HomeMy WebLinkAbout2004 07 26 Regular 505
CITY COMMISSION
AGENDA
ITEM 505
CONSENT
INFORMATIONAL
PUBLIC HEARING
REGULAR X
07/26/04
Meeting
MGR, ~ IDEPT fr
Authorization
REQUEST: The Community Development Department recommends the City Commission
hear a request for a variance by Charles and Sandra Lacey from Section 20-103 of the City
Code of Ordinances, to encroach 3 feet into the 20 foot side building setback to add on to the
side of an existing single family residence.
PURPOSE: The purpose of this agenda item is to consider a request by the Laceys for a
variance from the requirements of Section 20-123 of the City Code of Ordinances to encroach
3 feet into the 20 foot side building setback at 733 Bear Creek Circle (Lot 21, Bear Creek
Estates, depicted in Plat Book 26, pages 57-59 of the Public Records of Seminole County,
Florida). The applicable 20 foot side building setback is set forth on the final subdivision plat,
cited above.
DISCUSSION:
The City Attorney has determined that the City has the authority to hear variance requests
involving [primary structure] building setbacks on lots within planned unit developments
(PUDs) where the building setbacks are set forth on the final subdivision plat, as in this case.
A proposed ordinance is being considered (draft Ordinance No. 2004-31 is scheduled for
adoption on July 26, 2004) to establish minimum primary structure building setbacks within
PUDs.
The applicant has received approval from the Bear Creek Homeowners' Association
Architectural Control Committee (please see attached).
APPLICABLE CODE:
Sec. 6-2. Compliance with Chapter.
Article XI. NONCONFORMITIES (Sec. 9-561 through 9-566)
July 26, 2004
Regular Item 505
Page 2
Sec. 20-82. Duties and powers; general.
Sec. 20-103. Restrictions upon lands, buildings and structures.
Sec. 20-166. Front, rear, and side yard regulations.
CHRONOLOGY:
June 16,2004 - Bear Creek HOA Architectural Control Committee approves drawing, plan
layout, and concept of encroaching into building setback
June 18,2004 - Variance application was received by City.
July 1,2004 - BOA heard the variance request and voted to recommend denial.
FINDINGS:
1) Lot No. 21, of Bear Creek Estates, is zoned PUD (Tuscawilla PUD) and has
a Rural Residential Future Land Use designation.
2) The required side yard building setback is 20 feet, as set forth on the face of
every page of the plat.
3) The applicant requests a variance to encroach 3 feet into the 20 foot side
yard building setback, to within 17 feet of the side property line.
4) The applicants have provided the attached memo of June 16,2004, from the
neighbors adjacent to the proposed addition, stating their endorsement of the
proposed building addition into the side yard building setback.
5) A variance requires compliance with all six (6) criteria outlined in Code
Section 20-82 (staff does not believe that the request meets any of the 6
criteria):
a) that special conditions and circumstances exist which are peculiar to the
land, structures or buildings involved and which are not applicable to
other lands, structures or buildings in the same zoning district;
There is nothing peculiar to this land, structure, or building which is
not applicable likewise within the same zoning district.
b) that special conditions and circumstances do not result from the actions
of the applicant;
The request results from the applicant.
c) that granting the variance requested will not confer on the applicant any
special privilege that is denied by this chapter to other lands, buildings
or structures in the same zoning district;
Granting the variance would confer a special privilege upon the
applicant.
July 26, 2004
Regular Item 505
Page 3
d) that literal interpretation of the provisions of this chapter would deprive
the applicant of rights commonly enjoyed by other properties in the
same zoning district under the terms of this chapter and would work
unnecessary hardship on the applicant;
A literal interpretation of these provisions would not deprive the
applicant of rights commonly enjoyed by other properties within the
district and would not work an unnecessary hardship on the applicant.
e) that the variance granted is the minimum variance that will make
possible the reasonable use of the land, building or structure.; and
The variance is not the minimum necessary to make possible the
reasonable use of the building or land.
t) that the grant of the variance will be in harmony with the general intent
and purpose of this chapter, will not be injurious to the neighborhood, or
otherwise detrimental to the public welfare.
Granting the variance would not be in harmony with the intent or
purpose of the regulations.
6) There is no lake, tract, or other known mitigating
topographic/environmental feature adjacent to the pertinent side of this lot
that would lessen the effects of the proposed encroachment on the
neighboring residents.
BOA ACTION: At its July 1,2004, meeting, the Board of Adjustment voted to recommend
that the Lacey building setback variance request be denied.
RECOMMENDATION: The BOA and staff did not find the request to be consistent with the
six (6) criteria necessary for granting a variance and recommend denial.
ATTACHMENTS:
A - Location map, plat pages, and plot plan
B - Variance application
C - Applicants' supporting documentation
D - Draft BOA minutes
CITY COMMISSION ACTION:
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1_ REFERENCE
Legal Description
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Certified to:
Charles A. Lacey; Sandra A. Lacey; Ur..
Tille, Inc.; Commonwealth Land Tit,
Company; Principal Residential M'
successors and/or assigns,
1"=50'
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La! 21, BEAR CREEK ESTATES, accordil
thereof, as recorded in Pial Book 26, Pages
Public records of Seminole County, Florid, !
Community number: 120295 Panel: 016,
SuffIX: E F.I.R.M. date: 4//7/95 Flood Z
Date offield work: 1/23/98 Completion d
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Property Address:
733 Bear Creek Circle
Winter Springs, Florida 32708
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Survey number: Y_20568
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,BOARD OF ADJUSTMENT APPLICATION
CITY OF WINTER SPRINGS
1126 EAST S~ATE ROAD {34
WINTER'SPRINGS, FL 3270~~2,799
(407)327-~800
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FOR:
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SPECIAL EXCEPTION
VARIANCE
'CONDITIONAL USE
ADMINISTRATIVE DECISION
1. APPLICANT: .t,IfM.lt5 f SA,vO(\A' LA~
,ADDRESS: 1-:S'~, B~r., Cr--u.-Ic:. C\"C:-<.".
2 PURPOSE OF REQUEST.: f<eC;:k.~fiD-{ ~f-ti~' V4-r\~~ {,~u..eSt
. (ij4,)
. " 'PHONE ~sr:I-Cff;J, 7
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3,
ATTACH A COPX OF THE PARCEL SURVEY.
4.
ATTACH AN 11 x 17 MAP SHOWING THE SUBJECT PROPERTY AND
SURROUNDING PARCELS.
5.
ATTACH LEGAL'DESCRIPTION.
SoU.. St..rv< 1 ~ Let- 2.1 I B.ea..r 6r'e.e.-fc ~c;td-eS
PlA.-t 8.o&?k 2fo) r f ~'1- f:tt
N U M B E~ :' 0 '1- 2} - q, - '5 GB - 0 oct) .,.. a 2.1 0
6.
TAX,PARCEL ~DENTIFICATION
.
, ,
7 . LOCATION 'OF PARCEL (street Addres's and/or ,Nearest Cross
S t r e e t s) : ,r ~ '3.. ,~~, Lrt!..or..k.. (ire.. (4... c...J~"-~r S'~"11\...1S, r'- 3:l"l b~
8, PRESENT ZONING ~ f>u b FUTURE LAND USE ie<'OWF~ 1JGJ!:"7 tfb,,j)';;;,
By Signing below' I understand that City of Winter Springs Officials
may enter Upon my property to inspect that portion. as relates to
this application:
(If the applicant is not the owner of the subject property,
applicant must attach a letter of authorization signed by
owner) .
l!-hac l?j A, i-Al.~
OWNER-PLEASE T~YPE '.
~ <L ~/olor'
OI-lNER-S G ATU E . '
tf;}e
the
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PERSONS ARE ADVISED THAT, 'IF THEY DECIDE TO APPEAL ANY: DECISIONS
HADE AT THESE MEETINGS/HEARINGS, THEY WI-LLNEED A ,RECORD OF THE
PROCEEDiNGS AND FOR SUCH PU~POSE, THEY WILL NEED TO INSURE THAT A
VERBATIM 'RECORD OF THE PR6C!EDINGS IS HADE,AT'THEIR 'COST, I-lHICH :
INCLUDES THE TESTIMONY AND',EVIDENCE UPON HHICH THE APPEAL IS TO BE I .
BASED, PER SECTION 286.010C; f;lr,I"'IPTrn c.-mllmnm""l'
'" . ~ ,1.. C
<;,.J. t.'
'A Sta'ff Report will be developed for each' Application, The
Applicant should be piepared to address each of the issues provided
below for Variance requests,
APPLICATION INS'TRUCTIONS '
the,Eoard of Adjustment must make the
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THE APP~ICANT IS RESPONSIBLE FOR PROVIDING THE CITY WITH. THE NAMES
AND ADqRESSES OF EACH PROPERTY OWNER, WITH IN' 150 FT, OF EACH
PROPERTY LINE BY THE SCHEDULED TIM-E. '
, '
THE APP~ICANT IS RE'SPONSIBLE TO POST THE BLUE NOTICE CARD ON THE I
SITE AT LEAST SEVEN DAYS PRIOR TO THE ,BOARD OF :ADJUSTMENT MEETING "t ,,'
" .
AT WHICH ,THE HATTER WILL BE CONSIDERED: SAID'NOTICE SHALL NOT BE'
POSTED WITHIN THE CITY RIOHTS~OF~WAY,
, . .
ATTACHMENT C
733 Bear Creek Circle
Winter Springs, FL 32708
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June 17,2004
Winter Springs Community Development Department
City of Winter Springs
1126 East State Road 434
Winter Springs, FL 32708-2799
attn: Board of Adjustment Application
Dear Sir or Madam:
Please find enclosed our application to the Board of Adjustment for a variance to the side setback
requirement for ,our home. Presently, the west-facing side of the house is 26.08 feet from the lot line;
the setback is 20 feet. For a very desirable addition to our home, it is only practical to proceed with
construction if we can relocate the exterior wall by 8 feet 8 inches. Accordingly, we are requesting a
:vaI<iance in the setback of three feet.
IfStaiite9>'.:t!1e setback will still be in excess of seventeen feet.
OUJn~west neighbors, and the only ones affected by the setback have endorsed this variance request.
, . :rii"eJ,\iett~t';is attached. Also, the Architectural Review Committee of the Bear Creek Homeowners
, ., - ,'I'" -~ - " ',,' ~ "" .
!\s~~s[aii6n'has indicated their intent to approve the construction and I will forward this document as
, soO'nis I receive it.
Welj.iive carefully reviewed the key points in justifying the need for a variance and believe they are
NUy:'satisfied in our request.
I. Special conditions and circumstances exist in that the home was built with a Master Bedroom suite
(primarily the bath and closet area) that is markedly smaller than any of the homes in the
neighborhood. We, and our neighbors, believe this will have material negative affect on the resale
value of this house, and is thereby a negative factor for the neighborhood as a whole.
2. The special conditions pre-existed our occupancy and we are trying to correct them with this
application.
3. We do not believe that this construction will confer upon us any special privilege.
4. As stated above, our present enjoyment of the home and its future resale value is harmed by the
present state of the house.
5. This is the minimum variance request that will allow us to cure the problem. We have hired an
architect to explore every possible means to avoid having to make this request, but after looking at
many scenarios, we are unable to fmd a solution that does not extend the west side. The total space
needed is precisely calculated at eight feet eight inches and we are requesting a variance of three feet
to account for possible error, but it is our intent to encroach upon the current setback by just two feet
inches.
.......................
June 17, 2004
Page 2
6. Your granting of this variance will allow us to enhance the neighborhood. The Architectural
Review Committee of the Bear Creek Homeowners Association will approve the plans only if the
new construction will be in harmony with the current building and neighborhood standards.
7. The enhanced home value will be consistent with the Comprehensive Plan.
The names and addresses of property owners within 150 feet are:
. Parcel Tax Identification Number 0721315GB00000200
Joseph and Margaret MCWhertor
731 Bear Creek Cir
Winter Springs FL 32708
(only neighbors affected by the variance request)
. Parcel Tax Identification Number 0721315GB00000220
Arthur and Michele Pines
735 Bear Creek Cir
Winter Springs FL 32708
(our opposite side neighbors)
. Parcel Tax Identification Number 0721315GB00000530
Samuel and Esabella Soh
726 Bear Creek Cir
Winter Springs FL 32708
(across the street)
. Parcel Tax Identification Number 0721315GB00000540
Robert and Michele Steger
736 Bear Creek Cir
Winter Springs FL 32708
(across the street)
. Parcel Tax Identification Number 0821315GT00000920
Max and Patricia Riddick
1553 Winter Springs Blvd
Winter Springs FL 32708
(on the far back side - not in our neighborhood)
Thank you for consideration of this request. We will be traveling out of town from June 21-25 and
unavailable, but we will contact you upon our return to answer any questions you may have about this
application.
~tl~IY'
. cL~rey
Sandra H. Lacey
~7.(~
Memo
To: Whom It May Concern
From: Joseph & Margaret MCWhertor
731 Bear Creek Circle
Winter Springs, FL 32708
Lot 20 Bear Creek Estates, 07-21-31-SGB-0000-0200
Date: June 16, 2004
Re: Home improvement at 733 Bear Creek Circle
Lot 21, Bear Creek Estates
Our direct neighbors to the east, Charles and Sandi Lacey, are planning an
addition to their home on the side that faces our property. We understand that
this will require a variance to the side setback of less than three feet.
We have reviewed their architectural plans and feel that this will be an
improvement to their property and, thus, to the whole community of Bear Creek
Estates. Accordingly, we endorse our neighbors' home addition plans.
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Winter Springs, FL 32708
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June 18,2004
Mr. John Baker, AICP
Winter Springs Community Development Department
City of Winter Springs
1126 East State Road 434
Winter Springs, FL 32708-2799
Dear Mr. Baker:
Thank. you for taking the time yesterday to discuss with me the requirements for a variance and for
reviewing our application.
As promised, enclosed is the construction approval from the Bear Creek Estates Architectural Review
Committee. I apologize for not including it in the original package, but I wanted to submit the
application to you as soon as possible, and I could not be certain that the HOA approval would come
so quickly.
I have given some more thought to the issue of the "minimal" variance needed. I want to re-assure
you tp.at the decision to request a variance of three feet (to accommodate a planned actual
encroachment of two feet eight inches) was not made lightly. Our architect recommended a larger
room, but we reduced his original design by four feet to accomplish the needed improvements with
the.smallest possible encroachment. The external dimensions requested are to accommodate an
interior width of eight feet. The architect feels this is the smallest size that makes the project feasible.
This dimension is also visually in-line with an existing half-wall, made of concrete block and
compatible with the existing and new construction, that is eight feet from the main house wall. This
semi-enclosed area hides the air conditioning unit and other equipment from view. The design of the
new addition is to make it compatible with this wall. The pre-existing half-wall is to the front of the
house; the new room will visually appear to be an extension of the wall to the rear.
One last observation is that the reduction in setback from twenty feet to 17 feet four inches is a
change of only 13 %. In this analysis, I use the word "minimal" in a different context, but I hope you
would agree that 13% is a minimal variance request.
~~~
.......................
BEAR CREEK ESTATES HOMEOWNERS ASSOCIATION
APPLICATION TO THE ARCHITECTURAL CONTROL COMMITTEE
THIS SECTION TO BE COMPLETED BY PROPERTY OWNER:
~HAR.LE-~ ? SfrN~tA LACEY
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DESCRIPTION OF IMPROVEMENT: 0 Fro,,-\'- t~t'cl Ifddi-htk\...
2) MBIt c./optf a~t~ol\ Ott wt.rl fol'J.e.
PROPERTY OWNER NAME:
PROPERTY ADDRESS:
HOME PHONE #:
WORK PHONE #:
S 4-~ <.
SPECIFICATIONS OF IMPROVEMENT: (speciftealions must contain particulars of improvement, i.e., colors, & materials list. If roof in\l'Ol'.ej, outline of
roof line as related to existing structure, If fence include color, style, height Follow requirements in Covenants and Restrictions.) IF ADDITIONAL SPACE
IS NEEDED, PLEASE ATTACH ON SHEET OF PAPER.
P\-lA.S~ oq~~ Mos~ ~fjfulw-J d.r&ali,S o...rvL e-{.evd7o~ s. n~ r..ew ""ODW\ LtJi /I b~
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SITE PLAN: (use a copy of Ict surwy if available or draw here shC7Ning lot property lines, location of existing house, and highlight where improvement will
be placed BE SURE TO FOLLOW SETBACK REQUIREMENTS.) ,
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ELEVATION SKETCH: (if im~ent is porch be sure to show how roof lines come together)
E~l.osul
I hereby submit to the Architectural Contol Committee for consideration, and agree to obtain necessary building permits and adhere to building setbacks as
specified,
DATE: I~/lrfrr
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THIS SECTION TO BE COMPLETED BY AC COMMITTEE
~ROVED <::> DENIED
DATE
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COMMENTS/SIGNATURES OF AC COMMITTEE:
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ATTACHMENT D
CITY OF WINTER SPRrnGS
DRAFT UNAPPROVED MINUTES
BOARD OF ADJUSTMENT
REGUlAR MEETING
JULY 1,2004
I. CALL TO ORDER
The Board of AdjUStment Regular Meeting of Thursday, July I, 2004 was called to order
at 7:00 p,m. by Chairman Thomas Waters in the Commission Chambers of the Municipal
Building (City Hall, 1126 East State Road 434, Winter Springs, Florida 32708).
RoU C2ll:
Chairman Thomas Waters, present
Vice Chainnan Jack Taylor, present
Board Member Gary Diller, present
Board Member Kathryn Fairchild, present
Board Member Howard Casman, present
Chainnan Waters led the Pledge of Allogiance.
II. CONSENT AGENDA
CONSENT
A. Approval Of The May 27, 2004 Special MeetiDg Minutes.
This Agenda Item was not discussed.
CONSENT
B. Approval Of The JUDe 3, 2004 Regular Meeting Minutes.
No discussion.
HI MAKE A MOTION TO APPROVE THE MINUTES AS PRESENTED."
MOTION BY VlCE CHAIRMAN TAYLOR. SECONDED BY BOARD MEMBER
FAIRCHILD. DISCUSSION. WITH CONSENSUS OF THE BOARD THE
MOnON WAS APPROVED.
MOTION CARRIED.
:;JO . ~ ,...'" ~ _ .~,... ........
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, CITY OF wtNiER SPIUNOS
DRAFT UN^PPRovED MINUTES
BOARD OF i\DJUSTMENT
REGULAR MEETING - JULY 1.2004
p^Oe20F4
llI. REGULAR AGENDA
RECVLA.1t.
Community De'Velopm~t Department
A. Request For A Variance By Charles And Sandra Lacey From Section 20-103.
or The City Code Of Ordinaoces, To Encroach 3 Feet Into The 20 Foot Side
Building Setback To Add On To The Side or An Existiog Single Family Residence.
Mr. John Baker, AlCP, Senior Plarmer, Community Development Department,
introduced the Agenda Item.
Mr. Baker stated, "As I noted in my Staff Report, the City Anomey [Anthony A.
Garganese] has said that - within PUD's [Planned Unit Development), we do not have
the authority to discuss Variances. If the only place that the setback is setforth is in the
Homeowner's Deed Restrictions or Codes, Covenants, and Restrictions. In this case, it is
on the plat so the City has approved the plat and we do have the authority to hear the
Variance case. Looking at the 'Findings', Lot Number 21, Bear Creek Estates is zoned
PUD [planned Unit Development] is part of the Tusoawilla Planned Unit Development as
a rural residential FUture Land Use:' Mr. Baker added, "The applicant requests the
Variance to encroaCh as much as three feet (3') into that t'Nenty foot (20') side yard
building setback. We have a memo from the adjacent property owner stating 'no
objection' to the encroachment on that side."
Mr. Baker said, uLooking at the Variance Critena, Staff does not believe that the
Variance request meets any of the six (6) Variance Criteria." Mr. Baker added, "I made a
mistake in Number 6), 1 put the word 'behind' and I meant 'beside'."
Mr. Charles Lacey, 733 Bear Creek Circle, Wimer Spring!, Florida: addressed the Board
regarding his request for a Variance.
Discussion.
Tape \/Sidc 9
Further discussion ensued.
Mr. Baker stated, uI will investigate - I believe there is a change in policy in the location
of Ale [air conditioned] pads and if you will call me in the next couple of days - I will
get you that answer."
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CITY OF WINTER SPPJNGS
DRAFT UNAPPROVeD MJlIlUT~S
80ARD OF ADJ\1ST~E""T
REGULA ~ MBI:TING - JULY'. 2004
I'^ClE30F4
"I MAKE A MOTION THAT WE RECOMMEND DISAPPROVAL OF THE
, VARIANCE!' MOTION BY VICE CHAIRMAN T AYLOR. SECONDED BY
BOARD MEMBER CASMAN. DISCUSSION.
CHAIRMAN WATERS CLARIFIED, "IF WE VOTE 'YES', WE ARE VOTING
TO DENY THE VARIANCE - 10 RECOMMEND DENIAL. IF WE VOTE 'NO',
THEN WE ARE VOTING TO RECOMMEND APPROVAL FOR THE
ADDITION."
VOTE:
BOARDMEMBERCASMAN: AYE
CHAIRMAN WATERS: AYE
BOARD MEMBER FAIRCHILD: AYE
BOARD MEMBER DILLER: AYE
VICE CHAIRMAN TAYLOR: AYE
MOTION CARRIED.
Chainnan Watern asked, 1'Mt. Baker, you will let Mr. Lacey know when this will be
going to the [City] Commission?" Mr. Baker replied, "Yes, it should be going on the
July 26th [2004) City Conunission."
Discussion ensued regarding the vacancy to replace Board Member Gary Diller's Sea.t.
Chainnan Waters discussed having the Board of Adjustment Board Members meet with
the City Anorney [Garganese] after a Regular Meeting to answer questions.
In other business. discussion ensued on previous Variances.
IV. FUTURE AGENDA ITEMS
No discu&sion.
v. REPORTS
There was no discussion on this Agenda Item.
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JUL-l~-~~~4 l~; 4'(
Se"d l\7101
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4~( .5~4 ::>(.51 r-'"~::>
.....-..." V{,Jr."'_-~fl,- 1I1J.
CITY OF wINTEP. SPRINGS
DR.'IJ'T UNAP'PR.OVED MINUTES
BO.'RD or AI)J1JST~tNT
REGUI.J..R MEETING -JU I. 'i I. 2004
PAC!! 4 OF 4
VI. ADJOURNMENT
"I MAKE A MOTION WE ADJOURN." MOTION BY VICE CHAIRMAN
TAYLOR. SECONDED BY BOARD MEMBER CASMAN. DISCUSSION.
WITH CONSENSUS OF THE BOARD THE MOTION WAS APPROVED.
~OTION CARRIED.
Chainnan Waters adjourned the Meeting at approximately 8:38 p.m.
RESPECTFULLY SUBMIITED:
JOAN L. BROWN
DEPUTY,CITY CLERK
APPROVED BY:
THOMAS WATERS. CHAIRMAN
BOARD OF ADJUSTMENT
@
HOT'Ei; Tlle,~ M\nu\l:$ -..eft .p,",vod allhe
.2004 ElcRrd or AdjuStmenl Rq\llllr Mcxt\ns.
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TOTAL P.05