HomeMy WebLinkAbout2001 09 06 Regular Item B
BOARD OF ADJUSTMENT
AGENDA ITEM A
September 6, 2001
Meeting
REQUEST: Community Development Department presents to the Board of Adjustment the
request of Heidenescher Homes for a variance from the established front yard
setback line at 132 Cherry Creek Circle, in The Reserve at Tuscawilla, Phase IA.
PURPOSE: The purpose of this agenda item is to consider. a request by Heidenescher Homes
for a variance to allow a portion of the garage to encroach to within 17.37 feet of
the front property line at the northwest comer (a variance for 2.65 feet) and 18.94
feet of the property line at the southwest corner (a variance for 1.06 feet), in
contrast to the 20 foot front yard setback set forth in note number 4 on the face of
The Reserve at Tuscawilla, Phase lA, final subdivision plat (Plat Book 58, Page
100 of the Public Records of Seminole County).
APPLICABLE CODE:
Sec. 6-2. Compliance with chapter.
(a) No building or structure shall hereafter be constructed, altered,.. . except in
conformity with the provisions of this chapter.
Sec. 6-4. Violations.
Any person who shall violate a provision of this chapter or fail to comply
herewith or with any of the requirements hereof, or who shall erect, construct,
alter or repair, or has erected, constructed, altered or repaired a building or
structure in violation of a detailed statement or plan submitted and approved
hereunder, shall be guilty of a violation of this Code and shall be punished in
accordance with section 1-15.
Sec. 20-103. Restrictions upon lands, buildings and structures.
(c) Percentage of occupancy (lot). No building or structure shall be erected...nor
shall any open space surrounding any building or structure be encroached upon or
reduced in any manner except in conformance with the building site requirements
... for the district in which such building or structure is located.
September 6, 2001
BOA Agenda Item A
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 exception as delineated in this chapter.
(1) The board of adjustment shall have the additional following specific powers
and duties:
a.
b.
c. To recommend upon appeal such variance from the terms of this
chapter as will not be contrary to the public interest where, owing to
special conditions, a literal enforcement of the provisions of this chapter
will result in unnecessary and undue hardship. In order to recommend
any variance from the terms of this chapter, the board of adjustment must
and shall find:
1. That special conditions and circumstances exist which are
peculiar to the land, structure or building involved and which are
not applicable to other lands, structures or buildings in the same
zoning district;
2. That the special conditions and circumstances do not result
from the actions of the applicant;
3. 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;
4. 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.
5. That the variance granted is the minimum variance that will
make possible the reasonable use of the land, building or structure;
6. 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.
d. .....
September 6, 200 I
BOA Agenda Item A
Page 3
(2) In recommending the granting of any variance, the board of adjustment may
recommend appropriate conditions and safeguards. Violations of such conditions
and safeguards, when made a part of the terms under which the variance 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 variance
is required shall be begun, or both.
(3) Under no circumstances shall the board of adjustment recommend the
granting of a variance to permit a use not generally or by special exception
permitted in the zoning district involved, or any use expressly or by implication
prohibited by the terms ofthis chapter in the zoning district. No nonconforming
use of neighboring lands, structures or buildings in the same zoning classification
or district, and no permitted use of lands, structures or buildings in other zoning
classifications or districts shall be considered grounds for the authorization of a
varIance.
(4)
(5)
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
board of adjustment shall schedule such application for consideration at a public
meeting.
(b) All such applications will be processed 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:
(I) 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.
September 6, 2001
BOA Agenda Item A
Page 4
(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 of the 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 ofthe
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
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 of the 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 of twelve (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.
CHRONOLOGY:
September 6, 2001
BOA Agenda Item A
Page 5
March 6, 2001 - City Land Development Coordinator Don LeBlanc approves
zoning and setbacks for building permit application
March 30, 2001 - City issued building permit No. 01-00349
August 7, 2001 - "As built" survey received by the City - potential problem
noted in setbacks
August, 2001 - V ari~nce application received by City
FINDINGS: 1). A building permit was issued for the site, based upon the correct 20 foot front
yard setback.
2). On August 7, 2001, an "as built" survey was provided to the City, depicting
20 feet at the southwest corner and an indistinguishable dimension at the
northwest corner of the garage. City Staff compared the "as built" survey to the
original plot plan and questioned th~ front setbacks. Provision of the "as built"
survey at the time of the framing inspection had been a long-standing Building
Division policy.
3). Also on August 7, 2001, the City did a framing inspection at the subject
property.
4). On August 20,2001, the applicant, Richard Heidenescher, President of
Heidenescher Homes, applied for a variance, providing also a letter of
authorization from the property owner.
5). On August 24,2001, Building Official Dennis Franklin provided a memo
addressing the situation at the site and providing a recommendation.
RECOMMENDATION:
That the Board of Adjustment consider the variance pursuant to the criteria
outlined in section 20-82 and the recommendation by the Building Official and
make a recommendation to the City Commission.
A TT ACHMENTS:
A - Plot plan submitted with building application
B - Two "As-built" surveys
C - Variance application
D. - Authorization letter
September 6, 200 I
BOA Agenda Item A
Page 6
E. 8/24/01 Memo from Building Official Dennis Franklin
F. Letter of Opposition
BOARD OF ADJUSTMENT ACTION:
ATTACHMENT A
Plot Plan
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Certified Corre.ct To:
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pmt an -- Heidenescher~~~
Mr. And Mrs. Goodenbury
Lot 11 Reserves @ Tuscawilla RevIsIons:
___ Cherry Creek Circle 2/8/01 Drlvewoy RevIsIon
~ingSI Fl. 32708
I___-_H___-r" . , Y!tft, Notes:
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Plat Book 48 Page 31-
40
Reserve At Tuscawilla
Phase 1-A
Section 6
Township 21 South
Range 31 East
Seminole County, Florida
Custom Homes Date:
February 2. 2001 Scole:
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ATTACHMENTB
2 "As-Built" Surveys
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PLAT..OF SURVEY
for
HEIDENESCHER HOMES, INC.
Legal Description
RESERVE AT TUSCAWILLA PHASE 1-A, according to the Plat thereof as recorded
Book 58, "9" 99 "~~~f t~' COUZh flocid,.
RECEIVED
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SCALE: 1 "=30'
0- FOUND 4"X4' CONC. MON. #5633
SURVEY NOTES:
1) The street address of the above described property is 122 CHERRY CREEK CIRCLE.
2) The above described property lies in a Flood Zone A, E, & X
SURVEYOR'S CERTIFICATE
is to certify that I have made a Survey of the above described property and that the plat hereon delineated
an accurate representation of the same. I further certify that this Survey meets the I'Iininun Technical
.. -. .:- ..:, set forth by the Florida Board of Land Surveyors pursuant to Section 427.W of the Florida Statutes.
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REVISIONS:
..-,.~ ~u~ FOlJ/oJDATIO , 17 MA~ ZOOI
CERTIFIED CORRECT TO:
GREGORY P. & mAGGIE L. GOOOENBURY
HOmEBANC mORTGAGE CORPORATION
GULF A TLANTIC TITLE
HEIOENESCHER H[]fIES, INC.
..w.....1 NO: 01-8'3
KIT E SURVEYING, INC.
R. BLAIR KITNF.R ,- P.L.S. NO. 33B2
Post OfficI'! Box 823, 'Sanford, Fl. 32772-0023
;. (6.07>- 322-2CDl
I SURVEY-~~T~ZO'!E.6._~1 _
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This is to certify that I have made a Survey of the above described property and that the plat hereon delineated
is an accurate representation of the same. I further certify that this Survey meets the Minirrun Technical
Standards set forth by the Florida Board of Land Surveyors pursuant to Section 427.027 of the Florida Statutes.
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KITNER S~RVEYING, INC.
R. BLAIR KITNER - P.L.s. NO. 3382
Post Offic~ Bo~ 823, Sanford. Fl. 32772-0823
(407) 322-2000
L:,.URVEY DATE: 20 J:E6. 2001
PLAT OF SURVEY
for
HEIDENESCHER HOMES, INC.
Legal Description
LOT 11, RESERVE AT TUSCAWILLA PHASE 1-A, according to the Plat thereof as
Plat Book 58, Pages 99 and 100, of the Public Records of Seminole County,
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recorded in
FLorida.
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SCALE: 1" = 30'
0- FOUND 4"X4" CONC. MON. #5633
SURVEY NOTES:
1, The street address of the above described property is 122 CHERRY CREEK CIRCLE.
2, The above described property lies in a FLood Zone A, E, & X
SURVEYOR'S CERTIFICATE
REVISIONS:
fDUND4TIO,l/ : 17 !>fA I( 2001
.~..-^ ~ J?~VI~ED' I" Allt<. 2001
CERTIFIED CORRECT TO:
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GREGORY P. & MAGGIE L. GOOOENBURY
HOMEBANC MORTGAGE CORPORATION
GUlF ATLANTIC TITLE
HEIOENESCHER HOMES, INC.
PROJECT NO: 01-8,
ATTACHMENT C
Variance Application
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BOARD OF ADJUSTMENT APPLICATION
CITY OF WINTER SPRINGS
1126 EAST STATE ROAD 434
WINTER SPRINGS, FL .32708-2799
(407)327-1800
FOR:
x
SPECIAL EXCEPTION
VARIANCE
'CONDITIONAL USE
ADMINISTRATIVE DECISION
1, APPLICANT: 1:lt=:.lOENS-)cHE.e. J-lon~ 4:k. 'PHQNE~) ~l!>4'8Sb~ X 14
ADDRESS: 1~~0:5. 11"'1' 11-~t" L~~<;../cP9 I Fl-. ~,1S0
2 PURPOSE OF REQUEST: CJ1~"<r,1C. -N-e. N.oJl&Y\u,""\ fO..;J"T oS e:,:r~
F~\'Y\ 20' ,.~ 11'.4 ".
3. ATTACH A COPY OF THE PARCEL SURVEY.
4. ATTACH AN 11 x 17 MAP SHOWING THE SUBJECT PROPERTY AND
SURROUNDING PARCELS.
5. ATTACH LEGAL' DESCRIPTION.
6 .
TAX PARCEL IDENTIFICATION NUMBER:
Ltn 1.1. -r~t e..F_~ -.II.-
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Cross
8. PRESENT ZONING: .puC
LD.~.
FUTURE LAND USE: Ne ~"'Gt. t:.
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, the
applicant must attach a letter of authorization signed by the
~:Le~~
OWNER-PLEASE ~YPE
R'<:.l-lAAD E. HE,~EStAiEL
OWNER-SIGNATURE.
PERSONS ARE ADVISED THAT, IF THEY DECIDE TO APPEAL ANY.: DECISIONS
MADE AT THESE MEETIN6s/HEARINGS, THEY W~tL NEED A ,RECORD OF THE
PROCEEDINGS AND FOR SUCH PURPOSE, THEY WILL NEED TO INSURE THAT A
VERBATIM RECORD OF THE PROCEEDINGS IS H~DE, 'AT'THEIR 'COST, WHICH: .
INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE ,-
BASED, PER SECTION 286.0105, FLORIDA STATUTES
'J .
SECTION 20-84 - APPEALS FROM DECISIONS OF THE BOARD OF ADJUSTMENT
(1) Any person" or persons, jointly or severally aggrieved by
any decision of the Board of Adjustment may, Wi~!~\i.n:,,:4b'~lfit!\i~~G'~:_,3"Pi iJcP
d f t t h f . 1 . f d" . t h f f' 1!,101 "\:,HIAt/.!J,;> 1'1l,i't Kf,~ 1, I
ays a er e l Lng 0 any eClslon In e 0 lClT;.t;$", Tf,:,;;e -8o~r, /~..\1 14:4'J
Adjustment, but not thereafter, apply to the C-i;t~fIt CouncU ~qr ~250.0(j
administrative relief. After a hearing before th~~~!~f,tdrou'~~~~~8~l)
aggrieved party may, within thirty (30) days aftelil'~~j(ie' ~e~1'slPnt.oQliin
the City Council, file an appeal with a couPitid Bof comp!:!~tElPfHESCfitR HG,IlS
jurisdiction over the subject matter,'
Approved as to
form r~ b~. D.t"
Communit Development Coordinator
0/~ /91.
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APPLICATION INSTRUCTIONS
A staff, Repor~ will be developed for e~ch Application, The
Applicant should be prepared to address each of the issues p~ovided
below for Variance requests. The appiica~ion must be submitted in
typewritten format.
In order to grant a variance, the Board of Adjustment must make the
following findings of fact:
1. That special conditions and circumstances exist which are
peculiar to the land, structures or buildinos"involved and
which are not applicable to other lands, structures or
buildinos in the same zonino district.
2. That special conditions and circumstances do not result
from the actions of the applicant.
'''.' ".";-t.
r.' ~~i' ,'T:na:t:(q~an t i no the va ri ance r eoue s t ed will no t con fer on
the applicant any special privileoe that is denied by this
chapter to other lands, buildinos or structures in the same
I. __zonino_.district.
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4. That, literal interpretation of the prOV1Slons of this
chapter would deprive the applicant of riohts commonly enioyed
by other properties in the same zonino district under the
terms of this chapter and would work unnecessary hardship on
the applicant,
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S. That "the- variance oranted is the minimuin:. var{ance that
will make p~~sible the reasonable use of the land, buildino or
'~,str.uctur~'. j. !.:.(,:t,....~: '-'.. '~.'.' ~
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6. That the orant of the variance will be,in:barmony with the
oenera'l intent and purpose' of. this" cnapter: wi 11 not be
in iurious to the neiqhborhood, or otherwise detrimental to the
public welfare.
7. The request must be consistent with the obiectives and
policies of the Comprehensive Plan.
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THE APPLICANT IS RE"S!f'ONS1BtE'FOR PROVI'DIflG THE C'ITY WITH THE NAMES
AND ADDRE~S~S OJ:'.. ~JI,Cfl. 'pjtqf.ERT'y ..Qrt~E~. . H f:TH IN<t:~9. FT. OF EACH
PROPERTY ~IN~'BY THe'SCHEDULED T!ME.' " .: .
THE AP~LI~Al-r'r!.~ti"F:ESioN'S~tB'L:f: T6""OST THE BLUEN~~'ic{~~A~'D ':'~N ;.~~ .J;
SITE AT LEAST SEVEN DAYS PRIOR TO THE BOARD OF ADJUSTMENT MEETING ~~
AT WHICH THE MATTER WILL BE CONSIDERED: SAID NOTICE SHALL NOT BE'~'
POSTED WITHIN THE CITY RIGHTS-OF-WAY,
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:CONSERVATlON EASElAENT
PER PlAT BOOK 4B. PAGE J1
.t OFflOAl RECOROS BOOK .
3~3, PAGE: 036.3
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CONSERVA 110N
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CITY UF WiNl~R SPRINGS
~ISC ~fCEI~T 50;24
CITY HALL
Ri:.FEF:t.HCE
1126 STATE RO~D 434
DA TE/T I ME. 0.3/20/01
UINfER SrRI~~S ~L 32708
CI_E~:K cuordon
~'G: 1
14:48
[USiO~E~ HEIDENESCHER kQ~ES
EFC, D~TE 08/2G/20~1
f,'EC'1
~1 ~ISC[LLANEOUS Gt.NE2AL RlVfHUE
2~;0. 00
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-- -- -- --. - - -. .. -. ~ -- - - -- - -- -~ - -. -- -- -- - -.-- - --.-- -- -- - - - - -- - -- - -
- --- - - --- -- -~- -.- - - -.-.- - -,.--
HEIOENESCHER HOMES, INC.
LONGWOOD, FLORIDA 3275D
018316
Dl:'fe--' :::'/C:~~[ fiC.
;---- n----~-._--_..:--...-._r_-------.. _..__
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TOTALS /
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Hf;1DENf~flEI{
i2D S. H'NY ri-S2, SUiTE 210
LOt~GWOOD, FLORIDA 32750
PHOi'J<:: (407) 834-8500
~ '. FOREST CITY OFFICE
r~N NOil-;-\j ALTAMONTE SPRINGS. f'L. 32714
018316
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'AY I
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---.---------.--'---.- .......-
- - -- -- - - -.---- - -----------"--
ATTACHMENT D
Authorization Letter
August 20, 2001
Mr. John Baker, Zoning
City of Winter Springs
"
U.... _
1126 E State Road 434
Winter Springs, FL 32708-2799
To Whom It May Concern:
We hereby authorize Ric Heidenescher of Heidenescher Homes to represent us,
Maggie and Greg Goodenbury, for the property variance request for Lot 11, Reserve
Phase IA, Tuscawilla, Winter Springs.
Sincerely,
~ ;;d!~ '
~GOOdenb-Ury ~
h/
. k4
Gregory P. Goodenbury
d-c)O-d/
Date J
S.ZO-()/
Date
~ ~....~
.. JAMES K. DOWNEY
;,~,o"'t Notary Public Slale of Florida
'" n
My comm expires May 18, 2004
No, CC938066
_ <i/Jo/O /
ATTACHMENT E
8/24/01 Building Official Memo
r'
I BUILDIN~~I~SION .
Memo
To:
From:
John Baker, Land Development coordin~t~
Dennis E. Franklin, CBO, Building Officia~
08/31/01
132 Cherry Creek Cr.
Date:
Re:
The following is a recap of Building Division activity at 132 Cherry Creek
Cr., permit #01-00349, issued March 30, 2001. The original submitted
survey was reviewed and approved by the City Land Development
coordinator, and the plans were then reviewed for Standard Code
requirements by the city Plans Examiner. Once technical code
deficiencies on the plans were satisfied, the permit was issued.
The appropriate inspections were performed up to the frame inspection,
and the "as built" survey was received August 7, 2001. City policy
requires that a second survey be performed and submitted at the frame
inspection. The Inspector compared the original and the second survey
and determined that there may be a problem with the front setback
dimensions meeting city requirements. This situation was brought to
the attention of the Land Development coordinator who agreed that
there might be a significant setback problem. The Inspector immediately
notified the Building Official and the job was stopped until the builder
could provide an additional survey to more specifically establish a true
setback measurement.
It' is my understanding that the front property measurement on the
originally submitted survey was not taken at the closest point of the
building to the front property line. The "as built" survey revealed the
dimension in question, which prompted the concern.
. Page 1
I believe that if it is determined that this structure is encroaching the front
setback then the builder should be required to satisfy the violation and
remove that portion of the garage which violates the setback
requirements of the city. He will need a State of Florida Engineer to
prepare and seal drawings to show the alterations to the originally
submitted and approved plans required correcting this situation. The
City of Winter Springs Building Division will provide any assistance
needed to expedite the process.
. Page 2
ATTACHMENT F
Letter of Opposition
THE RESERVE AT TUSCA WILLA COMMUNITY ASSOCIATION, INe.
c/o E PM SERVJet;) 407-327-5824
P. O. Box 915322
Longwood, FL 32791-5322
August 27,2001
~ r=:,{i'''' "'"""h ' .
1- "I...r, f,t'""- c' ~,ij' ~_ jl'",
........ ilJ t!Y ~: n.;!J
City of Winter Springs
John Baker, Current Planner
1126 E. ST. RD 434
Winter Springs, FL. 32708
c ~{,~:,(;;~ l: ;;i~i!;~:~';~~~;;;~~l;;S
Dear Sirs:
On behalf of the Reserve at TuscawiUa Homeowners Association, Inc. I would like to express our
concerns regarding the proposed variance for Lot # 11, 136 Cherry Creek Circle, a new house
being built by Heidenescher Homes. The Declaration of Covenants, Conditions, Easements and
Restrictions (see attached section (8.8.1), which every new homeowner must sign, specifically
call for setbacks of thirty feet. Against the wishes of the ARB and the Board of Directors, the
builder had already received a variance from the specified 30 feet down to 22 feet. Although the
association had been turned over to the homeowners, the developer, Richland Properties, still
retained the right to issue variances on the lots they owned, and as a result, allowed the variance.
It is now our understanding and belief that the house, which appears to be near structural
completion, has only an approximate 17 feet setback. With the original variation viewed so
negatively by the association, we clearly are very disappointed in the lack of attention paid to
insure that no violations would occur. Secondly, we still have not received an adequate
explanation about how the house could have passed inspection by the city.
By no means are we suggesting that the house should be torn down. Rick Heidenescher is a
quality builder as well as a valued member of our community and personal friend. However, the
board has a sworn duty to uphold our association's covenants. We are very much concerned how
the approval of this variance will affect the remaining adjacent lots, which have yet to begin
construction. Already, one builder has received a variance from the developer to reduce the
setback from 30 to 22 feet. We do not want to see further variances occur.
We hope the commissioners can find a way to provide a remedy that will satisfy both the
Homeowners Association and the builderlhomeowner.
Sincerely,
m ~ (]O.~
Mark Queen ~
President
Reserve at Tuscawilla Homeowners Association, Inc.
Cc Heidenescher Homes, Inc., Builder
Mr. & Mrs. Goodenbury, Owners
Richland Tuscawilla Ltd., Developer
City of Winter Springs City Commission Board of Directors
CD
s 09' 36' 29 E
20' Drainage Easement
~
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(24" Setback)
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@ R= 125.00'
L= 34.35'
~= 150 44' 46"
@ R= 25.00'
L= 21.18'
6= 480 31' 50"
@ R= 50.00'
L= 11.99'
6= 130 44' 14"
Revised F.F. F.F.= 20.00
N Original F.F.= 21.10
Certified Correct To:
Plot Plan -- Heidenescher Homes Inc.
Ho
Mr. And Mrs. Goodenbury
Lot 11 Reserves @ Tuscawilla
___ Cherry Creek Circre
Win er prings, FI. 32708
Y!Z;I
~te
2. 'I
Do e
Revisions:
2/8/01 Drfveway Revision
Plat Book 48 Page 31-
40
Reserve At Tuscawilla
Phase 1-A
Section 6
Township 21 South
Range 31 East
Seminole County, Florida
Notes:
Builder Approval
Model:
Custom Homes Dote:
February 2. 2001 Scale:
1 a = 3D'
@
j
20' Drainage Easement
s 09' 36' 29 E
_----T
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@ R= SO.OOI
L= 11.99'
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. /
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Certified Correct To:
Revised F.F. F.F.= 20.00
N Original F.F.= 21.10
Plot Plan -- Heidenescher Homes Inc.
Mr. And Mrs. Goodenbury
Lot 11 Reserves @ Tuscawilla
..1..-2.2- Cherry Creek Circle
Winter Springs, FI. 32708
Homeowner Approval
Notes:
Plat Book 48 Page 31-
40
Reserve At Tuscawilla
Phase 1-A
Section 6
Township 21 South
Range 31 East
Seminole County, Florida
RevIsIons:
2/8/01 Driveway Revision
3/19/01 Add An Additional
2'-0" To Rear Of Home
Date
Builder Approval
Date
Model:
Custom Homes Dote:
February 2, 2001 Scale:
1 "= 30'
PLAT OF SURVEY
for
HEIDENESCHER HOMES, INC.
Legal Oescription
LOT 11, RESERVE AT TUSCAWILLA PHASE 1-A, according to the PLat thereof as
PLat Book 58, Pages 99 and 100, of the PubLic Records of SeminoLe County,
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FOUND IRON
& CAP #6723
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____n_n_____n______________n_.h_n_n_n5~- UTILITY EASEMENT IV
N 88'55'07" E 172.16'
'. SET IRON &
\ CAP #3382
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SCALE: 1" = 30'
0- FOUND 4"X4' CONC. MON. #5633
SURVEY NOTES:
1, The street address of the above described property is 122 CHERRY CREEK CIRCLE.
2, The above described property Lies in a FLood Zone A, E, & X
SURVEYOR'S CERTIFICATE
This is to certify that I have made a Survey of the above described property and that the plat hereon delineated
is an accurate representation of the same. I further certify that this Survey meets the Minirrun Technical
Standards set forth by the Florida Board of Land Surveyors pursuant to Section 427.027 of the Florida Statutes.
REVISIONS:
R~V'<;fD ~OR FOUND4TIOlJ: 17 MAl( ZOO)
I?E5URV~YcD ~ l1'!:VI'7ED: I" A\.I<.7 2001
PROJECT NO: 01-81
CERTIFIED CORRECT TO:
GREGORY P. & MAGGIE L. GoooENBURY
HoMEBANC MORTGAGE CORPORATION
GULF ATLANTIC TITLE
HEIDENESCHER HOMES. INC.
R.
Post Office Sox 823, SanFord, Fl.
(407) 322-2000
SURVEY OATE: 2.0 l=E6. 2001
(1)
Lot 11 The Reserve At T u5cawllla
Greg And Maggie Goodenbury
136 Cherry Creek Circle
Winter Springs, FL. 32708
-
Heldenescher Homes Inc.
1250 s. Hwy. 17-92 Suite 210
Longwood, FL. 32750
(407) 834-8500
Scale: "=30'-0"
....
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w
. .<:)
: Error f 4'53" x2=
t 9'46"
~
....
:0.00'
1 0. ocr-
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The Original Site Plan (Dotted Lines) Vs. The Actual Foundation Survey (Black)
20 -0" Setback Line
- . - . _.....~.....~...............:.~..,..~....
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CIsmm. 5034
Lot 11 The R~ At TUSClI1IiIIa
kFJS
1st ACIllI' I..hIng 3700 s'F.
2nd ACIllI' I..hIng 1334 5.F.
TcrtallMlg 5034 s'F.
GanlgejWlrl Shop 1197 5.F.
DIlIl Pan:h 80 5.F.
CawnId Pcrd1 B88 s'F.
Entry 8D 5.F.
2nd ACIllI' BalCllllY 'JD7 5.F.
Total 7226 5.F.
o
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m
it
Lot 11 The Reserve At T uscawilla
Original Front Elevation
II""''''''''''' I.."""'.... """''''''''t''''.............. ...... --.....,-...
SEP-05-2001 16:51
@
r--;;J""'" ..
P.l?
ATTACHMENT F
Letter of Opposition
CD
THE RESERVE AT TUSCA WILLA COMMUNITY ASSOCIATION, INe.
do E P M SERVICES 407-327-5824
P. O. Box 915322
Longwood, FL 32791-5322
August 27, 2001
City of Winter Springs
John Baker, Current Planner
1126 E. ST. RD 434
Winter Springs, FL. 32708
Dear Sirs:
On behalf of the Reserve at Tuscawilla Homeowners Association, Inc. I would like to express our
concerns regarding the proposed variance for Lot # 11, 136 Cherry Creek Circle, a new house
being built by Heidenescher Homes. The Declaration of Covenants, Conditions, Easements and
Restrictions (see attached section (8.8.1), which every new homeowner must sign, specifically
call for setbacks of thirty feet. Against the wishes of the ARB and the Board of Directors, the
builder had already received a variance from the specified 30 feet down to 22 feet. Although the
association had been turned over to the homeowners, the developer, Richland Properties, still
retained the right to issue variances on the lots they owned, and as a result, allowed the variance.
It is now our understanding and belief that the house, which appears to be near structural
completion, has only an approximate ;17 feet setback. With'Jhe original variation viewed so
:negativeIy by the association/we clearly are very disappointed in the lack of attention paid to
insure that no violations wouid occur. Secondly, we still have not received an adequate
explanation about how the house could have passed inspection by the city.
By no means are we suggesting that the house should be torn down. Rick Heidenescher is a
quality builder as well as a valued member of our community and personal friend. However, the
board has a sworn duty to [uphold our association's covenants. We are very much concerned how
the approval of this varianCe wili affect the remaining adjacent lots, which have yet to begin
construction. Already, one builder has received a variance from the developer to reduce the
setback from 30 to 22 feet. We do not want to see further variances occur.
We hope t.~e ccmruissioncrs can filld a way to provide a remedy that will satisfy both the
Homeowners Association,.and the huilderlhomeowner.
Sincerely,
rn O.:~ 6o.~
Mark Queen ~
President
Reserve at Tuscawilla HomeOwners Association, Inc.
C~denescher Homes, Inc., Builder
Mr. & Mrs. Goodenbury, Owners
Richland Tuscawilla Ltd., Developer
City of Winter Springs City Commission Board of Directors
(j)
8. 32 L~-1.llli. All landscaped and gl:assed open
areas on Residential Property (including such areas which are
wi thin road rights-of-way adj acent to and contiguous wi th thfJ'")
Residential Property) shall be irrigated by means of an automati~
underground irrigation or sprinkling system capable of regularl -
and sufficiently irrigating all lawns and plantings within suc ~
open areas. The plans and specifications for each such irrigatio~
or sprinkling system shall be included in and submitted with anm
reviewed and approved by the Architectural Review Board as part o~
the landscape plan required pursuant to the provisions of Sectio~
8.2 of thi s Declaration. Such i rriga tion or sprinkling system
shall be installed prior to or simul taneously wi th the
implementation of the landscape plan approved by the Architectural
Review Board; but in any event within the time provided in Section
8.29 of this Declaration for the installation of landscaping.
\'0
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8.33 AllUicial Veqetill~. No arti [icial vegetation shall be
permitted 0n the portion of any Lot outside of any building on the
Lot.
8.34 Precedence OveLLess ~tinqen t Gove_l~ne~\.l..J.jLt..i..Ql."w'.
In those instances where the covenants, conditions and restrictions
set forth in this Article VIII set or establish minimum standards
in excess of Governmental Regulations, including, without
Umitation, building and zoning reguiations, the covenants,
conditions and restrictions set forth in this Article VIII, of this
Declaration shall take precedence and prevail over less stringent
Governmental Regulations. Converse 1 y, in those ins tances where
such Governmental Regulations set or establish minimum standards in
excess of the covenants, conditions and restrictions set forth in
this Article VIII, the Governmental Regulations shall take
precedence and prevail over less stringent c~venants, conditions
and restrictions set forth in this Article VIII.
~ 8.35 Waivers. ExceD~ld Variances bv D~loDer.
Notwithstanding anything to the contrary set forth in or which may
otherwise be implied from the terms and provisions of this
Declaration, Developer specifically reserves exclusively unto
itself, for the duration hereinafter specified, the right and
privilege (but Developer shall have absolutel no obli ation , u on
a s oWl.ng 0 good cause therefor, to: (a) gl-ant waivers with
respect to any existinq or proposed future deviation from. or.
violation or infraction of, the building restrictions specified in
this Article VIII of this Declaration where, in the reasonably'
exercised good faith ;udqrnent and discretion of Developer,.
Developer shall determine or decide that such deviation, violation
- 1
or infraction is de minimus, minor, or insignificant, and (b) grant
waivers of, exceptions to, or variances from, the buildinJ
restrictions specified in this Article VI I I of this Declaration
where special conditions and cil-cumstances exist which are peculial"
to a particular Lot and not generally applicable to othe/: Lot:.;
(e.g., because of its unusual size, configul-ation or location) Ol-
24
where a literal interpretation or application of any such building
re'striction to a particular Lot would be inappt-opt-iate, inequitable
/'or otherwise work or resul t in a hardship or deny such Lot and t~
Owner thereof specific rights which are generally enjoyed by othe~'
Lots and Owners; it being expressly provided, however, that, in a~
cases, Developer, in its exercise of such right i'lnd privile~
shall, in its reasonably exercised and good fai th judgment aw
discretion determine or decide that its grant of any such waive~
exception or variance shall not resul tin, represe:1t, be ~
constitute a significant deviation of or derogation from (a) t5e
uniform plan of development for The Reserve at Tuscawilla, (b) the
high archi tectural, ecological, envirorunental and aesthetic
standards otherwise established for The Reserve at Tuscawilla or
(c) the objects and purposes of this Declara'tion as hereinabove
enumerated in Article I I of thi s Dec lara tion. Notwi thstandi ng
anything to the contrary contained in this Section, any waivers of,
exceptions to, or variances from said building restrictions shall
be in compliance with Governmental Regulations. Developer shall
flave such right and privilege to grant waivers, exceptions and
variances, as aforesaid, \Inti I ei ther (a) the expi ra tion of a
period of fifteen 15 ears from the date of the recordation of
IS Declaration among the Public Records of the Count~ or (b) the
sale by Developer in the ordinary course of business, and not in
bulk, of ninety percent (90%) of all Lots in The Reserve at
Tuscawilla, whichever shall last occur. Following the occurrence
of the last of the foregoing events to occur, the right and
privilege of Developer to grant waivers, exceptions and variances,
as aforesaid, shall be delegated and assigned by Developer to and
thereafter vest in the Architectural Review Board. To the extent
that any such waiver, exception or variance is granted in a
particular instance or wi th respect to any particular Lot or
Improvement pursuant to the provisions of this Section 0.35, as
aforesaid, the same shall not be deemed to be a precedellt for the
granting of such or any similar waiver, exception or variance in
any other particular instance or any other particulat- Lot or
Improvement.
8.36 Archi tectural Review Board Ap~,-l.". Notwi thstanding any
other provision of this Declaration to the contrary, no
Improvements may be constructed upon any Lot except by licensed
building contractors approved by the Developer in its sole
discretion and named on the list of Approved Builders maintained by
the Architectural Review Board at the time of construction on the
Lot. Any approval by the Architectural Review Boat-d of any plans
and specifications for Improvements on any Lot shall be subject to
the Owner conforming to the requi rements of thi s Sec tion 8" 3 G. The
Developer and the Association reserve the t-ight to enforce the
provisions of this Section 8.36 by injunction or other n~medie::;
available at law or equity.
25
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P.14
ATTACHMENT E
8/24/01 Building Official Memo
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SEP-05-2001
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..'BUILDING:'DIVISION,t. ,
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Memo
From:
Date:
John Baker, Land Development coordinato~
Dennis E. Franklin, eBO, Building Officia~
08/31/01
To:
Re: 132 Cherry Creek Cr.
The following is a recap of Building Division activity at 132 Cherry Creek
Cr" permit #01-00349, issued March 30, 2001. The original submitted
survey was reviewed and approved by the City Land Development
coordinator, and the plans were then reviewed for Standard Code
requirements by the city Plans Examiner. Once technical code
deficiencies on the plans were satisfied I the permit was issued.
The appropriate inspections were performed up to the frame inspection,
and the "as built" survey was received August 7, 2001. City policy
requires that a second survey be performed and submitted at the frame
inspection. The Inspector compared the original and the second survey
and determined that there may be a problem with the front setback
dimensions meeting city requirements. This situation was brought to
the attention of the Land Development coordinator who agreed that
there might be a significant setback problem. The Inspector immediately
notified the Building Official and the job was stopped until the builder
could provide an additional survey to more specifically establish a true
setback measurement.
It is my understanding that the front property measurement on the
originally submitted survey was not taken at the closest point of the
building to the front property line. The "as built" survey revealed the
dimension in question, which prompted the concern.
. Pa9~ 1
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SEP-05-2001 16:51
I believe that if it is determined that this structure is encroaching the front
setback then the builder should be required to satisfy the violation and
remove that portion of the garage which violates the setback
requirement!;i of the city. He will need a State of Florida Engineer to
prepare and seal drawings to show the alterations to the originally
submitted and approved plans required correcting this situation. The
City of Winter Springs Building Division will provide any assistance
needed to expedite the process.
. Page 2
P.16
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42
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7
Lot 11 The ~rve At T uscawilla
Heidenescher Homes Inc.
1250 s. Hwy. 17-92 Suite 210
Longwood, FL. 32750
(407) 834- 8500
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1250 S. Hwy. 17-92 Suite 210
Longwood, FL. 32750
(407) 834-8500
Scale: 1'=30'-0"
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3,011 SF (Total Shaded Area) + 75.41 (Width Of Shaded Area) = 39,89 (Avg. Front Setback)
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Square Footage Of Violation % Of Total "
Garage/Column Area = 41 SF .6%
Garage Area = 20 SF .3%
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FROM:CHHROPRACTIC ONE
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".n~ D~I~':DIM!'eM!R MOM!!
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PlAT Of SURVtY
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L!Qal O;lcrlpticn n ~l.t tMereo1 II re.orded in
'OT 11 R~SERVe AT TUSCAWX~LA PnASE I-A, le~or~in9 ~~ ~ft Sem\~oll Coynty, ~~or\de,
Plat a~ok '8, ~ag'l 99 a~d 100, of the P~bl e leor
To WhOlllll May CoIIllClI'lIl
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itJ tba Q1flltl' or Lot @ Tbe lbMn't of T~ · "" ~~::~0lI u II has 'oeID 1111"*. TlIIt \j
utbacll. vlolatloD M't e hOllM 011 Lot 11 @ Tilt ...alerve IUI I't Is.
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RICHLAND INVESTM1:.NTS,l.lc
September 6, 200 1
City of Winter Springs
John Bakert Current Planner
1126 E. ST. RD 434
Winter Springst Florida 32708
Rc: Lot No. 11
136 Cherry Creek Circle
To Whom It May Concern:
This letter is written to address the existing encroachment into the front yard setback on
the referenced lot and as depicted on the attached sketch,
Richland Tuscawilla Ltd. has previously gTanted a variance that was required under the
CC&R's to 22', Consequently, a reduction in the setback to 17.37' would not be
supported if the construction of the structure were not in such an advanced phase when
the encroachment was discovered. In light of the situation, it is believed that a
modification to the structure at this time would be detrimental to the aesthetics' and
consequently the value of the home and surrounding properties, Additionally, it is also
believed that this encroachment was the result of an honest, yet unfortunate mistake.
In summary, in its capacity as Architectural Review Board and as an adjacent lot ownett
Richland Tuscawilla Ltd, does not obiect to the city of Winter Springs granting a
variance to the required setback to remove the encroachment. Howevert it must be noted
that this position is based on the obvious hardship presented and is no way creates
precedence for future setback reductions within The Reserve at Tuscawilla.
Sincerely,
~S'
J. Curt Wilkinson
Vice President, Development
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TWO URBAN CI;NTRI; . 4690 W. KENNEDY BLVO.' SUliE 850 . TAMPA. FLORIDA 33~9.1ae3' 8131286.4140. FAX 8131288.4130
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VIA FAX
Date:
September 5, 2001
To:
Ric Heidenescher (407-H34-9315)
From:
Alec String
RE:
Lot 11, The Reserve at T uscawilla
As the Director of New Homes for Coldwell Banker, I do not feel that the positioning of
the home on Lot 11 in The Reserve at TlIscawilla will adversely effect the marketing
efforts for the rest of the creek front lots or take away from the salability of these lots as
well as the homes throughout the community,
If you have any further questions, please feel free to contact me at (407) 69t).ROOO, Ext.
170.
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Alec E. Stnng ,
Director of New Homes
Indeoendenlly OWflP( /,l1tl Operated By rmT Inc:orporaled.
PLAT OF SURVEY
for
HEIDENESCHER HOMES, INC.
Legal Description
LOT 11, RESERVE AT TUSCAWILLA PHASE 1-A, according to the PLat thereof as
PLat Book 58, Pages 99 and 100, of the PubLic Records of SeminoLe County,
To Whom It May Concern:
As the owner of Lot ~ @ The Reserve of Tuscawilla, I have reviewed and understand the front
set ack violation the house on Lot II @ The Reserve @ Tuscawilla as it has been built. This is
not a problem obj cti~'l for me an~,.rec~~end that the structure be lef\aS ir'
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SURVEY NOTES:
1, The street address of the above described property is 122 CHERRY CREEK CIRCLE.
2, The above described property Lies in a FLood Zone A, E, & X
SURVEYOR'S CERTIFICATE
This is to certify that I have made a Survey of the above described property and that the plat hereon delineated
is an accurate representation of the same. I further certify that this Survey meets the Minirrun Technical
Standards set forth by the Florida Board of Land Surveyors pursuant to Section 427.027 of the Florida Statutes.
REVISIONS:
RLVI~W FOR FOuND4TIO~: 17 IYIAV 2001
Rl'iURVt'{cD ~ Ii?E:VI'i€D: 1(Q A\)~ 2001
CERTIFIED CORRECT TO:
GREGORY P. & MAGGIE L, GOODENBURY
HOMEBANC MORTGAGE CORPORATION
GULF ATLANTIC TITLE
HEIDENESCHER HOMES, INC.
R.
Post Office Dox 82J, S~nrord, Fl.
(407) 322-2000
SURVEY DATE: 20 ~EB. 2001
PROJECT NO: 01.8'1