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Item #06 Lexington Park at Ocoee
AGENDA ITEM STAFF REPORT Meeting Date: October 4, 2011 Item # (Y Reviewed By: Contact Name: J. Antonio Fabre, AICP Department Director: 1FAIM Contact Number: 407 - 905 - 3100/1019 City Manager:, Subject: Lexington Park at Ocoee Preliminary/Final Large Scale Site Plan for Phase 1 Project # LS- 2011 -002 Commission District # 4 — Joel F. Keller Background Summary: The subject property is located on the southwest corner of Hackney Prairie Road and Clarke Road and is approximately 21.13 acres in size of which approximately 6.39 acres are designated as wetlands. The subject site is currently undeveloped with a variety of trees, wetlands and 100 -year floodplain areas. The Future Land Use designation for the subject site is "Medium Density Residential" which allows up to 8 dwelling units per acre and "Conservation /Floodplains" along Lake Meadow. Furthermore, the requested "Assisted Living Facility" use is consistent with the Future Land Use designation. The table below references the future land uses, jurisdiction, zoning classifications and existing land uses of the surrounding parcels: Direction Future Land Use Zoning Classification Existing Land Use North Low Density Residential Orange County (A -1) Vacant Land East Medium Density Residential City of Ocoee (PUD) North: Single - Family Dwellings (Westchester) South: Townhomes (Wentworth) South Conservation /Floodplains City of Ocoee (PUD) Vacant & Water Retention Areas West Conservation /Floodplains City of Ocoee (PUD) Lake Meadow and its associated wetlands and a water retention pond owned by the City. This retention pond is currently being utilized for stormwater abatement for Clarke Road. On February 16, 2010, the City Commission reviewed and approved a Substantial Amendment to the Land Use Plan for Tract "G" (subject property) of Prairie Lake PUD. The amendment consisted of allowing Assisted Congregated Living Facility (ACLF), Nursing Home, Two - Family Dwelling and Single - Family Dwelling as permitted uses. The Lexington Park at Ocoee is proposed to be an Assisted Living Facility that includes a Memory Care component. The total project is proposed to be developed in two phases. Phase 1 will consist of a single -story 54,000 square feet Assisted Living (Memory Care) Facility and Phase II will consist of a future multi -story Assisted Living Facility. This Preliminary /Final Site Plan will only be for Phase 1 of the development. Accordingly, Phase II will require a Preliminary /Final Site Plan in order to be approved at a future date. As shown on the Phase I Preliminary /Final Site Plan, the facility will have one full main access point at Clarke Road. This main entrance will be aligned with the existing single - family development (Westchester) across the street. To the north will be an ingress only access point that will eventually be expanded to a full access point when the northern adjacent property develops. This northern access point will have a shared and cross - access easement for future roadway entrances for both adjacent properties. Consistent with City policy, the wetlands and associated upland buffers will not be developed and will ultimately be dedicated to the City. The applicant will be dedicating a 10 feet wide recreational trail along the City owned property in order to eventually have public access to the lake via the 8 feet wide sidewalk along the project frontage. It should be noted that the City is being requested to venture with the applicant concerning the existing City's owned water retention pond property. This venture would be consistent with the original PUD approval and associated Development Agreement. Essentially, a portion of the proposed development encroaches on the City owned property. The City will ultimately grant an ingress /egress, landscape and utility easement to the developer for utilization over the City -owned property. Future Phase II off -site improvements for the project are programmed to be a northbound left turn lane on Clarke Road for traffic entering into the site and a southbound turn lane to better facilitate traffic entering Westchester residential development. Water, sanitary sewer, reclaimed water (when available), solid waste and police & fire protection will all be provided by the City of Ocoee. Issue: Should the Honorable Mayor and City Commissioners approve the Preliminary /Final Site Plan for Phase I of Lexington Park at Ocoee? Development Review Committee Recommendation: The Development Review Committee (DRC) met on August 2, 2011 and reviewed the Preliminary /Final Site Plan for Phase I of Lexington Park at Ocoee. There were several technical issues to be addressed from the Planning Division, Engineering Department and the City Attorney's Office that were identified in written staff comments and presented verbally. In addition, the applicant was notified of several outstanding items on the plan that need to be resolved prior to the item being scheduled for City Commission action. All of these items were discussed and changes to the plans were agreed upon. When the discussion was finished, the Committee voted unanimously to recommend approval of the Preliminary /Final Large Scale Site Plan for Phase 1, subject to making the changes agreed upon at the DRC meeting before the City Commission meeting. Planning & Zoning Commission Recommendation: The Planning and Zoning Commission reviewed the Preliminary /Final Large Scale Site Plan for Phase 1 of Lexington Park at Ocoee on August 9, 2011. City staff gave a brief presentation and overview of the project. Staff and the Applicant answered several questions regarding the proposed project including: tree replacement calculations, future widening of Clarke Road, timing of the construction of the turn lanes, recreational trail, access points, and the height of the building. All of these questions were addressed adequately in the P &Z meeting. In addition, there was one person from the public who had general questions regarding this proposal. Likewise, all of her questions were addressed adequately in the P &Z meeting. After finishing its deliberations, the Planning & Zoning Commission voted unanimously to recommend approval of the Preliminary /Final Large Scale Site Plan for Phase 1 of Lexington Park at Ocoee, subject to resolving the last remaining issues addressed at the DRC meeting before the Ocoee City Commission meeting. Staff Recommendation: Based on the recommendation of the DRC and Planning & Zoning Commission, Staff recommends that the Mayor and City Commissioners approve the Preliminary /Final Large Scale Site Plan for Phase 1 of Lexington Park at Ocoee, subject to resolving the outstanding attached Staff Review Comments. Attachments: Location Map; Future Land Use Map; Zoning Map; Aerial Map; Staff Review Comments dated September 23, 2011 Lexington Park at Ocoee Preliminary /Final Large Scale Site Plan for Phase 1. Financial Impact: None. Type of Item: (please mark with an "x') X Public Hearing For Clerk's Dept Use: Ordinance First Reading Consent Agenda Ordinance Second Reading Public Hearing Resolution Regular Agenda X Commission Approval Discussion & Direction Original Document/Contract Attached for Execution by City Clerk Original Document/Contract Held by Department for Execution Reviewed by City Attorney N/A Reviewed by Finance Dept. X N/A Reviewed by ( ) N/A Lexington Park at Ocoee Location Map Id _ ' i� �� � �'imo \ i�� i n Imam ELI= — diiuiiii - ' ne �� ralr[ait.r s I LAKE MEADOW wimp= 1 war, _...--.. le 5 Iv 1 of 11,,A PRAIRIE LAK V LAKE MEADOW% Ilii t i :ItI 1 I I PRAIRIE LAKE 1 � :i111111 / / // n Ile ► 1111 41 L�:'►a / / /sir te / ' _ �/ _ 'ii jj \ _____ Ini Q1 \1�� \ \ \1` ra R 2 . 0 D1 1111111�a� 11 � 1111 P �� �I 4 . 1....111111 0 0 0 1- -0 x.10170-028 o c 0 N ID c m o m cn o o _r Q = u, N Cr 0 7 N 7" 3 ° a H 7 H. In 3 0 co - 3 a, _ O o -o • a tu 71 R. a m y m 3 a) 5 a v = a n) ° _ 0 a c a o m p m R o ,- 8' * rt v o w v of . ='Z E m •' N o v m=Oo 0v co N co fn • � 7 7 -. a —• (� o j CO ( A O N= o (/, o -p a v ET) �' �' w , ma y , e P cn IIMAII ii ii ii T . i ii Na ice" ■� IIII ima ma am m m mm woo N un �� - mi. I.......= .... mom I��� S . 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A :: r 7- 111 V M A` - . , '''''-`• _ 4\ 4 J��{fy 1 a ..„ r i m.,,,„,, � A� 2 m t.,.._. 11111 \ " .7' SI ' ,,..„„,____„, i I F1, --/ ; ,,„ *is .., r ' r ''. ii :H i ‘ 1 t n— ull 0.-0 1 Pt rve z I t 17 1 e ' x.,, r -1 -, C en L I ter of Good Mayor ,�e vllj Commissioners S. Scott Vandergrift 4 1 . g Gary Hood, District 1 Co 171 Rosemary Wilsen, District 2 City Manager i Rusty Johnson, District 3 Robert Frank Joel F. Keller, District 4 September 23, 2011 Ronald H. Wilson, P.E. 466 Weathersfield Avenue Altamonte Springs, Florida 32714 RE: LEXINGTON PARK AT OCOEE PRELIMINARY /FINAL SITE PLAN LS- 2011 -002 4 REVIEW Dear Mr. Wilson: Thank you for your submittal for the above - mentioned project. We have attached staff comments that are in response to your submittal. In your written response, we ask that you indicate how each comment was addressed. If you have any questions, please contact me. Thank you! Sincerely, Sherry Seaver Sherry Seaver, Development Review Coordinator Planning Division Attachment Cc: Paul Rosenthal, City Attorney Mike Rumer, City Planner Antonio Fabre, Principal Planner Engineering Department Justin Kovacsik, Owner's Agent Project File 0: \DEVELOPMENT REVIEW\Projects 2011 \Lexington Park at Ocoee (FKA Villa Roma) \4th Review \DRC Lexington Park4.doc City of Ocoee • 150 N Lakeshore Drive • Ocoee. Florida 34761 phone: (407) 905 -3157 • fax: (407) 905 -3167 • www.ocoee.org ANTONIO FABRE, PRINCIPAL PLANNER (407) 905 -3100 Extension 1019 These comments list the concerns of the Planning Division related to the current plan submittal, received September 14, 2011. 1. Resolved. 2. Resolved. 3. Resolved. 4. Resolved. 5. Resolved. 6. Resolved. 7. Resolved. 8. [Modified, Repeat Comment — 5/17/11] On Sheet 4, delete the wording of COA #23 and replace with the statement, "Intentionally Deleted ". 9. Resolved. 10. Resolved. 11. Resolved. 12. Resolved. 13. Resolved. 14. Resolved. 15. Resolved. 16. Resolved. 17. Resolved. 18. Resolved. 19. Resolved. 20. Resolved. 21. Resolved. 22. Resolved. 23. Resolved. 24. Resolved. 25. Resolved. 26. Resolved. 27. Resolved. 28. Acknowledged. 29. [Repeat Comment — 5/17/11] The specimen trees shall be replaced at a four to one ratio at the expense of the developer (LDC, Article VI, Section 6 -10, B, (4), a). On Sheet 5, revise the Tree Replacement Calculation table to include totals, a replacement tally for removed protected trees not total inches. Please note Landscaping Plan's shade and understory trees can count for replacement trees. • On sheet 3, check the total calculated number of specimen trees to be removed. It totals 36 not 35; then, recalculate Required Replacement Trees. This should equal 144 required. • Correct all typos (specimen instead of speciman, and Trees not Tree or Tree's). • On sheet 17, the calculated replacement totals should at least match with the proposed trees on the Landscape Plan. Landscape Replacement Trees equals 155. Insert this information on the plans. • On sheet 3, please incorporate a tree protection barricade graphic. Please note the barricade should protect the total area within the drip line or a radius of 20' whichever is Tess. • On sheet 3, please explain the statement, "Specimen Trees Retain = 8 ". Are you trying to say that 8 specimen trees are retained for Phase 1? If so, please check the total calculated number and label as "Specimen Trees Retain for Phase 1 ". Additionally, please move this information to be presented together with Total "Trees Saved" information or just delete its not necessary information. • On sheet 3, check the total calculated number of saved trees. Please revise to take only into account for only Phase 1 and label as "Total Trees Saved for Phase 1". Please note it appears that the total of Saved Trees for Phase 1 is 27. 30. Resolved. 31. Resolved. 32. Resolved. 33. Resolved. 34. Resolved. 35. Resolved. 36. Resolved. 37. Resolved. 38. Resolved. 39. Resolved. 40. Resolved. 41. [Modified, Repeat Comment — 5/17/11] On the Landscape Plans, please show how calculations on the landscape material quantities (buffer and site) were obtained. • The provided calculations for shade trees are incorrect. On the East Property Line 19 Shade Trees are required not 20 and 33 understory trees are provided not 34. Check the calculations and revise accordingly. • On the Plant List, Single Trunk Crape Myrtle totals 84 not 57; Fla. Live Oaks totals 22 not 16; Laurel Oak totals 14 not 11. Grand total of provided trees equal 155. Please review and revise accordingly. • Delete the "Shade Trees Provided ..." information. Information is not necessary. 42. Resolved. 43. Resolved. 44. Resolved. 45. Resolved. 46. Resolved. 47. Resolved. 48. Resolved. 49. Resolved. 50. Resolved. 51. Resolved. 52. Resolved. 53. Resolved. 54. Resolved. 55. [Repeat Comment - 6/11/11] On Sheet 1, under site data, please provide the number of beds proposed for this development and maximum approved number (300) per the PUD. • Revise to make approved and proposed number of ACL /Nursing Units (Bed Count) into its own separate category (like the Maximum Building Height). The way it reads now suggests that the maximum approved number of 300 is only for Phase 1. • On sheet 1, under Site Data, revise the wording "Bed Count Approved" to "Approved ACL Units /Beds = 300" & "Proposed ACL /Beds = 72 ". 56. Resolved. 57. Resolved. 58. Resolved. 59. Resolved. 60. Resolved. 61. Resolved. 62. Resolved. 63. Resolved. 64. Resolved. 65. Resolved. 66. Resolved. 67. Resolved. 68. Resolved. 69. Resolved. 70. Resolved. 71. Resolved. 72. Resolved. 73. Resolved. 74. Resolved. 75. Resolved. 76. [Repeat Comment - 8/1/11] On sheets 3 and 17, fix the multiple of typos (trees not tree's). 77. Resolved. 78. [Repeat Comment - 8/1/11] On sheet 17, ensure that the shrubs around the dumpster enclosure are 3 feet high (LDC, Article VI, Section 6 -14, C, (2), (h), i). Staff suggests replacing with sweet viburnums that are already program to be 3 feet high. 79. Resolved. • DAVID WHEELER, CITY ENGINEER (407) 905 -3100 Extension 1505 The following are the results of your first submittal received on June 23, 2011 for the above referenced project: 1. Resolved. 2. Resolved. 3. Resolved. 4. Resolved. 5. Resolved. 6. Is the blank portion of sheet 2 being reserved for general notes? Same comment — there are no notes for this project (i.e.: general construction, water /sewer materials, excavation /backfill, etc.). In General Note #1 — the wrong surveyor is referenced. Why is water note #22 shaded back and not the same as the other notes and why is it not under General Notes? There is no note referencing that all water mains to be owned and maintained by the City of Ocoee shall be DIP. The City will provide new notes for as- builts. All comments need to be of the same boldness, please do not screen back some comments. 7. Resolved. 8. Resolved. 9. Resolved. 10. Resolved. 11. On sheet 6, which is not titled, a single lane road is shown abutting the property to the north. Does the applicant have a temporary construction easement from that property owner? The City can not approve a plan that has construction at the property line without knowing that the adjacent property owner has at least acknowledged and allowed the work. The proposed improvements will require access onto the adjacent property and that property owner has a right to know what is happening. Awaiting documentation. Repeat Comment. 12. Resolved. 13. Resolved. 14. Resolved. 15. Resolved. 16. Resolved. 17. Resolved. 18. Resolved. 19. Resolved. 20. Resolved. 21. Resolved. 22. Resolved. 23. Resolved. 24. Resolved. 25. Resolved. 26. Resolved. 27. Resolved. 28. Resolved. 29. Resolved. 30. Acknowledged. 31. Resolved. 32. Resolved. 33. Resolved. 34. Resolved. 35. Resolved. 36. Resolved. 37. Resolved. 38. Resolved. 39. Resolved. 40. Resolved. 41. Resolved. 42. Resolved. 43. Resolved. 44. Resolved. 45. Resolved. 46. Resolved. 47. Resolved.. Additional Comments based upon the 2nd submittal: 48. Resolved. 49. Resolved. 50. Resolved. 51. Resolved. 52. Resolved. 53. Resolved. 54. Resolved. 55. Resolved. 56. Resolved. 57. Resolved. 58. Resolved. 59. Resolved. 60. Resolved. 61. Resolved. 62. On sheet 12, the FDC can not be in a location that would require the fire truck to drive pass the building for access. The FDC needs to be at least 1 -1/2 building heights away from the building. If the owner wants to connect the two fire lines into the property as described in the previous comment that is fine with the City. However, the project should utilize the two pipelines under Clarke Road for its two fire lines, one along the north property line and the second one generally between the two phases of the development. Splitting the fire service to the property allows for only needing 8 inch fire lines instead of larger diameters based upon the required flows. The location of the FDC and its related fire hydrant need to be review to insure that they are at least 1 -1/2 building height away from the building. 63. On sheet 13, the restraint table values are questionable. See the attached table taken from another project for Ocoee. Repeat comment. 64. On sheet 14A, provide the flows per zone so that the irrigation meter can be appropriately sized. Is it the intent to irrigate the entire zone at one time, so there will only be four zones, or will the zones be broken down further? Irrigation is only allowed twice per week, so your calculations need to reflect that watering pattern. It appears that a 2 inch meter will be required based upon the flow data. The development will need to furnish /install an Invensys Sensus radio read meter per the City standards. Also need to reference that all piping, heads, boxes, etc. shall be purple in color. Repeat Comment. 65. Resolved. 66. Resolved. Additional Comments based upon the 3rd Submittal: 67. Resolved. 68. On sheet 6, the sketch (plan sheet 6) and description (legal description stapled to the page) need to match and be prepared by the surveyor. Please provide separate sketch and descriptions in a format that can be recorded. 69. Resolved. 70. Acknowledged. 71. Resolved. 72. Resolved. 73. Resolved. MARK TROILO, PE, SINGHOFEN & ASSOCIATES, INC. (407) 679 -3001 These comments will be forthcoming under separate cover. PAUL ROSENTHAL, CITY ATTORNEY (407) 236 -5911 This memorandum supersedes our previous memorandum dated May 17, 2011, July 7, 2011, and August 1, 2011. Based on our review of the documents noted above and pursuant to the Land Development Code, we have the following comments: Repeat Comments The following comments were included in the City Attorney's prior memorandum regarding the Plan, however, they were not fully addressed as part of the Applicant's current submittal. 1. Resolved. 2. Resolved. 3. Resolved. 4. Resolved. 5. Resolved. 6. Resolved. 7. Resolved. 8. Resolved. 9. Resolved. 10. Resolved. 11. Resolved. 12. Resolved. [Note: City staff has agreed that separate legal descriptions will not be required for Phases I and II based on the owner's representation that the title to the property will remain in the same ownership and will be not split or subdivided.] 13. Resolved. 14. [Revised Comment; Partially Resolved] Per staff comments, the developer will need to convey certain wetland /buffer areas to the City and separate access easements and trail easements to the City in accordance with the Plan. Draft easements and deeds will be provided for review once certain open items have been revised with City Staff. In the meantime, please provide individual legal descriptions and sketches of descriptions of the following areas for incorporation into those documents: a. Resolved. [Note: See Comment #12 above.] b. Resolved. c. Resolved. d. The wetland /buffer area to be conveyed to the City. [NOTE: This legal description has not been provided. The legal description for the wetlands and 25' buffer can be combined. This property should be conveyed to the City at the time of approval of the Plan.] Please note that to the extent that the developer intends to establish an internal access easement across its property, the applicant should also provide a Declaration of Easement for City review and approval. [Note: Since the Applicant has not provided a proposed Declaration for review, the City will proceed on the presumption that the Applicant does not intend to establish an internal access at this time.] 15. Resolved. [NOTE: We note that the Applicant has proposed to construct certain turn lane improvements at the time of construction of Phase II of the project. City staff has advised that the turnlanes improvements must be constructed prior to the issuance of any building permits beyond those issued to construct the initial building, without regard to the "phase" that such building permit relates to. This will be addressed in a Development Agreement which will need to be executed prior to approval of the Plan. ] 16. [Revised Comment] In connection with the Development Agreement and the conveyance of easements and deeds to the City, the Owner will be required to provide a Title Opinion or Title Certification (the "Title Report ") showing the record title holder of the entire property. Please note that the Title Report must also show all mortgages not satisfied or released of record nor otherwise terminated by law. The Title Report must be Tess than six months old at the time of approval of the Plan and certified or addressed to the City of Ocoee. Please include copies of all documents referenced in the Title Report. The legal description in the Title Report must reference the exact legal description that is to be utilized on all documentation related to the Property; however, a Title Report utilizing the overall legal; description of the Property will be acceptable since all of the easements and conveyances are located within the boundaries of the overall parcel. Please note that all record fee owners identified in the Title Report (with the exception of the City) will be required to execute the Development Agreement, easements and deeds and all mortgage holders identified in the Title Report will be required to execute joinders and consents to the Development Agreement and easements and partial releases of mortgage related to all property to be conveyed to the City. 17. Resolved. 18. [Revised Comment] Please note that owner will be required to convey an emergency access easement to the City at the time of Plan approval. The City will incorporate this easement into the Development Agreement. 19. Resolved. 20. Resolved. 21. Resolved. Copy of Advertisement that ran in the print media) Date Published and Media Name J2 1 Orlando Sentinel Sunday, September 25, 2011 Advertisement or Article sped to the proposed actions. The com- Clerk's Office 48 hours in advance of the Piete case file, including a complete le- meeting at (407) 905 -3105. gal description by metes and bounds, may be inspected at the Ocoee Develop- Beth E ke,Gerrv: ment Services Department /Planning DI- City Cl erk Sunaoy, Sept 25, 2011 pTY aF 'MEANING vision, 150 North Lakeshore Drive, !i PC NE ARING Ocoee, Florida, between the hours of 0LS1152935 09/25/2011 1 - 11T OCOEE 8 :00 a.m. and 5:00 p.m., Monday T" �j SITE PLAN through Friday, except legal holidays. • The City Commission may continue the N0110E IS HEREBY GIVEN, pursuant to Sec- public hearings to other dotes and Lion 43 A. 43)(b), Ocoee Land Develop- times, as it deems necessary. Any inter- ment Code, that on Tuesday, OCTOBER 4, ested party shall be advised That the :on, s1 715 p.m., or as soon thereafter as dates, times, and places of any continu- practical, the OCO.EE CITY COMMISSION ation of these or continued public hear - will hold a PUBLIC HEARING at the Ocoee logs shall be announced during the City Commission Chambers 150 North hearings and that no further notices re- Lakeshore Drive, Ocoee, Florida, to gar i ng these ma tha will be e pu b l li s wha consider the Lexington Park at Ocoee You desires to advised any y nyc made Preliminary /Final Site Plan located during to public hearings will need e southwest of the intersection of Clarke record of the proceedings and for this proposed uss Rood and Hackney Prairie c o. The e for this this propertty y consists purpo3e may need to ensure that a ver- of a 54,000 square foot assisted living batim record of the proceedings Is (memory care) facility. 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