HomeMy WebLinkAbout2004 03 04 Regular Item A
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BOARD OF ADJUSTMENT
AGENDA
ITEM A
REGULAR
x
March 4, 2004
Meeting
MGR. IDEPT
Authorization
REQUEST: The Community Development Department requests the Board of Adjustment
hear a request for a variance by Armando 1. Davila from Section 6-85 of the City Code of
Ordinances, to encroach as much as 7 feet into the 7 foot rear screen enclosure setback. The
applicant wishes to construct a screened enclosure for a swimming pool in the rear yard, into
the rear setback, and on top of a brick privacy wall.
PURPOSE: The purpose of this agenda item is to consider a request of the Davilas for a
variance from the requirements of Section 6-85 of the City Code of Ordinances to allow a
screen pool enclosure to encroach as close as the rear property line, instead of adhering to the 7
foot rear setback. The property is an irregularly shaped lot at 203 Arrowhead Court (Lot 28 at
.AITowhead at Tuscawilla Unit 2, depicted in Plat Book 55, Pages 37-39 of the Public Records
of Seminole County, Florida).
APPLICABLE CODE:
Sec. 6-2. Compliance with Chapter.
Sec. 6-85. Screen Enclosures.
Sec. 20-82. Duties and powers; general.
Sec. 20-103. Restrictions upon lands, buildings and structures.
CHRONOLOGY:
February 9,2004 - Variance application was received by City.
February 23, 2004 - Letter sent to abutting property owners and sign provided to applicant.
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March 4, 2004
Regular Item A
Page 2
CONSIDERATIONS:
A somewhat similar instance has occurred with pool screens built on true rear yard privacy
walls in the Georgetown subdivision within the Tuscawilla Planned Unit Development (PUD).
In Georgetown, the rear yards actually are rear yards that abut other rear yards, in contrast to
this situation, where Arrowhead Court abuts three sides of the lot. Special provisions are
written into the homeowner documents/restrictive covenants at Georgetown to allow the screen
enclosures to be built upon rear privacy walls. Our review of plans and permits indicates that
previous City staff enforced homeowner documents.
Arrowhead Unit 2 addresses pool screen enclosures differently than Georgetown. The
Arrowhead Unit 2 restrictive covenants state that "A screen enclosure shall be constructed no
closer than ten (10) feet to any rear property line and no closer than the side yard set back to
any side property line, nor closer than twenty (20) feet to the Club property unless approved in
writing by the Club Owner." This comparison is provide to demonstrate that screen enclosures
were meant to be set back from the rear property line in Arrowhead. A note on the Arrowhead
at Tuscawilla Unit 2 plat (please see Attachment "B") states the following, however:
"Flag! Irregular Lots: Notwithstanding the foregoing, the Architectural Review
Board for ARROWHEAD AT TUSCA WILLA - UNIT 2 shall have a wide discretion
in establishing greater or lesser setbacks for all lots which are not rectangulary shaped,
including 'flag' lots."
This and its associated notes address the actual setbacks for the primary structure and not pool
screen enclosure setbacks - which are different.
The applicant did receive'a letter from the Arrowhead at Tuscawilla Unit 2 Architectural
Review Board stating that it had no objection to the proposed encroachment.
Section 6-85 of the City Code requires the screen enclosure to be set back a minimum of7 feet,
in contrast to the 10 feet prescribed by the restrictive covenants. Staff does not enforce
restrictive covenants, except in the case where building setbacks are set forth in the restrictive
covenants, but cannot be found anywhere else, for a certain subdivision within a PUD. Only in
those situations (not applicable in this situation), staff enforces the building setbacks set forth
in the pertinent restrictive covenants;
FINDINGS:
1) The applicant is building a new house and requests to build the pool screen
enclosure that would encroach into the applicable 7 foot rear setback (set
forth in Section 6-85 of the City Code) as far as the property line (in one
comer) on Lot 28 of Arrowhead at Tuscawilla Unit 2 (203 Arrowhead
Court). The rear of the pool screen enclosure would be built upon a rear
privacy wall.
2) The Georgetown subdivision in the Tuscawilla PUD allowed pool screen
enclosures to be built upon rear privacy walls where the rear yard abutted
another rear yard. This is not applicable to Arrowhead at Unit 2 Tuscawilla
Unit 2.
March 4, 2004
Regular Item A
Page 3
3) A note on the Arrowhead at Tuscawilla Unit 2 plat provides that the
Architectural Review Board shall have discretion in establishing greater or
lesser buildiD!! setbacks for irregularly shaped lots in that subdivision (did
not address pool screen enclosures, which have different setbacks that the
rest of the building).
4) The applicant did receive a letter from the Arrowhead Architectural Review
Board, stating that it had no objection to the encroachment.
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 ofthe 6
criteria):
a) that special conditions and circumstances exist which are peculiar
to the land, structures or buildings involved and which are Ilot
applicable to other lands, structures or buildings in the same
zoning district;
Staff does not believe there are any special conditions and
circumstances. The applicant had a vacant, although irregularly
shaped, lot to design a home and amenities on.
b) that special conditions and circumstances do not result from the
actions of the applicant;
Staff believes that the applicants created their own situation and that
no special conditions and/or circumstances exist.
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;
Staff believes that granting the variance would confer special
privileges upon the applicants.
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 term~ of this
chapter and would work unnecessary hardship on the applicant;
Staff believes that a literal interpretation of the provisions of this
chapter do not deny the applicants of any rights and does not work
any hardship - much less an unnecessary hardship.
e) that the variance granted is the minimum variance that will make
possible the reasonable use of the land, building or structure.;
and
March 4, 2004
Regular Item A
Page 4
Staff believes that there is already reasonable use ofthe land, building
or structure. Further, the applicant could opt for a pool and associated
screen enclosure that would meet the pertinent setbacks.
f) 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.
Staff believes that to grant the variance would be inconsistent with
the intent and purpose of and undermine the code.
6) Staff does not find that the request meets any of the 6 variance criteria set
forth in Chapter 20 of the City Code of Ordinances.
RECOMMENDATION:
Staff recommends that the BOA recommend denial of the request.
ATTACHMENTS:
A - Plot plan/Land Description
B - Photocopy from final subdivision plat
C - Variance application
D - Applicants' supporting documentation
BOA ACTION:
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, . CODES IN EFFECT :
200 ~ATioNAL' ELECT. CODlE
& CURRENT F.E.C,
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BLOG, - PLUMBING
GAS - MECH
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F"B~CJt'c>~ . An I~ of ~e
TO AVOID DEROGATION OF THE ADJACENT
EXlSTlNG SlRUCTURE CARE SHOULD BE
EXERcISE). WHICH SHOULD INClUDE SHGRI
~ i:J~ ~JAC;ENT PORTION OF THE EXCAVA ON
NTRACTOR TO PREVENT UNDERMINING
~,THE EXISTING FOUNDATION IF CQNDITION\AT
E TIME OF THE EXCAVATION DICTA'rE SUCH
ACTION BE TAKEN
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ENCLOSURE, (SCREEN off FENCE) IS
REQUIRED ON ALL SWlMJ\1IING POOLS
PRIOR TO FINAL INSPECTION
SEPARATE PERMIT IS REtlUIRED
(CITY ORD SEe 6-217)
, REceiVED
'NOV , 4 2003
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TUSCA WILLA - UNIT
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PLA T Boe
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',i\feti'tAr,:bF'A 'P()ltTION, :oF' . GARDEN A
A REPLATOF A PORTION OF' PHILIP R. YONGE
LOCA1'Elf IN SEcTION .7" TOWNSHIP 21 SOUTH,
.. CITY OF WINTER. SPRINGS, SEMINOLE
FARMS PLAT BOOK 6, PAGE
GRANT PLAT BOOK 1,
RANGE 31 EAST
COUNTY, FLORIDA
23
PAGE
SHEE
38
Rectangular Lots: No clos.,,- than JO feet to. the front
yard (..treet~) property boundary line; 25 feel to. the
rea(' )<11'd ProPerty boundary line; on't .12 feet to the side
yOrd property, boundary lines on itItenor lots, If, 0 lot
abuts. the', Tuscorilci C<I,..mtry-Ctub Golf Course. Ihe minimum
...tbocJc On -the rear or side abutting the Tuscowillo
Country Club properti Shall be JO feet (unless the o,,"er
of the Tuscowi/lo 'Country.Club property consents. in :/
writtng. to 01_ ....tbod<) and Iorg.,,- ..here the night
of errant golf bolls may be a p,obl",",
Comer Lots: The side yard setback shall b~ 20 feet
to the side yard property lines on the side(s) of the
pr 't to 0 street rk;ht-of-..oy. ,
lar Lots: Notwithstanding the foregOing. the
Architectural Revle.. Boord ror ARROWHEAD AT IUSCA Il!LLA .
- UNIT 2 shaJS-:..ltave wide discretion in establishing greater or
lesser Htbocks for all lots which are not rectangulory
$hoped. including -flag- tots.
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ATTACHMENT C~..., .~
Kc_=JVED
FEB 0 9 2ilD~
, CITY OF WINTER SPRINGS
,BOAR 0 OF ADJ U STMENT AP P r,. I CA T I ON Permitting _ Dagmarle
CITY OF WINTER SPRINGS
1126 EAST STATE ROAD 43 4 _ /
WINTER'SPRINGS, FL .32708''-2799 ~t9J'{)OI
(407)327-1800
FOR:
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SPECIAL EXCEPTION
~ VARIANCE
'CONDITIONAL USE
ADMINISTRATIVE DECISION
1.
APPLICANT:
A72MION~D T 2J()\jIU\
2
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ATTACH A COpy OF THE PARCEL SURVEY.
ATTACH AN 11 X 17 MAP SHOWING THE SUBJECT PROPERTY AND
SURROUNDING PARCELS.
ATTACH LEGAL. DESCRIPTION,
TAX, PARCEL IDENTIFICATION NUMBER :01 -Zl-3'/ - 5)9 - O\.?c:l)- 02.00
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7. LOCATION OF PARCEL (Street Address andjor:Nearest Cross
S t r e e t s ) : ~05 A/~ Qo...,..l ~ If::) 'COU \'2.:)' ; ~ A}; V"II"CYL. 'SPf2.. V\ q S ,Ft..-
5'2..708~' ~ \...V\>")T'Cv] -:S1:>~,^c:..~ '9.~_D' , ,
,
8. PRESENT ZONING: ~\'\)~yYn~,-- " FUTURE LAND USE i ~es .'Ot'V'\..;'i\l\-
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
owner) ,
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PERSONS ARE ADVISED THAT, IF THEY DECIDE TO APPEAL ANY;OECISIONS
MADE AT THESE HEEJINdSjHEARINGS, THEY WItL ~EED A,RECOR6 OF THE
PROCEEDiNGS AND FOR SUCH PURPOSE, THEY WILL NEED TO INSURE THAT A
VERBATIM'RECORD OF THE PROC!EDINGS IS ~ADE, 'AT'THEIR 'COST, WHICH
INCLUDES THE TESTIHONY AND'EVIDENCE UPON WHICH THE APPEA~' IS TO BE
BASED, PER SECTION 286.0105, FLORIDA STATUTES
SECTION 20-84 - APPEALS FROM DECI~IONS OF THE BOARD OF ADJUSTMENT
(1) Any person, or persons, jointly or severally a'gg'rieved by
any decision of the Board of Adjustment may, within thirty (30)
days after the filing of any decision in the office of the Board of
Adjustment, but not thereafter, apply to. the City Council for
administrative ~elief. After a hearing before the City Cou~cil an
aggrieved party may, within thirty (30) days after the decision of
the City' Council, file an appeal with a court of competent
jurisdi~tion over the subject matter,
.......
, '....or.....
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APPLICATION INSTRUCTIONS
A Staf f, Report
the
exist which are
s"involved and
structures or
2. T t
from the
do not resul t
c
variance that
buildin or
the
be
the
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THE APP~ICANT IS RESPONSIB~E FOR PROVIDING THE CITY WITH THE NAM8S
AND ADDRESSES OF EACH PRQPERTY OWNER 'WI,THIN '150. FT: OF EACH
PROPERTr LINE BY THE SCHEDULED TIME. :'.,
' ~
THE APP~ICANT IS RE'SPONSIBLE TO POST THE BLUE ,NOTICE CARD ON THE
SITE AT LEAST SEVEN DAYS PRIOR TO THE BOARD OF'AD~USTHENT HEETING, .
AT WHICH ,THE HATTER WILL BE CONSIDERED: SAID'NOTICE SHAhL NOT 88'.
POSTED WITHIN THE CITY RIGHTS-OF~HAY. '
: . ; I \ ~ I. " ': , .. '
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ATTACHMENT D
V ARIANCE APPLICATION BY
MR & MRS ARMANDO 1. DAVILA
FOR POOL ENCLOSURE CONSTRUCTION
AT LOT 28 ARROWHEAD AT TUSKA WILLA
6 FEBRUARY 2004
The purpose of this variance application is to request that the pool enclosure on this
new home construction be allowed to extend all the way back and finish on top of the
brick privacy fence to be built on the rear of the lot. The permit for the pool
placement has been approved by the city in accordance with the plans for the general
placement of the privacy wall. The permit for the wall is being applied for
concurrently with this variance request. The Home Owners Association has reviewed
the plans and has expressed its agreement with this request via the attached letter.
1. Special conditions and circumstances... - Lot 28 at Arrowhead at Tuskawilla is a
odd shape lot. Is a comer lot, but it is surrounded by street on three sides much
like a peninsula. The shape of the lot, visible in the plot plan, the setback
requirements, and the abundance of trees in the west side of the lot, all affected
the placement of the house in the lot. In order to provide privacy to the house for
the homeowner and for the neighbors it is necessary to build a privacy wall on the
back of the lot. By covenant requirement and to match the conmmnity, that wall
will be a 6' tall Norwegian brick wall matching the existing walls of other houses
in the cul-de-sac. In the rear of the lot, and in order to avoid obstructing the street
view of the houses in the cul-de-sac the wall has to be in a straigh line instead of
hugging the property line. That condition was discussed with and viewed by Mrs.
Max Epstein, the city's Customer Service Manager. The use of the straight wall
severely limits the amount of space available behind the pool. Therefore weare
requesting that the screen enclosure be allowed to run all the way back and rest on
top of the rear wall. This approach has been presented to the homeowners
association and has been accepted by them.
2. Special conditions and circumstances do not result from the action of the
applicant... - We are simply dealing with the odd shape of the lot, meeting the-
setbacks, and allowing for an appropriate solution to the privacy requirements of
the community. In order to satisfy the city's concern with safety in the approach
to the cul-de-sac, the privacy wall has to be a straight line. That impedes having a
buffer between the pool rear deck and the privacy wall, which will make it
impossible to maintain the back of the screen. Therefore the request to let the
screen finish on top of the wall.
3. The granting of the variance requested will not confer on the applicant any special
privilege... - No special privilege is requested, only a way to address the space
limitations of the lot.
4. That literal interpretation of the provisions of this chapter will deprive the
applicant of rights commonly enjoyed by other properties... - Other properties
are allowed to have the wall on the property line. For safety approaching the cul-
de-sac the wall had to be a straight line so that visibility is maintained. That
limited the space available to place the screen enclosure within the wall area.
5. That the variance granted will be the minimum variance that will make possible
the reasonable use of the land... - Because of the limitations in the placement of
the wall, the variance will allow the place the enclosure on a maintainable way on
top of the wall.
6. The grant of the variance will be in harmony with the general intent and purpose
of this chapter. .. - The privacy wall is required by the situation of the lot, the
privacy requirements, and the safety requirements. The placement of the screen
on the wall will be in harmony with the design of the house, surrounding area and
will provide for the safe use of the pool. It will also allow the enclosure to be
maintainable.
7. The request must be consistent with the objectives and policies of the
comprehensive plan. - Do not know how to answer this question.
10 November 2003
Armando & Maritza Davila
977 English Town Lane, m#107
Winter Springs, FL 32708
City of Winter Springs
Plan Review
To whom it may concern:
This letter is in reference to the construction of our house in Arrowhead at Tuskawilla, lot
28, under permit 200203123. This letter is to present the concept for construction of the
pool, perimeter wall, and pool screen enclosure; and to request the screen enclosure rest
on top of the rear perimeter wall.
(' ,
Because of the odd configuration of this lot, we planned building a wall surrounding the
pool and rear perimeter of the property, This plan is as submitted for the original permit.
The actual pool configuration has changed and is enclosed. At this time Champagne
Pools has submitted a permit request for the construction of this pool. We will use a
different sub contractor to build the wall, and a third sub contractor for the screen
enclosure. We are requesting that the screen enclosure be allowed to sit on top of the rear
wall. Because of the difficulties in coordinating the three subcontractors and permits, we
want to ensure the City has reviewed and approves the concept for the pool, wall, and.
enclosure. Upon approval, we will submit permit requests for the wall and screen.
Therefore I submit this request for your consideration.
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10 November 2003
Armando & Maritza Davila
977 English Town Lane, m#107
Winter Springs, FL 32708
Arrowhead Home Owner's Association
Architectural Review
To whom it may concern:
This letter is in reference to our construction in lot 28, Because of the odd configuration
of this lot, we planned building a wall surrounding the pool and rear perimeter of the
property, This plan is per the original plans you previously approved (enclosed). The
actual pool design has changed and is enclosed. In order to maximize the pool deck
space, we want to bring the enclosure to rest on top of the rear wall.
The City of Winter Springs has approved the wall and pool concepts but wants approval
of the Homeowner's association for the enclosure resting on top of the rear wall.
Therefore I submit this request for your consideration.
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February 1,2004
A~~EAD
Arrowhead Architecture Review Board
Arrowhead at Tuscawilla-Unit 2
Winter Springs, Florida
To whom it may concern:
The Arrowhead Architectural Review Board (ARB) has reviewed the deviation request
from Armando Davila concerning this brick wall and pool enclosure for lot 28,
Arrowhead. The ARB approves of Armando's request to have the pool enclosure atop
the brick wall, as long as the City of Winter Springs says there are no problems for
setback lines, etc. In other words, there is no basis for the ARB to decline this request
assuming that the city approves.
s~
Pat Banavan
President, Arrowhead BOA
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PARCEL DETAIL
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2004 WORKING VALUE SUMMARY
GENERAL
Parcelld: 07-21-31-519-0000-0280 Tax District. W1-WINTER
. SPRINGS
OWner: :~I,'f~~MANDO J & ExempUons:
Address: 9n ENGLISH TOWN.LN # 107
Clty,State,zlpCode: WINTER SPRINGS FL 32708
Property Address: 203 ARROWHEAD CT I/VINTER SPRINGS 32708
Subdivision Name: ARROWHEAD AT TUSCAWlLLA UNIT 2
Dor: OO-VACANT RESIDENTIAL
Value Method:
Number of Buildings:
Depreciated Bldg Value:
Depreciated EXFT Value:
Land Value (Market):
Land Value Ag:
JusUMarket Value:
Assessed Value (SOH):
Exempt Value:
Taxable Value:
SALES
Deed Date Book Page Amount Vacllmp
WARRANTY DEED 0912002 04540 0690 $130,000 Vacant
WARRANTY DEED 0412002 04394 0840 $100 Vacant
WARRANTY DEED 1112000 03965 0111 $123,000 Vacant
Find Comparable Sales within this Subdivision
LAND
Market.
o
$0
$0
$110,000
$0
$110,000
$110,000
$0
$110,000
2003 VALUE SUMMARY
2003 Tax Bill Amount: $2,083
2003 Taxable Value: $110,000
DOES NOT INCLUDE NON-AD VALOREM
ASSESSMENTS
LEGAL DESCRIPTION PLA T
LOT 28 ARROWHEAD AT TUSCAWlLLA UNIT 2
PB 48 PGS 52 TO 54
Land Assess Method Frontage Depth Land Units Unit Price Land Value
LOT 0 0 1.000 110,000.00 $110,000
NOTE: Assessed values shown are NOT certified values and therefore are subject to change before being finalized for ad valorem tax
'poses.
-If ou reeen
rchased a homesteaded 0
tax will be based on Just/Market value.
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