HomeMy WebLinkAboutVI (B) Wentworth & Westchester, Project No. LS-99-008, Preliminary/ Final Subdivision Plan Amendment Agenda 01-21-2003
Center of Goody Item VI B
Mayor �h "'^•"' ••s IDjn" Commissioners
S. Scott Vandergrift 1001417. * . Danny Howell, District 1
Scott Anderson, District 2
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City Manager Rusty Johnson, District 3
Jim Gleason + ?�'- °' .�. 7 { Nancy J. Parker, District 4
STAFF REPORT
DATE: January 14, 2003
TO: The Honorable Mayor and City Commissioners
FROM: Robert Lewis, AICP, Planning Manager
THROUGH: Russ Wagner, AICP, Community Development Director
SUBJECT: Westchester and Wentworth (f.k.a. — Prairie Lake PUD, Tract'E')
Preliminary/ Final Subdivision Plan Amendment
Project# LS99-008
ISSUE:
Should the Mayor and City Commissioners approve a proposed amendment to the Preliminary
and Final Subdivision Plan for the Westchester and Wentworth subdivisions?
BACKGROUND:
During most of the review process this subdivision was known as Prairie Lake PUD, Tract 'E'.
As it was completing the review process, the single family home portion of the subdivision,
containing 60 lots, was named Westchester and the townhome portion, containing 106 lots, was
named Wentworth. Together these two subdivisions contain a total of 34.7 developable acres,
including a 5.4 acre tract that has been dedicated to the City as a park.
The Preliminary Subdivision Plan, approved November 2000, included a note and a Condition of
Approval indicating that the Developer will construct left and right turn lanes into both Clarke
Road entrances. The Final Subdivision Plan, approved February 2002, showed left and right
turn lanes at both Clarke Road entrances, consistent with the approved Preliminary Subdivision
Plan. Both left and right turn lanes at the Clarke Road entrances are justified by current and
projected traffic levels on Clarke Road, and by the fact that turn lanes have been provided at
other subdivision entrances along Clarke Road.
DISCUSSION:
The proposed amendment to the Preliminary and Final Subdivision Plans involves a request to
not construct the two south-bound left turn lanes at the Clarke Road entrances at this time (see
attached letter from Jeff Perlman of Ryland Homes). The Developer intends to construct the
right turn lanes as shown on the Final Subdivision Plan. In lieu of constructing the turn lanes at
this time, the Developer's proposal includes a monetary contribution to the City for the future
construction of the left turn lanes when Clarke Road is widened to four lanes. The Developer
states that constructing the turn lanes now would create unsafe traffic movements, increasing
the possibility of accidents. This is in direct contradiction to the purpose of left turn lanes which
is to minimize unsafe traffic movements and improve public safety.
City of Ocoee • 150 N Lakeshore Drive•Ocoee, Florida 34761
phone: (407)905-3100•fax: (407)656-8504 • www.ci.ocoee.ILus
January 14, 2003
Honorable Mayor and City Commissioners
Page 2
The Developer has provided cost estimates from the Contractor for the construction of the two
south-bound left turn lanes (see attached cost estimates — two sheets). The estimates indicate
that construction of the turn lanes now would cost$62,440, but simply adding the turn lanes to a
future construction project when Clarke Road is widened to four lanes would cost $30,880. The
letter is not clear about exactly how much the Developer is proposing to contribute to the City for
building the left turn lanes in the future, but it seems that his intent is to contribute the $30,880
consistent with that cost estimate. Accordingly, even using his own cost estimates, the City is
left to assume at least$30,000 in extra costs.
When this proposed amendment was reviewed by the Staff, comments were generated by the
City Attorney, the Public Works / Engineering Department and the Community Development
Department (see attached comments from those reviewers). The Attorneys concerns focused
on revisions to Conditions of Approval related to the turn lanes on the Preliminary and Final
Subdivision Plans. Both of the other departments had concerns about the need for the turn
lanes now rather than later, as well as the various items addressed in the cost estimates.
The following summarizes the main thrust behind the Engineering and Planning concerns.
Clarke Road is not likely to be widened to four lanes for 8 to 10 years. If the turn lanes are not
constructed with the subdivision improvements now, Staff believes that the City would need to
construct the turn lanes within the next few years because of traffic volume on Clarke Road and
safety concerns. Due to real costs that are not included in the cost estimates that were provided
by the Developer, Staff has estimated that if the City constructs the left turn lanes in the next few
years, the City would incur an additional $40,000 to $50,000 in costs beyond the $30,880 or so
that the Developer proposes to contribute. Therefore, it makes little sense to relieve the
Developer of this responsibility and place it on the City.
DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION:
The proposed amendment to the Preliminary and Final Subdivision Plans for the Westchester
and Wentworth subdivisions was reviewed by the Development Review Committee (DRC) on
January 7, 2003. The Developer presented his arguments for not constructing the left turn lanes
at this time and the Staff presented its concerns as described above. When the discussion was
concluded, the Committee voted unanimously to recommend denial of the proposed amendment
to not construct the two left turn lanes at this time, for the reasons described in the Staff
comments.
STAFF RECOMMENDATION:
Based on the recommendation of the DRC, Staff respectfully recommends that the Mayor and
City Commission deny the proposed amendment to the Westchester and Wentworth
subdivisions that would eliminate the construction of the two left turn lanes, as date stamped
received by the City on November 22, 2002.
Attachments: -Revised plan sheets from the Final Subdivision Plan for Westchester and Wentworth,date stamped received
November 22,2002
-Letter from Jeff Perlman of Ryland Homes requesting amendment,date stamped received November 22,2002
-Cost estimates for construction of left turn lanes—2 sheets(Amick Const.),provided with Jeff Perlman letter
-Staff comments that were included in DRC report—Attorney,Public Works/Engineering,Planning/Cern.Dev.
0:\Staff Reports\2003\SR03004.doc
RYLAND
HOMES
i; _ � � Orlando Division
Dy2 -d:ng
November 21, 2002 , Lr I� f ,ERia,n,ansraar
Suite 7a0
Mr. Jim Gleason
_ Jr Orlando,FL 32801
' �
I
City Manager — 407 872-1203 Tel
City of Ocoee 407 a72s513 Fax
150 N. Lakeshore Drive ..»r.rdlandcon
Ocoee, Florida 34761-2258
RE: Prairie Lakes Tract E
Dear Mr. Gleason;
Pursuant to our meeting last August regarding the left turn lane requirement in our approvals and our
conversation at the HBA last Monday, we hereby request that an item be placed on the December
10th City Commission agenda for us to make a formal proposal to the Board to modify the
requirements of the engineering approval for the property in reference.
Simultaneously with this letter, we are delivering revised engineering drawings and cost related data,
reflecting the proposed elimination of the Clarke Road south bound left turn lanes. The cost
estimates, provided by our site contractor, Amick Construction, provides the cost to construct the
approved left turn lane improvements as well an estimate of the cost to put the left turn lanes in the
future four lane section of Clark Road. The cost to remove the currently proposed turn lane
improvements when the planned widening of Clark Road is undertaken has not been provided herein,
but will be available by the date of the Commission hearing.
As we discussed in our meeting in August, construction of the turn lanes requires us to divert Clark
Road southbound traffic to the west, and pave over existing sewer lines. This new pavement will be
directly over existing sewer lines that are in the median of the planned four lane road section. When
Clark Road is widened to four lanes, all the pavement and curb we would put in today will have to be
removed and the curb we would remove would have to be put back in place to return the two lane
section to its original configuration.
In addition to the financial considerations, there are obvious safety issues related to putting in left turn
lanes as currently approved. The structure would create numerous undesirable traffic movements,
significantly raising the probability of accidents.
Further, in the recent past, two projects along this section of Clark Road, Prairie Lakes Village and
Orchard Park, were both approved with the developer making a contribution to the City for building left
turn lanes at their entrances when Clark is widened to four lanes. We respectfully propose the same
solution.
Thank you for your consideration in this matter.
Sincerely,
inceerelyy,,
Jeffrey M. Perlman
Enclosures
AMICK
CONSTRUCTION, LTD.
PRAIRIE LAKES -CLARK ROAD WIDENING —Left +D( N Cs+'"4-14"11
DESCRIPTION QUANTITY UNIT UNIT PRICE AMOUNT
GRADE WEST SIDE OF CLARK ROAD 1 LS $4,965.00 $4,965.00
2"TYPE "S" STRUCTURAL COURSE 1704 SY $6.90 $11,757.60
5/5" FC2 1704 SY $2.55 $4,345 20
7 1/2" LIMEROCK BASE 1873 SY $8.90 $16,669.70
12"TYPE B STABILIZATION 2043 5Y $3.50 $7,150.50
REMOVE EXISTING CURB 1374 LF 55.00 $6,870 00
PAVEMENT STRIPING CLARK ROAD 1 LS $4,100.00 $4,100.00
REMOVE PAVEMENT MARKINGS 1 LS $4,100.00 $4.100.00
MAINTENANCE OF TRAFFIC 1 LS $1,000.00 $1,000 00
CONSTRUCTION LAYOUT 1 LS $600.00 $600 00
REMOVE EXISTING PAVEMENT 147 SY $6.00 $882 00
$62,440.00
P.O. Box 568493 • ORLANDO, FL 3]856-B492 • PHONE. 40>/593-6562 • FAX. 407/391-'815
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FOLEYoLARDNER
MEMORANDUM
CLIENT-MATTER NUMBS
0203770626
TO: Carolyn Alexander, Development Review Coordinator
FROM: Scott A. Cookson, Esq., Assistant City Attorney
DATE: December 20, 2002
RE: Wentworth and Westchester (f/ida Prairie Lakes PUD Tract E) —Amendment to
Preliminary Subdivision Plan and Amendment to Final Subdivision Plan
(Project No. LS-99-O08)
(First Round Comments)
In connection with the above-referenced Project, we have reviewed the following
documents:
I. Letter dated November 21, 2002 from Ryland }tomes to Mr. Jim Gleason
requesting revisions to the approved plans stamped received by the City of Ocoee
November 22,2002; and
2- Revised Drawing Sheets Nos- 1, 4. 5, 6, 11, 17 and 17B from Final Subdivision
Plan for Prairie Lakes PUD (Tract E) — Wellington (Townhomes) and
Westchester (single-family) stamped received by Foley & Lardner December 5,
2002.
Based on our review of the documents noted above and pursuant to the Land
Development Code, we have the following comments:
1. Please be advised that Condition of Approval ("CON') 40 of the approved
Preliminary Subdivision Plan for Prairie Lakes PU (Tract E) provides:
The Developer will construct deceleration lanes and southbound
left turn lanes on Clarke Road at both entrances. Tapers and
storage lengths will be designed in accordance with FDOT
standards. The lanes shown on this plan are for informational
purposes only. The final design will be consistent with a traffic
study approved by the City at the time of Final Subdivision Plan
review.
Because the approved Preliminary Subdivision Plan contemplated the turn lane
improvements along Clarke Road, please be advised that in addition to a revision
to the Final Subdivision Plan, the Preliminary Subdivision Plan must also be
revised. Thus, please submit a revised plan sheets from the Preliminary
Subdivision Plan, including a revised Sheet 2 of 3 which deletes COA 40 and
includes the COA set forth below.
2. Please add the following COA to both the revised Preliminary Subdivision Plan
and the revised Final Subdivision Plan:
The Developer will construct deceleration lanes and southbound
left turn lanes on Clarke Road at both entrances. Tapers and
storage lengths will be designed in accordance with FDOT
standards. At the request of the Developer, the City has agreed
that in lieu of the Developer designing,engineering, permitting and
constructing the aforementioned southbound left turn lanes at both
entrances on Clarke Road (the "Turn Lane Improvements"), the
Developer has agreed to pay to the City the sum of S (the
"Turn Lane Payment") within thirty (30) days of final approval of
this plan. The Developer shall not be entitled to receive any
Certificates of Occupancy on the property prior to the date of
payment of the Turn Lane Payment. The City is under no
obligation to apply the Turn Lane Payment for any specific
roadway improvements, including any improvements to Clarke
Road adjacent to the Property. The payment of the Turn Lane
Payment shall relieve the Developer of any current or future
obligations to construct or pay for the Turn Lane Improvements.
3. Please be advised that the revised Preliminary Subdivision Plan and the revised
Final Subdivision Plan will not need to go before the Planning and Zoning
Commission. However, both the revised Preliminary Subdivision Plan and the
revised Final Subdivision Plan will need to be approved at a public hearing before
the City Commission.
Please do not hesitate to contact me should you have any questions.
cc: Paul E. Rosenthal, Esq., City Attorney
Jason G.Williams,Esq., Assistant City Attorney
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Gleason Nancy J. Parker. 0 Di_rct I
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December 20, 2002
Wentworth and Westchester
(formerly—Prairie Lake POD, Tract 'E')
Preliminary/Final Subdivision Plan Amendment
The following comments are based upon the revised partial set of plans for the aforementioned
project, received on November 22, 2002. The partial plan set depicts the elimination of the
south-bound left turn lane on Clarke Road.
1. It is understood that the Traffic Study shoved the need for the turn lanes into the
development, based upon anticipated traffic within the next five years and the projected
traffic volume on the northern portion of Clarke Road
2 The cost estimate from Amick to do the constriction now does not include
mobilization/demobilization, bonds, permits and other soft costs related to this portion of
the development construction. In addition, there are no associated costs For design
services.
3 The cost estimate for the future turn lane is based upon current prices and does not
include the costs mention in the previous comment. The costs to remove the turn lane in
the future are minimal.
4 The concern for the sewer line is justified because special consideration should be taken
when constructing roadways over them_ The seater line has been in place for many years
and any special care should be taken in working around the manholes so as to not damage
them and/or their connecting pipes. The traffic would not damage the manholes or pipes
provided the new roadway were constructed correctly.
Sincerely,
CITY of 0 OEE/k
David A. Wheeler, P.E.
Director of Public Works
City of Ocoee • 150 N Lakeshore Drive •Ocoee,Florida 34761
phone: (407)905 3100 • fax: (407)656-S504 • stlticci ocoecfl us
ant r of Good
G Li r,br�r Commies in
S. Scott. ro e
S. co �`uhn• egrig -ru; As, Dv n} Hoy ell District 1
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Scott .vnL �n Pi rich
C. ARr aCcr � C ORE L. Pu t Johnson, District 3
Gleason *Jim f- Nimes J. Parker, D errlct4
MEMORANDUM
DATE: December 20, 2002
TO: Carolyn Alexander, Development Review Coordinator
FROM: Robert Lewis, AICP, Planning Manager g/
SUBJ: Planning Comments
Wentworth and Westchester (f.k.a. - Prairie Lake PUD, Tract `E')
Revised Final Subdivision Plan, Received November 22, 2002
These comments list the concerns of the Planning Division related to the proposed revision to
the approved Final Subdivision Plan (FSP) for Wentworth and Westchester (f.k.a. - Prairie Lake
PUD, Tract `E') to eliminate the left turn lanes on Clarke Road. Since the proposed revisions
will change conditions of approval and notes that were part of the Preliminary and the Final
Subdivision Plans, the Development Review Committee (DRC) will need to make a
recommendation and there will need to be a public hearing with the City Commission.
1) The plan submittal does not include all plan sheets from the FSP. It apparently includes
only the sheets that are affected by the proposed change. However, when the proposed
revision is considered by the City Commission, the submittal should include all sheets of
the FSP with all the proposed changes highlighted.
2) The Community Development Department does not support the proposed revisions to
eliminate the left turn lanes on Clarke Road for the following reasons:
a) The traffic study showed that, based upon anticipated traffic within the next five
years, the projected traffic volume on this portion of Clarke Road justifies that need
for south-bound left turn lanes into the subdivision as shown on the approved PSP
and FSP.
b) This portion of Clarke Road is not likely to be widened to four lanes for 8 to 10 years.
_ Therefore, the left turn lane needs to be constructed with the improvements for this
- subdivision.
c) With the projected traffic volume on Clarke Road, if the turn lane is not constructed at
this time, there are likely to be serious traffic problems at the entrance to the
subdivision in the not too distant future.
d) The proposal only provides a portion of the cost for constructing the left turn lanes,
leaving an extra $40,000 to $50,000 for the City to pay for the construction (the cost
estimate provided doesn't include mobilization, design and permitting costs or
inflation, so it is undoubtedly too low).
City of Ocoee • 150 N Lakeshore Drive • Ocoee. Florida 34761
phone: 1407)905-3100 • fay-(407)656-3504 • wv:w.ci.ocoee.ff.us
e) Since the turn lanes are necessary, the City would likely have to construct the turn
lanes as it did for the Reflections subdivision. Therefore, it makes little sense to
relieve the Developer of this responsibility and to place it on the City.
RWL
O\RL.EW IS\ALL_DATA\rlpdfile\Development Review(2002pMFP02 Revised FSP Prairie Lake Tract E doc