map.” Downtown, Orlando, https://www.downtownorlando.com/files/sharedassets/downtown/v/1/ maps/downtown-cra-ddb-map.pdf.

OVERLAY DISTRICTS WITHIN PROXIMITY

5City of Orlando | Grove Park Feasibility Study & Site Assessment

PARRAMORE

The Parramore Main Street District is a revitalization initiative aimed at transforming Orlando’s historic African-American neighborhood into a vibrant, economically thriving area. Designated as an Orlando Main Street in February 2022, it provides local businesses with access to grants, marketing support, and beautification efforts, including mural installations and streetscape improvements. This initiative fosters a supportive environment for small businesses, particularly Black-owned enterprises, by offering training and resources to help them grow and thrive. The area also emphasizes preserving and celebrating Parramore’s rich cultural heritage, aiming to create a space where residents and business owners can develop their own legacy and future stories. The importance of the Parramore Main Street District lies in its dual focus on economic development and cultural preservation. By providing financial incentives and support to local businesses, it stimulates economic growth within the community. Simultaneously, the district honors the neighborhood’s historical significance, ensuring that development respects and integrates Parramore’s cultural identity.

This balanced approach not only enhances the local economy but also strengthens community ties and fosters a sense of pride among residents. As such, the Parramore Main Street District serves as a model for inclusive urban development that values both economic vitality and cultural heritage.

“802 West Church St.” Interstruct Inc., https://interstructinc.com/portfolio/parramore-infill-redevelopment-802-w-church-street/.

Baumer, Chad. “W. Church St. Unity Mural.” Interstruct Inc., https://interstructinc.com/w-church-st-unity-mural/.

“Welcome to Parramore.” The Community Paper, https://www.

yourcommunitypaper.com.

City of Orlando | Grove Park Feasibility Study & Site Assessment6

PUBLIC TRANSIT

Transportation like SunRail and LYMMO (operated by LYNX) are critical to the growth and accessibility of downtown Orlando, making the area more attractive for both development and long-term investment. SunRail connects downtown to key regional hubs, offering a reliable commuter rail option that reduces traffic congestion and supports transit-oriented development, especially near Creative Village and Westcourt. LYMMO, a free and eco-friendly bus rapid transit system, circulates through downtown and connects major destinations including Parramore, the central business district, and residential corridors—making it easier for residents, students, workers, and visitors to move efficiently without relying on cars.

These transportation networks directly support the success of downtown redevelopment projects by increasing accessibility, reducing development costs tied to parking infrastructure, and encouraging walkable, mixed-use environments. For areas like Parramore and Creative Village—where inclusivity, affordability, and density are key goals— transit connectivity helps attract businesses, support workforce mobility, and improve overall quality of life. Strong public transportation is a vital asset for sustainable urban growth and makes downtown Orlando a smarter, more connected place to live, work, and invest.

MICROMOBILITY PROGRAM

The City of Orlando’s micromobility program provides users the opportunity to rent dockless bikes, e-scooters, or other shared micromobility devices from anywhere in the city without the need to return them to a specific location. The goals of this initiative are to enhance travel options, encourage public use, and support local businesses. The micromobility program offers workers and visitors a healthy and environmentally sustainable transportation alternative. Smartphone applications for locating and renting devices are available from most companies, increasing the usability of this mode of transit. In addition, this transportation option offers an affordable and convenient alternative to reduce traffic congestion and pollution by replacing automobile trips.

The City of Orlando outlines design considerations and material options for these on-street parking areas for shared micromobility. In areas with high pedestrian activity or where sidewalks are too narrow to accommodate bike parking, dedicated parking on roadways with on-street parking will be provided. Depending on the road context, on-street parking design usually replaces one to two vehicle parking spaces, whereas sidewalk design is typically located in the “furniture zone.” Roadway markings, such as symbols or stencils, should indicate the type of usage, including all alternative mobility types, and whether the particular corral is intended for self-locking or docking micromobility devices. Proper use and parking are encouraged and communicated.

The City of Orlando, https://www.orlando.gov/Parking-Transportation/Public- Transit/SunRail.

The City of Orlando, https://www.orlando.gov/Parking-Transportation/Public- Transit.

CITY OF ORLANDO TRANSIT OPTIONS

7City of Orlando | Grove Park Feasibility Study & Site Assessment

CREATIVE VILLAGE

Creative Village is a vibrant, mixed-use neighborhood in downtown Orlando built around the UCF and Valencia College Downtown Campus, which opened in 2019 and serves over 8,000 students, faculty, and staff. This innovation district combines education, housing, office space, retail, and parks to create a dynamic live-work-learn environment. Phase 1, completed in 2022, included student housing, apartments, office space anchored by Electronic Arts, and public green spaces, establishing a strong community of residents and professionals.

Phase 2 is currently underway, adding more office buildings, apartments, hotels, and mixed-income housing to support continued growth and development in the area.

“A village for those who understand that together we hold the promise of endless possibilities”

“Creative Village Phasing Map.” Creative Village Orlando, https://creativevillageorlando.com/ vision/gallery/.

“Creative Village Aerial.” Creative Village Orlando, https://creativevillageorlando.com/vision/gallery/.

EXISTING DEVELOPMENT WITHIN PROXIMITY

City of Orlando | Grove Park Feasibility Study & Site Assessment8

WESTCOURT

Westcourt in downtown Orlando is a transformative $500 million mixed-use development spanning 8.5 acres that will include a hotel, residential units, office and retail space, plus a 3,500-capacity live entertainment venue. Designed to create a vibrant hub for residents, businesses, and visitors, the project also features public amenities like a large green space and ample parking. Supported by significant city incentives—including up to $40 million in tax reimbursements and funding for event spaces—Westcourt is expected to generate around 3,400 jobs and play a key role in revitalizing downtown Orlando’s economy and urban landscape. Its strategic location adjacent to the Kia Center (formerly Amway Center) positions it as a prime venue for major events. The Kia Center is home to the Orlando Magic, the city’s NBA team, and the Orlando Solar Bears, an ECHL ice hockey team affiliated with the Tampa Bay Lightning. Wescourt’s 3,500-capacity live event venue is designed to host a wide range of events, including concerts, conventions, and potentially sports exhibitions, further enhancing Orlando’s status as a premier destination for sports and entertainment. Additionally, the city has hosted international sporting events, like the 2024 Olympic trials. The city is also expecting to host events such as the FIFA Games and the Olympic trials in 2028 and the 2031 and 2033 Rugby World Cups, underscores Orlando’s commitment to expanding its sports infrastructure and attracting global audiences.

• 260 full-service hotel rooms with 16,000 sf of indoor meeting and conference space

• 270 high-rise residential units located above the hotel

• 3,500 capacity live events venue

• 200,000 to 300,000 sf of Class A office space

• 125,00 sf retail space

• 1,140 spaces of on-site parking

• 16,000 sf of meeting and conference space

HKS Architects Inc. Orlando Business Journal, https://www.bizjournals.com/orlando/news/2018/09/05/orlando-magic-share-update-plans-on-entertainment.html.

FUTURE DEVELOPMENT WITHIN PROXIMITY

9City of Orlando | Grove Park Feasibility Study & Site Assessment

THE CANOPY

Originally known as the Under‑I Urban Park project, the initiative aims to activate nearly 10 acres of land beneath Interstate‑4 (I-4), stretching from West Church Street (south) to West Washington Street (north), between South Hughey Avenue (west) and South Garland Avenue (east). Inspired by Orlando’s tree canopy, blending nature with technology to create a vibrant, inclusive, sustainable urban oasis that connects neighborhoods and fosters belonging.

The design focuses on the six core principles identified as most important to residents, including:

• Connection: Seamlessly integrating with various modes of transportation to ensure accessibility for all.

• Safety: Prioritizing the well-being and security of visitors through thoughtful design and strategic planning.

• Community: Providing ample space for gatherings, festivals and cultural events that bring people together.

• Greenery: Infusing the urban landscape with lush landscaping and green spaces for relaxation and rejuvenation.

• Mobility: Creating pedestrian-friendly walkways and bike paths to encourage active lifestyles and sustainable transportation.

• Artistic Immersion: Enriching The Canopy with immersive art installations that captivate the imagination and inspire creativity.

As part of the design, the city will also pilot a temporary rideshare zone and parking concept in the Pine Street and Central Boulevard area. The pilot will include the installation of approximately 150 temporary, public parking spaces that can be utilized for both short-term parking and ride share services. The goal of the pilot is to integrate flexible transportation options to create an easier and more enjoyable experience for people when visiting downtown Orlando. The pilot project is estimated to last approximately 12 months.

The Canopy is expected to begin construction in late 2025 and is expected to take approximately 24 months to complete. With construction scheduled to wrap by August 2027, the project will provide additional amenities and parking within proximity of Grove Park development in addition to the rideshare pilot established in December 2024.

The Canopy Area Map, https://www.orlando.gov/files/sharedassets/public/v/1/initiatives/ under-i/the-canopy-4.png.

The Canopy Rendering (1), https://www.orlando.gov/files/sharedassets/public/v/1/initiatives/ under-i/the-canopy-3.jpg.

The Canopy Rendering (2), https://www.orlando.gov/files/sharedassets/public/v/1/initiatives/ under-i/the-canopy-2.jpg.

GROVE PARK DEVELOPMENT

FEASIBILITY STUDY

CHAPTER 2

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Church Street Station

Orlando

DOWNTOWN

ORLANDO

PARRAMORE

CREATIVE

VILLAGE

0 0.1 0.20.05 Miles

US Middle District Court

Kia Center

Inter&Co Stadium

Florida A & M University College of Law

Federal Public Defender

UCF School of Public Administration

Valencia College Center for Accelerated Training

Magic Training Center / Advent Health Center

Florida Department of Revenue

Westcourt Orlando

The Canopy

G ertrude Trail

LYMMO GRAPEFRUIT

LYMMO LIME

LYMMO ORANGE - DOWNTOWN

Grove Park Site

Grove Park Legend

SunRail

Bicycle-Friendly Roads

Northern Site:

3.52 ac

Southern Site:

3.25 ac

Exectuive Summary

INTRODUCTION TO MICRO SCALE SITE DRIVERS OF GROVE PARK

The proposed Grove Park site is located in the City of Orlando, one block northwest of the Kia Center, directly east of the Central Business District on the west side of downtown. The site is 6.75 acres, divided by Grove Park Drive into a northern and southern parcel bounded by West Central Boulevard to the south, North Division Avenue to the east, W. Washington Street to the north, and North Terry Avenue to the west.

With close proximity to the Inter & Co Stadium, Camping World Stadium, and the Kia Center, this site offers easy access to sporting events, diverse entertainment options, and the vibrant downtown atmosphere. Neighboring developments such as the Creative Village and the Sports and Entertainment District offer further amenities to nearby housing establishments and retail venues. Other important surrounding nodes are the Coalition for the Homeless, directly across North Terry Avenue, and the U.S. Middle District Courthouse located to the east of the site across from North Division Avenue.

The Grove Park site has existing access to public transportation options such as LYMMO, Sunrail, and both Interstate-4 and the SR 408 (East-West Expressway) highways. Nearby public parking garages provide ample space for automobile traffic.

GROVE PARK DEVELOPMENT FEASIBILITY STUDY

Program within a 0.25 and 0.5 Mile Radius of Project Site

City of Orlando | Grove Park Feasibility Study & Site Assessment12

PREVIOUS STUDY CONSIDERATIONS

Per the Grove Park Preliminary Investigation Report completed in April 2025, it is anticipated that the development will not require the construction of new roadways, with the majority of changes involving adjustments to stop controls and signal timing. A comprehensive traffic study is not currently available, so the need for additional turn lanes to enhance intersection capacity remains uncertain. However, these issues could potentially be mitigated by strategic placement of access points.

It is recommended that Central Boulevard not be relied upon as the primary vehicular access route, as it is frequently closed during special events. Furthermore, the City is considering Central Boulevard as a potential East-West transit corridor to facilitate access to special events at city venues and the downtown area.

Additionally, it is advisable to maintain Grove Park Drive as an open access drive, even if the associated right-of-way (ROW) is abandoned. This would help preserve the existing grid and could also serve as a service hub for deliveries, waste collection, emergency vehicles, and other operational needs.

Intersection Modifications

The anticipated increase in traffic due to the proposed development may necessitate modifications at the following intersections:

• North Terry Avenue and West Central Boulevard: While no significant issues are currently identified, modifications to signal timing may be required to accommodate the projected traffic volumes.

• North Division Avenue and West Central Boulevard: Currently operates at Level of Service (LOS) E and is expected to remain following the Westcourt development. The Grove Park Project may require improvements due to southbound delays and queuing, possibly including added turn lanes or extended queue capacity.

• North Division Avenue and West Washington Street: The offset between the southern and northern legs of this intersection is significant. Based on traffic patterns and safety data, it may be necessary to implement additional stop controls, such as an all-way stop (AWS).

• West Washington Street and North Terry Avenue: Currently stop-controlled on north and south legs. An all-way stop (AWS) may be required if future traffic volumes increase.

GROVE PARK DRIVE CONFIGURATION

Proposed Striping Plan for Grove Park Drive

13City of Orlando | Grove Park Feasibility Study & Site Assessment

SURROUNDING STREETSCAPES

Streetscape enhancements represent one of the most significant opportunities to improve the overall public realm for the Grove Park area. With the exception of North Division Avenue, none of the existing streetscapes currently meet the City of Orlando’s required standards. To align with the City’s streetscape guidelines—assuming a minimum 15-foot setback —several targeted improvements and right-of-way (ROW) acquisitions are recommended for the surrounding streets.

• West Washington Street: Currently, there is a 0-foot setback from the curb to the property line. It will be necessary to acquire a minimum of 8 feet, and ideally 15 feet, of additional ROW to accommodate the sidewalk from non-city owned properties. This will allow for the installation of continuous sidewalks and landscaped planters. Washington Street lies within the Florida Department of Transportation (FDOT) ROW, and recent reconstruction has been completed. As such, any modifications to the newly installed improvements will require close coordination with FDOT to ensure compliance and minimize disruption.

• North Terry Avenue: Currently, there is a 9-foot setback from the curb to the property line. It will be necessary to acquire an additional 6 feet of ROW to accommodate the sidewalk for the non-city owned property located at the southwest corner of the project block. Streetscape upgrades—including continuous sidewalks and planter installations—will be required along the entire length of the block. The additional 6 feet ROW required for this equals 1,162 sq ft.

• West Central Boulevard: The current setback from the curb to the property line is 10 feet. An additional 5 feet of ROW acquisition will be necessary to accommodate the sidewalk for the non-city owned properties located at the southwest (SW) and southeast (SE) corners of the project block. To meet the City’s streetscape standards, a full block of sidewalk and planters will also need to be widened to meet the city’s streetscape requirements.

• Grove Park Drive: The current setback from the curb to the property line on the north side and on the south side is estimated to be 10 feet. An additional 5 feet of ROW acquisition will be necessary along the south parcel and an additional 8 feet of ROW acquisition will be recommended along the north parcel.

Per the additional ROW and square footage needed to accommodate minimum design standards and the recommended added ROW, below is a breakdown of additional square footage needed for street frontage per the northern and southern sites.

North Site

• Washington:

TOTAL

South Site

• Central:

TOTAL

• MIN = 6,672 SF

City of Orlando | Grove Park Feasibility Study & Site Assessment14

SITE & SPACE PROGRAMMING

Per the request of the City, this study outlines the best location, footprint, and total acreage necessary to accommodate the proposed parking garage with predetermined area dedicated to the Clean Team and Ambassadors headquarters, 8,000 square foot flex office space, and parking to accommodate the City Clean Team, ambassadors, courthouse employees, leisure, and overflow for local sports venues.

The City envisions a mixed-use residential development in the remainder acreage with usable, open public space and an opportunity for retail/restaurant space on the ground level. In addition to the requests of the City and vision for mixed-use and retail developments, the following proposed unit mix and unit numbers are recommendations based an analysis of local mixed-use developments with similar guidelines, but City staff is not requiring a specific number of units, unit mix, or a minimum number of affordable units.

Downtown Clean Team

The Downtown Clean Team was created to address the need to provide controlled, cost-effective, Public Right of Way Maintenance within the downtown CRA area. The team’s focus is to enhance the Public Right of Way to a level that improves the experiences of downtown businesses, visitors, and residents. The Downtown Clean Team provides the following services to downtown Orlando:

streetscaped blocks downtown)

• Banner and flag maintenance

Downtown Ambassadors

Downtown Orlando continues to attract new businesses, residents, and visitors to our vibrant metropolitan area. The Downtown Ambassador program serves to ensure a memorable and welcoming experience for everyone visiting our vibrant city center.

The Ambassador program provides a direct, on-the-street connection seven days a week from 7:00 am - 12:00 am (midnight) and proactively engages the community by providing the following services in downtown Orlando:

• Ensuring world-class hospitality to the public by providing directions, recommendations, and other assistance as necessary

and counseling services, as well as direct interactions by handing out information and needed supplies

• Contacting the Downtown Clean Team with any beautification needs in the public right of way and overall downtown improvement

• Assisting businesses and residents with questions or concerns about the area

• Providing special event safety and information

Commercial Office Space

Description of commercial office space available within the southern site.

Retail and Restaurant Space

Description of commercial space available within the northern site.

15City of Orlando | Grove Park Feasibility Study & Site Assessment

EXISTING FACILITIES

The City of Orlando Downtown Clean Team and Downtown Ambassadors have several locations in support of their functions. This includes areas for administration and staff, and others for storage, staging, and maintenance of their existing assets. This currently includes the following sites:

• Clean Team Office

○ 300 Liberty Avenue, Orlando, FL

• Ambassadors Office

○ Yellow House - 125 N Lucerne Cir E, Orlando, FL

• Centroplex I: Storage Area – 355 Alexander Pl, Orlando, FL

○ 4,400 SF

• West Robinson Street Storage Yards

○ 1215 W Robinson St

� 9,495 SF

○ 1200 W Robinson St

� 8,652 SF

City of Orlando | Grove Park Feasibility Study & Site Assessment16

• DTO Ambassadors & Clean Team

○ 10,800 SF Total Building Program (First Floor)

• General Office

○ 8,000 SF Total Building Program

PUBLIC (CITY)

SITE PROGRAM CONCEPT ANALYSIS - OPTION 1

• 52: DTO Ambassadors & Clean Team

Spaces Total

SOUTH PARKING

Special Events

• 35,130 SF Developable Space Owned by the City All on South Site

• 67,427 SF Adjacent Parcels Not Owned by the City

• 19,919 North Site

○ 4,000 SF: Internal Courtyard

• First Floor: 44,800 SF

FUTURERETAIL

OUTDOOR

• 440 Units

○ Multi-Family: 176 Units

○ Affordable Housing: 264

HOUSING

PER THE REQUEST OF THE CITY

RECOMMENDATIONS TO MEET THE CITY OF ORLANDO’S VISION

17City of Orlando | Grove Park Feasibility Study & Site Assessment

• DTO Ambassadors & Clean Team

○ 10,800 SF Total Building Program (First Floor)

• General Office

○ 8,000 SF Total Building Program

• 35,130 SF Developable Space Owned by the City All on South Site

• 67,427 SF Adjacent Parcels Not Owned by the City

• 19,919 North Site

○ 4,000 SF: Internal Courtyard

• First Floor: 44,800 SF

PUBLIC (CITY)

FUTURERETAIL

OUTDOOR

SITE PROGRAM CONCEPT ANALYSIS - OPTION 2

• 682 Units

○ Multi-Family: 409 Units

○ Affordable Housing: 273

South Parking:

• 178: Residential with 40% Reduction

• 52: DTO Ambassadors & Clean Team

• 350: Travel & Leisure

• 115: Federal Courthouse

• 262: Public

1,051 Spaces Total

HOUSING

PARKING

North Parking:

• 94: Residential with 40% Reduction

Total Residential

Spaces

Same Quantity of Special Events Spaces*

PER THE REQUEST OF THE CITY

RECOMMENDATIONS TO MEET THE CITY OF ORLANDO’S VISION

City of Orlando | Grove Park Feasibility Study & Site Assessment18

CONCEPT RENDER - PHASE 2 WITH POSSIBLE SURROUNDING DEVELOPMENT

CONCEPT RENDER - PHASE 1 WITH OPPORTUNITY FOR DEVELOPMENT

West Central Boulevard North Division Avenue

West Central Boulevard North Division Avenue

19City of Orlando | Grove Park Feasibility Study & Site Assessment

DOWNTOWN ORLANDO MASTER PLAN ASSESSMENT

The subject property lies within Parking Area B of the Downtown Parking District. It was originally anticipated that a minimum of one parking space per residential unit and one space per 1,000 square feet of non-residential space will be required, resulting in an estimated total need for approximately 1,938 parking spaces. However, per this feasibility study and site assessment, in order to fit all programming elements within the site while upholding the design standards of the surrounding infrastructure, reduced total parking is recommended.

Based on the land Development Code, total reduction is suggested at 40 percent. This reduction would allow for the density of the programing and the height of the southern site garage to be lowered, providing a more seamless visual integration with the existing context and infrastructure in the area. Additional parking on the north site could easily be integrated into the programing, providing an opportunity for an increased number of units without the size of the garage becoming unsuitable for the area.

As part of a broader urban revitalization and infrastructure development strategy, this master plan proposes a multi-level parking garage as a cornerstone facility to support Downtown Orlando’s growth, accessibility, and livability. The parking garage is strategically located to serve municipal services, residential development, regional attractions, and community institutions. As such, it is envisioned to be a high-capacity and technologically advanced facility that will be instrumental in managing the complex transportation needs of a dense and active downtown while offering long-term adaptability to future programs.

SPECIAL EVENTS

Downtown Orlando’s year-round events, ranging from Orlando City Soccer matches to concerts at the Kia Center, create substantial and recurring demand for regional parking. The garage is intended to be a key component of the city’s public event parking network, filling a critical gap between existing structured facilities and new development nodes like Westcourt.

Planning for special events must go beyond just capacity. This garage will need to operate with interconnected systems, real-time data sharing, coordinated signage, and uniform policies aligned with the city’s broader mobility infrastructure.

It must be operationally agile, with the ability to scale up or restrict certain areas based on time-of-day, event load, or public safety requirements.

PARKING GARAGE

Lime - Disney Westcourt - Westcourt Wave - Wave Hotel

DNA - Lake Nona Terminal C - Orlando International Airport G-Deck - Orlando Health

City of Orlando | Grove Park Feasibility Study & Site Assessment20

CIRCULATION AND GENERAL DESIGN

The parking garage is planned as a seven-story vertical structure employing an internal double helix circulation system. This design is selected to satisfy the city’s requirement for concealed ramping to only expose flat levels from the exterior while maximizing internal vehicle flow efficiency. The double helix system requires separate entry and exit ramps, with dedicated one-way up and down circulation. Ramps are designed with an approximate slope of 6.5 degrees, ensuring a comfortable and code-compliant driving experience. The ramps are for circulation which will prevent congestion from vehicles pulling out and interrupting flow. Additionally, it is commonly observed that public drivers prefer to park on flat portions of the garage rather than on a slopped portion.

The structure’s floors are vertically zoned by user group and programmatic need:

• Level 1 – City Operations and Service Support:

This floor will house conditioned spaces for key City of Orlando departments, including the Clean Team, Downtown Ambassadors, and Parking Office. It will also include secure outdoor equipment staging and dedicated parking stalls. These functions require year-round, uninterrupted access. The area will be physically separated from public vehicle circulation to ensure operational efficiency and security. City personnel will enter through a secure one-way route diverging before the public ramp system.

• Level 2 – Residential Parking:

Reserved exclusively for future or concurrent residential development, this floor will operate with fully independent ingress and egress ramps, ensuring separation from the public circulation pattern. This meets the city’s requirement for residential program privacy and security. The internal helix circulation will be blocked from this floor with removable Jersey curbs or similar barriers, preventing cross-traffic from public levels. In the event the residential component is deferred or eliminated, the second floor could be retrofitted for public use with minimal striping adjustments and the removal of barriers, resulting in a negligible net loss of parking stalls.

• Levels 3 Through 7 – Public and Institutional Parking:

These levels will function as common-use public parking intended to support a diverse range of users, including tourists, workers, court attendees, and patrons of local businesses. Although certain user groups such as Travel & Leisure guests and Federal Courthouse visitors will be key constituencies, no designated or assigned stalls will be included in the base program. Signage indicating restricted use will be prohibited during regular operations to ensure full-time public access, except under specific special event conditions where temporary restrictions may be permitted.

This layered programming ensures maximum utility across various user groups while maintaining the operational integrity of each zone. It allows the garage to function simultaneously as a municipal resource, residential amenity, and public infrastructure asset.

Levels 3-7:

Business/Public Access Only

• Levels 4-7: 175 per level for public use

• Level 3: 175 Spaces Total

○ 13 for city use only

○ 162 for public use

Levels 3-7 Total: 875 spaces

Designated for Travel & Leisure Parking

Designated - Federal Courthouse Parking

Level 2:

Resident Access Only

• 178 Total Spaces

Level 1:

City Access Only

• 39 Total 10’x20’ Spaces

• 15 Total 20’x40’ Spaces

• 7 Total 10’x12’ Spaces

21City of Orlando | Grove Park Feasibility Study & Site Assessment

Circulation Legend

• Residential Vehicle Access

• Public Vehicle Access

○ Ascending Flow

○ Descending Flow

City of Orlando | Grove Park Feasibility Study & Site Assessment22

VEHICLE ACCESS AND EXIT CONFIGURATION

Efficient vehicular circulation is critical to the success of this structure as it may potentially serve thousands of users per day. The entrance and exit strategy is designed to balance everyday operations with event-driven surges.

The primary vehicle entry point will be located on North Terry Avenue, and exit routed through Grove Park Drive. This one-way looped path ensures directional flow and improves intersection control at peak times. The exit on Grove Park is a strategic decision to disperse event traffic efficiently, enabling vehicles to quickly reach north/south corridors such as Division Avenue, Interstate-4 (I-4), and State Road -408. The network effect here is intentional—leveraging existing roadways to avoid bottlenecks.

Entry and exit gates will be set back from the right-of-way to provide queuing space for at least two vehicles per lane (two lanes in, four lanes out). The queue depth will also accommodate one large commercial box truck, reflecting the city’s need to service internal operations and accommodate larger delivery or support vehicles.

Dedicated city-use access will branch off before the gate arms, allowing municipal departments unimpeded entry to their Level 1 spaces.

VERTICAL CIRCULATION AND ACCESS CONTROL

The garage will include two elevators and four stair cores, located at each corner for ease of access and emergency egress. Elevators will be traction-based, with a preference for gearless systems due to improved efficiency, reduced noise, and faster travel speeds—particularly critical for seven-story structures serving large crowds.

Stairs will be open-air and non-conditioned, designed with safety in mind using perforated metal panels or breathable materials that align with CPTED best practices. Enclosing the stairs is discouraged as it decreases clear visibility.

Residential access to Level 2 will be controlled via key card access at all vertical points—both elevators and stairs— ensuring privacy and restricting unauthorized access.

SUPPORT FOR ALTERNATIVE TRANSPORTATION

In support of Orlando’s urban mobility goals, alternative transportation amenities will be integrated:

• Bike Storage: Outdoor racks will be provided on Level 1. While the baseline solution will be a standard rack where users secure their own bikes, the city is encouraged to explore covered or semi-enclosed shelters, depending on user demand and budget.

• E-Bike and E-Scooter Drop Zones: Designated pickup zones for shared micro-mobility devices will be located on the first floor, helping support first/last mile travel and reducing parking demand during major events.

23City of Orlando | Grove Park Feasibility Study & Site Assessment

INTEGRATED SMART TECHNOLOGY

The garage will reflect the city’s commitment to smart infrastructure through the deployment of multiple integrated technology systems:

RESIDENTIAL AND CITY PARKING VIA RFID SCANNING

Access management and security are essential to the successful operation of the parking garage, particularly given the mixed-use nature of the development and its adjacency to municipal and federal entities. All entry and exit gates should be equipped with RFID-enabled key card access systems. These systems will provide a seamless, secure, and efficient method for controlling access for various user groups including public parkers, residents, city fleet vehicles, and secured equipment storage areas.

The RFID access network should be programmed to allow differentiated access schedules and zones for each user group. The only public-facing users permitted to utilize the key card access system should be limited to authorized city departments, Travel & Leisure, and the federal courthouse staff. This restriction helps ensure both operational security and clarity of access for daily users. The system should be scalable and capable of future integration with citywide digital access infrastructure, including mobile app-based credentials and license plate recognition systems.

• Vehicle Detection System (VDS): Overhead sensors will provide real-time occupancy data, allowing for efficient guidance and zone designation. Specific color codes will identify sections for Courthouse use or Travel & Leisure users, allowing dynamic wayfinding beyond the typical red/green status.

• Dynamic Signage & License Plate Recognition (LPR): Signage will be paired with VDS and LPR to display availability, relay messaging, and improve compliance. Signage will also serve marketing and wayfinding functions and will be prominently placed near vertical circulation and major entry points.

• Digital Parking Management System: A fully automated, ticketless system will manage entry, payment, and exit. Upon entry, vehicles will be logged into the system, with payment pylons located at each vertical core, allowing pre-payment via card, app, or online methods. QR codes and static signage will assist with payment access. If feasible, integration with EPASS transponders should be explored for seamless user experience.

• Electric Vehicle (EV) Charging Infrastructure: The garage will be outfitted with EV charging stations and built to an EV Ready standard, ensuring scalability to meet future demand.

• Advertising and Revenue Generation: Select signage placements will allow for digital advertising opportunities. These should be located in high-traffic areas, such as vertical cores and Level 1 frontage, helping to offset operational costs and promote city services or local businesses.

City of Orlando | Grove Park Feasibility Study & Site Assessment24

TICKETING WITH E-WALLET PAYMENT OPTION

Efficient ingress and egress are vital to minimizing congestion and supporting the user experience, particularly during peak periods and special events in downtown Orlando. The garage must incorporate a modern ticketing and payment system that enables frictionless entry and exit. The basis of design includes automated ticket dispensers at vehicular entry points, supported by strategically located payment pylons adjacent to vertical circulation cores.

These payment pylons should be equipped to accept a wide range of digital payment options including contactless credit cards, mobile wallets (e.g., Apple Pay, Google Pay), and regional ePass systems. This promotes a paperless, streamlined transaction experience that minimizes dwell times at exits and enhances user satisfaction. Future integration with dynamic pricing, real-time space availability tracking, and mobile app prepayment should be considered to further modernize the parking experience.

EV CHARGING

Electric vehicle (EV) infrastructure is a critical component of this development and must be implemented both to satisfy current code and zoning requirements and to anticipate future growth in EV adoption. At minimum, the garage must incorporate Level 2 EV charging stations distributed across multiple levels, with an emphasis on convenience and equity of access for public and residential users. The number of charging stations provided should be in alignment with current city zoning requirements as referenced elsewhere in this report.

In addition to initial implementation, the electrical infrastructure must include stub-outs and dedicated conduit pathways to support future expansion of EV charging capacity.