HomeMy WebLinkAbout1998 03 04 Regular Item A
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS. FLORIDA 32708-2799
Telephone (407) 327.1800
Community Development
PLANNING AND ZONING BOARD
REGULAR AGENDA ITEM:
II.A.
WHITEMARK ALTERATION TO CHELSEA PARC AT TUSCA WILLA ,
PHASE IT FINAL DEVELOPMENT PLAN.
STAFF REPORT:
APPLICABLE LAW AND PUBLIC POLICY:
Sec. 20-359. Alterations to the Final Development Plan.
(a) Any request for an alteration, revision, addition or deletion to the final development plan shall
be submitted to the City Clerk for review by the Planning and Zoning Board. The Board shall
review the request and make finding offact as to whether the proposal constitutes a change in the
preliminary development plan also. If so, the request must first be processed according to section
20-358. Ifnot, the Board shall review the proposal and the staff recommendations to determine
whether or not the proposed change is substantially consistent with the approved final
development plan. If the proposal is determined to be consistent, the Planning and Zoning Board
may approve or approve with modifications the proposed change.
(b) If the proposal is determined not to be substantially consistent with the approved final
development plan, the Board shall forward to the City Commission a recommendation for
approval, approval with modifications, or denial of the request, stating their reasons for such
action. The Commission shall then review the proposal and the recommendations of the staff and
the Planning and Zoning Board and either approve, approve with modifications, or deny the
request stating their reasons for such action.
I. BACKGROUND:
APPLICANT:
Hugh Harling
Harling, Locklin & Associates
OWNER:
Whitemark Homes, Inc.
(property owner for Lots 30, 32, 34, 35 and 36 under consideration in Chelsea Pare at
Tuscawilla, Phase II)
REQUEST:
For the Planning & Zoning Board to:
(1) determine that the change is substantially consistent with the approved final
development plan.
(2) approve or approve with modifications the proposed change.
PURPOSE:
Applicant states: "We have tried to fit existing house plans on the above referenced lots.
Not one house plan fits. It cost approximately $ 15,000 to properly design construction
house plans. The hardship here is one of generating a minimum of two house plans and
maybe three to keep from duplicating plans side by side. The cost would be $ 30,000 to
$ 45,000 to cure a plat mistake of 5 feet on the rear setback distance."
PROPERTY:
Location: Lots 30 through 36 are on the south side of Winter Springs Blvd. Just west of
Greenbriar Lane.
Legal Description: LOTS 30, 31, 32, 33, 34, 35, 36 IN CHELSEAPARC AT
TUSCAWILLA - PHASE II, PLAT BOOK 46, PAGE 65 AS RECORDED IN THE
PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA.
ACREAGE:
Approximately 3,296 square feet per lot.
EXISTING LAND USE OF SUBJECT PROPERTY:
Some lots have existing single family residential and some are vacant.
CHRONOLOGY OF SUBJECT PROPERTY:
January 21, 1987
P & Z Board recommended approval with certain changes the Final
January 26, 1987
April 27, 1992
October 13, 1992
December 14, 1992
August 23, 1993
July 29, 1997
November 18, 1997
December 15, 1997
FUNDING:
Development PlanlPreliminary Engineering for Braewick Villages
at Tuscawilla.
Commission approved Final Development Plan/Preliminary
Engineering for Braewick Villages at Tuscawilla.
Commission approved the preliminary conceptual plan for
Braewick at Tuscawilla.
Chelsea Parc Phase II (fonnerly Braewick) at Tuscawilla
preliminary meeting with Development Review Committee.
Commission approved the Final Engineering for Chelsea Pare
(fonnerly Braewick) at Tuscawilla.
Chelsea Parc at Tuscawilla Phase II Final Plat approved by
Commission
Building permit issued for Lot 29
Certificate of Occupancy issued for Lot 29
Building permit issued for Lot 37
No monies from the City are required.
II. CONSIDERATIONS:
1. The Final Plat of Chelsea Pare at Tuscawilla Phase II indicates a 20 foot rear yard
setback (or as otherwise noted). Lots 29 to 37 have a 25 foot rear setback drawn
along Winter Springs Blvd. on the Final Plat.
2. The Final Plat of Fox Glen at Tuscawilla indicates a 20 foot rear yard setback.
3. The Declaration of Conditions, Covenants, Easements and Restrictions for Chelsea
Parc at Tuscawilla and the First Amendment to The Declaration of Conditions,
Covenants, Easements and Restrictions for Chelsea Pare at Tuscawilla do not
discuss setbacks.
4. Article XIV Section 3 "Compliance with City Code" in The First Amendment to
The Declaration of Conditions, Covenants, Easements and Restrictions for Chelsea
Parc at Tuscawilla states "Nothing contained in this Declaration shall be construed
to permit or authorize any violation or deviation from the City Code for the City of
Winter Springs, Florida, as the same may exist from time to time."
5. The Homeowners Association of Chelsea Pare at Tuscawilla "strongly support the
Whitemark request and recommend a variance of 5 feet be granted for Lots 30, 32
34, 35 and 36 on Creekside Drive, Chelsea Pare at Tuscawilla, Phase II as
promptly as possible."
6. The developer of record of Chelsea Pare at Tuscawilla "strongly support the
Whitemark request and recommend a variance oft feet be granted for Lots 30, 32,
34, 35 and 36 on Creekside Drive, Chelsea Parc at Tuscawilla, Phase II as
promptly as possible."
m. ANALYSIS OF_REQUEST FOR P.LAM':iING & ZONING
BOARQ INTERERET A TION:
THE FOLLOWING SUMMARIZES THE DATA AND ISSUES WHICH ST AFF ANALYZED
IN REVIEWING THIS APPEAL TO THE P & Z BOARD FOR INTERPRETATION.
A. JUSTIFICATION FOR REQUEST:
1. The applicant believes that the 25 foot setback is restrictive considering the type
of houses being built in Phase 2. The lots are small. "We have tried to fit existing
house plans on the above referenced lots. Not one house plan fits. It cost
approximately $ 15,000 to properly design construction house plans. The hardship
here is one of generating a minimum of two house plans and maybe three to keep
from duplicating plans side by side. The cost would be $ 30,000 to $ 45,000 to
cure a plat mistake of 5 feet on the rear setback distance."
2. Granting of the reduction in the twenty-five (25) foot setback to twenty (20) feet
by the Planning & Zoning Board is not in conflict with the covenants and
restrictions for Chelsea Pare at TuscawiIla.
3. Staff believes a reduction of the rear yard setback from 25 feet to 20 feet would
not negatively impact the right-of-way of Winter Springs Blvd., nor the functional
and aesthetic enjoyment of properties adjacent to the right-of-way. The right-of-
way of Winter Springs Blvd. is 120 feet wide.
4. The proposed reduction of 5 feet from 25 feet to 20 feet for the rear yard setback
does not constitute a substantial change in the Preliminary Development Plan and
the Final Development Plan or the Final Plat..
B. POTENTIAL NEGATIVE EFFECTS TO SURROUNDING PROPERTIES:
I. Possible potential negative effect might be that purchasers of built Lots 33 and 32
may object claiming a house built on Lot 34 and others will show a disjointed
appearance from Winter Springs Blvd. The resident of Lot 37 indicated that he
does not mind if the other lots get a reduction but that he would not like Lot 36
next to his lot getting a reduction. The practical effect may be that the functional
use of their property is not on equal basis as those unbuilt lots that get the setback
reduction now.
2. Purchasers of Lots 23, 24, 25, 26, 27, 28 and 29 may similarly request to have the
rear building setback line reduced also from 25 feet to 20 feet (along Greenbriar
Lane). The practical effect may be that the functional use of their property is not
on equal basis as those unbuiJt lots that get the setback reduction now.
IV.~
1. The Final Plat of Chelsea Pare at TuscawiIla Phase II indicates a 20 foot rear yard
setback (or as otherwise noted). Lots 29 to 37 have a 25 foot rear setback drawn
along Winter Springs Blvd. on the Final Plat.
2. The Final Plat ofF ox Glen at TuscawiIla indicates a 20 foot rear yard setback.
3. The proposed reduction of 5 feet from 25 feet to 20 feet for the rear yard setback
does not constitute a substantial change and is consistent with the overall approved
Preliminary Development Plan and the Final Development Plan.
4. Granting of the reduction in the twenty-five (25) foot setback to twenty (20) feet
by the Planning & Zoning Board is not in conflict with the covenants and
restrictions for Chelsea Pare at TuscawiIla. The Declaration of Conditions,
Covenants, Easements and Restrictions for Chelsea Pare at TuscawiIla and the
First Amendment to The Declaration of Conditions, Covenants, Easements and
Restrictions for Chelsea Pare at TuscawiIla do not discuss setbacks.
5. A reduction of the rear yard setback from 25 feet to 20 feet would not negatively
impact the right-of-way of Winter Springs Blvd., nor the functional and aesthetic
enjoyment of properties adjacent to the right-of-way. The right-of-way of Winter
Springs Blvd. is 120 feet wide.
6. The Homeowners Association of Chelsea Parc at TuscawiIla "strongly support the
Whitemark request and recommend a variance of 5 feet be granted for Lots 30, 32
34, 35 and 36 on Creekside Drive, Chelsea Pare at TuscawiIla, Phase II as
promptly as possible."
7. The developer of record of Chelsea Pare at Tuscawilla "strongly support the
Whitemark request and recommend a variance oft feet be granted for Lots 30, 32,
34, 35 and 36 on Creekside Drive, Chelsea Parc at TuscawiIla, Phase II as
promptly as possible."
v. STAEERECON1ME.NDATlON:
Staff recommends the Planning & Zoning Board approve the request to reduce the rear
yard setback for Lots 30 through 36 in Chelsea Pare at TuscawilIa, Phase II based on the
findings of the Staff Report.
AITACHMENTS:
1. Final Plat maps of Chelsea Park at Tuscawilla, Phase II and Fox Glen at Chelsea
Pare at TuscawiIIa aligned together.
2. Letter dated February 23, 1998 to Tom Grirnms from Hugh Harling explaining
purpose for request for reduction in rear yard setback.
3. Letter of support from Homeowners Association of Chelsea Pare at TuscawiIla.
4. Letter of support from the developer of record of Chelsea Parc at TuscawiIla.
5. "Gingerbread Houses "article from the November, 1992 issue of Builder Magazine
Of 2
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February 23, 1998
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HARLING
LOCKLIN
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CONSULTING ENGINeERS' PlANNERS' SURVEYORS
Thomas Grimms, AICP.
Comprehensive Planning/Zoning Coordinator
City of Winter Springs, Florida
1126 East State Road 434
Winter Springs, Florida 32708-2799
Dcar Tom,
RE: Lots 30-36 Decreasc of Setback at Chclsea Parc, Tusca\villa Phase II
We havc tried to fit existing house plans on the above referenccd lots. Not onc house
plan fits. It cost approximately $15,000.00 to properly design construction house plans. The
hardship here is one of generating a minimum of two house plans and maybe 3 to keep from
duplicating plans side by side. The cost would be $30,000.00 to $45,000.00 to cure a plat
mistake of 5' on the rear setback distance. If you need additional information please call me.
Sincelely,
~~.
Hugh W. Harling, P.E.
President
850 COURTLAND STREET. ORLANDO, r-LORIDA 32801
(4Q7) 629-1061 . FAX: (407) 629.2855
~ p= at 7"4<~""tt. '71",,"0__ rta~d~t<..... '7"".
:1J9.j-tDf\:
1997 Board of DIrectors
Jeffrey Miller
Sam Musso
Bob Rob1 "son
1537 Braewick Street
Wi nter Spri ngs, FL 32708
December 9,1997
To Whom it May Concern:
This is to advise that the HOA of Chelsea Parc at Tuscawilla has
reviewed the request of Whitemark Homes, Inc, Builder of houses in
Chelsea Parc at Tuscawilla, for rear yard setback variance of 5 feet,
going from the present 25 foot to the requested 20 foot setback. We
strongly support the Whitemark request and recommend a variance of 5
feet be granted for Lots 30, 32, 34, 35 and 36 on Creekside Drive,
Chelsea Parc at Tuscawilla, Phase II as promptly as possible.
~(/,
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B08 L. ROB I NSON
President
-----
~ 'Pevr.t- a.t 7et<<a"".t!4 Ltd.
a Florida Limited Partnership
~'Pevr.t-1~.
its Sole Gma:Ll Partnt:r
1500 Braewick Street
Wi nter Spri ngs, FL 32708
Oecember 9,1997
To Whom it May Concern:
As the Developer "OF RECORO. of Chelsea Parc at Tuscawilla, we are
pleased to inform you that we strongly support the request of Whitemark
Homes, Inc, the Builder of houses in Chelsea Parc at Tuscawilla, for
rear yard setback variance of 5 feet, going from the present 25 feet to
the requested 20 feet setback.
We strongly support the Whitemark request and recommend a variance of 5
feet be granted for Lots 30, 32, 34, 35 and 36 on Creekside Drive,
Chelsea Parc at Tuscawilla, Phase II as promptly as possible.
Your gracious assistance to accommodate this request is sincerely
appreciated.
;lJlU)E11
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the most popu ar.
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h. h can be a dlOlOg
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bedroom (most 0 u
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DESIGN. BUILDER'S BEST
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Gingerbread Houses
ORlANDO-Picture narrow streets lined with colorful Victorian
cottages. and you've got Quest Properties' vision for Chelsea
Parco The site had been zoned for attached housing. "but the
market wasn't there for townhouses." says builder Michael
Rosen. So he and his partners got the parcel rezoned for single-
family-at a density of 7.4 per acre. "The density kept our land
costs down [to $15.000 per developed lot], which allowed us to
sell houses for as little as $67,900." Rosen says.
Quest, which built 100 houses this year-all for less than
".,.",,~~ '" ''''>'~'"'.' $IOO.~went heaM'rhead with the big
r,'Medfan'itolli;piicli': guys at Chelsea Parco Centex is building
1~(OI1aIld.areajh;P:"j;' -, on one side: Ryland on the other. "But
boo 000 :,';'r~;;"". their lots are 50 by 100. whereas ours ~e
" ' --"'""~..., only 32 by 103. And their pnces start In
tlciieisea P3n::t;:~< ,: the $80s." says Rosen. There are other
h,','fro""'7900 ., '. " communities in Orlando with prices in the
,. m"", .,.,' $ th
P~'i,':' .,,: ",pit,;: . 60s, but none have e parks and pools
that Chelsea Parc gives residents-all for
a modest fee of $15 a month. "We felt it was important to provide
the amenities our buyers were used to in their apartment com-
plexes: Rosen says, Sales are averaging 7.5 a month.
Quest plans a total of 96 houses for the 13-acre site. Hous,
es are clustered in groups of two to six. separated by green
spaces that function as common play areas for the neighbor'
hood children. And despite the narrow lot widths, each house
has at least 25 feet of rear yard enclosed with wooden fenc.
ing that fits the Victorian theme. "We put a park with a gaze-
bo (shown below) right at the entrance to the community to
help downplay the density," notes Rosen. He believes the
Victorian architecture creates a more attractive street
scene. "We have 13 different designs and a whole range of
authentic Victorian colors," he says. The "gingerbread" is
actually moulded polyurethane, It costs less and is more ,
durable than wood. and it's produced in quantity for I
Quest by a local signmaker. I
Rosen, who in a previous life built million-dollar
custom houses in New York. says this line of work is
far more rewarding. "There's nothing like helping a
young family get into that first home for $3.500
down." he says. He and his partners have plans to
launch two more affordable communities like
Chelsea Parco both in the Orlando area.
-..
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Project: Chelsea Pare, Apopka, Fla.: Density: 7.4 units per acre; Unit sire: 920 to 1.710
square feet Price: 567.900 to 592.900: Devaloper/Bullder: Quest Properties. Orlando;
Architect: Winter Park Design. Maitland. Fla.: Land planner. American Civil Engineer.
ing Company. Winter Springs, Fla.; landscape archilect: French Designs. Orlando:
Interior designer. Interiors Defined.longwOOd, Fla.
Aeorimer. trom thp N(lvprnhp' 10Q? i<::<::.!" "I BUILDER rnrlo;m""< Y;:IrJl"I,.Wnnr' Inr
- ";\<)';;~;.(~:~ww;::.;., .
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The Cbelsea Pare Model at Chelsea Pare-ApopkD. Winner of 1992 Parade of Homes
~
C Cbelsea Pare)
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QUEST PROPERTIES, INc.
.~~
QUEST PROPERTIES, INC. was founded with the strong
belief that moderately priced homes should rival
more expensive homes in quality, craftsmanship and
attention to detail. This corporate philosophy has
struck a responsive chord and in only a few years,
Quest has already developed award-winning com-
munities for hundreds of families in Central Florida
and has become one of the area's fastest growing and
leading homebuilders.
The guiding force behind Quest Properties is a
unique ownership team that combines broad experi-
ence in top quality residential and commercial con-
struction from million dollar homes in the northeast,
to major shopping centers in Florida and emergency
renovations after Hurricane Andrew. Quest's rapid
success is due to the company's ability to build
innovative designs at easily affordable prices.
In every Quest home you'll fmd quality construc-
tion, original designs, authentic historic details, and
bright, open, spacious interiors, all at prices that offer
tremendous value. The location of each Quest
community is carefully selected within Central Florida's
best neighborhoods near good schools, convenient
shopping and major employment centers.
Our professional sales counselors understand what
an important investment your new home represents
and they are ready to assist you with knowledgeable
recommendations and answer any questions you may
have about your new Quest home, including custom-
izing options and a variety of home financing plans.
We sincerely believe you won't find a better combination
of quality, value and affordability!
UEST
PROPERTIES
Corporate Offices
2611 Technology Park Drive, Orlando FL 32804
(407) 299-6312 . Fax (407) 298-6784
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HARUNG
LOCKLIN
& ASSO(:IATES, INt:.
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CITY OF WINTER SPRINGS
PLANNING & ZONING BOARD
MARCH 4, 1998
7:00 P.M.
DECREASE OF SETBACK
AT CHELSEA PARC
TUSCA WILLA PHASE II
TABLE OF CONTENTS
I Letter explaining hardship
II Aerials of subdivision
III Plats of Chelsea Pare at Tuseawilla and Fox Glen at Chelsea Pare, Tuseawilla
IV Letters of support
V Building plan layout on subject lots
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HARLING
LOCKLIN
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CONSULTING ENGINEERS. PLANNERS' SURVEYORS
March 4, 1998
Members of the Winter Spring Planning & Zoning Commission
City of Winter Springs, Florida
1126 East State Road 434
Winter Spring, Florida 32708-2799
RE: Request of variance from 25' to 20' for lots 30, 32, 34, 35 & 36 in Chelsea Pare at
Tuscawilla, Phase II
Dear Planning and Zoning Commission Members,
Whitemark builders are currently building houses in Fox Glen and Chelsea Pare
subdivisions that both front on Winter Springs Blvd. The rear set back for Fox Glen is 20' and
the rear set back for Chelsea Parc is 25' along Winter Spring Blvd. The exact same houses are
being built in each subdivision. The 25' rear set back along Winter Spring Blvd. causes an
extreme hardship because none of the houses will fit on lots 30, 32, 34, 35 & 36. Our request is
for a 5' variance from 25' to 20' in Chelsea Pare for lots 30, 32, 34, 35 & 36.
Your assistance in this matter is greatly appreciated. Should you have any questions
please call me.
Sincerelx r\ ~
~-un. W.c:~~('\. .
\~~ ~
Hugh W. Harling, P.E.
President
HWH/ct
850 COURTLAND STREET. ORLANDO, FLORIDA 32804
(407) 629-1061 . FAX: (407) 629-2855
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1997 Board of D1rectors
Jeffrey Mf 11 er
Sam Musso
Bob Rob1nson
1537 Braewick Street
Wi nter Spri ngs, FL 32708
December 9,1997
To Whom it May Concern:
This is to advise that the HOA of Chelsea Parc at Tuscawilla has
reviewed the request of Whitemark Homes, Inc, Builder of houses in
Chelsea Parc at Tuscawilla, for rear yard setback variance of 5 feet,
going from the present 25 foot to the requested 20 foot setback. ,We
strongly support the Whitemark request and recommend a variance of 5
feet be granted for Lots 30, 32, 34, 35 and 36 on Creekside Drive,
Chelsea Parc at Tuscawilla, Phase II as promptly as possible.
,
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~ 'P4JU at 7~4t1"tta Ltd.
~ 'P4JU '7~.
a Florida Limited PaIOlcrship
its Sole General Panner
1500 Braewick Street
Wi nter Spri ngs, FL 32708
December 9,1997
To Whom it May Concern:
As the Developer .OF RECORD" of Chelsea Parc at Tuscawilla, we are
pleased to inform you that we strongly support the request of Whitemark
Homes, Inc, the Builder of houses in Chelsea Parc at Tuscawilla, for
rear yard setback variance of 5 feet, going from the present 25 feet to
the requested 20 feet setback. '
We strongly support the Whitemark request and recommend a variance of 5
feet be granted for Lots 30, 32, 34, 35 and 36 on Creekside Drive,
Chelsea Parc at Tuscawilla, Phase II as promptly as possible.
Your gracious assistance to accommodate this request is sincerely
appreciated.
SON
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