279 Apts. + Retail on 2.02 acres

Bank of America

Orange County Courthouse

Orlando Sentinel Proposed

Mega-Development

Premium Downtown Orlando Location

500 N. Orange, Orlando, FL 32801

2.25 Acres

Large Site with Desirable Dimensions

Perfect for Redevelopment

Crescent Central Station 279 Apartments + 12K SF Retail

on 2.02 Acres

2.25 Acres

Table of Contents

Project

Sponsor/Team

Location

Survey

Special Warranty Deed

1

2

3

4

5

Section

Project Profile Site: The site is a 2.25 acre strategically located parcel at 500 N. Orange

Avenue in Orlando at the corner of Amelia Blvd. Project: The project will entail demolishing the existing 118,000 Sq. Ft. office

building, currently located on the site, and then constructing a 398 unit Residential Wrap project.

Zoning: The property is currently zoned AC-3A/T (Activity Center / Town Center).

The City of Orlando is extremely supportive of high density development at the Subject Site. The underlying zoning permits high density multifamily residential. Mixed use development of the site is encouraged by the Density of Intensity Bonus of the City of Orlando. Blending a mixture of uses at the property can result in an increase from 200 units per acre to 400 units per acre. The site permits construction to a maximum height of 400 feet. Based on the current zoning and site size, the property could yield up to 900 units.

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

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

TOD: Due to the sites strategic location within 400 feet of the recently

constructed Lynx Central Station, this project is considered a Transportation Oriented Development (TOD).

Sponsor/Team Profile Company: West Second Street Associates (WSSA) is a Flint Michigan based

company specializing in investment, development and management of office, multifamily, and government office.

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

repositioning urban infill properties. Current Holdings: 1,462 unit multifamily portfolio in Houston, TX

15 Government (GSA) Leased Properties 18-Story repositioned office building in Birmingham Alabama 2 mixed-use buildings in Ann Arbor, MI

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

Construction. Architect: We are in the process of interviewing firms. Property WSSA intends to outsource the property management of the project after Management: completion to a “best in class” property manager with relevant and strategic experience in the downtown Orlando market. Discussions and

interviews have already begun with Greystar and Lincoln.

Location Profile Downtown Downtown Orlando is currently undergoing explosive growth Orlando: evidenced by the attached project map. Some of the most notable

planned projects include:

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

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

Complete Skyhouse 320 Units The Sevens 316 Units Steel House 326 Units Artisan 299 Units Crescent Station 279 Units Nora 246 Units Pending CitiTower 233 Units Eola Park 328 Units University Club 345 Units 520 Church 510 Units Cascades 219 Units Orlando Central 450 Units Monarch 270 Units

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

Adjacent South: Immediately to the south of the subject site is the transportation Properties: oriented development (TOD) known as Crescent Central Station.

Crescent Central Station is a mixed-use development containing 279 apartment units, 14,680 sf of retail, and a seven story parking structure on 2.02 acres. Future phases call for a 125-room select service hotel, two office buildings with 260,000 sf of space and an adjoining parking deck.

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

East: The Orlando Sentinel owns 2 blocks of property immediately east of the Subject Site. The Owners of the Sentinel Property recently approached the City of Orlando with a conceptual development plan depicting 746 apartments, 144 hotel rooms, 280,000 sf of office space, 56,000 sf of retail, and (2) parking garages containing 2,075 parking spaces.

D

D

WV

D

S

UPB

EPB

ALTA - denotes American Land Title Association

ACSM - denotes American Congress on Surveying and Mapping

R/W - denotes right of way

P.B. - denotes Plat Book

O.R. - Official Records Book

Pg. - denotes Page

OUC - denotes Orlando Utilities Commission

(M) - denotes measured dimension

(P) - denotes plat dimensions

C.B.S. - denotes concrete block structure

- denotes water valve

- denotes fire hydrant

- denotes water meter

- denotes back flow valve

- denotes electric transformer on pad

- denotes underground electrical pullbox

- denotes underground utility pullbox

- denotes electrical box (above or under ground)

- denotes aboveground traffic signal control box

- denotes light pole

- denotes utility pole

- denotes overhead utility line

- denotes telephone riser box

- denotes traffic sign

- denotes storm drainage inlet

- denotes storm sewer manhole

- denotes sanitary manhole

- denotes clean out for sanitary line

- denotes monitoring well lid

- denotes 6' high chain link fence with barbwire

- denotes 6' metal rail fence

- denotes set 5/8" iron rod or nail and disk stamped 'PSM 5205', unless otherwise noted

- denotes recovered 4" x 4" concrete monument, no identification

- denotes recovered 1" iron pipe with no identification

Legend

W

H

Y D

WV

T

D

Vicinity MapNot to Scale ALTA/ACSM Land Title Survey

of 500 North Orange Avenue, Orlando, Florida

4. All matters contained on the Plat of JAMES M. WILCOX ADDITION TO

THE TOWN OF ORLANDO, as recorded in Plat Book C, Page 64, Public Records of Orange County, Florida. (applies to subject property)

5. Declaration of Restrictive Covenant recorded in O.R. Book 10419, Page 2323, Public Records of Orange County, Florida. (applies to subject property)

6. Overhead and Underground Easement recorded in O.R. Book 3022, Page 702, Public Records of Orange County, Florida. (applies to subject property and shown hereon)

7. City of Orlando Downtown Development of Regional Impact Development Order recorded in O.R. Book 4362, Page 3368, as amended in O.R. Book 4823, Page 1341 and O.R. Book 6114, Page 4473, Notice of Recordation of Omitted Exhibit recorded in O.R. Book 5157, Page 1002, Public Records of Orange County, Florida. (subject property lies within the land area described in said documents)

8. Consent Decree recorded in O.R. Book 4965, Page 2158, Public Records of Orange County, Florida. (subject property lies within the land area described in said document)

9. This policy does not insure against loss or damage by reason of the following exceptions: Any rights, easements, interest or claims which may exist by reason of, or reflected by, the following facts shown on the survey prepared by Prescott & Associates, Inc., dated January 20, 1978: a. Encroachment of Electric Meter (.5 ft) onto West side of Lot 43; b. Encroachment of chain link fence lying West of lots 40 and 43; c. Overhead power lines over lots 40 and 43; d. Encroachment of electric meter (.63 ft) and telephone junction box (.15 ft) onto East side of East 60 feet of West 110 feet of Lot 35 from Firestone Tire Building. (survey document was not provided)

10. Unrecorded Lease dated March 16, 1976 between Orange Avenue Properties, Inc. and Sara-Holy Company as Lessors and Nicholas Alley of Florida, Inc. as Lessee.

11. Oral agreement with Firestone Tire permitting parking on the East 60 feet of the West 110 feet of Lot 35, James M. Wilcox Addition to the Town of Orlando recorded in Plat Book C, Page 64, Public Records of Orange County, Florida. (shown hereon)

The East 60 feet of the West 110 feet of Lot 35, all of Lots 36, 39, 40, and 43 less right-of-way of Orange Avenue, JAMES M. WILCOX ADDITION TO THE TOWN OF ORLANDO, according to the map or plat thereof as recorded in Plat Book C, Page 64, Public Records of Orange County, Florida.Contains 2.252 acres, more or less.

3110 Red Fox Run, Kissimmee, Florida 34746

Certificate of Authorization Number - LB-7874

Benchmark Surveying & Mapping, LLC

Post Office Box 771065, Winter Garden, Florida 34777-1065

(407) 654-6183 - www. benchmarksurveyingandmapping.com

Property Description

ALTA

/ACS

M La

nd T

itle

Sur

vey

of500 North Orange Avenue,

Orlando, Orange County, Florida

89/2

2

July 2, 2012

1" = 30'

890.01

Date Revision

Project Number

Sheet 1 of 1

Field Book/Page

Original Field Date

Scale

Surveyor's Report

1. Bearings shown hereon are based on the west right of way line of North Orange Avenue being assumed as North 00°37'17" West.

2. This survey was performed with the benefit of a commitment for title insurance by Old Republic National Title Insurance Company, Fund File Number 07-2012-005666, dated January 2, 2013. Benchmark Surveying and Mapping, LLC has relied on said commitment and has not searched the public records for easements or restrictions of record.

3. The aboveground visible features, on the subject property and 5 feet outside of the boundary lines, are shown hereon. Landscaped areas and trees are not shown.

4. The feature symbols in the legend and on this survey may not be drawn to scale.

5. This survey meets the Minimum Technical Standards set forth in Florida Administrative Code Rule 5J-17, pursuant to Florida Statute Chapter 472.

6. This Survey is not valid without the signature and original raised seal of a Florida licensed surveyor and mapper.

Surveyor's Certification

To BellSouth Telecommunications, LLC a Georgia limited liability company, d/b/a AT&T Florida, Old Republic National Title Insurance Company Leslie A. Lewis, Esq. and Robert A. Yeager:

This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail

Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and include Items 4, 7(a), 8, 20(a) and 22 of Table A thereof. The field work was completed on January 31, 2013.

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

Title Exception Notes15

30

603030 0

GRAPHIC SCALE

( IN FEET )1 inch = ft.

N

W E

S

OUC Underground Easement

per O.R. 3022, Page 702

per O.R. 3022, Page 702OUC Aboveground Easement Lot 43

Lot 40

Lot 39

Lot 36

East 60' of theWest 110' of Lot 35Subject to Oral Agreement

with Firestone Tire permittingparking on this area.

R/W

R/W

S 89°49'37" E

60.00'

S 00°31'37" E

100.17' (M)

S 89°49'37" E120.14' (M)

N 00°37'17" W

399.90' (M)

N 00°43'31" W

400.00'

S 89°49'37" E

50.53' (M)

N 00°31'37" W

100.17' (M)

Amelia Avenue

Concord Avenue

Nort

h Or

ange

Ave

nue

C

C

CWest line of Lots 36, 39, 40 & 43

South line of Lot 43

and North R/W line

North line of Lot 35

and South R/W line

West R/W line

East line of Lots 36, 39, 40 & 43

10.0'

10.0'

West line of the East 60'of the West 110' of Lot 35

East line of the East 60'of the West 110' of Lot 35

0.43' between buildingand property line

0.50' between Firestonebuilding and property line

0.26' between Firestonebuilding and property line

R/W R/W

30.0'

30.0'

40.0'

40.0'edge of pavement

access

access

West line of Lot 35

East line of Lot 35

100'

(P)

100'

(P)

100'

(P)

100'

(P)

100'

(P)

239.92' (P)

100'

(P)

100'

(P)

100'

(P)

100'

(P)

100'

(P)

200.00' (M) 10.0'50.88' (M)

W

W

W

W

W

E

OU

E

7.8'

11.6'32.1'

42.1'

119.1'

196.0' 18

4.2'

5.6'

8.2'

5.6'107.5'

22.2'

21.3'

74.4'

32.1'

42.1'

0.05' between Firestone building and property line

xx

xx

xx

xx

xx

xx

xx

xx

x x

xx

xx

x

x x

driveway gate

gate and

xx x

x

x

driveway gate

W

W

W

W

concrete ramp

concrete cut-out

in pavement

in pavementconcrete cut-out

ET

ET

UPB E

TSB

OU

OU

Lot 42

Lot 41

Lot 38

Lot 37

Lot 34

edge of pavement

2' concrete curb

2' concrete curb2' concrete curb

concrete sidewalk concrete sidewalk

asphalt pavement

asphalt pavement

asphalt parking lot

concrete curb

5' high concrete wall

concrete sidewalk

2' concrete curb

concrete sidewalk

land

scap

ed a

rea

land

scap

ed a

rea

Colonial Drive

Concord St.

Amelia St.Interstate Hwy 4

Orange Ave.

Magnolia Ave.

Site

Livingston St.

grass

concrete curbconcrete curb

concrete curb

entrance

concrete

Five Story Commercial Building

grass

concrete curb

One StoryC.B.S.

metal building

10.4'9.1'

concrete curb

concrete sidewalk

brick pavers

brick pavers

S 89°50'57" E

229.95'

asphalt road

asphalt road60' Public R/W

60' Public R/W

60' Public R/W

concrete curb

concrete curb

2" iron pipeno identification

fence corner is 0.5 east

fence corner is 0.5 east

1" iron pipeno identification

concrete

concrete curb

30.0'

Block Building

0.6'

concrete curb

asphalt pavement

asphalt pavement

asphalt pavement

edge of pavement

EPB

generatorelectric

ET

E

S

x

OU

asphalt parking lot

LESS R/W for Orange Ave.(East 10' of Lots 36, 39, 40 & 43)

concrete

concrete curb

landscaped island

asphalt parking lotand driveway

and driveway

concrete

south end of fenceis 2.4' north and 0.5' east

Southeast corner of Lot 43

Northeast corner of Lot 43

Northwest corner of Lot 43

Southwest corner of Lot 43

TSB

flag pole

concrete

edge of pavement

fuel

tank

1' wide concrete slab

electric meterextends 0.7'from building

OU OU OU

OU OU

concrete

List of Apparent Use

Apparent use, along the north property line and northeast corner, by utility companies to provide power and other utilities to the Firestone building through overhead utility lines and electric meter box attached to the west side of the Firestone building as shown.

Firestone Building(now a night club)

For more information please contact:

John Pavone 810-813-0533 jpavone@wssallc.com

Troy Farah 810-691-9041 tfarah@wssallc.com

2.25 Acres

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