HomeMy WebLinkAbout2004 04 12 Public Hearings 400
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CITY COMMISSION
AGENDA
ITEM 400
Consent
Informational
Public Hearing X
Regular
April 12. 2004
Meeting
fL /~
Mgr. / Dept
Authorization
REQUEST: The Community Development Department presents to the City Commission a
request for a conditional use to allow multiple family dwellings in the C-l (Neighborhood
Commercial) zoning district, pursuant to Section 20-234 of the Zoning Chapter of the City Code
of Ordinances.
PURPOSE: The purpose of this agenda item is to consider a request by Metropolis Homes, the
applicant, to allow multiple-family residential units as a conditional use in the C-l
(Neighborhood Commercial) zoning district. The subject 9.10 acre site is located on the north
side of SR 434, generally north and east of the existing Nations Bank at the comer of Moss Road
and SR 434. Staff recommends the SR 434 frontage developed for commercial uses, perhaps
subsequent to the residential development.
APPLICABLE CODE:
Sec. 20-234. Conditional Uses.
(a) Multiple-family residential units may be permitted as a conditional use as
provided by the board of adjustment.
(b) Before a conditional use may be granted within the classification, the board of
adjustment must, after public hearings, find that the use or uses are consistent
with the general zoning and with the public interest.
\,
April 12, 2004
Public Hearing Item 400
Page 2
Sec. 20-82. Duties and powers, general.
The board of adjustment shall make recommendations to the city commission to
grant any variance or special [or conditional use] exception as delineated in this
chapter.
(1) The board of adjustment shall have the additional following specific powers
and duties:
a.
b. To hear and make recommendations to the city commission on special
exceptions as authorized under the terms of the city's zoning ordinances;
to make recommendations to the city commission on such questions as are
involved involved in determining when special exceptions [or conditional
uses] with appropriate conditions and safeguards, or to recommend denial
of special exceptions [or conditional uses] when not in harmony with the
purpose and intent of the zoning regulations. In granting any special
exception [or conditional use] with appropriate conditions and safeguards,
violation of such conditions and safeguards, when made a part of the terms
under which the special exception is granted, shall be deemed a violation
of this chapter. The board of adjustment may recommend a reasonable
time limit within which the action for which the special exception is
required shall be begun or completed, or both. The board of adjustment
may recommend the granting of special exceptions where the applicant is
seeking a minor deviation from zoning requirements so long as the
granting of such special exception does not cause a change of character in
the neighborhood, does not constitute a rezoning of the property in
question or does not create a hardship for any of the adjacent property.
The board of adjustment may also recommend the granting of special
exceptions within C-l neighborhood commercial districts when the
applicant has not sought a use listed in section 20-232, when the use
sought will not cause an undue hardship to the area ofthe city, will not
create a hazard or threat to the health, safety and welfare of the
community, will generally comply with the character of the neighborhood
and when the use is in harmony with the intent of the zoning ordinances of
the city.
Sec. 20-83. Procedures.
(a) Upon receipt, in proper form and with appropriate fees, an application for a
variance, special exception or conditional use as delineated in this chapter, the
April 12, 2004
Public Hearing Item 400
Page 3
board of adjustment shall schedule such application for consideration at a public
meeting.
(b) All such applications will be process within sixty (60) days of receipt of same.
(c) All meetings for consideration of a variance, special exception or conditional
use shall be noticed for at least seven (7) days prior to the date of the meeting in
the following manner:
(1) Posting the affected property with a notice of the meeting which
indicates the matter to be considered.
(2) Posting in city hall a notice of the meeting which indicates the
property affected and the matter to be discussed.
(3) At least seven (7) days prior to the meeting, the board of adjustment
shall also notify all owners of property adjacent to or within one hundred
fifty (150) feet of the property to be affected of the time, date and place of
the meeting. Such letter must also indicate the variance, special exception,
or conditional use requested, and must require proof of delivery.
(d) All interested persons shall be entitled to be heard as such meetings or to be
heard by written statement submitted at or prior to such meeting.
(e) In the event a special exception, variance or conditional use is not authorized
by ordinances of the city, the person requesting the unauthorized action must
submit an application pursuant to section 20-28.
(f) Appeals to the board of adjustment may be taken by any person aggrieved or
by any officer, board or bureau of the city affected by any decision of an
administrative official under the zoning regulations. Such appeals shall be taken
within thirty (30) days after such decision is made by filing with the officer from
whom the appeal is taken and with the board of adjustment, a notice of appeal
specifying the grounds thereof. The appeal shall be in such form as prescribed by
the rules of the board. The administrative official from whom the appeal is taken
shall, upon notification ofthe filing of the appeal, forthwith transmit to the board
of adjustment all the documents, plans, papers or other material constituting the
record upon which the action appealed from was taken.
(g) The board of adjustment shall fix a reasonable time for the hearing of the
appeal, give public notice thereof, as well as due notice to the parties in interest,
and make recommendations to the city commission for the appeal within a
reasonable time. Upon the hearing, any party may appear in person or by agent or
by attorney. For procedural purposes, an application for a special exception shall
April 12, 2004
Public Hearing Item 400
Page 4
be handled by the board of adjustment the same as for appeals.
(h) Any variance, special exception or conditional use which may be granted by
the council shall expire six (6) months after the effective date of such action by
the city commission, unless a building permit based upon and incorporating the
variance, special exception or conditional use is obtained within the aforesaid six-
month period. However, the city commission may renew such variance, special
exception or conditional use for one (1) additional period of six(6) months,
provided good cause is shown and the application for extension shall be filed with
the board at least thirty (30) days prior to the expiration of the six-month period.
Any renewal may be granted without public hearing, however, a reapplication fee
may be charged in an amount not to exceed the amount ofthe original application
fee. It is intended that provisions contained within this subsection are to be
retroactive to the extent that any variance, special exception or conditional use
previously granted shall become void if a period of time in excess oftwelve (12)
months shall have lapsed, and a building permit based upon and incorporating the
variance, special exceptions or conditional uses has not been issued prior to
expiration of such time limit.
CONSIDERATIONS:
The site is approximately 9.1 acres, is treed, and contains wetland area. It fronts on both SR 434
and Moss Road.
The site has C-l zoning, a Commercial Future Land Use (FLU) designation, and it is located
within the SR 434 Redevelopment area. The FLU map depicts a conservation overlay. No
maximum density is provided in the Comprehensive Plan for property with a Commercial FLU
designation. The applicant proposes up to 9.23 dwelling units per acre (consistent with the
density allowed in the Urban Density Residential FLU designation and has provided conceptual
plans depicting a possible layout.
The applicant's original plan depicted all town-homes with a single gated cul-de-sac that had
access to Moss Road between Lori Anne Lane and North 151 Street. At staff's request, the
applicant modified the plan to align access with Lori Anne Lane. Subsequent to the Board Of
Adjustment meeting, additional meetings among the developer, the City Manager, and staff
included ideas that attempted to include town center concepts.
Staff believes that the optimal development situation for this site may involve commercial
development along the southern (SR 434 frontage) side of the site, condominiums or town-homes
north and east of the bank site (with access from Moss Road), and a conservation area to the
north ofthe site - as a buffer between this project and the existing multi-family development to
the north. '
April 12, 2004
Public Hearing Item 400
Page 5
This conditional use review is a separate procedure to determine the appropriateness of multi-
family development in C-l zoning at this location - not to address specific site or subdivision
plan (e.g. utility line size, traffic analysis, grading, setbacks, tree protection/landscaping, detailed
storm-water analysis, and signage) issues in great depth.
Wetland encroachment, mitigation, buffering, and storm-water management are important
subdivision plan issues to be addressed primarily with the St. Johns River Water Management
District. Approval of the conditional use will not constitute site or subdivision plan approval
and does not need to address those more specific issues.
CHRONOLOGY:
December 23,2003- Conditional Use application and fee received by City
January 6,2004 - DRC reviewed concept plan and provided information to
applicant
January 22,2004 - the BOA reviewed the conditional use request and
recommended approval
February 2, 2004 - The applicant team meets with staff and the City Manager to
discuss an enhanced option proposed by Dover Kohl and Partners
February 23,2004 - The City Commission delayed discussion on the conditional
use
FINDINGS: l.The site has a C-l zoning and a Commercial Future Land Use (FLU)
designation.
2. Staff finds the concept of multi-family development within the C-l zoning
district, at this location, to be consistent with the general zoning and with the
public interest, subject to providing commercial development along SR 434 and
separate condominium or town-house development east and north of the adjacent
Bank of America site. This finding did not address specific site or subdivision-
plan issues. Those issues will be addressed during the site and subdivision-plan
reVIew process.
3. The Comprehensive Plan does not specify a maximum density for residential
development within property with a Commercial FLU designation (the applicant
proposes urban density).
BOARD OF ADJUSTMENT ACTION:
April 12, 2004
Public Hearing Item 400
Page 6
At a special meeting on January 22,2004, the Board of Adjustment voted to recommend the City
Commission approve the conditional use to allow multi-family development (e.g. condominiums
or town-homes) on this 9.1 acre site with C-l zoning, subject to aligning the entrance to the
residential development with either Lori Anne Lane or North First Street.
RECOMMENDATION:
The Board of Adjustment and Staff recommend that the City Commission approve the
conditional use to allow multi-family development in the C-l (Neighborhood Commercial)
zoning district at this approximately 9.1 acre site, pursuant to Section 20-83 and Section 20-234
ofthe Zoning Chapter of the City Code of Ordinances, subject to residential access align with
either Lori Anne Lane or North First Street. Staff recommends that the SR 434 frontage be
developed as commercial (this could occur subsequent to the condominium or town-home
development).
ATTACHMENTS:
A - Application
B - BOA Minutes
C - Conceptual Renderings
CITY COMMISSION ACTION:
.,
!500
ATTACHMENT A
,.
~OARD OF.ADJUSTMENT APPLICATION
CITY OF WINTER SPRINGS
1126 EAST S~ATE ROAD 434
WINTER'SPRINGS, FL. .32708-2799
(407)327-1800
yy
SPECIAL EXCEPTION
VARIANCE
.CONDITIONAL USE
ADMINISTRATIVE DECISION
RECEIVED
r DEe 2 3'2003
. 'CITY OF WINTER SPRINGS
(.~. ~ Cu~nt Planning
FOR:
1. APPLICANT: Metro~olis Homes
',' 'PHQNE( 4:07)835-1369
ADDRESS: 1Z8 E : Colonial D'ri ve . Orlando.. .. FL : ,32801
, ,
2 PURPOSE OF REQUEST: To "Down" Zonf> prOpf>l.ty f~()m r.nmmprriAl
(C-1) to allow,a Townhomf> Dp~pl()pmpn~ .
3. ATTACH A COPY OF THE PARCEL SURVEy~See .attached boundary
survey.)
4. ATTACH AN 11 x 17 MAP SHOWING THE SUBJECT PROPERTY AND
SURROUNDING PARCELS.
5, ATTACH LEGAL: DESCRIPTION. (See .attac,h.ed boundary survey.)
. .'. 26-Z0-30-SA~-ODOO-012Q
6. TAX PARCEL ~DENTIFICATION NUMBER~h ?O 39 5^R QDOO 012P
'Z6-Z0-30-SAR-ODOO-012H
7. LOCATION 'OF. PARCEL (street Addres's . and/or..Nearest Cross
st reets) : Inter sec tion of Statf> ROA Ii .414 Rn Ii Mn "'''' Rn,,,,f
8. PRESENT ZONING:
C-1
FUTURE LAND USE: Cornrnf>r,-iAl
By Signing below' I understand that City of Winter Springs Officials
may ~nter upon my property to inspecf that portion. as relates to
this application:
(If the applicant is not the owner of the subject property, the
applicant must' attach a letter of authorization signed by the
owner) .
...t>.!;,IHtCHJ.Q b '" '"
c
1I"00!:i 21;011" 1:.01;;) loa 210 521:0710 5 710 522 78 I; !:iu"
SECURITY FEA 1\1RES: MICRO PRINT T~ & BO:':~~ .~ADE~S . COlORED PATIERN . ~~AC.~.~ WATE~RK ON REVERSS SIDE. MISSING FEATURE INDICATES A.COPV....
j
ATTACHMENT B
BOA Minutes
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CITY OF WINTER SPRINGS
DRAFT UNAPPROVED MINUTES
BOARD OF ADJUSTMENT
SPECIAL MEETING
JANUAR Y 22, 2004
.'
/
CALL TO ORDER
The Board of Adj ustment Special Meeting of Thursday, January 22, 2004 was called to
order at 7:01 p.m. by Chairman Thomas Waters in the Conunission Chambers of the
MUQ.jcipal Building (City Hall, 1126 East State Road 434, Winter Springs, Florida
32708).
Roll Call:
Chainnan Thomas Waters, present
Vice Chainnan Jack Taylor, present
Board Member Gary Diller, present
Board Member Sharon Tackaberry, present
PUBLIC HEARINGS
PUBLIC HEA.RINGS
Commun.ity Development Department
A. Presents To The Board Of Adjustment A Request For A Conditional Use To
AlIow Multiple Family Dwellings In The C-l (Neighborhood Commercial) Zoning
District, Pursuant To Section 20-234 Of The Zoning Chapter 01 The City Code Of
Ordinances.
Mr, John Baker, AlCP, Senior Planner, Community Development Departmen[,
introduced the Agenda Item with photographs of the site location.
Discussion.
Mr. Baker indicated, "Staff believes that this is an appropriate site for these town homes
and recommend approval"
Mr. Paul Chipock. G,.ay. Harris and Robiruon, P.A., 301 EaJt Pine Street, Orlando
Flonda: Mr. Chipoc.k introduced himself as a representative for Metropolis Home, and
also introduced Mr. Mike Carter as the Project Engineer. Mr. Chipock stared that
Metropolis Homes had no fonnal presenration; however, they would answer any
questions.
Discussion.
e;:/
2//~~
FES-18-2ea4 14:23
4Vl7 ~~? .1'i'''''':l
"FEB-18-2004 14:35
407 324 5731
407 324 5731 P,02
CITY OF WINTER SPR.JNGS
DRAFT UNN>PROVED MINUTES
BOARD Of? A.DJ'USTMt/ljT
SPECIAL MEETING - JANI)ARY 22, 20c/.
PAGE 2 or 4
Mr. Max Saberi, Metropo!i3 Homes. 128 East Colonial Drive, Orlando, Florida: gave a
brief summary of the planned community in detail.
MJ. Jamie! Jerome, J J tf Rhoden Lane. WiMer Spri'lgs. Florida: Mr. Jerome, Vice
President of the Homeowners Association at Mossplace Town Homes, directed questions
pertaining to the planned development to Mr. Sabeti.
Ms. Norma Valaska. 110 Rhode,. Lahe. Winter Springs. Florida: directed inquiries to Mr,
Sabeti regarding the gate access into the development and the location of swimming pool;
and the projected timeline for the completion of the development.
Ms. Pam Torres. Rhodeh Lane. Winter Springs, Florida: presented her concerns
regarding traffic.
Discussion.
"I WOULD LIKE TO MAKE A MOTION TO APPROVE THE CONDITIONAL
USE OF THIS REQUEST FOR MUL TIPLE FAMILY DEWILLINGS IN THE (Ce_
I" ZONING DISTRICT, PURSUANT TO THE SECTION 20~234. OF THE
ZONING CHAPTER OF. THE CITY COnE OF ORDINANCES." MOTION BY
VICE CHAIRMAN TAYLOR. SECONDED BY BOARD MEMBER DILLER.
DISCUSSION.
VOTE:
BOARD MEMBER DILLER~ AYE
CHAIRMAN WATERS: AYE
VICE CHAlRMAN TAYLO~ AYE
BOARD MEMBER TACKABERRY: AYE
MOTION CARRIED.
REGULAR
IU~CUI.AR
Community DeveJopment Department
A. Presents A Request By Hacieoda Village For A Variance From Section 20-318.
Of The City Code or Ordinance5, Which Sets Forth Building Setbacks For The R- T
Mobile Home Pa.rk Zoning District.
Mr. Baker presented the request for a Variance.
(jj)
yly! ~
FEB-1A-?~~~ 14:~
~'"',., ..."......,... ~---
FEB-18-2004 14:35
407 324 5731
4kf( ~~4 ::>'(~l
t-'.\::l~
CITY OF WlNTER SPRJNC,S
DRAFT l1N~PROVED MINUTF,S
BOAR..O OF r\D1VSTMENT
SPSCIAL MEETINC - JAM)ARY 22. 2004
P^CiE J of 4
Mr. Baker stated, "Staff has reviewed - and looked at this according to our Variance
criteria and we do not believe that the application meets the six (6) Variance criteria. We
do not see rhat they meet the criteria; we have to recommend denial." Mr. Baker also
reported, "I have had two (2) anonymous phone calls expressing concern about the
Variance - both past and future drainage at the site, which is not directly a setback issue,
but I did want to report that we did have two (2) calls.'1 Vice Chainnan Taylor a.;ked.
"Has there ever b~cn any drainage problem with th.at property?" Mr. Baker replied,
"According to the callers there have been. r have no knowledge oftt myself."
MI', Jeff Robb.. Lifesryle Choice Realty, Inc.. 125 Norch Summerland A\Jenue. Sanford.
Florida: addressed questions from the Board as a representative for Lifestyle Choice
Realty, Inc.
Mr. Michael HojJ. lU' a relative representing Ms. Jean Rober' [who resides at Lot 254.
Hacienda Village. Winter Springs. Florida}. Mr. Hoff commented that Ms. Robert has
been a resident for the past eleven (11) years, and has not had a problem with drainage
until the mobile home was placed on Lot 255. Mr. Hoff stated that he had met with the
General Mar)ager of the Haciend:i Village Co-operative, Inc. regarding this issue.
Discussion ensued regarding the drainage problem at Lot 254.
T~\lC t/Slde a
"I RECOMMEND WE VOTE AGAINST TI:IE VARIANCE REQUEST AND PASS
IT ON TO THE CITY COMMISSION." MOTION BY VICE CHAIRMAN
TAYLOR. SECONDED BY BOARD MEMBER DILLER DISCUSSION.
VOTE:
BOARD MEMBER DILLER: AYE
VICE CHAIRMAN TAYLOR: AYE
CHAIRMAN WATERS: AYE
BOARD MEMBER TACKABERRY: AYE
MOTION CARRIED.
Chairman Waters stated, "If you want to talk to someone in the City [of Winter Springs]
regarding the drainage issue, whether or not the City has anything to do with that would
be Zynka [Perez, Stormwater Manager]." Mr. Baker added, "Or Kip [Lockcuff, P.E.
Public Works/Utility Department Director]."
(f;Y
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FEB-18-23Q4 14:'4
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CITY OF WI'NTER SPRINGS
D~F1' UNAPPROVro t-{INUTES
BOARD Of' ADJUSTMENT
SPECIAL MEETING - JANUARY 22: 2004
PAce 40(4
ADJOURNMENT
"I MAKE A MonON THAT WE ADJOURN." MOTION BY VICE CHAIRMAN
TAr"LOR. SECONDED BY BOARD MEMBER DILLER.. DISCUSSION. WITH
CONSENSUS OF THE BOARD, THE MOTION WAS APPROVED.
MOTION CARRIED.
Chairman Waters adjourned. the Meeting at 8:02 p,rn.
RESPECTFULLY SUBMIITED BY:
DEBBIE FRANKLIN. DEPUTY CITY CLERK; AND
PATRlClA SCHRAFF
ASSISTANT TO THE CITY CLERK
APPROVED:
~J/
THOMAS WATERS. CHAIRMAN
BOARD OF ADJUSTME~
Cll)' Clcrk\AdVlto~ BQ~rdt and Commil~\Board or Adjuml'lenllAllJlMlNUTESlO12104 SPEC~Ldoc
NOTE: Thl!$C Minutet u-cn appro-eel ulhc
I 2004 Bo~rd or Adju:lml:l'Il Special Meeting,
FEB-18-20e4 14:24
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