HomeMy WebLinkAboutItem 07 Prairie Lakes Tract A – Preliminary Subdivision Plan
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AGENDA ITEM COVER SHEET
Meeting Date: December 6, 2005
Contact Name:
Contact Number:
Item #
Catherine Armstro~
905-3100 X 1020
7
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Reviewed By:
Department Director:
City Manager:
Subject: Preliminary Subdivision for Prairie Lake Tract A.
Background Summary:
Prairie Lake Tract A is located on 'Tract A' of the approved Prairie Lake Planned Unit Development (PUD),
adjoining Lake Meadow. More specifically, the subject project is located at the northwest intersection of
Clarke Road and AD Mims Road. The subject property comprises 44.18 acres and is heavily wooded. It is
designated as High Density Residential on the Future Land Use Map (FLUM). The Prairie Lake Planned
Unit Development (PUD) limits the maximum number of units for Tract A at 385. Staff has determined that
the proposed density and type of units are consistent with the approved Prairie Lake PUD Land Use Plan,
last modified on September 10, 2003.
The Prairie Lake Tract A residential development is proposed to be developed with 213 housing
units (87 single family and 126 fee-simple town home units).
Issue:
Should the Honorable Mayor and City Commissioners approve the Preliminary Subdivision Plan for Prairie
Lake Tract A?
Recommendations:
Based on the recommendation of the DRC and the Planning and Zoning Commission, Staff respectfully
recommends that the Mayor and City Commissioners approve the Preliminary Subdivision Plan for Prairie
Lake Tract A, as date stamped received by the City on November 16, 2005, including consideration of the
waiver request for the community building and subject to the following conditions:
1) Modification of the radius at each entrance into the project from 50 feet to a safer and more
pedestrian-friendly radius of 15 to 25 feet;
2) Increase the sidewalk along AD Mims from 5 feet to 8 feet; and,
3) Tree protection notes to be added to the plan during the Final Subdivision Plan process.
Attachments:
Location Map, Zoning Map and FLU Map; Letter from Ryland Homes to Silvestri Investments, dated October
20, 2005; Letter from Attorney for Silvestri Investments to City of Ocoee, dated October 31, 2005;
Preliminary Subdivision Plan date stamped November 16, 2005.
Financial Impact:
Unknown
Type of Item:
[gI Public Hearing
o Ordinance First Reading
o Ordinance First Reading
o Resolution
[gI Commission Approval
o Discussion & Direction
For Clerk's Deof Use:
. 0 Consent Agenda
o Public Hearing
o Regular Agenda
D Original Document/Contract Attached for Execution by City Clerk
D Original Document/Contract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by ( )
D N/A
[gI N/A
D N/A
Citv Manager
Robert Frank
Commissioners
Danny HowelL District 1
Scott Anderson. District 2
Rustv Johnson. District 3
Nancv J. Parker. District 4
Mayor
S. Scott Vanderlrrift
STAFF REPORT
FROM:
The Honorable Mavor and City Commissioners
Catherine Armstrong, Planning Manage(jJu-
Russ Wagner, AICP, Community Development Director
w
TO:
THROUGH:
DATE:
November 22, 2005
RE:
Prairie Lake Tract A
Preliminary Subdivision Plan
Project # LS-2004-017
ISSUE:
Should the Honorable Mayor and City Commissioners approve the Preliminary Subdivision Plan for
Prairie Lakes Tract A?
BACKGROUNDIDISCUSSION:
Prairie Lake Tract A is located on 'Tract A' of the approved Prairie Lake Planned Unit Development
(PUD), adjoining Lake Meadow. More specifically, the subject project is located at the northwest
intersection of Clarke Road and AD Mims Road. The subject property comprises 44.18 acres and is
heavily wooded. It is designated as High Density Residential on the Future Land Use Map (FLUM). The
Prairie Lake Planned Unit Development (PUD) limits the maximum number of units for Tract A at 385.
Staff has determined that the proposed density and type of units are consistent with the approved Prairie
Lake PUD Land Use Plan, last modified on September 10, 2003.
The site is undeveloped and covered with scattered mature oak and other hardwood trees. To the north
of the subject property is proposed for town home development with 88 units. The property is zoned
PUD and designated as Medium Density Residential/Conservation on the FLUM. To the east of the
property across Clarke Road is land zoned for townhomes and commercial development. West of the
property is the City of Ocoee Jim Beech Recreational Center. South of the subject property is
Reflections single-family subdivision.
The Prairie Lake Tract A residential development is proposed to be developed with 213 housing units
(87 single family and 126 fee-simple townhome units). Access into the subject site will be provided from
the east side of Clarke Road via two access points. The townhome units will have a right-in/right-out on
Clarke Road and the main entrance will be a full access leading into the single-family area. It will have
one lane entering and two lanes exiting (right turn lane and left turn lane) onto Clarke Road. Because
the Prairie Lake PUD is a vested development, a traffic study was submitted by the applicant analyzing
only operational issues on Clarke Road for the proposed development. The study determined that the
existing left turn lane leading into the development was adequate. While the developer's traffic study did
not indicate that a southbound right turn lane at Street A was needed, staff believes that this is
warranted. The Public Works Department has conducted an assessment of the conditions of the area
and determined that a southbound right turn deceleration lane is necessary.
The minimum size specified for the single family units is 1,200 square feet, and the average lot size is
55 feet x 120 feet. The townhomes are proposed to be a mix of unit types averaging 20 feet x 88 feet
with a minimum living area of 1,200 square feet. Each townhome unit will have an enclosed garage. In
some select units, the garage will be limited to a single car garage, but in the majority of the units the
garage will be two-car. Visitor parking is provided throughout the project to accommodate for overflow
off-street parking.
Recreational facilities proposed include a 1,200 square foot community meeting facility and swimming
pool. This amenity will be shared by both the town home units and the single-family units. The
development is not proposed to be gated; however, the townhome development is proposing to have
private streets, while the single-family development will contain public streets. The exterior of the
development will be enclosed with a 6-foot high brick wall on the east and south sides of the subject
property. Along the west side, adjacent to the Jim Beech Recreational Center, the applicant is
proposing a 6-foot high tan PVC fence. Additionally, a 6-foot high tan PVC fence will separate the
town home units from the single-family units within the interior of the development. A pedestrian
connection will be made available to the recreational center via a gate located in the townhome portion
of the development at the termination of "Street C."
After conversations with staff, the applicant has added a Condition of Approval specifying that a cost-
sharing agreement will be in place prior to the approval of the Final Subdivision Plan relative to a traffic
signal being installed on Clarke Road at the Fire Station. The contribution will be paid to the City prior to
the Pre-Construction meeting. According to Public Works, the maximum cost attributed to Prairie Lake
Tract A will be $60,000. Additionally, the City has requested that Prairie Lake Tract A contact Silverstri
Investments to create an agreement allowing Tract H to be conveyed to the City of Ocoee for a
pedestrian/bike trail. Access will be provided to the future system between lots 165 and 166. Such an
agreement would need to be in place prior to platting of the property.
The applicant is requesting one waiver as follows:
Article 6-9(A), Land Development Code: A community meeting room must be a permanent
structure having a minimum of 500 square feet of meeting space for a 101 unit development with
an additional 5 square feet for each additional unit up to a maximum of 1,000 square feet of
meeting room space. The applicant is requesting that the 'community meeting room' be
substituted with an 'open air meeting pavilion.' The justification given by the applicant is to make
the facility more accessible to the residents of the community. The applicant is proposing the
'open air pavilion' to be a minimum of 1,200 square feet.
DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION:
The Development Review Committee (DRC) met on October 26, 2005 and reviewed the Preliminary
Subdivision Plan. Staff discussed outstanding comments from the City Attorney, the Public Works
Department, the Engineering Department and the Planning Division, which were identified in written
form to the committee and the applicant.
The main concerns discussed were the cost sharing of the signal at Clarke Road and the Fire Station. A
cost sharing agreement will need to be in place prior to the approval of the Final Subdivision Plan and
the amount paid to the City prior to the Pre-Construction meeting. The Public Works Department
estimated the amount obligated to the applicant to be no more than $60,000.
A secondary issue discussed was the need for a southbound right turn lane on Clarke Road into Street
A. Staff indicated that this would be recommended for inclusion into the plan based on standards
identified by the Public Works Department. The traffic study submitted by the applicant only identified
that a northbound left turn lane was needed at Street A.
Conversations ensued regarding the future development of a bike path/trail around Tract H. The
applicant agreed to contact Silvestri Investments (see attached letters) in order to create an agreement
to convey Tract H to the City, which would need to be in place prior to the platting of the property.
The project was unanimously approved by the DRC, including forwarding the one waiver request,
subject to the developer modifying the plans by November 3, 2005.
Post DRC Actions:
On November 3, 2005, Renaissance Planning Group submitted comments to the City on two
outstanding issues: (1) Given the uncertainties about future traffic distribution, the need to facilitate safe
turning movements along Clarke Road, and the potential for high traffic volumes on Clarke Road in the
future, RPG strongly recommended that the City require the applicant to provide a southbound right turn
lane into the northern project entrance. According to the Public Works Department, the right turn
deceleration lane should be designed consistent with the Florida Department of Transportation (FOOT)
standards for a roadway designed for a 45 mph speed limit. The total distance
(taper/deceleration/storage) would need to be 225 feet. The taper distance, which is included in the
total, is 50 feet; and (2) for both project entrances, a turn radius of 15-25 feet is needed to create a more
pedestrian-friendly environment.
Further, on November 3, 2005, the applicant revised the site plan based on discussions at DRC. Based
on the revisions, there are several items that still need to be revised prior to the City Commission
meeting. These items are included in the staff recommendation.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
On November 8, 2005, the Planning and Zoning Commission held a public hearing to consider the
proposed Preliminary Subdivision Plan for Prairie Lake Tract A. The City Staff and the Applicant of the
project answered questions from the commission regarding the open air pavilion not being appropriate
for the development and discussions ensued in regards to a compromise to include a small room within
the pavilion which would be enclosed and air-conditioned; the possible need for the parking to be
increased at the community center; amending the plans to widen of the sidewalk from 5 feet to 8 feet
along AD Mims Road; and, adding a Condition of Approval during the Final Subdivision Plan review
process regarding the tree protection plan to specify the exact trees that are to be saved on-site. The
Planning and Zoning Commission questioned the tree protection plan that was included in the landscape
plan section of the subdivision plan and whether or not it conformed to the City's requirements. The
applicant confirmed that they would address this during the Final Subdivision Plan process.
The Planning and Zoning Commission vote unanimously (9-0) to recommend approval of the Prairie
Lake Tract A Preliminary Subdivision Plan, as date stamped received by the City on November 3, 2005,
with the following conditions:
1) Per the Public Works Department, include a southbound right turn deceleration lane on Clarke
Road at Street A consistent with Florida Department of Transportation (FOOT) standards. Total
distance of lane (taper/deceleration/storage) is 225 feet for a roadway designed with a 45 mph
speed limit. The taper distance included in the total is 50 feet;
2) Modification of the radius at each entrance into the project from 50 feet to a safer and more
pedestrian-friendly radius of 15 to 25 feet;
3) Revision of Condition of Approval # 68 on Sheet 5 to read as follows: Silverstri Investments to
enter into an agreement allowing Tract H to be conveyed to the City of Ocoee for a future
bike/pedestrian trail. Such agreement shall be in place prior to platting and the City would issue
park impact fee credits for Tract H;
4) On Sheet 2 of 20, Note 43, please add 'reuse water' to 'water and wastewater.' Note has not been
changed;
5) Increase the sidewalk along AD Mims from 5 feet to 8 feet;
6) Tree protection notes to be added to the plan during the Final Subdivision Plan process; and,
7) No support of the waiver to allow the required covered community center be modified for an open-
air pavilion
Post Planning and Zoning Commission Actions:
On November 16, 2005, the applicant revised the Preliminary Subdivision Plans to reflect the Planning
and Zoning Commission actions. However, several items were not addressed. These items are
included in the staff recommendation.
STAFF RECOMMENDATION:
Based on the recommendation of the DRC and the Planning and Zoning Commission, Staff respectfully
recommends that the Honorable Mayor and City Commissioners approve the Preliminary Subdivision
Plan for Prairie Lake Tract A, as date stamped received by the City on November 16, 2005, including
consideration of the waiver request for the community building and subject to the following conditions:
1) Modification of the radius at each entrance into the project from 50 feet to a safer and more
pedestrian-friendly radius of 15 to 25 feet;
2) Increase the sidewalk along AD Mims from 5 feet to 8 feet; and,
3) Tree protection notes to be added to the plan during the Final Subdivision Plan process.
Attachments:
Location Map, Zoning Map and FLU Map;
Letter from Ryland Homes to Silvestri Investments, dated October 20, 2005;
Letter from Attorney for Silverstri Investments to City of Ocoee, dated October 31,2005;
Preliminary Subdivision Plan, date stamped November 16, 2005
O:\Staff Reports\2005\SR05058_CA_PrairieLakeTractA_PSP _CC.doc
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Prairie Lakes Tract A
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Orlando Division
October 20, 2005
4700 Millenia Boulevard
Suite 400
Orlando, FL 32839
407226-2500 Tel
407 226-3603 Fax
www.ryland.com
Mr. Dan Silvestri
Silvestri Investments
1215 Gessner Drive
Houston, Texas 77055
Re: Prairie Lakes - Tracts A and H
Dear Mr. Silvestri:
As the new owners of Prairie Lakes - Tract A, we are continuing to process our
Preliminary Site Plan with the City of Ocoee. At our City Technical Staff Review
Committee meeting on October 20, 2005, the City placed a stipulation on our project,
whereby they will not allow our project to go forward until Silvestri Investments
dedicates Tract H, as shown on the Prairie Lakes PUD Master Plan dated April 12, 1991,
to the City. At the TSRC meeting, we committed to the City that we would make a
diligent effOlt to request that Silvestri Investments dedicate Tract H to the City.
In the interest of keeping our project moving forward, we would appreciate it if you
would respond to us in writing with your intentions regarding the dedication of Tract H to
the City of Ocoee.
If you need any assistance or further information, please don't hesitate to contact us.
cc: Russ Wagner - City of Ocoee
Catherine Armstrong - City of Ocoee
Scott Stearns, P.E. - Bovvyer-Singleton & Associates
to'd 1l::JI01
GRAHAM
BUILDER
JONES
PRATT &
MARKS, LLP
ArrORNEYS &
COUNSELORS AT LAW
Mr. Russell B. Wagner
Community Development Dir~wr
City of Ocoee Planning Deparanent
150 North Lakeshore Drive
Oooee. Florida 34761-2258
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TI!19HONl>: (407)6474455
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October 31, 2005
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VIA FACSIMILE: 401-905-3158
Roe: Prairie Lakes ~ Trict H
ow- File No.: 414S.U
Dear Russ:
snvestri Investments of florida, Inc. has received a communication from Ryland Homes
indicating that for the R.yland project to go fonvard, Silvestri Investments of Florida, mc. is to dedicate
Tract H to the City. According to the Prairie Lakes PUD Master Plan dated April 12. 1991, Silvestri
Investments of Florida, L'1C. may dedicate Tract H to the City in exchange for park impact fee credits.
Silvestri Investments of Florida. Inc. is willing to proceed with the dedication in exchange for the park
impact fee credits. similar to the procedure utilized for Tract p, Our r~ds indicate that a value of
$8,000.00 per acre was placed on the Tract F parcel for the purpose of computing the parle impact fee
credits. That Sl'..me arrangement will be satisfactoIy for Tract H. Please advise if this is acceptable to the
City.
.lEOSr/s1k
Very truly yours,
00: Thomas P.C. M~arthy. P.E. - Ryland Homes
Dan Silvestri