HomeMy WebLinkAbout2004 01 22 Public Hearings Item A
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Board of Adjustment
AGENDA
ITEM A
Consent
Informational
Public Hearing X
Regular
January 22. 2004
Meeting
Mgr. / Dept
Authorization
REQUEST: The Community Development Department presents to the Board of Adjustment 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 ofthis 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 9.1 0 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.
APPLICABLE CODE:
Sec. 20-234. Conditional Uses.
(a) Multiple-family residential units may be permitted as a conditional use as
provided by the board ofadjustment.
(b) Before a conditionalilse 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.
Sec. 20-82. Duties and powers, general.
January 22, 2004
Public Hearing Item B
Page 2
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
-..ofthiscnapter:u.Theo<Yarduof :rdjusthientmay 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 of the 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
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.
January 22, 2004
Public Hearing Item B
Page 3
(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 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
January 22,2004
Public Hearing Item B
Page 4
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 (I) 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.
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 7.58 dwelling units per acre (consistent with the density
allowed in the Medium Density Residential FLU designation.
The applicant has provided a preliminary concept subdivision plan to demonstrate the proposed
product. Staff has reviewed this plan and has identified topics that will be of concern with the
actual subdivision plan - primarily that the entrance does not align with Lori Anne Lane (an
important public safety issue). Wetland encroachment, mitigation, and buffering are important
subdivision plan issues to be addressed primarily with the St. Johns River Water Management
District. Approval ofthe conditional use will not constitute subdivision plan approval and does
not need to address these issues. 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 subdivision or site plan issues in any depth.
CHRONOLOGY:
December 23, 2003- Conditional Use application and fee received by City
January 6,2004 - DRC reviews concept plan and provided information to
applicant
January 22,2004
Public Hearing Item B
Page 5
FINDINGS: 1. 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-I zoning
district, at this location, to be consistent with the general zoning and with the
public interest. This finding did not address specific subdivision-plan issues.
Those issues will be addressed during the 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 medium density).
STAFF RECOMMENDATION:
Staff recommends that the BOA recommend approval for the conditional use to
allow multi-family development in the C-1 (Neighborhood Commercial) zoning
district at this approximately 9.1 acre site, pursuant to Section 20-83 and Section
20-234 of the Zoning Chapter of the City Code of Ordinances.
BOARD OF ADJUSTMENT ACTION:
ATTACHMENTS:
A - Application.
B - Concept Design
.\
-'.
1500
ATTACHMENT A
'~O~RD O~. ADJUSTMENT APPLICATION
CITY OF WINTER SPRINGS
1126 EAST STATE ROAD 434
WINTER'SPRINGS, FL ,32708-2799
(407)327-1800
yy
SPECIAL EXCEPTION
VA'RIANCE
'CONDITIONAL USE
ADMINISTRATIVE DECISION
RECEIVED
V DEe 2 3 2003
I -'CITY OF Wl'HER SPRINGS
L:. Cu~nl Planning
FOR:
1. APPLICANT: Metro~olis Homes
., 'PHQNE(~07)83S-1369
ADDRESS: 128 E:Colonial D~ive.Orlando-.-FL .32801
2 PURPOSE OF REQUEST: To ~Dowri" Zone property from r.ommprri~l
(C-l) to allow,a Townhome ne~elopmpn~
3. ATTACH A COpy OF THE PARCEL SURVEyJSee attached boundary
survey.)
4. ATTACH AN 11 x 17 MAP SHOWING THE SUBJECT PROPERTY AND
SURROUNDING PARCELS.
S.- ATTACk LEGAL:DESCRtPTION. (See atta~hed b~undary survey.)
. 16L20-30-5A~-ODOO-oi2Q
6. TAX PARCEL IDENTIFICATION NUMBER~6 7n 39 5^R ODOO ~12P
'26-20-30-SAR-ODOO-OI2H
7. LOCATION 'OF PARCEL (Street Address and/or <Nearest Cross
streets): Inter~ection of State Roarl414 ~nrl MORR RnArl
8. PRESENT ZONING:
C-l
FUTURE ,LAND USE: Commerrial
By Signing below' I understand that City of Winter Springs Officials
may enter upon my property to inspect that po.rtion, 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) ,
___gJ;~_~L~OM.C! ? D.t:'
HED 12/18/03** -GEM
.;~SH RECEIPTS '
';;, I : 12123/03 16:32
"r~ : $508.88 .
.,,<4.. . 553Q10
l':tj~/1J . ,
~ I/.rd ": 9268'
. dduboi 5
METROPOLIS HOMES, C
11'00 q 21;011'
-'
SECURITY FEATURES: MICRO PRINT TOP & BOTIOM B?ROERS. C~ED PATTER~. ~m:IF1~~ WATERMARK ON REVERSE SIDE - MISSING F~TURE INDICATES A.COP'(
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